Document:

EX-10.13

 Exhibit 10.13 

COMMERCIAL LEASE 

(the “Lease”) 
  

			
	1. PARTIES	  	WELLESLEY/ROSEWOOD MAYNARD MILLS LIMITED PARTNERSHIP, a limited partnership established under the laws of the Commonwealth of Massachusetts, with an address of Twelve Clock Tower Place, Suite 200, Maynard, MA 01754
(“Landlord”), does hereby lease to ACACIA COMMUNICATIONS, INC., a Delaware corporation, with a place of business at 1000 Winter Street, Waltham, Massachusetts 02451 (“Tenant”), the
Premises (as defined below).
		
	2. PREMISES	  	 A portion of the building consisting of 9,730 contiguous rentable square feet located on the Second floor of the building known as 3 Clock
Tower Place, more particularly known as Suite 210, Maynard, Massachusetts, as shown on Exhibit “A” (the “Premises”) together with the right to use in common, with others entitled thereto, all common areas of
the building, including but not limited to the hallways, stairways and elevators, necessary for access to said leased premises, and lavatories nearest thereto, if any. Except as set forth herein, the Premises are to be delivered in the same
condition they are in on the date of this Lease.
  
 The building of which the Premises
are a part of is collectively referred to herein as the “Building”, and the land on which the Building is located is referred to as the “Land”. The Land and the Building are collectively referred to as the
“Property”. The buildings and improvements now or hereafter located or used in connection with the Property, including the Building, currently consisting of approximately 1,084,484 rentable square feet is referred to as the
“Project”.
  
 Prior to the Term Commencement Date (as defined below),
Landlord shall arrange to have the actual rentable square feet of the Premises measured. The Landlord’s gross building method shall be used to determine both rentable and usable square footages with the gross measurement to the outside of the
exterior wall. Useable to rentable factor is currently 19.5%, subject to periodic review and update.

		
	3. EXPANSION RIGHTS	  	During the first twelve (12) months of the Term, Tenant shall have the option to expand into the remainder of the premises, approximately 4,890 contiguous rentable square feet (the “Expansion Premises”),
by giving Landlord sixty (60) days prior written notice. Base Rent shall run concurrently with the existing rent schedule (i.e. if the expansion term starts at the beginning of the thirteenth
(13th) month, then the Base Rent shall be $13.75 per rentable square feet (the “RSF”) for three (3) months and follow the rent schedule in section eight (8) of the Lease
thereafter).

  
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	4. TENANT IMPROVEMENTS	  	 Space will be delivered in “As-Is” broom clean condition, with all systems in good and working order. In addition, the Landlord
agrees to provide a turn-key build-out per the attached plan, Exhibit “A”, at Landlord’s sole cost and expense. The build-out shall include: (a) new paint throughout the Premises (including the labs), to include one
base color and one accent color, (b) the VCT tiles in the labs shall be replaced with anti-static tile, (c) the vibration in the lab area shall be rectified, (d) the existing carpet shall be steam-cleaned and a new carpet shall be installed in the
new conference room, (e) the existing glass window in the new conference room shall be replaced with a solid wall (the “Tenant Improvements”).
  

All Tenant Improvements will be completed with Building standard materials.
  

The Tenant Improvements shall be exclusive of Tenant’s furniture, fixtures, and equipment, cabling for phone and data, any new supplemental cooling and
specialty items for “labs” (cooling, power and ceiling).
  
 Any additional
upgrades shall be at the sole cost of the Tenant.
  
 If a Certificate of Occupancy cannot
be issued after Tenant Improvements have been completed due to incompleteness of, or a defect in, Landlord’s work, then delivery of possession should not be deemed to have occurred until the defect has been corrected and the Certificate of
Occupancy issued.
  
 Any structural and nonstructural Tenant Improvements are subject to
Landlord’s approval.

		
	5. FURNITURE	  	Tenant shall have the right to use the furniture on the Premises for the full Term of the Lease. Tenant shall return said furniture to Landlord upon expiration of the Lease in the same condition delivered to Tenant, normal wear
and tear excepted.
		
	6. TERM	  	The term of the Lease shall be for three (3) years and three (3) months. The target commencement date for the Lease shall be November 1, 2009 (the “Term Commencement Date”) and the Lease termination date
will be January 31, 2013 (the “Term Expiration Date”). If the Tenant Improvements to the Premises are not substantially completed for occupancy on or by November 1, 2009 or in the event of delays resulting from force majeure
or

  
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		  	caused by Landlord, the Term Commencement Date, the Rent Commencement Date (as defined below) and the Term Expiration Date (as defined below) shall be adjusted accordingly and memorialized in writing.
		
	7. RENEWAL OPTION	  	Provided Tenant is not in default, Tenant shall have the right to extend the term of the Lease for one (1) additional three (3) year period, by providing Landlord with twelve (12) months prior written notice. Said extension shall
be at the then fair market rate, for first class office space in the Maynard, Concord, Acton, Boxborough area; however, in no event shall such rate be less than the Base Rent Year Three (as defined below).
		
	8. RENT	  	 The Tenant shall commence paying Base Rent and any additional rent on February 1, 2010, subject to Section 6 hereof (the “Rent
Commencement Date”) (for the avoidance of doubt, the Rent Commencement Date shall be three (3) months after the Term Commencement Date). If the Rent Commencement Date does not occur on the first of the month, then the Rent Commencement
Date shall automatically be extended to the next first day of the following month. The interim days shall be prorated and paid with the first month’s Rent and shall be considered added days to the Lease Term. Upon determination of the actual
Rent Commencement Date subject to Section 6 and this Section 8, the Tenant and Landlord shall memorialize such date in writing.
  

The Tenant shall pay, without any offset or reduction, except as set forth herein, rent to Landlord at the rate of:

 
 Base Rent Year One (1): commencing on the Rent Commencement Date and continuing to January
31, 2011, Tenant shall pay Base Rent at the rate of $13.75 per RSF on 8,510 RSF portion of the Premises, or $117,012.50 annually, in equal monthly installments of $9,751.04, each payable in advance by the first day of each month.

 
 Base Rent Year Two (2): commencing on February 1, 2011 and continuing to January 31, 2012,
Tenant shall pay Base Rent at the rate of $14.25 per RSF on the entire 9,730 RSF of the Premises or $138,652.50 annually, in equal monthly installments of $11,554.38, each payable in advance by the first day of each month.

 
 Base Rent Year Three (3(the “Base Rent Year Three”): commencing on February 1,
2012 and continuing to January 31, 2013, Tenant shall pay Base Rent at the rate of $15.25 per RSF on the entire 9,730 RSF of the Premises, or $148,382.50 annually, in equal monthly installments of $12,365.21, each payable in advance by the first day
of each month.

  
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		  	 Tenant shall pay the first month’s Base Rent upon execution of the Lease. All payments hereunder (including Rent and Additional Rent)
shall be due and payable on or before the first day of each calendar month.
  
 If rent or
any other sum payable in this Section remains outstanding for a period of five (5) days after Landlord’s delivery of written notice that said amounts are past due, there will be a late charge for such payments, which charge shall be the lesser
of eighteen percent (18%) per year on any outstanding balance owed, or the maximum amount permitted by law. Failure to pay the late charge is a default under the terms of the Lease.

 
 Tenant acknowledges and waives any/all rights to offset or reduce payments due under this
Lease.

		
	9. SECURITY DEPOSIT	  	A security deposit initially in the amount of $37,095.62, equal to three times the last month’s rent, shall be paid to Landlord by Tenant upon execution of the Lease, which amount shall be held as security for Tenant’s
performance of its obligations hereunder (the “Security Deposit”). The Security Deposit shall be refunded to the Tenant within thirty (30) days of the end of this lease, without interest, subject to the Tenant’s
satisfactory compliance with the conditions of this Lease. Provided that Tenant is not in default, Landlord shall reduce Tenant’s Security Deposit to $24,730.42 equal to two times the last month’s rent, and refund to Tenant any balance as
a result of such reduction within thirty (30) days, on the earlier of (a) Tenant exercising its right to the Expansion Premises or (b) at the end of the twenty-seventh (27th) month of the term.
Upon the occurrence of a default under this Lease by Tenant, Landlord may, in its sole discretion, apply the Security Deposit to cure such default and Tenant shall restore the Security Deposit to the sum of $37,095.62 (or any such adjusted amount).
Upon a transfer of the Property by the Landlord, Tenant agrees to look solely to such transferee for the return of the Security Deposit.
		
	10. TAXES AND OPERATING EXPENSES	  	Tenant shall pay to Landlord in advance on the first day of each month, commencing on the Term Commencement Date, as “Additional Rent” the Tenant’s Share (as defined below) of (i) the Taxes (as
defined below) in excess of the Taxes for the Base Year (as defined below) and (ii) Operating Expenses (as defined below) in excess of the Operating Expenses for the Base Year. If the Term Commencement Date does not occur on the first of the month,
then any Additional Rent shall automatically be prorated.

  
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		 	 If Landlord obtains an abatement of any excess Taxes, a proportionate share of such abatement, less reasonable fees and costs incurred in
obtaining the same, if any, shall be refunded to the Tenant. At the end of each lease year, upon written request from Tenant, Landlord shall provide Tenant with a tax statement consisting of a copy of the bill, a computation of Tenant’s share,
and the manner of calculation.
  
 Landlord shall reconcile Operating Expenses within
ninety (90) days after the end of each year with a detailed breakdown of the costs, a computation of Tenant’s share, and the manner of calculation. Tenant shall have the right to audit such statement with prior written request to Landlord.
Tenant’s right shall expire forty-five (45) days following receipt of the reconciliation of operating costs for the previous year. If the audit reveals an overcharge, such amount shall be immediately repaid to Tenant.

 
 “Taxes” shall mean all real estate taxes, personal property taxes,
assessments, water and sewer charges and all municipal charges levied or assessed or imposed on the Project.
  

“Base Year” shall mean calendar year 2010.
  

“Operating Expenses” shall mean all expenses, costs and disbursements of every kind and nature which Landlord shall pay or become obligated to
pay in connection with the Project, including without limitation, (i) insurance premiums paid in connection with the Project; (ii) all utility charges for the Project; (iii) compensation and benefits for Landlord’s employees and agents, engaged
in the operation and maintenance of the Project; (iv) worker’s compensation costs and payroll taxes for said employees and agents to be prorated when employee is not full time at the Project; (v) payments to independent contractors for
maintenance, repairs, cleaning, management, legal, accounting and maintenance of the Project including utility systems; and (vi) generally all expenses incurred by Landlord in connection with its operation of the Project.

 
 “Tenant’s Share” shall mean 0.08972%. Landlord may by notice in
writing, from time to time, adjust Tenant’s Share to reflect the ratio of the actual rentable square feet of the Premises to the actual rentable square feet of the Project.

 
 THIS LEASE IS A NET LEASE AND LANDLORD SHALL NOT BE OBLIGATED TO PAY ANY CHARGE OR
BEAR

  
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		  	ANY EXPENSE WHATSOEVER AGAINST OR WITH RESPECT TO THE PREMISES EXCEPT TO THE EXTENT SPECIFICALLY SET FORTH HEREIN NOR SHALL RENT PAYABLE HEREUNDER BE SUBJECT TO ANY REDUCTION OR OFFSET WHATSOEVER,, ON ACCOUNT OF SUCH CHARGE. IN
ORDER THAT THE RENT SHALL BE ABSOLUTELY NET TO LANDLORD, TENANT COVENANTS AND AGREES TO PAY AS ADDITIONAL RENT TAXES, BETTERMENT ASSESSMENTS, INSURANCE COSTS, OPERATING EXPENSES AND UTILITY CHARGES WITH RESPECT TO THE PREMISES AS PROVIDED
HEREIN.
		
	11. UTILITIES	  	 The Tenant shall pay all bills for utilities furnished to the Premises, including, without limitation, electricity, water, sewer,
telephone and other services and excluding only heat and air conditioning.
  
 Landlord
shall, within its control, maintain adequate connections with all utilities excluding phone and data. If utilities are interrupted and Landlord has control of such interruption, then Landlord shall attempt to remedy such interruption. If such
interruption of utilities continues for Ten (10) consecutive days, and depending on the extent of such interruption at the Project, then Landlord may relocate Tenant until such time as utilities are restored.

 
 Tenant shall pay its proportionate share of electric usage and the Premises will be
separately metered at Landlord’s expense.
  
 If Landlord and Tenant mutually agree
in writing not to sub-meter or check meter the Premises, Tenant will be billed monthly for its electrical energy use at a rate of $1.50 per rentable square foot per year (the “Utility Charge”) to be paid as Additional Rent.
Landlord shall have the right to adjust the Utility Charge from time to time in its sole discretion.
  

Landlord shall have no obligation to provide utilities or equipment other than the utilities and equipment within the Premises as of the Term Commencement
Date. In the event Tenant requires additional utilities or equipment, the installation and maintenance thereof shall be the Tenant’s sole obligation, provided that such installation shall be subject to the prior written consent of the Landlord,
which consent shall not be unreasonably withheld or delayed.
  
 If the Premises contain a
server room or lab room (the “Lab”) with an existing supplemental HVAC unit, Tenant shall be responsible

  
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		  	 for maintenance of such existing supplementary HVAC unit. If any server room or lab room should need supplementary HVAC services and
Tenant desires to have such a unit installed, Tenant shall use Landlord’s designated HVAC contractor. Tenant shall be responsible for maintenance of said HVAC equipment. At the termination of the Lease or any following Amendment, the
supplementary HVAC equipment shall remain with the Premises and will become the property of the Landlord.
  

Notwithstanding anything contained in the Lease to the contrary, except as caused by Landlord’s willful or grossly negligent misconduct, (i) Landlord
shall not be responsible or liable for damages or injuries sustained by Tenant or those claiming by, through or under Tenant, and (ii) Tenant shall not be relieved from the performance of its obligations, including, but not limited to, Tenant’s
obligation to pay Base Rent and Additional Rent, because of the interruption, discontinuance, quality or quantity of any utility used in or for the Premises, whether or not supplied by Landlord, and regardless of the reason or cause of the
interruption or discontinuance.

		
	12. USES OF LEASED PREMISES	  	 Tenant’s Premises shall only be used for general office purposes, provided that such use must comply with the Zoning Bylaw of the
Town of Maynard and all other applicable Federal, State and
  
 Municipal laws and
Landlord’s rules and regulations, adopted from time to time.
  
 Tenant is satisfied
that the uses meet the municipal zoning ordinances and agrees to indemnify and hold harmless Landlord from and against any and all losses, claims or damages arising from Tenant’s failure to determine whether the proposed uses comply with the
provisions of this Section.

		
	13. COMPLIANCE WITH LAWS	  	Tenant acknowledges that no trade or occupation shall be conducted in the Premises or use made thereof which will be unlawful, improper, unreasonably noisy or offensive, or contrary to any law or any municipal by-law or ordinance
in force in the city or town in which the premises are situated. Said noncompliance shall be considered a breach of this Lease. Also, Tenant acknowledges that it is Tenant’s responsibility to comply with all existing and future laws related to
Tenant’s use and operation of the Premises, which may change from time to time. However, Tenant shall not be required to make or pay for Landlord to make structural or capital alterations or repairs, unless the same are necessitated by the
Tenants specific use.

  
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		  	 Landlord represents that the use of “general office purposes” does not violate the forgoing prohibitions, so long as it is used
for general office purposes and normal business operations.
  
 We make no representations
for Tenant’s business operations. Tenant shall pay for any and all costs associated with the compliance of the current or future laws.

		
	14. FIRE INSURANCE	  	Tenant shall not permit any use of the Premises which will make void any insurance on the Project or on the contents of the Project or which shall be contrary to any law or regulation from time to time established by the New
England Fire Insurance Rating Association, or any similar body succeeding to its powers. Tenant shall upon written demand reimburse Landlord, and all other tenants, for all extra insurance premiums resulting from Tenant’s use of the
Premises.
		
	15. MAINTENANCE	  	
		
	 A.     TENANT’S OBLIGATION
	  	Tenant agrees to maintain the Premises in good and working condition, damage by fire and other casualty and damage caused by Landlord and reasonable wear and tear excepted, and whenever necessary, to replace plate glass,
acknowledging that the Premises are now in good order and the glass whole. Tenant shall not permit the Premises to be overloaded, damaged, stripped or defaced, nor suffer any waste, nor leave the Premises unoccupied at any time, with the exception
of non-working hours, and not install any signs at the Project.
		
	 B.     LANDLORD’S OBLIGATION
	  	 Landlord agrees to maintain the structure of the Building in the same condition as it is at the Term Commencement Date or as it may be put
in during the Term of and pursuant to the terms of this Lease, reasonable wear and tear, damage by fire or other casualty and damage caused by Tenant is excepted.
  

Tenant acknowledges that the Building is old and has been recently restored. As such, the structure may contain certain deficiencies that could lead to leaks
and other such nuisances due to wind, driving rain and other weather related items. Tenant acknowledges that with reasonable notice the Landlord will respond and make efforts to repair such problems, as seasonal or daily weather may permit. Tenant
also acknowledges they may not use any such problems, should they arise, as an excuse to break this Lease and will make reasonable efforts to cooperate and assist the Landlord.

  
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		 	Landlord shall maintain, without limitation, in good order and repair (i) all building systems (including HVAC, electrical, mechanical and plumbing systems), (ii) the common facilities, and (iii) the grounds and
landscaping. Landlord shall remove the snow from the parking lot, driveways and entrances. Landlord shall use reasonable efforts to minimize any interruptions to Tenant’s enjoyment of the Premises.
		
	16. ALTERATIONS & ADDITIONS	 	Tenant shall not make alterations or additions to the Premises without Landlord’s prior written consent, which consent shall not be unreasonably withheld, but may be conditional, and Landlord in its sole discretion
shall determine such conditions. Any and all alterations or additions must be performed by Landlord’s general contractor (the “Alterations”). All such allowed Alterations shall be at Tenant’s sole cost and expense
and shall be in quality at least equal or better than the present construction. Tenant shall not permit any mechanics’ liens, or similar liens, to remain upon the Premises for labor and material furnished to Tenant or claimed to have been
furnished to Tenant in connection with work of any character performed or claimed to have been performed at the direction of Tenant and shall cause any such lien to be released of record forthwith without cost to Landlord. Any Alterations made to
the Premises shall become the property of the Landlord at the termination of occupancy as provided herein, and Tenant shall not be responsible for the removal or restoration of any Alterations.
		
	17. ASSIGNMENT & SUBLETTING	 	 Tenant shall not assign or sublet the whole or any part of the Premises without Landlord’s prior written consent, which may
not be unreasonably withheld by Landlord, but maybe conditioned by Landlord or its Lender. Tenant shall tender to Landlord upon its request, a non refundable processing fee of $2,500.00 and Landlord shall have the right, at a minimum, to review
financial statements, identity and business of any prospective assignee or subtenant before making a decision to grant consent.
  

Landlord shall never be deemed unreasonable in denying its consent to an assignment of this Lease or a subletting of all or any portion of the Premises under
the following circumstances:

			
		 	 A.     
	  	Landlord, after reviewing the proposed subtenant or assignee’s financial statements, shall determine in its sole discretion that the net worth or financial capability of such proposed subtenant or assignee is less than the
net worth or financial capability of Tenant or adequate to fulfill the financial obligations of this Lease;

  
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		 	B.	 	if such assignment or subletting would require the Premises to be used for a use that is dissimilar to Tenant’s use, or in Landlord’s determination would result in a use conflict or compete with a use granted to another
tenant at the Project;
			
		 	C.	 	if there is a vacancy at the Project and if the terms and conditions of the proposed sublease or assignment are less favorable than those terms and conditions on which Landlord is then offering to lease such vacant space at the
Project; or
			
		 	D.	 	if Tenant is in default (beyond any applicable notice and cure period) of its obligations under this Lease.
		
		 	Notwithstanding such consent, Tenant shall remain liable to Landlord for the payment of all Base Rent and Additional Rent and for the full performance of the covenants and conditions of this Lease. For the purpose of
this Lease, any transfer of an interest in Tenant shall be deemed an assignment of this Lease, other than in connection with a bona fide equity financing of the company through Venture Capital. If Tenant requests Landlord’s consent to assign
this Lease or sublet all or any portion of the Premises, Landlord shall have the option, exercisable by written notice to Tenant given within thirty (30) days after receipt of such request, to terminate this Lease as of the date specified in such
notice. If Landlord approves a sublease and said sublease is for a total rental amount which on an annual basis is greater than the Base Rent and Additional Rent due from the Tenant to the Landlord under this Lease, Tenant shall pay to Landlord,
forthwith upon Tenant’s receipt of each installment of such excess Base Rent and Additional Rent, during the term of any approved sublease, as Additional Rent hereunder, in addition to the Base Rent and Additional Rent and other payments due
under this Lease, an amount equal to one hundred percent (100%) of the positive excess between the Base Rent and Additional Rent received by Tenant, less reasonable transaction costs, which shall include reasonable legal fees not to exceed $2,500.00
and brokerage commissions, under the sublease and the aggregate of Base Rent and Additional Rent due hereunder. Notwithstanding any provision to the contrary, there shall be no restriction on Tenant’s right to assign or transfer this Lease to
its parent or any subsidiary or affiliate, or to any party in connection with a merger or consolidation involving Tenant or a sale of all or substantially all of Tenant’s assets, provided that such successor has as high a net worth as Tenant on
(a) the Term Commencement Date or (b) the date of the transfer of this Lease, whichever date the net worth is higher. If this standard is not met, Landlord shall have the right of recapture.

  
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	18. SUBORDINATION	 	This Lease shall be subject and subordinate to any and all mortgages, deeds of trust and other instruments in the nature of a mortgage, now existing or at any time hereafter arising, a lien or liens on the property of
which the leased premises are a part. Tenant shall, when requested, promptly execute and deliver such written instruments in the lender’s form as shall be necessary to show the subordination of this Lease to said mortgages, deeds of trust or
other such instruments in the nature of a mortgage. Tenant’s failure to execute and return documents to Landlord within seventy-two (72) hours of receipt by Tenant or Tenant’s agent shall be deemed a breach of this Lease.
		
	19. ACCESS	 	 Tenant will have access to its Premises 24 hours per day, 7 days per week and 52 weeks per year.

 
 Landlord or agents of Landlord may show the Premises to others during normal business
hours with advance notice to Tenant, and at any time before the expiration of the Term for the purpose related to the sale or refinancing of the Premises, excluding emergencies in which case Landlord may enter the Premises without any notice.
Landlord may remove placards and signs not approved and affixed as herein provided, and make repairs and alterations, provided that Landlord shall use reasonable efforts to minimize any interruptions to Tenant’s enjoyment of the Premises.

 
 Landlord may show the Premises to prospective Tenants at normal business hours during the
last nine (9) months of the Term with advance notice to Tenant. Tenant shall provide Landlord or its agents alarm codes. Tenant’s refusal to provide Landlord or its agent’s access as stated above shall be deemed a breach of this Lease.

 
 Notwithstanding anything to the contrary in this Lease, Landlord or agents of Landlord may
only access or show the Lab with advance notice to Tenant, during normal business hours, and only if accompanied by Tenant or agents of Tenant, excluding emergencies in which case Landlord may enter the Premises without any notice.

			
	20. INDEMNIFICATION AND LIABILITY	 	 A.     
	  	Tenant agrees to defend (with counsel reasonably approved by Landlord), indemnify and save harmless the Landlord, the Landlord’s managing agent and any holder of a mortgage on all or any portion of the Premises from (i) any
act, omission or negligence occurring on the Premises of the Tenant, or the Tenant’s contractors, licensees, agents, servants, or employees,

  
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		 		  	or arising from any accident, injury, or damage whatsoever caused to any person, or to the property of any person, or (ii) any violation of applicable law by Tenant or those Tenant contractors, licensees, agents, servants, or
employees, including, without limitation, any law, regulation or ordinance concerning trash, hazardous materials, or other pollutant occurring from and after the date that possession of the Premises is delivered to the Tenant and until the end of
the Term hereof in or about the Premises, or (iii) any accident, injury or damage occurring outside the Premises, where such accident, damage or violation of applicable law results in injury from a willful or grossly negligent act or omission on the
part of the Tenant or the Tenant’s agents or employees. This indemnity and hold harmless agreement shall survive termination of this Lease and include indemnity against all costs, expenses and liabilities incurred in or in connection with any
such claim or proceeding brought thereon, and the defense thereof. Landlord agrees to pursue all of its rights under Tenant’s insurance policy before seeking indemnification from Tenant, provided that Tenant’s policy is on an occurrence
basis policy with limits as required by Section 21. Landlord agrees that Tenant’s indemnity shall only apply to the extent Landlord does not recover such costs, expenses and liabilities under any such policy. Tenant agrees that Tenant’s
insurance shall be the primary insurance policy and that said policy shall be exhausted in its totality before Landlord seeks its own rights to recover under any additional policy. Tenant agrees that Landlord shall not be responsible or liable to
Tenant, or to those claiming by, through or under Tenant, for any loss or damage that may be occasioned by or through the acts or omissions of persons occupying any adjoining space or any part of the Building, or for any loss or damage resulting to
Tenant or to those claiming by, through or under Tenant, or its or their property, from the bursting, stopping or leaking of water, gas, sprinklers, sewer or steam pipes, unless such damage is caused by the gross negligence of
Landlord.

					
		
	21. TENANTS INSURANCE	 	Tenant shall maintain with respect to the Premises and the project, commercial general liability insurance in the amount of three million, five hundred dollars ($3,500,000) with property damage insurance in limits of one
million dollars ($1,000,000) in responsible companies qualified to do business in Massachusetts and in good standing therein insuring the Tenant against injury to persons or damage to property as provided. Landlord shall be designated as an
additional insured on any such policy. Tenant shall deposit with the Landlord certificates of such insurance at or prior to the Term Commencement Date and thereafter within thirty

  
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		  	 (30) days prior to the expiration of any such policies. All such insurance certificates shall provide that such policies shall not be
altered or canceled without at least thirty (30) days prior written notice to Landlord.
  

During the term of the Lease, Tenant shall maintain all risk property and casualty insurance, including theft coverage, written at replacement cost value and
with replacement cost endorsement, covering all of Tenant’s personal property in the Premises (including, without limitation, inventory, trade fixtures, floor coverings, furniture and other property removable by Tenant under the provisions of
this Lease) and all leasehold improvements installed in the Premises by or on behalf of Tenant.
  

If available, all insurance policies carried by either party covering the Building and/or the Premises will contain a clause or endorsement expressly waiving
any right on the part of insurer to make any claim against the other party. The parties agree to use reasonable efforts to ensure that their policies will include such waiver clause or endorsement. Tenant waives all claims, causes of action and
rights of recovery against Landlord for any loss or damage to persons, property or business which occurs on or about the Premises or the Building or the Project and results from any of the perils insured under any policy of insurance maintained by
Tenant, regardless of cause. This waiver includes the negligence and intentional wrongdoing of Landlord, its agents, officers and employees, but is effective only to the extent of recovery, if any, under such policy. This waiver will be void to the
extent that any such insurance is invalidated by reason of this waiver.

		
	22. FIRE, CASUALTY, EMINENT DOMAIN	  	 Should a substantial portion of the Premises or of the Project be substantially damaged by fire or other casualty, or be taken by eminent
domain, Landlord may elect to terminate this Lease. When such fire, casualty or taking renders the Premises substantially unsuitable for their intended use, Tenant may elect to terminate this lease if:

 
 (a) Landlord fails to deliver written notice within sixty (60) days of intention to
restore Premises, or
  
 (b) Landlord fails to restore the Premises to a condition
substantially suitable for their intended use within one hundred eighty (180) days of (i) receipt of insurance proceeds in the case of fire or casualty or (ii) receipt of the award in the case of taking Landlord reserves and Tenant grants to
Landlord, all rights which the Tenant may have for damages or injury to the leased premises for any taking by eminent domain, except for damage to the Tenant’s fixtures, property, or equipment.

  
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	23. DEFAULT & BANKRUPTCY	  	 In the event that:
  

(a) Tenant shall default in the payment of any installment of rent or other sum herein specified and such default shall not have been cured within five (5)
days; or
  
 (b) Tenant shall vacate or abandon all or any part of the Premises or fail to
continuously occupy the Premises, such circumstances not having been cured within five (5) days; or
  

(c) Tenant shall materially default in the observance or performance of any other of Tenant’s covenants, agreements or obligations hereunder, such default
not having been cured within five 5 days of receiving written notice of such material default; or
  

(d) Tenant shall suffer a material adverse change in it’s business, as determined by Landlord; or

 
 (e) Tenant shall be declared bankrupt or insolvent according to law, or, if any assignment
shall be made of Tenant’s property for the benefit of creditors, provided,
  
 then
Landlord shall have the right to proceed with summary process to remove Tenant from the Premises. In the event of default by Tenant, Tenant shall pay to Landlord all costs and expenses incurred in enforcing the terms of this Lease, including
reasonable attorneys’ fees, whether or not legal proceedings are instituted. Tenant shall indemnify the Landlord against all loss of rent and other payments, which the Landlord may incur by reason of such termination during the balance of the
Term of this Lease.
  
 If Tenant shall default in the observance or performance of any
conditions or covenants on Tenant’s part to be observed or performed hereunder or by virtue of any of the provisions in any article of this Lease other than Tenant’s rental payment obligations, Landlord, without being under any obligation
to do so and without thereby waiving such default, may remedy such default for the account and at the expense of the Tenant. If the Landlord makes any expenditures or incurs any obligations for the payment of money in connection therewith, including
but not limited to, all attorney’s fees in instituting, prosecuting or defending any action or proceeding, such sums paid or obligations incurred, with interest at the rate of two (2%) percent per month and costs, shall be paid to the Landlord
by the Tenant as Additional Rent upon written notice from Landlord to Tenant of such costs and expenses.
  

Notwithstanding anything contained in this Lease to the contrary, Landlord shall not be in default in the performance of any of Landlord’s obligations
under this Lease unless and until Landlord

  
 14 

			
		  	shall have failed to perform such obligations within thirty (30) days, or such additional time as is required to correct any such default, after receipt of written notice from Tenant to Landlord specifying wherein Landlord has
failed to perform any such obligation. If Tenant claims or asserts that Landlord is in default in the performance of Landlord’s obligations under this Lease, Tenant shall not be relieved of Tenant’s obligations under this Lease and
Tenant’s sole remedy shall be an action for specific performance, declaratory judgment or injunction and in no event shall Tenant be entitled to any money damages or to terminate this Lease and in no event shall Tenant claim or assert any claim
for money damages in any action or by way of set-off, defense or counterclaim and Tenant hereby specifically waives the right to any money damages, to terminate this Lease or any other remedies available at law or in equity.
		
	24. SURRENDER	  	Tenant shall, at the expiration or other termination of this Lease, remove all Tenant’s goods and effects from the Premises (including without hereby limiting the generality of the foregoing, all signs and lettering affixed
or painted by Tenant, either inside or outside the Premises). Tenant shall deliver to Landlord the Premises and all keys, locks thereto, alarm codes and all alterations and additions made to or upon the Premises, in good condition, damage by fire or
other casualty only excepted. In the event of the Tenant’s failure to remove any of Tenant’s property from the Premises, Landlord is hereby authorized, without liability to Tenant for loss or damage thereto, and at the sole risk of Tenant,
to remove and store any of the property at Tenant’s expense, or to retain same under the Landlord’s control or to sell at public or private sale, without notice, any or all of the property not so removed and to apply the net proceeds of
such sale to the payment of any sum due hereunder, or to destroy such property.
		
	25. GOVERNING LAW, ETC.	  	This Lease shall be governed by and construed under the laws of the Commonwealth of Massachusetts and shall take effect as a sealed instrument. All terms, covenants and obligations hereunder shall be binding upon and shall inure
to the benefit of the parties hereto and their respective successors and assigns. No alterations, amendments or waivers hereunder shall be valid or enforceable absent a written instrument signed by all parties hereto. No waiver of any provision
hereunder on one occasion shall be deemed to be a waiver on future occasions. All obligations hereunder shall be obligations for each Tenant both jointly and severally. The parties hereto agree that this Lease contains the entire agreement between
the parties and that it supersedes all prior agreements and negotiations. Tenant has not relied upon any representation not contained within this Lease and acknowledges that neither

  
 15 

			
		  	Landlord nor its agents have made any warranties or representations of any kind or nature other than those expressly set forth herein. This Lease shall not be binding unless and until, it is executed by Landlord and
Tenant.
		
	26. NON-INTERFERENCE	  	Tenant hereby acknowledges that after the execution date hereunder, Landlord or its affiliates may, from time to time, in connection with any space or parcel(s) (including without limitation any space or parcel(s) which abut the
Premises), seek to obtain various approvals, variances, permits, authorizations and/or special permits and the like from the local municipality and the Commonwealth of Massachusetts. Tenant hereby agrees to cooperate with Landlord in all such
efforts and agrees not to oppose or interfere with Landlord, its affiliates, agents, designees, appointees or assigns, in Landlord’s attempts to obtain any such approvals, variances, permits, authorizations and/or special permits and the like.
Tenant’s obligations under this paragraph shall be binding on Tenant’s officers, directors, shareholders and employees and shall survive the termination of the Lease. Tenant acknowledges that any interference shall be deemed a breach of
this Lease and Landlord, at its sole discretion, may terminate this Lease.
		
	27. BROKERAGE	  	Tenant and Landlord represent and warrant that they have dealt with no brokers other than CB Richard Ellis-New England and T3 Advisors in this transaction. Each of the parties represents and warrants that there are no other
claims for brokerage commissions or finder’s fees in connection with the execution of this lease, and each of the parties agrees to indemnify the other against, hold it harmless from all liabilities arising from any such claim including without
limitation, the cost of counsel fees in connection therewith.
		
	28. FORCE MAJEURE	  	If Landlord is delayed, hindered or prevented from the performance of an obligation because of strikes, lockouts, labor troubles, the inability to procure materials, power failure, restrictive governmental laws or regulations,
riots, insurrection, war or another reason not the fault of Landlord, then Landlord’s performance shall be excused for the period of delay.
		
	29. INDEPENDENT COVENANTS	  	Landlord and Tenant agree that the obligations of Tenant hereunder, including, without limitation, Tenant’s obligation to pay rent and additional rent, are independent and not mutually dependent covenants, and that the
failure of Landlord to perform any obligation hereunder shall in no event justify or empower Tenant to withhold rent, additional rent or any other amount due to Landlord hereunder or to terminate the Lease. Tenant acknowledges that the foregoing is
a material inducement to Landlord to enter into this Lease.

  
 16 

			
	30. REPRESENTATIONS	  	Landlord represents that (i) it has good title to the Premises and common areas in fee simple, (ii) it has full right and authority to execute the Lease, (iii) the Lease does not conflict with any other agreement to which
Landlord is bound, and (iv) the Premises and common areas are/will be free from asbestos, underground fuel tanks, and any and all hazardous substances.

 [Signatures to follow on next page.] 

  
 17 

 IN WITNESS WHEREOF, the said parties hereunto set their hands and seals this     day of
October, 2009 
  

									
	ACACIA COMMUNICATIONS, INC.	 		 	WELLESLEY/ROSEWOOD MAYNARD MILLS LIMITED PARTNERSHIP
					
		 		 		 	By:	 	Wellesley Mills Corporation, its General Partner
					
	By:	 	  
	 		 	By:	 	 /s/ Sergio Brosio

	Name:	 		 		 	Name:	 	Robert Buonato Sergio Brosio Duly Authorized Representative for Wellesley Mills Corporation
	Title:	 	VP of Engineering	 		 		 
					
	By:	 	  
	 		 		 	
	Name:	 		 		 		 	
	Title:	 		 		 		 	

  
 18 

 RIDER 

TO LEASE DATED             , 2009 

TENANT: ACACIA COMMUNICATIONS, INC. 

LANDLORD: WELLESLEY/ROSEWOOD MAYNARD MILLS LIMITED 

PARTNERSHIP 
 A. Rental Payments.
All payments hereunder (including rent and additional rent) shall be due and payable on or before the first day of each calendar month. If rent or any other sum payable in this Section remains outstanding for a period of five (5) days, there
will be a late charge for such payments, which charge shall be the lesser of eighteen percent (18%) per year on any outstanding balance owed, or the maximum amount permitted by law. Failure to pay the late charge is a default under the terms of
this Lease. Tenant acknowledges and waives any and all rights to offset or reduce payments due under this Lease, 
 B. Early Access. Tenant may, in
Landlord’s sole discretion, have access to the Premises prior to the Term Commencement Date provided that Tenant shall provide the insurance required by this Lease and does not interfere with existing use of the Premises and Landlord’s
work at the Premises, if any. Tenant’s access shall be at Tenant’s sole risk. 
 C. Indemnification. Tenant further agrees to defend,
indemnify and hold Landlord harmless from and against any and all claims and damages for injury to person or damage to property, of any kind or nature, of any person or entity (including attorneys’ fees) which may arise in connection with the
Tenant’s operation of its business on the Premises. 
 D. No Joint Venture. Nothing contained in this Lease will be construed as creating a
joint venture or partnership of or between Tenant and Landlord as to create any other relationship between the parties other than as Tenant and Landlord and Tenant hereby indemnifies and agrees to hold harmless Landlord from any and all damages
resulting from such a construction of the relationship of the parties hereto. 
 E. Notices. Any notice or other communication in connection with
this Lease shall be in writing and addressed as follows: 
 To Landlord: 

WELLESLEY/ROSEWOOD MAYNARD MILLS LIMITED PARTNERSHIP 
 c/o
Wellesley Management LLC 
 12 Clock Tower Place 
 Suite 200

 Maynard, MA 01754 To Tenant: 
 ACACIA COMMUNICATIONS,
INC. 
 3 Clock Tower Place 
 Suite 210 

Maynard, MA 01754 
 Such notice shall be delivered in hand or
deposited in the United States mail, postage prepaid by registered or certified mail, return receipt requested. Any such address may be changed to any 

  
 19 

 
other address within the United States by written notice given in the aforesaid manner by the party desiring to effect the change. Any notice given in the aforesaid manner shall be deemed to have
been duly given and received when so hand delivered or deposited with the United States Postal Service. 
 F. Authority to Execute. Tenant and
Landlord covenant that the signatory of this Lease on behalf of each party is duly authorized to execute this Lease. Tenant shall provide at execution of this Lease a corporate resolution in the form attached as Exhibit B authorizing the
officers to bind the corporation or other legal document to provide such evidence. 
 G. Parking. Tenant may use the parking facility, if any,
serving the Building as designated by Landlord from time to time. Parking spaces in the parking facility, if any, are on an unreserved, unassigned basis in areas designated by Landlord from time to time. Notwithstanding the foregoing, Landlord
reserves the right at any time to assign and reserve parking spaces and areas for specific individuals and/or tenants. Landlord reserves the right to relocate Tenant’s parking to another location not on the Project. 

