Document:

exv10w41

Exhibit 10.41

AMENDED AND RESTATED

LEASE AGREEMENT

(BUILDING 8)

BETWEEN

NETWORK APPLIANCE, INC.

(“NAI”)

AND

BNP PARIBAS LEASING CORPORATION

(“BNPPLC”)

November 29,
2007

 

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page	 
	1            Term; Lease Obligations Deferred Until Completion of Initial Improvements; Termination Prior
to Lease Commencement
	 	 	3	 
	(A) Scheduled Term; Deferral of Obligations
	 	 	3	 
	(B) Option of BNPPLC to Terminate
	 	 	3	 
	(C) Automatic Termination
	 	 	3	 
	(D) Extension of the Term
	 	 	3	 
	 
	 	 	 	 
	2            Use and Condition of the Property
	 	 	4	 
	(A) Use
	 	 	4	 
	(B) Condition of the Property
	 	 	5	 
	(C) Consideration for and Scope of Waiver
	 	 	5	 
	 
	 	 	 	 
	3            Rent
	 	 	6	 
	(A) Base Rent Generally
	 	 	6	 
	(B) Calculation of and Due Dates for Base Rent
	 	 	6	 
	(1) Determination of Payment Due Dates Generally
	 	 	6	 
	(2) Special Adjustments to Base Rent Payment Dates and Periods
	 	 	6	 
	(3) Base Rent Formula
	 	 	7	 
	(4) Fixed Rate Lock
	 	 	7	 
	(C) Early Termination of Fixed Rate Lock
	 	 	8	 
	(D) Additional Rent
	 	 	9	 
	(E) Administrative Fees
	 	 	9	 
	(F) No Demand or Setoff 
	 	 	9	 
	(G) Default Interest and Order of Application
	 	 	9	 
	(H) Calculations by BNPPLC Are Conclusive 
	 	 	9	 
	 
	 	 	 	 
	4            Nature of this Agreement
	 	 	9	 
	(A) “Net” Lease Generally
	 	 	9	 
	(B) No Termination
	 	 	10	 
	(C) Characterization of this Lease
	 	 	11	 
	 
	 	 	 	 
	5            Payment of Executory Costs and Losses Related to the Property
	 	 	13	 
	(A) Local Impositions
	 	 	13	 
	(B) Increased Costs; Capital Adequacy Charges
	 	 	13	 
	(C) NAI’s Payment of Other Losses; General Indemnification
	 	 	15	 
	(D) Exceptions and Qualifications to Indemnities
	 	 	19	 
	(E) Refunds and Credits Related to Losses Paid by NAI
	 	 	23	 
	(F) Reimbursement of Excluded Taxes Paid by NAI
	 	 	25	 
	(G) Collection on Behalf of Participants
	 	 	25	 
	 
	 	 	 	 
	6            Replacement of Participants
	 	 	25	 

 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	(A) NAI’s Right to Substitute Participants
	 	 	25	 
	(B) Conditions to Replacement of Participants
	 	 	25	 
	 
	 	 	 	 
	7            Items Included in the Property
	 	 	26	 
	(A) Status of Property
	 	 	26	 
	(B) Changes in the Land Covered by the Ground Lease
	 	 	27	 
	 
	 	 	 	 
	8            Environmental
	 	 	27	 
	(A) Environmental Covenants by NAI
	 	 	27	 
	(B) Right of BNPPLC to do Remedial Work Not Performed by NAI
	 	 	28	 
	(C) Environmental Inspections and Reviews
	 	 	28	 
	(D) Communications Regarding Environmental Matters
	 	 	29	 
	 
	 	 	 	 
	9            Insurance Required and Condemnation
	 	 	30	 
	(A) Liability Insurance
	 	 	30	 
	(B) Property Insurance 
	 	 	30	 
	(C) Failure to Obtain Insurance
	 	 	31	 
	(D) Condemnation
	 	 	31	 
	(E) Waiver of Subrogation
	 	 	32	 
	 
	 	 	 	 
	10           Application of Insurance and Condemnation Proceeds
	 	 	32	 
	(A) Collection and Application of Insurance and Condemnation Proceeds Generally
	 	 	32	 
	(B) Advances of Escrowed Proceeds to NAI
	 	 	33	 
	(C) Application of Escrowed Proceeds as a Qualified Prepayment
	 	 	33	 
	(D) Right of NAI to Receive and Apply Remaining Proceeds Below a Certain Level
	 	 	33	 
	(E) Special Provisions Applicable After a 97-10/Meltdown Event or an Event of Default
	 	 	33	 
	(F) NAI’s Obligation to Restore
	 	 	34	 
	(G) Takings of All or Substantially All of the Property on or after the Completion Date
	 	 	34	 
	(H) If Remaining Proceeds Exceed the Lease Balance
	 	 	34	 
	 
	 	 	 	 
	11           Additional Representations, Warranties and Covenants of NAI Concerning the Property
	 	 	35	 
	(A) Operation and Maintenance
	 	 	35	 
	(B) Debts for Construction, Maintenance, Operation or Development
	 	 	36	 

(ii) 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	(C) Repair, Maintenance, Alterations and Additions
	 	 	36	 
	(D) Permitted Encumbrances
	 	 	37	 
	(E) Books and Records Concerning the Property
	 	 	37	 
	 
	 	 	 	 
	12          Assignment and Subletting by NAI
	 	 	38	 
	(A) BNPPLC’s Consent Required
	 	 	38	 
	(B) Standard for BNPPLC’s Consent to Assignments and Certain Other Matters
	 	 	38	 
	(C) Consent Not a Waiver
	 	 	39	 
	 
	 	 	 	 
	13          Assignment by BNPPLC
	 	 	39	 
	(A) Restrictions on Transfers
	 	 	39	 
	(B) Effect of Permitted Transfer or other Assignment by BNPPLC
	 	 	39	 
	 
	 	 	 	 
	14          BNPPLC’s Right to Enter and to Perform for NAI 
	 	 	40	 
	(A) Right to Enter
	 	 	40	 
	(B) Performance for NAI 
	 	 	40	 
	(C) Building Security 
	 	 	40	 
	 
	 	 	 	 
	15          Remedies
	 	 	41	 
	(A) Traditional Lease Remedies 
	 	 	41	 
	(B) Foreclosure Remedies 
	 	 	43	 
	(C) Notice Required So Long As the Purchase Option Continues Under the Purchase Agreement
	 	 	43	 
	(D) Enforceability
	 	 	44	 
	(E) Remedies Cumulative
	 	 	44	 
	 
	 	 	 	 
	16          Default by BNPPLC
	 	 	44	 
	 
	 	 	 	 
	17          Quiet Enjoyment
	 	 	45	 
	 
	 	 	 	 
	18          Surrender Upon Termination
	 	 	45	 
	 
	 	 	 	 
	19          Holding Over by NAI
	 	 	45	 
	 
	 	 	 	 
	20          Recording Memorandum
	 	 	46	 
	 
	 	 	 	 
	21          Independent Obligations Evidenced by Other Operative Documents
	 	 	46	 

(iii) 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	22          Proprietary Information and Confidentiality
	 	 	46	 
	(A) Proprietary Information
	 	 	46	 
	(B) Confidentiality
	 	 	46	 
	 
	23          Amendment and Restatement of the Prior Lease
	 	 	47	 

Exhibits and Schedules

	 	 	 
	Exhibit A

	 	Legal Description
	Exhibit B

	 	California Lien and Foreclosure Provisions

(iv) 

 

AMENDED AND RESTATED

LEASE AGREEMENT

(BUILDING 8)

     This AMENDED AND RESTATED LEASE AGREEMENT (BUILDING 8) (this “Lease”), dated as of November
29, 2007 (the “Effective Date”), is made by and between BNP PARIBAS LEASING CORPORATION (“BNPPLC”),
a Delaware corporation, and NETWORK APPLIANCE, INC. (“NAI”), a Delaware corporation.

RECITALS

     Contemporaneously with the execution of this Lease, BNPPLC and NAI are executing an Amended
and Restated Common Definitions and Provisions Agreement (Building 8) dated as of the Effective
Date (the “Common Definitions and Provisions Agreement”), which by this reference is incorporated
into and made a part of this Lease for all purposes. As used in this Lease, capitalized terms
defined in the Common Definitions and Provisions Agreement and not otherwise defined in this Lease
are intended to have the respective meanings assigned to them in the Common Definitions and
Provisions Agreement.

     At the request of NAI and to facilitate the transactions contemplated in the other Operative
Documents, BNPPLC is entering into the Ground Lease, pursuant to which BNPPLC will have a leasehold
estate in the Land described in Exhibit A and any existing improvements on the Land from
NAI contemporaneously with the execution of this Lease.

     NAI is already in possession and control of the Land pursuant to the Prior Lease or the Prior
Construction Agreement.

     In anticipation of BNPPLC’s acquisition of the leasehold estate under the Ground Lease and
other property described below, BNPPLC and NAI have reached agreement as to the terms and
conditions upon which BNPPLC is willing to sublease the Land to NAI and to lease to NAI any
existing Improvements and the Improvements to be constructed on the Land as hereinafter provided,
and by this Lease BNPPLC and NAI desire to evidence such agreement and to amend and restate the
Prior Lease.

GRANTING CLAUSES

     BNPPLC does hereby LEASE, DEMISE and LET unto NAI for the Term (as hereinafter defined) all
right, title and interest of BNPPLC, now owned or hereafter acquired, in and to:

     (1) the Land, including the leasehold estate in the Land acquired by BNPPLC under the
Ground Lease;

     (2) any and all Improvements;

 

 

     (3) all easements and other rights appurtenant to the leasehold estate created
by the Ground Lease or to the Improvements; and

     (4) (A) any land lying within the right-of-way of any street, open or proposed,
adjoining the Land, (B) any sidewalks and alleys adjacent to the Land, and (C) any strips
and gores between the Land and abutting land.

BNPPLC’s interest in all property described in clauses (1) through (4) above is hereinafter
referred to collectively as the “Real Property”.

     To the extent, but only to the extent, that assignable rights or interests in, to or under the
following have been or will be acquired by BNPPLC under the Ground Lease or as described in
subparagraph 7(A) below, BNPPLC also hereby grants and assigns to NAI for the term of this Lease
the right to use and enjoy (and, in the case of contract rights, to enforce) such rights or
interests of BNPPLC:

     (a) any goods, equipment, furnishings, furniture and other tangible personal property
of whatever nature that are located on the Real Property and all renewals or replacements of
or substitutions for any of the foregoing (collectively, the “Tangible Personal Property”);

     (b) the benefits, if any, conferred upon the owner of the Real Property by the
Permitted Encumbrances; and

     (c) any permits, licenses, franchises, certificates, and other rights and privileges
against third parties related to the Real Property or Tangible Personal Property, including
warranties, if any, given by vendors from whom any Tangible Personal Property was or may be
acquired.

Such rights and interests of BNPPLC, whether now existing or hereafter arising, are hereinafter
collectively called the “Personal Property”. The Real Property and the Personal Property are
hereinafter sometimes collectively called the “Property.”

     However, the leasehold estate conveyed by this Lease and NAI’s rights hereunder are expressly
made subject and subordinate to the terms and conditions of this Lease and the Ground Lease, to the
matters listed in Exhibit B to the Closing Certificate and all other Permitted Encumbrances, and to
any other claims or encumbrances not constituting Liens Removable by BNPPLC.

GENERAL TERMS AND CONDITIONS

Amended and Restated Lease Agreement (Building 8) – Page 2

 

 

     The Property is leased by BNPPLC to NAI and is accepted and is to be used and possessed
by NAI upon and subject to the following terms and conditions:

1 Term; Lease Obligations Deferred Until Completion of Initial Improvements; Termination Prior
to Lease Commencement.

     (A) Scheduled Term; Deferral of Obligations. The term of this Lease (the “Term”) will
not commence until a Completion Date occurs because of a Completion Notice given by NAI to BNPPLC,
as required by subparagraph 2(B) of the Construction Agreement after NAI substantially
completes the Construction Project. The Term will begin on and include any such Completion Date
and will end on December 14, 2013, unless the Term is extended as provided in subparagraph 1(D) or
sooner terminated as expressly provided in other provisions of this Lease.

     BNPPLC and NAI intend to be legally bound by this Lease when it is executed by them. They
also intend, however, that this Lease will not impose any payment obligations upon either of them
prior to the Completion Date. Accordingly, neither NAI nor BNPPLC will have any obligation to make
any payments under this Lease until the Completion Date, and if this Lease terminates before the
Completion Date pursuant to subparagraph 1(B) or subparagraph 1(C), the Term will never commence
and neither party will have any obligation for payments by reason of this Lease following the
termination.

     Nothing in this subparagraph 1(A) nor any other provision of this Lease will defer or
terminate the rights and obligations of the parties under the other Operative Documents. Unlike
this Lease, the other Operative Documents will, when executed, immediately impose payment
obligations upon BNPPLC and NAI.

     (B) Option of BNPPLC to Terminate. BNPPLC will have the option to terminate this
Lease, which BNPPLC may exercise by notice to NAI, at any time after any 97-10/Meltdown Event or
after BNPPLC’s receipt of a Pre-lease Force Majeure Notice. Such option may be exercised by BNPPLC
as it deems appropriate in its sole and absolute discretion.

     (C) Automatic Termination. If NAI elects to accelerate the Designated Sale Date (as
provided in the definition thereof in the Common Definitions and Provisions Agreement) prior to the
Completion Date, or if a Termination of NAI’s Work occurs under and as provided in the Construction
Agreement before the Completion Date, then this Lease will terminate automatically before the Term
begins.

     (D) Extension of the Term. The Term may be extended at the option of NAI for up
to two successive periods of five years each; provided, however, that prior to each such extension
the following conditions must have been satisfied: (A) NAI must have delivered a notice of its
election to exercise the option at least one hundred eighty days prior to the end of the Term, and

Amended and Restated Lease Agreement (Building 8) – Page 3

 

 

prior to the commencement of any such extension BNPPLC and NAI must have agreed in writing upon,
and received the written consent and approval of BNPPLC’s Parent and all Participants (other than
Participants being replaced at the request of NAI as provided in Paragraph 6) to, (1) a
corresponding extension of the date specified in clause (1) of the definition of Designated Sale
Date in the Common Definitions and Provisions Agreement and of the term of the Ground Lease, and
(2) an adjustment to the Rent that NAI will be required to pay during the extension, it being
expected that the Rent for the extension may be different than the Rent required for the original
Term or any prior extension, and it being understood that the Rent for any extension must in all
events be satisfactory to both BNPPLC and NAI, each in its sole and absolute discretion; (B) at the
time of NAI’s exercise of its option to extend, no Event of Default has occurred and is continuing,
and no Event of Default will result from the extension; (C) immediately prior to any such
extension, this Lease must then remain in effect; and (D) if this Lease has been assigned by NAI,
then NAI must have executed a guaranty (or confirmed an existing guaranty, if applicable),
guaranteeing NAI’s assignee’s obligations under the Operative Documents throughout such extended
Term. With respect to the condition that BNPPLC and NAI must have agreed upon the Rent required
for any extension of the Term, neither NAI nor BNPPLC is willing to submit itself to a risk of
liability or loss of rights hereunder for being judged unreasonable. Similarly, neither BNPPLC’s
Parent nor any Participant is expected to submit itself to a risk of liability or loss of rights
for being judged to have unreasonably withheld consent or approval to any extension of the Term.
Accordingly, NAI, BNPPLC, BNPPLC’s Parent and Participants will each have sole and absolute
discretion in making its determination, and both NAI and BNPPLC hereby disclaim any obligation
express or implied to be reasonable in negotiating the Rent for any such extension. Subject to the
changes to the Rent and satisfaction of the other conditions listed in this subparagraph, if NAI
exercises its option to extend the Term as provided in this subparagraph, this Lease will continue
in full force and effect, and the leasehold estate hereby granted to NAI will continue without
interruption and without any loss of priority over other interests in or claims against the
Property that may be created or arise after the Effective Date and before the extension.

2 Use and Condition of the Property.

     (A) Use. Subject to the Permitted Encumbrances, NAI may use and occupy the Property
during the Term, but only for the following purposes and other lawful purposes incidental thereto:

     (1) construction and development of the Construction Project;

     (2) administrative and office space;

     (3) activities related to NAI’s research and development or production of
products that are of substantially the same type and character as those regularly sold by
NAI in the

Amended and Restated Lease Agreement (Building 8) – Page 4

 

 

ordinary course of its business as of the Effective Date;

     (4) cafeteria and other support facilities that NAI may provide to its employees; and

     (5) other lawful purposes (including NAI’s research and development or production of
products that are not of substantially the same type and character as those regularly sold
by NAI in the ordinary course of its business as of the Effective Date) approved in advance
and in writing by BNPPLC, which approval will not be unreasonably withheld after completion
of the Construction Project (but NAI acknowledges that BNPPLC’s withholding of such approval
shall be reasonable if BNPPLC determines in good faith that (1) giving the approval may
materially increase BNPPLC’s risk of liability for any existing or future environmental
problem, or (2) giving the approval is likely to substantially increase BNPPLC’s
administrative burden of complying with or monitoring NAI’s compliance with the requirements
of this Lease or other Operative Documents).

     (B) Condition of the Property. NAI acknowledges that it has carefully and fully
inspected the Property and accepts the Property in its present state, AS IS, and without
any representation or warranty, express or implied, as to the condition of such property or as to
the use which may be made thereof. NAI also accepts the Property without any covenant,
representation or warranty, express or implied, by BNPPLC or other Interested Parties regarding the
title thereto or the rights of any parties in possession of any part thereof, except as expressly
set forth in Paragraph 17. BNPPLC will not be responsible for any latent or other defect or change
of condition in the Land, Improvements or other Property or for any violations with respect thereto
of Applicable Laws. Further, BNPPLC will not be required to furnish to NAI any facilities or
services of any kind, including water, phone, sewer, steam, heat, gas, air conditioning,
electricity, light or power.

     (C) Consideration for and Scope of Waiver. The provisions of subparagraph 2(B) have
been negotiated by BNPPLC and NAI as being consistent with the Rent payable under this Lease, and
such provisions are intended to be a complete exclusion and negation of any representations or
warranties of BNPPLC or other Interested Parties, express or implied, with respect to the Property
that may arise pursuant to any law now or hereafter in effect or otherwise, except as expressly set
forth herein.

     However, such exclusion of representations and warranties by BNPPLC is not intended to

Amended and Restated Lease Agreement (Building 8) – Page 5

 

 

impair any representations or warranties made by other parties, including any architects, engineers
or contractors engaged to work on the Construction Project, the benefit of which may pass to NAI
during the Term because of the definition of Personal Property and Property above.

3 Rent.

     (A) Base Rent Generally. On each Base Rent Date through the end of the Term, NAI must
pay BNPPLC rent (“Base Rent”), calculated as provided below . Each payment of Base Rent must be
received by BNPPLC no later than 1:00 p.m. (Eastern time) on the date it becomes due; if received
after 1:00 p.m. (Eastern time) it will be considered for purposes of this Lease as received on the
next following Business Day. At least five days prior to any Base Rent Date upon which an
installment of Base Rent becomes due, BNPPLC will notify NAI in writing of the amount of each
installment, calculated as provided below. Any failure by BNPPLC to so notify NAI, however, will
not constitute a waiver of BNPPLC’s right to payment, but absent such notice NAI will not be in
default hereunder for any underpayment resulting therefrom if NAI, in good faith, reasonably
estimates the payment required, makes a timely payment of the amount so estimated and corrects any
underpayment within three Business Days after being notified by BNPPLC of the underpayment.

     (B) Calculation of and Due Dates for Base Rent. Payments of Base Rent will be
calculated and become due as follows:

     (1) Determination of Payment Due Dates Generally. For Base Rent Periods
subject to a LIBOR Period Election of six months, Base Rent will be payable in two
installments, with the first installment becoming due on the Base Rent Date that occurs on
the first Business Day of the third calendar month following the commencement of such Base
Rent Period, and with the second installment becoming due on the Base Rent Date upon which
the Base Rent Period ends. For all other Base Rent Periods, Base Rent will be due in one
installment on the Base Rent Date upon which the Base Rent Period ends.

     (2) Special Adjustments to Base Rent Payment Dates and Periods.
Notwithstanding the foregoing, if NAI or any Applicable Purchaser purchases BNPPLC’s
interest in the Property pursuant to the Purchase Agreement, any accrued unpaid Base Rent
and all outstanding Additional Rent will be due on the date of purchase in addition to the
purchase price and other sums due to BNPPLC under the Purchase Agreement.

Amended and Restated Lease Agreement (Building 8) – Page 6

 

 

     (3) Base Rent Formula. Each installment of Base Rent payable for any
Base Rent Period will equal:

	•	 	the Lease Balance on the first day of such Base Rent Period, less Losses (if
any) that BNPPLC suffered or incurred prior to the Term and that qualify as Pre-lease
Force Majeure Losses (as defined in the Construction Agreement), times

	•	 	the sum of the Effective Rate and the Spread, times

	•	 	the number of days in the period from and including the preceding Base Rent
Date to but not including the Base Rent Date upon which the installment is due, divided
by

	•	 	three hundred sixty.

     Only for the purpose of illustration, assume the following for a hypothetical Base Rent
Period: that prior to the first day of such Base Rent Period the Construction Allowance has
been fully funded, and no Pre-lease Force Majeure Losses have occurred, but Qualified
Prepayments have been received by BNPPLC, leaving a Lease Balance of $30,000,000; that the
Effective Rate for the Base Rent Period is 6%; that the Spread is one hundred fifty basis
points (150/100 of 1%); and that such Base Rent Period contains exactly thirty days. Under
such assumptions, Base Rent for the hypothetical Base Rent Period will equal:

$30,000,000 x [6% + 1.50%] x 30/360 = $187,500.

     (4) Fixed Rate Lock. At any time during the Term, NAI may deliver a notice in
the form attached to the Common Definitions and Provisions Agreement as Annex 2 (a
“Fixed Rate Lock Notice”), requesting that BNPPLC establish a fixed rate for use in the
calculation of the Effective Rate hereunder (a “Fixed Rate Lock”) for all Base Rent Periods
commencing on or after a date specified in such notice, which date must be the first
Business Day of a calendar month (the “Fixed Rate Lock Date”). Promptly after receiving a
Fixed Rate Lock Notice, BNPPLC will enter into an Interest Rate Swap with BNP Paribas (the
“Fixed Rate Swap”); except that BNPPLC may decline to enter into the Fixed Rate Swap and to
establish a Fixed Rate Lock if:

          (a) NAI does not deliver the Fixed Rate Lock Notice to BNPPLC at least ten
Business days prior to the Fixed Rate Lock Date specified therein;

          (b) NAI specifies a Fixed Rate Lock Date in the Fixed Rate Lock Notice
that is prior to the end of any Base Rent Period which commenced before

Amended and Restated Lease Agreement (Building 8) – Page 7

 

 

BNPPLC
receives the Fixed Rate Lock Notice;

     (c) any notice has been given to accelerate the Designated Sale Date as
provided in the definition thereof in the Common Definitions and Provisions
Agreement;

     (d) the estimate of the Fixed Rate (hereinafter defined) specified by NAI in
the Fixed Rate Lock Notice is for any reason less than the fixed rate available to
BNPPLC under any Interest Rate Swap proposed by BNP Paribas;

     (e) at the time the Fixed Rate Lock Notice is given, the Interest Rate Swap
requested thereby is contrary to any Applicable Laws or any interpretation thereof
by any governmental authority, central bank or comparable agency charged with the
interpretation or administration thereof, or any request or directive (whether or
not having the force of law) of any such authority, central bank or comparable
agency (including, without limitation, any such requirement imposed by the Board of
Governors of the United States Federal Reserve System); or

     (f) any event has occurred or circumstance exists that constitutes a Default or
a 97-10/Meltdown Event.

The notional principal amount of the Fixed Rate Swap will equal the Lease Balance on the
date such notice is given. The fixed rate used to calculate payments required of BNPPLC
under the Fixed Rate Swap, as the counterparty designated the fixed rate payor, will
constitute the “Fixed Rate” for purposes of this Lease.

     (C) Early Termination of Fixed Rate Lock. After a Fixed Rate Lock is
established, BNPPLC may cause or suffer a termination in whole or in part of the Fixed Rate Swap in
the event that (i) NAI fails to make any payment of Base Rent required hereunder on the Base Rent
Date when it first becomes due, (ii) the Designated Sale Date occurs before the date specified in
clause (1) of the definition thereof in the Common Definitions and Provisions Agreement, (iii) for
any reason a Qualified Prepayment is applied to reduce the Lease Balance, (iv) the Lease Balance on
the Fixed Rate Lock Date is less than the notional amount of the Fixed Rate Swap for any reason.
NAI must reimburse to BNPPLC any Fixed Rate Settlement Amount charged to BNPPLC in connection with
such a termination, and if the termination is a complete, rather than a partial, termination of the
Fixed Rate Swap then in effect, it will for purposes of this Lease constitute a termination of the
Fixed Rate Lock itself. Further, if BNPPLC is charged penalties or interest because of its failure
to make a timely payment required under the Fixed Rate Swap, and if BNPPLC’s failure to make the
timely payment was caused by NAI’s failure to make a timely payment of Base Rent or other amounts
due hereunder or under other Operative

Amended and Restated Lease Agreement (Building 8) – Page 8

 

 

Documents, then such penalties or interest will constitute
Losses against which BNPPLC is entitled to be indemnified pursuant to subparagraph 5(C). If a
Fixed Rate Lock is terminated as provided in this subparagraph, NAI shall have no right to require
BNPPLC to enter into another Interest Rate Swap in order to establish a new fixed rate.

     (D) Additional Rent. All amounts which NAI is required to pay to or on behalf of
BNPPLC pursuant to this Lease, together with every charge, premium, interest and cost set forth
herein which may be added for nonpayment or late payment thereof, will constitute rent (all such
amounts, other than Base Rent, are herein called “Additional Rent”; and, collectively, Base Rent
and Additional Rent are herein sometimes called “Rent”).

     (E) Administrative Fees. In addition to other amounts payable by NAI hereunder, on or
before each anniversary of the Effective Date after the Completion Date and prior to the Designated
Sale Date, NAI must pay BNPPLC an annual administrative agency fee (an “Administrative Fee”) as
provided in the Closing Letter. Each payment of an Administrative Fee will represent Additional
Rent for the first Base Rent Period during which it first becomes due.

     (F) No Demand or Setoff. Except as expressly provided herein, NAI must pay all Rent
without notice or demand and without counterclaim, deduction, setoff or defense.

     (G) Default Interest and Order of Application. All Rent will bear interest, if not
paid when first due, at the Default Rate in effect from time to time from the date due until paid;
provided, that nothing herein contained will be construed as permitting the charging or collection
of interest at a rate exceeding the maximum rate permitted under Applicable Laws. BNPPLC may apply
any amounts paid by or on behalf of NAI against any Rent then past due in the order the same became
due or in such other order as BNPPLC elects.

     (H) Calculations by BNPPLC Are Conclusive. All calculations by BNPPLC of Base Rent,
Additional Rent or any amount needed to calculate Base Rent (including the Effective Rate for any
Base Rent Period and the Lease Balance) or Additional Rent will, in the absence of clear and
demonstrable error, be conclusive and binding upon NAI.

4 Nature of this Agreement.

     (A) “Net” Lease Generally. Subject only to the exceptions listed in
subparagraph 5(D) below, it is the intention of BNPPLC and NAI that Base Rent and other payments
herein specified will be absolutely net to BNPPLC and that NAI must pay all costs, expenses and
obligations of every kind relating to the Property or this Lease which may arise or become due.
Further, it is understood that all amounts payable by NAI to BNPPLC under this Lease and the other
Operative Documents are expressed as minimum payments to be made net of any deduction

Amended and Restated Lease Agreement (Building 8) – Page 9

 

 

or
withholding required under any Applicable Laws.

     (B) No Termination. Except as expressly provided in this Lease itself, this Lease will
not terminate, nor will NAI have any right to terminate this Lease, nor will NAI be entitled to any
abatement of or setoff against the Rent, nor will the obligations of NAI under this Lease be
excused, for any reason whatsoever, including any of the following: (i) any damage to or the
destruction of all or any part of the Property from whatever cause, (ii) the taking of the Property
or any portion thereof by eminent domain or otherwise for any reason, (iii) the prohibition,
limitation or restriction of NAI’s use or development of all or any portion of the Property or any
interference with such use by governmental action or otherwise, (iv) any eviction of NAI or of
anyone claiming through or under NAI, (v) any default on the part of BNPPLC under this Lease or any
of the other Operative Documents or any other agreement to which BNPPLC and NAI are parties, (vi)
the inadequacy in any way whatsoever of the design, construction, assembly or installation of any
improvements, fixtures or Tangible Personal Property included in the Property (it being understood
that BNPPLC has not made, does not make and will not make any representation express or implied as
to the adequacy thereof), (vii) any latent or other defect in the Property or any change in the
condition thereof or the existence with respect to the Property of any violations of Applicable
Laws, (viii) NAI’s ownership of any interest in the Property, or (ix) any other cause, whether
similar or dissimilar to the foregoing, any existing or future law to the contrary notwithstanding.
It is the intention of the parties hereto that the obligations of NAI hereunder be separate and
independent of the covenants and agreements of BNPPLC, that Base Rent and all other sums payable by
NAI hereunder continue to be payable in all events and that the obligations of NAI hereunder
continue unaffected, unless the requirement to pay or perform the same have been terminated or
limited pursuant to an express provision of this Lease. Without limiting the foregoing, NAI waives
to the extent permitted by Applicable Laws, except as otherwise expressly provided herein, all
rights to which NAI may now or hereafter be entitled by law (including any such rights arising
because of any “warranty of suitability” or other warranties implied as a matter of law) (i) to
quit, terminate or surrender this Lease or the Property or any part thereof or (ii) to any
abatement, suspension, deferment or reduction of the Rent.

     However, nothing in this subparagraph 4(B) will be construed as a waiver by NAI of any right
NAI may have at law or in equity to the following remedies, whether because of BNPPLC’s failure to
remove a Lien Removable by BNPPLC or because of any other default by BNPPLC under this Lease: (i)
the recovery of monetary damages in the case of any default that continues beyond the period for
cure provided in Paragraph 16, (ii) injunctive relief in case of the violation, or attempted or
threatened violation, by BNPPLC of any of the express covenants, agreements, conditions or
provisions of this Lease which are binding upon BNPPLC (including the confidentiality provisions
set forth in subparagraph 22(B) below), or (iii) a decree compelling performance by BNPPLC of any
of the express covenants, agreements, conditions or provisions of this Lease which are binding upon
BNPPLC.

Amended and Restated Lease Agreement (Building 8) – Page 10

 

 

     (C) Characterization of this Lease.

     (1) Both NAI and BNPPLC intend that (A) for the purposes of determining the proper
accounting for this Lease by NAI, BNPPLC will be treated as the owner and landlord of the
Property and NAI will be treated as the tenant of the Property, and (B) for income tax
purposes and commercial law (including real estate and bankruptcy law) and regulatory
purposes, (1) this Lease and the other Operative Documents will be treated as a financing
arrangement, (2) BNPPLC will be deemed a lender making loans to NAI in the principal amount
equal to the Lease Balance, which loans are secured by the Property, and (3) NAI will be
treated as the owner of the Property and will be entitled to all tax benefits available to
the owner of the Property. Consistent with such intent, by the provisions set forth in
Exhibit B, NAI is granting to BNPPLC a lien upon and mortgaging and warranting title
to a leasehold estate in the Land (the terms and conditions of which leasehold estate are as
set forth in the Ground Lease) and the Improvements and all rights, titles and interests of
NAI in and to other Property, WITH POWER OF SALE, to secure all obligations (monetary or
otherwise) of NAI arising under or in connection with any of the Operative Documents.
Without limiting the generality of the foregoing, NAI and BNPPLC desire that their intent as
set forth in this subparagraph be given effect both in the context of any bankruptcy,
insolvency or receivership proceedings concerning NAI or BNPPLC and in other contexts.
Accordingly, NAI and BNPPLC expect that in the event of any bankruptcy, insolvency or
receivership proceedings affecting NAI or BNPPLC or any enforcement or collection actions
arising out of such proceedings, the transactions evidenced by this Lease and the other
Operative Documents will be characterized and treated as loans made to NAI by BNPPLC, as an
unrelated third party lender to NAI, secured by the Property.

     (2) Notwithstanding the foregoing, NAI acknowledges and agrees that none of BNPPLC or
the other Interested Parties has made, or will be deemed to have made, in the Operative
Documents or otherwise, any representations or warranties concerning how this Lease and the
other Operative Documents will be characterized or treated under applicable accounting
rules, income tax, regulatory, commercial or real estate law, bankruptcy, insolvency or
receivership law or any other rules or requirements concerning the tax, accounting or legal
characteristics of the Operative Documents. NAI further acknowledges and agrees that it is
sophisticated and knowledgeable regarding all such matters and that it has, as it deemed
appropriate, obtained from and relied upon its own professional accountants, counsel and
other advisors for such tax, accounting and legal advice concerning the Operative Documents.

     (3) In any event, NAI will be required by subparagraph 5(C) below to indemnify
and hold harmless BNPPLC from and against all additional taxes that may arise or become due
because of any refusal of taxing authorities to recognize and give

Amended and Restated Lease Agreement (Building 8) – Page 11

 

 

effect to the intention
of the parties as set forth in subparagraph 4(C)(1) (“Unexpected Recharacterization Taxes”),
including any additional income or capital gain tax that may become due because of payments
to BNPPLC of the purchase price upon any sale under the Purchase Agreement resulting from
any insistence of such taxing authorities that BNPPLC be treated as the “true owner” of the
Property for tax purposes  (a “Forced Recharacterization”); provided, however, NAI will not
be required to pay or reimburse Unexpected Recharacterization Taxes to the extent that they
are, in any given tax year, eliminated or offset by actual savings to BNPPLC because of
additional depreciation deductions or other tax benefits available to BNPPLC in the same
year only by reason of the Forced Recharacterization (“Unexpected Tax Savings”). To the
extent Unexpected Recharacterization Taxes are eliminated or offset by Unexpected Tax
Savings in a given tax year, including the tax year in which any sale under the Purchase
Agreement occurs (the “Year of Sale”), such Unexpected Recharacterization Taxes will
constitute Excluded Taxes as provided in clause (D) of the definition thereof in the Common
Definitions and Provisions Agreement. Also, for purposes of this provision, it is
understood that any depreciation deductions first available to BNPPLC in tax years prior to
the Year of Sale and resulting from a Forced Recharacterization (“Prior Year Depreciation
Deductions”) will be considered “available to BNPPLC” in the Year of Sale (and thus will
eliminate or offset any Unexpected Recharacterization Taxes resulting from the recapture of
such Prior Year Depreciation Deductions upon a sale under the Purchase Agreement) to the
extent that (A) such Prior Year Depreciation Deductions are not otherwise used to generate
Unexpected Tax Savings or Unexpected Net Tax Benefits (as defined below), and (B) the tax
laws and regulations applicable in the Year of Sale effectively permit BNPPLC to carry over
the Prior Year Depreciation Deductions to the Year of Sale by allowing BNPPLC to carry over
net operating losses from the years in which the Prior Year Depreciation Deductions were
first available to BNPPLC to the Year of Sale.

     (4) After any Forced Recharacterization, BNPPLC will make a reasonable effort to
determine whether Unexpected Tax Savings exceed Unexpected Recharacterization Taxes in any
given tax year (any such excess being hereinafter called an “Unexpected Net Tax Benefit”);
and if BNPPLC does determine that an Unexpected Net Tax Benefit has been realized and the
amount thereof, BNPPLC will notify NAI of the same and either credit the amount thereof
against payments otherwise then due or to become due from NAI under this Lease or the other
Operative Documents or pay the amount of such Unexpected Net Tax Benefit to NAI. It is
understood, however, that the tax position of BNPPLC (and the consolidated tax group of
which it is a part) may, in any given tax year, be such that no Unexpected Net Tax Benefit
exists or can be determined with a reasonable effort on the part of BNPPLC. Therefore,
BNPPLC makes no representation that NAI will receive any credits or payments pursuant to
this provision after any Forced Recharacterization. Also, the determination by BNPPLC of
the amount of any Unexpected Net Tax Benefit will be conclusive absent clear and manifest
error, as

Amended and Restated Lease Agreement (Building 8) – Page 12

 

 

will any determination by BNPPLC that the amount of any Unexpected Net Tax Benefit
in a given tax year cannot be calculated with a reasonable effort. If NAI is dissatisfied
with any such determination by BNPPLC prior to the Designated Sale Date, NAI will be
entitled to accelerate the Designated Sale Date (as provided in clause (2) of the definition
thereof), after which NAI may purchase or cause an Applicable Purchaser to purchase the
Property on the accelerated Designated Sale Date pursuant to the Purchase Agreement.