H. Holding Over. In the event that Tenant or anyone claiming by, through or under Tenant shall remain on the Premises after the termination of this
Lease or any renewals, extensions or modifications thereof, Tenant shall forthwith be liable for and pay triple rent. 
 I. Signage. No signs,
billboards, posters or advertising materials of any type or description shall be erected or kept by the Tenant on the interior common areas or the exterior of the building without the prior written consent and approval of the Landlord. Tenant shall
be included in all interior Building standard sign programs at Landlord’s sole cost and expense. 
 J. Additional Remedies on Default.
Notwithstanding any termination of this Lease or any re-entry by Landlord, Tenant agrees to pay and be liable for amounts equal to the several installments of rent and any other charges herein reserved as they would, under the terms of this Lease,
become due if this Lease had not been terminated or if Landlord had not re-entered the Premises and whether the Premises be re-let or remain vacant in whole or in part or for a period less than the remainder of the Term, or for the whole thereof;
but in the event the Premises be re-let in whole or in part, by Landlord, Tenant shall be entitled to a credit in the amount of the rent received by Landlord in reletting after deduction of reasonable expenses in re-letting the Premises and in
collecting the rent in connection therewith. 
 K. Estoppel Certificate. Upon not less than five (5) days prior written request, the Tenant
agrees to execute, acknowledge, and deliver a statement in writing certifying that this Lease is unmodified and in full force and effect (or, if there have been any modifications that the same are in full force and effect as modified and stating the
modification), and the dates to which the rent hereunder and other charges have been paid and any other information reasonably requested. Any such statement delivered pursuant to this paragraph may be relied upon by any prospective purchaser,
mortgagee or lending source. 
 L. Confidentiality. Tenant agrees that the terms of this Lease shall remain confidential and that any breach of this
clause shall constitute a breach of the Lease. Tenant acknowledges and agrees that the terms contained herein are confidential to Landlord. Tenant agrees that it  

  
 20 

 
will keep all information confidential and will not disclose the terms of the Lease, the information provided by Landlord with respect to operating costs, taxes, base rent, additional rent,
etc. to other existing or prospective tenants except to those officers, accountants, lawyers of the Tenant. Any disclosure will be considered a breach of this Lease. 

M. Cleaning. Tenant shall be responsible for the cost of cleaning the Premises, which shall be arranged by Tenant. Tenant must use Landlord’s
designated cleaning service, which shall be paid for by Tenant. 
 N. Alterations. Except as set forth herein, all alterations and additions to the
Premises shall be installed at Tenant’s expense only in accordance with plans and specifications which have been previously submitted to and approved in writing by Landlord, which approval may be withheld by Landlord in its sole discretion. All
work performed on the Premises shall be performed only by Landlord or by contractors and subcontractors approved in writing by Landlord or by Landlord’s general contractor. Prior to the commencement work, Tenant shall provide adequate security
to Landlord to ensure that the work will be paid for by Tenant upon completion. 
 O. Relocation. Landlord reserves the right to relocate Tenant to
other space, within the Project, provided such space shall be substantially similar and with the Tenant’s consent, which consent shall not be unreasonably withheld. Landlord shall give Tenant sixty (60) days written notice of such
intention to relocate, but in no event shall Landlord relocate Tenant during the first year of the Lease. On the date of such relocation this Lease shall be amended by deleting the description of the Premises and substituting therefore the
description of such space. Landlord agrees to pay the reasonable costs of moving Tenant to such other space within the Project, provided that Landlord shall not be obligated to expend more than rent due for three months under this Lease, and any
costs associated with moving and setting up the Lab. In no event shall Tenant be reimbursed for costs incurred due to business interruption. 
 P.
[Intentionally Removed.] 
 Q. Condominium. Landlord reserves the right at any time to convert the Project into a condominium in accordance with
M.G.L. c. 183A. Tenant agrees to execute all necessary documentation to effectuate said conversion. 
 R. Financial Statements. Tenant agrees to
deliver, upon request from Landlord: (1) statements of cash flows of the Tenant, (2) income statements of the Tenant, and (3) balance sheets of the Tenant, all such statements to be in reasonable detail, including all supporting
schedules and comments, the statements and balance sheets to be reviewed or audited by an independent certified public accountant, and certified by such accountants to have been prepared in accordance with GAAP and to present fairly the financial
position and results of operations of the Tenant. 
 All information on such statements shall be held in confidence by Landlord. 

S. No Accord and Satisfaction. No acceptance by Landlord of a lesser sum than the rent and additional rent then due shall be deemed to be other than on
account of the earliest installment of such rent and additional rent due, nor shall any endorsement or statement on any check or any 

  
 21 

 
letter accompanying any check or payment as rent be deemed as accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the
balance of such installment or pursue any other remedy in this Lease provided. 
 [Signatures to follow on next page.] 

  
 22 

									
	ACACIA COMMUNICATIONS, INC.	 		 	WELLESLEY/ROSEWOOD MAYNARD MILLS LIMITED PARTNERSHIP
					
		 		 		 	By:	 	Wellesley Mills Corporation, its General Partner
					
	By:	 	 /s/ Bhupen Shah
	 		 	By:	 	 /s/ Sergio Brosio

	Name: 	 	Bhupen Shah	 		 	Name:	 	Robert Buonato Sergio Brosio Duly Authorized Representative for Wellesley Mills Corporation
	Title:	 	VP of Engineering	 		 		 
					
	By:	 	  
	 		 		 	
	Name:	 		 		 		 	
	Title:	 		 		 		 	

  
 23 

 EXHIBITS 
  

			
	EXHIBIT A	  	FLOOR PLAN
		
	EXHIBIT B	  	SECRETARY’S CERTIFICATE
		
	EXHIBIT C	  	[Intentionally Removed]
		
	EXHIBIT D	  	RULES & REGULATIONS

  
 24 

 EXHIBIT A 

Floor Plan 
 (attached)

  
 25 

 

 

  
 26 

 EXHIBIT B 

SECRETARY’S CERTIFICATE 

I, Christian Rasmussen, hereby certify that I am the duly elected and qualified President of Acacia, a Delaware corporation
whose principal place of business is in Maynard, Massachusetts, and that the following vote was duly adopted by its Board of Directors: 

“VOTED: That                     ,
President/CEO and                     , Treasurer of ACACIA COMMUNICATIONS, INC. are authorized and directed to execute and deliver a lease with
Wellesley/Rosewood Maynard Mills Limited Partnership, in respect of the premises located at Clock Tower Place, Maynard, Massachusetts, upon the terms and conditions acceptable to President or Treasurer; and the execution of a lease by the President
or Treasurer will be conclusive evidence of the fact that the Lease was acceptable. 
 I further certify that the foregoing vote is in full
force and effect. 
  

							
	Dated: 10-27, 2009	 		 	Attest:	 	 /s/ Christian Rasmussen

		 		 	President	 	
				
		 		 	(SEAL)	 	

  
 27 

 EXHIBIT C 

[Intentionally Removed.] 

  
 28 

 EXHIBIT D 

RULES AND REGULATIONS 
  

	1.	Heating, lighting and plumbing: The Landlord shall be notified at once of any accidents to or defects in plumbing, electrical fixtures, or heating and cooling apparatus so that such accidents or defects may be attended
to properly. 

  

	2.	Tenant shall see that all doors of the Premises are closed and securely locked and must observe strict care and caution to ensure that all of its water faucets or water apparatus are entirely shut off before Tenant or
its employees leave the Premises. 

  

	3.	Tenant shall not alter any lock or access device or install a new or additional lock or access device or any bolt on any door of the Premises without the prior written consent of the Landlord. If Landlord shall give its
consent, Tenant shall in each case furnish Landlord with a key or access code for any such lock. 

  

	4.	The sidewalks, entrances, halls and stairways shall not be obstructed by Tenant or used for any purposes other than ingress to and egress from the Premises, and no articles or rubbish shall be left herein.

  

	5.	No plumbing fixture or appliance shall be used for any purpose other than that for which it is intended, and no sweepings, rubbish, rags, ashes or other substances shall be thrown herein. Damage resulting to any such
fixtures or appliances from misuse by Tenant shall be repaired and replaced at Tenant’s sole cost and expense, and Landlord shall not in any case be responsible for the same. 

 

	6.	Tenant shall not place a load upon any floor in the Premises exceeding the floor load per square foot of area as prescribed by Landlord, subject to change from time to time, and allowed by law. Business machines and
mechanical equipment shall be placed and maintained by Tenant at Tenant’s sole cost and expense in settings sufficient, in Landlord’s sole judgment, to absorb and prevent vibration, noise and disturbance that may be transmitted to the
Building’s structure. Tenant shall not move any safe, heavy machinery, heavy equipment, freight, bulky matter or fixtures into or out of the Building without Landlord’s prior written consent. If any such safe, machinery, equipment,
freight, bulky matter or fixtures requires special handling, Tenant agrees that any disassembly, packaging and handling of the same shall comply with applicable laws and regulations. The moving of any safe, heavy machinery, heavy equipment, freight,
bulky matter or fixtures into or out of the Building shall be at the sole risk and hazard of Tenant, and Tenant shall exonerate, indemnify and save Landlord harmless against and from any liability, loss, injury, damage, claim or suit resulting
directly or indirectly from such moving, including without limitation, relocation costs and expenses of tenants in the Building, if Landlord determines in its sole discretion that such relocation is necessary. 

 

	7.	Lettering on doors, tablets and the Building directory shall be subject to the approval of the Landlord; no lettering shall be allowed on outside windows. Directories will be placed by Landlord, in conspicuous places in
the Building. No other directories shall be permitted without Landlord’s prior written consent. 

  
 29 

	8.	No sign, poster, placard, name, advertisement, or notice, visible from the exterior of the Premises shall be inscribed, painted, affixed to glass or wall, installed or otherwise displayed by Tenant either on the
Premises or any part of the Building without the prior written consent of the Landlord. 

  

	9.	No wires for electric lights, messenger service or for any other purpose shall be put in the Premises without the consent of the Landlord. Tenant shall not install radio or television antenna, loudspeaker or any other
device on exterior walls or roof of the Building. 

  

	10.	No curtains, draperies, blinds, shutters, shades, screens or other coverings, awnings, hangings, or decorations shall be attached to, hung, or placed in, or used in connection with any window or door of the building
without the prior written consent of the Landlord. 

  

	11.	No animals or birds of any kind shall be kept, allowed in or about the Building any time for any reason other than those granted by law. 

 

	12.	Movement in or out of the Project of furniture or office equipment that requires use of hallways, stairways, or movement through the Project entrances or lobbies shall be restricted to hours designated by Landlord.
Tenant shall provide Wellesley Management at least 48 hours notice before the move date. 

 All freight, furniture, etc. must
be received and delivered through entrances to the Building designated for such purpose unless otherwise authorized by the Landlord. 

Moving Times are after 5 PM weekdays and 9 AM - 3 PM on Saturdays. 

Tenant shall refer to the site plan for the proper loading dock and elevator to be used during its move. Wellesley Management will advise
Tenant of the proper loading dock and elevator to be used for all deliveries coming to Tenant’s office. 
  

	13.	Nothing shall be thrown from or taken in through the windows, nor shall anything be left outside the Building on the windowsills of the Premises, subject to the terms and provisions of this Lease. 

 

	14.	Tenant shall not loiter and/or congregate in the Building or on front of the Premises. No part of the Building, the Premises or grounds shall, at any time, be used for lodging or sleeping or for any immoral or illegal
purpose. 

  

	15.	Subject to the Lease, the Landlord, its agents and employees shall have access at reasonable times to perform their duties in the maintenance and operation of the Project. 

 

	16.	Tenant shall not use any method of heating other than that provided for in the Tenant’s Lease without the consent of the Landlord. 

  
 30 

	17.	All HVAC systems will be operational seasonally, with the exclusion of labs and server rooms, on Business Days from 7:30 AM to 7:30 PM Monday through Friday and Saturday 9:00 AM to 1:00 PM. Additional service will be
provided on an individual basis when requested by the Tenant with 24-hour notice to Landlord for Monday through Saturday use and 48 hour notice for Sunday and Holiday use, if Clock Tower Place is not open on that holiday, and any additional charges
incurred thereby, will be assessed to Tenant. There will be a Seventy Five ($75.00) per unit per hour charge, with a four (4) hour minimum for weekend use, for said requested service. Tenant will be billed, as Additional Rent, for requested
HVAC service and payment of such will be due with the next monthly rent installment. Landlord reserves the right not to allow additional services such as HVAC services. 

 

	18.	Tenant shall be responsible for any damage caused to the Premises or Building or the Property or to any person herein as a result of any breach of any of the Rules and Regulations by the Tenant. 

 

	19.	Neither Tenant nor any employee or invitee of Tenant shall go up on the roof of any building at the Project at any time. 

  

	20.	Landlord reserves the right to exclude or expel from Clock Tower Place any person who, in Landlord’s judgment, is intoxicated or under the influence of liquor or drugs or who is in violation of any of the rules and
regulations of Clock Tower Place. 

  

	21.	During the continuance of any invasion, mob, riot, public excitement or other circumstances rendering such action advisable in Landlord’s opinion, Landlord reserves the right to prevent access to the Building by
closing the doors, or otherwise, for the safety of tenants and protection of the Building and property in the Building. 

  

	22.	Tenant’s agents, employees, servants, patrons, customers, invitees and visitors shall not solicit business in the Building’s parking facilities or common areas nor shall Tenant distribute any handbills or
other advertising matter outside the Premises or in the parking areas. 

  

	23.	Building security is a cooperative venture. Tenant must assume full responsibility for protecting the Premises from theft and pilferage by keeping doors locked as well as securing other means of entry into the Premises.

  

	24.	Tenant shall make reasonable efforts to conserve electricity, water, and air conditioning. 

  

	25.	Tenant shall obey all parking signs and marking on the pavement. Tenant shall not park in fire lanes, within ten feet of fire hydrants, in loading zones, and shall properly park within parking space lines. Tenant shall
not park any type of vehicle, whether for business use or personal use, on any parking lot or parking facility on the Project overnight without the prior consent of Landlord. Any vehicle(s) parked overnight for any extended period of time, shall be
subject to towing at the vehicle owner’s sole risk and expense. 

  

	26.	Parking spaces in the parking lots and facilities are on an unreserved, unassigned basis in areas designated by the Landlord from time to time. Landlord reserves the right at any time to assign and reserve parking
spaces and areas for specific individuals and/or tenants. Landlord reserves the right to relocate Tenant’s parking to another location not on the Project. 

  
 31 

	27.	Tenant shall not employ any of Landlord’s employees or agents for any purpose whatsoever without the prior written consent from Landlord. 

 

	28.	Tenant is required to use Landlord’s preferred vendors (cleaning, construction, and maintenance of base building systems) at all times, unless otherwise approved, in writing, by Landlord. This provision shall apply
to all work performed in the Building including installations of electrical devices and attachments, and installations of any nature affecting the floors, walls, woodwork, trim, windows, ceilings, or any other physical portion of the Building.
Additional services can be arranged for the Tenant by the Landlord using Landlord’s preferred vendors for such services as catering, telecommunications, copy and printing services, and furniture suppliers at preferred pricing.

  

	29.	Clock Tower Place is a non-smoking environment. There shall be no smoking within the buildings. Tenant shall utilize the smoking areas provided throughout the park. 

 

	30.	The Landlord reserves the right to make changes or any such other and further rules and regulations as, in its sole and absolute discretion, may from time to time be necessary. 

 

			
	ACACIA COMMUNICATIONS, INC.
		
	By:	 	 /s/ Bhupen Shah

	Title:	 	VP of Engineering

  
 32 

 COMMONWEALTH OF MASSACHUSETTS 

                          
              , ss. 
 On
                    , 2009, before me, the undersigned notary public, personally appeared, Sergio Brosio for Robert Buonato and
acknowledged to me that the Principal signed the preceding or attached document voluntarily for its stated purpose. The Principal proved to me through satisfactory evidence of identification that the Principal is the person whose name is signed on
the preceding or attached document. The satisfactory evidence of identification provided to me was: 
  

					
	 ̈	  	A current document issued by a federal or state government agency bearing the photographic image of the Principal’s face and signature; or
		
	 ̈	  	On the oath or affirmation of a credible witness unaffected by the document or transaction who is personally known to the notary public and who personally knows the Principal; or
		
	 ̈	  	Identification of the Principal based on the notary public’s personal knowledge of the identity of the Principal; or
			
	 ̈	  	The following evidence of identification:	  	  

		
		  	  

  

			
	  

	Notary Public
		
	Printed Name:	 	  

	
	My Commission Expires:                     

  
 33 

 COMMONWEALTH OF MASSACHUSETTS 

Middlesex, ss. 
 On Oct 27th, 2009, before me, the undersigned notary public, personally appeared             (the “President”) of ACACIA
COMMUNICATIONS, INC. acknowledged to me that the Principal signed the preceding or attached document voluntarily for its stated purpose. The Principal proved to me through satisfactory evidence of identification that the Principal is the person
whose name is signed on the preceding or attached document. The satisfactory evidence of identification provided to me was: 
  

			
	x	  	A current document issued by a federal or state government agency bearing the photographic image of the Principal’s face and signature; or
		
	 ̈	  	On the oath or affirmation of a credible witness unaffected by the document or transaction who is personally known to the notary public and who personally knows the Principal; or
		
	 ̈	  	Identification of the Principal based on the notary public’s personal knowledge of the identity of the Principal; or

					
			
	 ̈	  	   The following evidence of identification:	 	  

			
		
		  	  

  

			
	 /s/ Marie E. Dunham

	Notary Public

 
			
		
	Printed Name:	 	Marie E. Dunham

 
			
		
	My Commission Expires:	 	6/12/12

  
 34 

 November 24, 2009 

ACACIA COMMUNICATIONS, INC, 
 3 Clock Tower Place 

Suite 210 
 Maynard, MA 01754 

This letter serves to memorialize the Term Commencement Date for the ACACIA COMMUNICATIONS, INC. Lease dated October 27, 2009, for the
“Premises” Suite 210, in Building Three Clock Tower Place, as November 23, 2009 and the Term Expiration Date as February 28, 2013. The term is three (3) years, three (3) months and seven (7) days, the Rent
Commencement date is March 1, 2010. 
  

	
	Best regards,
	
	 /s/ Melissa Kimball

	Melissa Kimball
	Managing Director
	Addison Wellesley Real Estate Advisors
	mkimball@wellesley.com
	978-823-8240

  

			
	 /s/ Bhupen Shah

	Signed and Accepted
	Name:	 	Bhupen Shah
	Title:	 	Vice President of Engineering

 FIRST AMENDMENT TO LEASE 

This First Amendment to Lease (this “Amendment”) is made this      day of November 2010 and is by and between
WELLESLEY/ROSEWOOD MAYNARD MILLS LIMITED PARTNERSHIP, a limited partnership established under the laws of the Commonwealth of Massachusetts, with a place of business at Twelve Clock Tower Place, Suite 200, Maynard, Massachusetts 01754
(“Landlord”) and ACACIA COMMUNICATIONS, INC., a corporation established under the laws of the State of Delaware and authorized to do business in the Commonwealth of Massachusetts, with a place of business at Three Clock Tower Place,
Suite 210, Maynard, Massachusetts, (“Tenant”). 
 STATEMENT OF FACTS 

Landlord and Tenant are parties to a Lease dated October 27, 2009 (the “Lease”), with respect to certain office space located
on the second floor of the building known as Three Clock Tower Place, Maynard, MA, known and numbered Suite 210, containing approximately 9,730 contiguous rentable square feet (the “Original Premises”). Term, Term Commencement Date, Term
Expiration Date and Rent Commencement Date were memorialized in that certain memorialization letter dated November 24, 2009. 
 Tenant
desires to exercise its option to expand into the approximately 4,890 contiguous rentable square feet on the second floor of Three Clock Tower Place (the “Expansion Premises”). 

Landlord and Tenant desire to modify certain terms of the Lease. To the extent that any terms of the Lease contradict this Amendment, the
terms of this Amendment shall supersede the terms of the Lease. 
 TERMS OF AMENDMENT 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby
agree that the Lease shall be amended and modified as follows: 
 1. Demise of Expansion Premises. Commencing on November 15, 2010 (the
“Expansion Premises Term Commencement Date”) Landlord leases to Tenant and Tenant leases from Landlord the Expansion Premises. Tenant agrees to take occupancy on November 15, 2010. 

2. Premises. Commencing on the New Premises Term Commencement Date as defined herein, delete the first paragraph of Section 2 of the Lease in its
entirety and replace it with the following: 
 A portion of the building consisting of 14,620 contiguous rentable square feet
(“RSF”) located on the Second Floor of the building known as Three Clock Tower Place, Maynard, Massachusetts, more particularly known as Suite 210, as shown on Exhibit A-l (the “Expanded Premises”), together with the right
to use in common, with others entitled thereto, all common area of the building, including but not limited to the hallways, stairways, and elevators, necessary for access to said leased premises, and lavatories nearest thereto, if any. Except as set
forth herein, the Premises are to be delivered in “AS-IS” condition as they are in on the date of this Amendment. 

  
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 3. Term. Commencing on the Expansion Premises Term Commencement Date as defined herein, delete
Section 6 of the lease and replace it with the following: 
 Original Premises. 

With respect to the Original Premises: (i) the term shall be three (3) years, three (3) months and seven (7) days
(ii) the Term Commencement Date shall be October 27, 2009, (iii) the Term Expiration Date shall be February 28, 2013, and (iv) the Rent Commencement Date shall be March 1, 2010. 

Expansion Premises. 
 With
respect to the Expansion Premises: (i) the term shall be two (2) years, three (3) months and sixteen (16) days, (ii) the term shall commence on the Expansion Premises Term Commencement Date, (iii) the term shall be
co-terminus with the Term Expiration Date of the Original Premises, and (iv) the Rent Commencement Date shall be February 1, 2011. 
 4.
Rent. Commencing on the Expansion Premises Term Commencement Date as defined herein, delete Section 8 of the lease in its entirety and replace it with the following: 

Tenant shall pay, without any offset or reduction, except as set forth herein, base rent to Landlord at the rate of: 

A Security Deposit in the amount of $37,159.17, equal to the last two (2) months rent, shall be paid to Landlord upon execution of the
Lease Amendment, minus the $37,095.62 Security Deposit currently on account with Landlord. The balance in the amount of $63.55 shall be due upon execution of the Lease Amendment. The Security Deposit shall be held as security for Tenant’s
performance of its obligations hereunder. Upon the occurrence of a default under this Lease by Tenant, Landlord may, in its sole discretion, apply the Security Deposit to cure such default and Tenant shall restore the Security Deposit to the sum of
$37,159.17. Upon a transfer of the Property by the Landlord, Tenant agrees to look solely to such transferee for the return of the Security Deposit. 
 5.
Taxes and Operating Expenses. Commencing on the Expansion Premises Term Commencement Date, amend Section 10 of the tease as follows: 

“Tenant’s Share” shall mean 1.3481% 

6. Furniture. 
 Tenant shall have the
right to use the furniture in the Original Premises and in the Expansion Premises for the full Term of the Lease. Tenant shall return said furniture to Landlord upon expiration of the Lease in the same condition delivered to Tenant, normal wear and
tear excepted. 

  
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 7. Early Access. 

Landlord will grant Tenant early access to the Premises during construction for the purposes of wiring for data and phones, and for any work
necessary for the set up and activation of Security Systems, all the foregoing to be at Tenant’s sole cost and expense, unless otherwise stated herein. 

8. Brokers. 
 Tenant and Landlord
represent and warrant that neither has dealt with any brokers in this transaction. Each of the parties represents and warrants that there are no other claims for brokerage commissions or finders fees in connection with the execution of this First
Lease Amendment, and each of the parties agrees to indemnify the other against and hold it harmless from all liabilities arising from any such claim, including without limitation, the cost of council fees in connection therewith. 

Commencing on November 1, 2010 and continuing to February 28, 2011, Tenant shall pay Base Rent at the rate of $13.75 per RSF per year
on the 8,510 RSF portion of the Original Premises, or $117,012.50 annually, in equal monthly installments of $9,751.04, each payable in advance by the first day of each month. 

For the period commencing November 15, 2010 and continuing to January 31,2011, the Expansion Premises shall be Base Rent Free.

 For the period commencing February 1, 2011 and continuing to February 28, 2011, Base Rent for the Expansion Premises shall be
$3,404.69. 
 Commencing on March 1, 2011 and continuing to February 28, 2012, Tenant shall pay Base Rent at the rate of $14.25 per
RSF on the entire 14,620 RSF or $208,335.00 annually, in equal monthly installments of $17,361.25, each payable in advance by the first day of each month. 

Commencing on March 1, 2012 and continuing to February 28, 2013, Tenant shall pay Base Rent at the rate of $15.25 per RSF on the
entire $14,620 RSF or $222,955.00 annually, in equal monthly installments of $ $18,579.58, each payable in advance by the first day of each month. 

Tenant shall pay the February 2011 Base Rent for the Expansion Premises upon execution of the Amendment. All other payments hereunder
(including Rent and Additional Rent) shall be due and payable on or before the first day of each calendar month. 
 If rent or any other sum
payable in this Section remains outstanding for a period of five (5) days after Landlord’s delivery of written notice that said amounts are past due, there will be a late charge for such payments, which charge shall be the lesser of
eighteen percent (18%) per year on any outstanding balance owed, or the maximum amount permitted by law. Failure to pay the late charge is a default under the terms of the Lease. 

  
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 Tenant acknowledges any/all rights to offset or reduce payments due under this Lease. 

9. Security Deposit. Commencing on the Expansion Premises Term Commencement Date, delete Section 9 in its entirety and replace it with the
following: 
 10. Expansion Right. 

Tenant shall have the option to lease additional space within 1 Clock Tower Place or 3 Clock Tower Place consisting of up to approximately
10,000 rentable square feet (the “Second Expansion Premises”) for a lease term of up to three years. The Base Rent for the Second Expansion Premises shall be $13.00 per rentable square foot per year for the initial term of that space. 

11. Default. 
 If for any reason Tenant
shall fail to comply with the provisions of this Amendment, the same shall be deemed a default under the Lease, entitling Landlord to exercise all of its rights and remedies there under. 

12. Tenant Representations. 
 Tenant
hereby represents and certifies that the Lease for the Premises as defined under the Lease is in full force and effect, that all obligations of Landlord under the Lease as of the date hereof have been performed by Landlord, and that, as of the date
hereof, to the best of Tenant’s knowledge, there exists no default by Landlord under the Lease and Tenant has no defenses, rights of offset, credits, deductions in rent or claims against Landlord, or its successors or assigns, of any of the
agreements, terms, covenants or conditions of the Lease. 
 13. Terms. 

Capitalized terms not defined herein shall have the definition provided in the Lease. 

14. Ratification. 
 The Lease, as amended
by this Amendment, is hereby ratified and confirmed in all respects, except that this Amendment shall prevail over any other provisions of the Lease which are inconsistent with this Amendment. 

15. Counterparts and Authority. 
 This
Amendment may be executed in multiple counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same document. Landlord and Tenant each warrant to the other that the person or persons executing
this Amendment on its behalf has or have the authority to do so and that such execution has fully obligated and bound such party to all terms and provisions of this Amendment. 

EXECUTED as a sealed instrument as of the date first written above. 

  
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	ACACIA COMMUNICATIONS, INC.	 		 	 WELLESLEY ROSEWOOD MAYNARD MILLS LIMITED PARTNERSHIP

 
 By its sole General Partner Wellesley Mills Corporation

					
	By:	 	  
	 		 	By:	 	  

	Printed Name:	 	  
	 		 	Name:	 	D. Scott DiGiancomo
	Title:	 	  
	 		 	Title:	 	Duly Authorized Agent

  
 5 

 EXHIBIT A-2 

FLOOR PLAN 
 (Attached)

  
 6 

 SECOND AMENDMENT TO LEASE 

This Second Amendment to Lease (this “Amendment”) is made this 13 day of February, 2012 and is by and between WELLESLEY/ROSEWOOD
MAYNARD MILLS LIMITED PARTNERSHIP, a limited partnership established under the laws of the Commonwealth of Massachusetts, with a place of business at Twelve Clock Tower Place, Suite 200, Maynard, Massachusetts 01754 (“Landlord”) and
ACACIA COMMUNICATIONS, INC., a corporation established under the laws of the State of Delaware and authorized to do business in the Commonwealth of Massachusetts, with a place of business at Three Clock Tower Place, Suite 210, Maynard,
Massachusetts, (“Tenant”). 
 STATEMENT OF FACTS 

Landlord and Tenant are parties to a Lease dated October 27, 2009 (the “Lease”), as amended by that certain First Amendment To
Lease dated November 29, 2010 with respect to certain office space located on the second floor of the building known as Three Clock Tower Place, Maynard, MA, known and numbered Suite 210, containing approximately 14,620 contiguous rentable
square feet (the “Original Premises and Expansion Premises”). 
 Tenant desires to exercise its option to lease additional space.
Tenant desires to expand into the approximately 4,858 contiguous rentable square feet on the second floor of Three Clock Tower Place (the “Second Expansion Premises”). 

Landlord and Tenant desire to modify certain terms of the Lease. To the extent that any terms of the Lease contradict this Amendment, the
terms of this Amendment shall supersede the terms of the Lease. 
 TERMS OF AMENDMENT 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby
agree that the Lease shall be amended and modified as follows: 
 1. Demise of the Second Expansion Premises. Commencing on February 15, 2012
(the “Second Expansion Premises Term Commencement Date”) Landlord leases to Tenant and Tenant leases from Landlord the Second Expansion Premises in “as-is” condition as of the date of this Lease Amendment. Tenant agrees to take
occupancy on February 15, 2012. 
 2. Premises. Commencing on the Second Premises Term Commencement Date, delete the first paragraph of
Section 2 of the Lease in its entirety and replace it with the following: 
 A portion of the building consisting of 19,478 contiguous
rentable square feet (“RSF”) located on the Second Floor of the building known as Three Clock Tower Place, Maynard, Massachusetts, consisting of 14,620 RSF and more particularly known as Suite 210 as shown on Exhibit A-2, and 4,858
RSF and more particularly known as Suite 200 as shown on Exhibit A-3, together with the right to use in common, with others entitled thereto, all common area of the building, including but not limited to the hallways, stairways, and
elevators, necessary for access to said leased premises, and lavatories nearest thereto, if any. Except as set forth herein, the Premises are to be delivered in the same “as-is” condition they are in on the date of this Amendment. 

 3. Term. Commencing on the Second Expansion Premises Term Commencement Date, amend the lease by adding the
following paragraph at the end of Section 6: 
 Second Expansion Premises. 

With respect to the Second Expansion Premises: (i) the term shall be one (1) year and fifteen (15) days, (ii) the term
shall commence on the Second Expansion Premises Term Commencement Date, (iii) the term shall be co-terminus with the Term Expiration Date of the Original Premises and Expansion Premises, and (iv) the Rent Commencement Date shall be
February 15, 2012. 
 4. Rent. Commencing on the Second Expansion Premises Term Commencement Date, amend the lease by adding the following at
the end of Section 8: 
 For the period commencing on February 15, 2012 and continuing to February 28, 2013, Tenant shall pay
Base Rent for the Second Expansion Premises at the rate of $13.00 per RSF per year, $63,154.00 annually, in equal monthly installments of $5,262.83, each payable in advance by the first day of each month. 

Tenant shall pay the pro-rated February 2012 Base Rent for the Second Expansion Premises in the amount of $2,722.16 upon execution of the
Amendment. All other payments hereunder (including Rent and Additional Rent) shall be due and payable on or before the first day of each calendar month. 

5. Security Deposit for the Second Expansion Premises. Commencing on the Second Expansion Premises Term Commencement Date, amend the lease by deleting
Section 9 in its entirety and replace it with the following: 
 A Security Deposit in the amount of $37,159.17 is currently on account
with the Landlord for the Original Premises and Expansion Premises. 
 A Security Deposit for the Second Expansion Premises in the amount of
$10,525.66, equal to the last two (2) months rent, shall be paid to landlord upon execution of this Lease Amendment. 
 The Security
Deposits shall be held as security for Tenant’s performance of its obligations hereunder. Upon the occurrence of a default under this Lease by Tenant, Landlord may, in its sole discretion, apply the Security Deposit to cure such default and
Tenant shall restore the Security Deposit to the sum of $37,159.17 for the Original Premises and Expansion Premises, and to the sum of $10,525.66 for the Second Expansion Premises. 

Upon a transfer of the Property by the Landlord, Tenant agrees to look solely to such transferee for the return of the Security Deposits. 

  
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 6. Taxes and Operating Expenses. Commencing on the Second Expansion Premises Term Commencement Date, amend
Section 10 of the Lease as follows: 
 “Tenant’s Share” shall mean 1.7961%. 

7. Utilities. Amend the lease by adding the following at the end of Section 11: 

Commencing on the Second Expansion Premises Term Commencement Date, Tenant will be billed monthly for electrical energy use within the Second
Expansion Premises at a rate of $1.50 per rentable square foot per year, to be paid as Additional Rent, pro-rated for any partial month. 
 8.
Furniture. 
 Tenant shall have the right to use the furniture in the Original Premises and Expansion Premises, and in the Second
Expansion Premises, for the full Term of the Lease. Tenant shall return said furniture to Landlord upon expiration of the Lease in the same condition delivered to Tenant, normal wear and tear excepted. 

9. Early Access. 
 Landlord will grant
Tenant early access to the Premises for the purposes of wiring for data and phones, and for any work necessary for the set up and activation of Security Systems, all the foregoing to be at Tenant’s sole cost and expense, unless otherwise stated
herein. 
 10. Brokers. 
 Tenant and
Landlord represent and warrant that neither has dealt with any brokers in this transaction. Each of the parties represents and warrants that there are no other claims for brokerage commissions or finders fees in connection with the execution of this
First Lease Amendment, and each of the parties agrees to indemnify the other against and hold it harmless from all liabilities arising from any such claim, including without limitation, the cost of council fees in connection therewith. 

11. Expansion Right. 
 Tenant shall have
the option to lease additional space consisting of approximately 10,000 rentable square feet (the “Third Expansion Premises”). The Base Rent for the Third Expansion Premises shall be $13.00 per rentable square foot per year for the initial
term of that space. 
 12. Default. 
 If
for any reason Tenant shall fail to comply with the provisions of this Amendment, the same shall be deemed a default under the Lease, entitling Landlord to exercise all of its rights and remedies there under. 

  
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 13. Tenant Representations. 

Tenant hereby represents and certifies that the Lease for the Premises as defined under the Lease is in full force and effect, that all
obligations of Landlord under the Lease as of the date hereof have been performed by Landlord, and that, as of the date hereof, to the best of Tenant’s knowledge, there exists no default by Landlord under the Lease and Tenant has no defenses,
rights of offset, credits, deductions in rent or claims against Landlord, or its successors or assigns, of any of the agreements, terms, covenants or conditions of the Lease. 

14. Terms. 
 Capitalized terms not defined
herein shall have the definition provided in the Lease. 
 15. Ratification. 

The Lease, as amended by this Amendment, is hereby ratified and confirmed in all respects, except that this Amendment shall prevail over any
other provisions of the Lease which are inconsistent with this Amendment. 
 16. Counterparts and Authority. 

This Amendment may be executed in multiple counterparts, each of which shall be deemed an original and all of which together shall constitute
one and the same document. Landlord and Tenant each warrant to the other that the person or persons executing this Amendment on its behalf has or have the authority to do so and that such execution has fully obligated and bound such party to all
terms and provisions of this Amendment. 
 EXECUTED as a sealed instrument as of the date first written above. 

 

									
	ACACIA COMMUNICATIONS, INC.	 		 	 WELLESLEY ROSEWOOD MAYNARD

MILLS LIMITED PARTNERSHIP
  

By its sole General Partner Wellesley Mills Corporation

		 		 		 
		 		 		 
		 		 		 
					
	By:	 	 /s/ Raj Shanmugaraj
	 		 	By:	 	 /s/ D. Scott DiGiacomo

	Name:	 	Raj Shanmugaraj	 		 	Name:	 	D. Scott DiGiacomo
	Title:	 	President & CEO	 		 	Title:	 	Duly Authorized Agent

  
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 EXHIBIT A-3 

FLOOR PLAN 

(Attached) 

  
 - 5 - 

 

 
 3-200 

4,858 RSF 

  
 - 6 - 

 THIRD AMENDMENT TO LEASE 

This Third Amendment to Lease (this “Amendment”) is made this 21st day of November 2012 and is by and between WELLESLEY/ROSEWOOD
MAYNARD MILLS LIMITED PARTNERSHIP, a limited partnership established under the laws of the Commonwealth of Massachusetts, with a place of business at Two Clock Tower Place, Suite 200, Maynard, Massachusetts 01754 (“Landlord”) and ACACIA
COMMUNICATIONS, INC., a corporation established under the laws of the State of Delaware and authorized to do business in the Commonwealth of Massachusetts, with a place of business at Three Clock Tower Place, Suite 210, Maynard, Massachusetts,
(“Tenant”), 
 STATEMENT OF PACTS 

Landlord and Tenant are parties to a Lease dated October 27, 2009 (the “Lease”), as amended by that certain First Amendment To
Lease dated November 29, 2010, and that certain Second Amendment to Lease, dated February 13, 2012, with respect to certain office space located on the second floor of the building known as Three Clock Tower Place, Maynard, MA, known and
numbered Suite 210, containing approximately 19,478 contiguous rentable square feet (the “Original Premises and Expansion Premises”). 