5 Payment of Executory Costs and Losses Related to the Property.

     (A) Local Impositions. Subject only to the exceptions listed in subparagraph 5(D)
below, NAI must pay or cause to be paid prior to delinquency all Local Impositions. If requested by
BNPPLC from time to time, NAI must furnish BNPPLC with receipts or other appropriate evidence
showing payment of all Local Impositions at least ten days prior to the applicable delinquency date
therefor.

     Notwithstanding the foregoing, NAI may in good faith, by appropriate proceedings, contest the
validity, applicability or amount of any asserted Local Imposition, and pending such contest NAI
will not be deemed in default under any of the provisions of this Lease because of the Local
Imposition if (1) NAI diligently prosecutes such contest to completion in a manner reasonably
satisfactory to BNPPLC, and (2) NAI promptly causes to be paid any amount adjudged by a court of
competent jurisdiction to be due, with all costs, penalties and interest thereon, promptly after
such judgment becomes final; provided, however, in any event each such contest must be concluded
and the contested Local Impositions must be paid by NAI prior to the earliest of (i) the date that
any criminal prosecution is instituted or overtly threatened against BNPPLC or its directors,
officers or employees because of the nonpayment thereof or (ii) the date any writ or order is
issued under which any property owned or leased by BNPPLC (including the Property) may be seized or
sold or any other action is taken or overtly threatened against BNPPLC or against any property
owned or leased by BNPPLC because of the nonpayment thereof, or (iii) any Designated Sale Date upon
which, for any reason, NAI or an Affiliate of NAI or any Applicable Purchaser does not purchase
BNPPLC’s interest in the Property pursuant to the Purchase Agreement for a price (when taken
together with any Supplemental Payment paid by NAI pursuant to the Purchase Agreement, in the case
of a purchase by an Applicable Purchaser) equal to the Break Even Price.

     (B) Increased Costs; Capital Adequacy Charges. Subject only to the exceptions listed
in subparagraph 5(D) below:

     (1) If there is any increase in the cost to BNPPLC’s Parent or any Participant
of agreeing to make or making, funding or maintaining advances to BNPPLC in connection with
the Property because of any Banking Rules Change, then NAI must from time to time (after
receipt of a request from BNPPLC’s Parent or such Participant as

Amended and Restated Lease Agreement (Building 8) – Page 13

 

 

provided below) pay to
BNPPLC for the account of BNPPLC’s Parent or such Participant, as the case may be,
additional amounts sufficient to compensate BNPPLC’s Parent or the Participant for such
increased cost. A certificate as to the amount of such increased cost, submitted to BNPPLC
and NAI by BNPPLC’s Parent or the Participant, will be conclusive and binding upon NAI,
absent clear and demonstrable error.

     (2) BNPPLC’s Parent or any Participant may demand additional payments (“Capital
Adequacy Charges”) if BNPPLC’s Parent or the Participant determines that any Banking Rules
Change affects the amount of capital to be maintained by it and that the amount of such
capital is increased by or based upon the existence of advances made or to be made to or for
BNPPLC to permit BNPPLC to maintain BNPPLC’s investment in the Property. To the extent that
BNPPLC’s Parent or any Participant demands Capital Adequacy Charges as compensation for the
additional capital requirements reasonably allocable to such investment or advances, NAI
must pay to BNPPLC for the account of BNPPLC’s Parent or the Participant, as the case may
be, the amount so demanded.

     (3) Notwithstanding the foregoing provisions of this subparagraph 5(B), NAI will not be
obligated to pay any claim for compensation pursuant to this subparagraph 5(B) that arises
or accrues (a) in the case of BNPPLC’s Parent, as a result of any change in the rating
assigned to BNPPLC by rating agencies or bank regulators in regard to BNPPLC’s
creditworthiness, record keeping or failure to comply with Applicable Laws (including U.S.
banking regulations applicable to subsidiaries of a bank holding company), or (b) in the
case of BNPPLC’s Parent or any Participant, more than nine months prior to the date NAI is
notified of the intent of BNPPLC’s Parent or such Participant to make a claim for such
charges; provided, that if the Banking Rules Change which results in a claim for
compensation is retroactive, then the nine month period will be extended to include the
period of the retroactive effect of such Banking Rules Change. Further, BNPPLC will cause
BNPPLC’s Parent and any Participant that is an Affiliate of BNPPLC to use commercially
reasonable efforts to reduce or eliminate any claim for compensation pursuant to this
subparagraph 5(B), including a change in the office of BNPPLC’s Parent or such Participant
through which it provides and maintains Funding Advances if such change will avoid the need
for, or reduce the amount of, such compensation and will not, in the reasonable judgment of
BNPPLC’s Parent or such Participant, be otherwise disadvantageous to it. It is understood
that NAI may also request similar commercial reasonable efforts on the part of any
Participant that is not an Affiliate of BNPPLC, but if a claim for additional compensation
by any such Participant is not eliminated or waived, then NAI may request that BNPPLC
replace such Participant as provided in Paragraph 6. Nothing in this subparagraph will be
construed to require BNPPLC’s Parent or any Participant to create any new office through
which to make or maintain Funding Advances.

Amended and Restated Lease Agreement (Building 8) – Page 14

 

 

     (4) Any amount required to be paid by NAI under this subparagraph 5(B) will be
due ten days after a notice requesting such payment is received by NAI from BNPPLC’s Parent
or the applicable Participant.

     (C) NAI’s Payment of Other Losses; General Indemnification. Subject only to the
exceptions listed in subparagraph 5(D) below:

     (1) Agreement to Indemnify. As directed by BNPPLC, NAI must pay, reimburse, indemnify,
defend, protect and hold harmless BNPPLC and all other Interested Parties from and against
all Losses (including Environmental Losses) asserted against or incurred or suffered by any
of them at any time and from time to time by reason of, in connection with, arising out of,
or in any way related to the following:

	 	•	 	the ownership or alleged ownership of any interest in
the Property or the Rents;
	 
	 	•	 	the purchase, design, construction, preparation,
installation, inspection, delivery, non-delivery, acceptance,
rejection, possession, use, operation, maintenance, management, rental,
lease, sublease, repossession, condition (including defects, whether or
not discoverable), destruction, repair, alteration, modification,
restoration, addition or substitution, storage, transfer of title,
redelivery, return, sale or other disposition of all or any part of or
interest in the Property;
	 
	 	•	 	the imposition of any Lien (or incurring of any
liability to refund or pay over any amount as a result of any Lien)
against all or any part of or interest in the Property;
	 
	 	•	 	any failure of the Property or NAI itself to comply
with Applicable Laws;
	 
	 	•	 	Permitted Encumbrances or any violation thereof;
	 
	 	•	 	Hazardous Substance Activities, including those
occurring prior to the Term;
	 
	 	•	 	the negotiation, administration or enforcement of the
Operative Documents or the Participation Agreement;
	 
	 	•	 	the making or maintenance of Funding Advances;

Amended and Restated Lease Agreement (Building 8) – Page 15

 

 

	 	•	 	any Interest Rate Swap that BNPPLC enters into as described in
subparagraph 3(B)(4) of this Lease;
	 
	 	•	 	the breach by NAI of this Lease, any other Operative
Document or any other document executed by NAI pursuant to or in
connection with any Operative Document;
	 
	 	•	 	any obligations of BNPPLC under the Closing Certificate
or the Ground Lease; or
	 
	 	•	 	any bodily or personal injury or death or property
damage occurring in or upon or in the vicinity of the Property through
any cause whatsoever.

NAI’s obligations under this indemnity will apply whether or not any Interested Party is
also indemnified as to the applicable Loss by another Interested Party and whether or not
the Loss arises or accrues because of any condition of the Property or other circumstance
concerning the Property prior to the Effective Date.

Further, in the event, for income tax purposes, an Interested Party must include in
its taxable income any payment or reimbursement from NAI which is required by this indemnity
(in this provision, the “Original Indemnity Payment”), and yet the Interested Party is not
entitled during the same taxable year to a corresponding and equal deduction from its
taxable income for the Loss paid or reimbursed by such Original Indemnity Payment (in this
provision, the “Corresponding Loss”), then NAI must also pay to such Interested Party on
demand the additional amount (in this provision, the “Additional Indemnity Payment”) needed
to gross up the Original Indemnity Payment for any and all resulting additional income
taxes. That is, NAI must pay an Additional Indemnity Payment as is needed so that the
Corresponding Loss (computed net of the reduction, if any, of the Interested Party’s income
taxes because of credits or deductions that are attributable to the Interested Party’s
payment or deemed payment of the Corresponding Loss and that are recognized for tax purposes
in the same taxable year during which the Interested Party must recognize the Original
Indemnity Payment as income) will not exceed the difference computed by subtracting (i) all
income taxes (determined for this purpose based on the highest marginal income tax rates
charged to corporations by federal, state and local tax authorities, as applicable, for the
relevant period or periods) imposed because of the receipt or constructive receipt of the
Original Indemnity Payment and the Additional Indemnity Payment, from (ii) the sum of the
Original Indemnity Payment and the Additional Indemnity Payment. (With regard to any
payment or reimbursement of an Original Indemnity Payment, “After Tax Basis” means that such
payment or reimbursement is or will be made together with the additional amount needed

Amended and Restated Lease Agreement (Building 8) – Page 16

 

 

to
gross up such Original Indemnity Payment as described in this provision.)

     (2) Scope of Indemnities and Releases. Every indemnity and release provided in
this Lease and the other Operative Documents for the benefit of BNPPLC or other Interested
Parties, including the indemnity set forth in subparagraph 5(C)(1), will apply even if and
when the subject matter of the indemnity or release arises out of or results from the
negligence or strict liability of BNPPLC or any other Interested Party. Further, all
such indemnities and releases will apply even if insurance obtained by NAI or required of
NAI by this Lease or the other Operative Documents is not adequate to cover Losses against
or for which the indemnities and releases are provided. (However, NAI’s liability for any
failure to obtain insurance required by this Lease or the other Operative Documents will not
be limited to Losses against which indemnities are provided, it being understood that the
parties have agreed upon insurance requirements for reasons that extend beyond providing a
source of payment for Losses against which BNPPLC and other Interested Parties may be
indemnified by NAI.)

     (3) Nonexclusive List of Costs Covered by Indemnity. Costs and expenses for which NAI
is responsible on an After Tax Basis pursuant to this subparagraph 5(C) will include all of
the following, except to the extent that the following are included in the Initial Advance
or in the calculation of any Break Even Price or Make Whole Amount paid to BNPPLC pursuant
to the Purchase Agreement:

	 	•	 	appraisal fees;
	 
	 	•	 	Uniform Commercial Code search fees;
	 
	 	•	 	filing and recording fees;
	 
	 	•	 	inspection fees and expenses;
	 
	 	•	 	brokerage fees and commissions;
	 
	 	•	 	survey fees;
	 
	 	•	 	title policy premiums and escrow fees;
	 
	 	•	 	any Breakage Costs or Fixed Rate Settlement Amount;

Amended and Restated Lease Agreement (Building 8) – Page 17

 

 

	 	•	 	Attorneys’ Fees incurred by BNPPLC with respect to the drafting,
negotiation, administration or enforcement of this Lease or the other
Operative Documents; and
	 
	 	•	 	all taxes (except Excluded Taxes) related to the
Property or to the transactions contemplated in the Operative
Documents.

Such costs and expenses will also include all rent or other payments required of
BNPPLC under the Ground Lease, so long as this Lease remains in force or NAI remains
in possession of the Property or is entitled to possession by this Lease. (It is
understood, however, that with respect to payments which are required by the Ground
Lease from BNPPLC to NAI and for which NAI is required to reimburse BNPPLC, such
payments and the corresponding reimbursements will be offset and deemed paid by
offsetting book entries rather than by an actual transfer of funds back and forth
between the parties.)

     (4) Defense and Settlement of Indemnified Claims.

     (a) By notice to NAI BNPPLC may direct NAI to assume on behalf of BNPPLC or any
other Interested Party and to conduct with due diligence and in good faith the
defense of and the response to any claim, proceeding or investigation included in or
concerning any Loss for which NAI is responsible pursuant to subparagraph 5(C)(1).
NAI must promptly comply with any such direction using counsel selected by NAI and
reasonably satisfactory to BNPPLC or the other Interested Party, as applicable, to
represent BNPPLC or the other Interested Party, as applicable. In the event NAI
fails to promptly comply with any such direction from BNPPLC, BNPPLC or any other
affected Interested Party may contest or settle the claim, proceeding or
investigation using counsel of its own selection at NAI’s expense, subject to
subparagraph 5(D)(3) if that subparagraph is applicable.

     (b) Also, although subparagraphs 5(D)(3) and 5(D)(4) will apply to tort claims
asserted against any Interested Party related to the Property, the right of an
Interested Party to be indemnified pursuant to this subparagraph 5(C) for taxes or
other payments made to satisfy governmental requirements (“Government Mandated
Payments”) will not be conditioned in any way upon NAI having consented to or
approved of, or having been provided with an opportunity to defend against or
contest, such Government Mandated Payments. In all cases, however, including those
which may involve Government Mandated Payments, the rights of each Interested Party
to be indemnified will be subject to subparagraph 5(D)(5).

Amended and Restated Lease Agreement (Building 8) – Page 18

 

 

     (5) Payments Due. Any amount to be paid by NAI under this
subparagraph 5(C) will be due ten days after a notice requesting such payment is given to
NAI, subject to any applicable contest rights expressly granted to NAI by other provisions
of this Lease.

     (6) Survival. NAI’s obligations under this subparagraph 5(C) will survive the
termination or expiration of this Lease with respect to Losses suffered by any Interested
Party on or prior to, or by reason of any actual or alleged occurrence or circumstances on
or prior to, the later of the dates upon which (a) this Lease terminates or expires, or (b)
NAI surrenders possession and control of the Property.

(D) Exceptions and Qualifications to Indemnities.

     (1) Exceptions. BNPPLC acknowledges and agrees that nothing in Paragraph 4 or the
preceding subparagraphs of this Paragraph 5 will be construed to require NAI to pay or
reimburse:

     •    Excluded Taxes; or

     •    Losses incurred or suffered by any Interested Party to the extent proximately
caused by (and attributed by any applicable principles of comparative fault to) the
Established Misconduct of that Interested Party; or

     •    Losses that result from any Liens Removable by BNPPLC; or

     •    transaction expenses (including Attorneys’ Fees) incurred by any of the
Participants in connection with the drafting, negotiation or execution of the
Participation Agreement (or supplements making them parties thereto) or in
connection with any due diligence Participants may undertake before entering into
the Participation Agreement; or

     •    Local Impositions or other Losses contested, if and so long as they are
contested, by NAI in accordance with any of the provisions of this Lease or other
Operative Documents which expressly authorize such contests; or

     •    transaction expenses or other Losses caused by or necessary to accomplish any
conveyance by BNPPLC to BNPPLC’s Parent or a Qualified Affiliate which constitutes a
Permitted Transfer only by reason of clause (3) of the definition of Permitted
Transfer in the Common Definitions and Provisions Agreement; or

Amended and Restated Lease Agreement (Building 8) – Page 19

 

 

     •    any amount which may from time to time be payable by BNPPLC to any
Participant representing the excess of “Base Rent” as defined in the Participation
Agreement over Base Rent as defined in and calculated pursuant to this Lease and the
Common Definitions and Provisions Agreement; or

     •     any decline in the value of the Property solely by reason of decline in
general market conditions and not because of any breach of this Lease or other
Operative Documents by NAI.

Further, without limiting BNPPLC’s rights (as provided in other provisions of this Lease and
other Operative Documents) to include the following in the calculation of the Lease Balance,
the Break Even Price and the Make Whole Amount (as applicable) or to collect Base Rent, a
Supplemental Payment and other amounts, the calculation of which depends upon the Lease
Balance, BNPPLC acknowledges and agrees that nothing in Paragraph 4 or the preceding
subparagraphs of this Paragraph 5 will be construed to require NAI to pay or reimburse an
Interested Party for costs paid by BNPPLC with the proceeds of the Initial Advance as part
of the Transaction Expenses or with Construction Advances.

     (2) Notice of Claims. If an Interested Party receives a written notice of a claim for
taxes or a claim alleging a tort or other unlawful conduct that the Interested Party
believes is covered by the indemnity in subparagraph 5(C)(1), then such Interested Party
will be expected to promptly furnish a copy of such notice to NAI. The failure to so
provide a copy of the notice will not excuse NAI from its obligations under
subparagraph 5(C)(1); except that if such failure continues for more than fifteen days after
the notice is received by such Interested Party and NAI is unaware of the matters described
in the notice, with the result that NAI is unable to assert defenses or to take other
actions which could minimize its obligations, then NAI will be excused from its obligation
to indemnify such Interested Party (and any Affiliate of such Interested Party) against
Losses, if any, which would not have been incurred or suffered but for such failure. For
example, if BNPPLC fails to provide NAI with a copy of a notice of an overdue tax obligation
covered by the indemnity set out in subparagraph 5(C)(1) and NAI is not otherwise already
aware of such obligation, and if as a result of such failure BNPPLC becomes liable for
penalties and interest covered by the indemnity in excess of the penalties and interest that
would have accrued if NAI had been promptly provided with a copy of the notice, then NAI
will be excused from any obligation to BNPPLC (or any Affiliate of BNPPLC) to pay the
excess.

     (3) Withholding of Consent to Settlements Proposed by NAI. With regard to any
tort claim against an Interested Party for which NAI undertakes to defend the Interested
Party as provided in subparagraph 5(C)(4)(a), if the Interested Party unreasonably refuses
to consent to a settlement of the claim which is proposed by NAI

Amended and Restated Lease Agreement (Building 8) – Page 20

 

 

and which will meet the
conditions listed in the next sentence, NAI’s liability for the cost of continuing the
defense and for any other amounts payable in respect of the claim will be limited to the
total cost for which the settlement proposed by NAI would have been accomplished but for the
unreasonable refusal to consent. Any such settlement proposed by NAI must meet the
following conditions: (A) at the time of the settlement by NAI, NAI must pay all amounts
required to release the Interested Party and its property interests from any further
obligation for or liens securing the applicable claim and from any interest, penalties and
other related liabilities, and (B) the settlement or compromise must not involve an
admission of fraud or criminal wrongdoing or result in some other material adverse
consequence to the Interested Party.

     (4) Settlements Without the Prior Consent of NAI.

     (a) Except as otherwise provided in subparagraph 5(D)(4)(b), if any Interested
Party settles any tort claim for which it is entitled to be indemnified by NAI
without NAI’s consent, then NAI may, by notice given to the Interested Party no
later than ten days after NAI is notified of the settlement, elect to pay Reasonable
Settlement Costs to the Interested Party in lieu of a payment or reimbursement of
actual settlement costs. (With respect to any tort claim asserted against an
Interested Party, “Reasonable Settlement Costs” means the maximum amount that a
prudent Person in the position of the Interested Party, but able to pay any amount,
might reasonably agree to pay to settle the tort claim, taking into account the
nature and amount of the claim, the relevant facts and circumstances known to such
Interested Party at the time of settlement and the additional Attorneys Fees’ and
other costs of defending the claim which could be anticipated but for the
settlement.) After making an election to pay Reasonable Settlement Costs with
regard to a particular tort claim and a particular Interested Party, NAI will have
no right to rescind or revoke the election, despite any subsequent determination
that Reasonable Settlement Costs exceed actual settlement costs. It is understood
that Reasonable Settlement Costs may be more or less than actual settlement costs
and that a final determination of Reasonable Settlement Costs may not be possible
until after NAI must decide between paying Reasonable Settlement Costs or paying
actual settlement costs.

     (b) Notwithstanding the foregoing, NAI will have no right to elect to pay
Reasonable Settlement Costs in lieu of actual settlement costs if an Interested
Party settles claims without NAI’s consent at any time when an Event of Default has
occurred and is continuing or after a failure by NAI to conduct with due diligence
and in good faith the defense of and the response to any claim, proceeding or
investigation as provided in subparagraph 5(C)(4)(a).

Amended and Restated Lease Agreement (Building 8) – Page 21

 

 

     (c) Except as provided in this subparagraph 5(D)(4), no settlement by
any Interested Party of any claim made against it will excuse NAI from any
obligation to indemnify the Interested Party against the settlement costs or other
Losses suffered by reason of, in connection with, arising out of, or in any way
related to such claim.

     (5) No Authority to Admit Wrongdoing by NAI or to Bind NAI to any Settlement. No
Interested Party will under any circumstances have any authority to bind NAI to an admission
of wrongdoing or responsibility to any third party claimant with regard to matters for which
such Interested Party claims a right to indemnification from NAI under this Lease.

Further, nothing herein contained, including the foregoing provisions concerning settlements
by Interested Parties of indemnified Losses, will be construed as authorizing any Interested
Party to bind NAI to do or refrain from doing anything to satisfy a third party claimant.
If, for example, a claim is made by a Governmental Authority that NAI must refrain from some
particular conduct on or about the Land in order to comply with Applicable Laws, BNPPLC
cannot bind NAI (and will not purport to bind NAI) to any agreement to refrain from such
conduct or otherwise prevent NAI from continuing to contest the claim by reason of any
provision set forth herein.

Moreover, so long as this Lease continues, no Interested Party may settle any claim
involving the Property by executing any agreement (including any consent decree proposed by
any Governmental Authority) which purports to prohibit, limit or impose conditions upon any
use of the Property by NAI without the prior written consent of NAI. In the case of any
proposed settlement of a claim asserted by a Governmental Authority against BNPPLC, NAI will
not unreasonably withhold such consent. However, for purposes of determining whether it is
reasonable for NAI to withhold such consent, any diligent ongoing undertaking by NAI to
contest such the claim on behalf of BNPPLC will be relevant.

Subject to the foregoing provisions in this subparagraph 5(D)(5), any Interested Party may
agree for itself (and only for itself) to act or refrain from doing anything as demanded or
requested by a third party claimant; provided, however, in no event will such an agreement
impede NAI from continuing to exercise its rights to operate its business on the Property or
elsewhere in any lawful manner deemed appropriate by NAI, nor will any such agreement limit
or impede NAI’s right to contest claims raised by any third party claimants (including
Governmental Authorities) that NAI is not complying or has not complied with Applicable
Laws.

     (6) Defense of Tax Claims. This Lease does not grant to NAI any right to

Amended and Restated Lease Agreement (Building 8) – Page 22

 

 

control the defense of or contest any tax claim for which an Interested Party may have a
right to indemnity under subparagraph 5(C), other than the right to contest Local
Impositions as provided in subparagraph 5(A), nor does this Lease grant to NAI the right to
inspect the income tax returns, books or records of any Interested Party. Nevertheless, if
a tax claim is asserted against BNPPLC for which it is entitled to be indemnified pursuant
to subparagraph 5(C), BNPPLC will consider in good faith any defenses and strategies
proposed by NAI with regard to such claim. Further, if any such tax claim is asserted
against BNPPLC which involves assertions that apply not only to the transactions
contemplated by this Lease, but also to other similar transactions in which BNPPLC has
participated, then BNPPLC will not settle the claim on a basis that results in a
disproportionately greater tax burden with respect to the transactions contemplated herein
than with respect to such other similar transactions. For example, if taxing authorities
assert that both this Lease and other comparable lease agreements made by BNPPLC are not
financing arrangements as intended by the parties thereto, and on the basis of such
assertions the taxing authorities claim that BNPPLC owes income taxes which are not Excluded
Taxes, then BNPPLC will not settle the claim in a manner that would cause NAI’s liability
under subparagraph 5(C) to be disproportionately greater than the indemnity obligation of
another similarly situated tenant of BNPPLC under another lease agreement with an indemnity
provision comparable to subparagraph 5(C). Also, BNPPLC will not grant to another tenant
the right to dictate to BNPPLC the tax position BNPPLC must take in regard to the Property
or the Operative Documents, except that BNPPLC may include provisions comparable to the
foregoing in other leases to assure other tenants against a disproportionately greater
burden than NAI will bear in regard to any settlement of a tax claim by BNPPLC.

     (7) Indemnified Parties Other than Landlord. As a condition to making any indemnity
payment for Losses directly to any Interested Party other than BNPPLC itself, NAI may
require the Interested Party to confirm and agree in writing that it will be obligated to
make the payments to NAI as provided in subparagraph 5(E)(2) in the event the Interested
Party subsequently receives a refund of the Losses covered by such indemnity payment.

(E) Refunds and Credits Related to Losses Paid by NAI.

     (1) If BNPPLC receives a refund of any Losses paid, reimbursed or advanced by
NAI pursuant to this Paragraph 5 that has not already been accounted for in the After Tax
Basis calculation described in subparagraph 5(C)(1), BNPPLC will promptly pay to NAI the
amount of such refund, plus or minus any net tax benefits or detriments realized by BNPPLC
as a result of the refund and such payment to NAI; provided, that the amount payable to NAI
will not exceed the amount of the indemnity payment in respect of such refunded Losses that
was made by NAI. If it is subsequently determined that BNPPLC

Amended and Restated Lease Agreement (Building 8) – Page 23

 

 

was not entitled to the
refund, the portion of the refund that is repaid or recaptured will be treated as a Loss for
which NAI must indemnify BNPPLC pursuant to this Paragraph 5 without regard to
subparagraph 5(D). If, in connection with any such refund, BNPPLC also receives an amount
representing interest on such refund, BNPPLC will promptly pay to NAI the amount of such
interest, plus or minus any net tax benefits or detriments realized by BNPPLC as a result of
the receipt or accrual of the interest and as a result of such payment to NAI; provided,
that BNPPLC will not be required to make any such payment in respect of the interest (if
any) that is fairly attributable to a period for which NAI had not yet paid, reimbursed or
advanced the Losses refunded to BNPPLC.

     (2) If any Interested Party (other than BNPPLC itself) receives a refund of any Loss
paid, reimbursed or advanced by NAI pursuant to this Paragraph 5 that has not already been
accounted for in the After Tax Basis calculation described in subparagraph 5(C)(1), NAI may
demand (and enforce the demand pursuant to any agreement previously delivered by the
Interested Party as provided in subparagraph 5(D)(7)) that such Interested Party promptly
pay to NAI the amount of such refund, plus or minus any net tax benefits or detriments
realized by such Interested Party as a result of the refund and such payment to NAI;
provided, that the amount payable to NAI will not exceed the amount of the indemnity payment
in respect of such refunded Losses that was made by NAI. If it is subsequently determined
that such Interested Party was not entitled to the refund, the portion of the refund that is
repaid or recaptured will be treated as a Loss for which NAI must indemnify such Interested
Party pursuant to this Paragraph 5 without regard to subparagraph 5(D). If, in connection
with any such refund, such Interested Party also receives an amount representing interest on
such refund, NAI may demand that such Interested Party promptly pay to NAI the amount of
such interest, plus or minus any net tax benefits or detriments realized by such Interested
Party as a result of the receipt or accrual of the interest and as a result of such payment
to NAI; provided, that such Interested Party will not be required to make any such payment
in respect of the interest (if any) which is fairly attributable to a period before NAI
paid, reimbursed or advanced the Losses refunded to such Interested Party.

     (3) With respect to Losses incurred or suffered by an Interested Party and paid or
reimbursed by NAI on an After Tax Basis, if taxes of such Interested Party which are not
subject to indemnification by NAI are reduced because of such Losses (whether by reason of a
deduction, credit or otherwise) and such reduction was not taken into account in the
calculation of the required reimbursement or payment by NAI, then for purposes of this
subparagraph 5(E) such reduction will be considered a “refund”.

     (4) Notwithstanding the foregoing, in no event will BNPPLC or any other Interested
Party be required to make any payment to NAI pursuant to this subparagraph 5(E) when an
Event of Default has occurred and is continuing.

Amended and Restated Lease Agreement (Building 8) – Page 24

 

 

     (F) Reimbursement of Excluded Taxes Paid by NAI. If NAI is ever required (by
laws imposing withholding tax obligations or otherwise) to pay Excluded Taxes that any Interested
Party should have paid, but failed to pay when due, in connection with this Lease, such Interested
Party must reimburse NAI for such Excluded Taxes (together with any additional amount required to
preserve for NAI the full amount of such reimbursement after related taxes are considered,
calculated in the same manner that an Additional Indemnity Payment would be calculated under
subparagraph 5(C)(1) in the case of a reimbursement owed by NAI to an Interested Party) within 30
days after such Interested Party’s receipt of a written demand for such reimbursement by NAI.

     (G) Collection on Behalf of Participants. BNPPLC may, on behalf of any Participant or
its Affiliates, collect any amount that becomes due from NAI to such Participant or its Affiliates
pursuant to subparagraph 5(B) or 5(C), in which case BNPPLC will be obligated to such Participant
in respect of the collected amount as provided in the Participation Agreement. Alternatively, as
provided in the Participation Agreement, BNPPLC may assign the right to collect any such amount to
such Participant, in which case the Participant will be entitled to collect the same directly from
NAI.

6 Replacement of Participants.

     (A) NAI’s Right to Substitute Participants. During the Term, so long as no Event of
Default exists and subject to the terms and conditions set forth in subparagraph 6(B), if any
Participant which is not an Affiliate of BNPPLC (in this Paragraph, the “Unrelated Participant”)
(1) declines to approve the Rent for an extension of this Lease under subparagraph 1(D), or (2)
makes a demand for compensation under subparagraph 5(B), NAI may request that BNPPLC execute
Participation Agreement Supplements (as defined in the Participation Agreement) as needed to
transfer the rights of the Unrelated Participant thereunder to one or more new Participants (in
this subparagraph, whether one or more, the “New Participants”) designated by NAI who are willing
and able to accept such interests and to make Funding Advances as necessary to terminate the
Unrelated Participant’s right to payments in respect of Base Rent and the Lease Balance under the
Operative Documents. BNPPLC will execute such Participation Agreement Supplements within ten
Business Days of the later to occur of such request by NAI and satisfaction of all conditions set
forth in subparagraph 6(B).

     (B) Conditions to Replacement of Participants. NAI and BNPPLC, working
together, will endeavor in good faith to identify New Participants that are willing to replace any
Unrelated Participant described in the preceding subparagraph and that are acceptable to both NAI
and BNPPLC. (The term New Participants may include new parties to the Participation Agreement and
it may include existing Participants that increase their Funding Advances as needed to replace the
Unrelated Participant.) However, nothing contained herein will be construed to require BNPPLC
itself to increase its Percentage (as defined in the Participation Agreement) to

Amended and Restated Lease Agreement (Building 8) – Page 25

 

 

replace an
Unrelated Participant, and nothing herein contained will be construed to require BNPPLC itself to
provide or to obtain from its Affiliates Funding Advances to replace the Funding Advances that an
Unrelated Participant has provided or agreed to provide. Also, New Participants will be subject to
the approval of BNPPLC; provided, that BNPPLC must not unreasonably withhold its approval for the
substitution of any New Participant proposed by NAI for any Unrelated Participant so long as (i) no
Event of Default has occurred and is continuing, (ii) BNPPLC determines it can give such approval
without violating Applicable Laws, without breaching its obligations under the Participation
Agreement, and without waiving rights or remedies it has under this Lease or the other Operative
Documents, (iii) BNPPLC or BNPPLC’s Parent is not involved in any material litigation adverse to
the New Participant in any pending lawsuit or other legal proceeding, and (iv) all of the
conditions listed in the next sentence are satisfied. Any substitution of New Participants for an
Unrelated Participant as provided in this Paragraph will be subject to the following conditions:

     (1) the proposed substitution does not include a waiver of rights by BNPPLC against any
Unrelated Participant or require BNPPLC to pay any amounts out-of-pocket that are not
reimbursed concurrently by NAI or the New Participants;

     (2) the New Participants must become parties to the Participation Agreement (by
executing supplements to that agreement as provided therein) and must provide all funds due
to the Unrelated Participant being replaced because of the termination of the Unrelated
Participant’s rights to receive payments in respect of Net Cash Flow and Net Sales Proceeds
(both as defined in the Participation Agreement); and

     (3) the obligations of BNPPLC to the New Participants must not exceed the obligations
that BNPPLC would have had to the Unrelated Participant if there had been no substitution,
other than those for which NAI is liable.

Upon consummation of any such substitution NAI must pay to the replaced Participant Breakage Costs,
if any, incurred by the replaced Participant because of the substitution.

7 Items Included in the Property

     (A) Status of Property. All Improvements on the Land from time to time will
constitute “Property” covered by this Lease. Further, as provided in the Construction Agreement,
to the extent heretofore or hereafter acquired by NAI (in whole or in part) with funds previously
advanced by BNPPLC under the Prior Construction Agreement or with any portion of the Initial
Advance or with any Construction Advances or with other funds for which NAI has received or
receives reimbursement from such funds previously advanced, the Initial Advance or Construction
Advances, all furnishings, furniture, chattels, permits, licenses, franchises, certificates and
other personal property of whatever nature will be deemed to have been acquired

Amended and Restated Lease Agreement (Building 8) – Page 26

 

 

on behalf of BNPPLC
by NAI and will constitute “Property” covered by this Lease, as will all renewals or replacements
of or substitutions for any such Property. Upon request of BNPPLC, but not more often than once in
any period of twelve consecutive months, NAI will deliver to BNPPLC an inventory describing all
significant items of Personal Property (and, in the case of Tangible Personal Property, showing the
make, model, serial number and location thereof) with a certification by NAI that such inventory is
true and complete and that all items specified in the inventory are covered by this Lease free and
clear of any Lien other than the Permitted Encumbrances or Liens Removable by BNPPLC.

     (B) Changes in the Land Covered by the Ground Lease. Upon any amendment of the
definition of the “Land” covered by the Ground Lease, the “Land” as defined in and covered by this
Lease and the other Operative Documents will also be so amended.

8 Environmental.

     (A) Environmental Covenants by NAI.

     (1) NAI will not conduct or permit others to conduct Hazardous Substance Activities on
the Property, except Permitted Hazardous Substance Use and Remedial Work.

     (2) NAI will not discharge or permit the discharge of anything (including Permitted
Hazardous Substances) on or from the Property that would require any permit under applicable
Environmental Laws, other than (i) storm water runoff, (ii) waste water discharges through a
publicly owned treatment works, (iii) discharges that are a necessary part of any Remedial
Work, and (iv) other similar discharges consistent with the definition herein of Permitted
Hazardous Substance Use which do not significantly increase the risk of Environmental Losses
to BNPPLC, in each case in strict compliance with Environmental Laws.

     (3) Following any discovery that Remedial Work is required by Environmental Laws or is
otherwise reasonably believed by BNPPLC to be required, and to the extent not inconsistent
with the other provisions of this Lease, NAI must promptly perform and diligently and
continuously pursue such Remedial Work.

     (4) If requested by BNPPLC in connection with any Remedial Work required by this
subparagraph, NAI must retain environmental consultants reasonably acceptable to BNPPLC to
evaluate any significant new information generated during NAI’s implementation of the
Remedial Work and to discuss with NAI whether such new information indicates the need for
any additional measures that NAI should take to protect the health and safety of persons
(including employees, contractors and

Amended and Restated Lease Agreement (Building 8) – Page 27

 

 

subcontractors and their employees) or to protect the
environment. NAI must implement any such additional measures to the extent required with
respect to the Property by Environmental Laws or otherwise reasonably believed by BNPPLC to
be required.

     (B) Right of BNPPLC to do Remedial Work Not Performed by NAI. If NAI’s failure to
perform any Remedial Work required as provided in subparagraph 8(A) continues beyond the
Environmental Cure Period (as defined below), BNPPLC may, in addition to any other remedies
available to it, conduct all or any part of the Remedial Work. To the extent that Remedial Work is
done by BNPPLC pursuant to the preceding sentence (including any removal of Hazardous Substances),
the cost thereof will be a demand obligation owing by NAI to BNPPLC. As used in this subparagraph,
“Environmental Cure Period” means the period ending on the earliest of: (1) ninety days after NAI
is notified of the breach which must be cured within such period or, if during such ninety days NAI
initiates the Remedial Work and diligently and continuously pursues it in accordance with a
timetable accepted and approved by applicable Governmental Authorities (which may include delays
waiting for permits or other authorizations), the date by which such Remedial Work is to be
completed according to such timetable, (2) the date that any writ or order is issued for the levy
or sale of any property owned by BNPPLC (including the Property) because of such breach, (3) the
date that any criminal action is instituted or overtly threatened against BNPPLC or any of its
directors, officers or employees because of such breach, or (4) any Designated Sale Date upon
which, for any reason, NAI or an Affiliate of NAI or any Applicable Purchaser does not purchase
BNPPLC’s interest in the Property pursuant to the Purchase Agreement for a net price to BNPPLC
(when taken together with any Supplemental Payment paid by NAI pursuant to the Purchase Agreement,
in the case of a purchase by an Applicable Purchaser) equal to the Break Even Price.

     (C) Environmental Inspections and Reviews. BNPPLC reserves the right to retain
environmental consultants to review any report prepared by NAI or to conduct BNPPLC’s own
investigation to confirm whether NAI is complying with the requirements of this Paragraph 8. NAI
grants to BNPPLC and to BNPPLC’s agents, employees, consultants and contractors the right to enter
upon the Property during reasonable hours and after reasonable notice to inspect the Property and
to perform such tests as BNPPLC deems reasonably necessary or appropriate to review or investigate
Hazardous Substances in, on, under or about the Property or any discharge or reasonably suspected
discharge of Hazardous Substances into groundwater or surface water from the Property. NAI must
promptly reimburse BNPPLC for the fees of its environmental consultants and the costs of any such
inspections and tests; provided, however, BNPPLC’s right to reimbursement for the fees of any
consultant engaged as provided in this subparagraph or for the costs of any inspections or test
undertaken as provided in this subparagraph will be limited to the following circumstances: (1) an
Event of Default has occurred and is continuing at the time of such engagement, tests or
inspections; (2) NAI has not exercised the Purchase Option and BNPPLC has retained the consultant
to establish the condition of the Property prior to any conveyance thereof pursuant to the Purchase
Agreement or to the expiration of this Lease; (3)

Amended and Restated Lease Agreement (Building 8) – Page 28

 

 

BNPPLC has retained the consultant to satisfy any
regulatory requirements applicable to BNPPLC or its Affiliates; (4) BNPPLC has retained the
consultant because it has reason to believe, and does in good faith believe, that a significant
violation of Environmental Laws concerning the Property has occurred; or (5) BNPPLC has retained
the consultant because BNPPLC has been notified of a possible violation of Environmental Laws
concerning the Property by any Governmental Authority having jurisdiction.

     (D) Communications Regarding Environmental Matters.

     (1) NAI must promptly advise BNPPLC and Participants of (i) any discovery known to NAI
of any event or circumstance which would render any of the representations of NAI herein or
in any of the other Operative Documents concerning environmental matters materially
inaccurate or misleading if made at the time of such discovery and assuming that NAI was
aware of all relevant facts, (ii) any Remedial Work (or change in Remedial Work) required or
undertaken by NAI or its Affiliates in response to any (A) discovery of any Hazardous
Substances on, under or about the Property other than Permitted Hazardous Substances or (B)
any claim for damages resulting from Hazardous Substance Activities, (iii) any discovery
known to NAI of any occurrence or condition on any real property adjoining or in the
vicinity of the Property which would or could reasonably be expected to cause the Property
or any part thereof to be subject to any ownership, occupancy, transferability or use
restrictions under Environmental Laws, or (iv) any investigation or inquiry known to NAI of
any failure or alleged failure by NAI to comply with Environmental Laws affecting the
Property by any Governmental Authority responsible for enforcing Environmental Laws. In
such event, NAI will deliver to BNPPLC within thirty days after BNPPLC’s request, a
preliminary written environmental plan setting forth a general description of the action
that NAI proposes to take with respect thereto, if any, to bring the Property into
compliance with Environmental Laws or to correct any breach by NAI of this Paragraph 8,
including any proposed Remedial Work, the estimated cost and time of completion, the name of
the contractor and a copy of the construction contract, if any, and such additional data,
instruments, documents, agreements or other materials or information as BNPPLC may
reasonably request.

     (2) NAI will provide BNPPLC and Participants with copies of all material written
communications with Governmental Authorities relating to the matters listed in the preceding
clause (1). NAI will also provide BNPPLC and Participants with copies of any correspondence
from third Persons which threaten litigation over any significant failure or alleged
significant failure of NAI to maintain or operate the Property in accordance with
Environmental Laws.

     (3) Prior to NAI’s submission of a communication to any regulatory agency or
third party which causes, or potentially could cause (whether by implementation of or

Amended and Restated Lease Agreement (Building 8) – Page 29

 

 

response to said communication), a material change in the scope, duration, or nature of any
Remedial Work, NAI must, to the extent practicable, deliver to BNPPLC and Participants a
draft of the proposed submission (together with the proposed date of submission), and in
good faith assess and consider any comments of BNPPLC regarding the same. Promptly after
BNPPLC’s request, NAI will meet with BNPPLC to discuss the submission, will provide any
additional information reasonably requested by BNPPLC and will provide a written explanation
to BNPPLC addressing the issues raised by comments (if any) of BNPPLC regarding the
submission.

9 Insurance Required and Condemnation.

     (A) Liability Insurance. Throughout the Term NAI must maintain commercial general
liability insurance against claims for bodily and personal injury, death and property damage
occurring in or upon or resulting from any occurrence in or upon the Property under one or more
insurance policies that satisfy the Minimum Insurance Requirements. NAI must deliver and maintain
with BNPPLC for each liability insurance policy required by this Lease written confirmation of the
policy and the scope of the coverage provided thereby issued by the applicable insurer or its
authorized agent, which confirmation must also satisfy the Minimum Insurance Requirements.

     (B) Property Insurance.

     (1) Throughout the Term NAI must keep all Improvements (including all alterations,
additions and changes made to the Improvements) insured against fire and other casualty
under one or more property insurance policies that satisfy the Minimum Insurance
Requirements. NAI must deliver and maintain with BNPPLC for each property insurance policy
required by this Lease written confirmation of the policy and the scope of the coverage
provided thereby issued by the applicable insurer or its authorized agent, which
confirmation must also satisfy the Minimum Insurance Requirements.

     (2) If any of the Property is destroyed or damaged by fire, explosion,
windstorm, hail or by any other casualty against which insurance is required hereunder, (a)
BNPPLC may, but will not be obligated to, make proof of loss if not made promptly by NAI
after notice from BNPPLC, (b) each insurance company concerned is hereby authorized and
directed to make payment for such loss directly to BNPPLC (or, if so instructed by BNPPLC,
to NAI) for application as required by Paragraph 10, and (c) BNPPLC will be entitled, in its
own name or in the name of NAI or in the name of both, to settle, adjust or compromise
any
and all claims for loss, damage or destruction under any policy or policies of insurance;
except that, if any such claim is for less than $1,000,000, if no 97-10/Meltdown Event has
occurred and if no Event of Default has occurred and is continuing, NAI alone will have the
right to settle, adjust or compromise

Amended and Restated Lease Agreement (Building 8) – Page 30

 

 

the claim as NAI deems appropriate; and, except that,
during the Term, so long as no Event of Default has occurred and is continuing, BNPPLC must
provide NAI with at least forty-five days notice of BNPPLC’s intention to settle any such
claim before settling it unless NAI has already approved of the settlement by BNPPLC.

     (3) BNPPLC will not in any event or circumstances be liable or responsible for failure
to collect, or to exercise diligence in the collection of, any insurance proceeds.

     (4) If any casualty results in damage to or loss or destruction of the Property, NAI
must give prompt notice thereof to BNPPLC and Paragraph 10 will apply.

     (C) Failure to Obtain Insurance. If NAI fails to obtain any insurance or to provide
confirmation of any such insurance as required by this Lease, BNPPLC will be entitled (but not
required) to obtain the insurance that NAI has failed to obtain or for which NAI has not provided
the required confirmation and, without limiting BNPPLC’s other remedies under the circumstances,
BNPPLC may require NAI to reimburse BNPPLC for the cost of such insurance and to pay interest
thereon computed at the Default Rate from the date such cost was paid by BNPPLC until the date of
reimbursement by NAI.

     (D) Condemnation. Immediately upon obtaining knowledge of the institution of any
proceedings for the condemnation of the Property or any portion thereof, or any other similar
governmental or quasi-governmental proceedings arising out of injury or damage to the Property or
any portion thereof, each party will promptly notify the other (provided, however, BNPPLC will have
no liability for its failure to provide such notice) of the pendency of such proceedings. (As used
herein, “condemnation of the Property” or words of like effect will include any indirect
condemnation by means of a taking of the Land or the Existing Appurtenant Easements or any part
thereof.) NAI must, at its expense, diligently prosecute any such proceedings and must consult
with BNPPLC, its attorneys and experts and cooperate with them as reasonably requested in the
carrying on or defense of any such proceedings. BNPPLC is hereby authorized, in its own name or in
the name of NAI or in the name of both, at any time after a 97-10/Meltdown Event or when an Event
of Default has occurred and is continuing, but not otherwise without NAI’s prior consent, to
execute and deliver valid acquittances for, and to appeal from, any such judgment, decree or award
concerning condemnation of any of the Property. BNPPLC will not in any event or circumstances be
liable or responsible for failure to collect, or to exercise diligence in the collection of, any
such proceeds, judgments, decrees or awards.

     Notwithstanding the foregoing provisions of this subparagraph, if condemnation proceeds
totaling not more than $1,000,000 are to be recovered as a result of a taking of less than all or
substantially all of the Property, NAI may directly receive and hold such proceeds during the Term,
so long as no Event of Default has occurred and is continuing and NAI applies such proceeds as
required herein.

Amended and Restated Lease Agreement (Building 8) – Page 31

 

 

     (E) Waiver of Subrogation. NAI, for itself and for any Person claiming through
it (including any insurance company claiming by way of subrogation), waives any and every claim
which arises or may arise in its favor against BNPPLC or any other Interested Party to recover
Losses for which NAI is compensated by insurance or would be compensated by the insurance
contemplated in this Lease, but for any deductible or self-insured retention maintained under such
insurance or but for a failure of NAI to maintain the insurance as required by this Lease. NAI
agrees to have such insurance policies properly endorsed so as to make them valid notwithstanding
this waiver, if such endorsement is required to prevent a loss of insurance.

10 Application of Insurance and Condemnation Proceeds.

     (A) Collection and Application of Insurance and Condemnation Proceeds Generally. This
Paragraph 10 will govern the application of proceeds received by BNPPLC or NAI during the Term from
any third party (1) under any property insurance policy as a result of damage to the Property
(including proceeds payable under any insurance policy covering the Property which is maintained by
NAI), (2) as compensation for any restriction placed upon the use or development of the Property or
for the condemnation of the Property or any portion thereof, or (3) because of any judgment, decree
or award for injury or damage to the Property (e.g.,damage resulting from a third party’s release
of Hazardous Materials onto the Property); excluding, however, any funds paid to BNPPLC by BNPPLC’s
Parent, by an Affiliate of BNPPLC or by any Participant that is made to compensate BNPPLC for any
Losses BNPPLC may suffer or incur in connection with this Lease or the Property. Except as
provided in subparagraph 10(D), NAI must promptly pay over to BNPPLC any insurance, condemnation or
other proceeds covered by this Paragraph 10 which NAI may receive from any insurer, condemning
authority or other third party. All proceeds covered by this Paragraph 10, including those received
by BNPPLC from NAI or third parties, will be applied as follows:

     (1) First, proceeds covered by this Paragraph 10 will be used to reimburse BNPPLC for
any reasonable costs and expenses, including Attorneys’ Fees, that BNPPLC incurred to
collect the proceeds.

     (2) Second, the proceeds remaining after such reimbursement to BNPPLC (hereinafter, the
“Remaining Proceeds”) will be applied, as hereinafter more particularly provided, either as
a Qualified Prepayment or to reimburse NAI or BNPPLC for the actual out-of-pocket costs of
repairing or restoring the Property. Until, however, any Remaining Proceeds received by
BNPPLC are applied by BNPPLC as a Qualified Prepayment or applied by BNPPLC to reimburse
costs of repairs to or restoration of the Property pursuant to this Paragraph 10, BNPPLC
will hold and maintain such Remaining Proceeds as Escrowed Proceeds in an interest bearing
account, and all interest earned on such account will be added to and made a part of such
Escrowed Proceeds.

Amended and Restated Lease Agreement (Building 8) – Page 32

 

 

     (B) Advances of Escrowed Proceeds to NAI. Except as otherwise provided below in
this Paragraph 10, BNPPLC will advance all Remaining Proceeds held by it as Escrowed Proceeds to
reimburse NAI for the actual out-of-pocket cost to NAI of repairing or restoring the Property in
accordance with the requirements of this Lease and the other Operative Documents as the applicable
repair or restoration, progresses and upon compliance by NAI with such terms, conditions and
requirements as may be reasonably imposed by BNPPLC to assure the completion of such repair or
restoration with available funds. So long as any Lease Balance remains outstanding, however, BNPPLC
will not be required to pay Escrowed Proceeds to NAI in excess of the actual out-of-pocket cost to
NAI of the applicable repair or restoration, as evidenced by invoices or other documentation
reasonably satisfactory to BNPPLC, it being understood that BNPPLC may retain and, after NAI has
completed the applicable repair or restoration and been reimbursed for the out-of-pocket cost
thereof, apply any such excess (or so much thereof as is needed to reduce the Lease Balance to
zero) as a Qualified Prepayment.

     (C) Application of Escrowed Proceeds as a Qualified Prepayment. During the Term, so
long as no Event of Default has occurred and is continuing, BNPPLC will apply any Remaining
Proceeds paid to it (or other amounts available for application as a Qualified Prepayment) as a
Qualified Prepayment on any date that BNPPLC is directed to do so by a notice from NAI; however, if
such a notice from NAI specifies an effective date for a Qualified Prepayment that is less than
five Business Days after BNPPLC’s actual receipt of the notice, BNPPLC may postpone the date of the
Qualified Prepayment to any date not later than five Business Days after BNPPLC’s receipt of the
notice. In any event, BNPPLC may deduct Breakage Costs or any Fixed Rate Settlement Amount
incurred in connection with any Qualified Prepayment from the Remaining Proceeds or other amounts
available for application as the Qualified Prepayment, and NAI must reimburse BNPPLC upon request
for any such Breakage Costs or Fixed Rate Settlement Amount that BNPPLC incurs but does not deduct.

     (D) Right of NAI to Receive and Apply Remaining Proceeds Below a Certain Level. If,
after the Completion Date, any condemnation of any portion of the Property or any casualty
resulting in the diminution, destruction, demolition or damage to any portion of the Property will
(in the good faith judgment of BNPPLC) reduce the then current “AS IS” market value by less than
$1,000,000 and (in the good faith estimation of BNPPLC) be unlikely to result in Remaining Proceeds
of more than $1,000,000, and if no 97-10/Meltdown Event has occurred and no Event of Default has
occurred and is continuing, then BNPPLC will, upon NAI’s request, instruct the condemning authority
or insurer, as applicable, to pay the Remaining Proceeds resulting therefrom directly to NAI. NAI
must apply any such Remaining Proceeds to the repair or restoration of the Property to a safe and
secure condition and to a value of no less than the value before taking or casualty.

     (E) Special Provisions Applicable After a 97-10/Meltdown Event or an Event of
Default. Notwithstanding the foregoing, after any 97-10/Meltdown Event, and when any Event of

Amended and Restated Lease Agreement (Building 8) – Page 33

 

 

Default has occurred and is continuing, BNPPLC will be entitled to receive and collect all
insurance, condemnation or other proceeds governed by this Paragraph 10 and to apply all Remaining
Proceeds, when and to the extent deemed appropriate by BNPPLC in its sole discretion, either (A) to
the reimbursement of NAI or BNPPLC for the out-of-pocket cost of repairing or restoring the
Property, or (B) as Qualified Prepayments. Further, when any Event of Default has occurred and is
continuing, if the Remaining Proceeds paid to BNPPLC with respect to any damage or destruction of
the Property are reduced by reason of any insurance deductible or self-insured retention, NAI must
pay to BNPPLC upon demand an additional amount equal to the full amount of such deductible or self
insured retention, whereupon the additional amount paid will be added to the Remaining Proceeds and
applied as such by BNPPLC in accordance with the provisions of this Lease.

     (F) NAI’s Obligation to Restore. Regardless of the adequacy of any Remaining Proceeds
available to NAI hereunder, if on or after the Completion Date, the Property is damaged by fire or
other casualty or less than all or substantially all of the Property is taken by condemnation, NAI
must either (1) promptly restore or improve the Property or the remainder thereof to a value no
less than the Lease Balance and to a reasonably safe and sightly condition, or (2) promptly restore
the Property or remainder thereof to a reasonably safe and sightly condition and pay to BNPPLC for
application as a Qualified Prepayment the amount (if any), as determined by BNPPLC, needed to
reduce the Lease Balance to no more than the then current “AS IS” market value of the Property or
remainder thereof.

     (G) Takings of All or Substantially All of the Property on or after the Completion
Date. In the event of any taking of all or substantially all of the Property on or after the
Completion Date, BNPPLC will be entitled to apply all Remaining Proceeds (or so much thereof as is
required to reduce the Lease Balance to zero) as a Qualified Prepayment. Any taking of so much of
the Property as, in BNPPLC’s good faith judgment, makes it impracticable to restore or improve the
remainder thereof as required by part (1) of the preceding subparagraph will be considered a taking
of substantially all the Property for purposes of this Paragraph 10.

     (H) If Remaining Proceeds Exceed the Lease Balance. Notwithstanding the various
provisions of this Paragraph 10 authorizing BNPPLC to apply Remaining Proceeds received by it
during the Term as a Qualified Prepayment, in the event any such Remaining Proceeds exceed the sum
of (i) all payments thereof made to NAI to reimburse it for the costs of repairs and restoration to
the Property, (ii) any application thereof to cover costs incurred by BNPPLC for the repair or
restoration the Property and (iii) the Lease Balance, such excess will not be applied as a
Qualified Prepayment, but rather will constitute Escrowed Proceeds which must, if NAI exercises
the Purchase Option pursuant to the Purchase Agreement, be delivered to the purchaser of the
Property (be it NAI or an Applicable Purchaser) as provided therein.

Amended and Restated Lease Agreement (Building 8) – Page 34

 

 

11 Additional Representations, Warranties and Covenants of NAI Concerning the
Property. NAI represents, warrants and covenants as follows:

     (A) Operation and Maintenance. NAI must operate and maintain the Property in a good
and workmanlike manner and in compliance with Applicable Laws in all material respects and pay or
cause to be paid all fees or charges of any kind due in connection therewith. (If NAI does not
promptly correct any failure of the Property to comply with Applicable Laws that is the subject of
a written complaint or demand for corrective action given by any Governmental Authority to NAI, or
to BNPPLC and forwarded by it to NAI, then for purposes of the preceding sentence, NAI will be
considered not to have maintained the Property “in compliance with all Applicable Laws in all
material respects” whether or not the noncompliance would be material in the absence of the
complaint or demand.) NAI will not use or occupy, or allow the use or occupancy of, the Property
in any manner which violates any Applicable Laws or which constitutes a public or private nuisance
or which makes void, voidable or cancelable any insurance then in force with respect to the
Property. To the extent that any of the following would, individually or in the aggregate,
materially and adversely affect the value of the Property or the use of the Property for purposes
permitted by this Lease, NAI will not, without BNPPLC’s prior consent: (i) initiate or permit any
zoning reclassification of the Property; (ii) seek any variance under existing zoning ordinances
applicable to the Property; (iii) use or permit the use of the Property in a manner that would
result in such use becoming a nonconforming use under applicable zoning ordinances or similar laws,
rules or regulations; (iv) execute or file any subdivision plat affecting the Property; or (v)
consent to the annexation of the Property to any municipality. NAI will not cause or permit any
drilling or exploration for, or extraction, removal or production of, minerals from the surface or
subsurface of the Property, and NAI will not do anything that could reasonably be expected to
significantly reduce the market value of the Property. If NAI receives a notice or claim from any
Governmental Authority that the Property is not in compliance with any Applicable Law, or that any
action may be taken against BNPPLC because the Property does not comply with any Applicable Law,
NAI must promptly furnish a copy of such notice or claim to BNPPLC.

     Notwithstanding the foregoing, NAI may in good faith, by appropriate proceedings,
contest the validity and applicability of any Applicable Law with respect to the Property, and
pending such contest NAI will not be deemed in default hereunder because of the violation of such
Applicable Law, if NAI diligently prosecutes such contest to completion in a manner reasonably
satisfactory to BNPPLC, and if NAI promptly causes the Property to comply with any such Applicable
Law upon a final determination by a court of competent jurisdiction that the same is valid and
applicable to the Property; provided, however, in any event such contest must be concluded and the
violation of such Applicable Law must be corrected by NAI and any claims asserted against BNPPLC or
the Property because of such violation must be paid by NAI, all prior to the earliest of (i) the
date that any criminal prosecution is instituted or overtly threatened against BNPPLC or any of its
directors, officers or employees because of such violation, (ii) the

Amended and Restated Lease Agreement (Building 8) – Page 35

 

 

date that any action is taken
or overtly threatened by any Governmental Authority against BNPPLC or any property owned by BNPPLC
(including the Property) because of such violation, or (iii) a Designated Sale Date upon which, for
any reason, NAI or an Affiliate of NAI or any Applicable Purchaser does not purchase BNPPLC’s
interest in the Property pursuant to the Purchase Agreement for a price to BNPPLC (when taken
together with any Supplemental Payment paid by NAI pursuant to the Purchase Agreement, in the case
of a purchase by an Applicable Purchaser) equal to the Break Even Price.

     (B) Debts for Construction, Maintenance, Operation or Development. NAI must cause all
debts and liabilities incurred in the construction, maintenance, operation or development of the
Property, including invoices for labor, material and equipment and all debts and charges for
utilities servicing the Property, to be promptly paid.

     Notwithstanding the foregoing, NAI may in good faith, by appropriate proceedings, contest the
validity, applicability or amount of any asserted statutory liens in the nature of contractors’,
mechanics’ or materialmens’ liens, and pending such contest NAI will not be deemed in default under
this subparagraph because of the contested lien if (1) within thirty days after being asked to do
so by BNPPLC, NAI bonds over to BNPPLC’s reasonable satisfaction all such contested liens against
the Property alleged to secure an amount in excess of $1,000,000 (individually or in the
aggregate), (2) NAI diligently prosecutes such contest to completion in a manner reasonably
satisfactory to BNPPLC, and (3) NAI promptly causes to be paid any amount adjudged by a court of
competent jurisdiction to be due, with all costs and interest thereon, promptly after such judgment
becomes final; provided, however, that in any event each such contest must be concluded and the
lien, interest and costs must be paid by NAI prior to the earliest of (i) the date that any
criminal prosecution is instituted or overtly threatened against BNPPLC or its directors, officers
or employees because of the nonpayment thereof, (ii) the date that any writ or order is issued
under which the Property or any other property in which BNPPLC has an interest may be seized or
sold or any other action is taken or overtly threatened against BNPPLC or any property in which
BNPPLC has an interest because of the nonpayment thereof, or (iii) a Designated Sale Date upon
which, for any reason, NAI or an Affiliate of NAI or any Applicable Purchaser does not purchase
BNPPLC’s interest in the Property pursuant to the Purchase Agreement for a price to BNPPLC (when
taken together with any Supplemental Payment paid by NAI pursuant to the Purchase Agreement, in the
case of a purchase by an Applicable Purchaser) equal to the Break Even Price.

     (C) Repair, Maintenance, Alterations and Additions. NAI must keep the Property
in good order, operating condition and appearance and must cause all necessary repairs, renewals
and replacements to be promptly made. NAI will not allow any of the Property to be materially
misused, abused or wasted, and NAI will promptly replace any worn-out fixtures and Tangible
Personal Property with fixtures and personal property comparable to the replaced items when new.
NAI will not, without the prior consent of BNPPLC, (i) remove from the Property any

Amended and Restated Lease Agreement (Building 8) – Page 36

 

 

fixture or
Personal Property having significant value except such as are replaced by NAI by fixtures or
Personal Property of equal suitability and value, free and clear of any lien or security interest
(and for purposes of this clause “significant value” will mean any fixture or Personal Property
that has a value of more than $100,000 or that, when considered together with all other fixtures
and Personal Property removed and not replaced by NAI by items of equal suitability and value, has
an aggregate value of $500,000 or more) or (ii) make material new Improvements or alter
Improvements in any material respect following completion of the Work contemplated in the
Construction Agreement.

     However, during the Term, so long as no Event of Default has occurred and is continuing,
BNPPLC will not unreasonably withhold a consent requested by NAI pursuant to the preceding sentence
for the construction or alteration of Improvements. NAI acknowledges, however, that BNPPLC’s
refusal or failure to give such consent will be deemed reasonable if BNPPLC believes in good faith
that the construction or alteration for which NAI is requesting consent could have a material
adverse impact upon the value of the Property (taken as whole), or if NAI has not provided BNPPLC
with adequate information to allow BNPPLC to properly evaluate such impact on value.

     Without limiting the foregoing, NAI must notify BNPPLC before making any significant
alterations to the Improvements during the Term, regardless of the impact on the value of the
Property expected to result from such alterations.

     (D) Permitted Encumbrances. NAI must comply with and will cause to be performed all of
the covenants, agreements and obligations imposed upon the owner of any interest in the Property by
the Permitted Encumbrances. Without limiting the foregoing, NAI must cause all amounts to be paid
when due, the payment of which is secured by any Lien against the Property created by the Permitted
Encumbrances. Without the prior consent of BNPPLC, NAI will not create any new Permitted
Encumbrance or enter into, initiate, approve or consent to any modification of any Permitted
Encumbrance that would create or expand or purport to create or expand obligations or restrictions
which would encumber BNPPLC’s interest in the Property or be binding upon BNPPLC itself. (Whether
BNPPLC must give any such consent requested by NAI during the Term of this Lease will be governed
by subparagraph 4(C) of the Closing Certificate.)

     (E) Books and Records Concerning the Property. NAI must keep books and records
that are accurate and complete in all material respects for the Property and, subject to
Paragraph 22, must permit all such books and records (including all contracts, statements,
invoices, bills and claims for labor, materials and services supplied for the construction and
operation of any Improvements) to be inspected and copied by BNPPLC during normal business hours.
(BNPPLC will not over the objection of NAI inspect or copy such materials more than once in any
twelve month period unless BNPPLC believes in good faith that more frequent

Amended and Restated Lease Agreement (Building 8) – Page 37

 

 

inspection and copying
is required to determine whether a Default or an Event of Default has occurred and is continuing or
to assess the effect thereof or to properly exercise remedies with respect thereto.) This
subparagraph will not be construed as requiring NAI to regularly maintain separate books and
records relating exclusively to the Property, but NAI will as reasonably requested from time to
time by BNPPLC construct or abstract from its regularly maintained books and records information
required by this subparagraph relating to the Property.

12 Assignment and Subletting by NAI.

     (A) BNPPLC’s Consent Required. Without the prior consent of BNPPLC, NAI will not
assign, transfer, mortgage, pledge or hypothecate this Lease or any interest of NAI hereunder and
will not sublet all or any part of the Property, by operation of law or otherwise, except as
follows:

     (1) During the Term, so long as no Event of Default has occurred and is continuing, NAI
may sublet (a) to Affiliates of NAI, or (b) no more than thirty-three percent (33%)
(computed on the basis of square footage) of the useable space in then existing and
completed building Improvements to Persons who are not NAI’s Affiliates, subject to the
conditions that (i) any such sublease by NAI must be made expressly subject and subordinate
to the terms hereof, (ii) the sublease must have a term equal to or less than the remainder
of the then effective Term of this Lease, and (iii) the use permitted by the sublease must
be expressly limited to uses consistent with subparagraph 2(A) or other uses approved in
advance by BNPPLC as uses that will not present any extraordinary risk of uninsured
environmental or other liability.

     (2) During the Term, so long as no Event of Default has occurred and is continuing, NAI
may assign all of its rights under this Lease and the other Operative Documents to an
Affiliate of NAI, subject to the conditions that (a) the assignment must be in writing and
must unconditionally provide that the Affiliate assumes all of NAI’s obligations hereunder
and thereunder, and (b) NAI must execute an unconditional guaranty of the obligations
assumed by the Affiliate in form satisfactory to BNPPLC, confirming (x) that notwithstanding
the assignment NAI will remain primarily liable for all of the obligations undertaken by NAI
under the Operative Documents, (y) that such guaranty is a guaranty of payment and
performance and not merely of collection, and (z) that NAI waives to the extent permitted by
Applicable Law all defenses otherwise available to guarantors or sureties.

     (B) Standard for BNPPLC’s Consent to Assignments and Certain Other Matters.
Consents and approvals of BNPPLC which are required by this Paragraph 12 will not be unreasonably
withheld, but NAI acknowledges that BNPPLC’s withholding of such consent or approval will be
reasonable if BNPPLC determines in good faith that (1) giving the approval may

Amended and Restated Lease Agreement (Building 8) – Page 38

 

 

increase BNPPLC’s
risk of liability for any existing or future environmental problem, (2) giving the approval is
likely to substantially increase BNPPLC’s administrative burden of complying with or monitoring
NAI’s compliance with the requirements of this Lease, or (3) any transaction for which NAI has
requested the consent or approval would negate NAI’s representations in the Operative Documents
regarding ERISA or cause any of the Operative Documents (or any exercise of BNPPLC’s rights
thereunder) to constitute a violation of any provision of ERISA. Further, NAI acknowledges that
BNPPLC may reasonably require, as a condition to giving its consent to any assignment by NAI, that
NAI execute an unconditional guaranty providing that NAI will remain primarily liable for all of
the tenant’s obligations hereunder and under other Operative Documents. Any such guaranty must be
a guaranty of payment and not merely of collection, must provide that NAI waives to the extent
permitted by Applicable Law all defenses otherwise available to guarantors or sureties, and must
otherwise be in a form satisfactory to BNPPLC.

     (C) Consent Not a Waiver. No consent by BNPPLC to a sale, assignment, transfer,
mortgage, pledge or hypothecation of this Lease or NAI’s interest hereunder, and no assignment or
subletting of the Property or any part thereof in accordance with this Lease or otherwise with
BNPPLC’s consent, will release NAI from liability hereunder; and any such consent will apply only
to the specific transaction thereby authorized and will not relieve NAI from any requirement of
obtaining the prior consent of BNPPLC to any further sale, assignment, transfer, mortgage, pledge
or hypothecation of this Lease or any interest of NAI hereunder.

13 Assignment by BNPPLC.

     (A) Restrictions on Transfers. Except by a Permitted Transfer, BNPPLC will not
assign, transfer, mortgage, pledge, encumber or hypothecate this Lease or the other Operative
Documents or any interest of BNPPLC in and to the Property during the Term without the prior
consent of NAI, which consent NAI may withhold in its sole discretion. Further, notwithstanding
anything to the contrary herein contained, if withholding taxes are imposed on the Rents payable to
BNPPLC hereunder because of BNPPLC’s assignment of this Lease to any citizen of, or any corporation
or other entity formed under the laws of, a country other than the United States, NAI will not be
required to compensate BNPPLC or any such assignee for the withholding tax.

     (B) Effect of Permitted Transfer or other Assignment by BNPPLC. If by a
Permitted Transfer BNPPLC sells or otherwise transfers the Property and assigns to the transferee
all of BNPPLC’s rights under this Lease and under the other Operative Documents, and if the
transferee expressly assumes all of BNPPLC’s obligations under this Lease and under the other
Operative Documents, then BNPPLC will thereby be released from any obligations arising after such
assumption under this Lease or under the other Operative Documents (other than any liability for a
breach of any continuing obligation to provide Construction Advances under the

Amended and Restated Lease Agreement (Building 8) – Page 39

 

 

Construction
Agreement), and NAI must look solely to each successor in interest of BNPPLC for performance of
such obligations.

14 BNPPLC’s Right to Enter and to Perform for NAI .

     (A) Right to Enter. BNPPLC and BNPPLC’s representatives may, subject to
subparagraph 14(C), enter the Property for the purpose of making inspections or performing any work
BNPPLC is authorized to undertake by the next subparagraph or for the purpose of confirming whether
NAI has complied with the requirements of this Lease or the other Operative Documents. During the
Term, so long as no Event of Default has occurred and is continuing and no apparent emergency
exists which would justify immediate entry, BNPPLC will give NAI at least two Business Days notice
before making any such entry over the objection of NAI and will limit any such entry to normal
business hours.

     (B) Performance for NAI. If NAI fails to perform any act or to take any action
required of it by this Lease or the Closing Certificate, or to pay any money which NAI is required
by this Lease or the Closing Certificate to pay, and if such failure or action constitutes an Event
of Default or renders BNPPLC or any director, officer, employee or Affiliate of BNPPLC at risk of
criminal prosecution or renders BNPPLC’s interest in the Property or any part thereof at risk of
forfeiture by forced sale or otherwise, then in addition to any other remedies specified herein or
otherwise available, BNPPLC may, perform or cause to be performed such act or take such action or
pay such money. Any expenses so incurred by BNPPLC, and any money so paid by BNPPLC, will be a
demand obligation owing by NAI to BNPPLC. Further, upon making such payment, BNPPLC will be
subrogated to all of the rights of the person, corporation or body politic receiving such payment.
But nothing herein will imply any duty upon the part of BNPPLC to do any work which under any
provision of this Lease NAI may be required to perform, and the performance thereof by BNPPLC will
not constitute a waiver of NAI’s default. BNPPLC may during the progress of any such work by BNPPLC
keep and store upon the Property all necessary materials, tools, and equipment. BNPPLC will not in
any event be liable for inconvenience, annoyance, disturbance, loss of business, or other damage to
NAI or the subtenants or invitees of NAI by reason of the performance of any such work, or on
account of bringing materials, supplies and equipment into or through the Property during the
course of such work, and the obligations of NAI under this Lease will not thereby be excused in any
manner.

     (C) Building Security. So long as NAI remains in possession of the Property, BNPPLC
or BNPPLC’s representative will, before making any inspection or performing any work on the
Property authorized by this Lease, do the following

     (1) BNPPLC will give NAI at least 24 hours notice, unless BNPPLC believes in
good faith that an emergency may exist or a Default has occurred and is continuing, because
of which significant damage to the Property or other significant Losses may be

Amended and Restated Lease Agreement (Building 8) – Page 40

 

 

sustained if
BNPPLC delays entry to the Property; and

     (2) if then requested to do so by NAI in order to maintain NAI’s security, BNPPLC or
its representative will: (i) sign in at NAI’s security or information desk if NAI has such a
desk on the premises, (ii) wear a visitor’s badge or other reasonable identification, (iii)
permit an employee of NAI to observe such inspection or work, and (iv) comply with other
similar reasonable nondiscriminatory security requirements of NAI that do not, individually
or in the aggregate, significantly interfere with inspections or work of BNPPLC authorized
by this Lease.

15 Remedies.

     (A) Traditional Lease Remedies. At any time after an Event of Default and after BNPPLC
has given any notice required by subparagraph 15(C), BNPPLC will be entitled at BNPPLC’s option
(and without limiting BNPPLC in the exercise of any other right or remedy BNPPLC may have, and
without any further demand or notice except as expressly described in this subparagraph 15(A)), to
exercise any one or more of the following remedies:

     (1) By notice to NAI, BNPPLC may terminate NAI’s right to possession of the Property.
However, only a notice clearly and unequivocally confirming that BNPPLC has elected to
terminate NAI’s right of possession will be effective for purposes of this provision.

     (2) Upon termination of NAI’s right to possession as provided in the immediately
preceding subsection (1) and without further demand or notice, BNPPLC may re-enter the
Property in any manner not prohibited by Applicable Laws and take possession of all
improvements, additions, alterations, equipment and fixtures thereon and remove any persons
in possession thereof. Any personal property on the Land may be removed and stored in a
warehouse or elsewhere, and in such event the cost of any such removal and storage will be
at the expense and risk of and for the account of NAI.