Tenant desires to extend the term of the lease and relocate from its existing premises on the second floor of Three Clock Tower Place to the
28,249 square feet of space on the first floor of Three Clock Tower Place, the “Relocation Premises”. 
 Landlord and Tenant
desire to modify certain terms of the Lease. To the extent that any terms of the Lease contradict this Amendment, the terms of this Amendment shall supersede the terms of the Lease. 

TERMS OF AMENDMENT 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby
agree that the Lease shall be amended and modified as follows: 
  

	1.	Demise of the Relocation Premises. Commencing on February 1, 2013 (the “Relocation Premises Term Commencement Date”) Landlord leases to Tenant and Tenant leases from Landlord the Relocation
Premises in “as-is” condition as of the date of this Lease Amendment, however Landlord shall, at its cost, complete all of the demising and installation pursuant to the scope and floor plan attached as Exhibit A-l and to General
Specifications for Construction contained in Exhibit A-2. 

 Landlord will provide tenant with a turnkey build out based upon
the attached plan and specifications in Exhibits A-l and A-2, In the event Landlord is not substantially complete with Landlord’s work by February 1st, 2013, The Term Commencement day shall be extended on a day for day basis until such
time as the Relocation Premises is substantially complete and Tenant may occupy the space. In the event that Landlord has not completed Landlord’s work by February 15th 2013 there shall be a penalty of one day of free base rent

  
 1 

 
for each one day delay, until March 1st, 2013. Then starting March 1, 2013 the penalty shall be two days of free rent for each day
of delay. Tenant will also be allowed to remain in current suite until Relocation Premises is ready to occupy and will have two (2) weeks after Relocation Term Commencement Date to clear current suite of Tenant belongings. In the event Tenant
vacates the Premises within this two week period, Tenant shall have no further obligation to pay rent on this space, In the event Tenant does not vacate the Original Premises within this period Tenant shall then continue to pay rent on the Original
Premises under the Original Lease as if the Tenant had not vacated, commencing on the fifteenth (15th) day and continuing until Tenant has fully vacated. 

Tenant shall continue to pay rent on the existing space under the existing structure until such time as the Relocation Space is substantially
complete and Tenant can occupy the Space. 
 Landlord shall commence Landlord’s work as soon as possible after execution of this
Amendment. In the event Landlord completes its work prior to February 1, 2013, Tenant shall have the right to utilize the Relocation Premises without charge. In any event Tenant shall have the right to conduct its installation work within the
Relocation Premises, prior to the Relocation Term Commencement Date, provided that such work does not interfere with Landlord’s work, in landlord’s sole judgment and discretion. 

 

	2.	Premises. Commencing on the Relocation Premises Term Commencement Date, delete the first paragraph of Section 2 of the Lease in its entirety and replace it with the following: 

A portion of the building consisting of 28,249 contiguous rentable square feet (“RSF”) located on the First Floor of the building
known as Three Clock Tower Place, Maynard, Massachusetts, and more particularly known as Suite 130 as shown on Exhibit A-1, together with the right to use in common with others entitled thereto,
all common area of the building, including but not limited to the hallways, stairways, and elevators, necessary for access to said leased premises, and lavatories nearest thereto, if any. Except as set forth herein including the scope of work to be
performed in Exhibits A-l and A-2, the Premises are to be delivered in the same “as-is” condition they are in on the date of this Amendment 

Landlord shall designate two (2) reserved parking spaces in the lower level of the parking garage for Tenant’s exclusive use, at no
additional charge. Use of such space is subject to the rules and regulations of the management company and the harmonious management of the garage, but in no case during the term will the Tenant be denied use of anything less than two
(2) tenant designated reserved parking spaces. 
  

	3.	Term. Commencing on the Relocation Premises Term Commencement Date, amend the lease by adding the following paragraph at the end of Section 6: 

Relocation Premises. 

With respect to the Relocation Premises: (i) the term shall be four (4) years and four (4) months, (ii) the term shall
commence on the Relocation Premises Term Commencement Date, and (iii) the Rent Commencement Date shall be April 1, 2013. 

  
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	4.	Rent. Commencing on the Relocation Premises Term Commencement Date, amend the lease by adding the following at the end of Section 8: 

For the period commencing on February 1, 2013 and continuing thru March 31, 2013, Tenant shall pay no Base Rent for the Relocation
Premises. Commencing on April 1, 2013 and continuing through January 31, 2014, Tenant shall pay Base Rent for 23,815 RSF of Relocation Premises at the rate of $6.805per RSF per year, in equal monthly installments of $16,206.10, each
payable in advance by the first day of each month. Commencing on February 1, 2014 and continuing through - January 31, 2016, Tenant shall pay Base Rent for the entirety (consisting of 28,249 contiguous rentable square feet) of Relocation
Premises at the rate of $15.47 per RSF per year, in equal monthly installments of $36,417;67, each payable in advance by the first day of each month. Commencing on February 1, 2016 and continuing through January 31, 2017, Tenant shall pay
Base Rent for entirety of (consisting of 28,249 contiguous rentable square feet) Relocation Premises at the rate of $17.22 per RSF per year, in equal monthly installments of $40,537.32, each payable in advance by the first day of each month.
Commencing on February 1, 2017 and continuing through April 30, 2017, Tenant shall pay Base Rent for the entirety of (consisting of 28,249 contiguous rentable square feet) Relocation Premises at the rate of $16.31 per RSF per year, in
equal monthly installments of $38,395.10, each payable in advance by the first day of each month. Commencing on May 1, 2017 and continuing thru May 31, 2017, Tenant shall pay no Base Rent. 

 

	5.	Security Deposit for the Relocation Premises. Commencing on the execution of the Third Amendment, amend the lease by deleting Section 9 in its entirety and replacing it with the following: 

A Security Deposit in the amount of $68,000.00 is due and payable to the Landlord for the Relocation Premises. 

A Security Deposit for the Original and the Second Expansion Premises in the amount of $47,684.83, currently held by Landlord shall be applied
to the Security Deposit Due for the Relocation Premises. 
 The Security Deposits shall be held as security for Tenant’s performance of
its obligations hereunder. Upon the occurrence of a default under this Lease by Tenant, Landlord may, in its sole discretion, apply the Security Deposit to cure such default and Tenant shall restore the Security Deposit to the sum of $68,000.00 for
the Relocation Premises. 
 Upon a transfer of the Property by the Landlord, Tenant agrees to look solely to such transferee for the return
of the Security Deposits. 
  

	6.	Taxes and Operating Expenses. Commencing on the Relocation Premises Term Commencement Date, amend Section 10 of the Lease as follows: 

“Tenant’s Share” shall mean 2.6384%. 

“Base Year” shall mean calendar 2013 

  
 3 

	7.	Utilities. Amend the lease by adding the following at the end of Section 11: 

Commencing on the Relocation Premises Term Commencement Date, Tenant will be billed monthly for electrical energy use within the Relocation
Premises, either thru the check meter within the Relocation Premises or at a rate of $1.50 per rentable square foot per year, to be paid as Additional Rent, pro-rated for any partial month. 

 

	8.	Furniture. 

 Tenant shall have the right to use the furniture in the Relocation Premises,
a list of such furniture attached as Exhibit B, to be finalized three (3) weeks prior to the Relocation Premises Term Commencement Date, for the full Term of the Lease. Tenant shall also have the right to relocate furniture, at its cost and
expense, from the Original and Second Expansion Premises. A list of such furniture is attached as Exhibit B-l, to be finalized three (3) weeks prior to the Relocation Premises Term Commencement Date. Tenant shall return said furniture to
Landlord upon expiration of the Lease in the same condition delivered to Tenant, normal wear and tear excepted. Tenant shall the right to utilize all existing and spare/excess cubicle panels and related hardware in the current Relocation Premises
for its use during the term. 
 It is the understanding of the Landlord that the cubicles and offices within the Premises are wired for voice
and data. Tenant shall verify same satisfactory for its use. Any changes additions to remedies to cubical wiring shall be tenants responsibility. Tenant will have the right to relocate its current switch to the new Premises. Tenant will be
responsible for all wiring of its voice, data, etc. requirements for the Premises. 
  

	9.	Signage. 

 Tenant shall be included in all building standard sign programs, including a
building standard directional sign in the hall adjacent to the center stairwell in the building, at Landlord’s cost and expense. 
  

	10.	Security System. 

 Tenant shall have access to their premises twenty-four (24) hours
per day; seven (7) days per week. Tenant acknowledges that there may be continued improvements to the building after Tenant’s occupancy. Tenant may install its own security system. Costs associated with security to Tenant’s Premises
shall be the responsibility of the Tenant. Landlord shall have key access to the Premises for emergency purposes only and contact information and emergency telephone for Tenant’s security company and local representative. 

 

	11.	Early Access. 

 Landlord will grant Tenant early access to the Premises for the purposes
of wiring for data and phones, and for any work necessary for the set up and activation of Security Systems, provided such work does not interfere with Landlord’s work, all the foregoing to be at Tenant’s sole cost and expense, unless
otherwise stated herein, 

  
 4 

	12.	HVAC. 

 Add the following language to sixth (6th) Section 11 of the Original
Lease, HVAC Section; 
 “All HVAC systems will be operational seasonally, with the exclusion of labs and server rooms, on Business Days
from 7:30 AM to 7:30 PM Monday through Friday and Saturday 9:00 AM to 1:00 PM. Additional service will be provided on an individual basis when requested by the Tenant with 24-hour notice to Landlord for Monday through Saturday use and 48 hour notice
for Sunday and Holiday use, if Clock Tower Place is not open on that holiday, and any additional charges incurred thereby will be assessed to Tenant. There will be a Seventy Five Dollar ($75.00) per unit per hour charge, with a four (4) hour
minimum for weekend use, for said requested service. Tenant will be billed, as Additional Rent, for requested HVAC service and payment of such will be due with the next monthly rent installment. Landlord reserves the right not to allow additional
services such as HVAC services.” 
  

	13.	Brokers. 

 Tenant and Landlord represent and warrant that neither has dealt with any
brokers in this transaction other than Avison Young and Atlas Commercial Real Estate, who shall be paid a fee under separate agreement and timetable with Landlord. Each of the parties represents and warrants that there are no other claims for
brokerage commissions or finders fees in connection with the execution of the Original lease or subsequent Amendments, and each of the parties agrees to indemnify the other against and hold the other harmless from all liabilities arising from any
such claim, including without limitation, the cost of counsel fees in connection therewith. 
  

	14.	Expansion Right. 

 Tenant shall have the on-going “Right of First Refusal” to
lease additional space adjacent to the Relocation Premises within the First Floor of Three Clock Tower Place. Upon receipt by Landlord of a bona-fide offer to lease the adjacent space, Landlord shall notice Tenant of such offer. Tenant shall have
Five (5) business days to either accept or reject the offer on the same terms and conditions as the third-party offer. In the event Tenant rejects said offer, Landlord shall have the right to lease the space to the third-party, without further
claim of such space by Tenant. 
  

	15.	Renewal Option. 

 Provided that Tenant is not in default of the Lease, Tenant shall have
the right to renew the term of the Lease for One (1) additional Two (2) year period, with no less than twelve (12) months prior written notice. The rent for such renewal option period shall be the “market” rent for such
space at the time of commencement of the renewal option term. 

  
 5 

	16.	Permitted Uses. 

 Section 12 of the Original Lease shall be amended to include
electronics R&D Lab and Manufacturing Lab as permitted uses. 
  

	17.	General Maintenance, 

 Landlord shall be responsible for the failure of glass panels,
within the Premises, unless such failure is the result of tenant’s negligence. 
 In the event there is a roof leak within the Lab space
of the Relocation Premises, Tenant shall immediately notify Landlord to remedy. In the event that Landlord does not respond within one (1) Hour of its receipt of such emergency notice. Tenant may remedy this emergency leak and bill Landlord for
reasonable costs associated with such repair. 
  

	18.	Default. 

 If for any reason Tenant shall fail to comply with the provisions of this
Amendment, the same shall be deemed a default under the Lease, entitling Landlord to exercise all of its rights and remedies there under. 
  

	19.	Tenant Representations. 

 Tenant hereby represents and certifies that the Lease for the
Premises as defined under the Lease is in full force and effect, that all obligations of Landlord under the Lease as of the date hereof have been performed by Landlord, and that, as of the date hereof, to the best of Tenant’s knowledge, there
exists no default by Landlord under the Lease and Tenant has no defenses, rights of offset, credits, deductions in rent or claims against Landlord, or its successors or assigns, of any of the agreements, terms, covenants or conditions of the Lease.

  

	20.	Terms. 

 Capitalized terms not defined herein shall have the definition provided in the
Lease. 
  

	21.	Ratification. 

 The Lease, as amended by this Amendment, is hereby ratified and confirmed
in all respects, except that this Amendment shall prevail over any other provisions of the Lease which are inconsistent with this Amendment. 
  

	22.	Counterparts and Authority. 

 This Amendment may be executed in multiple counterparts,
each of which shall be deemed an original and all of which together shall constitute one and the same document. Landlord and Tenant each warrant to the other that the person or persons executing this Amendment on its behalf has or have the authority
to do so and that such execution has fully obligated and bound such party to all terms and provisions of this Amendment. 

  
 6 

	23.	Replace Section 0, Relocation, page 25 of the original lease with the following language: 

Relocation: Landlord agrees that it cannot notify tenant of a relocation during the first 14 months of their lease term. Landlord reserves the
right to relocate Tenant to other space, within the Project, provided such space shall be substantially similar and with the Tenant’s consent, which consent shall not be unreasonably withheld. Landlord shall give Tenant One (1) years
written notice of such intention to relocate. At such time of notification, Tenant shall reserve the right to terminate their lease with no additional obligations. On the date of such relocation this Lease shall be amended by deleting the
description of the Premises and substituting therefore the description of such space. Landlord agrees to pay the reasonable costs of moving Tenant to such other space within Project, provided that Landlord shall not be obligated to expend more than
rent due for the three months under this Lease, and any costs associated with moving and setting up the Lab. In no event shall tenant be reimbursed for costs incurred due to business interruption. 

SIGNATURES ON FOLLOWING PAGE 
 EXECUTED as a
sealed instrument as of the date first written above, 
  

									
	ACACIA COMMUNICATIONS, INC.	 		 	 WELLESLEY ROSEWOOD MAYNARD MILLS LIMITED PARTNERSHIP

 
 By its sole General Partner Wellesley Mills Corporation

					
	By:	 	 /s/ Raj Shanmugaraj
	 		 	By:	 	 /s/ D. Scott DiGiacomo

	Name:	 	Raj Shanmugaraj	 		 	Name:	 	D. Scott DiGiacomo
	Title:	 	President & CEO	 		 	Title:	 	Duly Authorized Agent

  
 7 

 EXHIBIT A-l 

FLOOR PLAN AND SCOPE OF WORK 

(Attached) 

  
 8 

 EXHIBIT F 

ACACIA COMMUNICATIONS 
 TENANT
BUILD-OUT SPEC SHEET 
 Wellesley Building Company 

Standard Office Tenant Build-Out 

Wellesley / Rosewood Maynard Mills 
 GENERAL
SPECIFICATIONS FOR CONSTRUCTION SUBJECT TO SUBSTITUTIONS AND/OR MODIFICATIONS ARE AT THE SOLE DISCRETION OF WELLESLEY BUILDING COMPANY AND/OR LANDLORD. 
  

							
	5750-0010	    	Appliances	  	Page	  	2
	5750-0030	    	Counters and Cabinets	  	Page	  	3
	5750-0040	    	Change Orders	  	Page	  	1
	5750-0050	    	Cleaning and Disposal	  	Page	  	5
	5750-0065	    	Construction Management	  	Page	  	fi
	5750-0080	    	Demolition and Disposal	  	Page	  	7
	5750-0100	    	Doors and Windows	  	Page	  	H
	5750-0120	    	Drywall	  	Page	  	9
	5750-0130	    	Electrical	  	Page	  	10&11
	5750-0141	    	Elevator	  	Page	  	12
	5750-0180	    	Fire Alarm	  	Page	  	13
	5750-0200	    	Flooring	  	Page	  	14
	5750-0260	    	Hardware	  	Page	  	15
	5750-0270	    	HVAC	  	Page	  	If]
	5750-0280	    	Insulation	  	Page	  	17
	5750-0350	    	Millwork	  	Page	  	18
	5750-0370	    	Paint	  	Page	  	19
	5750-0420	    	Plumbing	  	Page	  	20
	5750-0425	    	Punch-List	  	Page	  	21
	5750-0460	    	Signage & Directories	  	Page	  	22
	5750-0485	    	Sprinkler Systems	  	Page	  	23
	5750-0140	    	Voice / Data / CATV	  	Page	  	24

  
 1 

 General Specifications for Construction 

 

			
	5750-0010	  	Appliances:
		
	Kitchen:	  	Not In Contract – Supplied by Tenant
		
	Refrigerator-	  	Not In Contract – Supplied by Tenant
	Dishwasher-	  	Not In Contract – Supplied by Tenant
	Microwave-	  	Not In Contract – Supplied by Tenant

  
 2 

 General Specifications for Construction 

 

 5750-0030     Cabinets & Counters: 

General Notes: All stock shall be approved by Wellesley Building Company, in writing, prior to installation. Job Super and all Subcontractors shall compare
specifications with kitchen plan designed by kitchen installer. Kitchen installer may use architectural plans as a guideline for design, however, final plan and prices must be from the final kitchen design plan as approved by Wellesley Building
Company and distributed to all kitchen cabinet vendors for final pricing. Inconsistencies between plans and specifications must be approved by Wellesley Building Company in writing. Subcontractors pricing shall include the cost of all materials
necessary to complete the job (unless specifically stated herein) to applicable Massachusetts building codes. 
 Kitchen
Cabinets:     Existing to remain. 
 Kitchen Counters:     Existing to remain. 

  
 3 

 General Specifications for Construction 

 

 5750-0040     Change Orders: 

All change orders to be agreed upon in writing, on approved change order request form, between Wellesley Building Company, Tenant, and Owner. 

  
 4 

 General Specifications for Construction 

 

 5750-0050     Cleaning & Disposal: 

 

	1.	Provide dumpsters, and labor. 

  

	2.	All nails/screws and scrap are to be placed in proper disposal areas out of the area of pedestrian traffic and trade working areas. 

  

	3.	Provide walkway access to front of property, free and clear of all debris. 

  

	4.	Provide walkway circulation space throughout the building and the suite. 

  
 5 

 General Specifications for Construction 

 

 5750-0065     Construction Management: 

The responsibilities of the Wellesley Building Company Job Super include but are not limited to the following: 

The Job Super is to be present during any and all inspections that occur at the site. Monitoring subcontractors’ coordination, pricing, scheduling,
quality of labor, and materials. 

  
 6 

 General Specifications for Construction 

 

 5750-0800     Demolition & Disposal: 

General Notes: Job Super and all subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
Subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. 

Demolition: All existing doors and frames are to be removed, stored, and salvaged for reuse. Within the selected demolition areas as per the
demolition drawing, all existing walls throughout the suite, inclusive of metal studs, insulation, and drywall are to be removed completely and if deemed necessary, at the sole discretion of Wellesley Building Company, disposed of in the proper
containers. Remove and store all electrical outlets and switch covers for reuse. All lights are to be taken down and stored for retrofitting. 

  
 7 

 General Specifications for Construction 

 

 5750-0100     Doors & Windows: 

General Notes: Job Super and all subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
Subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. 

Windows: Add three (3) interior transoms, as noted on plan, at 6’-0” A.F.F. Transoms are to be 2’-0”H ×
3’-0”W. 
 Interior Doors: All interior doors shall be 36” × 80” × 1.75” solid core, with press metal,
knock down style frames. They shall have 3 hinges, a passage set, and a door stop. All bathroom doors to have a bathroom set. Reuse of existing doors is permitted as noted on the agreed upon floor plan. 

All interior double doors shall be 72” × 80” × 1.75” solid core, to match existing, with press metal, knock down style frames. 

Entry/Exit Doors: Existing entry/exit doors to remain. 

  
 8 

 General Specifications for Construction 

 

 5750-0120     Drywall: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. Subcontractor
pricing shall include the cost of all materials necessary to complete the job (unless specifically stated herein) applicable to Massachusetts Building Codes. 

Partitions within Single Premises: Partitions shall be constructed of metal studs as required by code with 5/8” inch sheetrock on each side
to deck (unless otherwise noted, and ceiling height to be verified by Wellesley Builders in writing) finished for paint. All sheetrock to be screwed securely to metal studs as to prevent bowing or cracking. All exposed corners to have metal corner
beads screwed tightly as required. Self-furring metal lathe on all curved surfaces. Joints taped, compounded, and sanded to smooth finish to receive primer. 

Partition Walls Between Premises: Partitions shall be constructed of metal studs as required by code with a minimum of 1 layer of 5/8” inch
sheet rock or to code on each side of the partition (to be verified by Wellesley Builders in writing prior to installation) with 3-1/2” batt insulation, finished for paint. All sheet rock to be screwed securely to metal studs as to prevent
bowing or cracking. All exposed corners to have metal corner beads screwed tightly as required. Self-furring lathe on all curved surfaces. Joints taped, compounded, and sanded to smooth finish to receive primer. 

  
 9 

 General Specifications for Construction 

 

 5750-0130     Electrical: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and If discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss Inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company In writing prior to installation. Subcontractor
pricing shall Include the cost of all materials necessary to complete the job to code (unless specifically stated herein) and receive final approval from the Town’s electrical Inspector. Verify locations of all fixtures, switches, and outlets
with Wellesley Building Company In writing prior to any drilling, cutting, or installation. Subcontractor pricing shall include the price of all materials, including fixtures, necessary to complete the job (unless specifically stated herein) to code
and receive final approval from the Town’s electrical Inspector. 
 Service: One (1) existing 400-Ampere panel and One (1) New
400-Ampere panel (must be verified with Wellesley Building Company in writing), individual service, location to be verified with Wellesley Building Company prior to installation. Provide interior and exterior temporary lighting as necessary for
construction purposed per Wellesley’s direction. Include all fees and permits. Electrical sub-meter installed at location to be approved by Wellesley Building Company in writing. Perform all necessary electrical installations including, but not
limited to, wiring of all fight fixtures, mechanical Installation, appliances, outlets, switches, etc. 
 Interior Lighting: See Reflected
Ceiling Plan. 
 Lab and Surrounding Area: Furnish and install 12” x 4’, 12” x 8’, and 12” x 12’ “ice cube tray”
fixtures suspended by jack chains. Height of fixtures, number of fixtures, and location to be verified by Wellesley Building Company in writing. Wellesley Building Company will provide a lighting layout prior to installation. Modifications of said
layout, to be approved, in writing, by Wellesley Building Company, Subcontractor responsible to assemble, install, secure, and wire all fixtures as necessary. Verify locations with Wellesley Building Company in writing prior to any drilling,
cutting, or installation. 
 Interior Outlets / Switches: 

Within the Lab & Server Room: Provide and install 670 Linear feet of reconditioned, 100Amp Bussduct in 10’ lengths with 4 power feeds, as well as
all necessary outlets and plugs to meet Massachusetts building code. 
 General Suite: Each new space shall be wired with one light switch at front door for
all common area space. All new offices shall have one switch per room or to code. All switches, outlets, and faceplates to be standard, color white. 

Additional Outlets / Switches: Lab: Furnish and install 2- 60Amp, 3 phase, dedicated circuits for ovens at location noted on plan. Furnish and
install: 50 Quad drop boxes – 120 VAC, 20A; 10, 125 VAC, 30A, 1 Phase; 5208 VAC, 60A, 3 Phase. 
 Furniture / Cubicle electrical
connections: Any electrical connection requirements for furniture/cubicles shall be at the sole cost and responsibility of the tenant. Tenant shall pay the cost of any and all service upgrades. 

  
 10 

 General Specifications for Construction 

 

 Vents / Fans: Not In Scope. 

  
 11 

 General Specifications for Construction 

 

 Vents / Fans: Not In Scope. 

Fire Alarm: To be hard wire per code. 

Emergency Lighting / Exit Lighting: All emergency lighting / exit lighting to be installed to code. 

HVAC: Hard wire all HVAC units completely to tenant’s panel. 

Hot Water Tank: Not in Scope. Existing to remain. 

Permits: Provide all necessary permits and inspection fees. 

Cable Tray/Whalebone: Provide and install 690 linear feet of reconditioned “whalebone” cable tray to lab space. See layout. 

Cable / Voice / Data: Tenant is responsible for all cable / voice / data wiring. Tenant’s subcontractor must coordinate with Wellesley
Building Company. If installation of cable / voice / data is not completed prior to commencement of drywall installation, delay days and additional costs will be incurred by tenant. Verify all locations in writing with Wellesley Building Company
prior to installation. A permit for all cable / voice / data wiring is sole responsibility of tenant’s vendor. 

  
 12 

 General Specifications for Construction 

 

 5750-0141     Elevator: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. Subcontractor
pricing shall include the cost of all materials necessary to complete the job (unless specifically stated herein) applicable to Massachusetts Building Codes. 

Elevator: Any tenant access requirements which involved integration with building systems or additional tenant systems shall be at the sole cost
and responsibility of the tenant. 
 Any construction use of the elevator shall be coordinated with Wellesley Building Company in advance to assure proper
protection of walls, doors, etc. If elevator needs to be utilized for an extended period of time, tenant or subcontractor must provide, in writing, notice to Wellesley Building Company stating the period of use and day at least 3 business days in
advance. All use of elevator by contractors shall be done in a manner as to minimize impact on other tenants and operations within the building. 

  
 13 

 General Specifications for Construction 

 

 5750-0180     Fire Alarm: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. Subcontractor
pricing shall include the cost of all materials necessary to complete the job (unless specifically stated herein) applicable to Massachusetts Building Codes. 

Life Safety Devices: Add and relocate existing life safety devices as necessary to meet Massachusetts Building Code. 

  
 14 

 General Specifications for Construction 

 

 5750-0200      Flooring: 

General Notes: Subcontractor pricing shall include the cost of all materials necessary to complete the job (unless specifically stated herein) to
code. Tenant to allow a minimum of 72 hours for the carpet to set. 
 Conference Rooms, Offices, and Common Areas: Existing carpet to remain
within the “Yacoblan” space. Store all wall base from all demolished walls for reuse on newly constructed walls. 
 Carpet within the
“Earthwatch” portion of the premises is to be new, building standard, commercial grade, 26-ounce with matching 4” carpet base. Carpet samples to be provided by Wellesley Building Company. All colors to be neutral and chosen by tenant
and approved by Wellesley Building Company in writing prior to installation. 
 Free edges of carpet shall have edge stripping of vinyl installed in a
trip-safe manner. 
 Lab/Stock Room: To have 12” x 12” VCT flooring adhered to the floor substrate. All colors (up to 2) are to be
neutral. All VCT areas are to have 4” Vinyl Cove Base. VCT floor will be delivered un-waxed. Purchase of wax and application are to be the sole responsibility of the Tenant. 

Tenant requests the right to understand the price of ESD paint in their Lab area. Tenant would like to understand if this is a cost effective way to install
the flooring. 
 Installation Requirements: 

Carpet; Carpet Installer shall minimize seam locations and be responsible to verify and approve with Wellesley Building Company the carpet layout and seam
locations prior to Installation. Carpet installer is to be responsible for any damage caused by installation. Floor Preparation and leveling: Substrate to be solid and free from defects. 

  
 15 

 General Specifications for Construction 

 

 5750-0260      Hardware: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. Subcontractor
pricing shall include the cost of all materials necessary to complete the job (unless specifically stated herein) applicable to Massachusetts Building Codes. 

Doorknobs: All doorknobs are to match existing. They can be reused from the demolition area at the sole discretion of Wellesley Building
Company. Location to be verified with Wellesley Building Company prior to installation. 

  
 16 

 General Specifications for Construction 

 

 5750-0270      HVAC: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. Subcontractor
pricing shall include the cost of all materials necessary to complete the Job (unless specifically slated herein) applicable to Massachusetts Building Codes. 

Venting: Not in Scope 
 Systems:
Relocate existing 7.5TON Supplemental cooling unit from Building 3, Suite 210 to the newly constructed lab. Condenser to remain in existing location. Purchase and install new 10Ton Supplemental cooling unit, condenser to be located near the existing
condenser. 
 The tonnage has been defined by Acacia, Wellesley Building Company, Wellesley Management, and Wellesley Rosewood Maynard Mills in no way
guarantee that the tonnage is appropriate to cover the heat load of Acacia Communications lab requirements. Tenant requires five (5) days notice prior to relocation of HVAC unit. 

Condenser: Existing 7.5 Ton unit condenser to remain in place, re-feed to new electric panel. New 10 Ton unit condenser to be located with the
existing feed into electric panel. 
 Ducting: All supply ductwork from each of the supplemental units arranged to effectively deliver cold
air to the lab space in its entirety, location at the sole discretion of the Mechanical subcontractor and to be verified by the Tenant and Wellesley Building Company prior to installation. Comfort cooling to remain in place. Supplies and returns to
be added to each newly constructed office. 
 Electrical: Mechanical subcontractor to coordinate with electrician for all necessary
connections. All controls necessary for electrician to connect to disconnect box, to be supplied by HVAC contractor. It is the responsibility of the Mechanical subcontractor to verify his scope of work with Wellesley Building Company prior to
installation. 
 Plumbing: Mechanical subcontractor to coordinate with plumber for ail necessary drain, traps, and hookups prior to
installation, including but not limited to condensate connections, and all water connections including connection for humidifiers, etc. to code. It is the responsibility of the Mechanical subcontractor to verify his scope of work with Wellesley
Building Company prior to installation. 

  
 17 

 General Specifications for Construction 

 

 5750-0280      Insulation: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. Subcontractor
pricing shall include the cost of all materials necessary to complete the job (unless specifically stated herein) applicable to Massachusetts Building Codes. 

Insulation: Provide and install R11 insulation to all new walls as per architectural plan. 

  
 18 

 General Specifications for Construction 

 

 5750-0350      Millwork: 

General Notes: Job Super and all subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing. 

Baseboard: Covered in Flooring Section of specifications. Section 5750-0200 

Door & Window Trim: Not in Scope. 
 Cased
Openings: Not in Scope. 
 Interior Doors: Covered in the Doors and Windows section of specifications. Section 5750-0100. 

  
 19 

 General Specifications for Construction 

 

 5750-0370      Paint: 

General Notes: All paint to be Benjamin Moore medium to top grade. Painting subcontractor shall be responsible to fill in any nail holes and
caulk all seams on interior trim, i.e. cased openings, speed base, etc. Wherever the number of coats may not be sufficient, painting contractor is required to assure full coverage with no holidays. Subcontractor pricing shall include the cost of all
materials necessary to complete the job (unless specifically stated herein) to code. 
 Interior Walls: Interior paint to be flat latex on
walls, one (1) coat primer, one (1) finish coat. All colors to match existing. 

  
 20 

 General Specifications for Construction 

 

 5750-0420      Plumbing: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. Subcontractor
pricing shall include the cost of all materials necessary to complete the job (unless specifically stated herein) applicable to Massachusetts Building Code and receive final approval from the Town Plumbing Inspector. Verify all locations of fixtures
with Wellesley Building Company in writing prior to any drilling, cutting, or installation. 
 Service: All water supply piping to be copper.
All waste and vent piping to be PVC. 
 HVAC: Coordinate with HVAC contractor. 

Kitchen: Not in Scope. 
 Bathroom:
Not in Scope. 
 Hot Water: Not in Scope. 

Permits: Provide all necessary permits and inspection fees. 

  
 21 

 General Specifications for Construction 

 

 5750-0460      Signage & Directories: 

Tenant signage shall be moved as necessary. Tenant suite Number to be number 130. 

Any signage outside of the building standard banner, plaque, and directory and hall signage is the sole cost and responsibility of the Tenant. Tenant must
supply artwork sample to Wellesley Building Company and Wellesley Management for approval prior to installation. 

  
 22 

 General Specifications for Construction 

 

 5750 0485      Sprinkler Systems: 

General Notes: Job Super and all Subcontractors shall compare specifications with architectural plans and if discrepancy occurs, it is the
subcontractor’s responsibility to confer with Wellesley Building Company to discuss inconsistencies between plans and specifications. Final decision must be approved by Wellesley Building Company in writing prior to installation. Subcontractor
pricing shall include the cost of all materials necessary to complete the job (unless specifically stated herein) applicable to Massachusetts Building Code and receive final approval from the Town Plumbing Inspector. Verify all locations of fixtures
with Wellesley Building Company in writing prior to any drilling, cutting, or installation. 
 Sprinklers: Relocate existing sprinkler heads
and add heads as necessary. 

  
 23 

 General Specifications for Construction 

 

 5750-0140      Voice / Data / CATV: 

Included in Electrical specifications section 5750-0130. 

  
 24 

 EXHIBIT A-2 

FLOOR PLAN SUITE # 
 (Attached)

  
 9 

 EXHIBIT B 

FURNITURE REMAINING FOR TENANTS USE (3-130) 

(Attached) 

  
 10 

 EXHIBIT B-l 

FURNITURE TO BE RELOCATED BY TENANT FROM SUITE 3-200 to SUITE 3-130 

(To Be Attached Prior To Relocation Term Commencement Date) 

  
 11 

 FOURTH AMENDMENT TO LEASE 

This Fourth Amendment to Lease (this “Amendment”) is made this 10th day of October 2013 and is by and between WELLESLEY/ROSEWOOD
MAYNARD MILLS LIMITED PARTNERSHIP, a limited partnership established under the laws of the Commonwealth of Massachusetts, with a place of business at Two Clock Tower Place, Suite 200, Maynard, Massachusetts 01754 (“Landlord”) and
ACACIA COMMUNICATIONS, INC., a corporation established under the laws of the State of Delaware and authorized to do business in the Commonwealth of Massachusetts, with a place of business at Three Clock Tower Place, Suite 130, Maynard,
Massachusetts, (“Tenant”). 
 STATEMENT OF FACTS 

Landlord and Tenant are parties to a Lease dated October 27, 2009 (the “Lease”), as amended by that certain First Amendment To
Lease dated November 29, 2010, that certain Second Amendment to Lease, dated February 13, 2012, and Third Amendment to Lease dated November 21, 2012, with respect to certain office space located on the second floor and first floor of
the building known as Three Clock Tower Place, Maynard, MA, known and numbered Suite130 containing approximately 28,249 contiguous rentable square feet (the “Original Premises and Expansion Premises and Relocation Premises”). 

Tenant desires to exercise its Right of First Refusal (ROFR) on the space adjacent to the Relocation Premises of Three Clock Tower Place and
add an additional, 7,145 rentable square feet (the “ROFR Premises”) to the 28,249 square feet of space on the first floor of Three Clock Tower Place, the “Relocation Premises” for a total of 35,394 rentable square feet. 

Landlord and Tenant desire to modify certain terms of the Lease. With the exception of the terms of this Lease Amendment, to the extent that
any terms of the Lease contradict this Amendment, the terms of this Amendment shall supersede the terms of the Lease and all former Amendments. 

TERMS OF AMENDMENT 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby
agree that the Lease shall be amended and modified as follows: 
  

	1.	Commencing on January 1, 2014 (the “ROFR Date”) Landlord leases to Tenant and Tenant leases from Landlord the ROFR Premises in “as-is” condition as of the date of this Lease Amendment. Landlord
shall give Tenant a $20.00 per RSF, based upon the ROFR Premises RSF of 7,145. Tenants shall use this allowance towards the construction and improvement of the ROFR Premises. In the event that the ROFR space is built out and there is a remaining
balance available Tenant may utilize this portion for additional renovations to its existing Premises building improvements. Should such improvements exceed the aforementioned allowance tenant shall fund such difference prior to construction
commencement. 

  
 1 

 Landlord shall commence Landlord’s work as soon as possible after execution of this
Amendment and delivery of the space plan and specification by Tenant to Landlord. In any event Tenant shall have the right to conduct its installation work within the ROFR Premises, prior to the ROFR Term Commencement Date, provided that such work
does not interfere with Landlord’s work, in landlord’s sole judgment and discretion. 
  

	2.	The ROFR Term.: the Term of the ROFR Premises shall be Five (5) Years and One (1) Month, commencing of the ROFR Premises Term Commencement Date 

 

	3.	Term. Commencing on the ROFR Premises Term Commencement Date, amend the lease by adding the following paragraph at the end of Section 6: 

Relocation Premises. 

With respect to the ROFR Premises: (i) the term shall be Five (5) years, (ii) the term shall commence on the Relocation Premises
Term Commencement Date, and (iii) the Rent Commencement Date shall be February 1, 2014. 
  

	4.	Rent. Commencing on the ROFR Premises Rent Commencement Date, amend the lease by adding the following at the end of Section 8: 

In addition to the base rent paid for the Relocation Premises Tenant shall pay rent of the ROFR Premises as follows; 

For the period commencing on February 1, 2014 and continuing thru December 31, 2015, Tenant shall pay Base Rent of 5,000 RSF of the
ROFR Premises at the rate of $15.75 per RSF per year, in equal monthly installments of $6,562.50, each payable in advance by the first day of each month. Commencing on January 1, 2015 and continuing through December 31, 2015, and through
the balance of the ROFR Premises Term, Tenant shall pay Base Rent for the entirety (consisting of 7,154 contiguous rentable square feet) of ROFR Premises at the rate of $16.25 per RSF per year, in equal monthly installments of $9,675.52, each
payable in advance by the first day of each month. Commencing on January 1, 2016 and continuing through December 31, 2016, Tenant shall pay Base Rent for entirety of ROFR Premises at the rate of $16.75 per RSF per year, in equal monthly
installments of $9,973.23, each payable in advance by the first day of each month. Commencing on January 1, 2017 and continuing through December 31, 2017, Tenant shall pay Base Rent for the entirety of ROFR Premises at the rate of $17.25
per RSF per year, in equal monthly installments of $10.270.94, each payable in advance by the first day of each month. Commencing on January 1, 2018 and continuing thru January 31, 2019, Tenant shall pay Base Rent for the entirety of ROFR
Premises at the rate of $17.75 per RSF per year, in equal monthly installments of $10,568.65, each payable in advance by the first day of each month. 

Security Deposit for the Relocation Premises. Shall remain as stated in Third Amendment 

  
 2 

	6.	Taxes and Operating Expenses for the ROFR Premises. Commencing on the ROFR Premises Term Commencement Date, is follows and shall be paid and calculated in the same manner as the Third amend to the lease:

 “Tenant’s Share” shall mean .6675% for the ROFR Premises. 

“Base Year” shall mean calendar 2014 for the ROFR Premises 
  

	7.	Utilities. Amend the lease by adding the following at the end of Section 11: 

Commencing on the ROFR Premises Term Commencement Date, Tenant will be billed monthly for electrical energy use within the ROFR Premises,
either thru the check meter within the Relocation Premises or at a rate of $1.50 per rentable square foot per year, to be paid as Additional Rent, pro-rated for any partial month. 

 

	8.	Brokers. 

 Tenant and Landlord represent and warrant that neither has dealt with any
brokers in this transaction other than Avison Young and Atlas Commercial Real Estate, who shall be paid a fee under separate agreement and timetable with Landlord. Each of the parties represents and warrants that there are no other claims for
brokerage commissions or finders fees in connection with the execution of the Original lease or subsequent Amendments, and each of the parties agrees to indemnify the other against and hold the other harmless from all liabilities arising from any
such claim, including without limitation, the cost of counsel fees in connection therewith. 
  

	9.	Expansion Right. 

 Tenant shall have the on-going “Right of First Refusal” to
lease additional space adjacent to the ROFR Premises within the First Floor of Three Clock Tower Place. Upon receipt by Landlord of a bona-fide offer to lease the adjacent space, Landlord shall notice Tenant of such offer. Tenant shall have Five
(5) business days to either accept or reject the offer on the same terms and conditions as the third-party offer. In the event Tenant rejects said offer, Landlord shall have the right to lease the space to the third-party, without further claim
of such space by Tenant. 
 Furthermore, Tenant shall have the on-going “Right of First Refusal” to lease additional space within
the first and second floors of 1 Clock Tower Place, subject to the expansion rights of existing tenants. Upon receipt by Landlord of a bona-fide offer to lease space on the first or second floors of 1 Clock Tower Place, Landlord shall notice Tenant
of such offer. Tenant shall have Five (5) business days to either accept or reject the offer on the same terms and conditions as the third-party offer. In the event Tenant rejects said offer, Landlord shall have the right to lease the space to
the third-party, without further claim of such space by Tenant. 

  
 3 

	10.	Default. 

 If for any reason Tenant shall fail to comply with the provisions of this
Amendment, the same shall be deemed a default under the Lease, entitling Landlord to exercise all of its rights and remedies there under. 
  

	11.	Tenant Representations. 

 Tenant hereby represents and certifies that the Lease for the
Premises as defined under the Lease is in full force and effect, that all obligations of Landlord under the Lease as of the date hereof have been performed by Landlord, and that, as of the date hereof, to the best of Tenant’s knowledge, there
exists no default by Landlord under the Lease and Tenant has no defenses, rights of offset, credits, deductions in rent or claims against Landlord, or its successors or assigns, of any of the agreements, terms, covenants or conditions of the Lease.

  

	12.	Terms. 

 Capitalized terms not defined herein shall have the definition provided in the
Lease. 
  

	13.	Ratification. 

 The Lease, as amended by this Amendment, is hereby ratified and confirmed
in all respects, except that this Amendment shall prevail over any other provisions of the Lease which are inconsistent with this Amendment. 
  

	14.	Counterparts and Authority. 

 This Amendment may be executed in multiple counterparts,
each of which shall be deemed an original and all of which together shall constitute one and the same document. Landlord and Tenant each warrant to the other that the person or persons executing this Amendment on its behalf has or have the authority
to do so and that such execution has fully obligated and bound such party to all terms and provisions of this Amendment. 
 SIGNATURES ON
FOLLOWING PAGE 

  
 4 

 EXECUTED as a sealed instrument as of the date first written above. 

 

									
	ACACIA COMMUNICATIONS, INC.	 		 	WELLESLEY ROSEWOOD MAYNARD MILLS LIMITED PARTNERSHIP
				
		 		 		 	By its sole General Partner Wellesley Mills Corporation
					
	By:	 	 /s/ John F. Gavin for
	 		 	By:	 	 /s/ D. Scott DiGiacomo

	Name:	 	Raj Shanmugaraj	 		 	Name:	 	D. Scott DiGiacomo
	Title:	 	President & CEO	 		 	Title:	 	Duly Authorized Agent
		 	John F. Gavin, CFO	 		 		 	

  
 5 

 EXHIBIT A-1 

FLOOR PLAN 
 (Attached) 

  
 6 

 FIFTH AMENDMENT OF LEASE 

THIS FIFTH AMENDMENT OF LEASE (the “Amendment”) is executed this
1st day of June, 2015 and for all purposes under the Lease (defined below) is deemed effective as of January 1, 2015, by and between AS CLOCK TOWER OWNER, LLC, a Delaware limited
liability company (including its successors and assigns, “Landlord”) and ACACIA COMMUNICATIONS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
  

	A.	Landlord (successor-in-interest to Wellesley/Rosewood Maynard Mills Limited Partnership, referred to herein as the “Prior Landlord”) and Tenant are parties to that certain Commercial Lease dated
October 27, 2009 (the “Original Lease”) as amended by that certain First Amendment to Lease dated November 29, 2010 (the “First Amendment”), that certain Second Amendment to Lease dated February 13,
2012 (the “Second Amendment”), that certain Third Amendment to Lease dated November 21, 2012 (the “Third Amendment”) and that certain Fourth Amendment to Lease dated October 10, 2013 (the “Fourth
Amendment”, and together with the Original Lease, First Amendment, Second Amendment and Third Amendment, the “Existing Lease”). Pursuant to the Existing Lease, Tenant currently leases 35,394 rentable square feet consisting
of (i) 28,249 rsf defined as the “Relocation Premises” in the Third Amendment and (ii) 7,145 rsf defined as the “ROFR Premises” in the Fourth Amendment (collectively, the “Existing Premises”) all on the
first (1st) floor of the building commonly known as Three Clock Tower Place (the “Building”) in the Clock Tower Place Office Park, Maynard, Massachusetts. 

 

	B.	Pursuant to the terms of the Existing Lease, the term of the Relocation Premises is scheduled to expire on May 31, 2017 and the term of the ROFR Premises is scheduled to expire on January 31,2019.

  

	C.	Tenant desires to expand the Existing Premises to include Suite 100 on the first (1st) floor of the Building consisting of approximately 6,009 rentable square
feet (as more particular shown on Exhibit A attached hereto, the “Expansion Premises”), and extend the Term of the Lease with respect to the Relocation Premises to be coterminous with the ROFR Premises and Expansion
Premises and that the Lease be appropriately amended, and Landlord is willing to do the same on the following terms and conditions. 

  

	D.	The Existing Lease, as amended by this Fifth Amendment of Lease, shall be referred to herein as the “Lease”. 

NOW, THEREFORE, in consideration of the above recitals which by this reference are incorporated herein, the mutual covenants and
conditions contained herein and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 
  

	1.	Term. 

  

	 	a.	The Existing Lease is hereby amended to extend the Term of the Lease with respect to the Relocation Premises until January 31, 2019. 

	 	b.	Landlord and Tenant acknowledge and agree that (i) notwithstanding any provision of the Existing Lease to the contrary (including without limitation Section 7 of the Original Lease), Tenant has no option to
extend the term of the Lease beyond January 31, 2019 other than as set forth in Section 15 of the Third Amendment and (ii) the determination of “market” rent set forth in Section 15 of the Third Amendment shall be as
set forth in Exhibit B attached hereto and incorporated herein. 

  

	2.	Expansion Premises. 

 a. Effective as of January 1, 2015, (i) the
Existing Premises and the Expansion Premises shall together constitute the “Premises” for all purposes under the Lease and (ii) the rentable square footage of the Premises shall be deemed to be 41,403 square feet. 

b. The Expansion Premises shall be subject to all of the terms and conditions of the Existing Lease currently in effect, except as expressly
modified in this Amendment. The Expansion Premises are accepted by Tenant in their “as is” condition and configuration without any representations or warranties by Landlord, express or implied, with respect to such condition or
configuration. By taking possession of the Expansion Premises, Tenant agrees that the Expansion Premises are in acceptable order and satisfactory condition. 

c. Tenant shall perform any Leasehold Improvements desired by Tenant for its initial occupancy of the Expansion Premises in compliance with the
terms and conditions of the Lease, including without limitation Section 16 of the Original Lease and Paragraph N of the Rider to the Original Lease. Tenant acknowledges and agrees that no further improvement allowances remain due and payable
from Landlord to Tenant under the Existing Lease. 
  

	3.	Rent; Taxes and Expenses; Security Deposit. 

  

	 	a.	The Base Rent set forth in the Existing Lease shall be modified to provide that the monthly Base Rent for the Expansion Premises shall be as set forth in the schedule below: 

 

													
	 Period
	  	Base Rent
per RSF	 	  	Annual Base Rent	 	  	Monthly Base Rent	 
	 January 1, 2015 -December 31, 2015
	  	$	16.25	  	  	$	97,646.25	  	  	$	8,137.19	  
	 January 1, 2016 -December 31, 2016
	  	$	16.75	  	  	$	100,650.75	  	  	$	8,387.56	  
	 January 1, 2017 -December 31, 2017
	  	$	17.25	  	  	$	103,655.25	  	  	$	8,637.94	  
	 January 1, 2018 -January 31, 2019
	  	$	17.75	  	  	$	106,659.75	  	  	$	8,888.31	  

	 	b.	The Base Rent set forth in the Existing Lease shall be modified to provide that the monthly Base Rent for the Relocation Premises for the period June 1, 2017 - January 31,2019 shall be as set forth in the
schedule below: 

  

													
	 Period
	  	Base Rent
per RSF	 	  	Annual Base Rent	 	  	Monthly Base Rent	 
	 January 1,2017 -December 31, 2017
	  	$	17.25	  	  	$	487,295.25	  	  	$	40,607.94	  
	 January 1,2018 -December 31, 2019
	  	$	17.75	  	  	$	501,419.75	  	  	$	41,784.98	  

  

	 	c.	With respect to the Expansion Premises only, (i) the Base Year for both Operating Expenses and Taxes shall be Calendar Year 2014 and (ii) Tenant’s Share shall be 0.5541% (i.e. the 6,009
rsf of the Expansion Premises divided by the 1,084,484 rsf of the Project). The Base Years for Operating Expenses and Taxes with respect to the Relocation Premises and the ROFR Premises and Tenant’s Share with respect to the Relocation Premises
and the ROFR Premises shall remain as set forth in the Existing Lease. 

  

	 	d.	The following shall be added to the end of the third paragraph of Section 10 of the Original Lease: “If such audit reveals an undercharge, such amount shall immediately be paid to Landlord. If Tenant retains
an agent to review Landlord’s records, the agent must be with a CPA firm licensed to do business in the Commonwealth of Massachusetts, and the review shall not be on a “contingency fee” basis. Tenant shall be solely responsible for
all costs, expenses and fees incurred for the audit.” 

  

	 	e.	Landlord and Tenant hereby acknowledge and agree that the third sentence of Section 9 of the Original Lease is of no further force or effect and there shall be no further reductions of the Security Deposit.

  

	 	f.	Tenant’s reimbursement to Landlord for electrical service to the Expansion Premises shall be as set forth in Section 7 of the Third Amendment. 

 

	4.	Notice Address. Paragraph E of the Rider to the Original Lease is hereby modified by changing the address for any notices to the Landlord to the following: 

AS Clock Tower Owner, LLC 
 c/o
Saracen Management LLC 
 41 Seyon Street 

Waltham, Massachusetts 02453 

Attn: Lisa Arya 
 Tenant
acknowledges and agrees that Tenant’s notice address pursuant to the Lease shall be the Premises, as the same may be modified or relocated within the Property from time to 

 
time, and made to the attention of the General Counsel of Tenant. In addition to the delivery of notices as set forth in Paragraph E of the Rider to the Original Lease, notices under the Lease
may be duly served if delivered to the specified address by nationally recognized overnight courier with delivery receipt and shall be deemed received on the earlier of actual receipt or rejection by addressee or the next business day after deposit
with such overnight courier. 
  

	5.	Cleaning of the Premises. Any provision of the Lease to the contrary notwithstanding (including without limitation Paragraph M of the Rider to the Original Lease), Landlord shall provide Building-standard
janitorial services to the Premises on weekdays (exclusive of federal and state recognized holidays) and Tenant shall reimburse Landlord, as Additional Rent, for Landlord’s actual, out-of-pocket cost for such cleaning service to the Premises.

  

	6.	Furniture. Section 8 of the Third Amendment shall be modified by adding the following to the end thereof: “Landlord and Tenant acknowledge and agree that Landlord shall have the right, to be
exercised by Landlord in its sole discretion, to convey to Tenant some or all of the furniture, fixtures and equipment owned by Landlord and located in the Premises for consideration of $1.00 on or prior to the expiration or earlier termination of
the Lease.” 

  

	7.	Estoppel. Pursuant to Paragraph K of the Rider to the Original Lease, as of the date of execution of this Amendment, Tenant hereby represents, warrants and certifies to Landlord, and Landlord’s
successors, assigns and mortgagees, the following: 

  

	 	a.	The Existing Lease has not been modified, changed, altered, amended or supplemented in any respect other than by this Fifth Amendment, and this Lease is the only lease or other agreement between Tenant and Landlord
(including Prior Landlord) affecting the Premises; 

  

	 	b.	Tenant has no right to free rent, partial rent, rebate of rental payments or any other type of rental concession; 

  

	 	c.	The security deposit held by Landlord on the date hereof is $68,000; 

  

	 	d.	Tenant is current in its payment of all Base Rent, Taxes, Operating Expenses and other charges due to be paid under the Lease, with no Rent being due and payable through the date hereof; no Rent or other sum payable
under the Lease is currently being paid by Tenant in arrears; and as of the date of execution of this Amendment no Rent or other sum payable under the Lease has been paid in advance; 

 

	 	e.	To Tenant’s knowledge, all of the obligations on the part of Landlord under the Lease have been carried out and completed in full, all allowances due from Landlord under the Lease have been paid in full, and Tenant
has no claim or knowledge of any claim against the holder of Landlord’s interest on account of any default or failure of performance by Landlord (including Prior Landlord) under the Lease; 

	 	f.	Tenant has received no written notice of default of any of its obligations to be paid or performed under the Lease; 

  

	 	g.	To Tenant’s knowledge, Tenant is not entitled to any offset or deduction in Rent and has no claim or defense to the performance of any obligation to be performed by it under the Lease; and 

 

	 	h.	To Tenant’s knowledge, there are no regulatory actions or other claims pending or threatened against Tenant arising out of the presence of any substances or compounds prohibited or regulated under any federal,
state or municipal laws pertaining to health or the environment in violation of applicable laws on the Premises or the Property, and Tenant has received no notice of any such violations and/or claims or actions. 

 

	8.	Miscellaneous. 

  

	 	a.	Tenant acknowledges and agrees that, any provision of the Existing Lease to the contrary notwithstanding, Tenant possesses no rights of first offer, rights of first refusal or similar expansion or vacant space notice
rights pursuant to the Lease other than those rights expressly set forth in Section 9 of the Fourth Amendment. 

  

	 	b.	Section 17 of the Third Amendment shall be modified by adding the following to the end thereof: “Tenant shall cooperate with Landlord in the event Landlord seeks to recover such costs under Landlord’s
insurance.” 

  

	 	c.	Intentionally Omitted. 

  

	 	d.	Section 19 of the Original Lease shall be modified by adding the following to the end of the second paragraph thereof: “and Landlord may enter the Premises upon reasonable prior notice and during normal
business hours (except in the event of a bona fide emergency, in which case such prior notice shall be given and the timing of access shall occur as is reasonable under the circumstances) to perform or facilitate the performance of repairs,
updates, alterations or additions to the base building structure and systems serving the Premises and Building (including for the purpose of updating, checking, calibrating, adjusting and balancing controls and other parts of the Building’s
systems) which are not reasonably accessible except from within the Premises”. 

  

	 	e.	This Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein, and there are no additional oral or written representations or agreements regarding the matters set forth
in this Agreement which are not set forth herein. Under no circumstances shall Tenant be entitled to any abatement of Base Rent or Additional Rent, improvement allowances, leasehold improvements, or other work to the Premises, or any similar
economic incentives that may have been provided Tenant in connection with entering into the Existing Lease, unless specifically set forth in this Amendment. 

	 	f.	Except as herein modified or amended, the provisions, conditions and terms of the Existing Lease shall remain unchanged and in full force and effect. 

 

	 	g.	In the case of any inconsistency between the provisions of the Existing Lease and this Amendment, the provisions of this Amendment shall govern and control. 

 

	 	h.	Landlord has delivered a copy of this Amendment to Tenant for Tenant’s review only and the delivery of it does not constitute an offer to Tenant or an option. Landlord and Tenant shall not be bound by this
Amendment until Landlord and Tenant have executed and delivered the same to the other party. 

  

	 	i.	The capitalized terms used in this Amendment shall have the same definitions as set forth in the Existing Lease to the extent that such capitalized terms are defined therein and not redefined in this Amendment.

  

	 	j.	Tenant and Landlord hereby represent to each other that Landlord and Tenant have dealt with no broker in connection with this Amendment other than Avison Young and Atlas Commercial Real Estate LLC , and Tenant and
Landlord agree to indemnify and hold each other harmless from all claims of any other brokers claiming to have represented Tenant or Landlord in connection with this Amendment. 

 

	 	k.	Each signatory of this Amendment represents hereby that he or she has the authority to execute and deliver the same on behalf of the party hereto for which such signatory is acting. 

[SIGNATURES ARE ON FOLLOWING PAGE] 

 IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Fifth Amendment as of the
day and year first above written. 
  

			
	LANDLORD:
	
	AS CLOCK TOWER OWNER, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Kurt W. Saraceno

	Name:	 	 Kurt W. Saraceno

	Title:	 	 Member

		
	TENANT:	 	
	
	ACACIA COMMUNICATIONS, INC., a Delaware corporation
		
	By:	 	 /s/ John Gavin

	Name:	 	 John Gavin

	Title:	 	 CFO

 Exhibit A 

Expansion Premises 

 

 

 Exhibits 

Following Landlord’s receipt of a timely delivered written notice (the “Exercise Notice”) that Tenant is exercising its
option to renew the term as set forth in Section 15 of the Third Amendment (the “Renewal Term”), Landlord shall provide to Tenant Landlord’s estimate of the Prevailing Market Rent (as hereinafter defined) for the Renewal
Term (“Landlords Rent Quotation”), which Landlord’s Rent Quotation shall be delivered to Tenant on or before the date that is the later of thirty (30) days following Landlord’s receipt of the Exercise
Notice and the date that is one (1) year prior to the expiration of the current term of the Lease. If at the expiration of thirty (30) days after the date when Landlord provides such quotation to Tenant (the “Negotiation
Period”), Landlord and Tenant have not reached agreement on a determination of Base Rent for the Renewal Term and executed a written instrument extending the Term of this Lease pursuant to such agreement, then Tenant shall have the right,
for forty-five (45) days following the expiration of the Negotiation Period, to initiate a broker determination (the “Broker Determination”) of the Prevailing Market Rent for such Renewal Term, which Broker Determination shall
be made in the manner set forth below. “Prevailing Market Rent” shall mean the anticipated rent for the Premises as of the commencement of the Renewal Term under market conditions then existing and taking into account all relevant
factors. If Tenant timely shall have requested a Broker Determination with respect to the Renewal Term, then the Base Rent for the Renewal Term shall be the Prevailing Market Rent as determined by the Broker Determination. If Tenant does not timely
request a Broker Determination, the Base Rent for the Renewal Term shall be the Landlord’s Rent Quotation. 
 Upon the first to occur
of (x) the mutual agreement by Landlord and Tenant during the Negotiation Period of the Base Rent to be payable during the Renewal Term and execution of a written instrument extending the Term of this Lease pursuant to such mutual agreement or
(y) the timely initiation of a Broker Determination by Tenant, then except as hereinafter provided, this Lease and the Term hereof shall automatically be deemed extended for the Renewal Term, without the necessity for the execution of any
additional documents, except that Landlord and Tenant agree to enter into an instrument in writing setting forth the Base Rent for the Renewal Term as determined in the relevant manner set forth in this Exhibit B; and in such event all
references herein to the term of this Lease shall be construed as referring to the initial term of this Lease, as so extended, unless the context clearly otherwise requires. Notwithstanding anything contained herein to the contrary, any exercise of
the Renewal Option by Tenant shall be void, in Landlord’s sole discretion, if an Event of Default is ongoing at either the time of the Exercise Notice or at the time commencement of the Extension Term. 

If Tenant timely initiates the Broker Determination, then then the Prevailing Market Rent shall be determined by three
(3) appraisers as hereafter provided, each of whom shall have at least ten (10) years’ experience in the office market where the Premises is located and each of whom is hereinafter referred to as “appraiser”.
Tenant and Landlord shall each appoint one such appraiser (and shall provide such appraisers with their then most recent respective estimate of the Prevailing Market Rent) and the two appraisers so appointed shall appoint the third appraiser (the
“Neutral Appraiser”). The cost and expenses of each appraiser appointed separately by Tenant and Landlord shall be borne by the party who appointed the appraiser. The cost and expenses of the third appraiser shall be shared equally
by Tenant and Landlord. Landlord and Tenant shall appoint 

 
their respective appraisers no later than fifteen (15) days after the expiration of the Negotiation Period and shall designate the appraisers so appointed by notice to the other party. The
two appraisers so appointed and designated shall appoint the Neutral Appraiser no later than twenty (20) days after the end of the Negotiation Period and shall designate such appraiser by notice to Landlord and Tenant. The Neutral Appraiser
shall then choose either Landlord’s estimate of Prevailing Market Rent or Tenant’s estimate of Prevailing Market Rent as the Prevailing Market Rent of the space in question as of the commencement of the Renewal Term and shall notify
Landlord and Tenant of its determination no later than sixty (60) days after the end of the Negotiation Period. For the avoidance of doubt, the Neutral Appraiser must choose either Landlord’s estimate of the Prevailing Market Rent or
Tenant’s estimate of the Prevailing Market Rent, and the Neutral Appraiser shall have no authority to select any other amount as the Prevailing Market Rent. The Prevailing Market Rent determined in accordance with the provisions of this Exhibit
B shall be deemed binding and conclusive on Tenant and Landlord, subject to the terms hereinbefore provided. Notwithstanding the foregoing, if either party shall fail to appoint its appraiser within the period specified above (such party referred to
hereinafter as the “failing party”), the other party may serve notice on the failing party requiring the failing party to appoint its appraiser within ten (10) days of the giving of such notice and if the failing party shall not
respond by appointment of its appraiser within said (10) day period, then the appraiser appointed by the other party shall be the sole appraiser whose choice of either Landlord’s or Tenant’s estimate of Prevailing Market Rent shall be
binding and conclusive upon Tenant and Landlord. 
 All times set forth in this Exhibit B are of the essence. 

 SIXTH AMENDMENT OF LEASE 

THIS SIXTH AMENDMENT OF LEASE (the “Amendment”) is executed this
1st day of June, 2015 by and between AS CLOCK TOWER OWNER, LLC, a Delaware limited liability company (including its successors and assigns, “Landlord”) and ACACIA
COMMUNICATIONS, INC., a Delaware corporation (“Tenant”). 
 RECITALS 

 

	A.	Landlord (successor-in-interest to Wellesley/Rosewood Maynard Mills Limited Partnership, referred to herein as the “Prior Landlord”) and Tenant are parties to that certain Commercial Lease dated
October 27, 2009 (the “Original Lease”) as amended by that certain First Amendment to Lease dated November 29, 2010 (the “First Amendment”), that certain Second Amendment to Lease dated February 13,
2012 (the “Second Amendment”), that certain Third Amendment to Lease dated November 21, 2012 (the “Third Amendment”) and that certain Fourth Amendment to Lease dated October 10, 2013 (the “Fourth
Amendment”) and that certain Fifth Amendment to Lease dated June 1, 2015 (the “Fifth Amendment”, and together with the Original Lease, First Amendment, Second Amendment, Third Amendment and Fourth Amendment, the
“Existing Lease”). Pursuant to the Existing Lease, Tenant currently leases 41,403 rentable square feet consisting of (i) 28,249 rsf defined as the “Relocation Premises” in the Third Amendment, (ii) 7,145 rsf
defined as the “ROFR Premises” in the Fourth Amendment and (hi) 6,009 rsf defined as the “Expansion Premises” in the Fifth Amendment (collectively, the “Existing Premises”) all on the first (1st) floor of the building commonly known as Three Clock Tower Place (the “Building”) in the Clock Tower Place Office Park, Maynard, Massachusetts. 

 

	B.	Tenant desires to expand the Existing Premises to include Suite 205 on the second (2nd) floor of the Building consisting of approximately 3,015 rentable square
feet (as more particular shown on Exhibit A attached hereto, the “Suite 205 Expansion Premises”) and that the Lease be appropriately amended, and Landlord is willing to do the same on the following terms and
conditions. 

  

	C.	The Existing Lease, as amended by this Sixth Amendment of Lease, shall be referred to herein as the “Lease”. 

NOW, THEREFORE”, in consideration of the above recitals which by this reference are incorporated herein, the mutual
covenants and conditions contained herein and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 

 

	1.	Suite 205 Expansion Premises. 

  

	 	a.	 Effective as of the date hereof (the “Suite 205 Commencement Date”) and continuing through the Suite 205 Expansion Premises Lease
Termination Date (as defined below), (i) the Existing Premises and the Suite 205 Expansion Premises shall together constitute the “Premises” for all purposes under the Lease and (ii) the rentable square footage of the Premises
shall be deemed to be 44,418 square feet. 

	 	
Following the Suite 205 Expansion Premises Lease Termination Date, the Suite 205 Expansion Premises shall no longer be included in the “Premises” for any purposes under the Lease and
the rentable square footage of the Premises shall be deemed to be 41,403 square feet. 

  

	 	b.	The Suite 205 Expansion Premises shall be subject to all of the terms and conditions of the Existing Lease currently in effect, except as expressly modified in this Amendment. The Suite 205 Expansion Premises are
accepted by Tenant in their “as is” condition and configuration without any representations or warranties by Landlord, express or implied, with respect to such condition or configuration. By taking possession of the Suite 205 Expansion
Premises, Tenant agrees that the Suite 205 Expansion Premises are in acceptable order and satisfactory condition. 

  

	2.	Rent; Taxes and Expenses; Early Termination of Suite 205 Expansion Premises. 

  

	 	a.	The Base Rent set forth in the Existing Lease shall be modified to provide that the monthly Base Rent for the Suite 205 Expansion Premises shall be $4,082.81 (i.e. $16.25/rsf per annum): 

 

	 	b.	With respect to the Suite 205 Expansion Premises only, (i) the Base Year for both Operating Expenses and Taxes shall be Calendar Year 2015 and (ii) Tenant’s Share shall be
0.2780% (i.e. the 3,015 rsf of the Suite 205 Expansion Premises divided by the 1,084,484 rsf of the Project). The Base Years for Operating Expenses and Taxes with respect to the Relocation Premises, the ROFR Premises and the Expansion
Premises and Tenant’s Share with respect to the Relocation Premises, the ROFR Premises and the Expansion Premises shall remain as set forth in the Existing Lease. 

 

	 	c.	Tenant’s reimbursement to Landlord for electrical service to the Suite 205 Expansion Premises shall be as set forth in Section 7 of the Third Amendment. 

 

	 	d.	Notwithstanding any other provision of the Lease to the contrary, at any time on and after November 30, 2015, either Landlord or Tenant may terminate Tenant’s lease of the Suite 205 Expansion Premises by
providing the other at least thirty (30) days prior written notice of such termination. Upon the effective date of such termination (the “Suite 205 Expansion Premises Lease Termination Date”), Tenant shall vacate and surrender
the Suite 205 Expansion Premises in the condition required under Section 24 of the Original Lease, and thereafter Landlord and Tenant shall have no further rights or obligations under the Lease with respect to the Suite 205 Expansion Premises
except such liabilities which would otherwise survive with respect to the expiration or earlier termination of the Lease in general (including without limitation Section 20 of the Original Lease and Paragraph H to the Rider to the Original
Lease). 

  

	3.	Miscellaneous. 

  

	 	a.	 This Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein, and there are no additional oral or
written 

	 	
representations or agreements regarding the matters set forth in this Agreement which are not set forth herein. Under no circumstances shall Tenant be entitled to any abatement of Base Rent or
Additional Rent, improvement allowances, leasehold improvements, or other work to the Premises, or any similar economic incentives that may have been provided Tenant in connection with entering into the Existing Lease, unless specifically set forth
in this Amendment. 

  

	 	b.	Except as herein modified or amended, the provisions, conditions and terms of the Existing Lease shall remain unchanged and in foil force and effect. 

 

	 	c.	In the case of any inconsistency between the provisions of the Existing Lease and this Amendment, the provisions of this Amendment shall govern and control. 

 

	 	d.	Landlord has delivered a copy of this Amendment to Tenant for Tenant’s review only and the delivery of it does not constitute an offer to Tenant or an option. Landlord and Tenant shall not be bound by this
Amendment until Landlord and Tenant have executed and delivered the same to the other party. 

  

	 	e.	The capitalized terms used in this Amendment shall have the same definitions as set forth in the Existing Lease to the extent that such capitalized terms are defined therein and not redefined in this Amendment.

  

	 	f.	Tenant and Landlord hereby represent to each other that Landlord and Tenant have dealt with no broker in connection with this Amendment other than Saracen Management, LLC and Avison Young, and Tenant and Landlord agree
to indemnify and hold each other harmless from all claims of any other brokers claiming to have represented Tenant or Landlord in connection with this Amendment. 

  

	 	g.	Each signatory of this Amendment represents hereby that he or she has the authority to execute and deliver the same on behalf of the party hereto for which such signatory is acting. 

[SIGNATURES ARE ON FOLLOWING PAGE] 

 IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Sixth Amendment as of the
day and year first above written. 
  

			
	LANDLORD:
	
	AS CLOCK TOWER OWNER, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Kurt W. Saraceno

	Name:	 	 Kurt W. Saraceno

	Title:	 	 Member

	
	TENANT
	
	ACACIA COMMUNICATIONS, INC., a Delaware corporation
		
	By:	 	 /s/ John Gavin

	Name:	 	 John Gavin

	Title:	 	 CFO

 Exhibit A 

Suite 205 Expansion PremisesEX-10.14

 Exhibit 10.14 

OFFICE LEASE AGREEMENT 

This Office Lease Agreement (the “Lease”) is made and entered into as of the January 21, 2013, by and between HI-TECH
PROPERTIES, I. LLC. (“Landlord”) and ACACIA COMMUNICATIONS, INC. (Tenant”) 
 I. Basic Lease Information. 

A. “Building” shall mean the BUILDING 1, located at 1301 Hwy. 36, Hazlet, New Jersey 07730 and commonly known as Concord Center. 

B. “Rentable Square Footage of the Building” is deemed to be 42,000 square feet. 

C. “Premises” shall mean the area shown on Exhibit A to this Lease. The Premises are located on floor(s) first and known as Suite
number 101. The “Rentable Square Footage of the Premises” is deemed to be 6,082 square feet. If the Premises include one or more floors in their entirety, all corridors and restroom facilities located on such full floor(s) shall be
considered part of the Premises. Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Building and the Rentable Square Footage of the Premises are correct and shall not be re-measured. Twenty four (24) parking spaces
shall be available to the Tenant on a “first come, first serve basis,” during hours of normal business operation throughout the term of this Lease. 

D. “Base Rent”: 

Term: Five (5) Years and Three (3) Months. 
  

													
	 	  	Annual Rate
Per Square Foot	 	  	Annual
Base Rent	 	  	Monthly
Base Rent	 
	 Year: 1.
	  	$	20.50 SF + T.E.	  	  	$	103,900.80	  	  	$	10,390.08	  
		  	 	With 2.5% increase annually after year one.	  
	           2.
	  	$	21.01 SF + T.E.	  	  	$	127,782.82	  	  	$	10,648.57	  
	           3.
	  	$	21.54 SF + T.E.	  	  	$	131,006.28	  	  	$	10,917.19	  
	           4.
	  	$	22.08 SF + T.E.	  	  	$	123,099.68	  	  	$	11,190.88	  
	           5.
	  	$	22.63 SF + T.E.	  	  	$	137,635.66	  	  	$	11,469.64	  
	           6.
	  	$	23.19 SF + T.E.	  	  	$	35,260.38	  	  	$	11,753.46	  

 Total Amount Per Term: $658,685.62 

E. “Tenant’s Pro Rata Share”: 14.5% 

F. “Base Year” for Taxes: 2013. “Base Year” for Expenses: 2013. 

G. “Term”: A period of 63 months and zero days, plus Tenant has the option to renew the Lease and extend the Term for
one (1) additional period of five (5) years pursuant to the rights contained herein reflecting the Landlord’s base lease terms.. Tenant shall provide no less then six (6) months prior written notice of its intention, to extend
lease. The Term shall commence on 04/01/2013 (the “Commencement Date”) if Tenant receives a Certificate of Occupancy by 04/01/2013, but in no case shall the Commencement Date be later than 04/15/2013 and, unless
terminated early in accordance with this Lease, end on 06/30/2018 (the “Termination Date”). If the Commencement Date starts on a mid month, then a mid month true up will be billed and a last month partial month true up
will be billed to Tenant so that all other monthly payments during the term will be due on the first of the month to create full month payment periods. Rent shall be abated for the first two (2) months of the Term and one (1) month after
month thirty nine (39) and Tenant’s obligation to pay Rent shall commence two months after the Commencement Date (the “Rent Commencement Date”). 

H. Tenant allowance(s): Landlord shall contribute $80,000 toward the Tenant’s hard costs of constructing Tenant Improvements, in
accordance with Exhibit D. 
 I. “Security Deposit”: Two (2) months’ rent (i.e., $20,780.00), reduced by 50%, to
$10,360, on April 1, 2016. Initial security deposit is due upon execution of the lease. 
 J. “Guarantor(s): None 

K. “Broker(s)”: CBRE 

  
 1 

 L. “Permitted Use”: All uses permitted by law, including, without limitation, office
use, laboratory use, and electrical assembly. 
 M. “Notice Addresses”: (Tenant will provide.) 

Tenant: 
 On and after the
Commencement Date, notices shall be sent to Tenant at the Premises. Prior to the Commencement Date, notices shall be sent to Tenant at the following address: 

Tenant: 
 Acacia Communications
Inc. 
 Attn: John Gavin – CFO 

3 Clock Tower Place – Suite 130 

Maynard, Ma. 01754 
  

			
	Landlord:	  	With a Copy to:
		
	HI-TECH PROPERTIES, I, LLC.	  	J. Peter Sokol, Esq.
	Concord Center, Bldg. 1	  	McOmber & McOmber, P.C.
	1301 Hwy. 36, Ste. 101	  	54 Shrewsbury Avenue
	Hazlet, NJ 07730	  	Red Bank, NJ 07701

 Rent (defined in Section IV.A) is payable to the Order of Hi-Tech Properties, I. LLC at the following
address: Concord Center, Bldg 1, 1301 Hwy. 36, Ste. 101, Hazlet, NJ 07730. 
 N. “Business Day(s)” are Monday through Friday of
each week, exclusive of New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day (“Holidays”). Landlord may designate additional Holidays, provided that the additional Holidays are commonly
recognized by other office buildings in the area where the Building is located. 
 O. “Landlord Work” means the work, if any, that
Landlord is obligated to perform in the Premises pursuant to a separate work letter agreement (the “Work Letter”), if any, attached as Exhibit D. If a Work Letter is not attached to this Lease or if an attached Work Letter does not require
Landlord to perform any work, the occurrence of the Commencement Date shall not be conditioned upon the performance of work by Landlord and, accordingly, Section III.A shall not be applicable to the determination of the Commencement Date. 

P. “Law(s)” means all applicable statutes, codes, ordinances, orders, rules and regulations of any municipal or governmental entity.

 Q. “Normal Business Hours” for the Building are 8:00 a.m. to 6:00 p.m. on Business Days and as stated in section I. N (Business
Days). From time to time Tenant will may require building infrastructure services on Saturday, Sunday and Holidays and as such will need to give Landlord 24 hour notice that building infrastructure services are required for those days. The cost of
those hourly services will be billed to Tenant as additional services fees at rates of $ 52.50 per hour requested by Tenant. 
 R.
“Property” means the Building and the parcel(s) of land on which it is located and, at Landlord’s discretion, the Building garage and other improvements serving the Building, if any, and the parcel(s) of land on which they are
located. 

  
 2 

 II. Lease Grant. 

Landlord leases the Premises to Tenant and Tenant leases the Premises from Landlord, together with the right in common with others to use any
portions of the Property that are designated by Landlord for the common use of tenants and others, such as sidewalks, unreserved parking areas, common corridors, elevator foyers, restrooms, vending areas and lobby areas (the “Common
Areas”). 
 III. Adjustment of Commencement Date; Possession. 