     (3) Upon termination of NAI’s right to possession as provided in the immediately
preceding subsection (1), this Lease will terminate and BNPPLC may recover from NAI damages
which include the following:

     (a) the worth at the time of award of the unpaid Rent which had been earned at
the time of termination;

     (b) costs and expenses actually incurred by BNPPLC to repair damage to the
Property that NAI was obligated to (but failed to) repair prior to the termination;

Amended and Restated Lease Agreement (Building 8) – Page 41

 

 

     (c) the sum of the following (“Lease Termination Damages”):

     1) the worth at the time of award of the amount by which the unpaid
Rent which would have been earned after termination until the time of award
exceeds the amount of such rental loss that NAI proves could have been
reasonably avoided;

     2) the worth at the time of award of the amount by which the unpaid
Rent for the balance of the scheduled Term after the time of award exceeds
the amount of such rental loss that NAI proves could be reasonably avoided;

     3) any other amount necessary to compensate BNPPLC for all the
detriment proximately caused by NAI’s failure to perform NAI’s obligations
under this Lease or which in the ordinary course of things would be likely
to result therefrom, including the costs and expenses of preparing and
altering the Property for reletting and all other costs and expenses of
reletting (including Attorneys’ Fees, advertising costs and brokers’
commissions), and

     (d) such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time by applicable California law.

The “worth at the time of award” of the amounts referred to in subparagraph 15(A)(3)(a) and
subparagraph 15(A)(3)(c)1) will be computed by allowing interest at the Default Rate. The
“worth at the time of award” of the amount referred to in subparagraph 15(A)(3)(c)2) will be
computed by discounting such amount at the discount rate of the Federal Reserve Bank of San
Francisco at the time of award plus one percent (1%).

Notwithstanding the foregoing, the total Lease Termination Damages which BNPPLC may recover
from NAI will be limited in amount to the extent required, if any, to prevent the sum of
recoverable Lease Termination Damages, plus any Supplemental Payment that BNPPLC has
received or remains entitled to recover pursuant to the Purchase Agreement, from being more
than the Maximum Remarketing Obligation; provided, however, if a Supplemental Payment is
owed to BNPPLC according to the Purchase Agreement, but NAI fails to pay it, this limitation
upon BNPPLC’s right to recover Lease Termination Damages will be of no effect. For
purposes of this provision, “Maximum Remarketing Obligation” is intended to have the meaning
assigned to it in the Purchase Agreement and is intended to be computed as of the date any
award of Lease Termination Damages to BNPPLC as if such date was the Designated Sale Date.

Amended and Restated Lease Agreement (Building 8) – Page 42

 

 

     (4) Even after a breach of this Lease or abandonment of the Property by NAI, BNPPLC
may continue this Lease in force and recover Rent as it becomes due. Accordingly, despite
any breach or abandonment by NAI, this Lease will continue in effect for so long as BNPPLC
does not terminate NAI’s right to possession, and BNPPLC may enforce all of BNPPLC’s rights
and remedies under this Lease, including the right to recover the Rent as it becomes due
under this Lease. NAI’s right to possession will not be deemed to have been terminated by
BNPPLC except pursuant to subparagraph 15(A)(1) hereof. The following, in and of themselves,
will not constitute a termination of NAI’s right to possession:

     (a) Acts of maintenance or preservation or efforts to relet the Property;

     (b) The appointment of a receiver upon the initiative of BNPPLC to protect
BNPPLC’s interest under this Lease; or

     (c) Reasonable withholding of consent to an assignment or subletting, or
terminating a subletting or assignment by NAI.

     (B) Foreclosure Remedies. At any time when an Event of Default has occurred and is
continuing, BNPPLC may notify NAI of BNPPLC’s intent to pursue remedies described in
Exhibit B, and at any time thereafter, regardless of whether the Event of Default is
continuing, if NAI has not already purchased the Property or caused an Applicable Purchaser to
purchase the Property pursuant to the Purchase Agreement, (i) BNPPLC will have the power and
authority, to the extent provided by law, after proper notice and lapse of such time as may be
required by law, to sell or arrange for a sale to foreclose its lien and security interest granted
in Exhibit B, and (ii) BNPPLC, in lieu of or in addition to exercising any power of sale
granted in Exhibit B, may proceed by a suit or suits in equity or at law, whether for a
foreclosure or sale of the Property, or against NAI for the Lease Balance, or for the specific
performance of any covenant or agreement herein contained or in aid of the execution of any power
herein granted, or for the appointment of a receiver pending any foreclosure or sale of the
Property, or for the enforcement of any other appropriate legal or equitable remedy.

     (C) Notice Required So Long As the Purchase Option Continues Under the Purchase
Agreement. During the Term, so long as NAI remains in possession of the Property and there has
been no termination of the Purchase Option as provided in Paragraph 6(B) of the Purchase
Agreement, BNPPLC’s right to exercise remedies provided in subparagraph 15(A) or to complete any
foreclosure sale as provided in subparagraph 15(B) will be subject to the condition precedent that
BNPPLC has notified NAI, at a time when an Event of Default has occurred and is continuing and no
less than thirty days prior to exercising such remedies or completing such a sale, of BNPPLC’s
intent to do so. The condition precedent is intended to provide NAI with an opportunity to
exercise the Purchase Option before losing possession of the Property because of

Amended and Restated Lease Agreement (Building 8) – Page 43

 

 

the remedies
enumerated in subparagraph 15(A) or because of a sale authorized by subparagraph 15(B). The
condition precedent is not, however, intended to extend any period for curing an Event of Default.
Accordingly, if an Event of Default has occurred, and regardless of whether any Event of Default is
then continuing, BNPPLC may proceed immediately to exercise remedies provided in subparagraph 15(A)
or complete a sale authorized by subparagraph 15(B) at any time after the earliest of (i) thirty
days after BNPPLC has given such a notice to NAI, (ii) any date upon which NAI relinquishes
possession of the Property, or (iii) any termination of the Purchase Option.

     (D) Enforceability. This Paragraph 15 will be enforceable to the maximum extent not
prohibited by Applicable Laws, and the unenforceability of any provision in this Paragraph will not
render any other provision unenforceable.

     (E) Remedies Cumulative. No right or remedy herein conferred upon or reserved to
BNPPLC is intended to be exclusive of any other right or remedy, and each and every such right and
remedy will be cumulative and in addition to any other right or remedy given to BNPPLC under this
Lease or other Operative Documents or now or hereafter existing in favor of BNPPLC under Applicable
Laws, except as otherwise expressly provided in the last provision of subparagraph 15(A)(3) above.
In addition to other remedies provided in this Lease, BNPPLC will be entitled, to the extent
permitted by Applicable Law or in equity, to injunctive relief in case of the violation, or
attempted or threatened violation, of any of the covenants, agreements, conditions or provisions of
this Lease, or to a decree compelling performance of any of the other covenants, agreements,
conditions or provisions of this Lease to be performed by NAI, or to any other remedy allowed to
BNPPLC at law or in equity. Nothing contained in this Lease will limit or prejudice the right of
BNPPLC to prove for and obtain in proceedings for bankruptcy or insolvency of NAI by reason of the
termination of this Lease, an amount equal to the maximum allowed by any statute or rule of law in
effect at the time when, and governing the proceedings in which, the damages are to be proved,
whether or not the amount be greater, equal to, or less than the amount of the loss or damages
referred to above. Without limiting the generality of the foregoing, nothing contained herein will
modify, limit or impair any of the rights and remedies of BNPPLC under the Purchase Agreement, and
BNPPLC will not be required to give the thirty day notice described in subparagraph 15(C) as a
condition precedent to any acceleration of the Designated Sale Date or to taking any action to
enforce the Purchase Agreement. However, to prevent a double recovery, BNPPLC acknowledges that
BNPPLC’s right to recover Lease Termination Damages may be limited by the last provision of
subparagraph 15(A)(3) above in the event BNPPLC collects or remains entitled to collect a
Supplemental Payment as provided in the Purchase Agreement.

16 Default by BNPPLC. If BNPPLC should default in the performance of any of its
obligations under this Lease, BNPPLC will have the time reasonably required, but in no event less
than thirty days, to cure such default after receipt of notice from NAI specifying such default

Amended and Restated Lease Agreement (Building 8) – Page 44

 

 

and
specifying what action NAI believes is necessary to cure the default.

17 Quiet Enjoyment. Provided NAI pays the Base Rent and all Additional Rent payable
hereunder as and when due and payable and keeps and fulfills all of the terms, covenants,
agreements and conditions to be performed by NAI hereunder, BNPPLC will not during the Term disturb
NAI’s peaceable and quiet enjoyment of the Property; however, such enjoyment will be subject to the
terms and conditions of this Lease, to the Ground Lease, to Permitted Encumbrances and to any other
claims not constituting Liens Removable by BNPPLC. If any Lien Removable by BNPPLC is established
against the Property, BNPPLC will remove the Lien Removable by BNPPLC promptly. Any breach by
BNPPLC of this Paragraph will render BNPPLC liable to NAI for any monetary damages proximately
caused thereby, but as more specifically provided in subparagraph 4(B) above, no such breach will
entitle NAI to terminate this Lease or excuse NAI from its obligation to pay Rent.

18 Surrender Upon Termination. Unless NAI or an Applicable Purchaser is purchasing or has
purchased BNPPLC’s entire interest in the Property pursuant to the terms of the Purchase Agreement,
NAI must, upon the termination of NAI’s right to occupancy, surrender to BNPPLC the Property,
including Improvements constructed by NAI and fixtures and furnishings included in the Property,
free of all Hazardous Substances (including Permitted Hazardous Substances) and tenancies and with
all Improvements in substantially the same condition as of the date the same were initially
completed, excepting only (i) ordinary wear and tear that occurs between the maintenance, repairs
and replacements required by other provisions of this Lease, and (ii) demolition, alterations and
additions which are expressly permitted by the terms of this Lease and which have been completed by
NAI in a good and workmanlike manner in accordance with all Applicable Laws. Any movable furniture
or movable personal property belonging to NAI or any party claiming under NAI, if not removed at
the time of such termination and if BNPPLC so elects, will be deemed abandoned and become the
property of BNPPLC without any payment or offset therefor. If BNPPLC does not so elect, BNPPLC may
remove such property from the Property and store it at NAI’s risk and expense. NAI must bear the
expense of repairing any damage to the Property caused by such removal by BNPPLC or NAI.

19 Holding Over by NAI. Should NAI not purchase BNPPLC’s right, title and interest
in the Property as provided in the Purchase Agreement, but nonetheless continue to hold the
Property after the termination of this Lease without objection by BNPPLC, whether such termination
occurs by lapse of time or otherwise, such holding over will constitute and be construed as a
tenancy from day to day only on and subject to all of the terms, provisions, covenants and
agreements on the part of NAI hereunder; except that the Base Rent required for each day the
holding over continues will be due and payable by NAI to
BNPPLC upon demand and will equal the
difference computed by subtracting (a) any interest accruing on such day under the Purchase
Agreement on any past due Supplemental Payment, from (b) an amount equal to (i) the difference
computed by subtracting any Supplemental Payment previously made by NAI to

Amended and Restated Lease Agreement (Building 8) – Page 45

 

 

BNPPLC from the Lease
Balance, times (ii) the per annum Default Rate computed as of such day, divided by (iii) three
hundred sixty. No payments of money by NAI to BNPPLC after the termination of this Lease will
reinstate, continue or extend the Term of this Lease and no extension of this Lease after the
termination thereof will be valid unless and until the same is reduced to writing and signed by
both BNPPLC and NAI.

20 Recording Memorandum. Contemporaneously with the execution of this Lease, the parties
will execute and record a memorandum of this Lease for purposes of effecting constructive notice to
all Persons of NAI’s rights hereunder.

21 Independent Obligations Evidenced by Other Operative Documents. NAI acknowledges and
agrees that nothing contained in this Lease will limit, modify or otherwise affect any of NAI’s
obligations under the other Operative Documents, which obligations are intended to be separate,
independent and in addition to, and not in lieu of, the obligations set forth herein. Further, in
the event of any inconsistency between the express terms and provisions of the Purchase Agreement
and the express terms and provisions of this Lease, the express terms and provisions of the
Purchase Agreement will control.

22 Proprietary Information and Confidentiality.

     (A) Proprietary Information. NAI will have no obligation to provide proprietary
information (as defined in the next sentence) to BNPPLC, except and to the extent (1) expressly
required by other terms and conditions of the Operative Documents, or (2) requested by BNPPLC in
connection with any inspection of the Property pursuant to the various provisions hereof and, in
BNPPLC’s reasonably determination, required to allow BNPPLC to accomplish the purposes of such
inspection. (Before NAI delivers any such proprietary information in connection with any
inspection of the Property, NAI may require that BNPPLC confirm and ratify the confidentiality
agreements covering such proprietary information set forth herein.) For purposes of this Lease and
the other Operative Documents, “proprietary information” means NAI’s intellectual property, trade
secrets and other confidential information of value to NAI (including, among other things,
information about NAI’s manufacturing processes, products, marketing and corporate strategies) that
(1) is received by any representative of BNPPLC at the time of any on-site visit to the Property or
(2) otherwise delivered to BNPPLC by or on behalf of NAI and labeled “proprietary” or
“confidential” or by some other similar designation to identify it as information which NAI
considers to be proprietary or confidential.

     (B) Confidentiality. BNPPLC will endeavor in good faith to use reasonable
precautions to keep confidential any proprietary information that BNPPLC may receive from NAI or
otherwise discover with respect to NAI or NAI’s business in connection with the administration of
this Lease or any investigation by BNPPLC hereunder. This provision will not, however, render
BNPPLC liable for any disclosures of proprietary information made by it or its

Amended and Restated Lease Agreement (Building 8) – Page 46

 

 

employees or
representatives, unless the disclosure is intentional and made for no reason other than to damage
NAI’s business. Also, this provision will not apply to disclosures: (i) specifically and previously
authorized in writing by NAI; (ii) to any assignee of BNPPLC as to any interest in the Property so
long as such assignee has agreed in writing to use its reasonable efforts to keep such information
confidential in accordance with the terms of this paragraph; (iii) to legal counsel, accountants,
auditors, environmental consultants and other professional advisors to BNPPLC so long as BNPPLC
informs such persons in writing (if practicable) of the confidential nature of such information and
directs them to treat such information confidentially; (iv) to regulatory officials having
jurisdiction over BNPPLC or BNPPLC’s Parent (although the disclosing party will request
confidential treatment of the disclosed information, if practicable); (v) as required by legal
process (although the disclosing party will request confidential treatment of the disclosed
information, if practicable); (vi) of information which has previously become publicly available
through the actions or inactions of a person other than BNPPLC not, to BNPPLC’s knowledge, in
breach of an obligation of confidentiality to NAI; (vii) to any Participant so long as the
Participant is bound by and has not repudiated a confidentiality provision concerning NAI’s
proprietary information set forth in the Participation Agreement; or (vii) that are reasonably
believed by BNPPLC to be necessary or helpful to the determination or enforcement of any
contractual or other rights which BNPPLC has or may have against NAI or its Affiliates or which
BNPPLC has or may have concerning the Property (provided, that BNPPLC must cooperate with NAI as
NAI may reasonably request to mitigate any risk that such disclosures will result in subsequent
disclosures of proprietary information which are not necessary or helpful to any such determination
or enforcement; such cooperation to include, for example, BNPPLC’s agreement not to oppose a motion
by NAI to seal records containing proprietary information in any court proceeding initiated because
of a dispute between the parties over the Property or the Operative Documents).

Further, notwithstanding any other contrary provision contained in this Lease or the other
Operative Documents, BNPPLC and NAI (and each of their respective employees, representatives or
other agents) may disclose, without limitation of any kind, the tax treatment and tax structure of
the transactions contemplated by this Lease and all materials of any kind (including opinions or
other tax analyses) that are provided to such party relating to such tax treatment and tax
structure, other than any information for which non-disclosure is reasonably necessary in order to
comply with applicable securities laws and other than any information the disclosure of which would
waive the attorney-client privilege, the tax advisor privilege under Section 7525 of the Internal
Revenue Code, or similar privileges.

23 Amendment and Restatement of the Prior Lease. This Lease amends, restates and
replaces entirely the Prior Lease. Without limiting the rights and obligations of NAI under this
Lease, NAI acknowledges that any and all rights or interest of NAI in and to the Land or other
Property under the Prior Lease are now made subject to the terms and conditions of this Lease; and
all rights and interests of BNPPLC in and to the Land or other Property under the

Amended and Restated Lease Agreement (Building 8) – Page 47

 

 

Prior Lease are
renewed and extended (rather than terminated) by this Lease.

[The signature pages follow.]

Amended and Restated Lease Agreement (Building 8) – Page 48

 

     IN WITNESS WHEREOF, this Amended and Restated Lease Agreement (Building 8) is executed
to be effective as of November 29, 2007.

	 	 	 	 	 
	 	BNP PARIBAS LEASING
CORPORATION, a Delaware corporation

 	 
	 	By:  	/s/ Lloyd G. Cox
 	 
	 	 	Lloyd G. Cox, Managing Director 	 
	 	 	 	 
	 

Amended and Restated Lease Agreement (Building 8) – Signature Page

 

 

[Continuation of signature pages for Amended and Restated Lease Agreement (Building 8) dated
as of November 29, 2007]

	 	 	 	 	 
	 	NETWORK APPLIANCE, INC., a Delaware corporation

 	 
	 	By:  	/s/ Ingemar Lanevi
 	 
	 	 	Ingemar Lanevi, Vice President and Corporate 	 
	 	 	Treasurer 	 
	 

Amended and Restated Lease Agreement (Building 8) – Signature Page

 

 

Exhibit A

Legal Description

Proposed Parcel 8, and (except to the extent within a different platted Parcel as currently shown
in the Map Records of the County of Santa Clara, California) proposed Parcel 12, and the Additional
Leased Premises as defined below, (collectively, the “Building 8 Ground Lease Premises”) as shown
on that certain Vesting Tentative Parcel Map provided to BNP Paribas Leasing Corporation (“BNPPLC”)
by Network Appliance, Inc. (“NAI”) attached hereto and made a part hereof (the “Tentative Map”),
which has received preliminary approval from the City of Sunnyvale, California, but not yet been
filed for record in the office of the recorder of the County of Santa Clara, State of California.
As used herein, “Additional Leased Premises” means the parking lots, driveways and other areas
shaded in gray on the Tentative Map attached hereto within the larger area designated as Common Lot
A (consisting of 30.46 Acres, more or less) on the Tentative Map. The southern boundary of the
Additional Leased Premises is a line that runs North 75 degrees, 07 minutes, 58 seconds equidistant
from the southern boundary of Parcel 8 and the northern boundary of Parcel 7, both as shown on the
Tentative Map. The eastern boundary of the Additional Leased Premises runs along the same line as
the eastern boundary of Common Lot A, as shown on the Tentative Map. The western boundary of the
Additional Leased Premises runs along the same line as the western boundary of Parcel 8 and Parcel
7, as shown on the Tentative Map. The northern boundary of the Additional Leased Premises runs
along the center of an existing or proposed driveway which is situated between Parcel 8 and
Parcel 9, as shown on the Tentative Map.

TOGETHER WITH, easements appurtenant to the Building 8 Ground Lease Premises as described in
Exhibit A attached to the Ground Lease.

 

 

Exhibit A to Amended and Restated Lease Agreement (Building 8) – Page 2

 

 

Exhibit B

California Foreclosure Provisions

Without limiting any of the provisions set forth in the body of this Lease or other attachments to
this Lease, the following provisions are included in and made a part of this Lease for all
purposes:

GRANT OF LIEN AND SECURITY INTEREST.

     NAI, for and in consideration of the sum of Ten Dollars ($10.00) to NAI in hand paid by
Lloyd G. Cox, Trustee, of Dallas County, Texas (in this Exhibit called the “Trustee”), in order to
secure the recovery of the Lease Balance by BNPPLC and the payment of all of the other obligations,
covenants, agreements and undertakings of NAI under this Lease or other Operative Documents (in
this Exhibit called the “Secured Obligations”), does hereby irrevocably GRANT, BARGAIN, SELL,
CONVEY, TRANSFER, ASSIGN and SET OVER to the Trustee, IN TRUST WITH POWER OF SALE, for the benefit
of BNPPLC, a leasehold estate in the Land (the terms and conditions of which leasehold estate are
as set forth in the Ground Lease), together with (i) all the buildings and other improvements now
on or hereafter located thereon; (ii) all materials, equipment, fixtures or other property
whatsoever now or hereafter attached or affixed to or installed in said buildings and other
improvements, including, but not limited to, all heating, plumbing, lighting, water heating,
refrigerating, incinerating, ventilating and air conditioning equipment, utility lines and
equipment (whether owned individually or jointly with others), sprinkler systems, fire
extinguishing apparatus and equipment, water tanks, engines, machines, elevators, motors, cabinets,
shades, blinds, partitions, window screens, screen doors, storm windows, awnings, drapes, and floor
coverings, and all fixtures, accessions and appurtenances thereto, and all renewals or replacements
of or substitutions for any of the foregoing, all of which are hereby declared to be permanent
fixtures and accessions to the freehold and part of the realty conveyed herein as security for the
obligations mentioned hereinabove; (iii) all easements and rights of way now and at any time
hereafter used in connection with any of the foregoing property or as a means of ingress to or
egress from the Land or for utilities to said property; (iv) all interests of NAI in and to any
streets, ways, alleys and/or strips of land adjoining said land or any part thereof; (v) all rents,
issues, profits, royalties, bonuses, income and other benefits derived from or produced by the Land
or Improvements; (vi) all leases or subleases of the Land or Improvements or any part thereof now
or hereafter in effect, including all security or other deposits, advance or prepaid rents, and
deposits or payments of similar nature; (vii) all options to purchase or lease the Land or
Improvements or any part thereof or interest therein, and any greater estate in the Land or
Improvements now owned or hereafter acquired by NAI; (viii) all right, title, estate and interest
of every kind and nature, at law or in equity, which NAI now has or may hereafter acquire in the
Land or Improvements; and (ix) all other claims and demands with respect to the Land or
Improvements or the Collateral (as hereinafter defined), including all claims or demands to all
proceeds of all insurance now or hereafter in effect with respect to the Land, Improvements or
Collateral, all awards made for the taking by condemnation or the power of eminent domain, or by
any proceeding or purchase in lieu thereof, of the Land, Improvements
or Collateral, or any part thereof, or any damage or injury thereto, all awards resulting from
a

 

 

change of grade of streets, and all awards for severance damages; and (vi) all rights, estates,
powers and privileges appurtenant or incident to the foregoing.

     TO HAVE AND TO HOLD the foregoing property (in this Exhibit called the “Mortgaged Property”)
unto the Trustee, IN TRUST, and his successors or substitutes in this trust and to his or their
successors and assigns upon the terms, provisions and conditions herein set forth for the benefit
of BNPPLC.

     In order to secure the Secured Obligations, NAI also hereby grants to BNPPLC a security
interest in: all components of the Property which constitute personalty, whether owned by NAI now
or hereafter, and all fixtures, accessions and appurtenances thereto, and all renewals or
replacements of or substitutions for any of the foregoing (including all building materials and
equipment now or hereafter delivered to said premises and intended to be installed or in or
incorporated as part of the Improvements); all rents and other amounts from and under leases of all
or any part of the Property; all issues, profits and proceeds from all or any part of the Property;
all proceeds (including premium refunds) of each policy of insurance relating to the Property; all
proceeds from the taking of the Property or any part thereof or any interest therein or right or
estate appurtenant thereto by eminent domain or by purchase in lieu thereof; all permits, licenses,
franchises, certificates, and other rights and privileges obtained in connection with the Property;
all plans, specifications, maps, surveys, reports, architectural, engineering and construction
contracts, books of account, insurance policies and other documents, of whatever kind or character,
relating to the use, construction upon, occupancy, leasing, sale or operation of the Property; all
proceeds and other amounts paid or owing to NAI under or pursuant to any and all contracts and
bonds relating to the construction, erection or renovation of the Property; and all oil, gas and
other hydrocarbons and other minerals produced from or allocated to the Property and all products
processed or obtained therefrom, the proceeds thereof, and all accounts and general intangibles
under which such proceeds may arise, together with any sums of money that may now or at any time
hereafter become due and payable to NAI by virtue of any and all royalties, overriding royalties,
bonuses, delay rentals and any other amount of any kind or character arising under any and all
present and future oil, gas and mining leases covering the Property or any part thereof (all of the
property described in this section are collectively called the “Collateral” in this Exhibit) and
all proceeds of the Collateral. (The Mortgaged Property and the Collateral are in this Exhibit
sometimes collectively called the “Security”.)

FORECLOSURE BY POWER OF SALE

     Upon the occurrence of any Event of Default, the Trustee, its successor or substitute,
and/or BNPPLC is authorized and empowered to execute all written notices then required by law to
cause the Security to be sold under power of sale to satisfy the Secured Obligations. Trustee will
give and record such notices as the law then requires as a condition precedent to a trustee’s sale.
When the minimum period of time required by law after giving all required notices has
elapsed, Trustee, without notice to or demand upon NAI except as otherwise required by law,

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 2

 

 

will sell the Security at the time and place of sale fixed by it in the notice of sale, at one or
several sales, either as a whole or in separate parcels and in such manner and order, all as BNPPLC
or Trustee in its sole discretion may determine, at public auction to the highest bidder for cash,
in lawful money of the United States, payable at the time of sale (the obligations hereby secured
being the equivalent of cash for purposes of said sale). NAI will have no right to direct the
order in which the Security is sold or to require that the Security be sold in separate lots or
parcels or items. The sale by the Trustee of less than the whole of the Mortgaged Property will
not exhaust the power of sale herein granted, and the Trustee is specifically empowered to make
successive sale or sales under such power until the whole of the Mortgaged Property is sold; and,
if the proceeds of such sale of less than the whole of the Mortgaged Property is less than the
aggregate of the indebtedness secured hereby and the expense of executing this trust as provided
herein, the rights and remedies of BNPPLC hereunder and the lien hereof will remain in full force
and effect as to the unsold portion of the Mortgaged Property just as though no sale or sales had
been made; provided, however, that NAI will never have any right to require the sale of less than
the whole of the Mortgaged Property but BNPPLC will have the right, at its sole election, to
request the Trustee to sell less than the whole of the Mortgaged Property. Subject to requirements
and limits imposed by law, including California Civil Code § 2924g, Trustee may postpone sale of
all or any portion of the Security by public announcement at such time and place of sale and from
time to time may postpone the sale by public announcement at the time and place fixed by the
preceding postponement. Any person or entity, including Trustee, NAI or BNPPLC, may purchase at
the sale, and NAI hereby covenants to warrant and defend the title of such purchaser or purchasers.
Trustee will deliver to the purchaser at such sale a deed conveying the Security or portion
thereof so sold, but without any covenant or warranty, express or implied. At any such sale (i)
NAI hereby agrees, in its behalf and in behalf of its heirs, executors, administrators, successors,
personal representatives and assigns, that any and all recitals made in any deed of conveyance
given by Trustee of any matters or facts stated therein, including without limitation, the identity
of BNPPLC, the occurrence or existence of any default, the acceleration of the maturity of any of
the Secured Obligations, the request to sell, the notice of sale, the giving of notice to all
debtors legally entitled thereto, the time, place, terms, and manner of sale, and receipt,
distribution and application of the money realized therefrom, and the due and proper appointment of
a substitute Trustee and any other act or thing duly done by BNPPLC or by Trustee hereunder, will
be taken by all courts of law and equity as prima facie evidence that the statement or recitals
state facts and are without further question to be so accepted as conclusive proof of the
truthfulness thereof, and NAI hereby ratifies and confirms every act that Trustee or any substitute
Trustee hereunder may lawfully do in the premises by virtue hereof; and (ii) the purchaser may
disaffirm any easement granted, or rental, lease or other contract made, in violation of any
provision of any of the Operative Documents, and may take immediate possession of the Security free
from, and despite the terms, of, such grant of easement and rental or lease contract.

BNPPLC may elect to cause the Security or any part thereof to be sold under the power of sale
herein granted in any manner permitted by applicable law. In connection with any sale or sales

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 3

 

 

hereunder, BNPPLC may elect to treat any portion of the Security which consists of a right in
action or which is property that can be severed from the Security without causing structural damage
thereto as if the same were personal property, and dispose of the same in accordance with
applicable law, separate and apart from the sale of the real property. Any sale of any personal
property hereunder will be conducted in any manner permitted by the California Uniform Commercial
Code (in this Exhibit called the “Code”). Where any portion of the Security consists of real
property and personal property or fixtures, whether or not such personal property is located on or
within the real property, BNPPLC may elect in its discretion to exercise its rights and remedies
against any or all of the real property, personal property and fixtures, in such order and manner
as is now or hereafter permitted by applicable law. Without limiting the generality of the
foregoing, BNPPLC may, in its sole and absolute discretion and without regard to the adequacy of
its security, elect to proceed against any or all of the real property, personal property and
fixtures in any manner permitted by the Code; and if BNPPLC elects to sell both personal property
and real property together as permitted by the Code, the power of sale herein granted will be
exercisable with respect to all or any of the real property, personal property and fixtures covered
hereby, as designated by BNPPLC, and Trustee is hereby authorized and empowered to conduct any such
sale of any real property, personal property and fixtures in accordance with the procedures
applicable to real property. Where any portion of the Security consists of real property and
personal property, any reinstatement of the Secured Obligations, following default and an election
by BNPPLC to accelerate the maturity of said obligations, which is made by NAI or any other person
or entity permitted to exercise the right of reinstatement under § 2924c of the California Civil
Code or any successor statute, will, in accordance with the terms of Code, not prohibit BNPPLC or
Trustee from conducting a sale or other disposition of any personal property or fixtures or from
otherwise proceeding against or continuing to proceed against any personal property or fixtures in
any manner permitted by the Code, nor will any such reinstatement invalidate, rescind or otherwise
affect any sale, disposition or other proceeding held, conducted or instituted with respect to any
personal property or fixtures prior to such reinstatement or pending at the time of such
reinstatement. Any sums paid to BNPPLC in effecting any reinstatement pursuant to § 2924c of the
California Civil Code will be applied to the indebtedness secured hereby, and to BNPPLC’s
reasonable costs and expenses in the manner required by § 2924c. Should BNPPLC elect to sell any
portion of the Security which is real property, or which is personal property or fixtures that
BNPPLC has elected to sell together with the real property in accordance with the laws governing a
sale of real property, BNPPLC or Trustee will give such notice of default and election to sell as
may then be required by law, and without the necessity of any demand on NAI, Trustee, at the
time(s) and place(s) specified in the notice of sale, will sell said real property, and all estate,
right, title, interest, claim and demand therein, and equity and right of redemption thereof, at
such times and places as required or permitted by law, upon such terms as BNPPLC or Trustee may fix
and specify in the notice of sale or as may be required by law. If the Security consists of
several lots, parcels or items of property, BNPPLC may: (i) designate the order in which such
lots, parcels or items will
be offered for sale or sold, or (ii) elect to sell such lots, parcels or items through a single
sale, or through two or more successive sales, or in any other manner BNPPLC deems in its best
interest.

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 4

 

 

Should BNPPLC desire that more than one sale or other disposition of the Mortgaged
Property be conducted, BNPPLC may, at its option, cause the same to be conducted simultaneously, or
successively, on the same day, or on such different days or times and in such order as BNPPLC may
deem to be in its best interests, and no such sale will exhaust the power of sale herein granted or
terminate or otherwise affect the lien granted by NAI herein on, or the security interests of
BNPPLC in, any part of the Security not sold, until all of the indebtedness secured hereby has been
fully paid and satisfied. In the event BNPPLC elects to dispose of the Security through more than
one sale, NAI agrees to pay the costs and expenses of each such sale and of any judicial
proceedings wherein the same may be made, including reasonable compensation to BNPPLC and Trustee,
their agents and counsel, and to pay all expenses, liabilities and advances made or incurred by
BNPPLC and Trustee (or either of them) in connection with such sale or sale, together with interest
on all such advances made by BNPPLC and Trustee (or either of them) at the Default Rate..

JUDICIAL FORECLOSURE

     This instrument will be effective as a mortgage as well as a deed of trust and upon the
occurrence of an Event of Default may be foreclosed as to any of the Security in any manner
permitted by the laws of the State of California or of any other state in which any part of the
Security is situated, and any foreclosure suit may be brought by the Trustee or by BNPPLC. In the
event a foreclosure hereunder is commenced by the Trustee, or his substitute or successor, BNPPLC
may at any time before the sale of the Security direct the said Trustee to abandon the sale, and
may then institute suit for the collection of the Secured Obligations and for the judicial
foreclosure of this instrument. It is agreed that if BNPPLC should institute a suit for the
collection of the Secured Obligations and for the foreclosure of this instrument, BNPPLC may at any
time before the entry of a final judgment in said suit dismiss the same, and require the Trustee,
his substitute or successor to exercise the power of sale granted herein to sell the Security in
accordance with the provisions of this instrument.

BNPPLC AS PURCHASER

     BNPPLC will have the right to become the purchaser at any sale held by any Trustee or
substitute or successor or by any receiver or public officer, and any BNPPLC purchasing at any such
sale will have the right to credit upon the amount of the bid made therefor, to the extent
necessary to satisfy such bid, the outstanding Lease Balance and other Secured Obligations owing to
such BNPPLC.

UNIFORM COMMERCIAL CODE REMEDIES

     Upon the occurrence of an Event of Default, BNPPLC may exercise its rights of enforcement with
respect to the Collateral under the California Uniform Commercial Code, as

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 5

 

 

amended, and in
conjunction with, in addition to or in substitution for those rights and remedies:

     (a) BNPPLC may enter upon the Land to take possession of, assemble and collect the
Collateral or to render it unusable; and

     (b) BNPPLC may require NAI to assemble the Collateral and make it available at a place
BNPPLC designates which is mutually convenient to allow BNPPLC to take possession or dispose
of the Collateral; and

     (c) written notice mailed to NAI as provided herein ten (10) days prior to the date of
public sale of the Collateral or prior to the date after which private sale of the
Collateral will be made shall constitute reasonable notice; and

     (d) any sale made pursuant to the provisions of this section will be deemed to have
been a public sale conducted in a commercially reasonable manner if held contemporaneously
with the sale of the Mortgaged Property under power of sale as provided herein upon giving
the same notice with respect to the sale of the Collateral hereunder as is required for such
sale of the Mortgaged Property under power of sale; and

     (e) in the event of a foreclosure sale, whether made by the Trustee exercising the
power of sale granted herein, or under judgment of a court, the Collateral and the Mortgaged
Property may, at the option of BNPPLC, be sold as a whole; and

     (f) it will not be necessary that BNPPLC take possession of the Collateral or any part
thereof prior to the time that any sale pursuant to the provisions of this section is
conducted and it will not be necessary that the Collateral or any part thereof be present at
the location of such sale; and

     (g) prior to application of proceeds of disposition of the Collateral to the Secured
Obligations, such proceeds will be applied to the reasonable expenses of retaking, holding,
preparing for sale or lease, selling, leasing and the like and the reasonable attorney’s
fees and legal expenses incurred by BNPPLC; and

     (h) any and all statements of fact or other recitals made in any bill of sale or
assignment or other instrument evidencing any foreclosure sale hereunder as to nonpayment of
the Secured Obligations or as to the occurrence of any Event of Default, or as to BNPPLC
having declared any of the Secured Obligations to be due and payable, or as to notice of
time, place and terms of sale and of the properties to be sold having been duly given, or as
to any other act or thing having been duly done by BNPPLC, will be taken as prima facie
evidence of the truth of the facts so stated and recited; and

     (i) BNPPLC may appoint or delegate any one or more persons as agent to

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 6

 

 

perform
any act or acts necessary or incident to any sale held by BNPPLC, including the sending of
notices and the conduct of the sale, but in the name and on behalf of BNPPLC.

APPOINTMENT OF A RECEIVER

     In addition to all other remedies herein provided for, if any Event of Default occurs or
continues after the Designated Sale Date, BNPPLC will as a matter of right be entitled to the
appointment of a receiver or receivers for all or any part of the Security, whether such
receivership be incident to a proposed sale of such property or otherwise, and without regard to
the adequacy of the security or the value of the Security or the solvency of any person or persons
liable for the payment of the Secured Obligations, and NAI does hereby irrevocably consent to the
appointment of such receiver or receivers, waives any and all defenses to such appointment and
agrees not to oppose any application therefor by BNPPLC, but nothing herein is to be construed to
deprive BNPPLC of any other right, remedy or privilege it may now have under the law to have a
receiver appointed. Any such receiver or receivers will have all of the usual powers and duties of
receivers in like or similar cases and will continue as such and exercise all such powers until the
date of confirmation of sale of the Security unless such receivership is sooner terminated. Any
money advanced by BNPPLC in connection with any such receivership will be a demand obligation owing
by NAI to BNPPLC and will bear interest from the date of making such advancement by BNPPLC until
paid at the Default Rate and will be a part of the Secured Obligations and will be secured by this
lien and by any other instrument securing the Secured Obligations.