A. The Landlord Work shall be deemed to be “Substantially Complete” on the date that all Landlord Work has been performed, other than
any details of construction, mechanical adjustment or any other similar matter, the non-completion of which does not materially interfere with Tenant’s use of the Premises. However, if Landlord is delayed in the performance of the Landlord Work
as a result of any Tenant Delay(s) (defined below), the Landlord Work shall be deemed to be Substantially Complete on the date that Landlord could reasonably have been expected to Substantially Complete the Landlord Work absent any Tenant Delay.
“Tenant Delay” means any act or omission of Tenant or its agents, employees, vendors or contractors that actually delays the Substantial Completion of the Landlord Work, including, without limitation: (1) Tenant’s failure to
furnish information or approvals within any time period specified in this Lease, including the failure to prepare or approve preliminary or final plans by any applicable due date; (2) Tenant’s selection of equipment or materials that have
long lead times after first being informed by Landlord that the selection may result in a delay; (3) changes requested or made by Tenant to previously approved plans and specifications; (4) performance of work in the Premises by Tenant or
Tenant’s contractor(s) during the performance of the Landlord Work; or (5) if the performance of any portion of the Landlord Work depends on the prior or simultaneous performance of work by Tenant, a delay by Tenant or Tenant’s
contractor(s) in the completion of such work. 
 B. Subject to Landlord’s obligation, if any, to perform Landlord Work and
Landlord’s obligations under Section IX.B., the Premises are accepted by Tenant in “as is” condition and configuration. By taking possession of the Premises, Tenant agrees that the Premises are in good order and satisfactory
condition, and that there are no representations or warranties by Landlord regarding the condition of the Premises or the Building, except that all building systems, including water, plumbing, HVAC, and electrical are in good working order. Landlord
will deliver the Premises to Tenant on the day the lease is executed by both parties (the “Delivery Date”) and Tenant shall have full access to the Premises to complete Tenant’s Leasehold Improvements. If Landlord is delayed
delivering possession of the Premises or any other space due to the holdover or unlawful possession of such space by any party, Landlord shall use reasonable efforts to obtain possession of the space. If Landlord is required to Substantially
Complete Landlord Work before the Commencement Date, the Commencement Date and Termination Date shall be determined by Section I.G. 
 C. If
Tenant takes possession of the Premises before the Commencement Date, such possession shall be subject to the terms and conditions of this Lease and Tenant shall pay Rent (defined in Section IV.A.) to Landlord for each day of possession before the
Commencement Date. However, except for the cost of services requested by Tenant (e.g., freight elevator usage), Tenant shall not be required to pay Rent for any days of possession before the Commencement Date during which Tenant, with the
approval of Landlord, is in possession of the Premises for the sole purpose of performing improvements or installing furniture, equipment or other personal property. 

IV. Rent 
 A.
Payments. As consideration for this Lease, Tenant shall pay Landlord, without any setoff or deduction, the total amount of Base Rent and Additional Rent due for the Term. “Additional Rent” means all sums (exclusive of Base Rent)
that Tenant is required to pay Landlord. Additional Rent and Base Rent are sometimes collectively referred to as “Rent”. Tenant shall pay and be liable for all rental, sales and use taxes (but excluding income taxes), if any, imposed upon
or measured by Rent under applicable law. Base Rent and recurring monthly charges of Additional Rent shall be due and payable in advance on the first day of each calendar month after the Rent Commencement Date without notice or demand, provided that
the installment of Base Rent for the first full calendar month of the Term after the Rent Commencement Date shall be payable upon the execution of this Lease by Tenant. All other items of Rent shall be due and payable by Tenant on or
before first day of the month. All payments of Rent shall be by good and sufficient check or by other means (such as automatic debit or electronic transfer) acceptable to Landlord. If Tenant fails to pay any item or installment of Rent when due,
Tenant shall pay Landlord an administration fee equal to 5% of the past due Rent, provided that Tenant shall be entitled to a grace period of 5 days for the first 2 late payments of Rent in a given calendar year. If the Term commences on a day other
than the first day of a calendar month or terminates on a day other than the last day of a calendar month, the monthly Base Rent and Tenant’s Pro Rata Share of any Tax Excess (defined in Section IV.B) or Expense Excess (defined in
Section IV.B) for the month shall be prorated based on the number of days in such calendar month. Landlord’s acceptance of less than the correct amount of Rent shall be considered a payment on account of the earliest Rent due. No 

  
 3 

 
endorsement or statement on a check or letter accompanying a check or payment shall be considered an accord and satisfaction, and either party may accept the check or payment without prejudice to
that party’s right to recover the balance or pursue other available remedies. Tenant’s covenant to pay Rent is independent of every other covenant in this Lease. 

B. Expense Excess and Tax Excess: Tenant shall pay Tenant’s Pro Rata Share of the amount, if any, by which Expenses (defined in
Section IV.C) for each calendar year during the Term exceed Expenses for the Base Year (the “Expense Excess”) and also the amount, if any, by which Taxes (defined in Section IV.D) for each calendar year during the Term exceed Taxes
for the Base Year (the “Tax Excess”). If Expenses and/or Taxes in any calendar year decrease below the amount of Expenses and/or Taxes for the Base Year, Tenant’s Pro Rata Share of Expenses and/or Taxes, as the case may be, for that
calendar year shall be $0. Landlord shall provide Tenant with a good faith estimate of the Expense Excess and of the Tax Excess for each calendar year during the Term. On or before the first day of each month, Tenant shall pay to Landlord a monthly
installment equal to one-twelfth of Tenant’s Pro Rata Share of Landlord’s estimate of the Expense Excess and one-twelfth of Tenant’s Pro Rata Share of Landlord’s estimate of the Tax Excess. If Landlord determines that its good
faith estimate of the Expense Excess or of the Tax Excess was incorrect by a material amount, Landlord may provide Tenant with a revised estimate. After its receipt of the revised estimate, Tenant’s monthly payments shall be based upon the
revised estimate. If Landlord does not provide Tenant with an estimate of the Expense Excess or of the Tax Excess by January 1 of a calendar year, Tenant shall continue to pay monthly installments based on the previous year’s estimate(s)
until Landlord provides tenant with the new estimate. Upon delivery of the new estimate, an adjustment shall be made for any month for which Tenant paid monthly installments based on the previous year’s estimate(s). Tenant shall pay Landlord
the amount of any underpayment within 30 days after receipt of the new estimate. Any overpayment shall be refunded to Tenant within 30 days or credited against the next due future installment(s) of Additional Rent. 

As soon as is practical following the end of each calendar year, Landlord shall furnish Tenant with a statement of the actual Expenses and
Expense Excess and the actual Taxes and Tax Excess for the prior calendar year. If the estimated Expense Excess and/or estimated Tax Excess for the prior calendar year is less than the actual Expense Excess and/or actual Tax Excess, as the case may
be, for such prior year, Tenant shall pay Landlord, within 30 days after its receipt of the statement of Expenses and/or Taxes, any underpayment for the prior calendar year. If the estimated Expense Excess and/or estimated Tax Excess for the prior
calendar year is more than the actual Expense Excess and/or actual Tax Excess, as the case may be, for such prior year, then Landlord shall refund the overpayment to Tenant within 30 days or credit against the next due future installment(s) of
Additional Rent. 
 C. Expenses Defined. “Expenses” means all costs and expenses incurred in each calendar year in
connection with operating, maintaining, repairing and managing the Building and the Property, including, but not limited to: 
 1. Labor
costs, including wages, salaries, social security and employment taxes, medical and other types of insurance, uniforms, training and retirement and pension plans. 

2. Management fees, the cost of equipping and maintaining a management office, accounting and bookkeeping services, legal fees not
attributable to leasing or collection activity, and other administrative costs. Landlord, by itself or through an affiliate, shall have the right to directly perform or provide any services under this Lease (including management services), provided
that the cost of any such services shall not exceed the cost that would have been incurred had Landlord entered into an arms-length contract for such services with an unaffiliated entity of comparable skill and experience. 

3. The cost of services, including amounts paid to service providers and the rental and purchase cost of parts, supplies, tools and
equipment. 
 4. Premiums and deductibles paid by Landlord for insurance, including workers compensation, fire and extended coverage,
earthquake, general liability, rental loss, elevator, boiler and other insurance customarily carried from time to time by owners of comparable office buildings. 

5. Electrical Costs (defined below) and charges for water, gas, steam and sewer, but excluding those charges for which Landlord is reimbursed
by Tenants. “Electrical Costs” means: (a) charges paid by Landlord for electricity; (b) costs incurred in connection with an energy management program for the Property; and (c) if and to the extent permitted by Law, a fee
for the services provided by Landlord in connection with the selection of utility companies and the negotiation and administration of contracts for electricity, provided that such fee shall not exceed 

  
 4 

 
50% of any savings obtained by Landlord. Electrical Costs shall be adjusted as follows: (i) amounts received by Landlord as reimbursement for above Electrical Costs; (ii) the cost of
electricity incurred to provide overtime HVAC to specific tenants (as reasonably estimated by Landlord) shall be deducted from Electrical Costs; and (iii) if Tenant is billed directly for the cost of building standard electricity to the
Premises as a separate charge in addition to Base Rent, the cost of electricity to individual tenant spaces in the Building shall be deducted from Electrical Costs. 

6. The amortized cost of capital improvements (as distinguished from replacement parts or components installed in the ordinary course of
business) made to the Property which are: (a) performed primarily to reduce operating expense costs or otherwise improve the operating efficiency of the Property; or (b) required to comply with any Laws that are enacted, or first
interpreted to apply to the Property, after the date of this Lease. The cost of such capital improvements shall be amortized by Landlord over the life of the initial lease term of sixty three (63) months and the amortized cost of capital
improvements may, at Landlord’s option, include interest actually paid, but not to exceed interest that would be payable at a borrowing rate equal to the rate Landlord would reasonably be required to pay to finance the cost of the capital
improvement from a commercial lending bank located in the region in which the Building is located. Any capital improvement the amortization of which is to be charged hereunder as an Expense shall be purchased by Landlord on an arm’s-length
basis through a process involving at least three (3) independent third party competitive bids. In the event tenant terminates their lease at any time prior to the end of the lease term, then Tenant is responsible to pay to Landlord the portion
of the capital improvements paid by Landlord times a fraction which is the number of months of early termination divided by 63. This means Tenant would pay the unamortized costs of Landlord improvements in the amount of $32,000. 

If Landlord incurs Expenses for the Property together with one or more other buildings or properties, whether pursuant to a reciprocal
easement agreement, common area agreement or otherwise, the shared costs and expenses shall be equitably prorated and apportioned between the Property and the other buildings or properties. Expenses shall not include: the cost of capital
improvements (except as set forth above); depreciation; interest (except as provided above for the amortization of capital improvements); principal payments of mortgage and other non-operating debts of Landlord; the cost of repairs or other work to
the extent Landlord is reimbursed by insurance or condemnation proceeds; costs in connection with leasing space in the Building, including brokerage commissions; lease concessions, including rental abatements and construction allowances, granted to
specific tenants; costs incurred in connection with the sale, financing or refinancing of the Building; fines, interest and penalties incurred due to the late payment of Taxes (defined in Section IV.D) or Expenses; organizational expenses
associated with the creation and operation of the entity which constitutes Landlord; or any penalties or damages that Landlord pays to Tenant under this Lease or to other tenants in the Building under their respective leases. If the Building is not
at least 95% occupied during any calendar year or if Landlord is not supplying services to at least 95% of the total Rentable Square Footage of the Building at any time during a calendar year, Expenses shall, at Landlord’s option, be determined
as if the Building had been 95% occupied and Landlord had been supplying services to 95% of the Rentable Square Footage of the Building during that calendar year. If Tenant pays for its Pro Rata Share of Expenses based on increases over a “Base
Year,” Expenses for the Base Year shall be determined as if the Building had been 95% occupied and Landlord had been supplying services to 95% of the Rentable Square Footage of the Building. The extrapolation of Expenses under this Section
shall be performed by appropriately adjusting the cost of those components of Expenses that are impacted by changes in the occupancy of the Building. 

D. Taxes Defined. “Taxes” shall mean: (1) all real estate taxes and other assessments on the Building and/or Property,
including, but not limited to, assessments for special improvement districts and building improvement districts, taxes and assessments levied in substitution or supplementation in whole or in part of any such taxes and assessments and the
Property’s share of any real estate taxes and assessments under any reciprocal easement agreement, common area agreement or similar agreement as to the Property; (2) all personal property taxes for property that is owned by Landlord and
used in connection with the operation, maintenance and repair of the Property; and (3) all costs and fees incurred in connection with seeking reductions in any tax liabilities described in (1) and (2), including, without limitation, any
costs incurred by Landlord for compliance, review and appeal of tax liabilities. Without limitation, Taxes shall not include any income, capital levy, franchise, capital stock, gift, estate or inheritance tax. If an assessment is payable in
installments, Taxes for the year shall include the amount of the installment and any interest due and payable during that year. For all other real estate taxes, Taxes for that year shall, at Landlord’s election, include either the amount
accrued, assessed or otherwise imposed for the year or the amount due and payable for that year, provided that Landlord’s election shall be applied consistently throughout the Term. If a change in Taxes is obtained for any year of the Term
during which Tenant paid Tenant’s Pro Rata Share of any Tax Excess, then Taxes for that year will be retroactively adjusted and Landlord shall provide Tenant with a credit, if any, based on the adjustment. Likewise, if a change is obtained for
Taxes for the Base Year, Taxes for the Base Year shall be restated and the Tax Excess for all subsequent years shall be recomputed. Tenant shall pay Landlord the amount of Tenant’s Pro Rata Share of any such increase in the Tax Excess within 30
days after Tenant’s receipt of a statement from Landlord. 

  
 5 

 E. Audit Rights. Tenant may, within 90 days after receiving Landlord’s statement of
Expenses, give Landlord written notice (“Review Notice”) that Tenant intends to review Landlord’s records of the Expenses and Taxes for that year’s statement of Expenses. For purposes of clarity, Tenant shall have the one time
right each year of the term to review each year as long as proper notice as been provided as outlined above. Within a reasonable time after receipt of the Review Notice, Landlord shall make all pertinent records available for inspection that are
reasonably necessary for Tenant to conduct its review. If any records are maintained at a location other than the office of the Building, Tenant may either inspect the records at such other location or pay for the reasonable cost of copying and
shipping the records. If Tenant retains an agent to review Landlord’s records, the agent must be with a licensed CPA firm. Tenant shall be solely responsible for all costs, expenses and fees incurred for the audit. Within 60 days after the
records are made available to Tenant, Tenant shall have the right to give Landlord written notice (an “Objection Notice”) stating in reasonable detail any objection to Landlord’s statement of Expenses for that year. If Tenant fails to
give Landlord an Objection Notice within the 60 day period. Tenant shall be deemed to have approved Landlord’s statement of Expenses and shall be barred from raising any claims regarding the Expenses for that year. If Tenant provides Landlord
with a timely Objection Notice, Landlord and Tenant shall work together in good faith to resolve any issues raised in Tenant’s Objection Notice. If Landlord and Tenant determine that Expenses or Taxes for the calendar year are less than
reported, Landlord shall provide Tenant with a credit against the next installment of Rent in the amount of the overpayment by Tenant. Likewise, if Landlord and Tenant determine that Expenses or Taxes for the calendar year are greater than reported,
Tenant shall pay Landlord the amount of any underpayment within 30 days. 
 The records obtained by Tenant shall be treated as confidential. In no event
shall Tenant be permitted to examine Landlord’s records or to dispute any statement of Expenses unless Tenant has paid and continues to pay all Rent when due. 

V. Compliance with Laws; Use. 

The Premises shall be used only for the Permitted Use and for no other use whatsoever. Tenant shall not use or permit the use of the Premises
for any purpose which is illegal or is inherently dangerous to persons or property, or which, in Landlord’s reasonable opinion, unreasonably disturbs any other tenants of the Building or interferes with the operation of the Building. Tenant
shall comply with all Laws, including the Americans with Disabilities Act, regarding the operation of Tenant’s business and the use, condition, configuration and occupancy of the Premises. Tenant, within 10 days after receipt, shall provide
Landlord with copies of any notices it receives regarding a violation or alleged violation of any laws. Tenant shall also cause its agents, contractors, subcontractors, employees, customers, and subtenants to comply with all building rules and
regulations or which Tenant is made aware. Landlord shall not knowingly discriminate against Tenant in Landlord’s enforcement of the rules and regulations. 

VI. Security Deposit. 

The Security Deposit shall be delivered to Landlord upon the execution of this Lease by Tenant and shall be held by Landlord without liability
for interest (unless required by Law) as security for the performance of Tenant’s obligations. The Security Deposit is not an advance payment of Rent or a measure of Tenant’s liability for damages. Landlord may, from time to time, without
prejudice to any other remedy, use all or a portion of the Security Deposit to satisfy past due Rent or to cure any uncured default by Tenant. If Landlord uses the Security Deposit, Tenant shall on demand restore the Security Deposit to its original
amount. Landlord shall return any unapplied portion of the Security Deposit to Tenant within 45 days after the later to occur of: (1) the determination of Tenant’s Pro Rata Share of any Tax Excess and Expense Excess for the final year of
the Term; (2) the date Tenant surrenders possession of the Premises to Landlord in accordance with this Lease; or (3) the Termination Date. If Landlord transfers its interest in the Premises, Landlord may assign the Security Deposit to the
transferee and, following the assignment, Landlord shall have no further liability for the return of the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts. 

VII. Services to be Furnished by Landlord. 

A. Landlord agrees to furnish Tenant with the following services: (1) Water service for use in the lavatories on each floor on which the
Premises are located; (2) Heat and air conditioning in season during Normal Business Hours, at such temperatures and in such amounts as are standard for comparable buildings or as required by governmental authority. Tenant, upon such advance
notice as is reasonably required by Landlord, shall have the right to receive HVAC service during hours other than Normal Business Hours. Tenant shall pay Landlord the standard charge for the additional service as reasonably determined by Landlord
from time to time; (3) Maintenance and repair of the Property as described in Section IX.B; (4) Landlord does not provide 

  
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Janitorial services inside Tenants premises. If Tenant’s use, floor covering or other improvements require special services in excess of the standard services for the Building, Tenant shall
pay the additional cost, attributable to the special services; (5) Elevator service; (6) Electricity to the Premises for general office use, in accordance with and subject to the terms and conditions in Article X; and (7) such other
services as Landlord reasonably determines are necessary or appropriate for the Property. 
 Landlord’s failure to furnish, or any
interruption or termination of, services due to the application of Laws, the failure of any equipment, the performance of repairs, improvements or alterations, or the occurrence of any event or cause beyond the reasonable control of Landlord (a
“Service Failure”) shall not render Landlord liable to Tenant, constitute a constructive eviction of Tenant, give rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement, provided Landlord
makes reasonable effort to restore such services as soon as possible. However, if the Premises, or a material portion of the Premises, is made untenable for a period in excess of 3 consecutive Business Days as a result of the Service Failure, then
Tenant, as its sole remedy, shall be entitled to receive an abatement of Rent payable hereunder during the period beginning on the 4th consecutive Business Day of the Service Failure and ending on the day the service has been restored. If the entire
Premises has not been rendered untenable by the Service Failure, the amount of abatement that Tenant is entitled to receive shall be prorated based upon the percentage of the Premises rendered untenable and not used by Tenant. In no event, however,
shall Landlord be liable to Tenant for any loss or damage, including the theft of Tenant’s Property (defined in Article XV), arising out of or in connection with the failure of any security services, personnel or equipment. 

VIII. Leasehold Improvements. 

All improvements to the Premises (collectively, “Leasehold Improvements”) shall be owned by Landlord and shall remain upon the
Premises without compensation to Tenant. However, Landlord, by written notice to Tenant within 30 days prior to the Termination Date, may require Tenant to remove, at Tenant’s expense: (1) Cable (defined in Section IX.A.) installed by or
for the exclusive benefit of Tenant and located in the Premises or other portions of the Building; and (2) any Leasehold improvements that are performed by or for the benefit of Tenant and, in Landlord’s reasonable judgment, are of a
nature that would require removal and repair costs that are materially in excess of the removal and repair costs associated with standard office improvements (collectively referred to as “Required Removables”). Without limitation, it is
agreed that Required Removables include internal stairways, raised floors, personal baths and showers, vaults, rolling file systems and structural alterations and modifications of any type. The Required Removables designated by Landlords shall be
removed by Tenant before the Termination Date, provided that upon prior written notice to Landlord, Tenant may remain in the Premises for up to five days after the Termination Date for the sole purpose of removing the Required Removables.
Tenant’s possession of the Premises shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Rent on a per diem basis at the rate in effect for the last month of the Term. Tenant shall repair damage
caused by the installation or removal of Required Removables. If Tenant fails to remove any Required Removables or perform related repairs in a timely manner, Landlord, at Tenant’s expense, may remove and dispose of the Required Removables and
perform the required repairs. Tenant, within 30 days after receipt of an invoice, shall reimburse Landlord for the reasonable costs incurred by Landlord. Notwithstanding the foregoing, Tenant, at the time it requests approval for a proposed
Alteration (defined in Section IX.C), may request in writing that Landlord advise Tenant whether the Alteration or any portion of the Alteration will be designated as a Required Removable. Within ten days after receipt of Tenant’s request,
Landlord shall advise Tenant in writing as to which portions of the Alteration, if any, will be considered to be Required Removables. Tenant shall not be required to remove any cable or wiring installed in the Premises as part of Leasehold
Improvements. 
 IX. Repairs and Alterations. 

A. Tenant’s Repair Obligations. Tenant shall, at its sole cost and expense, promptly perform all maintenance and repairs to the
Premises that are not Landlord’s express responsibility under this Lease, and shall keep the Premises in good condition and repair, reasonable wear and tear excepted. Tenant’s repair obligations include, without limitation, repairs to:
(1) floor covering; (2) interior partitions; (3) doors; (4) the interior side of demising walls; (5) electronic, phone and data cabling and related equipment (collectively, “Cable”) that is installed by or for the
exclusive benefit of Tenant and located in the Premises or other portions of the Building; maintain all electrical devices and light fixtures in good working order. (6) supplemental air conditioning units, private showers and kitchens,
including hot water heaters, plumbing, air distribution system and controls inside of premises, and similar facilities serving Tenant exclusively; and (7) Alterations performed by contractors retained by Tenant, including related HVAC
balancing. All work shall be performed in accordance with the rules and procedures described in Section IX.C. below. If Tenant fails to make any repairs to the Premises for more than 15 days after notice from Landlord (although notice shall not be
required if there is an emergency), Landlord may make the repairs, and Tenant shall pay the reasonable cost of the repairs to Landlord within 30 days after receipt of an invoice, together with an administrative charge in an amount equal to 15% of
the cost of the repairs. 

  
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 B. Landlord’s Repair Obligations. Landlord shall keep and maintain in good repair and
working order, consistent with a Class “A” building, and make repairs to and perform maintenance upon: (1) structural elements of the Building; (2) mechanical (including HVAC equipment not within premises), electrical, plumbing
and fire/life safety systems serving the Building in general; (3) Common Areas; (4) the roof of the Building; (5) exterior windows and doors of the Building; and (6) elevators serving the Building Landlord shall promptly make
repairs (considering the nature and urgency of the repair) for which Landlord is responsible. 
 C. Alterations. Tenant shall not
make alterations, additions or improvements to the Premises or install any Cable in the Premises or other portions of the Building (collectively referred to as “Alterations”) without first obtaining the written consent of Landlord in each
instance, which consent shall not be unreasonably withheld or delayed. However, Landlord’s consent shall not be required for any Alteration that satisfies all of the following criteria (a “Cosmetic Alteration”): (1) is of a cosmetic
nature such as painting, wallpapering, hanging pictures and installing carpeting; (2) is not visible from the exterior of the Premises or Building; (3) will not affect the systems or structure of the Building; and (4) does not require work
to be performed inside the walls or above the ceiling of the Premises. However, even though consent is not required, the performance of Cosmetic Alterations shall be subject to all the other provisions of this Section IX.C. Prior to starting work,
Tenant shall furnish Landlord with plans and specifications reasonably acceptable to Landlord; names of contractors reasonably acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Building systems);
copies of contracts; necessary permits and approvals; evidence of contractor’s and subcontractor’s insurance in amounts reasonably required by Landlord; and any security for performance that is reasonably required by Landlord. Changes to
the plans and specifications must also be submitted to Landlord for its approval. Alterations shall be constructed in a good and workmanlike manner using materials of a quality that is at least equal to the quality designated by Landlord as the
minimum standard for the Building. Landlord may designate reasonable rules, regulations and procedures for the performance of work in the Building and, to the extent reasonably necessary to avoid disruption to the occupants of the Building, shall
have the right to designate the time when Alterations may be performed. Tenant shall reimburse Landlord within 30 days after receipt of an invoice for sums paid by Landlord for third party examination of Tenant’s plans for non-Cosmetic
Alterations. Upon completion, Tenant shall furnish “as-built” plans (except for Cosmetic Alterations), completion affidavits, full and final waivers of lien and receipted bills covering all labor and materials. Tenant shall assure that the
Alterations comply with all insurance requirements and Laws. Landlord’s approval of an Alteration shall not be a representation by Landlord that the Alteration complies with applicable Laws or will be adequate for Tenant’s use. Tenant can
request Landlord to perform work and improvements above Landlord’s obligations. Tenant shall pay the cost of all such improvements, alterations as additional rent, altogether with an administrative charge in an amount equal to 15% of the cost
of the work. 
 X. Use of Electrical Services by Tenant. 

A. Electricity used by Tenant in the Premises shall be paid for by Tenant by separate two (2) submetored panels servicing Tenant’s
area with charges billed by the Landlord who shall pass through the electrical costs to Tenant with no additional mark up’s or service fees added to Tenants required payments. B. Tenant’s use of electrical service shall not exceed, either
in voltage, rated capacity, use beyond Normal Business Hours or overall load, that which Landlord deems to be standard for the Building. 3 1⁄2 watts per SF for
lighting, and 2 1⁄2 watts per SF for outlets. If Tenant requests permission to consume excess electrical service, Landlord may refuse to consent or may
condition consent upon Conditions that Landlord reasonably elects (including, without limitation, the installation of utility service upgrades, meters, submeters, air handlers or cooling units), and the additional usage (to the extent permitted by
Law), installation and maintenance costs shall be paid by Tenant. Landlord shall have the right to separately meter electrical usage for the Premises and to measure electrical usage by survey or other commonly accepted methods Landlord agrees to not
to unreasonably withhold consent if Tenant request additional electrical power. 
 XI. Entry by Landlord. 

Landlord, its agents, contractors and representatives may enter the Premises to inspect or show the Premises, to clean and make repairs,
alterations or additions to the Premises, and to conduct or facilitate repairs, alterations or additions to any portion of the Building, including other tenants’ premises, provided Landlord does not unreasonably interfere with Tenant’s use
of the Premises. Except in emergencies or to provide janitorial and other Building services after Normal Business Hours, Landlord shall provide Tenant with reasonable prior notice of entry into the Premises, which may be given orally. If reasonably
necessary for the protection and safety of Tenant and its employees, Landlord shall have the right to temporarily close all or a portion of the Premises to perform repairs, alterations and additions. However, except in emergencies, Landlord will not
close the Premises if the work can reasonably be completed on weekends and after Normal Business Hours. Entry by Landlord shall not constitute constructive eviction or entitle Tenant to an abatement or reduction of Rent. 

  
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 XII. Assignment and Subletting. 

A. Except in connection with a Permitted Transfer (defined in Section XII.E. below), Tenant shall not assign, sublease, transfer or encumber
any interest in this Lease or allow any third party to use any portion of the Premises (collectively or individually, a “Transfer”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld if Landlord
does not elect to exercise its termination rights under Section XII.B below. Without limitation, it is agreed that Landlord’s consent shall not be considered unreasonably withheld if: (1) the proposed transferee’s financial condition
does not meet the criteria Landlord uses to select Building tenants having similar leasehold obligations (2) the proposed transferee’s business is not suitable for the Building considering the business of the other tenants and the
Building’s prestige, or would result in a violation of another tenant’s rights; (3) the proposed transferee is a governmental agency or occupant of the Building; (4) Tenant is in default after the expiration of the notice and
cure periods in this Lease; or (5) any portion of the Building or Premises would likely become subject to additional or different Laws as a consequence of the proposed Transfer. Tenant shall not be entitled to receive monetary damages based
upon a claim that Landlord unreasonably withheld its consent to a proposed Transfer and Tenant’s sole remedy shall be an action to enforce any such provision through specific performance or declaratory judgment. Any attempted Transfer in
violation of this Article shall, at Landlord’s option, be void. Consent by Landlord to one or more Transfer(s) shall not operate as a waiver of Landlord’s rights to approve any subsequent Transfers. In no event shall any Transfer or
Permitted Transfer release or relieve Tenant from any obligation under this Lease. 
 B. As part of its request for Landlord’s consent
to a Transfer, Tenant shall provide Landlord with financial statements for the proposed transferee, a complete copy of the proposed assignment, sublease and other contractual documents and such other information as Landlord may reasonably request.
Landlord shall, by written notice to Tenant within 30 days of its receipt of the required information and documentation, either: (1) consent to the Transfer by the execution of a consent agreement in a form reasonably designated by Landlord or
reasonably refuse to consent to the Transfer in writing; or (2) exercise its right to terminate this Lease with respect to the portion of the Premises that Tenant is proposing to assign or sublet. Any such termination shall be effective on the
proposed effective date of the Transfer for which Tenant requested consent. Tenant shall pay Landlord a review fee of $750.00 for Landlord’s review of any Permitted Transfer or requested Transfer, provided if Landlord’s actual reasonable
costs and expenses (including reasonable attorney’s fees) exceed $750.00, Tenant shall reimburse Landlord for its actual reasonable costs and expenses in lieu of a fixed review fee. 

C. Except in connection with a Permitted Transfer (defined in Section XII.E. below), Tenant shall pay Landlord 50% of all rent and other
consideration which Tenant receives as a result of a Transfer that is in excess of the Rent payable to Landlord for the portion of the Premises and Term covered by the Transfer. Tenant shall pay Landlord for Landlord’s share of any excess
within 30 days after Tenant’s receipt of such excess consideration. Tenant may deduct from the excess all reasonable and customary expenses directly incurred by Tenant attributable to the Transfer (other than Landlord’s review fee),
including brokerage fees, legal fees and construction costs. If Tenant is in Monetary Default (defined in Section XIX.A. below), Landlord may require that all sublease payments be made directly to Landlord, in which case Tenant shall receive a
credit against Rent in the amount of any payments received (less Landlord’s share of any excess). 
 D. Except as provided below with
respect to a Permitted Transfer, if Tenant is a corporation, limited liability company, partnership or similar entity, and if the entity which owns or controls a majority of the voting shares/rights at any time changes for any reason (including but
not limited to a merger, consolidation or reorganization), such change of ownership or control shall constitute a Transfer. The foregoing shall not apply so long as Tenant is an entity whose outstanding stock is listed on a recognized security
exchange, or if at least 80% of its voting stock is owned by another entity, the voting stock of which is so listed. 
 E. Tenant may assign
its entire interest under this Lease to a successor to Tenant by purchase, merger, consolidation or reorganization without the consent of Landlord, provided that all of the following conditions are satisfied, (a “Permitted Transfer”):
(1) Tenant is not in default under this Lease; (2) Tenant’s successor shall own all or substantially all of the assets or own or control a majority of the voting shares/rights of Tenant; (3) Tenant’s successor shall have a
net worth which is at least equal to the greater of Tenant’s net worth at the date of this Lease or Tenant’s net worth as of the date prior to the proposed purchase, merger, consolidation or reorganization; (4) the Permitted Use does
not materially change unless the intended Permitted Use is for retail purposes which is not allowed as a Permitted Use under this provision due to local zoning ordinances; and (5) Tenant shall give Landlord written notice at least 30 days prior
to the effective date of the proposed purchase, merger, consolidation or reorganization. Tenant’s notice to Landlord shall include information and documentation showing that each of the above conditions has been satisfied. If requested by
Landlord, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. 

  
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 XIII. Liens. 

Tenant shall not permit mechanic’s or other liens to be placed upon the Property, Premises or Tenant’s leasehold interest in
connection with any work or service done or purportedly done by or for benefit of Tenant. If a lien is so placed, Tenant shall, within 10 days of notice from Landlord of the filing of the lien, fully discharge the lien by settling the claim which
resulted in the lien or by bonding or insuring over the lien in the matter prescribed by the applicable lien Law. If Tenant fails to discharge the lien, then, in addition to any other right or remedy of Landlord, Landlord may bond or insure over the
lien or otherwise discharge the lien. Tenant shall reimburse Landlord for any amount paid by Landlord to bond or insure over the lien or discharge the lien, including, without limitation, reasonable attorney’s fees (if and to the extent
permitted by Law) within 30 days after receipt of an invoice from Landlord. 
 XIV. Indemnity and Waiver of Claims. 

A. Except to the extent caused by the negligence or willful misconduct of Landlord or any Landlord Related Parties (defined below), Tenant
shall indemnify, defend and hold Landlord, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, Mortgagee(s) (defined in Article XXVI) and agents (“Landlord Related Parties”) harmless against and from
all liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses, including, without limitation, reasonable attorneys’ fees and other professional fees (if and to the extent permitted by Law), which may be imposed
upon, incurred by or asserted against Landlord or any of the Landlord Related Parties and arising out of or in connection with any damage or injury occurring in the Premises and arising out of any acts or omissions (including violations of Law) of
Tenant, the Tenant Related Parties (defined below) or any of Tenant’s transferees, contractors or licensees. 
 B. Except to the extent
caused by the negligence or willful misconduct of Tenant or any Tenant Related Parties (defined below), Landlord shall indemnify, defend and hold Tenant, its trustees, members, principals, beneficiaries partners, officers, directors, employees and
agents (“Tenant Related Parties”) harmless against and from all liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses, including, without limitation, reasonable attorneys’ fees and other
professional fees (if and to the extent permitted by Law), which may be imposed upon, incurred by or asserted against Tenant or any of the Tenant Related Parties and arising out of or in connection with the acts or omissions (including violations of
Law) of Landlord, the Landlord Related Parties or any of Landlord’s contractors. 
 C. Landlord and the Landlord Related Parties shall
not be liable for, and Tenant waives, all claims for loss or damage to Tenant’s business or loss, theft or damage to Tenant’s Property or the property of any person claiming by, through or under Tenant resulting from: (1) wind or
weather; (2) the failure of any sprinkler, heating or air-conditioning equipment, any electric wiring or any gas, water or steam pipes; (3) the backing up of any sewer pipe or downspout; (4) the bursting, leaking or running of any
tank, water closet, drain or other pipe; (5) water, snow or ice upon or coming through the roof, skylight, stairs, doorways, windows, walks or any other place upon or near the Building; (6) any act or omission of any party other than
Landlord or Landlord Related Parties; and (7) any causes not reasonably within the control of Landlord. Tenant shall insure itself against such losses under Article XV below. 

D. The Tenant also agrees to and shall hold harmless and indemnify the Landlord from and for any and all payments, expenses, costs, attorney
fees and from and for any and all claims and liability for losses or damage to property or injuries to persons occasioned wholly or in part by or resulting from any acts or omissions by the Tenant or the Tenant’s agents, employees, guests,
licensees, invitees, subtenants, assignees or successors, or for any cause or reason whatsoever rising out of or by reason of the occupancy or business of the Tenant. 

XV. Insurance. 

Tenant shall carry and maintain the following insurance (“Tenant’s Insurance”), at its sole cost and expense:
(1) Commercial General Liability Insurance applicable to the Premises and its appurtenances providing, on an occurrence basis, a minimum combined single limit of $2,000,000.00; (2) All Risk Property/Business Interruption insurance,
including flood and earthquake, written at replacement cost value and with a replacement cost endorsement covering all of Tenant’s trade fixtures, equipment, furniture and other personal property within the Premises (“Tenant’s
Property”); (3) Workers’ Compensation Insurance as required by the state in which the Premises is located and in amounts as may be required by applicable statute; and (4) Employers Liability Coverage of at least $1,000,000.00 per
occurrence. (5) Fire Legal Liability Insurance on tenant’s premise in an amount equal to $200 per SF being leased. Any company writing any of 

  
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Tenant’s Insurance shall have an A.M. Best rating of not less than A-VIII. All Commercial General Liability Insurance policies shall name Tenant as a named insured and Landlord (or any
successor), and its respective members, principals, beneficiaries, partners, officers, directors, employees, and agents, and other designees of Landlord as the interest of such designees shall appear, as additional insureds. All policies of
Tenant’s Insurance shall contain endorsements that the insurer(s) shall give Landlord and its designees at least 30 days’ advance written notice of any change, cancellation, termination or lapse of insurance. Tenant shall provide Landlord
with a certificate of insurance evidencing Tenant’s Insurance prior to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises for any reason, and upon renewals at least 15 days prior to the
expiration of the insurance coverage. So long as the same is available at commercially reasonable rates, Landlord shall maintain so called All Risk property insurance on the Building at replacement cost value, as reasonably estimated by Landlord.
Except as specifically provided to the contrary, the limits of either party’s insurance shall not limit such party’s liability under this Lease. 

XVI. Subrogation. 

Notwithstanding anything in this Lease to the contrary, Landlord and Tenant shall cause their respective insurance carriers to waive any and
all rights of recovery, claim, action or causes of action against the other and their respective trustees, principals, beneficiaries, partners, officers, directors, agents and employees, for any loss or damage that may occur to Landlord or Tenant or
any party claiming by, through or under Landlord or Tenant, as the case may be, with respect to Tenant’s Property, the Building, the Premises, any additions or improvements to the Building or Premises, or any contents thereof, including all
rights of recovery, claims, actions or causes of action arising out of the negligence of Landlord or any Landlord Related Parties or the negligence of Tenant or any Tenant Related Parties, which loss or damage is (or would have been, had the
insurance required by this Lease been carried) covered by insurance. 
 XVII. Casualty Damage. 

A. If all or any part of the Premises is damaged by fire or other casualty, Tenant shall immediately notify Landlord in writing. During any
period of time that all or a material portion of the Premises is rendered untenantable as a result of a fire or other casualty, the Rent shall abate for the portion of the Premises that is untenantable and not used by Tenant. Landlord shall have the
right to terminate this Lease if: (1) the Building shall be damaged so that, in Landlord’s reasonable judgment, substantial alteration or reconstruction of the Building shall be required (whether or not the Premises has been damaged);
(2) Landlord is not permitted by Law to rebuild the Building in substantially the same form as existed before the fire or casualty; (3) the Premises have been materially damaged and there is less than 2 years of the Term remaining on the
date of the casualty; (4) any Mortgagee requires that the insurance proceeds be applied to the payment of the mortgage debt; or (5) a material uninsured loss to the Building occurs. Landlord may exercise its right to terminate this Lease
by notifying Tenant in writing within 90 days after the date of the casualty. If Landlord does not terminate this Lease, Landlord shall commence and proceed with reasonable diligence to repair and restore the Building and the Leasehold Improvements
(excluding any Alterations that were performed by Tenant in violation of this Lease). However, in no event shall Landlord be required to spend more than the insurance proceeds received by Landlord. Landlord shall not be liable for any loss or damage
to Tenant’s Property or to the business of Tenant resulting in any way from the fire or other casualty or from the repair and restoration of the damage. Landlord and Tenant hereby waive the provisions of any Law relating to the matters
addressed in this Article, and agree that their respective rights for damage to or destruction of the Premises shall be those specifically provided in this Lease. 

B. If all or any portion of the Premises shall be made untenantable by fire or other casualty, Landlord shall, with reasonable promptness,
cause an architect or general contractor selected by Landlord to provide Landlord and Tenant with a written estimate of the amount of time required to substantially complete the repair and restoration of the Premises and make the Premises tenantable
again, using standard working methods (“Completion Estimate”). If the Completion Estimate indicates that the Premises cannot be made tenantable within 180 days from the date the any portion of the Premises became untenantable, then
regardless of anything in Section XVII.A above to the contrary, either party shall have the right to terminate this Lease by giving written notice to the other of such election within 10 days after receipt of the Completion Estimate. Tenant,
however, shall not have the right to terminate this Lease if the fire or casualty was caused by the negligence or intentional misconduct of Tenant, Tenant Related Parties or any of Tenant’s transferees, contractors or licensees. 

XVIII. Condemnation. 

Either party may terminate this Lease if the whole or any material part of the Premises shall be taken or condemned for any public or
quasi-public use under Law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Property which would leave
the remainder of the Building unsuitable for use as an office building in a manner comparable to the 

  
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Building’s use prior to the Taking. In order to exercise its right to terminate the Lease, Landlord or Tenant, as the case may be, must provide written notice of termination to the other
within 45 days after the terminating party first receives notice of the Taking. Any such termination shall be effective as of the date the physical taking of the Premises or the portion of the Building or Property occurs. If this Lease is not
terminated, the Rentable Square Footage of the Building, the Rentable Square Footage of the Premises and Tenant’s Pro Rata Share shall, if applicable, be appropriately adjusted. In addition, Rent for any portion of the Premises taken or
condemned shall be abated during the unexpired Term of this Lease effective when the physical taking of the portion of the Premises occurs. All compensation awarded for a Taking, or sale proceeds, shall be the property of Landlord, any right to
receive compensation or proceeds being expressly waived by Tenant. However, Tenant may file a separate claim at its sole cost and expense for Tenant’s Property and Tenant’s reasonable relocation expenses, provided the filing of the claim
does not diminish the award which would otherwise be receivable by Landlord. 
 XIX. Events of Default. 

Tenant shall be considered to be in default of this Lease upon the occurrence of any of the following events of default: 

A. Tenant’s failure to pay when due all or any portion of the Rent, if the failure continues for five (5) days after written notice
to Tenant (“Monetary Default”). 
 B. Tenant’s failure (other than a Monetary Default) to comply with any term, provision or
covenant of this Lease, if the failure is not cured within 10 days after written notice to Tenant. However, if Tenant’s failure to comply cannot reasonably be cured within 10 days, Tenant shall be allowed additional time (not to exceed 60 days)
as is reasonably necessary to cure the failure so long as: (1) Tenant commences to cure the failure within 10 days, and (2) Tenant diligently pursues a course of action that will cure the failure and bring Tenant back into compliance with
the Lease. However, if Tenant’s failure to comply creates a hazardous condition, the failure must be cured immediately upon notice to Tenant. In addition, if Landlord provides Tenant with notice of Tenant’s failure to comply with any
particular term, provision or covenant of the Lease on 3 occasions during any 12 month period, Tenant’s subsequent violation of such term, provision or covenant shall, at Landlord’s option, be an incurable event of default by Tenant. 

C. Tenant or any Guarantor becomes insolvent, makes a transfer in fraud of creditors or makes an assignment for the benefit of creditors, or
admits in writing its inability to pay its debts when due. 
 D. The leasehold estate is taken by process or operation of Law. 

E. In the case of any ground floor or retail Tenant, Tenant does not take possession of, or abandons or vacates all or any portion of the
Premises. 
 F. Tenant is in default beyond any notice and cure period under any other lease or agreement with Landlord, including, without
limitation, any lease or agreement for parking. 
 XX. Remedies. 

A. Upon any default, Landlord shall have the right without notice or demand (except as provided in Article XIX) to pursue any of its rights and
remedies at Law or in equity, including any one or more of the following remedies: 
 1. Terminate this Lease, in which case Tenant shall
immediately surrender the Premises to Landlord. If Tenant fails to surrender the Premises, Landlord may, in compliance with applicable Law and without prejudice to any other right or remedy, enter upon and take possession of the Premises and expel
and remove Tenant, Tenant’s Property and any party occupying all or any part of the Premises. Tenant shall pay Landlord on demand the amount of all past due Rent and other losses and damages which Landlord may suffer as a result of
Tenant’s default, whether by Landlord’s inability to relet the Premises on reasonably satisfactory terms or otherwise, including, without limitation, all Cost of Reletting (defined below) and any deficiency that may arise from reletting or
the failure to relet the Premises. “Costs of Reletting” shall include all costs and expenses incurred by Landlord in reletting or attempting to relet the Premises, including, without limitation, reasonable legal fees, brokerage
commissions, the cost of alterations and the value of other concessions or allowances reasonably granted to a new tenant. 
 2. Terminate
Tenant’s right to possession of the Premises and, in compliance with applicable Law, expel and remove Tenant, Tenant’s Property and any parties occupying all or any part of the Premises. Landlord may (but shall not be obligated to) relet
all or any part of the Premises, without notice to Tenant, for a term that may be greater or less than the balance of the Term and on such conditions (which may include concessions, free rent and alterations of the Premises) and for such uses and
Landlord in its absolute discretion shall determine. Landlord may collect and receive all rents and other income from the reletting. Tenant shall pay Landlord on demand all past due Rent, all Costs of Reletting and any deficiency arising from the
reletting or failure to relet the Premises. Landlord shall not be responsible or liable for the failure to relet all or any part of the Premises or for the failure to collect any Rent. The re-entry or taking of possession of the Premises shall not
be construed as an election by Landlord to terminate this Lease unless a written notice of termination is given to Tenant. 

  
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 3. In lieu of calculating damages under Sections XX.A.1 or XX.A.2 above, Landlord may elect to
receive as damages the sum of (a) all rent accrued through the date of termination of this Lease or Tenant’s right to possession, and (b) an amount equal to the total Rent that Tenant would have been required to pay for the remainder
of the Term discounted to present value at the Prime Rate (defined in Section XX.B. below) then in effect, minus the then present fair rental value of the Premises for the remainder of the Term, similarly discounted, after deducting all anticipated
Costs of Reletting. Tenant’s liability for under Sections XX.A.1 and XX.A.2 above for Rent and the costs of reletting shall not exceed the sum of subclauses (a) and (b) above. The foregoing shall not be construed as a limitation on
Tenant’s liability for other defaults or damages. 
 B. Unless expressly provided in this Lease, the repossession or re-entering of all
or any part of the Premises shall not relieve Tenant of its liabilities and obligations under the Lease. No right or remedy of Landlord shall be exclusive of any other right or remedy. Each right and remedy shall be cumulative and in addition to any
other right or remedy now or subsequently available to Landlord at Law or in equity. If Landlord declares Tenant to be in default, Landlord shall be entitled to receive interest on any unpaid item of Rent at a rate equal to the Prime Rate plus 4%.
For purposes hereof, the “Prime Rate” shall be the per annum interest rate publicly announced as its prime or base rate by a federally insured bank selected by Landlord in the state in which the Building is located. Forbearance by Landlord
to enforce one or more remedies shall not constitute a waiver of any default. 
 XXI. Limitation of Liability. 

NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) TO TENANT SHALL BE
LIMITED TO THE INTEREST OF LANDLORD IN THE PROPERTY. TENANT SHALL LOOK SOLELY TO LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY
LIABLE FOR ANY JUDGMENT OR DEFICIENCY. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) (DEFINED IN ARTICLE XXXVI BELOW) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES (DEFINED IN ARTICLE XXVI
BELOW) ON THE PROPERTY, BUILDING OR PREMISES, NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT. 
 XXII. No Waiver. 

Either party’s failure to declare a default immediately upon its occurrence, or delay in taking action for a default shall not constitute
a waiver of the default, nor shall it constitute an estoppel. Either party’s failure to enforce its rights for a default shall not constitute a waiver of its rights regarding any subsequent default. Receipt by Landlord of Tenant’s keys to
the Premises shall not constitute an acceptance or surrender of the Premises. 
 XXIII. Quiet Enjoyment. 

Tenant shall, and may peacefully have, hold and enjoy the Premises, subject to the terms of this Lease, provided Tenant pays the Rent and fully
performs all of its covenants and agreements. This covenant and all other covenants of Landlord shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Building, and shall not be a personal
covenant of Landlord or the Landlord Relates Parties. 
 XXIV. 

XXV. Holding Over. 

Except for any permitted occupancy by Tenant under Article VIII, if Tenant fails to surrender the Premises at the expiration of earlier
termination of this Lease, occupancy of the Premises after the termination or expiration shall be that of a tenancy at sufferance. Tenant’s occupancy of the Premises during the holdover shall be subject to all the terms and provisions of this
Lease and Tenant shall pay an amount (on a per month basis without reduction for partial months during the holdover) equal to 150% of the greater of: (1) the sum of the Base Rent and Additional Rent due for the period immediately preceding the
holdover; or (2) the fair market gross rental for the Premises as reasonably determined by Landlord. No holdover by Tenant or payment by Tenant after the expiration or early termination of this Lease shall be construed to extend the Term or
prevent Landlord from immediate recovery of possession of the Premises by summary proceedings or otherwise. In addition to the payment of the amounts provided above, if Landlord is unable to deliver possession of the Premises to a new tenant, or to
perform improvements for a new tenant, as a result of Tenant’s holdover and Tenant fails to vacate the Premises within 15 days after Landlord notifies Tenant of Landlord’s inability to deliver possession, or perform improvements, Tenant
shall be liable to Landlord for all damages., that Landlord suffers from the holdover. 

  
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 XXVI. Subordination to Mortgages; Estoppel Certificate. 

Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently
arising upon the Premises, the Building or the Property, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”). The party having the benefit of a Mortgage shall be referred to as a
“Mortgagee”. This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination agreement in favor of the Mortgagee. In lieu of having the Mortgage be superior to this
Lease, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. If requested by a successor-in-interest to all or a part of Landlord’s interest in the Lease, Tenant shall, without charge, attorn to the
successor-in-interest. Landlord and Tenant shall each, within 10 days after receipt of a written request from the other, execute ad deliver an estoppel certificate to those parties as are reasonably requested by the other (including a Mortgagee or
prospective purchaser). The estoppel certificate shall include a statement certifying that this Lease us unmodified (except as identified in the estoppel certificate) and in full force and effect, describing the dates to which Rent and other charges
have been paid, representing that, to such party’s actual knowledge, there is no default (or stating the nature of the alleged default) and indicating other matters-with respect to the Lease that may reasonably be requested. 

XXVII. Attorneys’ Fees. 

If either party institutes a suit against the other for violation of or to enforce any covenant or condition of this Lease, or if either party
intervenes in any suit in which the other is a party to enforce or protect its interest or rights, the prevailing party shall be entitled to all of its costs and expenses, including, without limitation, reasonable attorneys’ fees. 

XVIII. Notice. 
 If a
demand, request, approval, consent or notice (collectively referred to as a “notice”) shall or may be given to either party by the other, the notice shall be in writing and delivered by hand or sent by registered or certified mail with
return receipt requested, or sent by overnight or same day courier service at the party’s respective Notice Address(es) set forth in Article 1, except that if Tenant has vacated the Premises (or if the Notice Address for Tenant is other than
the Premises, and Tenant has vacated such address) without providing Landlord a new Notice Address, Landlord may serve notice in any manner described in this Article or in any other manner permitted by Law. Each notice shall be deemed to have been
received or given on the earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or the other Notice Address of Tenant without providing a new Notice Address, three (3) days after
notice is deposited in the U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address by giving the other party written notice of the new address in the manner described in this
Article. 
 XXIX. Excepted Rights. 

This Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself the use
of: (1) roofs, (2) telephone, electrical and janitorial closets, (3) equipment rooms, Building risers or similar areas that are used by Landlord for the provision of Building services, (4) rights to the land and improvements
below the floor of the Premises, (5) the improvements and air rights above the Premises, (6) the improvements and air rights outside the demising walls of the Premises, and (7) the areas within the Premises used for the installation
of utility lines and other installations serving occupants of the Building. Landlord has the right to change the Building’s name or address. Landlord also has the right to make such other changes to the Property and Building as Landlord deems
appropriate, provided the changes do not materially affect Tenant’s ability to use the Premises for the Permitted Use. Landlord shall also have the right (but not the obligation) to temporarily close the Building if Landlord reasonably
determines that there is an imminent danger of significant damage to the Building or of personal injury to Landlord’s employees or the occupants of the Building. The circumstances under which Landlord may temporarily close the Building shall
include, without limitation, electrical interruptions, hurricanes and civil disturbances. A closure of the Building under such circumstances shall not constitute a constructive eviction nor entitle Tenant to an abatement or reduction of Rent. 

XXX. Surrender of Premises. 

At the expiration or earlier termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Property
(defined in Article XX) from the Premises, and quit and surrender the Premises to Landlord, broom clean, and in good order, condition and repair, ordinary wear and tear excepted. Tenant shall also be required to remove the Required Removables in
accordance with Article VIII. If Tenant fails to remove any of Tenant’s Property within 2 days after the termination of this Lease or of Tenant’s right to possession, Landlord, at Tenant’s sole cost and

  
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expense, shall be entitled (but not obligated) to remove and store Tenant’s Property. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Property.
Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred for Tenant’s Property. In addition, if Tenant fails to remove Tenant’s Property from the Premises or storage, as the case may be, within 30 days after
written notice, Landlord may deem all or any part of Tenant’s Property to be abandoned, and title to Tenant’s Property shall be deemed to be immediately vested in Landlord. 

XXXI. Miscellaneous. 
 A.
This Lease and the rights and obligations of the parties shall be interpreted, construed and enforced in accordance with the Laws of the state in which the Building is located and Landlord and Tenant hereby irrevocably consent to the jurisdiction
and proper venue of the state and federal courts located in such state. If any term or provision of this Lease shall to any extent be invalid or unenforceable, the remainder of this Lease shall not be affected, and each provision of this Lease shall
be valid and enforced to the fullest extent permitted by Law. The headings and titles to the Articles and Sections of this Lease are for convenience only and shall have no effect on the interpretation of any part of the Lease. 

B. Tenant shall not record this Lease or any memorandum without Landlord’s prior written consent. 

C. Landlord and Tenant hereby waive any right to trial by jury in any proceeding based upon a breach of this Lease. 

D. Whenever a period of time is prescribed for the taking of an action by Landlord or Tenant, the period of time for the performance of such
action shall be extended by the number of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war, civil, disturbances and other causes beyond the reasonable control of the performing party
(“Force Majeure”). However, events of Force Majeure shall not extend any period of time for the payment of Rent or other sums payable by either party or any period of time for the written exercise of an option or right by either party.

 E. Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in
the Building and/or Property referred to herein, and upon such transfer Landlord shall be released from any further obligations hereunder, and Tenant agrees to look solely to the successor in interest of Landlord-for the performance of such
obligations. 
 F. Tenant represents that it has dealt directly with and only with the Broker as a broker in connection with this Lease.
Tenant shall indemnify and hold Landlord and the Landlord Related Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease. Landlord agrees to indemnify and hold Tenant and the Tenant
Related Parties harmless from all claims of any brokers claiming to have represented Landlord in connection with this Lease. 
 G. Tenant
covenants, warrants and represents that: (1) each individual executing, attesting and/or delivering this Lease on behalf of Tenant is authorized to do so on behalf of Tenant; (2) this Lease is binding upon Tenant; and (3) Tenant is
duly organized and legally existing in the state of its organization and is qualified to do business in the state in which the Premises are located. If there is more than one Tenant, or if Tenant is comprised of more than one party or entity, the
obligations imposed upon Tenant shall be joint and several obligations of all the parties and entities. Notices, payments and agreements given or made by, with or to any one person or entity shall be deemed to have been given or made by, with and to
all of them. 
 H. Time is of the essence with respect to Tenant’s exercise of any expansion, renewal or extension rights granted to
Tenant. This Lease shall create only the relationship of landlord and tenant between the parties, and not a partnership, joint venture or any other relationship. This Lease and the covenants and conditions in this Lease shall inure only to the
benefit of and be binding only upon Landlord and Tenant and their permitted successors and assigns. 
 I. The expiration of the Term,
whether by lapse of time or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue after the expiration or early termination of this Lease. Without limiting the scope of the prior
sentence, it is agreed that the parties’ respective obligations under Sections IV.A., IV.B., IV.E., VII, XIV, XX, XXV and XXX shall survive the expiration or early terminations of this Lease. 

J. Landlord has delivered a copy of this Lease to Tenant for Tenant’s review only, and the delivery of it does not constitute an offer to
Tenant or an option. This Lease shall not be effective against any party hereto until an original copy of this Lease has been signed by such party. 

K. All understandings and agreements previously made between the parties are superseded by this Lease, and neither party is relying upon any
warranty, statement or representation not contained in this Lease. This Lease may be modified only by a written agreement signed by Landlord and Tenant. 

  
 15 

 L. Tenant, within 15 days after request, shall provide Landlord with its most recent financial
statement and such other information as Landlord may reasonably request in order to create a “business profile” of Tenant and determine Tenant’s ability to fulfill its obligations under this Lease. Landlord, however, shall not require
Tenant to provide such information unless Landlord is requested to produce the information in connection with a proposed financing or sale of the Building. Upon written request by Tenant, Landlord shall enter into a commercially reasonable
confidentiality agreement covering any confidential information that is disclosed by Tenant. 
 M. Landlord represents and warrants that
(i) the Rentable Square Footage of the Building set forth in Section I above is reasonably accurate and determined in accordance with standard industry practices, (ii) the Rentable Square Footage of the Building set forth in Section I
above is the same number of square feet used for all leases of space in the Building, and (iii) the sum of the prorata shares for all tenant spaces in the Building does not exceed 100%. 

N. Right of First Refusal. Tenant shall have a continuing right of first refusal to lease space in the Building that is contiguous to the
Premises (the “Offer Space”), on the following terms: 
 (i) Prior to offering the Offer Space for lease to third
parties, Landlord shall first advise Tenant in writing (the “Offer Notice”) of the rental rate and any other material terms upon which Landlord is prepared to lease the Offer Space (“Offered Terms”). Offered Terms are either
rental rates and terms that are contained in a bona fide non binding term sheet that has been executed by Landlord and a prospective third party or are lease rates and terms in the final stages of the offer process to third party prospective tenant
for which the Landlord would accept and be prepared to execute a non binding Term Sheet for the Offered Space. 
 (ii) Tenant
shall accept or reject the offer to lease the Offer Space made in the Offer Notice within ten (10) business days after the date of delivery of the Offer Notice. Tenant’s failure to accept the offer within the 10-day period shall be an
election to reject the offer). 
 (iii) In the event Tenant timely accepts the offer set forth in the Offer Notice, Tenant
and Landlord shall within fifteen (15) thereafter enter into an amendment to this Lease to include the Offer Space in the Premises and to make appropriate adjustment to the Rent payable hereunder and to Tenant’s Prorata Share. 

(iv) In the event Landlord has not by expiration of the Marketing Period executed a lease with a party complying with the
provisions of clause (iv) above, then Tenant’s right of first offer under this Section XXXI.N shall again apply to the Offer Space. 

O. Tenant Termination Right. Tenant may terminate this Lease effective on the last day of the thirty-ninth month after the Commencement Date
by giving Landlord 6 months written notice of Tenant’s election to terminate. In the event Tenant elects to terminate pursuant to this Section XXXI.O, Tenant shall pay to Landlord (i) all Rent due up to the effective date of the
termination, plus (ii) an amount equal to the remaining unamortized portion of the Broker Commission Landlord paid in connection with this Lease, (iii) an amount equal to the remaining unamortized portion of the Tenant allowance described
in Section I.H above, and (iv) an amount equal to the Rent payments due in the four (4) months following the effective date of the termination. 

XXXII. Entire Agreement. 

This Lease and the following exhibits and attachments constitute the entire agreement between the parties and supersede all prior agreements
and understandings related to the Premises, including all lease proposals, letters of intent and other documents: Exhibit A (Outline and Location of of Premises), Exhibit B (Rules and Regulations), Exhibit C (Janitorial Services
Specifications), Exhibit D (Work Letter Agreement, if required), Exhibit E (Parking Permits), Exhibit F (Rules and Regulations for Entry System), Exhibit G (Over Night Parking Restrictions) 

  
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 Landlord and Tenant have executed this Lease as of the day and year first above written. 

HI-TECH PROPERTIES, I. LLC 
 (“LANDLORD”) 

 

			
		
	By:	 	/s/ Jan Tretina 2/20/13
		 	Landlord

  

			
	 ACACIA COMMUNICATIONS, INC.

(“TENANT”)

		
	By:	 	/s/ John F. Gavin, CFO for Raj Shanmugaraj
		 	President

 STATE OF NEW JERSEY) 
 COUNTY OF
MONMOUTH ) ss.: 
 I CERTIFY that on the 20th day of Feb., 2013, personally came before
me an s/he acknowledged under oath, to my satisfaction, that s/he is the manager of HI-TECH PROPERTIES, I. LLC, a limited liability company, that s/he is the person named in and who executed the within instrument, that s/he signed and delivered this
document as the voluntary act and deed of the said limited liability company. 
  

			
		
		 	/s/ Patricia Piney
		 	Notary Public

 STATE OF NEW JERSEY) 

COUNTY OF MONMOUTH) ss.: 
 On this
     day of             , 2013, before me a Notary Public duly authorized in and for the County in the State aforesaid to take acknowledgments personally
appeared                      known to me to be
                     of
                    . one of the parties described in the foregoing instrument, and acknowledged that such officer, being authorized so to do,
s/he executed the foregoing instrument on behalf of said corporation by subscribing the name of such corporation by himself/herself as such officer and caused the corporate seal of said corporation to be affixed thereto, as a free and voluntary act,
and as the free and voluntary act and deed of said corporation, for the uses and purposes therein set forth. 
 GIVEN under my hand and
official seal this      day of             , 2013. 
  

			
		
		 	 
		 	Notary Public

  
 17 

 EXHIBIT A 

PREMISES 
 This
Exhibit is attached to and made a part of the Lease dated as of February 18, 2013, by and between Hi-Tech Properties, I. L.L.C. (“Landlord”) and Acacia Communications, Inc. (“Tenant”) for Suite # 101, on the first floor in
the Building 1, located at Concord Center, Building 1, Suite #101, 1301 Hwy. 36, Hazlet, New Jersey 07730. 
 SHOW 

FINAL 
 FLOOR 

PLAN 

  
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 EXHIBIT B 

BUILDING RULES AND REGULATIONS 

The following rules and regulations shall apply, where applicable, to the Premises, the Building, the parking garage (if any), the Property
and the appurtenances. Capitalized terms have the same meaning as defined in the Lease. 
 Tenant shall comply with any written regulations,
together with revisions or additions thereto, developed and given to Tenant periodically by Landlord. 
 1. Sidewalks, doorways, vestibules,
halls, stairways and other similar areas shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and egress to and from the Premises. No rubbish, litter, trash or material shall be placed, emptied, or thrown in those
areas. At no time shall tenant permit Tenant’s employees to loiter in Common Areas or elsewhere about the Building or Property. Eating and drinking coffee and other beverages in the common areas of the building is not permitted. 

2. Plumbing fixtures and appliances shall be used only for the purposes for which designed, and no sweepings, rubbish, rags or other
unsuitable material shall be thrown or placed in the fixtures or appliances. Damage resulting to fixtures or appliances by Tenant, its agents, employees or invitees, shall be paid for by Tenant, and Landlord shall not be responsible for the damage.

 3. No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building, except those of such
color, size, style and in such places as are first approved in writing by Landlord. All tenant identification and suite numbers at the existing signage locations of the Building and Premises shall be installed by Landlord, at Tenant’s cost and
expense, using the standard graphics for the Building. Except in connection with the hanging of lightweight pictures and wall decorations, no nails, hooks or screws shall be inserted into any part of the Premises or Building except by the Building
maintenance personnel. 
 4. Landlord may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory
board or other directory device listing tenants, and no other directly shall be permitted unless previously consented to by Landlord in writing. 

5. Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord’s prior written consent and Landlord shall
have the right to retain at all times and to use keys to all locks within and into the Premises. Two(2) entry cards to the building, one (1) front entrance key (for emergency locking only) and one (1) key to the premises shall be furnished
by Landlord to Tenant All keys shall be returned to Landlord at the expiration or early termination of this Lease. See also Regulation #26 and attached Exhibit “F”. 

6. All contractors, contractor’s representatives and installation technicians performing work in the Building shall be subject to
Landlord’s prior approval and shall be required to comply with Landlord’s standard rules, regulations, policies and procedures, which may be revised from time to time. 

7. Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of merchandise or materials requiring
the use of elevators, stairways, lobby areas, shall be restricted to hours designated by Landlord. Tenant shall obtain Landlord’s prior approval by providing a detailed listing of the activity and paying a fifteen ($15.00) dollar fee for each
move or delivery at least twenty-four (24) hours in advance so that the Landlord may install protective blankets in the elevator. If approved by Landlord, the activity shall be under the supervision of Tenant representative and performed in the
manner required by Landlord. Tenant shall assume all risk for damage to articles moved and injury to any persons resulting from the activity. If equipment, property or personnel of Landlord including the marble flooring or carpeting or of any other
party is damaged or injured as a result of or in connection with the activity, Tenant shall be solely liable for any resulting damage or loss and the cost of any such repair shall be collectible as additional rent. 

8. Landlord shall have the right to approve the weight, size or location of heavy equipment or articles in and about the Premises. Damage to
the Building by the installation, maintenance, operation, existence or removal of property of Tenant shall be repaired at Tenant’s sole expense. No crated parcels or pallets are permitted inside of the building. All deliveries must be done with
rubber wheeled carriers, and for deliveries of heavy objects floor must be protected by masonite or similar type of materials. Opening and disposing of crated materials must be done off site, or inside of delivery vehicle. 

  
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 9. Corridor doors, when not in use, shall be kept closed. 

10. Tenant shall not: (1) make or permit any improper, objectionable or unpleasant noises or odors in the Building, or otherwise
interfere in any way with other tenants or persons having business with them; (2) solicit business or distribute, or cause to be distributed, in any portion of the Building, handbills, promotional materials or other advertising; or
(3) conduct or permit other activities in the Building and surrounding grounds, that might, in Landlord’s sole opinion, constitute a nuisance. 

11. No animals, except those assisting handicapped persons, shall be brought into the Building or kept in or about the Premises. 

12. No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises, Building or about the
Property. Tenant shall not, without Landlord’s prior written consent, use, store, install, spill, remove, release or dispose of, within or about the Premises or any other portion of the Property, any asbestos-containing materials or any solid,
liquid or gaseous material now or subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section 9601, et seq. or any other applicable environmental Law which may now or later be in effect. Tenant shall
comply with all Laws pertaining to and governing the use of these materials by Tenant, and shall remain solely liable for the costs of abatement and removal. 

13. Tenant shall not use or occupy the Premises in any manner or for any purpose which might injure the reputation or impair the present or
future value of the Premises or the Building. Tenant shall not use, or permit any part of the Premises to be used, for lodging, sleeping , conduct mechanical or manufacturing operations, cook or prepare food, or for any illegal purpose. Tenant shall
not use the Building for manufacturing, assembly, or for the storage of goods, wares or merchandise, except as such storage may be incidental to the use of the Premises for general office purposes and except in such portions of the Premises as may
be specifically designated by Landlord for such storage. For purposes of clarity, in Tenant’s premise, tenant will be using the lab area for electronic assembly, test and manufacture of electronic sub assemblies that are used in
telecommunications and data communications applications. 
 14. Tenant shall not take any action which would violate Landlord’s labor
contracts or which would cause a work stoppage, picketing, labor disruption or dispute, or interfere with Landlord’s or any other tenant’s or occupant’s business or with the rights and privileges of any person lawfully in the Building
(“Labor Disruption”). Tenant shall take the actions necessary to resolve the Labor Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate any work in the Premises that gave rise to the Labor
Disruption, until Landlord gives its written consent for the work to resume. Tenant shall have no claim for damages against Landlord or any of the Landlord Related Parties, nor shall the date of the commencement of the Term be extended as a result
of the above actions. 
 15. Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, electrical
equipment that would overload the electrical system beyond its capacity for proper, efficient and safe operation as determined solely by Landlord. Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of
electronic or gas heating devices, without Landlord’s prior written consent. Tenant shall not use more than its proportionate share of telephone lines and other telecommunication facilities available to service the Building. 

16. Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar device (including, without
limitation, telephones, lockers, toilets, scales, amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods) except for machines for the exclusive use of Tenant’s employees, and then only if the operation
does not violate the lease of any other tenant in the Building. 
 17. Bicycles and other vehicles are not permitted inside the Building or
on the walkways outside the Building, except in areas designated by Landlord. 
 18. Landlord may from time to time adopt systems and
procedures for the security and safety of the Building, its occupants, entry, use and contents. Tenant, its agents, employees, contractors, guests and invitees shall comply with Landlord’s systems and procedures. (See attached Rules and
Regulations for the security/entry system at the building). 
 19. Landlord shall have the right to prohibit the use of the name of the
Building or any other publicity by Tenant that in Landlord’s sole opinion may impair the reputation of the Building or its desirability. Upon written notice from Landlord, Tenant shall refrain from and discontinue such publicity immediately.

  
 20 

 20. Tenant shall not canvass, solicit or peddle in or about the Building or the Property. 

21. Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Building. Smoking shall be
permitted only where designated by Landlord. Landlord has designated the Building as a non-smoking building. 
 22. Landlord shall have the
right to designate and approve standard window coverings for the Premises and to establish rules to assure that the Building presents a uniform exterior appearance. Tenant shall ensure, to the extent reasonably practicable, that window coverings are
closed on windows in the Premises while they are exposed to the direct rays of the sun. 
 23. Deliveries to and from the Premises shall be
made only at the times, in the areas and through the entrances and exits designated by Landlord. Tenant shall not make deliveries to or from the Premises in a manner that might interfere with the use by any other tenant of its premises or of the
Common Areas, any pedestrian use, or any use which is inconsistent with good business practice. 
 24. The work of cleaning personnel shall
not be hindered by Tenant after 5:30 p.m., and cleaning work may be done at any time when the offices are vacant. Windows, doors and fixtures may be cleaned at any time. Tenant shall provide adequate waste and rubbish receptacles to prevent
unreasonable hardship to the cleaning service. 
 25. Collectible as additional rent, the Tenant shall be required to pay, as invoiced, for
its HVAC use during the weekends, after 6:00 p.m. and before 8:00 a.m. during weekdays and during the holidays as more particularly described in the Lease at a present cost $38.56 per hour plus future increases. 

26. As generally described in the attached, the Tenant shall gain 24/7 access to the Building through the use of entry cards. The Tenant shall
only permit the Tenant and its employees the use of the entry cards unless the Landlord agrees in writing to others’ use. Additional entry cards may be purchased for fifteen ($15.00) dollars apiece and are subject to the same rules and
regulations. Entry card is not transferable, and must be returned to the Landlord, if the person to whom the card is issued is no longer employed by Tenant. The sum of $75 will be levied against Tenant for each lost or non returned entry card. 

27. In the event the Tenant has any requests for maintenance or complaints about the maintenance of the building and premises for which the
Landlord is responsible as provided for in the Lease, then the Landlord shall be notified in writing by the Tenant by providing a description of the maintenance request. Oral or telephone requests shall not be honored by the
Landlord. 
 28. The Tenant is financially and practically responsible for its use of electricity in the Premises. 

29. The Tenant shall maintain the Premises in a clean and orderly fashion and is required by this Lease to retain the services of a
responsible janitorial service to clean the Premises. (The Landlord shall be responsible for the common area of the building and the outside of the building.) In the event the Tenant does not maintain the premises in a clean and orderly fashion to
the satisfaction of the Landlord, the Landlord shall have the right to enter and to clean the Tenant’s space at the Tenant’s expense which expense shall be payable by the Tenant within thirty (30) days of the service plus fifteen
(15%) percent of the cost for the Landlord’s overhead which expense shall be collectible as additional rent. 
 30. Although the
base Lease rent does presently include common area and site maintenance, real estate taxes as of this date as of the signing of the Lease and the Lease specified utilities (including the heating and air conditioning Monday through Friday from 8:00
a.m. through 6:00 p.m. except for, weekends, New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day). The Tenant is responsible for its pro-rated share of tax increases from the base year and operating
expense increases from the base year as more, particularly set forth in the Lease Agreement. 

  
 21 

 31. Use of the parking facility shall be subject to such rules and regulations as may be
promulgated periodically by Landlord. Tenant shall provide to Landlord the license number of automobiles to be parked in the parking facility pursuant to the rights granted hereunder. Landlord may provide parking permits to Tenant to identify
automobiles parked in such parking facility. In such event, any automobiles parked in areas reserved for Tenants in the Building which are not properly identified as automobiles belonging to Tenant, or employees or agents thereof, may be removed by
Landlord without notice to Tenant. The cost of any such removal shall be borne by Tenant. In the event of any repeated violations of the rules and regulations promulgated by Landlord with respect to the parking facility, Landlord shall have the
right to revoke Tenant’s parking privileges granted hereunder without terminating this Lease. Any such revocation shall be evidenced by delivery of written notice to Tenant. 

32. Tenant will designate point of contact person with decision making power to liason with Landlord’s office as not to burden Landlord
with third party communication. Landlord shall be notified in writing by the Tenant by providing a description of the maintenance request. Oral or telephone requests shall not be honored by the Landlord. 

33. Tenant is responsible for obtaining its own Municipal Business Permit, Tenant Certificate of Continued Occupancy (other than Building
C.O.), or any other requirement imposed upon Tenant by local or any other governmental authority. 

  
 22 

 EXHIBIT D 

LANDLORD IMPROVEMENTS 
 Suite #101
is offered as is. 
  

	 	•	 	Tenant to perform his own interior built-out, with Landlord contributing $80,000.00 toward the hard construction cost of such a work as incurred by Tenant. Landlord shall pay such amount upon presentation by Tenant of
documentation reasonably establishing that Tenant has incurred construction costs. 

  

	 	•	 	All construction plans to be approved by Landlord prior to submitting to town for permits and approvals. 

  

	 	•	 	Tenant is authorized to use CBRE, Michael Laffey as Tenant project construction management. 

  

	 	•	 	Tenant to provide Landlord with a construction budget and a cost allocations for review and approval. 

  

	 	•	 	Any and all HVAC related work and alterations to be done by designated building contractor Encon Mechanical. 

  

	 	•	 	All Tenant build-out work is subject-to Lease Provisions, as specifically outlined in Section IX. C. “Alterations.” 

  
 23 

 ADDENDUM TO MASTER LEASE 

Dated January 21, 2013 
 This Addendum to the
Office Lease Agreement is made as of March 12, 2014 between HI Tech Properties, I. LLC. and Acacia Communications, Inc. for the Leasing of Suite 104 on the Second Floor in Building 1. 

In the event of any inconsistency or conflict between the terms and provisions of the Lease Agreement and the terms and
provisions of this Addendum, the terms and provisions of this Addendum shall govern and be binding. 
 AGREEMENT 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant agree as follows: 

 

	1.	Premises: Suite 104 measure 6,409 RSF and is located on the Second Floor in Building 1. 

  

	2.	Lease Term: Four (4) Years and three (3) months. 

  

	3.	Lease Commencement: 05/01/2014 with Lease ending on 07/30/2018 

  

	4.	Base Rent: 

  

													
	 	  	Annual Rate
Per Square Foot	 	  	Annual
Base Rent	 	  	Monthly Base Rent	 
	 Year 1.
	  	$	23.00 SF+T.E.	  	  	$	147,407.00	  	  	$	12,283.91	  
	 Year 2.
	  	$	23.69 SF+T.E.	  	  	$	151,829.21	  	  	$	12,654.43	  
	 Year 3.
	  	$	24.40 SF+T.E.	  	  	$	156,379.60	  	  	$	13,031.63	  
	 Year 4.
	  	$	25.13 SF+T.E.	  	  	$	161,058.17	  	  	$	13,421.51	  
	 3 Months
	  	$	25.88 SF+T.E.	  	  	$	41,466.21	  	  	$	13,822.07	  
	 Total amount per term
	  				  	$	658,140.19	  	  			

  

	5.	Tenant’s Pro Rata Share: 15.26% 

  

	6.	Base Year for Taxes and Expenses: 2014 

  

	7.	Security Deposit: One (1) Month $12,283.31 

  

	8.	Landlord’s Work: Suite is furnished, newly remodeled and is offered as is. Tenant is responsible for keeping suite furniture in as new condition. 

 

	9.	Early Termination: Tenant may terminate this Lease Agreement thirty-nine (39) months after the commencement date, by giving Landlord 6 months prior written notice of Tenant’s election to terminate.

 Tenant shall pay to Landlord: all unamortized portion of Broker’s commission, any
unamortized costs that Landlord may expend in association with this Lease, four (4) months of the rent payments past the date of termination. 
  

	10.	Use of HVAC after Business Hours: $38.56 per hour 

  

	11.	Space use: Office space 

  

	12.	Building hours: 8 AM - 6 PM, Monday - Friday. 

 From May to September, the Tenant
Building access will change from 8 AM to 7 PM 
  

	13.	Early access: The Tenant shall have a early access to suite prior to commencement date for the IT work and cabling. Tenant shall provide the Insurance to Landlord prior to beginning of work. 

IN WITNESS WHEREOF, the parties have executed this Amendment on the date set forth opposite their respective signatures set forth below. 

 

							
	 HI TECH PROPERTIES, I. LLC.
	  		 		 	
				
	 Dated: 3/13/14
	  		 	By:	 	 /s/ Jan Tretina, St.

		  		 		 	Jan Tretina
				
	 ACACIA COMMUNICATIONS, INC.
	  		 		 	
				
	 Dated: 3/13/2014
	  		 	By:	 	 /s/ John Gavin

		  		 		 	John Gavin

  
 - 2 - 

 LEASE 

THIS LEASE is entered into by Landlord and Tenant as described in the following Basic Lease Information on the Date of execution. 