PROVISIONS CONCERNING THE TRUSTEE

     Trustee accepts this trust when a Short Form Lease or memorandum referencing the provisions of
this Exhibit, duly executed and acknowledged, is made a public record as provided by law. The
trust hereby created will be irrevocable by NAI.

     In the event the Trustee takes any action pursuant to the provisions of this Exhibit, NAI must
pay to Trustee reasonable compensation for services rendered in the administration of this trust,
which will be in addition to any required reimbursement for Attorney’s Fees or other expenses.

     BNPPLC may appoint a substitute to replace and act as the Trustee hereunder in any
manner now or hereafter provided by law, or in lieu thereof, BNPPLC may from time to time, by an
instrument in writing, appoint substitutes as successor or successors to any Trustee named herein
or acting hereunder, which instrument, executed and acknowledged by BNPPLC and recorded in the
Office of the Recorder of the county in which the Property is located, will be
conclusive proof of proper substitution of such successor Trustee or Trustees, who will
thereupon and without conveyance from the predecessor Trustee, succeed to all its title, estate,
rights,

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 7

 

 

powers and duties. Such instrument must contain the name of the original NAI, Trustee and
BNPPLC hereunder, the instrument number of this Deed of Trust, and the name and address of the
successor Trustee. In the event the Secured Obligations are at any time owned by more than one
person or entity, the holder or holders of not less than a majority in the amount of such Secured
Obligations will have the right and authority to make the appointment of a successor or substitute
trustee provided for in the preceding sentences. Such appointment and designation by BNPPLC or by
the holder or holders of not less than a majority of the Secured Obligations will be full evidence
of the right and authority to make the same and of all facts therein recited. If BNPPLC is a
corporation and such appointment is executed in its behalf by an officer of such corporation, such
appointment will be conclusively presumed to be executed with authority and will be valid and
sufficient without proof of any action by the board of directors or any superior officer of the
corporation. Upon the making of any such appointment and designation, all of the estate and title
of the Trustee in the Security will vest in the named successor or substitute trustee and he will
thereupon succeed to and will hold, possess and execute all the rights, powers, privileges,
immunities and duties herein conferred upon the Trustee; but nevertheless, upon the written request
of BNPPLC or of the successor or substitute Trustee, the Trustee ceasing to act must execute and
deliver an instrument transferring to such successor or substitute Trustee all of the estate and
title in the Security of the Trustee so ceasing to act, together with all the rights, powers,
privileges, immunities and duties herein conferred upon the Trustee, and must duly assign, transfer
and deliver any of the properties and moneys held by said Trustee hereunder to said successor or
substitute Trustee. All references herein to the Trustee will be deemed to refer to the Trustee
(including any successor or substitute appointed and designated as herein provided) from time to
time acting hereunder. NAI hereby ratifies and confirms any and all acts which the herein named
Trustee or his successor or successors, substitute or substitutes, in this trust, do lawfully by
virtue hereof.

     THE TRUSTEE WILL NOT BE LIABLE FOR ANY ERROR OF JUDGMENT OR ACT DONE BY THE TRUSTEE IN
GOOD FAITH, OR BE OTHERWISE RESPONSIBLE OR ACCOUNTABLE UNDER ANY CIRCUMSTANCES WHATSOEVER
(INCLUDING THE TRUSTEE’S NEGLIGENCE), EXCEPT FOR THE TRUSTEE’S GROSS NEGLIGENCE OR WILLFUL
MISCONDUCT. The Trustee will have the right to rely on any instrument, document or signature
authorizing or supporting any action taken or proposed to be taken by him hereunder, believed by
him in good faith to be genuine. All moneys received by the Trustee will, until used or applied as
herein provided, be held in trust for the purposes for which they were received, but need not be
segregated in any manner from any other moneys (except to the extent required by law), and the
Trustee will be under no liability for interest on any moneys received by him hereunder. NAI WILL
REIMBURSE THE TRUSTEE FOR, AND INDEMNIFY AND SAVE HIM HARMLESS AGAINST, ANY AND ALL LIABILITY AND
EXPENSES (INCLUDING REASONABLE ATTORNEYS’ FEES) WHICH MAY BE INCURRED BY HIM IN THE PERFORMANCE OF
HER DUTIES HEREUNDER (INCLUDING ANY LIABILITY
AND EXPENSES RESULTING FROM THE TRUSTEE’S OWN NEGLIGENCE). The foregoing indemnity will not
terminate upon release, foreclosure or other termination of this

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 8

 

 

instrument.

MISCELLANEOUS

     BNPPLC may resort to any security given by this instrument or to any other security now
existing or hereafter given to secure the payment of the Secured Obligations, in whole or in part,
and in such portions and in such order as may seem best to BNPPLC in its sole and uncontrolled
discretion, and any such action will not in anywise be considered as a waiver of any of the rights,
benefits, liens or security interests evidenced by this instrument.

     To the full extent NAI may do so, NAI agrees that NAI will not at any time insist upon, plead,
claim or take the benefit or advantage of any law now or hereafter in force pertaining to the
rights and remedies of sureties or redemption, and NAI, for NAI and NAI’s successors and assigns,
and for any and all persons ever claiming any interest in the Security, to the extent permitted by
law, hereby waives and releases all rights of redemption, valuation, appraisement, stay of
execution, notice of intention to mature or declare due the whole of the Secured Obligations,
notice of election to mature or declare due the whole of the Secured Obligations and all rights to
a marshaling of the assets of NAI, including the Security, or to a sale in inverse order of
alienation in the event of foreclosure of the liens and security interests hereby created. NAI
will not have or assert any right under any statute or rule of law pertaining to the marshaling of
assets, sale in inverse order of alienation, the exemption of homestead, the administration of
estates of decedents or other matters whatever to defeat, reduce or affect the right of BNPPLC
under the terms of this instrument to a sale of the Security for the collection of the Secured
Obligations without any prior or different resort for collection, or the right of BNPPLC under the
terms of this instrument to the payment of the Secured Obligations out of the proceeds of sale of
the Security in preference to every other claimant whatever. If any law referred to in this
section and now in force, of which NAI or NAI’s successors and assigns and such other persons
claiming any interest in the Security might take advantage despite this provision, is hereafter
repealed or ceases to be in force, such law shall not thereafter be deemed to preclude the
application of this provision.

     In the event there is a foreclosure sale hereunder and at the time of such sale NAI or NAI’s
successors or assigns or any other persons claiming any interest in the Security by, through or
under NAI are occupying or using the Security, or any part thereof, each and all will immediately
become the tenant of the purchaser at such sale. Such tenancy will be a tenancy from day-to-day,
terminable at the will of either landlord or tenant, at a reasonable rental per day based upon the
value of the property occupied, such rental to be due daily to the purchaser. In the event the
tenant fails to surrender possession of said property upon demand, the purchaser will be entitled
to institute and maintain an action to obtain possession in any court of competent jurisdiction in
California.

     NAI agrees to pay BNPPLC for each statement of BNPPLC (as beneficiary) regarding the

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 9

 

 

obligations secured hereby the maximum fee allowed by law or, if there is no maximum fee, such
reasonable fee as is then charged by BNPPLC for rendering such statement.

     Notwithstanding any contrary provisions regarding the giving of notices in the Common
Definitions or Provisions Agreement or other Operative Documents, any service of a notice required
by California Civil Code §2924 will be considered complete when the requirements of that statute
are met.

     All rights of action under this Exhibit be enforced by BNPPLC or Trustee without the
possession of any instruments secured hereby and without the production thereof or of this Lease or
other Operative Documents at any trial or other proceeding relative thereto.

Exhibit B to Amended and Restated Lease Agreement (Building 8) – Page 10exv10w42

Exhibit
10.42

AMENDED AND RESTATED

COMMON DEFINITIONS

AND PROVISIONS AGREEMENT

(BUILDING 8)

between

BNP PARIBAS LEASING CORPORATION

and

NETWORK APPLIANCE, INC.

Dated as of November 29, 2007

 

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page	 
	ARTICLE I — LIST OF DEFINED TERMS
	 	 	1	 
	97-10/Maximum Permitted Prepayment
	 	 	1	 
	97-10/Meltdown Event
	 	 	1	 
	97-10/Prepayment
	 	 	1	 
	97-10/Project Costs
	 	 	1	 
	97-10/Pronouncement
	 	 	1	 
	ABR
	 	 	2	 
	ABR Period Election
	 	 	2	 
	Active Negligence
	 	 	2	 
	Additional Rent
	 	 	2	 
	Administrative Fees
	 	 	2	 
	Advance Date
	 	 	2	 
	Affiliate
	 	 	3	 
	After Tax Basis
	 	 	3	 
	Applicable Laws
	 	 	3	 
	Applicable Purchaser
	 	 	3	 
	Appurtenant Easements
	 	 	3	 
	Arrangement Fee
	 	 	3	 
	Attorneys’ Fees
	 	 	3	 
	Balance of Unpaid Construction Period Losses
	 	 	3	 
	Banking Rules Change
	 	 	3	 
	Base Rent
	 	 	4	 
	Base Rent Commencement Date
	 	 	4	 
	Base Rent Date
	 	 	4	 
	Base Rent Period
	 	 	5	 
	BNPPLC
	 	 	5	 
	BNPPLC’s Parent
	 	 	5	 
	Breakage Costs
	 	 	6	 
	Break Even Price
	 	 	6	 
	Business Day
	 	 	6	 
	Capital Adequacy Charges
	 	 	6	 
	Carrying Costs
	 	 	6	 
	Closing Certificate
	 	 	7	 
	Closing Letter
	 	 	7	 
	Code
	 	 	7	 
	Commitment Fees
	 	 	7	 
	Common Definitions and Provisions Agreement
	 	 	7	 
	Completion Date
	 	 	7	 
	Completion Notice
	 	 	7	 
	Consolidated Debt for Borrowed Money
	 	 	7	 

 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	Consolidated EBITDA
	 	 	7	 
	Constituent Documents
	 	 	7	 
	Construction Advances
	 	 	7	 
	Construction Advance Request
	 	 	7	 
	Construction Agreement
	 	 	7	 
	Construction Allowance
	 	 	8	 
	Construction Period
	 	 	8	 
	Construction Project
	 	 	8	 
	Covered Construction Period Losses
	 	 	8	 
	Default
	 	 	8	 
	Default Rate
	 	 	8	 
	Defective Work
	 	 	8	 
	Designated Sale Date
	 	 	8	 
	Effective Date
	 	 	9	 
	Effective Rate
	 	 	10	 
	Eligible Financial Institution
	 	 	10	 
	Environmental Cutoff Date
	 	 	11	 
	Environmental Laws
	 	 	11	 
	Environmental Losses
	 	 	11	 
	Environmental Report
	 	 	12	 
	ERISA
	 	 	12	 
	ERISA Affiliate
	 	 	12	 
	ERISA Termination Event
	 	 	12	 
	Escrowed Proceeds
	 	 	13	 
	Established Misconduct
	 	 	13	 
	Eurocurrency Liabilities
	 	 	14	 
	Eurodollar Rate Reserve Percentage
	 	 	14	 
	Event of Default
	 	 	14	 
	Excluded Taxes
	 	 	17	 
	Fed Funds Rate
	 	 	18	 
	Fixed Rate
	 	 	18	 
	Fixed Rate Lock
	 	 	18	 
	Fixed Rate Lock Date
	 	 	18	 
	Fixed Rate Lock Termination
	 	 	18	 
	Fixed Rate Lock Termination Date
	 	 	18	 
	Fixed Rate Lock Notice
	 	 	19	 
	Fixed Rate Loss
	 	 	19	 
	Fixed Rate Settlement Amount
	 	 	19	 

(ii) 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	Fixed Rate Swap
	 	 	19	 
	Floating Rate Payor
	 	 	19	 
	FOCB Notice
	 	 	19	 
	Force Majeure Event
	 	 	19	 
	Fully Subordinated or Removable
	 	 	20	 
	Funded Construction Allowance
	 	 	20	 
	Funding Advances
	 	 	20	 
	Future Work
	 	 	20	 
	GAAP
	 	 	20	 
	Ground Lease
	 	 	21	 
	Hazardous Substance
	 	 	21	 
	Hazardous Substance Activity
	 	 	21	 
	Improvements
	 	 	21	 
	Increased Commitment
	 	 	22	 
	Increased Funding Commitment
	 	 	22	 
	Increased Time Commitment
	 	 	22	 
	Indebtedness
	 	 	22	 
	Initial Advance
	 	 	23	 
	Initial Lease Balance
	 	 	23	 
	Interested Party
	 	 	24	 
	Interest Rate Swap
	 	 	24	 
	Land
	 	 	24	 
	Lease
	 	 	24	 
	Lease Balance
	 	 	24	 
	Lease Termination Damages
	 	 	25	 
	Liabilities
	 	 	25	 
	LIBOR
	 	 	25	 
	LIBOR Period Election
	 	 	26	 
	Lien
	 	 	27	 
	Liens Removable by BNPPLC
	 	 	27	 
	Local Impositions
	 	 	28	 
	Losses
	 	 	28	 
	Market Quotation
	 	 	28	 
	Maximum Construction Allowance
	 	 	29	 
	Maximum Remarketing Obligation
	 	 	29	 
	Minimum Insurance Requirements
	 	 	29	 
	Multiemployer Plan
	 	 	29	 
	NAI
	 	 	29	 

(iii) 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	NAI’s Estimate of Force Majeure Excess Costs
	 	 	29	 
	NAI’s Estimate of Force Majeure Delays
	 	 	29	 
	NAI’s Initial Remarketing Right
	 	 	29	 
	Notice of NAI’s Intent to Terminate
	 	 	29	 
	Notice of NAI’s Intent to Terminate Because of a Force Majeure Event
	 	 	29	 
	Notice of Termination by NAI
	 	 	29	 
	Operative Documents
	 	 	29	 
	Outstanding Construction Allowance
	 	 	30	 
	Owner’s Election to Continue Construction
	 	 	30	 
	Participant
	 	 	30	 
	Participation Agreement
	 	 	30	 
	Period
	 	 	31	 
	Permitted Encumbrances
	 	 	31	 
	Permitted Hazardous Substance Use
	 	 	31	 
	Permitted Hazardous Substances
	 	 	32	 
	Permitted Transfer
	 	 	32	 
	Person
	 	 	32	 
	Personal Property
	 	 	33	 
	Plan
	 	 	33	 
	Pre-lease Casualty
	 	 	33	 
	Pre-lease Force Majeure Delays
	 	 	33	 
	Pre-lease Force Majeure Event
	 	 	33	 
	Pre-lease Force Majeure Event Notice
	 	 	33	 
	Pre-lease Force Majeure Excess Costs
	 	 	33	 
	Pre-lease Force Majeure Losses
	 	 	33	 
	Prime Rate
	 	 	33	 
	Prior Closing Certificate and Agreement
	 	 	33	 
	Prior Common Definitions and Provisions Agreement
	 	 	34	 
	Prior Construction Agreement
	 	 	34	 
	Prior Ground Lease
	 	 	34	 
	Prior Lease
	 	 	34	 
	Prior Operative Documents
	 	 	34	 
	Prior Purchase Agreement
	 	 	34	 
	Prior Work
	 	 	34	 
	Projected Cost Overruns
	 	 	34	 
	Property
	 	 	34	 
	Purchase Agreement
	 	 	34	 
	Purchase Option
	 	 	34	 

(iv) 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	Qualified Affiliate
	 	 	34	 
	Qualified Income Payments
	 	 	35	 
	Qualified Prepayments
	 	 	35	 
	Real Property
	 	 	36	 
	Reimbursable Construction-Period Costs
	 	 	36	 
	Remedial Work
	 	 	36	 
	Rent
	 	 	36	 
	Responsible Financial Officer
	 	 	36	 
	Rolling Four Quarters Period
	 	 	36	 
	Scope Change
	 	 	36	 
	Spread
	 	 	36	 
	Subsidiary
	 	 	38	 
	Supplemental Payment
	 	 	38	 
	Supplemental Payment Obligation
	 	 	38	 
	Tangible Personal Property
	 	 	38	 
	Target Completion Date
	 	 	38	 
	Term
	 	 	39	 
	Termination of NAI’s Work
	 	 	39	 
	Third Party Contract
	 	 	39	 
	Third Party Contract/Termination Fees
	 	 	39	 
	Transaction Expenses
	 	 	39	 
	Unfunded Benefit Liabilities
	 	 	39	 
	Upfront Fees
	 	 	39	 
	Work
	 	 	39	 
	Work/Suspension Event
	 	 	39	 
	Work/Suspension Notice
	 	 	39	 
	Work/Suspension Period
	 	 	39	 
	 
	 	 	 	 
	ARTICLE II — SHARED PROVISIONS
	 	 	39	 
	1. Notices
	 	 	39	 
	2. Severability
	 	 	42	 
	3. No Merger
	 	 	42	 
	4. No Implied Waiver
	 	 	42	 
	5. Entire and Only Agreements
	 	 	43	 
	6. Binding Effect
	 	 	43	 
	7. Time is of the Essence
	 	 	43	 
	8. Governing Law
	 	 	43	 

(v) 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	9. Paragraph Headings
	 	 	43	 
	10. Negotiated Documents
	 	 	43	 
	11. Terms Not Expressly Defined in an Operative Document
	 	 	43	 
	12. Other Terms and References
	 	 	43	 
	13. Execution in Counterparts
	 	 	44	 
	14. Not a Partnership, Etc
	 	 	45	 
	15. No Fiduciary Relationship Intended
	 	 	45	 
	16. Amendment and Restatement of Prior Agreement
	 	 	45	 

Annexes

	 	 	 
	Annex 1

	 	ABR Period Election Form
	 
	 	 
	Annex 2

	 	Fixed Rate Lock Notice Form
	 
	 	 
	Annex 3

	 	LIBOR Period Election Form
	 
	 	 
	Annex 4

	 	Minimum Insurance Requirements

(vi) 

 

AMENDED AND RESTATED

COMMON DEFINITIONS AND PROVISIONS AGREEMENT

(BUILDING 8)

     This AMENDED AND RESTATED COMMON DEFINITIONS AND PROVISIONS AGREEMENT (BUILDING 8) (this
“Agreement”), dated as of November 29, 2007 (the “Effective Date”), is made by and between BNP
PARIBAS LEASING CORPORATION (“BNPPLC”), a Delaware corporation, and NETWORK APPLIANCE, INC.
(“NAI”), a Delaware corporation.

RECITALS

     Contemporaneously with the execution of this Agreement, NAI and BNPPLC are executing the
Closing Certificate (as defined below), the Ground Lease (as defined below), the Lease (as defined
below), the Construction Agreement (as defined below) and the Purchase Agreement (as defined
below), all of which concern NAI or the Property (as defined below). Each of the Closing
Certificate, the Ground Lease, the Lease, the Construction Agreement and the Purchase Agreement
(together with this Agreement, the “Operative Documents”) are intended to create separate and
independent obligations upon the parties thereto. However, NAI and BNPPLC intend that all of the
Operative Documents share certain consistent definitions and other miscellaneous provisions. To
that end, the parties are executing this Agreement and incorporating it by reference into each of
the other Operative Documents.

AGREEMENTS

ARTICLE I — LIST OF DEFINED TERMS

     Unless a clear contrary intention appears, the following terms will have the respective
indicated meanings as used herein and in the other Operative Documents:

     “97-10/Maximum Permitted Prepayment” has the meaning indicated in the Construction Agreement .

     “97-10/Meltdown Event” has the meaning indicated in the Construction Agreement.

     “97-10/Prepayment” has the meaning indicated in the Construction Agreement.

     “97-10/Project Costs“has the meaning indicated in the Construction Agreement.

     “97-10/Pronouncement” has the meaning indicated in the Construction Agreement.

 

 

     “ABR” means, for any day, a fluctuating rate of interest per annum (rounded upwards, if
necessary, to the next 1/100th of 1%) equal to the higher of (a) the Prime Rate in effect on such
day and (b) the Fed Funds Rate in effect one day prior to such day plus 1/4 of 1% per annum. For
any period (including any Base Rent Period), “ABR” means the average of the ABR for each day during
such period.

     “ABR Period Election” means an election to have the Effective Rate for any Period calculated
by reference to the ABR, rather than by reference to LIBOR or a Fixed Rate. NAI may (subject to the
limitations and qualifications set forth in this definition) make any Period after the first
Construction Period subject to an ABR Period Election by a notice given to BNPPLC in the form
attached as Annex 1 at least five Business Days prior to the commencement of such Period.
After an ABR Period Election becomes effective, it will remain in effect for all subsequent Periods
until the Fixed Rate Lock Date for any Fixed Rate Lock or a different election is made in
accordance with the provisions of this definition and the definition of LIBOR Period Election. In
no event will changes in any ABR Period Election or LIBOR Period Election become effective except
upon the commencement of a new Period. (For purposes of the Operative Documents, an ABR Period
Election for any Period will also be considered in effect on the Effective Date, Advance Date, Base
Rent Commencement Date or Base Rent Date upon which such Period begins.)

     “Active Negligence” of any Person means, and is limited to, the negligent conduct on the
Property (and not mere omissions) by such Person or by others acting and authorized to act on such
Person’s behalf (other than NAI) in a manner that proximately causes actual bodily injury or
property damage for which NAI does not carry (and is not obligated by the Construction Agreement or
the Lease to carry) insurance. “Active Negligence” will not include (1) any negligent failure of
BNPPLC to act when the duty to act would not have been imposed but for BNPPLC’s status as owner of
any interest in the Land, the Improvements or any other Property or as a party to the transactions
described in the Lease or the other Operative Documents, (2) any negligent failure of any other
Interested Party to act when the duty to act would not have been imposed but for such party’s
contractual or other relationship to BNPPLC or participation or facilitation in any manner,
directly or indirectly, of the transactions described in the Lease or other Operative Documents, or
(3) the exercise in a lawful manner by BNPPLC (or any party lawfully claiming through or under
BNPPLC) of any right or remedy provided in or under the Lease or the other Operative Documents.

     “Additional Rent” has the meaning indicated in subparagraph 3(F) of the Lease.

     “Administrative Fees” means the fees identified as such in subparagraph 3(E) of the
Lease and subparagraph 3(A) of the Construction Agreement.

     “Advance Date” means, regardless of whether any Construction Advance is actually

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made
on such date, the first Business Day of every calendar month, beginning with the first
Business Day in December, 2007 and continuing regularly thereafter to and including the Base
Rent Commencement Date, which will be the last Advance Date.

     “Affiliate” of any Person means any other Person controlling, controlled by or under common
control with such Person. For purposes of this definition, the term “control” when used with
respect to any Person means the power to direct the management of policies of such Person, directly
or indirectly, whether through the ownership of voting securities, by contract or otherwise, and
the terms “controlling” and “controlled” have meanings correlative to the foregoing.

     “After Tax Basis” has the meaning indicated in subparagraph 5(C)(1) of the Lease.

     “Applicable Laws” means any or all of the following, to the extent applicable to BNPPLC, NAI,
the Property or the Operative Documents, after giving effect to the contractual choice of law
provisions in the Operative Documents: restrictive covenants; zoning ordinances and building codes;
flood disaster laws; health, safety and environmental laws and regulations; the Americans with
Disabilities Act and other laws pertaining to disabled persons; and other laws, statutes,
ordinances, rules, permits, regulations, orders, determinations and court decisions.

     “Applicable Purchaser” means any third party designated to purchase BNPPLC’s interest in the
Property and in any Escrowed Proceeds as provided in the Purchase Agreement.

     “Appurtenant Easements” has the meaning indicated in Exhibit A attached to the Ground
Lease.

     “Arrangement Fee” has the meaning indicated in the Construction Agreement.

     “Attorneys’ Fees” means the expenses and reasonable fees of counsel to the parties incurring
the same, including costs or expenses of in-house counsel (whether or not accounted for as general
overhead or administrative expenses) and printing, photostating, duplicating and other expenses,
air freight charges, and fees billed for law clerks, paralegals, librarians and others not admitted
to the bar but performing services under the supervision of an attorney. Such terms will also
include all such expenses and reasonable fees incurred with respect to appeals, arbitrations and
bankruptcy proceedings, and whether or not any manner of proceeding is brought with respect to the
matter for which such fees and expenses were incurred.

     “Balance of Unpaid Construction Period Losses” has the meaning indicated in the Purchase
Agreement.

     “Banking Rules Change” means either: (1) the introduction of or any change after the

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Effective Date (other than any change by way of imposition or increase of reserve requirements
included in the Eurodollar Rate Reserve Percentage) in any law or regulation applicable to BNPPLC,
BNPPLC’s Parent or any Participant, or in the generally accepted interpretation by the
institutional lending community of any such law or regulation, or in the interpretation of any such
law or regulation asserted by any regulator, court or other governmental authority (other than any
change by way of imposition or increase of reserve requirements included in the Eurodollar Rate
Reserve Percentage) or (2) the compliance by BNPPLC, BNPPLC’s Parent or any Participant with any
new guideline or new request issued after the Effective Date from any central bank or other
governmental authority (whether or not having the force of law).

     “Base Rent” means the rent payable by NAI pursuant to subparagraph 3(A) of the Lease.

     “Base Rent Commencement Date” means the first Business Day of the first calendar month after
the Completion Date.

     “Base Rent Date” means a date upon which Base Rent must be paid under the Lease, all of which
dates will be the first Business Day of a calendar month. The first Base Rent Date will be
determined as follows:

     a) If an ABR Period Election or a LIBOR Period Election of one month is in effect on
the Base Rent Commencement Date, then the first Business Day of the first calendar
month following the Base Rent Commencement Date will be the first Base Rent Date.

     b) If a LIBOR Period Election of three months or six months is in effect on the Base
Rent Commencement Date, then the first Business Day of the third calendar month
following the Base Rent Commencement Date will be the first Base Rent Date.

Each successive Base Rent Date after the first Base Rent Date will be the first Business Day of the
first or third calendar month following the calendar month which includes the preceding Base Rent
Date, determined as follows:

     (1) If an ABR Period Election or a LIBOR Period Election of one month is in effect on a
Base Rent Date, or if a Fixed Rate Lock commences or continues on a Base Rent Date, then the
first Business Day of the first calendar month following such Base Rent Date will be
the next following Base Rent Date.

     (2) If a LIBOR Period Election of three months or longer is in effect on a Base Rent
Date, then the first Business Day of the third calendar month following such Base
Rent Date will be the next following Base Rent Date.

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Thus, for example, if the Base Rent Commencement Date falls on the first Business Day of
September, 2008 and a LIBOR Period Election of three months commences on the Base Rent Commencement
Date, then the first Base Rent Date will be the first Business Day of December, 2008.

     “Base Rent Period” means a period for which Base Rent must be paid under the Lease, each of
which periods will correspond to the ABR Period Election or LIBOR Period Election for the period
(except when a Fixed Rate Lock continues in effect). The first Base Rent Period will begin on and
include the Base Rent Commencement Date, and each successive Base Rent Period will begin on and
include the Base Rent Date upon which the preceding Base Rent Period ends. Each Base Rent Period,
including the first Base Rent Period, will end on but not include the first or second Base Rent
Date after the Base Rent Date upon which such period began, determined as follows:

     (1) If an ABR Period Election or a LIBOR Period Election of one month or three months
is in effect for a Base Rent Period, or if a Fixed Rate Lock commences or continues on the
first day of the Base Rent Period, then such Base Rent Period will end on but not include
the first Base Rent Date after the Base Rent Date upon which such period began.

     (2) If a LIBOR Period Election of six months is in effect for a Base Rent Period, then
such Base Rent Period will end on but not include the second Base Rent Date after
the Base Rent Date upon which such period began.

The determination of Base Rent Periods can be illustrated by two examples:

     1) If NAI makes a LIBOR Period Election of three months for a hypothetical Base Rent
Period beginning on the first Business Day in January, 2009, then such Base Rent Period will
end on but not include the first Base Rent Date after it begins; that is, such Base Rent
Period will end on but not include the first Business Day in April, 2009, the third calendar
month after January, 2009.

     2) If, however, NAI makes a LIBOR Period Election of six months for the hypothetical
Base Rent Period beginning the first Business Day in January, 2009, then such Base Rent
Period will end on but not include the second Base Rent Date after it begins; that is, the
first Business Day in July, 2009.

     “BNPPLC” means BNPPLC Leasing Corporation, a Delaware corporation.

     “BNPPLC’s Parent” means BNP Paribas, a bank organized and existing under the laws of France,
and any successors of such bank.

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     “Breakage Costs” means any and all costs, losses or expenses incurred or sustained by
BNPPLC’s Parent (as a Participant or otherwise) or any Participant, for which BNPPLC’s Parent or
the Participant requests reimbursement from BNPPLC, because of:

     (1) the resulting liquidation or redeployment of deposits or other funds that were used
to make or maintain Funding Advances upon application of a Qualified Prepayment or upon any
sale of the Property pursuant to the Purchase Agreement, if such application or sale occurs
on any day other than the last day of a Construction Period or Base Rent Period; or

     (2) the resulting liquidation or redeployment of deposits or other funds that were
reserved to provide a Construction Advance requested by NAI, if and when the Construction
Advance is not made as anticipated, either because NAI declined to accept the Construction
Advance for any reason or because NAI failed to satisfy any of the conditions to such
Construction Advance specified in the Construction Agreement; or

     (3) the resulting liquidation or redeployment of deposits or other funds that were used
to make or maintain Funding Advances upon the acceleration of the end of any Construction
Period or Base Rent Period because of an acceleration of the Designated Sale Date as
described in clauses (2) or (3) of the definition thereof.

Breakage Costs will include, for example, losses on Funding Advances maintained by BNPPLC’s Parent
or any Participant which are attributable to any decline in LIBOR as of the effective date of any
application described in the clause (1) preceding, as compared to the LIBOR used to determine the
Effective Rate then in effect. Each determination of Breakage Costs by BNPPLC’s Parent or by any
Participant, as applicable, will be conclusive and binding upon NAI in the absence of clear and
demonstrable error.

     “Break Even Price” has the meaning indicated in the Purchase Agreement.

     “Business Day” means any day that is (1) not a Saturday, Sunday or day on which commercial
banks are generally closed or required to be closed in New York City, New York, and (2) a day on
which dealings in deposits of dollars are transacted in the London interbank market; provided, that
if such dealings are suspended indefinitely for any reason, “Business Day” will mean any day
described in clause (1).

     “Capital Adequacy Charges” means any additional amounts BNPPLC’s Parent or any Participant
requests BNPPLC to pay as compensation for an increase in required capital as
provided in subparagraph 5(B)(2) of the Lease.

     “Carrying Costs” has the meaning indicated in the Construction Agreement.

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 6

 

 

     “Closing Certificate” means the Amended and Restated Closing Certificate and Agreement
(Building 8) dated as of the Effective Date executed by NAI and BNPPLC, as such Closing Certificate
and Agreement may be extended, supplemented, amended, restated or otherwise modified from time to
time in accordance with its terms.

     “Closing Letter” means the letter agreement dated as of the Effective Date between BNPPLC and
NAI confirming the amount of the Initial Advance and the Transactions Expenses paid from the
Initial Advance.

     “Code” means the Internal Revenue Code of 1986, as amended.

     “Commitment Fees” has the meaning indicated in the Construction Agreement.

     “Common Definitions and Provisions Agreement” means this Agreement, which is incorporated by
reference into each of the other Operative Documents, as this Agreement may be extended,
supplemented, amended, restated or otherwise modified from time to time in accordance with its
terms.

     “Completion Date” has the meaning indicated in the Construction Agreement.

     “Completion Notice” has the meaning indicated in the Construction Agreement.

     “Consolidated Debt for Borrowed Money” has the meaning indicated in subparagraph 3(A)
of the Closing Certificate.

     “Consolidated EBITDA” has the meaning indicated in subparagraph 3(A) of the Closing
Certificate.

     “Constituent Documents” of any entity means the organizational documents pursuant to which
such entity was created and is governed, such as the articles of incorporation and bylaws of a
corporation, the articles of organization and regulations of a limited liability company or the
partnership agreement of a partnership.

     “Construction Advances” has the meaning indicated in the Construction Agreement.

     “Construction Advance Request” has the meaning indicated in the Construction Agreement.

     “Construction Agreement” means the Amended and Restated Construction Agreement
(Building 8) dated as of the Effective Date between BNPPLC and NAI, as such Construction Agreement
may be extended, supplemented, amended, restated or otherwise modified from time

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 7

 

 

to time in
accordance with its terms.

     “Construction Allowance” has the meaning indicated in the Construction Agreement.

     “Construction Period” means each successive period of approximately one month, with the first
Construction Period beginning on and including the Effective Date and ending on but not including
the first Advance Date. Each successive Construction Period after the first Construction Period
will begin on and include the day on which the preceding Construction Period ends and will end on
but not include the next following Advance Date, until the last Construction Period, which will end
on but not include the earlier of the Base Rent Commencement Date or any Designated Sale Date upon
which NAI or any Applicable Purchaser purchases BNPPLC’s interest in the Property pursuant to the
Purchase Agreement.

     “Construction Project” has the meaning indicated in the Construction Agreement.

     “Covered Construction Period Losses” has the meaning indicated in the Construction Agreement.

     “Default” means any event or circumstance which constitutes, or which would with the passage
of time or the giving of notice or both (if not cured within any applicable cure period)
constitute, an Event of Default.

     “Default Rate” means, a floating per annum rate equal to two percent (2%) above ABR, except
that for purposes of computing interest accruing for any period that commences thirty or more days
after the Designated Sale Date on any 97-10/Prepayment, Base Rent or Supplemental Payment that has
become due, but remains to be paid to BNPPLC by NAI, the Default Rate will mean a floating per
annum rate equal to five percent (5%) above ABR. Notwithstanding the foregoing, in no event will
the “Default Rate” at any time exceed the maximum interest rate permitted by Applicable Laws.

     “Defective Work” has the meaning indicated in the Construction Agreement.

     “Designated Sale Date” means the earliest of:

     (1) the date upon which the Term is scheduled to expire as provided in
Paragraph 1(A) of the Lease (i.e., December 14, 2013); or

     (2) any Business Day designated as the “Designated Sale Date” for purposes of
this Agreement and the other Operative Documents in an irrevocable, unconditional notice
given by NAI to BNPPLC before any 97-10/Meltdown Event has occurred; provided, that if the
Business Day so designated by NAI as the Designated Sale Date is

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and Provisions Agreement (Building 8) – Page 8

 

 

not at least twenty days
after the date of such notice, the notice will be of no effect for purposes of this
definition; and provided, further, that to be effective, any such notice must include an
irrevocable exercise by NAI of the Purchase Option under subparagraph 2(A)(1) of the
Purchase Agreement and thereby obligate NAI to tender payment of the full Break Even Price
to BNPPLC on the Business Day so designated; or

     (3) any Business Day designated as the “Designated Sale Date” for purposes of this
Agreement and the other Operative Documents in a notice given by BNPPLC to NAI:

•    when an Event of Default has occurred and is continuing and after the Completion
Date; or

•    after a 97-10/Meltdown Event or after BNPPLC’s receipt of a Pre-lease Force
Majeure Event Notice from NAI; or

•    following any change in the zoning or other Applicable Laws after the Completion
Date affecting the permitted use or development of the Property that, in BNPPLC’s
judgment, materially reduces the value of the Property; or

•    following any discovery of conditions or circumstances on or about the Property
after the Completion Date, such as the presence of an endangered species, which are
likely to substantially impede the use or development of the Property and thereby,
in BNPPLC’s judgment, materially reduce the value of the Property;

provided, however, that if the Business Day so designated by BNPPLC as the Designated Sale
Date is not at least thirty days after the date of such notice, the notice will be of no
effect for purposes of this definition; or

     (4) the first Business Day after the commencement of any Event of Default described in
clauses (G), (H) or (I) of the definition Event of Default herein that occurs because of any
bankruptcy proceeding instituted by or against NAI, as debtor, under Title 11 of the United
States Code; or

     (5) any date upon which the Lease terminates pursuant to subparagraph 1(B) or
subparagraph 1(C) of the Lease.

     “Effective Date” means November 29, 2007.

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and Provisions Agreement (Building 8) – Page 9

 

 

     “Effective Rate” means, for each Period, a per annum rate determined as follows:

     (1) In the case of any Period subject to a LIBOR Period Election, the Effective Rate
will equal the rate per annum determined by dividing (A) LIBOR for such Period, by (B) one
hundred percent (100%) minus the Eurodollar Rate Reserve Percentage for such Period.

     (2) In the case of any Period that is not subject to a LIBOR Period Election, the
Effective Rate will equal the ABR for such Period.

     (3) Notwithstanding the foregoing, for any Base Rent Period that begins on or after the
Fixed Rate Lock Date applicable to a Fixed Rate Lock and that ends before or on the date
such Fixed Rate Lock is terminated as provided in subparagraph 3(C) of the Lease,
the Effective Rate will equal the Fixed Rate.

So long as any LIBOR Period Election remains in effect, as LIBOR or the Eurodollar Rate Reserve
Percentage changes from Period to Period, the Effective Rate will be automatically increased or
decreased, as the case may be, without prior notice to NAI. Also, during any period when no LIBOR
Period Election or Fixed Rate Lock is in effect, as the ABR changes from Period to Period, the
Effective Rate will be automatically increased or decreased, as the case may be, without prior
notice to NAI.

If for any reason BNPPLC determines that it is impossible or unreasonably difficult to determine
the Effective Rate with respect to a given Period in accordance with the foregoing, then the
“Effective Rate” for that Period will equal any published index or per annum interest rate
determined in good faith by BNPPLC to be comparable to LIBOR at the beginning of the first day of
that Period. A comparable interest rate might be, for example, the then existing yield on short
term United States Treasury obligations (as compiled by and published in the then most recently
published United States Federal Reserve Statistical Release H.15(519) or its successor
publication), plus or minus a fixed adjustment based on BNPPLC’s comparison of past eurodollar
market rates to past yields on such Treasury obligations.

     “Eligible Financial Institution” means (a) a commercial bank organized under the laws
of the United States, or any State thereof or the District of Columbia, and having total assets in
excess of $5,000,000,000; (b) a commercial bank organized under the laws of any other country
which is a member of the Organization for Economic Cooperation and Development (“OECD”) or has
concluded special lending arrangements with the International Monetary Fund associated with its
General Arrangements to Borrow, or a political subdivision of any such country, and having total
assets in excess of $5,000,000,000; provided, that such bank is acting through a branch or agency
located in the United States; (c) the central bank of any country which is a member of the OECD;
and (d) a finance company, insurance company or other financial

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 10

 

 

institution (whether a corporation,
partnership or other entity, but excluding any savings and loan association) which is engaged in
making, purchasing or otherwise investing in commercial loans in the ordinary course of its
business, and having total assets in excess of $5,000,000,000; provided, however, that in no event
will any bank or other Person qualify as an Eligible Financial Institution at any time when it has
outstanding obligations with a credit rating less than investment grade from Standard & Poor’s, a
division of the McGraw-Hill Companies, or Moody’s Investors Service, Inc. or another nationally
recognized rating service.

     “Environmental Cutoff Date” means the later of the dates upon which (i) the Lease terminates
or NAI’s interests in the Property are sold at foreclosure as provided in Exhibit B
attached to the Lease, or (ii) NAI surrenders possession and control of the Property and ceases to
have interest in the Land or Improvements or rights with respect thereto under any of the Operative
Documents.

     “Environmental Laws” means any and all existing and future Applicable Laws pertaining to
safety, health or the environment, or to Hazardous Substances or Hazardous Substance Activities,
including the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as
amended by the Superfund Amendments and Reauthorization Act of 1986, and the Resource Conservation
and Recovery Act of 1976, as amended by the Used Oil Recycling Act of 1980, the Solid Waste
Disposal Act Amendments of 1980, and the Hazardous and Solid Waste Amendments of 1984.

     “Environmental Losses” means Losses suffered or incurred by BNPPLC or any other
Interested Party, directly or indirectly, relating to or arising out of, based on or as a result of
any of the following: (i) any Hazardous Substance Activity that occurs or is alleged to have
occurred on or prior to the Environmental Cutoff Date; (ii) any violation of any applicable
Environmental Laws relating to the Land or the Property or to the ownership, use, occupancy or
operation thereof that occurs or is alleged to have occurred in whole or in part on or prior to the
Environmental Cutoff Date; (iii) any investigation, inquiry, order, hearing, action, or other
proceeding by or before any governmental or quasi-governmental agency or authority in connection
with any Hazardous Substance Activity that occurs or is alleged to have occurred in whole or in
part on or prior to the Environmental Cutoff Date; or (iv) any claim, demand, cause of action or
investigation, or any action or other proceeding, whether meritorious or not, brought or asserted
against any Interested Party which directly or indirectly relates to, arises from, is
based on, or results from any of the matters described in clauses (i), (ii), or (iii) of this
definition or any allegation of any such matters. For purposes of determining whether Losses
constitute “Environmental Losses,” as the term is used in the Lease, any actual or alleged
Hazardous Substance Activity or violation of Environmental Laws relating to the Land or the
Property will be presumed to have occurred prior to the Environmental Cutoff Date unless NAI
establishes by clear and convincing evidence to the contrary that the relevant Hazardous Substance
Activity or violation of Environmental Laws did not occur or commence prior to the Environmental
Cutoff

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 11

 

 

Date.

     “Environmental Report” means, collectively, the following reports, which were provided by NAI
to BNPPLC prior to the Effective Date:

     (1) Phase I and Screen Level Phase II Environmental Assessment for 495 Java Drive,
Sunnyvale, California dated October 1, 1997 provided by McLaren Hart Environmental
Engineering Corporation;

     (2) Phase I and Screen Level Phase II Environmental Assessment for 475 Java Drive,
Sunnyvale, California dated March 24, 1998 provided by McLaren Hart Environmental
Engineering Corporation;

     (3) Phase I Environmental Site Assessment for 1275 Crossman Avenue, Sunnyvale,
California dated June 29, 1998 provided by Dames & Moore Group; and

     (4) Phase I Environmental Site Assessment for 1330 & 1350 Geneva Drive and 1345 & 1347
Crossman Avenue, Sunnyvale, California dated November 1, 1999 provided by Romig Consulting
Engineers.

     “ERISA” means the Employee Retirement Income Security Act of 1974, as amended from time to
time, together with all rules and regulations promulgated with respect thereto.

     “ERISA Affiliate” means any Person who for purposes of Title IV of ERISA is a member of NAI’s
controlled group, or under common control with NAI, within the meaning of Section 414 of the
Internal Revenue Code, and the regulations promulgated and rulings issued thereunder.

     “ERISA Termination Event” means (a) the occurrence with respect to any Plan of (1) a
reportable event described in Sections 4043(b)(5) or (6) of ERISA or (2) any other reportable event
described in Section 4043(b) of ERISA other than a reportable event not subject to the provision
for thirty-day notice to the Pension Benefit Guaranty Corporation pursuant to a waiver by such
corporation under Section 4043(a) of ERISA, or (b) the withdrawal of NAI or any
ERISA Affiliate from a Plan during a plan year in which it was a “substantial employer” as
defined in Section 4001(a)(2) of ERISA, or (c) the filing of a notice of intent to terminate any
Plan or the treatment of any Plan amendment as a termination under Section 4041 of ERISA, or (d)
the institution of proceedings to terminate any Plan by the Pension Benefit Guaranty Corporation
under Section 4042 of ERISA, or (e) any other event or condition which might constitute grounds
under Section 4042 of ERISA for the termination of, or the appointment of a trustee to administer,
any Plan.

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     “Escrowed Proceeds” means, subject to the exclusions specified in the next sentence,
any money that is received by BNPPLC from time to time during the Term (and any interest earned
thereon) from any party (1) under any property insurance policy as a result of damage to the
Property, (2) as compensation for any restriction imposed by any Governmental Authority upon the
use or development of the Property or for the condemnation of the Property or any portion thereof
(including any indirect condemnation by means of a taking of any of the Land or appurtenant
easements), (3) because of any judgment, decree or award for physical damage to the Property or (4)
as compensation under any title insurance policy or otherwise as a result of any title defect or
claimed title defect with respect to the Property; provided, however, in determining the amount of
“Escrowed Proceeds” there will be deducted all expenses and costs of every type, kind and nature
(including Attorneys’ Fees) incurred by BNPPLC to collect such proceeds. Notwithstanding the
foregoing, “Escrowed Proceeds” will not include (A) any payment to BNPPLC by a Participant or an
Affiliate of BNPPLC that is made to compensate BNPPLC for the Participant’s or Affiliate’s share of
any Losses BNPPLC may incur as a result of any of the events described in the preceding clauses (1)
through (4), (B) any money or proceeds that have been applied as a Qualified Prepayment or to pay
any Breakage Costs, Fixed Rate Settlement Amount or other costs incurred in connection with a
Qualified Prepayment, (C) any money or proceeds that, after no less than ten days notice to NAI,
BNPPLC returns or pays to a third party because of BNPPLC’s good faith belief that such return or
payment is required by law, (D) any money or proceeds paid by BNPPLC to NAI or offset against any
amount owed by NAI, or (E) any money or proceeds used by BNPPLC in accordance with the Lease for
repairs or the restoration of the Property or to obtain development rights or the release of
restrictions that will inure to the benefit of future owners or occupants of the Property. Until
Escrowed Proceeds are paid to NAI pursuant to Paragraph 10 of the Lease, transferred to a
purchaser under the Purchase Agreement as therein provided or applied as a Qualified Prepayment or
as otherwise described in the preceding sentence, BNPPLC will keep the same deposited in one or
more interest bearing accounts, and all interest earned on such account will be added to and made a
part of Escrowed Proceeds.

     “Established Misconduct” of a Person means, and is limited to:

     (1) if the Person is bound by the Operative Documents or the Participation
Agreement, conduct of such Person that constitutes a breach by it of the express
provisions of the Operative Documents or the Participation Agreement, as applicable, and
that continues beyond any period for cure provided therein, as determined in or as a
necessary element of a final judgment rendered against such Person by a court with
jurisdiction to make such determination, and

     (2) conduct of such Person or its Affiliates that has been determined to
constitute willful misconduct or Active Negligence in or as a necessary element of a final
judgment rendered against such Person by a court with jurisdiction to make such

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determination.

In no event, however, will Established Misconduct include actions of any Person undertaken in good
faith to mitigate Losses that such Person may suffer because of a breach or repudiation by NAI of
any of the Operative Documents. Further, negligence other than Active Negligence will not in any
event constitute Established Misconduct. For purposes of this definition, “conduct of a Person”
will consist of (1) the conduct of any employee of that Person to the extent (and only to the
extent) that the employee is acting within the scope of his employment by that Person, and (2) the
conduct of an agent of that Person (such as an independent environmental consultant engaged by that
Person), but only to the extent that the agent is (a) acting within the scope of the authority
granted to him by such Person, and (b) neither NAI nor acting with the consent or approval of or at
the request of or under the direction of NAI or NAI’s Affiliates, employees or agents. Established
Misconduct of one Interested Party will not be attributed to a second Interested Party unless the
second Interested Party is an Affiliate of the first, and it is understood that BNPPLC has not been
authorized, and nothing in the Participation Agreement will be construed as authorizing BNPPLC, to
act as an “agent” for any Participant as the term is used in this definition.

     “Eurocurrency Liabilities” has the meaning indicated in Regulation D of the Board of Governors
of the Federal Reserve System, as in effect from time to time.

     “Eurodollar Rate Reserve Percentage” means, for purposes of determining the Effective Rate for
any Period, the reserve percentage applicable two Business Days before the first day of such Period
under regulations issued from time to time by the Board of Governors of the Federal Reserve System
(or any successor) for determining the maximum reserve requirement (including any emergency,
supplemental or other marginal reserve requirement) for BNPPLC’s Parent with respect to liabilities
or deposits consisting of or including Eurocurrency Liabilities (or with respect to any other
category or liabilities by reference to which LIBOR is determined) having a term comparable to such
Period.

     “Event of Default” means any of the following:

     (A) NAI fails to pay when due any installment of Base Rent or Administrative Fees required by
the Lease, and such failure continues for three Business Days after NAI is notified in writing
thereof.

     (B) NAI fails to pay the full amount of any 97-10/Prepayment when due as provided in the
Construction Agreement or fails to pay the full amount of any Supplemental Payment as provided in
the Purchase Agreement on the Designated Sale Date.

     (C) NAI fails to pay when first due any amount required by the Operative Documents

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and Provisions Agreement (Building 8) – Page 14

 

 

(other than Base Rent or Administrative Fees required as provided in the Lease, any
97-10/Prepayment required as provided in the Construction Agreement or any Supplemental Payment
required as provided in the Purchase Agreement) and such failure continues for ten Business Days
after NAI is notified thereof.

     (D) NAI fails to cause any representation or warranty of NAI contained in any of the Operative
Documents that was false or misleading in any material respect when made to be made true and not
misleading (other than as described in the other clauses of this definition), or NAI fails to
comply with any provision of the Operative Documents (other than as described in the other clauses
of this definition), and in either case does not cure such failure prior to the earlier of (A)
thirty days after notice thereof is given to NAI or (B) the date any writ or order is issued for
the levy or sale of any property owned by BNPPLC (including the Property) or any criminal
prosecution is instituted or overtly threatened against BNPPLC or any of its directors, officers or
employees because of such failure; provided, however, that so long as no such writ or order is
issued and no such criminal prosecution is instituted or overtly threatened, the period within
which such failure may be cured by NAI will be extended for a further period (not to exceed an
additional one hundred twenty days) as is necessary for the curing thereof with diligence, if (but
only if) (x) such failure is susceptible of cure but cannot with reasonable diligence be cured
within such thirty day period, (y) NAI promptly commences to cure such failure and thereafter
continuously prosecutes the curing thereof with reasonable diligence and (z) the extension of the
period for cure will not, in any event, cause the period for cure to extend to or beyond the
Designated Sale Date.

     (E) NAI abandons any material part of the Property.

     (F) NAI or any Subsidiary of NAI fails to pay any principal of or premium or interest on any
of its Indebtedness which is outstanding in a principal amount of at least $25,000,000 when the
same becomes due and payable (whether by scheduled maturity, required prepayment, acceleration,
demand or otherwise), and such failure continues after the applicable grace period, if any,
specified in the agreement or instrument relating to such Indebtedness; or any other event
occurs or condition exists under any agreement or instrument relating to any such Indebtedness
and continues after the applicable grace period, if any, specified in such agreement or instrument,
if the effect of such event or condition is to accelerate the maturity of such Indebtedness; or any
such Indebtedness is declared by the creditor to be due and payable, or required to be prepaid
(other than by a regularly scheduled required prepayment), redeemed, purchased or defeased, or an
offer to prepay, redeem, purchase or defease such Indebtedness is required to be made, in each case
prior to the stated maturity thereof.

     (G) NAI or any Subsidiary of NAI is generally not paying its debts as such debts become
due, or admits in writing its inability to pay its debts generally, or makes a general assignment
for the benefit of creditors; or any proceeding is instituted by or against NAI or any

Amended and Restated Common Definitions

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Subsidiary
of NAI seeking to adjudicate it a bankrupt or insolvent, or seeking liquidation, winding up,
reorganization, arrangement, adjustment, protection, relief, or composition of it or its debts
under any law relating to bankruptcy, insolvency or reorganization or relief of debtors, or seeking
the entry of an order for relief or the appointment of a receiver, trustee, custodian or other
similar official for it or for any substantial part of its property and, in the case of any such
proceeding instituted against it (but not instituted by it), either such proceeding remains
undismissed or unstayed for a period of sixty consecutive days, or any of the actions sought in
such proceeding (including the entry of an order for relief against, or the appointment of a
receiver, trustee, custodian or other similar official for, it or for any substantial part of its
property) occurs; or NAI or any Subsidiary of NAI takes any corporate action to authorize any of
the actions set forth above in this clause.

     (H) Any order, judgment or decree is entered in any proceedings against NAI or any of NAI’s
Subsidiaries decreeing its dissolution and such order, judgment or decree remains unstayed and in
effect for more than sixty days.

     (I) Any order, judgment or decree is entered in any proceedings against NAI or any of NAI’s
Subsidiaries decreeing a divestiture of any of assets that represent a substantial part, or the
divestiture of the stock of any of NAI’s Subsidiaries whose assets represent a substantial part, of
the total assets of NAI and its Subsidiaries (determined on a consolidated basis in accordance with
GAAP) or which requires the divestiture of assets, or stock of any of NAI’s Subsidiaries, which
have contributed a substantial part of the net income of NAI and its Subsidiaries (determined on a
consolidated basis in accordance with GAAP) for any of the three fiscal years then most recently
ended, and such order, judgment or decree remains unstayed and in effect for more than sixty days.

     (J) A judgment or order for the payment of money in an amount (not covered by insurance) which
exceeds $25,000,000 is rendered against NAI or any of NAI’s Subsidiaries and either (i)
enforcement proceedings is commenced by any creditor upon such judgment, or (ii)
within thirty days after the entry thereof, such judgment or order is not discharged or
execution thereof stayed pending appeal, or within thirty days after the expiration of any such
stay, such judgment is not discharged.

     (K) Any ERISA Termination Event occurs that BNPPLC determines in good faith would constitute
grounds for a termination of any Plan or for the appointment by the appropriate United States
district court of a trustee to administer any Plan and such ERISA Termination Event is continuing
thirty days after notice to such effect is given to NAI by BNPPLC, or any Plan is terminated, or a
trustee is appointed by a United States district court to administer any Plan, or the Pension
Benefit Guaranty Corporation institutes proceedings to terminate any Plan or to appoint a trustee
to administer any Plan.

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and Provisions Agreement (Building 8) – Page 16

 

 

     (L) NAI enters into any transaction which would cause any of the Operative Documents or
any other document executed in connection herewith (or any exercise of BNPPLC’s rights hereunder or
thereunder) to constitute a non-exempt prohibited transaction under ERISA.

     (M) NAI fails to comply with the financial covenants set forth in subparagraph 3(C) of the
Closing Certificate.

     (N) Any Change in Control (as defined in subparagraph 3(A) of the Closing Certificate) shall
occur.

     “Excluded Taxes” means:

     (A) taxes upon or measured by net income to the extent such taxes are payable in respect of
Base Rent or other Qualified Income Payments;

     (B) transfer or change of ownership taxes assessed because of BNPPLC’s transfer or conveyance
to any third party of any rights or interest in the Improvements Lease, the Purchase Agreement or
the Property (other than any such taxes assessed because of any Permitted Transfer under clauses
(1), (4) or (5) of the definition of Permitted Transfer in this Agreement);

     (C) federal, state and local income taxes upon any amounts paid as reimbursement for or to
satisfy Losses incurred by BNPPLC or any Participant to the extent, but only to the extent, such
taxes are offset by a corresponding reduction of BNPPLC’s or the applicable Participant’s income
taxes which are not otherwise subject to reimbursement or indemnification by NAI because of
BNPPLC’s or such Participant’s deduction of the reimbursed Losses from its taxable income or
because of any tax credits attributable thereto;

     (D) income taxes that are (i) payable by BNPPLC in respect of any Qualified Prepayment or any
net sales proceeds paid to BNPPLC upon a sale of the Property because of Forced Recharacterization
as described in subparagraph 4(C)(3) of the Lease, and (ii) offset in the same taxable period by a
reduction in the taxes of BNPPLC which are not otherwise subject to reimbursement or
indemnification by NAI resulting from depreciation deductions or other tax benefits available to
BNPPLC only because of the refusal of the tax authorities to treat the Lease and other Operative
Documents as a financing arrangement;

     (E) any withholding taxes that subparagraph 13(A) of the Lease excuses NAI from paying
or requires BNPPLC to pay; and

     (F) any franchise taxes payable by BNPPLC, but only to the extent that such franchise
taxes would be payable by BNPPLC even if the transactions contemplated by the Lease and the

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other
Operative Documents were characterized for tax purposes as a mere financing arrangement and not as
a lease or sale.

It is understood that if tax rates used to calculate income taxes which constitute Excluded Taxes
under clause (1) of this definition are increased, the resulting increase will not be subject to
reimbursement or indemnification by NAI. If, however, a change in Applicable Laws after the
Effective Date, as applied to the transactions contemplated by the Operative Documents on a
stand-alone basis, results in an increase in such income taxes for any reason other than an
increase in the applicable tax rates (e.g., a disallowance of deductions that would otherwise be
available against payments described in clause (1) of this definition), then for purposes of the
Operative Documents, the term “Excluded Taxes” will not include the actual increase in such taxes
attributable to the change. Accordingly, BNPPLC or any Participant may recover any such net
increase from NAI pursuant to subparagraph 5(B) of the Lease.

It is also understood that nothing in this definition of “Excluded Taxes” will prevent any Original
Indemnity Payment (as defined in subparagraph 5(C)(1) of the Lease) from being paid on an After Tax
Basis.

     “Fed Funds Rate” means, for any period, a fluctuating interest rate (expressed as a per annum
rate and rounded upwards, if necessary, to the next 1/16 of 1%) equal on each day during such
period to the weighted average of the rates on overnight Federal funds transactions with members of
the Federal Reserve System arranged by Federal funds brokers, as published for such day (or, if
such day is not a Business Day, for the next preceding Business Day) by the Federal Reserve Bank of
New York, or, if such rates are not so published for any day which is a Business Day, the average
of the quotations for each day during such period on such transactions received by BNPPLC’s Parent
from three Federal funds brokers of recognized standing selected by BNPPLC’s Parent.

     “Fixed Rate” means the fixed rate of interest established by BNPPLC’s execution of an Interest
Rate Swap as described in subparagraph 3(B)(4) of the Lease.

     “Fixed Rate Lock” has the meaning assigned to it in subparagraph 3(B)(4) of the Lease.

     “Fixed Rate Lock Date” has the meaning assigned to it in subparagraph 3(B)(4) of the
Lease.

     “Fixed Rate Lock Termination” means any termination in whole or in part of the Fixed Rate Swap
as described in the first and second sentences of subparagraph 3(C) of the Lease.

     “Fixed Rate Lock Termination Date” means the date upon which a Fixed Rate Lock
Termination is effective. In the case of a Fixed Rate Lock Termination that results from

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BNPPLC’s
receipt of a Qualified Prepayment, the date such Qualified Prepayment is applied to reduce the
Lease Balance will constitute the Fixed Rate Lock Termination Date. In the case of any Fixed Rate
Lock Termination resulting from an acceleration of the Designated Sale Date as provided in clauses
(2) or (3) the definition thereof in this Agreement, the Fixed Rate Lock Termination Date will
constitute the Designated Sale Date.

     “Fixed Rate Lock Notice” has the meaning assigned to it in subparagraph 3(B)(4) of the
Lease, which includes a reference to the form attached as Annex 2.

     “Fixed Rate Loss” means an amount reasonably determined in good faith by the Floating Rate
Payor to be its total losses and costs in connection with any Fixed Rate Lock Termination. Fixed
Rate Loss will include any loss of bargain, cost of funding or, at the election of the Floating
Rate Payor but without duplication, loss or cost incurred as a result of its terminating,
liquidating, obtaining or reestablishing any hedge or related trading position. The Floating Rate
Payor will be expected to determine the Fixed Rate Loss as of the date of the relevant Fixed Rate
Lock Termination Date, or, if that is not reasonably practicable, as of the earliest date
thereafter as is reasonably practicable. The Floating Rate Payor may (but need not) determine its
Fixed Rate Loss by reference to quotations of relevant rates or prices from one or more leading
dealers in the relevant markets.

     “Fixed Rate Settlement Amount” means, with respect to any Fixed Rate Lock Termination:

(a) the Market Quotation for such Fixed Rate Lock Termination, if a Market Quotation can be
determined and if (in the reasonable belief of the Floating Rate Payor as the party making
the determination) determining a Market Quotation would produce a
commercially reasonable result; or

(b) the Fixed Rate Loss, if any, for such Fixed Rate Lock Termination if a Market Quotation
cannot be determined or would not (in the reasonable belief of the Floating Rate Payor as
the party making the determination) produce a commercially reasonable result.

     “Fixed Rate Swap” has the meaning assigned to it in subparagraph 3(B)(4) of the Lease.

     “Floating Rate Payor” means BNP Paribas or any successor or assign of BNP Paribas under an
Interest Rate Swap.

     “FOCB Notice” has the meaning indicated in the Construction Agreement.

     “Force Majeure Event” has the meaning indicated in the Construction Agreement.

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and Provisions Agreement (Building 8) – Page 19

 

 

     “Fully Subordinated or Removable” means, with respect to any Lien encumbering the Land
or any appurtenant easement, that such Lien is, either by operation of Applicable Laws or by the
express terms of documents which grant or create such Lien:

     (1) fully subject and subordinate to the Ground Lease and to all rights and property
interests of BNPPLC under the Operative Documents; or

     (2) subject to release and removal by BNPPLC or any subsequent owner of the Property at
any time after a Designated Sale Date without any requirement that BNPPLC or the subsequent
owner compensate the holder of such Lien or make any other significant payment in connection
with such release and removal;

provided, however, a Lien will not qualify as Fully Subordinated or Removable under clause (1)
preceding if a purchase of the Land by BNPPLC pursuant to the purchase option set forth in the
Ground Lease (as such option may be modified from time to time by agreement of lessor and lessee
under the Ground Lease) will not, by operation of law or the express agreement of the holder of the
Lien, effectively cut off and terminate such Lien insofar as it applies to or affects the
Improvements and the Land purchased by BNPPLC; and, provided further, a Lien will not qualify as
Fully Subordinated or Removable under clause (2) preceding if it provides or includes a power of
sale or other right or remedy in favor of the holder of such Lien which could result in a
foreclosure sale or other forfeiture of BNPPLC’s rights or interests under the Ground Lease or in
the Property.

     “Funded Construction Allowance” has the meaning indicated in the Construction Agreement.

     “Funding Advances” means all advances made by BNPPLC’s Parent or any Participant to or on
behalf of BNPPLC to allow BNPPLC to make the Initial Advance and to provide the Construction
Allowance or maintain its investment in the Property.

     “Future Work” has the meaning indicated in the Construction Agreement.

     “GAAP” means generally accepted accounting principles in the United States of America as in
effect from time to time, applied on a basis consistent with those used in the preparation of the
financial statements referred to in subparagraph 2(A)(4) of the Closing Certificate (except
for changes with which NAI’s independent public accountants concur).

     “Governmental Authority” means (1) the United States, the state, the county, the municipality,
and any other political subdivision in which the Land is located, and (2) any other nation, state
or other political subdivision or agency or instrumentality thereof having or asserting
jurisdiction over NAI or the Property.

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 20

 

 

     “Ground Lease” means the Amended and Restated Ground Lease (Building 8) dated as of the
Effective Date, under which the Land is leased from NAI to BNPPLC, as such Ground Lease may be
extended, supplemented, amended, restated or otherwise modified from time to time in accordance
with its terms.

     “Hazardous Substance” means (i) any chemical, compound, material, mixture or substance that is
now or hereafter defined or listed in, regulated under, or otherwise classified pursuant to, any
Environmental Laws as a “hazardous substance,” “hazardous material,” “hazardous waste,” “extremely
hazardous waste or substance,” “infectious waste,” “toxic substance,” “toxic pollutant,” or any
other formulation intended to define, list or classify substances by reason of deleterious
properties, including ignitability, corrosiveness, reactivity, carcinogenicity, toxicity or
reproductive toxicity; (ii) petroleum, any fraction of petroleum, natural gas, natural gas liquids,
liquified natural gas, synthetic gas usable for fuel (or mixtures of natural gas and such synthetic
gas), and ash produced by a resource recovery facility utilizing a municipal solid waste stream,
and drilling fluids, produced waters and other wastes associated with the exploration, development
or production of crude oil, natural gas or geothermal resources; (iii) asbestos and any asbestos
containing material; and (iv)  any other material that, because of its quantity, concentration or
physical or chemical characteristics, is the subject of regulation under Applicable Law or poses a
significant present or potential hazard to human health or safety or to the environment if released
into the workplace or the environment.

     “Hazardous Substance Activity” means any actual, proposed or threatened use, storage, holding,
release (including any spilling, leaking, leaching, pumping, pouring, emitting, emptying, dumping,
disposing into the environment, and the continuing migration into or through soil,
surface water, groundwater or any body of water), discharge, deposit, placement, generation,
processing, construction, treatment, abatement, removal, disposal, disposition, handling or
transportation of any Hazardous Substance from, under, in, into or on Land or the Property,
including the movement or migration of any Hazardous Substance from surrounding property, surface
water, groundwater or any body of water under, in, into or onto the Property and any resulting
residual Hazardous Substance contamination in, on or under the Property. “Hazardous Substance
Activity” also means any existence of Hazardous Substances on the Property that would cause the
Property or the owner or operator thereof to be in violation of, or that would subject the Land or
the Property to any remedial obligations under, any Environmental Laws, assuming disclosure to the
applicable Governmental Authorities of all relevant facts, conditions and circumstances pertaining
to the Property.

     “Improvements” means any and all (1) buildings and other real property improvements
previously or hereafter erected on the Land, and (2) equipment (e.g., HVAC systems, elevators and
plumbing fixtures) attached to the buildings or other real property improvements, the removal of
which would cause structural or other material damage to the buildings or other real property
improvements or would materially and adversely affect the value or use of the buildings

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 21

 

 

or other real property improvements.

     “Increased Commitment” has the meaning indicated in the Construction Agreement.

     “Increased Funding Commitment” has the meaning indicated in the Construction Agreement.

     “Increased Time Commitment” has the meaning indicated in the Construction Agreement.

     “Indebtedness” of any Person means (without duplication of any item) Liabilities of such
Person in any of the following categories:

     (A) Liabilities for borrowed money;

     (B) Liabilities constituting an obligation to pay the deferred purchase price of
property or services;

     (C) Liabilities evidenced by a bond, debenture, note or similar instrument;

     (D) Liabilities which (1) would under GAAP be shown on such Person’s balance sheet as a
liability, and (2) are payable more than one year from the date of creation thereof (other
than reserves for taxes and reserves for contingent obligations);

     (E) Liabilities constituting principal under leases capitalized in accordance with
GAAP;

     (F) Liabilities arising under conditional sales or other title retention agreements;

     (G) Liabilities owing under direct or indirect guaranties of Liabilities of any other
Person or otherwise constituting obligations to purchase or acquire or to otherwise protect
or insure a creditor against loss in respect of Liabilities of any other Person (such as
obligations under working capital maintenance agreements, agreements to keep-well, or
agreements to purchase Liabilities, assets, goods, securities or services), but excluding
endorsements in the ordinary course of business of negotiable instruments in the course of
collection;

     (H) Liabilities (for example, repurchase agreements, mandatorily redeemable
preferred stock and sale/leaseback agreements) consisting of an obligation to purchase or
redeem securities or other property, if such Liabilities arises out of or in connection with

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 22

 

 

the sale or issuance of the same or similar securities or property;

     (I) Liabilities with respect to letters of credit or applications or reimbursement
agreements therefor;

     (J) Liabilities with respect to payments received in consideration of oil, gas, or
other commodities yet to be acquired or produced at the time of payment (including
obligations under “take-or-pay” contracts to deliver gas in return for payments already
received and the undischarged balance of any production payment created by such Person or
for the creation of which such Person directly or indirectly received payment);

     (K) Liabilities with respect to other obligations to deliver goods or services in
consideration of advance payments therefor; or

     (L) Liabilities under any “synthetic” or other lease of property or related documents
(including a separate purchase agreement) which obligate such Person or any of its
Affiliates (whether by purchasing or causing another Person to purchase any interest in the
leased property or otherwise) to guarantee a minimum residual value of the leased property
to the lessor.

For purposes of this definition, the amount of Liabilities described in the last clause of the
preceding sentence with respect to any lease classified according to GAAP as an “operating
lease,” will equal the sum of (1) the present value of rentals and other minimum lease payments
required in connection with such lease [calculated in accordance with SFAS 13 and other GAAP
relevant to the determination of the whether such lease must be accounted for as an operating lease
or capital lease], plus (2) the fair value of the property covered by the lease; except that such
amount will not exceed the price, as of the date a determination of Indebtedness is required
hereunder, for which the lessee can purchase the leased property pursuant to any valid ongoing
purchase option if, upon such a purchase, the lessee will be excused from paying rentals or other
minimum lease payments that would otherwise accrue after the purchase.

Notwithstanding the foregoing, the “Indebtedness” of any Person will not include Liabilities that
were incurred by such Person on ordinary trade terms to vendors, suppliers, or other Persons
providing goods and services for use by such Person in the ordinary course of its business, unless
and until such Liabilities are outstanding more than 90 days past the original invoice or billing
date therefor.

     “Initial Advance” has the meaning indicated in the Construction Agreement.

     “Initial Lease Balance” means $13,782,227.60. Such amount equals the Lease Balance
outstanding under and as defined in the Prior Operative Documents immediately before the

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and Provisions Agreement (Building 8) – Page 23

 

 

execution
of the Operative Documents, which amend and restate the Prior Operative Documents.

     “Interested Party” means each of following Persons and their Affiliates: (1) BNPPLC and its
successors and permitted assigns as to the Property or any part thereof or any interest therein,
(2) BNPPLC’s Parent, and (3) the Participants and their successors and permitted assigns under the
Participation Agreement; provided, however, none of the following Persons will constitute an
Interested Party: (a) any Person to whom BNPPLC may transfer an interest in the Property by a
conveyance that is not a Permitted Transfer and others that cannot lawfully claim an interest in
the Property except through or under a transfer by such a Person, (b) NAI and its Affiliates, (c)
any Person claiming through or under a conveyance made by NAI after any purchase by NAI of BNPPLC’s
interest in the Property pursuant to the Purchase Agreement, or (d) any Applicable Purchaser
designated by NAI under the Purchase Agreement who purchases the Property pursuant to a sale
arranged by NAI and any Person that cannot lawfully claim an interest in the Property except
through or under a conveyance from such an Applicable Purchaser.

     “Interest Rate Swap” means an interest rate exchange transaction, entered into between BNPPLC,
as the fixed rate payor, and BNP Paribas, as the swap counterparty and floating rate payor, under
the then most recent form of Master Agreement published by the International Swaps and Derivatives
Association, Inc., as supplemented by the definitions and such schedules, annexes, exhibits and
supplements as are agreed upon by the parties thereto, pursuant to which
BNP Paribas agrees to pay monthly to BNPPLC a floating rate of interest equal to LIBOR and
BNPPLC agrees to pay monthly to BNP Paribas a fixed rate of interest for a term that commences on
the Fixed Rate Lock Date and ends on the last day of the scheduled Term of the Lease. The notional
principal amount used for any such interest rate exchange transaction will equal the Lease Balance
calculated as of the date such transaction is entered into.

     “Land” means the land described in Exhibit A attached to the Closing Certificate, the
Lease, the Ground Lease and the Purchase Agreement.

     “Lease” means the Amended and Restated Lease Agreement (Building 8) dated as of the Effective
Date between BNPPLC, as landlord, and NAI, as tenant, pursuant to which NAI has agreed to lease
BNPPLC’s interest in the Property, as such Lease Agreement may be extended, supplemented, amended,
restated or otherwise modified from time to time in accordance with its terms.

     “Lease Balance” as of any date means the amount equal to the sum of the Initial Lease
Balance, plus the Initial Advance, plus the sum of all Construction Advances, Carrying Costs and
other amounts added to the Outstanding Construction Allowance as provided in the Construction
Agreement on or prior to such date, minus all funds actually received by BNPPLC and applied as
Qualified Prepayments on or prior to such date. Under no circumstances will any payment of

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 24

 

 

Base
Rent or other Qualified Income Payments reduce the Lease Balance.

     “Lease Termination Damages” has the meaning indicated in subparagraph 15(A)(3)(c) of
the Lease.

     “Liabilities” means, as to any Person, all indebtedness, liabilities and obligations of such
Person, whether matured or unmatured, liquidated or unliquidated, primary or secondary, direct or
indirect, absolute, fixed or contingent, and whether or not required to be considered pursuant to
GAAP.