Landlord and Tenant agree; 

ARTICLE 1.00        BASIC LEASE INFORMATION 

In addition to the terms which are defined elsewhere in this Lease, the following defined terms are an integral part of this Lease: 

 

			
	 (a)    DATE:
	  	January 1, 2012
		
	 (b)    TENANT:
	  	Acacia Communications, Inc.
		
	 (c)    TENANT’S ADDRESS:
	  	 a)      Prior to the Commencement Date:

  Three Clock Tower Place

  Maynard MA 01754
  

b)      After the Commencement Date:

  1715 Highway 35 Suite 207

  Middletown, NJ 07748

		
	 (d)    LANDLORD:
	  	One Arin Park, LLC
		
	 (e)    LANDLORD’S ADDRESS:
	  	 853 Hwy 35, P.O. Box 278
 Middletown, NJ
07748
 Attn: Joseph Azzolina, Jr.

		
	with a copy at the same time to:	  	 Michael V. Benedetto, Esq.
 Ansell, Grimm
& Aaron
 1500 Lawrence Avenue
 Ocean Township, NJ
07712

		
	 (f)     BUILDING ADDRESS:
	  	 1715 Highway 35
 Middletown, NJ
07748

  

	 	(g)	COMMENCEMENT DATE: Anticipated to be February 1, 2012. Provided, however, such date is subject to adjustment in accordance with Article 3.00. 

 

	 	(h)	EXPIRATION DATE: If the Commencement Date is other than the first day of the month, the date which is two (2) years from the last day of the month in which the Commencement Date shall occur, otherwise the
last day of the month immediately preceding the two (2) year anniversary of the Commencement Date. 

  

	 	(i)	TERM: Two (2) Years (24 months). Provided Tenant is not in default of this Lease beyond any applicable cure or grace period, Tenant may cancel the lease after 18 months with 3-month prior written
notice to Landlord and payment of the unamortized portion of Landlord’s leasing and renovation expenses. 

  
 1 

	 	(j)	BASE MONTHLY RENT: During the term of the Lease, the Base Monthly Rent shall be $3,025.00 / month. Such Base Monthly Rent is based on annualized rent equal to $36,300.00 [$16.50 per rentable square foot (2,200
square feet)]. 

  

	 	(k)	RENT: The Base Monthly Rent plus the applicable common area maintenance charges (additional rent) and any other charges or amounts to be paid to Landlord pursuant to this Lease. 

 

	 	(l)	LATE CHARGES: In the event that Tenant does not make any payment of the Base Monthly Rent or additional rent within five (5) days after payment is due as provided in this Lease, Tenant shall pay to
the Landlord a late charge equal to five (5%) percent of the overdue rent payment, which late charge shall be paid with the overdue payment. 

  

	 	(m)	RENT COMMENCEMENT DATE: Neither the Base Monthly Rent nor the additional rent shall be due from Tenant until the Commencement Date. 

 

	 	(o)	PRO RATA SHARE: Tenant’s pro rata share shall be equal to a fraction, the numerator of which shall be the floor area of the Demised Premises and the denominator of which shall be the total gross leasable
floor space in the Building (35,739 square feet). The parties hereby stipulate that the pro rata share shall be 6.245% per cent (2,200/35,739). 

 

	 	(p)	SECURITY DEPOSIT: Two month’s rent equaling $6,050.00 based upon the rental due upon execution of this Lease. 

 

	 	(q)	DEMISED PREMISES: That certain area consisting of the space generally referred to as Suite 207 in the building located at 1715 Highway 35, consisting of approximately 2,200 square
feet. 

  

	 	(r)	COMMON AREAS: Those areas consisting of parking areas, walkways, landscaped areas, roadways, entrances, stairs and all other areas and facilities now or hereafter at the Building and intended for common use.
Tenant’s right to use the parking areas are limited to the use of up to, but no more than, (8 parking spaces (based on approximately four (4) per 1,000 rentable square feet. 

 

	 	(s)	USE: For general office space, research and development and other uses as permitted by applicable zoning regulations and for no other purposes. 

ARTICLE 2.00        AGREEMENT 

Landlord leases the Demised Premises to Tenant, and Tenant leases the Demised Premises from Landlord, according to the terms of this Lease.

 ARTICLE 3.00        TERM, DELIVERY AND ACCEPTANCE OF PREMISES 

3.01 General. The duration of this Lease will be the Term. The Term will commence on the Commencement Date, and will expire on the
Expiration Date. 

  
 2 

 3.02 Delivery of Possession. The date of delivery of possession shall be the Commencement
Date. 
 3.03 Commencement Date. The Commencement Date is anticipated to be in Article 1.00 of this Lease. If the Demised Premises
are not ready for Tenant’s possession on the date of this Lease, then this Lease shall not be affected thereby but, in such case, the Commencement Date shall be deemed postponed until the date that Landlord delivers possession of the Demised
Premises to Tenant. If the event Landlord fails to deliver possession of the Demised Premises within fourteen(1) days of the date of this Lease, either party may terminate this Lease without further liability on the part of Landlord or Tenant except
for Landlord to return to Tenant any monies paid by Tenant to Landlord hereunder. In the event Tenant wishes to terminate, Tenant shall serve written notice upon Landlord and Landlord shall thereafter have ten(10) business days within which to
deliver the Demised Premises and, in such case, Tenant’s termination shall be nullified and of no force or effect. It is expressly agreed that cancellation of this Lease shall be Tenant’s exclusive remedy in the event Landlord fails to
deliver possession of the Demised Premises to Tenant pursuant to the terms of this Lease. 
 ARTICLE
4.00        BASE MONTHLY RENT 
 Throughout the Term of this Lease, Tenant will pay Base Monthly
Rent to Landlord as rent for the Demised Premises, except as otherwise provided in this Lease. Base Monthly Rent will be paid in advance on or before the first day of each calendar month of the Term. If the Commencement Date falls on a day other
than the first day of a calendar month, then Base Monthly Rent will be appropriately prorated by Landlord for such month and paid on or before the Commencement Date. Base Monthly Rent will be paid to Landlord, without notice or demand, and without
deduction or offset, except as otherwise set forth herein, in lawful money of the United States of America at Landlord’s Address, or to such other person or at such other place as Landlord may from time to time designate in writing. The first
month’s payment of Base Monthly Rent shall be paid by Tenant upon execution of this Lease. Landlord shall credit the Tenant two (2) months free rent as an allowance for Tenant’s improvements as per Tenant’s Work Exhibit attached
hereto as Exhibit C. The Tenant shall receive its rent credit the second and third month after the Commencement Date (February 2012 and March 2012). 

ARTICLE 5.00        ADDITIONAL RENTS 

5.01 ADDITIONAL TERMS. As used in, and for the purposes of, this Article the following terms shall have the following meanings: 

(a) “taxes” shall mean real estate taxes and assessments, special or otherwise, levied upon or with respect to the Building
and the Land (Land shall mean the land as set forth on the tax bill for Block 607, Lots 9-15. or upon the Base Monthly Rent or additional rent, imposed by Federal, State or local governments (but shall not include income, franchise, capital stock,
estate or inheritance taxes or taxes based on receipts of rentals, unless the same shall be in substitution for, in lieu of or in addition to a real estate tax or assessment) and any personal property taxes imposed upon the fixtures, machinery,
equipment, apparatus, systems and appurtenances in, upon or used in connection with the Building and Land for the operation thereof, provide that if, because of any change in the method of taxation of real estate, any other or additional tax or
assessment is 

  
 3 

 
imposed upon Landlord or upon or with respect to the Land and/or Building or the rents or income therefrom, as or in substitution for or in lieu of or in addition to any tax or assessment which
would otherwise be a real estate tax, or personal property tax of the type referred to above, such other tax or assessment shall also be deemed a real estate tax. 

(b) “operating expenses” shall mean and include those expenses incurred in respect to the operation, maintenance, management
and safekeeping of the Land and Building, including, but not limited to, capital expenditures made by Landlord, to the extent same are amortized in accordance with generally accepted accounting principles in accordance with accepted principles of
sound management and accounting practices as applied to the operation, maintenance and safekeeping of office buildings. Such expenses shall not include (1) expenses for painting, redecorating or other work which Landlord, at its expense,
performs for any other tenant in leased areas of the Building other than painting, redecorating or other work which is standard for or periodically performed in the Building; (2) expenses for repairs or other work occasioned by fire, windstorm
or other insured casualty; (3) lease commissions, advertising expenses and expenses for leasing and renovating space for tenants; (4) legal expenses in enforcing the terms of any lease; (5) interest and amortization payments on any
mortgage or mortgages, and rental under any ground or underlying lease or leases; (6) wages, salaries or other compensation paid to any person not directly involved in the operation, maintenance or safekeeping of the Building; (7) expenses
for restoration of the Building required as a result of a condemnation; (8) taxes; (9) electricity paid for by any tenant of the Building; and (10) any amounts resulting from the Landlord’s negligence. 

(c) “base expenses” shall mean the operating expenses for the year 2012. 

(d) “base year” for taxes shall be calendar year 2012. (e) “lease year” shall mean each calendar year
in which occurs any part of the term subsequent to the base year. 
 (e) “tax year” shall mean each calendar year in which
occurs any part of the term. 
 5.02 As soon as practicable after each lease year, Landlord will furnish Tenant a statement which
shall show a comparison of the operating expenses for the preceding lease year to the base expenses. On the first day for the payment of Base Monthly Rent hereunder following the furnishing of such comparative statement, (i) Tenant shall pay to
Landlord a sum (the “Operating Expense Increase”) equal to the operating expenses for the preceding calendar year less the base expenses multiplied by Tenant’s Pro Rata Share, (ii) Tenant shall pay to Landlord a sum equal to
one-twelfth (1/12th) of the Operating Expense Increase multiplied by the number of months then elapsed commencing with the first day of the current lease year and, in advance, one-twelfth (1/12th) of the Operating Expense Increase in
respect of the then current month; and (iii) thereafter, until a different comparative statement shall be submitted to Tenant as above provided, the monthly installments of Base Monthly Rent payable under this Lease shall be increased by an
amount equal to one-twelfth (1/12th) of the Operating Expense Increase. 
 5.03 As soon as practicable after the base year,
Landlord will furnish Tenant a statement which shall show a comparison of the taxes for the then current tax year over the base year. The increase, if any, of taxes for the then current tax year over the tax base, when multiplied by Tenant’s
Pro Rata Share, is herein referred to as the “tax increase”. On the first day for the payment of Base Monthly Rent hereunder following the furnishing of such comparative statement, 

  
 4 

 
(i) Tenant shall pay to Landlord a sum equal to the tax increase for the preceding calendar year less the tax base multiplied by Tenant’s Pro Rata Share; (ii) Tenant shall pay to
Landlord a sum equal to one-twelfth (1/12th) of the tax increase multiplied by the number of months elapsed commencing with the first day of the then current tax year and, in advance, one-twelfth (1/12th) of the tax increase in respect of
the then current month; and (iii) thereafter, until a different comparative statement shall be submitted to Tenant as above provided, the monthly installments of Base Monthly Rent payable under this Lease be increased by an amount equal to
one-twelfth (1/12th) of the tax increase. 
 5.04 If prior to the receipt by Tenant of a comparative statement from Landlord
pursuant to Section 5.02 or Section 5.03 above, Tenant has paid any Operating Expense Increase or tax increase with respect to the lease year for which that comparative statement was submitted, then appropriate credits and/or adjustments
shall be made to reflect the expenses which Tenant may have previously paid in whole or in part or may then be paying. 
 5.05 In the
event Landlord shall obtain a refund for any taxes or operating expenses after payment by Tenant of any tax increase or Operating Expense Increase relative thereto, Landlord shall give Tenant an appropriate credit or reimbursement which shall
reflect any reasonable costs and expenses incurred by Landlord in obtaining the refund. 
 5.06 If Tenant shall dispute in writing
any specific item or items included by Landlord in any statement furnished by Landlord to Tenant and such dispute is not amicably settled between Landlord and Tenant within thirty (30) days after statement therefor has been rendered, either
party may, during the thirty (30) days (upon written notice to the other party accompanied by a copy of its letter of submission setting forth the items of dispute) refer such disputed item or items to arbitration in accordance with the
provisions of this Lease and the decision rendered in such arbitration shall be conclusive and binding upon Landlord and Tenant. The expenses involved in such determination shall be borne by the party against whom a decision is rendered unless
otherwise determined in such arbitration. Landlord shall have the right, for a period of twelve (12) months after the rendering of any statements (or for a longer period, if reasonably required in order to ascertain the facts) to send corrected
statements to Tenant, and any rent required thereby shall be paid by Tenant within thirty (30) days thereafter. If Tenant shall not so dispute any item or items of any statement or corrected statement within thirty (30) days after such
statement or corrected statement has been rendered, Tenant shall be deemed to have approved such statement or corrected statement. 

5.07 Landlord shall keep, for a period of sixty (60) days after statements are rendered as provided in this Article 5.00, records
in reasonable detail of the items covered by such statements and shall permit Tenant, upon the giving of reasonable prior notice, to examine and audit such records to verify such statements, at reasonable times during business hours. 

5.08 Tenant will promptly pay when due all personal property taxes on Tenant’s personal property in the Demised Premises and any
other taxes payable by Tenant, the non-payment of which might give rise to a lien on the Demised Premises or Tenant’s interest in the Demised Premises. If Tenant wishes to contest same, Tenant must first post a bond to protect Landlord’s
interest in the Property. 

  
 5 

 ARTICLE 6.00        INSURANCE 

6.01 Landlord’s Insurance. 

(a) At all times during the term of this Lease, Landlord will carry and maintain (a) fire and extended coverage insurance covering
the Building, the Building’s equipment and common area improvements; (b) commercial general liability insurance and (c) property damage insurance on the Building and improvements to the Land in such amounts as are reasonably
appropriate. Additionally, Landlord may carry such additional insurance as Landlord deems reasonable, appropriate or prudent. All such insurance will specifically include, without limitation, contractual liability coverage for the performance by
Landlord of the indemnity agreements set forth in Article 21.00 of this Lease. 
 (b) If for any reason it shall be impossible to
obtain fire and other hazard insurance on the Building and improvements on the Demised Premises, in an amount and in the form and in insurance companies acceptable to Landlord, Landlord may, if Landlord so elects at any time thereafter, terminate
this Lease and the Term hereof, upon giving to Tenant fifteen (15) days noticed in writing of Landlord’s intention so to do, and upon the giving of such notice, this Lease and the Term thereof shall terminate. If by reason of the use to
which the Demised Premises are put by Tenant or character of or the manner in which Tenant’s business is carried on, the insurance rates for fire and other hazards shall be increased, Tenant shall upon demand, pay to Landlord, as rent, the
amounts by which the premiums for such insurance are increased. Such payment shall be paid with the next installment of rent but in no case later than one month after such demand, whichever occurs sooner. 

6.02 Tenant’s Insurance. At all times during the term of this Lease, Tenant will carry and maintain, at Tenant’s expense, the
following insurance, in the amounts specified below or such other amounts as Landlord may from time to time reasonably request, with insurance companies and on forms satisfactory to Landlord: 

(a) Comprehensive general liability insurance with limits of liability of not less than $2,000,000 for bodily injury, personal injury
or death to one or more persons and damage to property by water or otherwise. All such insurance will specifically include, without limitation, contractual liability coverage for the performance by Tenant of the indemnity agreements set forth in
Article 21.00 of this Lease. 
 (b) All Risk or Special Form property insurance covering all of Tenant’s equipment, trade
fixtures, appliances, furniture, furnishings and personal property, from time to time in, on, or upon the Demised Premises, in an amount not less than the full replacement cost without deduction for depreciation from time to time during the term of
this Lease, providing protection against all perils included within the classification of fire, extended coverage, vandalism, malicious mischief, special extended peril. All policy proceeds will be used for the repair or replacement of the property
damaged or destroyed; however, if this Lease ceases under the provisions of Article 18.00, Tenant will be entitled to any proceeds resulting from damage to Tenant’s equipment, trade fixtures, appliances, furniture and personal property, and
Landlord will be entitled to all other proceeds. 

  
 6 

 (c) Workmen’s compensation insurance insuring against and satisfying Tenant’s
obligations and liabilities under the workmen’s compensation laws of the state in which the Demised Premises are located. 
 (d)
Business interruption insurance payable for a period of twelve (12) months commencing with the date of any loss. 
 (e) If
there is a boiler or air conditioning equipment installed by Tenant in, on, adjoining, above or beneath the Demised Premises, broad form pressure vessel insurance in the amount of $100,000.00. 

(f) Such other insurance as Landlord may, in its sole discretion, deem reasonable, appropriate or prudent. 

6.03 Forms of the Policies. All policies of liability insurance which Tenant is obligated to maintain according to this Lease (other
than any policy of workmen’s compensation insurance) will name Landlord and such other persons or firms as Landlord specifies from time to time as “Additional Insured” and certificate holders. The Certificate of Insurance will be
delivered to Landlord prior to Tenant’s occupancy of the Demised Premises and from time to time at least thirty (30) days prior to the expiration of the term of each such policy. All such policies maintained by Tenant will provide that
they may not be terminated or amended except after thirty (30) days prior written notice to Landlord. All public liability, property damage liability and casualty policies maintained by Tenant will be written as primary policies, not
contributing with and not supplemental to the coverage that Landlord may carry. Insurance required to be maintained by Tenant by this Article 6.00 may be subject to a deductible not to exceed $5,000.00. 

6.04 Adequacy of Coverage. Landlord, its agents and employees make no representation that the limits of liability specified to be
carried by Tenant pursuant to this Article 6.00 are adequate to protect Tenant. If Tenant believes that any of such insurance coverage is inadequate, Tenant will obtain, at Tenant’s sole expense, such additional insurance coverage as Tenant
deems adequate. 
 6.05 Excess Insurance Payments. If, as a result of any act or omission by Tenant or violation of this Lease, the
rate of fire insurance applicable to the Building or any other insurance carried by Landlord is increased to an amount higher than it otherwise would have been, Tenant will reimburse Landlord for the increased cost of Landlord’s insurance
premiums. Such reimbursement will be rent payable upon the first day of the month following Landlord’s delivery to Tenant of a statement showing payment by Landlord for such increased insurance premiums. In any action or proceeding in which
Landlord and Tenant are parties, a schedule or “make up” of rates for the Building or Demised Premises issued by the body making fire insurance rates for the Demised Premises will be presumptive evidence of the facts stated and of the
several items and charges in the fire insurance rate then applicable to the Demised Premises. 
 ARTICLE
7.00        USE AND RESTRICTIONS ON USE 
 7.01 Use. The Demised Premises will be used as
and for the use defined in Article 1.00(s) and for no other purpose. Tenant will not: do or permit to be done in or about the Demised 

  
 7 

 
Premises, anything which is prohibited by or will in any way conflict with any law, statute, ordinance, or governmental rule or regulation which is now in force or which may be enacted or
promulgated after the date of the execution of this Lease; do or permit anything to be done in or about the Demised Premises which will in any way obstruct or interfere with the rights of other tenants of the Building, or injure or annoy them; use
or allow the Demised Premises to be used for any improper, immoral, unlawful or objectionable purpose; cause, maintain or permit any nuisance in, on, or about the Demised Premises or commit or allow to be committed any waste in, on, or about the
Demised Premises. Landlord hereby acknowledges and agrees that the Pre-Approved Alterations (as defined in Section 14.00) to be made by Tennant do not conflict with the restrictions on use of this Section 7.00 or any other provision,
requirement or restriction of this Lease. 
 ARTICLE 8.00        REQUIREMENTS OF LAW 

8.01 General. Tenant, at its expense, will comply with all applicable governmental laws, orders and regulations, and with any direction
of any public office or officers, according to law, which will impose any violation, order or duty upon Landlord or Tenant with respect to the Demised Premises, or their use or occupancy, including the obligation to obtain a Certificate of
Occupancy. Tenant will not be responsible to comply with any applicable law, order or regulation imposed by the government for items associated with the common area, base building or exterior of the Building, unless resulting from Tenant’s
specific use of the Demised Premises or as a result of Tenant’s acts or omissions. Landlord will be responsible to comply with all regulations for the common areas of the building and all systems servicing the general building. 

8.02 Industrial Site Recovery Act. 

(a) Tenant represents and warrants that it is not an “Industrial Establishment” as that term is defined in the Industrial Site
Recovery Act, N.J.S.A. 13:1k-6 et seq., as same may be amended from time to time (the “Act”). Tenant shall not do or suffer anything that will cause it to become an Industrial Establishment under the Act during the Term of this
Lease. Landlord may from time to time require Tenant at Tenant’s sole expense to provide proof satisfactory to Landlord that Tenant is not an Industrial Establishment. In the event that Tenant now is or hereafter becomes an Industrial
Establishment, Tenant shall comply with all conditions as set forth below. 
 (b) Tenant agrees that it shall, at its sole cost and
expense, fulfill, observe and comply with all of the terms and provisions of the Act and all rules, regulations, ordinances, opinions, orders and directives issued or promulgated pursuant to or in connection with said Act by the Department of
Environmental Protection (“DEP”), or any subdivision or bureau thereof or any other governmental or quasi-governmental agency, authority or body having jurisdiction thereof. (The Act and all said rules, regulations, ordinances, opinions,
orders and directives are hereinafter collectively referred to as “ISRA”). 
 (c) Nothing in this Section shall be
construed as limiting Tenant’s obligation to otherwise comply with ISRA. 
 (d) Tenant agrees that each and every provision of
this Section 8.02 shall survive the expiration or early termination of the Term of this Lease. The parties hereto expressly acknowledge and agree that the Landlord would not enter into this Lease but for the provisions of this Section 8.02
and the survival of these representations. 

  
 8 

 (e) Tenant represents and warrants that it is not, and will not become, an industrial
establishment as the term is defined in the aforementioned statute and that from the date of the execution of this Lease forward Tenant will be bound by all of the provisions of Article 8.02(a), (b), (c) and (d). 

8.03 Spill Act. 
 (a)
Tenant agrees that it shall, at its sole cost and expense, observe, comply and fulfill all of the terms and provisions of the Spill Compensation and Control Act, N.J.S.A. 58:10-23.11 et seq., as the same may be amended from time to time
(the “Act”) and all rules, regulations, ordinances, opinions, orders and directives issued or promulgated pursuant to or in connection with said Act by DEP, any subdivision or bureau thereof or governmental or quasi-governmental agency or
body having jurisdiction thereof. (Said Act and all said rules, regulations, ordinances, opinions, orders and directives are hereinafter in this Section 8.03 collectively referred to as the “Spill Act”.) 

(b) Without limiting the foregoing, the Tenant agrees: 
  

	 	(i)	that it shall not do, omit to do or suffer the commission or omission of any act which is prohibited by or may result in any liability under the Spill Act including without limitation the discharge of petroleum
products or other hazardous substances (as said terms are defined in the Spill Act); and 

  

	 	(ii)	whenever the Spill Act requires the “owner or operator” to do any act, Tenant shall do such act and fulfill all such obligations at its sole cost and expense, it being the intention of the parties
hereto that Landlord shall be free to all expense and obligations arising from or in connection with compliance with the Spill Act, for any incidences arising after Tenant’s occupancy of the Demised Premises. 

(c) Notwithstanding the foregoing, Tenant shall only have such responsibility with respect to the conduct of its business and its acts
and the business and acts of its agents, servants, employees, invitees and independent contractors. Tenant shall have no responsibility or liability to Landlord for compliance under this act with respect to any matter arising out of any condition or
matter in, on or affecting the Demised Premises prior to the Commencement Date, whether such matter arises out of any act of Landlord and any prior owner or operator of the Demised Premises or arising otherwise out of any act or omission of Landlord
or any other third party unrelated to Tenant or Tenant’s business. 
 (d) Landlord represents and warrants that, as of the
commencement date there shall be no toxic or hazardous substances or materials in or on the Demised Premises and there shall be no condition on the premises that constitutes a violation under the Spill Act or requires any remedial action under the
Spill Act or any other environmental law, rule or regulation. 

  
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 (e) Tenant agrees that each and every provision of this Section 8.03 shall survive
the expiration or earlier termination of the Term of this Lease. The parties hereto expressly agree and acknowledge that the Landlord would not enter into this Lease but for the provisions of this Section 8.03 and the aforesaid survival
thereof. 
 8.04 Other Environmental Laws. Tenant agrees that it shall, at its sole cost and expense, conduct its business operation
in a manner which will comply with all federal, state and local laws, ordinances, rules, regulations and requirements relating to air, ground and water pollution and protection and/or preservation of the environment. Tenant further agrees that as of
the Commencement Date, it shall, at its sole cost and expense, promptly comply with all federal, state and local laws, ordinances, rule, regulations and requirements relating to air, ground and water pollution and protection and/or preservation of
the environment. 
 8.05 Certain Insurance Risks. Tenant will not do or permit to be done any act or thing upon the Demised Premises
which would (a) jeopardize or be in conflict with fire insurance policies covering the Demised Premises, or (b) increase the rate of fire insurance applicable to the Demised Premises to an amount higher than it otherwise would be for
general retail use of the Demised Premises, or (c) subject Landlord to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being carried on or upon the Demised Premises;
however, this Section 8.05 will not prevent Tenant’s use of the Demised Premises for the purposes stated in Article 7.00. 

ARTICLE 9.00        ASSIGNMENT AND SUBLETTING 

9.01 General. Tenant, for itself, successors and assigns, covenants that it may only assign, mortgage or encumber this Lease, sublease,
or permit the Demised Premises or any part of the Demised Premises to be used or occupied by others, with the prior written consent of Landlord in each instance, which consent will not be unreasonably withheld. 

Any assignment or sublease in violation of this Section 9.01 will be void. Except as permitted above, if this Lease is assigned, or if
the Demised Premises or any part of the Demised Premises are subleased or occupied by anyone other than Tenant, Landlord may, after default by Tenant, collect rent from the assignee, subtenant or occupant, and apply the net amount collected to rent.
No assignment, sublease, occupancy or collection will be deemed (a) a waiver of the provisions of this Section 9.01; or (b) the acceptance of the assignee, subtenant or occupant as tenant; or (c) a release of Tenant from the
further performance by Tenant of covenants on the part of Tenant contained in this Lease. The consent by Landlord to an assignment or sublease will not be construed to relieve Tenant from obtaining Landlord’s prior written consent in writing to
any further assignment or sublease. No permitted subtenant will assign or encumber its sublease or further sublease all or any portion of its subleased space, or otherwise permit the subleased space or any part of its subleased space to be used or
occupied by others, without Landlord’s prior written consent in each instance. 
 ARTICLE
10.00        RULES AND REGULATIONS 
 Tenant and its employees, agents, licensees and visitors
will at all times observe faithfully, and comply strictly with, the rules and regulations adopted by Landlord with respect to the 

  
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Building. The existing rules and regulations are listed on the attached Exhibit A. Landlord may from time to time reasonably adopt, amend, delete or modify or adopt reasonable new rules and
regulations for the use, safety, cleanliness and care of the Building. Rules and regulations will be effective upon notice to Tenant from Landlord. In the event of any breach of any rules or regulations or any amendments or additions to such rules
and regulations, Landlord will have all remedies which this Lease provides for default by Tenant, and will, in addition, have any remedies available at law or in equity, including the right to enjoin any breach of such rules and regulations.
Landlord will not be liable to Tenant for violation of such rules and regulations by any other tenant, its employees, agents, visitors or licensees or any other person. In the event of any conflict between the provisions of this Lease and the rules
and regulations, the provisions of this Lease will govern. 
 ARTICLE 11.00        COMMON AREAS

 As used in this Lease, the term “Common Areas” means, the parking areas, walkways, landscaped areas, roadways, and all
other areas and facilities now or hereafter at the Building and intended for common use. 
 Without advance notice to Tenant (except with
respect to matters covered by subsection (a) below) and without any liability to Tenant in any respect, Landlord will have the right to: 

(a) establish and enforce reasonable rules and regulations concerning the maintenance, management, use and operation of the Common
Areas; 
 (b) close off any of the Common Areas to whatever extent required in the opinion of Landlord and its counsel to prevent a
dedication of any of the Common Areas or the accrual of any rights by any person or the public to the Common Areas, provided such closure does not deprive Tenant of the substantial benefit and enjoyment of the Demised Premises. 

(c) temporarily close any of the Common Areas for maintenance, alteration or improvement purposes, provided that such closure does not
substantially interfere with Tenant’s ability to conduct its business; 
 (d) select, appoint or contract with any person for
the purpose of operating and maintaining the Common Areas, subject to such terms and at such rates as Landlord deems reasonable and proper; 

(e) change the size, use, shape or nature of any such Common Areas, provided such change does not deprive Tenant of the substantial
benefit and enjoyment of the Demised Premises. So long as Tenant is not thus deprived of the substantial use and benefit of the Demised Premises, Landlord will also have the right at any time to change the arrangement or location of, or both, or to
regulate or eliminate the use of parking spaces or other public conveniences at the Building, without incurring any liability to Tenant or entitling Tenant to any abatement of rent and such action will not constitute an actual or constructive
eviction of Tenant; and 
 (f) erect one or more additional buildings on the Common Areas, expand the existing Building to cover a
portion of the Common Areas, convert Common Areas to a portion of the Building, convert any portion of the Building (excluding the Demised Premises) to Common 

  
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Areas. Upon erection of any additional buildings or change in Common Areas, the portion of the property upon which buildings or structures have been erected will no longer be deemed to be a part
of the Common Areas. Provided, however, that Landlord receives the requisite municipal and/or other governmental approval for the erection of said building and the providing of the corresponding parking in relation thereto. 

ARTICLE 12.00        LANDLORD’S SERVICES 

12.01 Landlord’s Repair and Maintenance. Subject to Article 13.00, Landlord will maintain, repair and restore, the Common Areas,
the foundation and structural supports of the Building and the roof of the Building, the heating, cooling, gas, water, sewer and electric lines of the Building except for damage occasioned by the negligent or willful acts or omissions of Tenant,
Tenant’s agents, employees or invitees, or by the failure of Tenant to perform or comply with any terms, conditions or covenants in this Lease, which damage will be repaired by Landlord at Tenant’s expense. As a condition precedent to all
obligations of Landlord to repair and restore under this Section 12.01, Tenant must notify Landlord in writing of the need for such repairs or restoration. 

12.02 Landlord’s Services. Landlord will furnish the following Common Area services: (a) snow removal; (b) exterior
landscaping; (c) exterior lighting; (d) parking lot striping, re-striping, maintenance and repair, and (e) maintenance, repair and replacement of Common Area improvements and Building services. The cost of each of the foregoing shall
be included in operating expenses for purposes of determining additional rent. Landlord shall also provide water, sewer, gas and electric service to the Common Area and electric service to the Demised Premises. Landlord will supply and maintain the
heating and air-conditioning equipment needed to adequately provide heating and cooling service for the Demised Premises during normal business hours. 

Landlord will not be in default under this Lease or be liable for any damages directly or indirectly resulting from, nor will the rental
reserved in this Lease be abated by reason of (1) the installation, use or interruption of use of any equipment in connection with the furnishing of any of such services, (2) failure to furnish or delay in furnishing any such services when
such failure or delay is caused by accident or any condition beyond the reasonable control of Landlord or by the making of necessary repairs or improvements to the Demised Premises or to the Building, or (3) the limitation, curtailment,
rationing or restrictions on use of water, electricity, gas or any other form of energy serving the Demised Premises or the Building. Landlord will use reasonable efforts to remedy diligently any interruption in the furnishing of such services for
which landlord is responsible. 
 Landlord shall, prior to the Commencement Date, make such alterations and improvements to the Demised
Premises and Building as are listed on Exhibit B hereto. 
 12.03 Tenant’s Costs. Landlord shall, at its expense, make
available to the Demised Premises all facilities (including pipes, conduits and cables ready for hookup) for water, electricity, sewerage and other utility available for use in the Demised Premises. Tenant shall pay directly to the utility company
or governmental agency or authority, as the case may be, for water, electricity and other public utilities supplied or furnished to the Demised Premises from and after 

  
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the Commencement Date and during the term of this Lease. Notwithstanding the foregoing, if any such of the foregoing utilities are not separately metered for the Demised Premises, Tenant shall
pay its proportionate share of charges for jointly metered utilities based upon consumption, as reasonably determined by Landlord. Landlord will supply and maintain the heating and air-conditioning equipment needed to adequately provide heating and
cooling service for the Demised Premises during normal business hours. 
 Furthermore, Landlord reserves the right to install separate
meters for gas, in which event Tenant shall pay for the cost of such gas directly to the utility company providing such service. 
 12.04
Limitation on Liability. Landlord will not be liable to Tenant or any other person, for direct or consequential damage or otherwise, for any failure to supply any heat, air conditioning, lighting, surges or interruptions of electricity, or other
service Landlord has agreed to supply during any period when Landlord uses reasonable diligence to supply such services. Landlord reserves the right temporarily to discontinue such services, or any of them, at such times as may be necessary by
reason of accident; repairs, alterations or improvements; strikes; lockouts; riots; acts of God; governmental preemption in connection with a national or local emergency; any rule, order or regulation of any governmental agency; conditions of supply
and demand which make any product unavailable; Landlord’s compliance with any mandatory governmental energy conservation or environmental protection program, or any voluntary governmental energy conservation program at the request of or with
consent or acquiescence of Tenant; or any other happening beyond the control of Landlord. Landlord will not be liable to Tenant or any other person or entity for direct or consequential damages resulting from the admission to or exclusion from the
Building of any person. In the event of invasion, mob, riot, public excitement or other circumstances rendering such action advisable in Landlord’s sole opinion, Landlord will have the right to prevent access to the Building during the
continuance of the same by such means as Landlord, in its sole discretion, may deem appropriate, including, without limitation, locking doors and closing parking areas and other common areas. Landlord will not be liable for damages to person or
property or for injury to, or interruption of, business for any discontinuance permitted under this Article 12.00, nor will such discontinuance in any way be construed as an eviction of Tenant or cause an abatement of rent or operate to release
Tenant from any of Tenant’s obligations under this Lease. 
 ARTICLE
13.00        TENANT’S MAINTENANCE AND REPAIRS 
 Tenant will be responsible for any and all
items installed or brought into the Demised Premises by Tenant. Tenant shall, at its expense, keep the interior of the Demised Premises in a clean and orderly condition free of accumulation of dirt, rubbish, debris, and shall make all interior
repairs to the Demised Premises which Landlord is not obligated to make pursuant to the provisions of this Lease; provided, however, that if the necessity for any of the repairs which tenant is hereby required to make shall result from the act,
fault, or negligence of Landlord, or its agents, servants, employees, licensees or invitees, or Landlord’s default under the provisions of this Lease it shall be the responsibility of Landlord to make the same at Landlord’s expense. Tenant
shall repair any cracked or broken glass (excluding the exterior glass, unless caused by Tenant’s negligence or willful misconduct) on the Demised Premises as quickly as possible. Tenant shall keep all interior windows and glass clean, and
tenant shall keep the demised premises neat and clean. Tenant shall take good care of the Demised Premises. Tenant shall be responsible for its own telephone, computer or other systems installed for Tenant. 

  
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 Tenant shall keep all trash and debris in watertight, covered containers and place same only in
the area designated by Landlord for pickup. Tenant shall not use more electricity than wiring or feeders of the Demised Premises can safely carry. 

ARTICLE 14.00        ALTERATIONS 

Except for Pre-Approved Alterations, Tenant will not make or suffer to be made any major alterations, additions or improvements to or of the
Demised Premises or any part of the Demised Premises, or attach any fixtures or equipment to the Demised Premises, without first obtaining Landlord’s written consent. All such alterations, additions and improvements consented to by Landlord
will be performed by contractors and subject to conditions specified by Landlord (which may include Landlords approval of Tenants contractors, requiring the posting of a mechanic’s or materialmen’s lien bond, Insurance naming Landlord as
“Additional Insured”). Subject to Tenant’s rights in Article 16.00, all alterations, additions, fixtures and improvements, whether temporary or permanent in character, made in or upon the Demised Premises either by Tenant or Landlord,
will immediately become Landlord’s property and at the end of the Term will remain on the Demised Premises without compensation to Tenant. Other than Pre-Approved Alterations, by notice given to Tenant no less than ten (10) days prior to
the expiration of this Lease, Landlord may require that Tenant remove any or all alterations, additions, fixtures and improvements which are made in or upon the Demised Premises after the initial improvements to the Demised Premises unless specified
to the contrary they shall be removed by Tenant. In that event, Tenant will remove such alterations, additions, fixtures and improvements at Tenant’s sole cost and will restore the Demised Premises to the condition in which they were before
such alterations, additions, fixtures, improvements and additions were made, reasonable wear and tear excepted. 
 For the purposes of this
Lease, Pre-Approved Alterations shall mean those alternations described in the Tenant’s Work Exhibit attached hereto as Exhibit C. Such Pre-Approved Alterations are hereby approved by the written consent of the Landlord and shall not
require removal at the expiration of this Lease. 
 ARTICLE 15.00        MECHANIC’S LIENS

 Tenant will pay or cause to be paid all costs and charges for work done by Tenant or caused to be done by Tenant in or to the Demised
Premises, and for all materials furnished for or in connection with such work. Tenant will indemnify Landlord against, and hold Landlord, the Demised Premises and the Building free, clear and harmless of and from, all mechanics’ liens and
claims of liens, and all other liabilities, liens, claims and demands on account of such work by or on behalf of Tenant. If any such lien, at any time, is filed against the Demised Premises, or any part of the Building, Tenant will cause such lien
to be discharged of record within ten (10) days after the filing of such lien. 