     “LIBOR” means, for purposes of determining the Effective Rate for any Period, the per annum
rate equal to:

     (a) the offered rate for deposits in U.S. dollars as of approximately 11:00 a.m.,
London time, on the day that is two London Banking Days (hereinafter defined) prior to the
day upon which such Period begins (the “Reset Date”), as reported:

     (1) on Reuters Screen LIBOR01 page (or any replacement page or pages on which
London interbank rates of major banks for U.S. dollars are displayed) by the Reuters
service; or

     (2) on Moneyline Telerate Page 3750, British Bankers Association Interest
Settlement Rates, or another news page selected by BNPPLC’s Parent if the Reuters
Screen LIBOR01 page is removed from the Reuters system or changed such that, in the
opinion of BNPPLC’s Parent, the interest rates shown on it no longer represent the
same kind of interest rates as when the Operative Documents were executed; or

     (b) if such offered rate is for any reason unavailable, the rate per annum determined
by BNPPLC’s Parent on the basis of rates offered for deposits in U.S. dollars by four major
banks in the London interbank market selected by BNPPLC’s Parent (“Reference Banks”) at
approximately 11:00 a.m., London time, on the day that is two London Banking Days preceding
the Reset Date to prime banks in the London interbank market for a period corresponding as
nearly as possible to the applicable Period. ( If this clause (b) applies, BNPPLC’s Parent
will request the principal London office of each of the Reference Banks to provide a
quotation of its rate. If at least two quotations are provided, “LIBOR” will be the
arithmetic mean of the quotations. If, however, fewer than two quotations are provided,
“LIBOR” will be the arithmetic mean of the rates quoted by major banks in New York selected
by BNPPLC’s Parent, at approximately 11:00 a.m., New York time, on the Reset Date for loans
in U.S. dollars to leading U.S. banks for a period corresponding as nearly as possible to
the applicable Period.)

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and Provisions Agreement (Building 8) – Page 25

 

 

As used in this definition, “London Banking Day” means any day on which commercial banks are
open for general business (including dealings in foreign exchange and foreign currency deposits) in
London, England.

     “LIBOR Period Election” means an election to have the Effective Rate for any Period calculated
by reference to LIBOR, rather than by reference to the ABR or the Fixed Rate, and to have such
period extend for approximately one month, three months or six months. The first Construction
Period will be subject to a LIBOR Period Election of one month; and, subject to the limitations and
qualifications set forth in this definition, NAI may make any subsequent Period subject to a LIBOR
Period Election by a notice given to BNPPLC in the form attached as Annex 3 at least five
Business Days prior to the commencement of such Period. After a LIBOR Period Election becomes
effective, it will remain in effect for all subsequent Periods until a different election is made
in accordance with the provisions of this definition and the definition of ABR Period Election
above. (For purposes of the Construction Agreement and the Lease a LIBOR Period Election for any
Period will also be considered the LIBOR Period Election in effect on the Effective Date, Advance
Date, Base Rent Commencement Date or Base Rent Date upon which such Period begins.)
Notwithstanding the foregoing:

	 	•	 	No LIBOR Period Election for a period of more than one month will be effective
prior to the Completion Date.
	 
	 	•	 	No LIBOR Period Election will be effective that would cause a Base Rent Period
to extend beyond the end of the scheduled Term or beyond a Fixed Rate Lock Date.
	 
	 	•	 	No LIBOR Period Election will commence or continue during any period that
begins on or after the Fixed Rate Lock Date applicable to a Fixed Rate Lock and that
ends before or on the date such Fixed Rate Lock is terminated as provided in
subparagraph 3(C) of the Lease.
	 
	 	•	 	Changes in any ABR Period Election or LIBOR Period Election will become
effective only upon the commencement of a new Period.
	 
	 	•	 	In the event BNPPLC determines that it would be unlawful (or any central bank
or governmental authority asserts that it would be unlawful) for BNPPLC, BNPPLC’s
Parent or any Participant to provide or maintain Funding Advances during a Period if
the Carrying Costs or Base Rent accrued during such Period at a rate based upon LIBOR,
NAI will be deemed to have made such Period subject to an ABR Period Election, not a
LIBOR Period Election.
	 
	 	•	 	If for any reason (including BNPPLC’s receipt of a notice from NAI purporting to

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 26

 

 

	 	 	 	make a LIBOR Period Election that is contrary to the foregoing provisions), BNPPLC is
unable to determine with certainty whether a particular Period is subject to a specific
LIBOR Period Election of one month, three months or six months, or if any Event of
Default has occurred and is continuing on the third Business Day preceding the
commencement of a particular Period, NAI will be deemed to have made an ABR Period
Election for that particular Period.

     “Lien” means any mortgage, pledge, security interest, encumbrance, lien or charge of any kind
(including any agreement to give any of the foregoing, any conditional sale or other title
retention agreement, any lease in the nature thereof, any agreement to sell receivables with
recourse, and the filing of or agreement to give any financing statement under the Uniform
Commercial Code of any jurisdiction).

     “Liens Removable by BNPPLC” means, and is limited to, Liens encumbering the Property that are
asserted (1) other than as contemplated in the Operative Documents, by BNPPLC itself or by BNPPLC’s
Parent, (2) by third parties lawfully claiming through or under BNPPLC (which for purposes of the
Operative Documents will include any judgment liens established against the Property because of a
judgment rendered against BNPPLC and will also
include any liens established against the Property to secure past due Excluded Taxes), or (3)
by third parties claiming under a deed or other instrument duly executed by BNPPLC; provided,
however, Liens Removable by BNPPLC will not include (A) any Permitted Encumbrances (regardless of
whether claimed through or under BNPPLC), (B) the Operative Documents or any other document
executed by BNPPLC with the knowledge of (and without objection by) NAI or NAI’s counsel
contemporaneously with the execution and delivery of the Operative Documents, (C) Liens which are
neither lawfully claimed through or under BNPPLC (as described above) nor claimed under a deed or
other instrument duly executed by BNPPLC, (D) Liens claimed by NAI or claimed through or under a
conveyance made by NAI other than NAI’s conveyance of the leasehold estate to BNPPLC under the
Ground Lease, (E) Liens arising because of BNPPLC’s compliance with Applicable Law, the Operative
Documents, Permitted Encumbrances or any written request made by NAI, (F) Liens securing the
payment of property taxes or other amounts assessed against the Property by any Governmental
Authority, other than to secure the payment of past due Excluded Taxes or to secure damages caused
by (and attributed by any applicable principles of comparative fault to) BNPPLC’s own Established
Misconduct, (G) Liens resulting from or arising in connection with any breach by NAI of the
Operative Documents; or (H) Liens resulting from or arising in connection with any Permitted
Transfer that occurs more than thirty days after any Designated Sale Date upon which, for any
reason, NAI or any Applicable Purchaser does not purchase BNPPLC’s interest in the Property
pursuant to the Purchase Agreement for a price (when taken together with any Supplemental Payment
paid by NAI pursuant to the Purchase Agreement, in the case of a purchase by an Applicable
Purchaser) equal to the Break Even Price.

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and Provisions Agreement (Building 8) – Page 27

 

 

     “Local Impositions” means all sales, excise, ad valorem, gross receipts, business,
transfer, stamp, occupancy, rental and other taxes (other than taxes on net income and corporate
franchise taxes), levies, fees, charges, surcharges, assessments, interest, additions to tax, or
penalties imposed by the State of California or any agency or political subdivision thereof upon
BNPPLC or any owner of the Property or any part of or interest in the Property because of (i) the
Lease or other Operative Documents, (ii) the status of record title to the Property, (iii) the
ownership, leasing, occupancy, sale or operation of the Property or any part thereof or interest
therein, or (iv) the Permitted Encumbrances; excluding, however, Excluded Taxes. “Local
Impositions” will include any real estate taxes imposed because of a change of use or ownership of
the Property resulting from, or occurring on or prior to the date of, any sale by BNPPLC pursuant
to the Purchase Agreement.

     “Losses” means the following: any and all losses, liabilities, damages (whether actual,
consequential, punitive or otherwise denominated), demands, claims, administrative or legal
proceedings, actions, judgments, causes of action, assessments, fines, penalties, costs of
settlement and other costs and expenses (including Attorneys’ Fees and the fees of outside
accountants and environmental consultants), of any and every kind or character, foreseeable and
unforeseeable, liquidated and contingent, proximate and remote, known and unknown.

     “Market Quotation” means, with respect to any Fixed Rate Lock Termination, an amount
determined by the Floating Rate Payor on the basis of quotations from Reference Market-makers.
Each quotation will be for an amount, if any, that would be paid by the Floating Rate Payor in
consideration of an agreement between it and the quoting Reference Market-maker to enter into a
transaction (the “Replacement Transaction”) that would have the effect of preserving for the
Floating Rate Payor the economic equivalent of any payment or delivery (whether the underlying
obligation was absolute or contingent and assuming the satisfaction of each applicable condition
precedent) that would, but for the occurrence of the relevant Fixed Rate Lock Termination, have
been required under the Fixed Rate Swap. The Replacement Transaction would be subject to such
documentation as such party and the Reference Market-maker may, in good faith, agree. The Floating
Rate Payor (or its agent) will request each Reference Market-maker to provide its quotation to the
extent reasonably practicable as of the same day and time (without regard to different time zones)
on the effective date of or as soon as reasonably practicable after the relevant Fixed Rate Lock
Termination. The date and time as of which those quotations are to be obtained will be selected in
good faith by the Floating Rate Payor. If more than three quotations are provided, the Market
Quotation will be the arithmetic mean of the quotations, without regard to the quotations having
the highest and lowest values. If exactly three such quotations are provided, the Market Quotation
will be the quotation remaining after disregarding the highest and lowest quotations. For this
purpose, if more than one quotation has the same highest value or lowest value, then one of such
quotations will be disregarded. If fewer than three quotations are provided, it will be deemed
that the Market Quotation in respect of such Fixed Rate Lock Termination cannot be determined.

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 28

 

 

     “Material Adverse Effect” means a material adverse effect on (a) the assets,
operations, financial condition or businesses of NAI, (b) the ability of NAI to perform any of its
obligations under the Operative Documents, (c) the rights of or benefits available to BNPPLC under
the Operative Documents, (d) the value, utility or useful life of the Property or (e) the priority,
perfection or status of any of BNPPLC’s interests in the Property or in any of the Operative
Documents.

     “Maximum Construction Allowance” has the meaning indicated in the Construction Agreement.

     “Maximum Remarketing Obligation” has the meaning indicated in the Purchase Agreement.

     “Minimum Insurance Requirements” means the insurance requirements outlined in Annex 4
attached to this Agreement.

     “Multiemployer Plan” means a multiemployer plan as defined in Section 3(37) of ERISA to which
contributions have been made by NAI or any ERISA Affiliate during the preceding six years and which
is covered by Title IV of ERISA.

     “NAI” means Network Appliance, Inc., a Delaware corporation.

     “NAI’s Estimate of Force Majeure Excess Costs” has the meaning indicated in the Construction
Agreement.

     “NAI’s Estimate of Force Majeure Delays” has the meaning indicated in the Construction
Agreement.

     “NAI’s Initial Remarketing Right” has the meaning indicated in the Purchase Agreement.

     “Notice of NAI’s Intent to Terminate” has the meaning indicated in the Construction Agreement.

     “Notice of NAI’s Intent to Terminate Because of a Force Majeure Event” has the meaning
indicated in the Construction Agreement.

     “Notice of Termination by NAI” has the meaning indicated in the Construction Agreement.

     “Operative Documents” means the Closing Letter, the Closing Certificate, the Ground

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 29

 

 

Lease, the Lease, the Construction Agreement, the Purchase Agreement and this Common Definitions
and Provisions Agreement.

     “Outstanding Construction Allowance” has the meaning indicated in the Construction Agreement.

     “Owner’s Election to Continue Construction” has the meaning indicated in the Construction
Agreement.

     “Participant” means any Person other than BNPPLC that from time to time, by executing the
Participation Agreement or supplements as contemplated therein, becomes a party to the
Participation Agreement and thereby agrees to participate in all or some of the risks and rewards
to BNPPLC of the Operative Documents; provided, however, no such Person will qualify as a
Participant for purposes of the Operative Documents unless (i) such Person is approved to be a
Participant by NAI or (ii) such Person becomes a Participant when an Event of Default has
occurred and is continuing. As of the Effective Date, NAI has approved only BANK OF AMERICA,
N.A.; GOLDMAN SACHS CREDIT PARTNERS L.P.; JPMORGAN CHASE BANK, NATIONAL ASSOCIATION; KEYBANK
NATIONAL ASSOCIATION; MORGAN STANLEY BANK; SUMITOMO MITSUI BANKING CORPORATION; and WELLS FARGO
BANK, N.A. (all of which are original parties to the Participation Agreement). BNPPLC may,
however, from time to time request NAI’s approval for other prospective Participants. NAI will
not unreasonably withhold or delay any approval required for any prospective Participant which is
an Eligible Financial Institution. However, as to any prospective Participant that is not already
a party to the Participation Agreement or an Eligible Financial Institution, NAI may withhold such
approval in its sole discretion. Further, it is understood that if giving such approval will
increase NAI’s liability for withholding taxes or other taxes not constituting Excluded Taxes under
tax laws or regulations then in effect, NAI may reasonably refuse to give such approval.

     “Participation Agreement” means the Participation Agreement (Building 8) dated as of the
Effective Date, pursuant to which BANK OF AMERICA, N.A.; GOLDMAN SACHS CREDIT PARTNERS L.P.;
JPMORGAN CHASE BANK, NATIONAL ASSOCIATION; KEYBANK NATIONAL ASSOCIATION; MORGAN STANLEY BANK;
SUMITOMO MITSUI BANKING CORPORATION; and WELLS FARGO BANK, N.A. are agreeing with BNPPLC to
participate in the risks and rewards to BNPPLC of the Operative Documents, as such Participation
Agreement may be extended, supplemented, amended, restated or otherwise modified from time to time
in accordance with its terms. It is understood, however, that because the Participation Agreement
will expressly make NAI a third party beneficiary of each Participant’s obligations thereunder to
make advances to BNPPLC in connection with Construction Advances under the Construction Agreement,
NAI’s consent will be required to any amendment of the Participation Agreement that limits or
excuses such obligations.

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 30

 

 

     “Period” means a Construction Period or Base Rent Period.

     “Permitted Encumbrances” means (i) the encumbrances and other matters affecting the Property
that are set forth in Exhibit B attached to the Closing Certificate, (ii) any easement
agreement or other document affecting title to the Property executed by BNPPLC at the request of or
with the consent of NAI, (iii) any Liens securing the payment of Local Impositions which are not
delinquent or claimed to be delinquent or which are being contested in accordance with
subparagraph 5(A) of the Lease, (iv) statutory liens, if any, in the nature of
contractors’, mechanics’ or materialmen’s liens for amounts not past due or claimed to be past due
for more than thirty days or which are being contested in accordance with
subparagraph 11(B) of the Lease, (v) Liens which are Fully Subordinated or Removable, (vi)
any documents or maps which NAI executes and records, with the consent of BNPPLC as provided in
subparagraph 4(C) of the Closing Certificate, and (vii) other easements (if any) that (A)
have previously been executed by NAI (as owner of the Land) in favor of the City of Sunnyvale or a
local utility provider for the
use or installation of streets, sidewalks or utilities, (B) do not extend under, over or
through any building or other structure constructed or be constructed on the Land, (C) do not and
will not have any significant adverse impact on the value of the Property, and (D) do and will not
preclude or significantly impede any development or construction contemplated in or permitted by
the Operative Documents.

     “Permitted Hazardous Substance Use” means the use, generation, storage and offsite disposal of
Permitted Hazardous Substances in strict accordance with applicable Environmental Laws and with due
care given the nature of the Hazardous Substances involved; provided, the scope and nature of such
use, generation, storage and disposal will not:

     (1) exceed that reasonably required for the construction of the Construction Project in
accordance with the Construction Agreement or for the use and operation of the Property for
the purposes expressly permitted under subparagraph 2(A) of the Lease; or

     (2) include any disposal, discharge or other release of Hazardous Substances from the
Property in any manner that might allow such substances to reach surface water or
groundwater, except (i) through a lawful and properly authorized discharge (A) to a publicly
owned treatment works or (B) with rainwater or storm water runoff in accordance with
Applicable Laws and any permits obtained by NAI that govern such runoff; or (ii) any such
disposal, discharge or other release of Hazardous Substances for which no permits are
required and which are not otherwise regulated under applicable Environmental Laws.

Further, notwithstanding anything to the contrary herein contained, Permitted Hazardous
Substance Use will not include any use of the Property (including as a landfill, incinerator or
other waste disposal facility) in a manner that requires a treatment, storage or disposal permit

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 31

 

 

under the Resource Conservation and Recovery Act of 1976, as amended by the Used Oil Recycling Act
of 1980, the Solid Waste Disposal Act Amendments of 1980, and the Hazardous and Solid Waste
Amendments of 1984..

     “Permitted Hazardous Substances” means Hazardous Substances used and reasonably required for
the construction of the Construction Project or for the use and operation of the Property by NAI
and its permitted subtenants and assigns for the purposes expressly permitted by
subparagraph 2(A) of the Lease, in either case in strict compliance with all Environmental
Laws and with due care given the nature of the Hazardous Substances involved. Without limiting the
generality of the foregoing, Permitted Hazardous Substances will include usual and customary office
and janitorial products.

     “Permitted Transfer” means any one or more of the following:

     (1) the creation or conveyance by BNPPLC of rights and interests in favor of
Participants pursuant to the Participation Agreement;

     (2) any lien, security interest or assignment covering the Property or the Rents which
is granted by BNPPLC in favor of Participants or an agent appointed for them to secure their
rights under the Participation Agreement, and any subsequent assignment or conveyance made
to accomplish a foreclosure of such lien or security interest, provided that such lien,
security interest or assignment and any such subsequent assignment or conveyance are all
made expressly subject to the rights of NAI under the Operative Documents;

     (3) other than as described in the preceding clauses, any conveyance to BNPPLC’s Parent
or to any Qualified Affiliate of BNPPLC of all or any interest in or rights with respect to
the Property or any portion thereof, provided that NAI and Participants must be notified
before any such conveyance to BNPPLC’s Parent or a Qualified Affiliate which will be
recorded in the real property records of the county in which the Land is situated;

     (4) any assignment or conveyance by BNPPLC requested by NAI or required by any
Permitted Encumbrance, by the Purchase Agreement or by Applicable Laws; or

     (5) any assignment or conveyance after a Designated Sale Date on which NAI does not
purchase or cause an Applicable Purchaser to purchase BNPPLC’s interest in the Property and,
if applicable, after the expiration of the thirty day cure period specified in Paragraph
3(A) of the Purchase Agreement.

     “Person” means an individual, a corporation, a partnership, an unincorporated

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 32

 

 

organization, an association, a joint stock company, a joint venture, a trust, an estate, a
government or agency or political subdivision thereof or other entity, whether acting in an
individual, fiduciary or other capacity.

     “Personal Property” has the meaning indicated on page 2 of the Lease.

     “Plan” means any employee benefit or other plan established or maintained, or to which
contributions have been made, by NAI or any ERISA Affiliate during the preceding six years and
which is covered by Title IV of ERISA, including any Multiemployer Plan.

     “Pre-lease Casualty” has the meaning indicated in the Construction Agreement.

     “Pre-lease Force Majeure Delays” has the meaning indicated in the Construction Agreement.

     “Pre-lease Force Majeure Event” has the meaning indicated in the Construction Agreement.

     “Pre-lease Force Majeure Event Notice” has the meaning indicated in the Construction
Agreement.

     “Pre-lease Force Majeure Excess Costs” has the meaning indicated in the Construction
Agreement.

     “Pre-lease Force Majeure Losses” has the meaning indicated in the Construction Agreement.

     “Prime Rate” means the prime interest rate or equivalent charged by BNPPLC’s Parent in the
United States of America as announced or published by BNPPLC’s Parent from time to time, which need
not be the lowest interest rate charged by BNPPLC’s Parent. If for any reason BNPPLC’s Parent does
not announce or publish a prime rate or equivalent, the prime rate or equivalent announced or
published by either CitiBank, N.A. or any New York branch or office of Credit Commercial de France
as selected by BNPPLC will be used to compute the rate describe in the preceding sentence. The
prime rate or equivalent announced or published by such bank need not be the lowest rate charged by
it. The Prime Rate may change from time to time after the Effective Date without notice to NAI as
of the effective time of each change in rates described in this definition.

     “Prior Closing Certificate and Agreement” means the Closing Certificate and Agreement dated as
of December 14, 2006 between NAI and BNPPLC, as amended prior to the Effective Date, which is being
amended, restated and replaced entirely by the Closing Certificate.

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 33

 

 

     “Prior Common Definitions and Provisions Agreement” means the Common Definitions and
Provisions Agreement dated as of December 14, 2006 between NAI and BNPPLC, as amended prior to the
Effective Date, which is being amended, restated and replaced entirely by this Agreement.

     “Prior Construction Agreement” means the Construction Management Agreement dated as of
December 14, 2006 between NAI and BNPPLC, as amended prior to the Effective Date, which is being
amended, restated and replaced entirely by the Construction Agreement.

     “Prior Ground Lease” means the Ground Lease dated as of December 14, 2006 from NAI to BNPPLC,
as amended prior to the Effective Date, which is being amended, restated and
replaced entirely by the Ground Lease.

     “Prior Lease” means the Lease Agreement dated as of December 14, 2006 between NAI (as tenant)
and BNPPLC (as landlord), as amended prior to the Effective Date, which is being amended, restated
and replaced entirely by the Lease.

     “Prior Operative Documents” means the documents defined as “Operative Documents” in the Prior
Common Definitions and Provisions Agreement.

     “Prior Purchase Agreement” means the Purchase Agreement dated as of December 14, 2006 between
NAI and BNPPLC, as amended prior to the Effective Date, which is being amended, restated and
replaced entirely by the Purchase Agreement.

     “Prior Work” has the meaning indicated in the Construction Agreement.

     “Projected Cost Overruns” has the meaning indicated in the Construction Agreement.

     “Property” means the Personal Property and the Real Property, collectively. The fee interest
in the Land itself will not be included in the Property, but the leasehold estate conveyed to
BNPPLC under the Ground Lease will be included.

     “Purchase Agreement” means the Amended and Restated Purchase Agreement (Building 8) dated as
of the Effective Date between BNPPLC and NAI, as such Purchase Agreement may be extended,
supplemented, amended, restated or otherwise modified from time to time in accordance with its
terms.

     “Purchase Option” has the meaning indicated in the Purchase Agreement.

     “Qualified Affiliate” means any Person that, like BNPPLC, (i) is one hundred percent
(100%) owned, directly or indirectly, by BNPPLC’s Parent or any successor of such bank, (ii) can

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 34

 

 

make (and has in writing made) the same representations to NAI that BNPPLC has made in
subparagraphs 4(A) and 4(B) of the Closing Certificate (except that it need not be
incorporated in or qualified to do business in Delaware), and (iii) is an entity organized under
the laws of the State of Delaware or another state within the United States of America.

     “Qualified Income Payments” means: (A) Base Rent; (B) payments that are made to BNPPLC only
because the following amounts are capitalized (i.e., added to the Lease Balance) as described in
subparagraph 3 of the Construction Agreement: the Upfront Fees, the Arrangement Fee,
Administrative Fees, Commitment Fees, Increased Cost Charges and Capital Adequacy Charges; (C)
payments of the following made to BNPPLC to satisfy the Lease:
Administrative Fees, Increased Cost Charges and Capital Adequacy Charges; (D) any interest
paid to BNPPLC or any Participant pursuant to subparagraph 3(G) of the Lease; and (E)
payments by BNPPLC to Participants required under the Participation Agreements because of BNPPLC’s
receipt of payments described in the preceding clauses (A) through (D).

     “Qualified Prepayments” means any payments received by BNPPLC from time to time during the
Term (1) under any property insurance policy as a result of damage to the Property, (2) as
compensation for any restriction placed upon the use or development of the Property or for the
condemnation of the Property or any portion thereof (including any indirect condemnation by means
of a taking of any of the Land or appurtenant easements), (3) because of any judgment, decree or
award for injury or damage to the Property, or (4) under any title insurance policy or otherwise as
a result of any title defect or claimed title defect with respect to the Property. For the
purposes of determining the amount of any Qualified Prepayment and other amounts dependent upon
Qualified Prepayments (e.g., the Lease Balance, the Outstanding Construction Allowance and the
Break Even Price):

     (i) there will be deducted all expenses and costs of every kind, type and nature
(including taxes and Attorneys’ Fees) incurred by BNPPLC with respect to the collection or
application of such payments;

     (ii) Qualified Prepayments will not include any payment to BNPPLC by a Participant or
an Affiliate of BNPPLC that is made to compensate BNPPLC for the Participant’s or
Affiliate’s share of any Losses BNPPLC may incur as a result of any of the events described
in the preceding clauses (1) through (4);

     (iii) Qualified Prepayments will not include any payments received by BNPPLC that
BNPPLC has paid or is obligated to pay to NAI for the repair, restoration or replacement of
the Property or that BNPPLC is holding as Escrowed Proceeds in accordance with the
Paragraph 10 of the Lease or other provisions of the Operative Documents;

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 35

 

 

     (iv) payments described in the preceding clauses (i) through (iii) will be
considered as Escrowed Proceeds, not Qualified Prepayments, until they are actually applied
as Qualified Prepayments by BNPPLC as provided in Paragraph 10 of the Lease; and

     (v) in no event will interest that accrues under the Purchase Agreement on a past due
Supplemental Payment constitute a Qualified Prepayment.

For purposes of computing the total Qualified Prepayments (and other amounts dependent upon
Qualified Prepayments, such as the Lease Balance, the Outstanding Construction Allowance and the
Break Even Price) paid to or received by BNPPLC as of any date, payments described in the preceding
clauses (1) through (4) will be considered as Escrowed Proceeds, not Qualified Prepayments, until
they are actually applied as Qualified Prepayments by BNPPLC as provided in the
Paragraph 10 of the Lease.

     “Real Property” has the meaning indicated on page 2 of the Lease.

     “Reimbursable Construction-Period Costs” has the meaning indicated in the Construction
Agreement.

     “Remedial Work” means any investigation, monitoring, clean-up, containment, remediation,
removal, payment of response costs, or restoration work and the preparation and implementation of
any closure or other required remedial plans that any governmental agency or political subdivision
requires or approves (or could reasonably be expected to require if it was aware of all relevant
circumstances concerning the Property), whether by judicial order or otherwise, because of the
presence of or suspected presence of Hazardous Substances in, on, under or about the Property or
because of any prior Hazardous Substance Activity.

     “Rent” means the Base Rent and all Additional Rent.

     “Responsible Financial Officer” means the chief financial officer, the controller, the
treasurer or the assistant treasurer of NAI.

     “Rolling Four Quarters Period” has the meaning indicated in subparagraph 3(A) of the
Closing Certificate.

     “Scope Change” has the meaning indicated in the Construction Agreement.

     “Spread” means, for each Construction Period and for any period beginning on and
including the Base Rent Commencement Date or a Base Rent Date and ending on but not including the
next Base Rent Date, the amount established as of the date (in this definition, the

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 36

 

 

“Spread Test
Date”) that is two Business Days prior to such period by reference to the pricing grid below, based
upon the ratio calculated by dividing (1) Consolidated EBITDA for the then latest Rolling Four
Quarters Period that ended prior to (and for which NAI has reported earnings as necessary to
compute Consolidated EBITDA) into (2) the Consolidated Debt for Borrowed Money as of the end of
such Rolling Four Quarters Period. In each case, the Spread will be established at the Level in
the pricing grid below which corresponds to such ratio; provided, that:

     (a) promptly after earnings are reported by NAI for the latest quarter in any
Rolling Four Quarters Period, NAI must notify BNPPLC of any resulting change in the
Spread under this definition, and no reduction in the Spread from one period to the next
will be effective for purposes of the Operative Documents unless, prior to the Spread Test
Date for the next period, NAI shall have provided BNPPLC with a written notice setting forth
and certifying the calculation under this definition that justifies the reduction;

     (b) if Carrying Costs are understated or Base Rent is underpaid for any Period because
of any misstatement, subsequently discovered, of Consolidated EBITDA or Consolidated Debt
for Borrowed Money, BNPPLC will be entitled to collect from NAI all additional payments that
would have been expected under the Operative Documents but for the misstatement, together
with interest on each such additional payment computed at the Default Rate from the date it
would have been expected to the date it is actually paid; and

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and Provisions Agreement (Building 8) – Page 37

 

 

     (c) notwithstanding anything to the contrary in this definition, on any date
when an Event of Default has occurred and is continuing, the Spread will equal the Default
Rate less the Effective Rate.

	 	 	 	 	 
	 	 	Ratio of Consolidated Debt for	 	 
	 	 	Borrowed Money to	 	 
	Levels	 	Consolidated EBITDA	 	Spread
	Level I
	 	less than 0.5
	 	35.0 basis points
	Level II
	 	greater than or equal to 0.5, but less
than 1.0
	 	45.0 basis points
	Level III
	 	greater than or equal to 1.0, but less
than 1.5
	 	55.0 basis points
	Level IV
	 	greater than or equal to 1.5, but less
than 2.0
	 	70.0 basis points
	Level IV
	 	greater than or equal to 2.0
	 	85.0 basis points

All determinations of the Spread by BNPPLC will, in the absence of clear and demonstrable error, be
binding and conclusive for purposes of the Operative Documents. Further BNPPLC may, but will not
be required, to rely on the determination of the Spread set forth in any notice delivered by NAI as
described above in clause (a) of this definition.

     “Subsidiary” means, with respect to any Person, any Affiliate of which at least a majority of
the securities or other ownership interests having ordinary voting power then exercisable for the
election of directors or other persons performing similar functions are at the time owned directly
or indirectly by such Person.

     “Supplemental Payment” has the meaning indicated in the Purchase Agreement.

     “Supplemental Payment Obligation” has the meaning indicated in the Purchase Agreement.

     “Tangible Personal Property” has the meaning indicated on page 2 of the Lease.

     “Target Completion Date” has the meaning indicated in the Construction Agreement.

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and Provisions Agreement (Building 8) – Page 38

 

 

     “Term” has the meaning indicated in subparagraph 1(A) of the Lease.

     “Termination of NAI’s Work” has the meaning indicated in the Construction Agreement.

     “Third Party Contract” has the meaning indicated in the Construction Agreement.

     “Third Party Contract/Termination Fees” has the meaning indicated in the Construction
Agreement.

     “Transaction Expenses” means costs incurred in connection with the preparation and negotiation
of the Operative Documents and related documents and the consummation of the transactions
contemplated therein.

     “Unfunded Benefit Liabilities” means, with respect to any Plan, the amount (if any) by which
the present value of all benefit liabilities (within the meaning of Section 4001(a)(16) of ERISA)
under the Plan exceeds the market value of all Plan assets allocable to such benefit liabilities,
as determined on the most recent valuation date of the Plan and in accordance with the provisions
of ERISA for calculating the potential liability of NAI or any ERISA Affiliate under Title IV of
ERISA.

     “Upfront Fees” has the meaning indicated in the Construction Agreement.

     “Work” has the meaning indicated in the Construction Agreement.

     “Work/Suspension Event” has the meaning indicated in the Construction Agreement.

     “Work/Suspension Notice” has the meaning indicated in the Construction Agreement.

     “Work/Suspension Period” has the meaning indicated in the Construction Agreement.

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 39

 

 

ARTICLE II — SHARED PROVISIONS

     The following provisions will apply to and govern the construction of this Agreement and the
other Operative Documents (including attachments), except to the extent (if any) a clear, contrary
intent is expressed herein or therein:

     1. Notices. Any provision of (1) any of the Operative Documents, (2) any other
document which references this provision for purposes of establishing notice requirements (in this
provision, a “Related Document”), or (3) any Applicable Law, that makes reference to any required
payment from NAI or BNPPLC to the other or that makes reference to the sending, mailing or delivery
of any notice or demand will be subject to the following provisions (except that any notice given
by BNPPLC to satisfy any statutory requirement, including any notice of eviction or foreclosure,
will be considered sufficient if it satisfies the statutory requirements applicable to the notice,
regardless of whether the notice or payment satisfies the following provisions):

     (i) All Rent and other amounts required to be paid by NAI to BNPPLC must be paid to
BNPPLC in immediately available funds by wire transfer to:

Federal Reserve Bank of New York

BNP Paribas — New York Branch

Favor: BNP Paribas Leasing Corporation

ABA 026 007 689

/AC/ 0200-517000-070-78

Reference: Network Appliance, Inc./Building 8 Lease

or at such other place and in such other manner as BNPPLC may designate in a notice to NAI.

     (ii) All advances paid to NAI by BNPPLC under the Construction Agreement or in
connection therewith will be paid by wire transfer to:

Wells Fargo Bank

San Francisco, CA

ABA#121000248

Acct#4311-790562

Account of: Network Appliance

Reference: BNP Lease

or at such other place and in such other manner as NAI may reasonably designate from

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 40

 

 

time to time by notice to BNPPLC signed by a Responsible Financial Officer of NAI.

     (iii) All notices, demands, approvals, consents and other communications to be made
under any Operative Document or Related Document to or by the parties thereto must, to be
effective for purposes thereof, be in writing. Notices, demands and other communications
required or permitted under any Operative Document or Related Document must be given by any
of the following means: (A) personal service (including local and overnight courier), with
proof of delivery or attempted delivery retained; (B) electronic communication, whether by
electronic mail or telecopying (if confirmed in writing sent by United States first class
mail, return receipt requested); or (C) registered or certified first class mail, return
receipt requested. Such addresses may be changed by notice to the other parties given in the
same manner as provided above. Any notice or other communication sent pursuant to clause
(A) or (B) hereof will be deemed received upon such personal service or upon dispatch by
electronic means, and, if sent pursuant to clause (C) will be deemed received five days
following deposit in the mail. Notices, demands and other communications required or
permitted by any Related Document are to be sent to the addresses set forth therein; and
notices, demands and other communications required or permitted by under any Operative
Document are to be sent to the following addresses (or in the case of communications to
Participants, at the addresses set forth in Schedule 1 to the Participation
Agreement):

Address of BNPPLC:

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

Address of NAI:

Network Appliance, Inc.

7301 Kit Creek Road

Research Triangle Park, NC 27709

Attention: Ingemar Lanevi

Telecopy: (919) 476-5750

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 41

 

 

With a copy to:

Network Appliance, Inc.

495 East Java Drive

Sunnyvale, California 94089

Attention: Mr. Thom Bryant

Telecopy: (408)-822-4463

However, any party to any Operative Document or Related Document may change its address above or in
the Related Document, as applicable, by written notice to the other parties to such Operative
Document or Related Document given in accordance with this provision.

     2. Severability. If any term or provision of any Operative Document or the
application thereof is to any extent held by a court of competent jurisdiction to be invalid and
unenforceable, the remainder of such document, or the application of such term or provision other
than to the extent to which it is invalid or unenforceable, will not be affected thereby.

     3. No Merger. There will be no merger of the Lease or of the leasehold estate created
by the Lease or of the mortgage and security interest granted in subparagraph 4(C)(1) of the Lease
with any other interest in the Property by reason of the fact that the same person may acquire or
hold, directly or indirectly, the Lease or the leasehold estate created thereby or such mortgage
and security interest and any other interest in the Property, unless all Persons with an interest
in the Property that would be adversely affected by any such merger specifically agree in writing
that such a merger has occurred. There will be no merger of the Purchase Agreement or of the
purchase options or obligations created by the Purchase Agreement with any other interest in the
Property by reason of the fact that the same person may acquire or hold, directly or indirectly,
the rights and options granted by the Purchase Agreement and any other interest in the Property,
unless all Persons with an interest in the Property that would be adversely affected by any such
merger specifically agree in writing that such a merger has occurred.

     4. No Implied Waiver. The failure of any party to any Operative Document to
insist at any time upon the strict performance of any covenant or agreement therein or to exercise
any option, right, power or remedy contained therein will not be construed as a waiver or a
relinquishment thereof for the future. The waiver of or redress for any breach of any
Operative Document by any party thereto will not prevent a similar subsequent act from constituting
a violation. Any express waiver of any provision of any Operative Document will affect only the
term or condition specified in such waiver and only for the time and in the manner specifically
stated therein. No waiver by any party to any Operative Document of any provision therein will be
deemed to have been made unless expressed in writing and signed by the party to be bound by

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 42

 

 

the
waiver. A receipt by any party to any Operative Document of any payment thereunder (including the
receipt by BNPPLC of any Rent paid under the Lease) with knowledge of the breach by another party
of any covenant or agreement contained in that or any other Operative Document will not be deemed a
waiver of such breach.