  
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 ARTICLE 16.00        END OF TERM 

At the end of this Lease, Tenant will promptly quit and surrender the Demised Premises broom-clean, in good order and repair, ordinary wear
and tear excepted. If Tenant is not then in default, Tenant may remove from the Demised Premises any trade fixtures, equipment, movable furniture and other personal property placed in the Demised Premises by Tenant, whether or not such trade
fixtures or equipment are fastened to the Building; Tenant will not remove any trade fixtures or equipment without Landlord’s written consent if such fixtures or equipment are used in the operation of the Building or improvements or the removal
of such fixtures or equipment will result in impairing the structural strength of the Building or improvements. Whether or not Tenant is in default, Tenant will remove such alterations, additions, improvements, trade fixtures, equipment and
furniture as Landlord has requested in accordance with Article 14.00. Tenant will fully repair any damage occasioned by the removal of any trade fixtures, equipment, furniture, alterations, additions and improvements. All trade fixtures, equipment,
furniture, inventory, effects, alterations, additions and improvements not so removed will be deemed conclusively to have been abandoned and may be appropriated, sold, stored, destroyed or otherwise disposed of by Landlord without notice to Tenant
or any other person and without obligation to account for them; and Tenant will pay Landlord for all expenses incurred in connection with such property, including, but not limited to, the cost of repairing any damage to the Building or Demised
Premises caused by the removal of such property. Tenant’s obligation to observe and perform this covenant will survive the expiration or other termination of this Lease. 

ARTICLE 17.00        EMINENT DOMAIN 

If all of the Demised Premises are taken by exercise of the power of eminent domain (or conveyed by Landlord in lieu of such exercise) this
Lease will terminate on a date (the “termination date”) which is the earlier of the date upon which the condemning authority takes possession of the Demised Premises or the date on which title to the Demised Premises is vested in the
condemning authority. If more than thirty three and a third percent (33 1/3%) of the Demised Premises is so taken, or such portion is taken to render the Demised Premises unsuitable for the intended use by Tenant, either party will have the right to
terminate this Lease by written notice to the other party given within twenty (20) days after the termination date. In the event of any such taking, the entire award will be paid to Landlord and Tenant will have no right or claim to any part of
such award; however, Tenant will have the right to assert a claim against the condemning authority in a separate action and so long as Landlord’s award is not reduced by such claim, for (a) Tenant’s moving expenses; and
(b) leasehold improvements paid for by Tenant. 
 ARTICLE 18.00        DAMAGE AND DESTRUCTION

 If the Demised Premises are damaged by fire or other insured casualty, Landlord will give Tenant notice of the time which will be
needed to repair such damage, as determined by Landlord in its sole discretion, and the election (if any) which Landlord has made according to this Article 18.00. Such notice will be given within thirty (30) days of Landlord’s receipt from
its insurance company of an appraisal report. The date that the notice is sent by Landlord to Tenant shall be known as the “Notice Date”. 

  
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 (a) If the Demised Premises are damaged by fire or other insured casualty to an extent
which may be repaired within one hundred eighty (180) days as determined by Landlord, Landlord will repair the damage within one hundred eighty (180) days after the Notice Date. In that event this Lease will continue in full force and
effect except that Rent will be abated on a pro rata basis from the date of the fire or other insured casualty until the date of the completion of such repairs (the “Repair Period”) based on the portion of the Demised Premises of whose use
Tenant is deprived during the Repair Period, provided that Landlord receives the proceeds of any rent insurance carried by Tenant, as required in Article 6.00. 

(b) If the Demised Premises are damaged by fire or other insured casualty to an extent which may not be repaired within one hundred
eighty (180) days after the commencement of repair then (i) Landlord may cancel this Lease as of the date of such damage by written notice given to Tenant on or before the Notice Date, or (ii) Tenant may cancel this Lease as of the
date of such damage by written notice given to Landlord within ten (10) days after Landlord’s delivery of a notice that the repairs cannot be made within such two hundred seventy (270) day period. If neither Landlord nor Tenant so
elects to cancel this Lease, Landlord will repair the Demised Premises and Rent will be abated on a pro rata basis during the Repair Period based on the portion of the Demised Premises of whose use Tenant is deprived during the Repair Period,
provided that Landlord receives the proceeds of any rent insurance carried by Tenant, as required in Article 6.00. 
 (d) If the
Demised Premises are damaged by any uninsured casualty, Landlord will have the option to repair such damage or terminate this Lease as of the date of such casualty by written notice to Tenant on or before the Notice Date. If any such damage by fire
or other casualty is the result of the willful conduct or gross negligence of Tenant, its agents, contractors, employees or invitees, there will be no abatement of Rent as otherwise provided for in this Article 18.00. 

ARTICLE 19.00        SUBORDINATION 

19.01 General. This Lease and Tenant’s rights under this Lease are subject and subordinate to any mortgage, deed of trust or other
encumbrance, together with any renewals, extensions, modifications, consolidations and replacements of such encumbrance, now or after the Commencement Date, affecting or placed, charged or enforced against all or any portion of the Demised Premises,
or any interest of Landlord in it, or Landlord’s interest in this Lease and the leasehold estate created by this Lease (except to the extent any such instrument will expressly provide that this Lease is superior to such instrument). This
provision will be self-operative and no further instrument of subordination will be required in order to affect it. Nevertheless, Tenant will execute, acknowledge and deliver to Landlord, at any time and from time to time, upon demand by Landlord,
such documents as may be requested by Landlord, or any mortgagee, to confirm or effect any such subordination. If Tenant fails or refuses to execute, acknowledge and deliver any such document within ten (10) days after written demand, Landlord,
its successors and assigns will be entitled to execute, acknowledge and deliver any and all such documents for and on behalf of Tenant as attorney-in-fact for Tenant. Tenant by this Section 19.01 constitutes and irrevocably appoints Landlord,
its successors and assigns as Tenant’s attorney-in-fact to execute, acknowledge, and deliver any and all documents described in this Section 19.01 for and on behalf of Tenant, as provided in this Section 19.01. 

  
 16 

 19.02 Attornment. Tenant agrees that in the event that any holder of any mortgage, deed of
trust, or other encumbrance encumbering any part of the Building succeeds to Landlord’s interest in the Demised Premises, Tenant will attorn to such successor. 

ARTICLE 20.00        ENTRY BY LANDLORD 

Landlord, its agents, employees, and contractors may enter the Demised Premises at any time in response to an emergency and at reasonable
hours to (a) inspect the same, (b) exhibit the same to prospective purchasers, lenders or tenants during the last six (6) months of this Lease, (c) determine whether Tenant is complying with all its obligations in this Lease,
(d) post notices of non-responsibility or similar notices, or (e) make repairs required of Landlord under the terms of this Lease; however, all such work will be done as promptly as reasonably possible and so as to cause as little
interference to Tenant as reasonably possible. If no emergency exists, any entry (whether or not detailed above) will be upon 24 hours advance notice to Tenant by Landlord. Tenant by this Article 20.00 waives any claim against Landlord, its agents,
employees or contractors for damages for: any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Demised Premises, or any other loss occasioned by such entry if such entry is made
in compliance with this Article 20.00. Tenant, by the execution of this Lease, acknowledges that Landlord may use whatever means it deems advisable in light of the particular emergency to gain access to the Demised Premises. Landlord will have the
right to use any and all means which Landlord may deem proper to open doors in and to the Demised Premises in an emergency in order to obtain entry to the Premises. Any entry to the Demised Premises obtained by Landlord by any means permitted under
this Article 20.00 will not under any circumstances be construed or deemed to be a forcible or unlawful entry into or a detainer of the Demised Premises or an eviction, actual or constructive, of Tenant from the Demised Premises, or any portion of
the Demised Premises, nor will any such entry entitle Tenant to damages or an abatement of Base Monthly Rent, Additional Rent, or other charges which this Lease requires Tenant to pay. 

ARTICLE 21.00        INDEMNIFICATION, WAIVER AND RELEASE 

21.01 Tenant Indemnification. Tenant will neither hold nor attempt to hold Landlord or its employees or agents liable for, and Tenant
will indemnify and hold harmless Landlord, its employees and agents from and against, any and all demands, claims, causes of action, fines, penalties, damages (including consequential damages), liabilities, judgments, and expenses (including,
without limitation, attorney’s fees) incurred in connection with or arising from: 
 (a) the use or occupancy or manner of use
or occupancy of the Demised Premises by Tenant or any person claiming under Tenant; 
 (b) any activity, work or thing, done,
permitted or suffered by Tenant in or about the Demised Premises; 
 (c) any breach, violation or nonperformance, by Tenant or any
person claiming under Tenant, or the employees, agents, contractors, invitees or visitors of Tenant, or any such person of any term, covenant or provision of this Lease or any law, ordinance or governmental requirement of any kind; and 

  
 17 

 (d) any injury or damage to the person, property or business of Tenant, its employees,
agents, contractors, invitees, visitors or any other person entering upon the Demised Premises under the express or implied invitation of Tenant; except for any injury or damage to persons or property on the Demised Premises which is proximately
caused by or results proximately from the negligence or deliberate act of Landlord or its employees or other tenants or their agents, employees or business invitees. 

If any action or proceeding is brought against Landlord or its employees by reason of any such claim for which Tenant has indemnified
Landlord, Tenant, upon notice from Landlord, will defend the same at Tenant’s expense with counsel reasonably satisfactory to Landlord. 

21.02 Landlord Indemnification. 

Landlord will neither hold nor attempt to hold Tenant or its employees or agents liable for, and Landlord will indemnify and hold harmless, its
employees and agents from and against, any and all demands, claims, causes of action, fines, penalties, damages (including consequential damages), liabilities, judgments, and expenses (including, without limitation, attorney’s fees) incurred in
connection with or arising from: 
 (a) the use of the Common Area; 

(b) any activity, work or thing, done, permitted or suffered by Landlord in or about the Common Area; 

(c) any breach, violation or nonperformance, by Landlord or any person claiming under Landlord, or the employees, agents, contractors,
invitees or visitors of Landlord, or any such person of any term, covenant or provision of this Lease or any law, ordinance or governmental requirement of any kind; and 

(d) any injury or damage to the person, property or business of Landlord, its employees, agents, contractors, invitees, visitors or any
other person entering upon the Common Area under the express or implied invitation of Landlord; except for any injury or damage to persons or property on the Common Area which is proximately caused by or results proximately from the negligence or
deliberate act of Tenant or its employees, agents, contractors or invitees. 
 If any action or proceeding is brought against Tenant or its
employees by reason of any such claim for which Landlord has indemnified Tenant, Landlord, upon notice from Tenant, will defend the same at Landlord’s expense with counsel reasonably satisfactory to Tenant. 

21.03 Waiver and Release. Tenant and Landlord, (each individually, a “Waiving Party”) as a material part of the consideration
to the opposite Waiving Party for this Lease, by this Section 21.02 waives and releases all claims against the opposite Waiving Party, its employees and agents with respect to all matters for which the opposite Waiving Party has disclaimed
liability pursuant to the provisions of this Lease. Except for any damage or injury to person or property on the Demised Premises which is proximately caused by or results proximately from the negligence or deliberate act of either Waiving Party or
its employees, the opposite Waving Party covenants and agrees that the Waving Party and its employees will not at any time or to any extent whatsoever be liable, responsible or in any way accountable for any loss, injury, death or damage

  
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(including consequential damages) to persons, property or the opposite Waiving Party’s business occasioned by theft, act of God; public enemy; injunction; riot; strike; insurrection; war;
court order; requisition; order of governmental body or authority; fire; explosion; falling objects; steam, water, rain or snow; leak or flow of water (including fluid from the elevator system); rain or snow from or into part of the Building or from
the roof, street, subsurface or from any other place, or by dampness, or from the breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures of the Building; or from
construction, repair or alteration of any other premises in the Building’s, the Demised Premises or from any acts or omissions of any other tenant, occupant, or visitor of the Building; or from any cause beyond the Waiving Party’s control.

 ARTICLE 22.00        SECURITY DEPOSIT 

Tenant has this day deposited with Landlord the sum set forth in Article 1.00(p) of this Lease as security for the payment of the rent
hereunder and the full and faithful performance by Tenant of the covenants and conditions on the part of Tenant to be performed. Said sum shall be returned to Tenant, without interest, after the expiration of the Term hereof, provided that Tenant
has fully and faithfully performed all such covenants and conditions and is not in arrears in rent. During the Term hereof, Landlord may, if Landlord so elects, have recourse to such security, to make good any default by Tenant, in which event
Tenant shall, on demand promptly restore said security to its original amount. Liability to repay said security to Tenant shall run with the reversion and title to said Demised Premises, whether any change in ownership thereof be by voluntary
alienation or as the result of judicial sale, foreclosure or other proceedings, or the exercise of a right of taking or entry by any mortgagee. Landlord shall assign or transfer and security, for the benefit of Tenant, to any subsequent owner or
holder of the reversion or title to said Demised Premises, in which case the assignee shall become liable for the repayment thereof as herein provided, and the assignor shall be deemed to be released by the Tenant from all liability to return such
security. This provision shall be applicable to every alienation or change in title and shall in no wise be deemed to permit the Landlord to retain the security after termination of Landlord’s ownership of the reversion or title. 

Tenant shall not mortgage, encumber or assign said security without the written consent of the Landlord. 

ARTICLE 23.00        QUIET ENJOYMENT 

Landlord covenants and agrees with Tenant that so long as Tenant pays the Rent and observes and performs all the terms, covenants and
conditions of this Lease on Tenant’s part to be observed and performed, Tenant may peaceably and quietly enjoy the Demised Premises subject, nevertheless, to the terms and conditions of this Lease, and Tenant’s possession will not be
disturbed by anyone claiming by, through or under Landlord. 
 ARTICLE 24.00        EFFECT OF SALE

 A sale, conveyance or assignment of the Demised Premises will operate to release Landlord from liability from and after the effective
date of such sale, conveyance or assignment upon all of the covenants, terms and conditions of this Lease, express or implied, except those 

  
 19 

 
liabilities which arose prior to such effective date, and, after the effective date of such sale, conveyance or assignment, Tenant will look solely to Landlord’s successor in interest in and
to this Lease. This Lease will not be affected by any such sale, conveyance or assignment, and Tenant will attorn to Landlord’s successor in interest to this Lease. 

ARTICLE 25.00        DEFAULT 

25.01 Events of Default. The following events are referred to collectively as “Events of Default,” or individually as an
“Event of Default:” 
 (a) Tenant defaults in the due and punctual payment of Rent, and such default continues for twenty
(20) days after same is due; 
 (b) Tenant vacates or abandons the Demised Premises; 

(c) This Lease or the Demised Premises or any part of the Demised Premises are taken upon execution or by other process of law directed
against Tenant, or are taken upon or subject to any attachment at the instance of any creditor or claimant against Tenant, and the attachment is not discharged or disposed of within thirty (30) days after its levy; 

(d) Tenant files a petition in bankruptcy or insolvency or for reorganization or arrangement under the bankruptcy laws of the United
States or under any insolvency act of any state, or admits the material allegations of any such petition by answer or otherwise, or is dissolved or makes an assignment for the benefit of creditors; 

(e) Involuntary proceedings under any such bankruptcy law or insolvency act or for the dissolution of Tenant are instituted against
Tenant, or a receiver or trustee is appointed for all or substantially all of the property of Tenant, and such proceeding is not dismissed or such receivership or trusteeship vacated within sixty (60) days after such institution or appointment;

 (f) Tenant breaches any of the other agreements, terms, covenants or conditions which this Lease requires Tenant to perform, and
such breach continues for a period of thirty (30) days after notice from Landlord to Tenant; or if such breach cannot be cured reasonably within such thirty (30) day period and Tenant fails to commence and proceed diligently to cure such
breach within a reasonable time period. 
 25.02 Landlord’s Remedies. If any one or more Events of Default set forth in
Section 25.01 occur then Landlord has the right, at its election: 
 (a) to give Tenant written notice of Landlord’s
intention to terminate this Lease on the earliest date permitted by law or on any later date specified in such notice, but, in any case, Tenant shall have at least ten (10) days from the receipt of the written notice, in which case
Tenant’s right to possession of the Demised Premises will cease and this Lease will be terminated, except as to Tenant’s liability, as if the expiration of the term fixed in such notice were the end of the Term; or 

(b) after ten (10) days of Tenant receiving written notice, to reenter and take possession of the Demised Premises or any part of
the Demised Premises, repossess the same, expel tenant and those claiming through, or under Tenant, and remove the effects of both or either, using such 

  
 20 

 
force for such purposes as may be necessary, without being liable for prosecution, without being deemed guilty of any manner of trespass, and without prejudice to any remedies for arrears of Base
Monthly Rent or other amounts payable under this Lease or as a result of any preceding breach of covenants or conditions; or 
 (c)
after ten (10) days of tenant receiving written notice, to cure any Event of Default and to charge Tenant for the cost of effecting such cure, including, without limitation, attorneys’ fees and interest on the amount so advanced. 

Should Landlord elect to reenter as provided in subsection (b), or should Landlord take possession pursuant to legal proceedings or pursuant
to any notice provided by law, Landlord may, from time to time, without terminating this Lease, relet the Demised Premises or any part of the Demised Premises in Landlord’s or Tenant’s name, but for the account of Tenant, for such term or
terms (which may be greater or less than the period which would otherwise have constituted the balance of the Term) and on such conditions and upon such other terms (which may include concessions of free rent and alteration and repair of the Demised
Premises) as Landlord, in its sole discretion, may determine, and Landlord may collect and receive the rent. Landlord will in no way be responsible or liable for any failure to relet the Demised Premises or any part of the Demised Premises, or for
any failure to collect any rent due upon such reletting. No such reentry or taking possession of the Demised Premises by Landlord will be construed as an election by Landlord to terminate this Lease unless such notice specifically so states.
Landlord reserves the right following any such reentry or reletting to exercise its right to terminate this Lease by giving Tenant such written notice, in which event this Lease will terminate as specified in such notice. 

25.03 Certain Damages. In the event that Landlord does not elect to terminate this Lease as permitted in subsection (a) of
Section 25.02, but on the contrary elects to take possession as provided in subsection (b) of Section 25.02, Tenant will pay to Landlord: (a) Base Monthly Rent and other sums as provided in this Lease, which would be payable
under this Lease if such repossession had not occurred, less (b) the net proceeds, if any, of any reletting of the Demised Premises after deducting all Landlord’s reasonable expenses in connection with such reletting, including without
limitation, all repossession costs, brokerage commissions, reasonable attorneys’ fees, expenses of employees, reasonable alteration and repair costs and expenses of preparation for such reletting. If, in connection with any reletting, the new
lease term extends beyond the existing Term, or the premises covered by such new lease include other premises not part of the Demised Premises, a fair apportionment of the rent received from such reletting and the expenses incurred in connection
with such reletting as provided in this Section will be made in determining the net proceeds from such reletting, and any rent concessions will be equally apportioned over the term of the new lease. Tenant will pay such rent and other sums to
Landlord monthly on the day on which the Base Monthly Rent would have been payable under this Lease if possession had not been retaken, and Landlord will be entitled to receive such rent and other sums from Tenant on each such day. 

25.04 Continuing Liability After Termination. If this Lease is terminated on account of the occurrence of an Event of Default, Tenant
will remain liable to Landlord for damages in an amount equal to Base Monthly Rent and other amounts which would have been owing by Tenant for the balance of the Term, had this Lease not been terminated, less the net proceeds received by Landlord
for the balance of the Term, if any, of any reletting of the Demised Premises by Landlord 

  
 21 

 
subsequent to such termination, after deducting all Landlord’s expenses in connection with such reletting, including, but without limitation, the expenses enumerated in Section 25.03.
Landlord will be entitled to collect such damages from Tenant monthly on the day on which Base Monthly Rent and other amounts would have been payable under this Lease if this Lease had not been terminated, and Landlord will be entitled to receive
such Base Monthly Rent and other amounts from Tenant on each such day. 
 25.05 Cumulative Remedies. Any suit or suits for the
recovery of the amounts and damages set forth in Sections 25.03 and 25.04 may be brought by Landlord, from time to time, at Landlord’s election, and nothing in this Lease will be deemed to require Landlord to await the date upon which this
Lease or the Term would have expired had there occurred no Event of Default. Each right and remedy provided for in this Lease is cumulative and is in addition to every other right or remedy provided for in this Lease or now or after the date of this
Lease existing at law or in equity or by statute or otherwise, and the exercise or beginning of the exercise by Landlord of any one or more of the rights or remedies provided for in this Lease or now or after the date of this Lease existing at law
or in equity or by statute or otherwise will not preclude the simultaneous or later exercise by Landlord of any or all other rights or remedies provided for in this Lease or now or after the date of this Lease existing at law or in equity or by
statute or otherwise. All costs incurred by Landlord in collecting any amounts and damages owing by Tenant pursuant to the provisions of this Lease or to enforce any provision of this Lease, including reasonable attorneys’ fees from the date
any such matter is turned over to an attorney, whether or not one or more actions are commenced by Landlord, will also be recoverable by Landlord from Tenant. 

ARTICLE 26.00        RESERVED 

ARTICLE 27.00        SIGNS 

Tenant shall not place or erect any signs on the Demised Premises, without Landlord’s written consent, which consent shall not be
reasonably withheld. Tenant shall obtain all municipal approvals prior to placing or erecting any signs on the Demised Premises. Tenant shall be obligated for any and all expenses associated with obtaining any necessary municipal approval for the
sign. Notwithstanding anything to the contrary set forth herein, in no event shall Tenant be entitled to erect on signs on the exterior of the Demised Premises or the Building. 

Tenant will be granted lobby signage and way finding as well as signage on the door outside the Demised Premises. 

ARTICLE 28.00        TAX APPEALS 

Landlord shall be the only entity who can approve the filing of a real estate tax appeal. Landlord shall have no obligation to pursue a tax
appeal. In the event Landlord feels that a tax appeal is warranted, Landlord shall have the right to prosecute said appeal and all costs and legal fees relating to same will be borne by the tenants in proportion to their demised premises. 

ARTICLE 29.00        MISCELLANEOUS 

29.01 No Offer. This Lease is submitted to Tenant on the understanding that it will not be considered an offer and will not bind
Landlord in any way until (a) Tenant has duly executed and delivered duplicate originals to Landlord and (b) Landlord has executed and delivered one of such originals to Tenant. 

  
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 29.02 Joint and Several Liability. If Tenant is composed of more than one signatory to
this Lease, each signatory will be jointly and severally liable with each other signatory for payment and performance according to this Lease. 

29.03 No Construction Against Drafting Party. Landlord and Tenant acknowledge that each of them and their counsel have had an
opportunity to review this Lease and that this Lease will not be construed against Landlord merely because Landlord has prepared it. 

29.04 No Recordation. Tenant’s recordation of this Lease or any memorandum or short form of it will be void and an Event of
Default under this Lease. 
 29.05 No Waiver. The waiver by Landlord or Tenant of any agreement, condition or provision contained in
this Lease will not be deemed to be a waiver of any subsequent breach of the same or any other agreement, condition or provision contained in this Lease, nor will any custom or practice which may grow up between the parties in the administration of
the terms of this Lease be construed to waive or to lessen the right of Landlord or Tenant to insist upon the performance by either in strict accordance with the terms of this Lease. The subsequent acceptance of Rent by Landlord will not be deemed
to be a waiver of any preceding breach by Tenant of any agreement, condition or provision of this Lease, other than the failure of Tenant to pay the Particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the
time of acceptance of such Rent. 
 29.06 Limitation on Recourse. Tenant specifically agrees to look solely to Landlord’s
interest in the Building for the recovery of any judgments from Landlord. The Partners will not be personally liable for any such judgments. The provisions contained in the preceding sentences are not intended to, and will not, limit any right that
Tenant might otherwise have to obtain injunctive relief against Landlord or relief in any suit or action in connection with enforcement or collection of amounts which may become owing or payable under or on account of insurance maintained by
Landlord. 
 29.07 Holding Over. Tenant will have no right to remain in possession of all or any part of the Premises after the
expiration of the Term. If Tenant remains in possession of all or any part of the Demised Premises after the expiration of the Term, with the express or implied consent of Landlord: (a) such tenancy will be deemed to be a periodic tenancy from
month-to-month only; (b) such tenancy will not constitute a renewal or extension of this Lease for any further term; and (c) such tenancy may be terminated by Landlord upon the earlier of (i) thirty (30) days prior written notice
or (ii) the earliest date permitted by law as long as tenant has a minimum of twenty (20) days written notice. In such event, Base Monthly Rent for the first thirty (30) days of such holdover will be 125% of the Base Monthly Rental in
effect during the last month of the prior Term, and thereafter 200% of the Base Monthly Rental in effect during the last month of the prior Term. Such month-to-month tenancy will be subject to every other term, condition, and covenant contained in
this Lease. 

  
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 29.08 Notices. Any notice, request, demand, consent, approval or other communication
required or permitted under this Lease must be in writing and will be deemed to have been given when personally delivered and signed for by the recipient or upon receipt by the party to whom it was sent by certified mail or other receipted mail.
Either Landlord or Tenant may add additional addresses or change its address for purposes of receipt of any such communication by giving ten (10) days prior written notice of such change to the other party in the manner prescribed in this
Section 26.12. 
 29.09 Severability. If any provision of this Lease proves to be illegal, invalid or unenforceable, the
remainder of this Lease will not be affected by such finding, and in lieu of each provision of this Lease that is illegal, invalid or unenforceable, a provision will be added as a part of this Lease as similar in terms to such illegal, invalid or
unenforceable provision as may be possible and be legal, valid and enforceable. 
 29.10 Authority. The parties executing this Lease
on behalf of Tenant and Landlord represent that such party is authorized to do so by requisite action of the board of directors, or partners, as the case may be, and agree upon request to deliver to the other a resolution or similar document to that
effect. 
 29.11 Brokers. The parties represent and warrant to each other that there was no broker instrumental in consummating this
Lease, except Commercial Property Advisors, LLC, Cushman and Wakefield and Richard Barry Joyce & Partners for Tenant and that no conversations or negotiations were had with any broker or any other person concerning the rental of the Demised
Premises. Each party agrees to indemnify, defend and hold the other party harmless against a breach by it of the foregoing representation. 

29.12 Governing Law. This Lease will be governed by and construed pursuant to the laws of the State of New Jersey. 

29.13 Force Majeure. Landlord will have no liability to Tenant, nor will Tenant have any right to terminate this Lease or abate Rent or
assert a claim of partial or total actual or constructive eviction, because of Landlord’s failure to perform any of its obligations in the Lease if the failure is due to reasons beyond Landlord’s reasonable control, including, without
limitation, strikes or other labor difficulties; inability to obtain necessary governmental permits and approvals (including building permits or certificates of occupancy); unavailability or scarcity of materials; war; riot; civil insurrection;
accidents; acts of God; and governmental preemption in connection with a national emergency. If Landlord fails to perform its obligations because of any reasons beyond Landlord’s reasonable control (including those enumerated above), the period
for Tenant’s performance will be extended day for day for the duration of the cause of Landlord’s failure. 
 29.14 Late
Payments. Any payment of Rent, including Base Monthly Rent, which is not received within five (5) days after it is due will be subject to a late charge equal to five percent (5%) of the unpaid payment. This amount is in compensation of
Landlord’s additional cost of processing late payments. In addition, any Rent which is not paid when due, including Base Monthly Rent, will accrue interest at a late rate charge of fourteen (14%) percent per annum (but in no event in an
amount in excess of the maximum rate allowed by applicable law) from the date on which it was due until the date on which it is paid in full with accrued interest. 

  
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 29.15 Lease Submission. The submission of this Lease for examination does not constitute a
reservation of or option for the Demised Premises or any other space within the Building and shall vest no right in either party. This Lease shall become effective as a Lease only upon execution and legal delivery thereof by Landlord and Tenant.
This Lease may be executed in more than one counterpart, and each such counterpart shall be deemed to be an original document. 
 29.16
Binding Effect. The covenants, conditions and agreements contained in this Lease will bind and inure to the benefit of Landlord and Tenant and their respective heirs, distributees, executors, administrators, successors, and, except as otherwise
provided in this Lease, their assigns. 
 29.17 Certification. At any time and from time to time upon not less than ten (10 days
prior notice by Landlord to Tenant, Tenant agrees to execute, acknowledge and deliver to Landlord, or to anyone Landlord shall designate, statement of Tenant (or if Tenant is a corporation, an appropriate officer of Tenant) in writing certifying
(i)Tenant has accepted the Demised Premises, has made no advancement for or on behalf of the Landlord for which it has the right to deduct from or offset against future rentals as of the date of certification and the dates to which Rent has been
paid in advance, if any (ii) this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the modifications); (iii) Tenant has not discharged
or used and does not discharge or use any hazardous or toxic substance or waste at the Demised Premises or the Building; (iv)whether or not, to the best knowledge of the signor of such certificate, Landlord is in default in performance of any
covenant, agreement, term, provision or condition contained in this Lease and, if so, specifying each such default which the signer may have knowledge; and (v) as to any other matters as may reasonably be so requested; it being intended that
any such statement delivered pursuant hereto may be relied upon by any lessor under any ground or underlying lease or any lessee or mortgagee, or any prospective purchaser, lessee, mortgagee or assignee of any mortgage of the Building and/or the
Building of which the Demised Premises is a part or of Landlord’s interest therein. 
 29.18 Entire Agreement. This Lease,
contains the entire agreement of the parties and may only be amended by subsequent written agreement. No promise and or representations, except as contained in this Lease have been made to Tenant respecting the condition of the Demised Premises or
the manner of operating the Building. 
 Landlord and Tenant have executed this Lease as of the day and year first above written. 

 

							
	WITNESS:	 		 	ONE ARIN PARK
		 		 	Landlord
				
	  
	 		 	BY:	 	 /s/ Joseph Azzolina, Jr.

		 		 	Name:	 	Joseph Azzolina, Jr.
		 		 	Title:	 	Manager
				
		 		 	Dated:	 	1/30/12

  
 25 

							
		 		 	ACACIA COMMUNICATIONS, INC.
				
	  
	 		 	BY:	 	 /s/ Raj Shanmugaraj

		 		 	Name:	 	Raj Shanmugaraj
		 		 	Title:	 	President & CEO
				
		 		 	Dated:	 	1/23/12

  
 26 

 EXHIBIT A 

The following rules and regulations shall apply to the Demised Premises, the Building, the parking areas associated therewith, and the
appurtenances thereto: 
 1. Sidewalks, doorways, vestibules, halls, stairways, and other similar areas shall not be obstructed by tenants
or used by any tenant for purposes other than ingress and egress to and from their respective leased premises and for going from one to another part of the Building. 

2. Plumbing, fixtures and appliances shall be used only for the purposes for which designed, and no sweepings, rubbish, rags or other
unsuitable material shall be thrown or deposited therein. Damage resulting to any such fixtures or appliances from misuse by a tenant or its agents, employees or invitees, shall be paid by such tenant. 

3. No signs, advertisements or notices shall be painted or affixed on or to any windows or doors or other part of the Building without the
prior written consent of Landlord. No nails, hooks or screws shall be driven or inserted in any part of the Building except by Building maintenance personnel. No curtains or other window treatments shall be placed between the glass and the Building
standard window treatments. 
 4. Landlord shall provide all door locks in each tenant’s leased premises, at the cost of such tenant,
and no tenant shall place any additional door locks in its leased premises without Landlord’s prior written consent. Landlord shall furnish to each tenant a reasonable number of keys to such tenant’s leased premises, at such tenant’s
cost, and no tenant shall make a duplicate thereof. 
 5. Movement in or out of the Building of furniture or office equipment, or dispatch
or receipt by tenants of any bulky material, merchandise or materials which require use of elevators or stairways, or movement through the Building entrances or lobby shall be conducted under Landlord’s supervision at such times and in such a
manner as Landlord may reasonably require. Each tenant assumes all risks of and shall be liable for all damage to articles moved and injury to persons or public engaged or not engaged in such movement, including equipment, property and personnel of
Landlord if damaged or injured as a result of acts in connection with carrying out this service for such tenant. 
 6. Landlord may
prescribe weight limitations and determine the locations for safes and other heavy equipment or items, which shall in all cases be placed in the Building so as to distribute weight in a manner acceptable to Landlord which may include the use of such
supporting devices as Landlord may require. All damages to the Building caused by the installation or removal of any property of a tenant, or done by a tenant’s property while in the Building, shall be repaired at the expense of such tenant.

 7. Corridor doors, when not in use, shall be kept closed. Nothing shall be swept or thrown into the corridors, halls, elevator shafts or
stairways. No birds or animals shall be brought into or kept in, on or about any tenant’s leased premises. No portion of any tenant’s leased premises shall at any time be used or occupied as sleeping or lodging quarters. 

  
 27 

 8. Tenant shall cooperate with Landlord’s employees in keeping its leased premises neat and
clean. Tenants shall not employ any person for the purpose of such cleaning other than the Building’s cleaning and maintenance personnel. 

9. To ensure orderly operation of the Building, no ice, mineral or other water, towels, newspapers, etc. shall be delivered to any leased area
except by persons approved by Landlord. 
 10. Tenant shall not make or permit any vibration or improper, objectionable or unpleasant noises
or odors in the Building or otherwise interfere in any way with other tenants or persons having business with them. 
 11. No machinery of
any kind (other than normal office and warehouse equipment) shall be operated by any tenant on its leased area without Landlord’s prior written consent, nor shall any tenant use or keep in the Building any flammable or explosive fluid or
substance. 
 12. Landlord will not be responsible for lost or stolen personal property, money or jewelry from tenant’s leased premises
or public or common areas regardless of whether such loss occurs when the area is locked against entry or not. 
 13. No vending or
dispensing machines of any kind may be maintained in any leased premises without the prior written permission of Landlord. 
 14. Tenant
shall not conduct any activity on or about the Premises or Building which will draw pickets, demonstrators, or the like. 
 15. All vehicles
are to be currently licensed, in good operating condition, parked for business purposes having to do with Tenant’s business operated in the Demised Premises, parked within designated parking spaces, one vehicle to each space. No vehicle shall
be parked as a “billboard” vehicle in the parking lot. Any vehicle parked improperly may be towed away. Tenant, Tenant’s agents, employees, vendors and customers who do not operate or park their vehicles as required shall subject the
vehicle to being towed at the expense of the owner or driver. Landlord may place a “boot” on the vehicle to immobilize it and may levy a charge of $50.00 to remove the “boot.” Tenant shall indemnify, hold and save harmless
Landlord of any liability arising from the towing or booting of any vehicles belonging to a Tenant Party. 
 16. No tenant may enter into
phone rooms, electrical rooms, mechanical rooms, or other service areas of the Building unless accompanied by Landlord or the Building manager. 

  
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 Exhibit B 

LANDLORD’S WORK 
 Prior to the Rent
Commencement Date, Landlord will paint the Demised Premises and common hallway and clean the carpeting within the Demised Premises and in the common hallway. All work performed by Landlord to be done in a professional and workmanlike manner. 

All HVAC and electrical will be in good working order upon delivery to Tenant. 

  
 29 

 Exhibit C 

See Attached. 

  
 30 

 FIRST AMENDMENT TO LEASE 

THIS AGREEMENT is made as of November 19, 2012 between ONE ARIN PARK, LLC, having an address of 853 Highway 35, Middletown, New Jersey
07753 (hereinafter “Landlord”) and Acacia Communications, Inc., having an address of 1715 State Highway 35 North, Middletown, New Jersey 07748 (hereinafter “Tenant”): 

W I T N E S S E T H 
 WHEREAS,
the parties hereto executed a Lease dated January 1, 2012 for certain real estate located in an office building located at 1715 Highway 35 North, in the Township of Middletown, County of Monmouth, State of New Jersey. 

WHEREAS, in accordance with the terms of the aforesaid Lease, Tenant leases from Landlord approximately 2,200 rentable square feet (Suite
207); and 
 WHEREAS, the Tenant now wishes to lease an additional unit (Suite 102) consisting of approximately 915 square feet (the
“Additional Unit”) in pursuant to the terms set forth below; and 
 WHEREAS, the Landlord is desirous of leasing unto Tenant
aforesaid Additional Unit, as well as modifying the Lease in certain other respects. 
 NOW THEREFORE, in consideration of the foregoing,
the sum of one ($1.00) dollar the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 
 1.
Additional Unit. The Lease is hereby amended to provide that Tenant has leased from Landlord the Additional Unit in accordance with the terms of this First Amendment. The additional Unit consists of the space which is identified as Suite 102.
Upon execution of this First Amendment, the Lease is hereby amended to provide that the Additional Unit consists of approximately 915 rentable square feet. 

2. Term. The lease term for the Additional Unit shall commence on December 1, 2012 and shall expire on December 31, 2014.
Tenant may terminate the Additional Space upon 30 days written notice to the Landlord in accordance with the original lease terms. 
 3.
Rental. Base Rent for the Additional Unit shall be $1,258.13 per month for beginning November 19, 2012 and ending December 31, 2014. 

4. Common Area Maintenance, Taxes, Insurance and Percentage Rent. Tenant agrees to pay its proportionate share of common area
maintenance, taxes, insurance and percentage rent for the Additional Space in accordance with the treatment of same as set forth in the original Lease dated January 1, 2012. 

5. Ratification. Except as expressly altered, amended or modified herein, the parties hereto agree, ratify and affirm the terms of the
original Lease. Any conflicts between the original Lease and the First Amendment shall be resolved in favor of this First Amendment. 

  
 1 

 6. Tenant improvements: Tenant shall be permitted to make improvements to the premises
interior as required and approved by Landlord in writing. Tenant shall be permitted to remove the door and or wall to the common area hallway to allow access for its fixtures and equipment and install pressure piping and communication wiring leading
from its existing equipment located in suite 207 to suite 102. The improvements and installations must be submitted on an architectural plan and tenant must obtain the landlords written approval in accordance with the original lease terms. 

7. Landlord improvements: Landlord shall provide standard commercial carpeting or other commercial flooring as selected from a choice
of floor samples. If the tenant requires an upgrade, then the additional cost shall be at the tenants expense. The tenant shall make these improvements and the landlord shall credit the cost with a maximum amount of $1,600.00 to be credited to
tenant in the future monthly rents as determined by Landlord. 
 IN WITNESS WHEREOF, the parties hereto have signed this Lease Modification
Agreement as of the date first written above. 
  

							
	WITNESS:	 		 	ONE ARIN PARK, LLC
				
	 /s/ Suzanne Klinger
	 		 	by:	 	 /s/ Joseph Azzolina, Jr.

		 		 		 	Joseph Azzolina, Jr.
		 		 		 	Manager
			
		 		 	ACACIA COMMUNICATIONS, INC.
				
	  
	 		 	by:	 	 /s/ John Gavin

		 		 		 	 John Gavin

		 		 		 	VP CFO

  
 2

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