     5. Entire and Only Agreements. The Operative Documents supersede any prior
negotiations and agreements between BNPPLC and NAI concerning the Property, and no amendment or
modification of any Operative Document will be binding or valid unless expressed in a writing
executed by all parties to such Operative Document.

     6. Binding Effect. Except to the extent, if any, expressly provided to the contrary
in any Operative Document with respect to assignments thereof, all of the covenants, agreements,
terms and conditions to be observed and performed by the parties to the Operative Documents will be
applicable to and binding upon their respective successors and, to the extent assignment is
permitted thereunder, their respective assigns.

     7. Time is of the Essence. Time is of the essence as to all obligations created by
the Operative Documents and as to all notices expressly required by the Operative Documents.

     8. Governing Law. Each Operative Document will be governed by and construed in
accordance with the laws of the State of California without regard to conflict or choice of laws
principles that might require the application of the laws of another jurisdiction.

     9. Paragraph Headings. The paragraph and section headings contained in the Operative
Documents are for convenience only and will in no way enlarge or limit the scope or meaning of the
various and several provisions thereof.

     10. Negotiated Documents. All parties to each Operative Document and their counsel
have reviewed and revised or requested revisions to such Operative Document, and the usual rule of
construction that any ambiguities are to be resolved against the drafting party will not apply to
the construction or interpretation of any Operative Documents or any amendments thereof.

     11. Terms Not Expressly Defined in an Operative Document. As used in any
Operative Document, a capitalized term that is not defined therein or in this Agreement, but
is defined in another Operative Document, will have the meaning ascribed to it in the other
Operative Document.

     12. Other Terms and References. Words of any gender used in each Operative
Document will be held and construed to include any other gender, and words in the singular number
will be held to include the plural and vice versa, unless the context otherwise requires.

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 43

 

 

References in any Operative Document to Paragraphs, subparagraphs, Sections, subsections or other
subdivisions refer to the corresponding Paragraphs, subparagraphs, Sections, subsections or
subdivisions of that Operative Document, unless specific reference is made to another document or
instrument. References in any Operative Document to any Schedule or Exhibit refer to the
corresponding Schedule or Exhibit attached to that Operative Document, which are made a part
thereof by such reference. All capitalized terms used in each Operative Document which refer to
other documents will be deemed to refer to such other documents as they may be renewed, extended,
supplemented, amended or otherwise modified from time to time, provided such documents are not
renewed, extended or modified in breach of any provision contained in the Operative Documents or,
in the case of any other document to which BNPPLC or NAI is a party or intended beneficiary,
without its consent. All accounting terms used but not specifically defined in any Operative
Document will be construed in accordance with GAAP. The words “this [Agreement]”, “herein”,
“hereof”, “hereby”, “hereunder” and words of similar import when used in each Operative Document
refer to that Operative Document as a whole and not to any particular subdivision unless expressly
so limited. The phrases “this Paragraph”, “this subparagraph”, “this Section”, “this subsection”
and similar phrases used in any Operative Document refer only to the Paragraph, subparagraph,
Section, subsection or other subdivision described in which the phrase occurs. As used in the
Operative Documents the word “or” is not exclusive, and the words “include”, “including” and
similar terms will be construed as if followed by “without limitation to”. The rule of ejusdem
generis will not be applied to limit the generality of a term in any of the Operative Documents
when followed by specific examples. When used to qualify any representation or warranty made by a
Person, the phrases “to the knowledge of [such Person]” or “to the best knowledge of [such Person]”
are intended to mean only that such Person does not have knowledge of facts or circumstances which
make the representation or warranty false or misleading in some material respect; such phrases are
not intended to suggest that the Person does indeed know the representation or warranty is true.

     13. Execution in Counterparts. To facilitate execution, each of the Operative
Documents may be executed in multiple identical counterparts. It will not be necessary that the
signature of, or on behalf of, each party, or that the signature of all persons required to bind
any party, appear on each counterpart. All counterparts, taken together, will collectively
constitute a single instrument. But it will not be necessary in making proof of any of the
Operative Documents to produce or account for more than a single counterpart containing the
respective
signatures of, or on behalf of, each of the parties to such document. Any signature page may
be detached from one counterpart and then attached to a second counterpart with identical
provisions without impairing the legal effect of the signatures on the signature page. Signing and
sending a counterpart (or a signature page detached from the counterpart) by facsimile or other
electronic means to another party will have the same legal effect as signing and delivering an
original counterpart to the other party. A copy (including a copy produced by facsimile or other
electronic means) of any signature page that has been signed by or on behalf of a party to any of
the Operative Documents will be as effective as the original signature page for the purpose of

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 44

 

 

proving such party’s agreement to be bound.

     14. Not a Partnership, Etc. Nothing in any Operative Document is intended to create
any partnership, joint venture, or other joint enterprise between NAI and BNPPLC or any other
Interested Party.

     15. No Fiduciary Relationship Intended. Neither the execution of the Operative
Documents or other documents referenced in this Agreement nor the administration thereof by BNPPLC
will create any fiduciary obligations of BNPPLC (or any other Interested Party) to NAI. Moreover,
BNPPLC and NAI disclaim any intent to create any fiduciary or special relationship between
themselves (or on the part of any other Interested Party) under or by reason of the Operative
Documents or the transactions described therein or any other documents or agreements referenced
therein.

     16. Amendment and Restatement of Prior Agreement. This Agreement amends, restates
and replaces entirely the Prior Common Definitions and Provisions Agreement.

[The signature pages follow.]

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Page 45

 

 

     IN WITNESS WHEREOF, this Amended and Restated Common Definitions and Provisions Agreement
(Building 8) is executed to be effective as of November 29, 2007.

	 	 	 	 	 
	 	BNP PARIBAS LEASING
CORPORATION, a 

Delaware corporation

 	 
	 	By:  	/s/
Lloyd G. Cox	 
	 	 	Lloyd G. Cox, Managing Director 	 
	 	 	 	 
	 

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Signature Page

 

 

[Continuation of signature pages for Amended and Restated Common Definitions and Provisions
Agreement (Building 8) dated as of November 29, 2007]

	 	 	 	 	 
	 	NETWORK APPLIANCE, INC., a Delaware corporation

 	 
	 	By:  	/s/ Ingemar Lanevi
 	 
	 	 	Ingemar Lanevi, Vice President and Corporate 	 
	 	 	Treasurer 	 
	 

Amended and Restated Common Definitions

and Provisions Agreement (Building 8) – Signature Page

 

 

Annex 1

Notice of ABR Period Election

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Amended and Restated Common Definitions and Provisions Agreement (Building 8) dated as of
November 29, 2007, between you, BNP Paribas Leasing Corporation, and the undersigned, Network
Appliance, Inc. This letter constitutes notice of our election to make the first Construction
Period or Base Rent Period beginning on or after                    , 20___subject to an ABR Period
Election.

     We understand that until a different election becomes effective as provided in definitions of
“ABR Period Election” and “LIBOR Period Election” in the Amended and Restated Common Definitions
and Provisions Agreement (Building 8), all subsequent Periods will also be subject to an ABR Period
Election.

     NOTE: YOU ARE ENTITLED TO DISREGARD THIS NOTICE IF THE DATE SPECIFIED ABOVE CONCERNING THE
COMMENCEMENT OF THE ABR PERIOD ELECTION IS LESS THAN FIVE BUSINESS DAYS AFTER YOUR RECEIPT OF THIS
NOTICE. HOWEVER, WE ASK THAT YOU NOTIFY US IMMEDIATELY IF FOR ANY REASON YOU BELIEVE THIS NOTICE
IS DEFECTIVE.

	 	 	 	 	 	 	 
	 	 	NETWORK APPLIANCE,
INC., a Delaware 
corporation
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 
	 

	 	 	 	 	 	 

[cc all Participants]

 

 

Annex 2

Fixed Rate Lock Notice

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Amended and Restated Common Definitions and Provisions Agreement (Building 8) dated as of
November 29, 2007, between you, BNP Paribas Leasing Corporation, and the undersigned, Network
Appliance, Inc.. By this letter, which is given pursuant to subparagraph 3(B)(4) of the
Lease, NAI requests that BNPPLC promptly establish a Fixed Rate for a notional amount equal to the
Lease Balance as of the date of this letter for use in the calculation of the Effective Rate for
all Base Rent Periods commencing on or after the following Fixed Rate Lock Date:                     ,
20___.

     As contemplated in the conditions set forth in subparagraph 3(B)(4) of the Lease, such
Fixed Rate Lock Date is the first Business Day of a calendar month which falls after the projected
Base Rent Commencement Date; such Fixed Rate Lock Date does not fall prior to the end of any Base
Rent Period which has commenced or will commence before BNPPLC receives this notice; and NAI
expects BNPPLC to receive this notice more than ten days prior to such Fixed Rate Lock Date.

     In an earlier phone conversation today between a representative of NAI and                      at the
New York Branch of BNP Paribas, NAI requested an estimate from BNP Paribas of the Fixed Rate that
would be established by BNPPLC and BNP Paribas entering into an Interest Rate Swap. The estimate
provided by telephone was:                      percent (___%) per annum.

     By this letter, NAI confirms that it will accept such a rate or any lower rate as the Fixed
Rate for purposes of the Lease.

NOTE: BNPPLC will be entitled to disregard this notice if the conditions to a Fixed
Rate Lock, as specified in subparagraph 3(B)(4) of the Lease, have not been satisfied.
However, NAI requests that BNPPLC notify NAI immediately if for any reason BNPPLC believes this
notice will not be effective.

 

 

	 	 	 	 	 	 	 
	 	 	NETWORK APPLIANCE,
INC., a Delaware 
corporation
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 
	 

	 	 	 	 	 	 

[cc all Participants]

Annex 2 – Page 2

 

 

Annex 3

Notice of LIBOR Period Election

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Amended and Restated Common Definitions and Provisions Agreement (Building 8) dated as of
November 29, 2007, between you, BNP Paribas Leasing Corporation, and the undersigned, Network
Appliance, Inc.. This letter constitutes notice of our election to make the first Construction
Period or Base Rent Period beginning on or after                    , 20___subject to a LIBOR Period
Election of                      month(s).

     We understand that until a different election becomes effective as provided in definitions of
“ABR Period Election” and “LIBOR Period Election” in the Amended and Restated Common Definitions
and Provisions Agreement (Building 8), all subsequent Periods will also be subject to the same
LIBOR Period Election.

NOTE: YOU ARE ENTITLED TO DISREGARD THIS NOTICE IF THE NUMBER OF MONTHS SPECIFIED ABOVE IS
NOT A PERMITTED NUMBER UNDER THE DEFINITION OF “LIBOR PERIOD ELECTION” IN THE AMENDED AND RESTATED
COMMON DEFINITIONS AND PROVISIONS AGREEMENT (BUILDING 8), OR IF THE DATE SPECIFIED ABOVE CONCERNING
THE COMMENCEMENT OF THE LIBOR PERIOD ELECTION IS LESS THAN FIVE BUSINESS DAYS AFTER YOUR RECEIPT OF
THIS NOTICE. HOWEVER, WE ASK THAT YOU NOTIFY US IMMEDIATELY IF FOR ANY REASON YOU BELIEVE THIS
NOTICE IS DEFECTIVE.

	 	 	 	 	 	 	 
	 	 	NETWORK APPLIANCE,
INC., a Delaware 
corporation
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 
	 

	 	 	 	 	 	 

[cc all Participants]

 

 

Annex 4

Minimum Insurance Requirements

A. PROVISIONS APPLICABLE BOTH BEFORE AND AFTER THE COMPLETION DATE.

     1. Other Requirements Not Affected: The insurance coverages required by this Annex
represent minimum requirements of BNPPLC and other Interested Parties and are not to be construed
to modify or limit NAI’s indemnities or other agreements in the Agreement to which this Annex is
attached or in any other Operative Document. Such required coverages do not constitute a
representation or determination by BNPPLC of the minimum insurance coverages NAI should maintain
for its own protection.

     2. Requirements Apply Only to the Property: Further, the insurance coverages
required by this Annex apply only to the Property, it being understood that nothing in this Annex
is intended to impose minimum insurance requirements upon NAI with respect to other properties
owned or leased by NAI.

     3. Failure to Obtain: Failure of BNPPLC to demand certificate or other evidence of
full compliance with these insurance requirements, or failure of BNPPLC to identify a deficiency
from evidence that is provided, will not be construed as a waiver of NAI’s obligation to maintain
required insurance.

     4. Copies of Policies: NAI must provide to BNPPLC, at the offices of NAI, copies of
all insurance policies required herein within ten (10) days after receipt of a request for such
copies from BNPPLC or as soon as practicable if policies are in the process of being issued by the
applicable insurer. Such copies must be certified as complete and correct by an authorized
representative of the applicable insurer, subject to availability from the insurance company.

     5. Inconsistent Endorsements. The insurance policies maintained to comply with these
requirements will contain no endorsements that restrict, limit, or exclude coverages in any manner
that is inconsistent with these express requirements without the prior express written approval of
BNPPLC.

     6. Limits of Liability. The limits of liability necessary to satisfy these
requirements may be provided by a single policy of insurance or by a combination of primary and
umbrella/excess policies, but in no event will the total limits of liability available for any one
occurrence or accident be less than the amount required herein.

     7. Additional Insured Status. Additional insured status will be provided in favor

Annex 4 – Page 1

 

 

of
BNPPLC and other Interested Parties on all liability insurance required herein except workers’
compensation and employer’s liability. Such additional insured status will be provided on a basis
that neither limits coverage to the additional insured by reason of its negligence (sole or
otherwise) nor excludes coverage for completed operations with respect to construction of the
Improvements.

     8. Primary Liability. The insurance policies maintained to comply with these
requirements will be primary to all insurance available to BNPPLC and other Interested Parties,
collectively or individually, with BNPPLC and other Interested Parties’ insurance being excess,
secondary and non-contributing (except in the case of workers’ compensation and employer’s
liability insurance). Where necessary, coverage will be endorsed to provide such primary
liability.

B. PROVISIONS APPLICABLE BEFORE THE COMPLETION DATE.

     1. General Terms and Conditions.

A. Definitions: For purposes of this Annex:

“Construction Period Policies” means insurance policies that satisfy
the minimum requirements set forth in this Annex and that NAI has obtained or
required its Contractors to obtain with respect to the Property prior to the
Completion Date.

“Contractor” will include subcontractors of any tier.

“ISO” means Insurance Services Office.

B. Status and Rating of Insurance Company. All insurance coverages required herein
prior to the Completion Date will be written through insurance companies admitted to do
business in the State of California and rated upon each renewal no less than A-: VII in the
then most current edition of A.M. Best’s Key Rating Guide.

C. Waiver of Subrogation. All insurance coverages carried by NAI with respect to
the Construction Project, whether required herein or not, will provide a waiver of
subrogation in favor of BNPPLC and other Interested Parties.

D. Release and Waiver: Without limiting other waivers or provisions in favor
of BNPPLC and other Interested Parties in any of the Operative Documents or other
attachments thereto, NAI hereby releases, and agrees to cause all Contractors performing any
Work prior to the Completion Date (other than subcontractors providing goods and/or

Annex 4 – Page 2

 

 

services
with a value of less than $100,000) to release, BNPPLC and all other Interested Parties from
any and all claims or causes of action whatsoever that NAI and/or such Contractors might
otherwise now or hereafter have resulting from or in any way connected with any loss covered
by insurance, whether required herein or not, or which would have been covered by insurance
required herein but for a failure of NAI and/or its Contractors to maintain such insurance.

E. Initial Insurance Representations to BNPPLC and Other Interested Parties: NAI
represents, acknowledges and agrees that:

     1. Any Construction Period Policies not previously obtained will be
obtained by NAI (or by the primary Contractor engaged by NAI to perform the
Work), and the initial premiums for all Construction Period Policies will be
paid, before NAI requests Construction Advances that cause the Lease Balance
to exceed $2,000,000; and notwithstanding anything to the contrary in the
Construction Agreement, BNPPLC may refuse to fund any Construction Advances
that would cause the Lease Balance to exceed $2,000,000 prior to such time
as BNPPLC is satisfied that NAI has obtained and paid the premiums for the
Construction Period Policies. Moreover, in the case of the Builder’s Risk
Policy, the premium must be paid or prepaid for the entire period through
the projected Completion Date before the Lease Balance exceeds $2,000,000.

     2. The coverages provided by the Construction Period Policies will not
be terminated or modified to reduce, limit or qualify coverages in any
material respect without BNPPLC’s prior written consent in each case by
reason of any act or omission on the part of NAI or anyone acting for or
authorized to act for NAI (including any Contractor engaged by NAI to obtain
the Construction Period Policies for NAI). Without limiting the foregoing,
NAI will not do or authorize any act or omission that could cause the
coverage provided with respect to any Improvements by the Builder’s Risk
Policy to expire or lapse before the Completion Date.

     3. NAI must notify BNPPLC with reasonable promptness of any possible
damage claims known to NAI that NAI believes are, individually or taken
together, reasonably likely to a exceed seventy-five percent (75%) of any
aggregate limit of the Builder’s Risk Policy required herein.

     4. NAI will endeavor in good faith to cause each certificate of
insurance which is provided to BNPPLC by an insurer, or its authorized

Annex 4 – Page 3

 

 

representative, at the request of NAI in regard to any Construction Period
Policies to include the following express provision:

This is to certify that the policies of insurance described
herein have been issued to the Insured for whom this
certificate is executed and are in force at this time. In
the event of cancellation or non-renewal of coverage
affecting the certificate holder, other than by reason of
nonpayment of premium, thirty (30) days prior written notice
will be given to the certificate holder by certified mail or
registered mail, return receipt requested. In the event of
cancellation or non-renewal of coverage affecting the
certificate holder by reason of nonpayment of premium, ten
(10) days prior written notice will be given to the
certificate holder by certified mail or registered mail,
return receipt requested.

It is understood, however, that an insurer issuing such a certificate may
decline to include the foregoing statement in the certificate, in which case
NAI will instead deliver the certificate to BNPPLC with a cover letter from
NAI itself which states substantially as follows:

Enclosed is a certificate of insurance, which has been
issued by an insurer or its authorized representative, and
which we are providing to you to confirm that policies
described in the certificate have been issued to NAI or
another insured named in the certificate and are in force at
this time. NAI also certifies to you that such policies
have been issued, and in the event of any cancellation,
non-renewal, or reduction in coverage affecting you (BNP
Paribas Leasing Corporation) or other Interested Parties,
NAI will give you thirty (30) days prior written notice by
certified mail or registered mail, return receipt requested.

     5. NAI will also endeavor in good faith to cause each
Construction Period Policy to be endorsed to provide, in effect, that (A) in
the event of cancellation, non-renewal, or reduction in coverage affecting
BNPPLC, other than by reason of nonpayment of premium, thirty (30)
days prior written notice will be given by the insurer to BNPPLC by
certified mail or registered mail, return receipt requested; and (B) in the
event of cancellation, non-renewal, or reduction in coverage affecting
BNPPLC by reason of nonpayment of premium, ten (10) days prior written

Annex 4 – Page 4

 

 

notice will be given by the insurer to BNPPLC by certified mail or
registered mail, return receipt requested.

     2. Commercial General Liability Insurance. Throughout the period from the Effective
Date to the Completion Date, NAI will maintain commercial general liability insurance in accordance
with the following requirements:

     A. Coverage: Such insurance will cover liability (as to claims covered by the form
of CGL policy specified below, including claims for bodily injury and property damage)
arising from any occurrence on or about the Land or from any operations conducted on or
about the Land, including but not limited to tort liability assumed under any of the
Operative Documents. Defense will be provided as an additional benefit and not included
within the limit of liability.

     B. Form: Commercial General Liability Occurrence form (ISO CG 0001, dated 12 04, or
an equivalent substitute form providing the same or greater coverage, and in any case
written to provide primary coverage to BNPPLC as provided in Part A.8 above).

     C. Amount of Insurance: Coverage will be provided with limits of not less than:

	 	 	 	 	 	 	 
	 

	 	i. Each Occurrence Limit
	 	$	1,000,000	 
	 
	 	 	 	 
	 

	 	ii. General Aggregate Limit
	 	$	2,000,000	 
	 
	 	 	 	 
	 

	 	iii. Product-Completed
Operations Aggregate Limit
	 	$	2,000,000	 
	 
	 	 	 	 
	 

	 	iv. Personal and Advertising Injury Limit
	 	$	1,000,000	 

     D. Required Endorsements:

	 	 	 	 	 
	 

	 	i. Additional Insured.
	 	as required in Part A.7
above.
	 
	 	 	 	 
	 

	 	ii. Aggregate Per Location
	 	The aggregate limit will apply
separately to each location through use of an Aggregate Limit of
Insurance Per Location endorsement
(ISO CG 2504 1185 or its equivalent).

Annex 4 – Page 5

 

 

	 	 	 	 	 
	 

	 	iii. Notice of Cancellation,
Nonrenewal or
Reduction in Coverage:
	 	Consistent with Part
B.1.E.5 above.
	 
	 	 	 	 
	 

	 	iv. Personal Injury Liability:
	 	The personal injury
contractual liability exclusion will be deleted.
	 
	 	 	 	 
	 

	 	v. Primary Liability:
	 	As required in Part A.8 above.
	 
	 	 	 	 
	 

	 	vi. Waiver of Subrogation:
	 	As required in Part B.1.C above.

E. Deductible or Self Insured Retention Under Liability Policies: If a gap in the
liability insurance coverage provided to BNPPLC or another Interested Party under any
Construction Period Policy results from any deductible, self-insured retention or other
similar arrangement to which NAI agrees, then such gap must be covered by one or more other
Construction Period Policies, such that liability insurance protection afforded to BNPPLC
and other Interested Parties by all such Construction Period Policies, taken together, is no
less than it would be if NAI had not agreed to the deductible, self-insured retention or
other similar arrangement.

     3. Workers’ Compensation/Employer’s Liability Insurance. Throughout the period from
the Effective Date to the Completion Date, NAI will maintain workers’ compensation and employer’s
liability insurance in accordance with the following requirements:

A. Coverage: Such insurance will cover liability arising out of NAI’s employment of
workers and anyone for whom NAI may be liable for workers’ compensation claims.

B. Amount of Insurance: Coverage will be provided with a limit of not less than:

	 	 	 	 	 
	 

	 	i. Workers’ Compensation:
	 	Statutory limits.
	 
	 	 	 	 
	 

	 	ii. Employer’s Liability:
	 	 $1,000,000 each accident and each
disease.

     C. Required Endorsements:

	 	 	 	 	 
	 

	 	i. Notice of Cancellation,	 	 
	 

	 	   Nonrenewal or
Reduction

   in Coverage:
	 	Consistent with Part
B.1.E.5 above.
	 
	 	 	 	 
	 

	 	ii. Waiver of Subrogation:
	 	As required in Part
B.1.C above.

Annex 4 – Page 6

 

 

     4. Umbrella/Excess Liability Insurance. Throughout the period from the
Effective Date to the Completion Date, NAI will maintain umbrella/excess liability insurance in
accordance with the following requirements:

A. Coverage: Such insurance will be excess over and be no less broad than all
coverages described in the preceding subsections 1, 2 and 3 and will include a drop-down
provision if commercially available.

B. Form: This policy will have the same inception and expiration dates as the
commercial general liability insurance required above or a nonconcurrency endorsement.

C. Amount of Insurance: Coverage will be provided with a limit of not less than
$10,000,000 per occurrence and in the aggregate.

     5. Builders Risk Insurance. Throughout the period from the Effective Date to the
Completion Date, NAI will maintain or cause to be maintained property insurance (Builders Risk
Insurance) in accordance with the following requirements:

A. Insureds: Protection will extend to BNPPLC as a Named Insured or Additional
Named Insured as its interest may appear; and the policy will be modified if necessary so
that the protection afforded to BNPPLC is not reduced or impaired by acts or omissions of
NAI or any other beneficiary or insured. (Such modification of the policy may be by
endorsement comparable to a standard mortgagee clause; not limited, however, by its terms to
BNPPLC’s rights “as a mortgagee” and not conditioned upon rights of the insurer to be
subrogated to BNPPLC’s rights under the Operative Documents in the event of a payment of
insurance proceeds to BNPPLC.)

B. Covered Property: Such insurance will cover:

	 	i.	 	Improvements and any equipment made or to be made a permanent part of the
Property;
	 
	 	ii.	 	structure(s) under construction;
	 
	 	iii.	 	property including materials and supplies on site for installation;
	 
	 	iv.	 	property including materials and supplies at other locations but intended for
use at the site;
	 
	 	v.	 	property including materials and supplies in transit to the site for
installation; and

Annex 4 – Page 7

 

 

	 	vi.	 	temporary structures (e.g., scaffolding, falsework, and temporary buildings)
located at the site.

C. Form: Coverage will be on an “all risk” form, will include theft, flood,
earthquake, and earthquake sprinkler leakage, and be written on a completed-value basis with
no co-insurance provision. No protective safeguard warranty will be permitted.

D. Amount of Insurance: Real property coverage will be provided in an amount equal
at all times to the full replacement value, exclusive of land, foundation, footings,
excavations and grading.

E. Deductibles. Deductibles applicable to the Builder’s Risk Policy will not exceed
the following:

	 	 	 	 
	 	i. All Risks of Direct Damage, Per Occurrence,
except flood or water damage and earthquake

	 	 $50,000
	 	 
	 	 
	 	ii. Delayed Opening Waiting Period

	 	 30 Days
	 	 
	 	 
	 	iii Water Damage (including flood), Per Occurrence

	 	 $50,000; or (in the
case of flood)
excess of NFIP if
in Flood Zone A
	 
	 	 
	 	iv Earthquake and Earthquake
Sprinkler Leakage, Per Occurrence

	 	5% of total project
value at risk at
the time of the
loss, subject to a
minimum of $100,000

F. Termination of Coverage: The termination of coverage provision will be endorsed
to permit occupancy of the covered property being constructed. Further, NAI will maintain
or cause the insurance to be maintained in effect, unless otherwise provided for the
Operative Documents, until the earliest of the following dates:

	 	i.	 	the date on which all persons and organizations who are insureds under the
policy agree that it is terminated;
	 
	 	ii.	 	any termination or expiration of the Lease upon the Designated Sale Date, which
is the date upon which final payment is expected under the Operative Documents; or

Annex 4 – Page 8

 

 

	 	iii.	 	the date on which the insurable interests in the Covered Property of all
insureds other than NAI have ceased;

     G. Required Endorsements and Minimum Sublimits:

	 	 	 	 	 
	 	 	i. Additional Expenses Due To Delay
In Completion Project, including but
not limited to financing costs including
interest expenses, insurance expenses, professional fees and taxes;	 	Included with specific
sublimits (based on an
estimated 12 period of
indemnity) as follows:
	 
	 	 	 	 	$1,900,000 —
construction  financing interest.

$380,000 — real estate taxes

$204,000 — insurance
premiums
	 	 	 	 	 
	 	 	ii. Agreed Value;	 	No coinsurance
	 	 	 	 	 
	 	 	iii. Boiler & Machinery on
a Comprehensive Basis;	 	Included without sublimit
	 	 	 	 	 
	 	 	iv. Damage Resulting From
or Arising From Error, Omission
or Deficiency In Design,
Specifications, Workmanship
or Materials, Including Collapse;	 	Included without sublimit
	 	 	 	 	 
	 	 	v. Debris Removal Additional
Limit; Debris Removal	 	$4,000,000 sublimit
	 	 	 	 	 
	 	 	vi. Earthquake including
Sprinkler Leakage;	 	$10,000,000 sublimit
	 	 	 	 	 
	 	 	vii. Expediting Expenses;	 	$50,000 sublimit
	 	 	 	 	 
	 	 	viii. Flood — Annual Aggregate
including Earthquake
Sprinkler Leakage;	 	$10,000,000 sublimit

Annex 4 – Page 9

 

 

	 	 	 	 	 
	 	 	ix. Freezing;	 	$100,000 sublimit
	 	 	 	 	 
	 	 	x. Notice of Cancellation or Reduction;	 	Consistent with Part
B.1.E.5 above
	 	 	 	 	 
	 	 	xi. Occupancy Clause;	 	Consistent with Part
B.5.F above
	 	 	 	 	 
	 	 	xii. Demolition /Increased Cost of
Cost of Construction — Per Occurrence	 	$1,000,000 sublimit
	 	 	 	 	 
	 	 	xiii. Pollutant Clean-Up
and Removal, provided that
such 
       condition ensues following
a loss from a covered peril;	 	Included in Debris

Removal sublimit
	 	 	 	 	 
	 	 	xiv. Preservation of Property;	 	Included without sublimit
	 	 	 	 	 
	 	 	xv. Repair, Replace or Re-erect Valuation Clause;	 	Included without sublimit
	 	 	 	 	 
	 	 	xvi. Testing;	 	Included without sublimit
	 	 	 	 	 
	 	 	xvii. Waiver of Subrogation.	 	As required in Part
B.1.C above

     6. Evidence of Insurance. NAI will provide confirmation of the insurance required
prior to the Completion Date in accordance with the following:

A. Provision of Evidence. Evidence of the insurance coverage required to be
maintained by NAI, represented by certificates of insurance or policies and endorsements
issued by the insurance company or its legal agent, must be furnished to BNPPLC prior to the
Effective Date. New certificates of insurance or policies and endorsements will be
provided to BNPPLC prior to or concurrent with the termination date of the current
certificates of insurance or policies and endorsements.

B. Form:

	 	i	 	The Builders Risk Insurance will be evidenced by ACORD form 28,
“Evidence of Property Insurance”, completed in a manner satisfactory to BNPPLC
to show compliance with the requirements of this Annex. To the extent
requested by BNPPLC, copies of endorsements to such insurance must be attached
to such form.

Annex 4 – Page 10

 

 

	 	ii.	 	All liability insurance required herein will be evidenced by ACORD
form 25, “Certificate of Insurance”, in each case completed in a manner
satisfactory to BNPPLC to show compliance with the requirements of this Annex.
To the extent requested by BNPPLC, copies of endorsements to this insurance
must be attached to such form.

C. Specifications: Such certificates of insurance or policies and endorsements will
specify:

	 	i.	 	BNPPLC as a certificate holder with correct mailing address as
provided by BNPPLC.
	 
	 	ii.	 	Insured’s name, which must match that on the Agreement to which
this Annex is attached.
	 
	 	iii.	 	Insurance companies affording each coverage, policy number of
each coverage, policy dates of each coverage, all coverages and limits
described herein, and signature of authorized representative of insurance
company.
	 
	 	iv.	 	Producer of the certificate with correct address and phone
number listed.
	 
	 	v.	 	Additional or named insured status of BNPPLC as required by
this Annex.
	 
	 	vi.	 	Aggregate limits per location (except as to the umbrella
liability insurance) required by this Annex.
	 
	 	vii.	 	Amount of any deductibles and/or retentions.
	 
	 	viii.	 	Cancellation, nonrenewal and reduction in coverage
notification consistent with Part B.1.E.5 above. Additionally, NAI
will endeavor in good faith to cause any insurer issuing to BNPPLC a
certificate on ACORD form 25 to
delete the words “endeavor to” and “but failure to mail such notice shall
impose no obligation or liability of any kind upon Company, it agents or
representatives” from the cancellation provision of such form.
	 
	 	ix.	 	Primary status as required by this Annex.
	 
	 	x.	 	Waivers of subrogation as required by this Annex.

D. Required Endorsements. A copy of each required endorsement will, if and as
requested by BNPPLC from time to time, also be provided.

Annex 4 – Page 11

 

 

E. Commencement of Construction. Commencement of construction without
provision of the required certificate of insurance and/or required policies and
endorsements, or without compliance with any other provision of this Annex or the Agreement
to which it is attached, will not constitute a waiver by BNPPLC of any rights. BNPPLC will
have the right, but not the obligation, of prohibiting NAI or any Contractor from performing
any work until such certificate of insurance and/or required policies and endorsements are
received by BNPPLC.

     7. Contractor’s Insurance: To the extent, if any, necessary to preserve or provide
liability coverage for BNPPLC and other Interested Parties with regard to operations performed on
or about the Property prior to the Completion Date, NAI will require Contractors to provide (or
will provide the coverage on behalf of Contractors) similar to that required of NAI by the
foregoing provisions of this Annex. In the event NAI requires any Contractor to maintain
Construction Period Policies necessary to comply with these insurance requirements, NAI will also
require such Contractor to provide and maintain certificates of insurance containing provisions as
described herein (modified to recognize the Contractor, rather than NAI, as named insured)
enumerating, among other things, the waivers of subrogation, additional or named insured status,
and primary liability as required herein; and in such event NAI will cause the Contractor to make
those insurance certificates available to BNPPLC upon request.

C. PROVISIONS APPLICABLE AFTER THE COMPLETION DATE.

     1. Liability Insurance: After the Completion Date and throughout the Term of the
Lease, NAI must maintain commercial general liability insurance against claims for bodily injury,
death, advertising injury and property damage occurring in or upon or resulting from any occurrence
in or upon the Property under one or more insurance policies, all in such amounts, with such
insurance companies and upon such terms and conditions (including self-insurance, whether by
deductible, retention, or otherwise) as are consistent with NAI’s normal insurance practices in the
United States. In any event, policies under which NAI maintains such liability insurance must
provide, by endorsement or otherwise, that BNPPLC and other Interested Parties
are also insured thereunder against such claims with coverage that is not limited by any
negligence or allegation of negligence on their part and with coverage that is primary, not merely
excess over or contributory with the other commercial general liability coverage they may
themselves maintain.

     2. Property Insurance: After the Completion Date and throughout the Term of the
Lease, NAI must keep all Improvements (including all alterations, additions and changes made to the
Improvements) insured against fire and other casualty under one or more property insurance
policies, all in such amounts, with such insurance companies and upon such terms and conditions
(including self-insurance, whether by deductible, retention, or otherwise) as are consistent with
NAI’s normal insurance practices in the United States. In any event, policies under which NAI

Annex 4 – Page 12

 

 

maintains such insurance must:

	 	i.	 	show BNPPLC as an additional insured as its interest may appear; and
	 
	 	ii	 	 provide that the protection afforded to BNPPLC thereunder is primary (such that
any policies maintained by BNPPLC itself will be excess, secondary and noncontributing)
and is not to be reduced or impaired by acts or omissions of NAI or any other
beneficiary or insured.

     3. Evidence of Insurance. NAI will provide confirmation of the insurance required
after the Completion Date in accordance with the following:

A. Provision of Evidence. Evidence of the insurance coverage required to be
maintained by NAI, represented by certificates of insurance, evidence of insurance, and
endorsements issued by the insurance company or its legal agent, must be furnished to BNPPLC
prior to the Completion Date. New certificates of insurance, evidence of insurance, and
endorsements will be provided to BNPPLC prior to or concurrent with the termination date of
the current certificates of insurance, evidence of insurance, and endorsements.

B. Form:

	 	i	 	The property insurance will be evidenced by ACORD form 28,
“Evidence of Property Insurance”, completed in a manner reasonably satisfactory
to BNPPLC to show compliance with the requirements of this Annex.
	 
	 	ii.	 	The liability insurance will be evidenced by ACORD form 25,
“Certificate of Insurance”, in each case completed in a manner reasonably
satisfactory to BNPPLC to show compliance with the requirements of this Annex.
To
the extent requested by BNPPLC, copies of endorsements giving additional
insured status to BNPPLC and other Interested Parties must be attached to
such form.

C. Specifications: Such certificates of insurance or policies and endorsements will
specify:

	 	i.	 	BNPPLC as a certificate holder with correct mailing address as
provided by BNPPLC.
	 
	 	ii.	 	Insured’s name, which must match that on the Agreement to which
this Annex is attached.

Annex 4 – Page 13

 

 

	 	iii.	 	Insurance companies affording each coverage, policy number of each
coverage, policy dates of each coverage, all coverages and limits described
herein, and signature of authorized representative of insurance company.
	 
	 	iv.	 	Producer of the certificate with correct address and phone
number listed.
	 
	 	v.	 	Additional or named insured status of BNPPLC as required by
this Annex.
	 
	 	vi.	 	Aggregate limits.
	 
	 	vii.	 	Amount of any deductibles and/or retentions.
viii. Primary status as required by this Annex.
	 
	 	viii.	 	Primary status as required by this Annex.
	 
	 	ix.	 	Waivers of subrogation as required by this Annex.

Annex 4 – Page 14

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