Document:

EXHIBIT 10.12

       

    

    
      LEASE

       

      BETWEEN

       

      THE IRVINE COMPANY LLC

       

      AND

       

      GHOST MEDIA GROUP, LLC

       

      
        1

        
          

      

      LEASE

       

      THIS LEASE is made as of November 11, 2013, by and between The Irvine Company LLC, a Delaware limited liability company, hereafter
        called “Landlord,” and Ghost Media Group, LLC, a Nevada limited liability company, hereafter called “Tenant.”

       

      ARTICLE 1.  BASIC LEASE PROVISIONS

       

      Each reference in this Lease to the “Basic Lease Provisions” shall mean and refer to the following collective terms, the application of
        which shall be governed by the provisions in the remaining Articles of this Lease.

       

      	
              1.

            	
              Tenant’s Trade Name:

            	
              N/A

            
	 	 	 
	
              2.

            	
              Premises:

            	
              Suite No. 100 (The Premises are more particularly described in Section 2.1).

            
	 	 	 
	

            	
              Address of Building:

            	
              41 Discovery, Irvine, CA 92618

            
	 	 	 
	

            	
              
                Project Description

              

            	
              Discovery Business Center (as shown on Exhibit Y to this Lease)

            

       

      

      
        	3.	Use of Premises: 	
                General office and for no other use.

              

        

        

        	4.	Estimated Commencement Date:

              	March 1, 2014

        

        

        	5.

              	Lease Term:	60 months, plus such additional days as may be required to cause this Lease to expire on the final day of the calendar month.

        

        

        	6.	
                Basic Rent:

              

      

       

      

      
        	
                Months of Term or Period

              	
                Monthly Rate Per Rentable

                Square Foot

              	
                Monthly Basic Rent

                (rounded to the nearest

                dollar)

              
	
                1 to 6

              	
                N/A

              	
                $26,668.00

              
	
                7 to 12

              	
                $1.19

              	
                $53,336.00

              
	
                13 to 24

              	
                $1.24

              	
                $55,577.00

              
	
                25 to 36

              	
                $1.30

              	
                $58,266.00

              
	
                37 to 48

              	
                $1.36

              	
                $60,955.00

              
	
                49 to 60

              	
                $1.42

              	
                $63,644.00

              

      

      

      

      Notwithstanding the above schedule of Basic Rent to the contrary, as long as Tenant is not in Default (as defined in Section 14.1) under this Lease, Tenant shall be entitled to an abatement of 3
        full calendar months of Basic Rent in the aggregate amount of S174,798.00 (i.e. $58,266.00 per month) (the “Abated Basic Rent”) for the initial 31st, 32nd, and 33rd full calendar months
        of the Term (the “Abatement Period”). In the event Tenant Defaults at any time during the Term, all Abated Basic Rent shall immediately become due and payable. The payment by Tenant of the
        Abated Basic Rent in the event of a Default shall not limit or affect any of Landlord’s other rights, pursuant to this Lease or at law or in equity. Only Basic Rent shall be abated during the Abatement Period and all other additional rent and other
        costs and charges specified in this Lease shall remain as due and payable pursuant to the provisions of this Lease.

       

      	7.	
              Expense Recovery Period: Every twelve month period during the Term (or portion thereof during the first and last Lease years) ending June 30.

            

       

      
        2

        
          

      

      	8.	
              Floor Area of Premises: approximately 44,820 rentable square feet

            

       

      Floor Area of Building: approximately 44,820 rentable square feet

       

      	9.	
              Security Deposit: $175,000.00

            

       

      	10.	
              Broker(s): Irvine Realty Company (“Landlord’s Broker”) and Travers Realty Corporation of Orange County. Inc. (“Tenant’s Broker”)

            

       

      	11.	
              Parking: 202 parking spaces, together with the “Additional Parking”, in accordance with the provisions set forth in Exhibit F to this
                Lease.

            

       

      	12.	
              Address for Payments and Notices:

            

       

      	
              LANDLORD

            	
              TENANT

            
	 	 
	
              Payment Address:

            	 
	
              THE IRVINE COMPANY LLC

              Department #1211

              Los Angeles, CA 90084-1211

            	
              GHOST MEDIA GROUP, LLC

              41 Discovery, 100

              Irvine, CA 92618

            
	 	 
	
              Notice Address:

            	 
	 	 
	
              THE IRVINE COMPANY LLC

              550 Newport Center Drive

              Newport Beach, CA 92660

              Attn:     Senior Vice President, Property Operations

              Irvine Office Properties

            	 
	 	 
	
              with a copy of notices to:

            	 
	 	 
	
              The Irvine Company LLC

              550 Newport Center Drive

              Newport Beach, CA, 92660

              Attn:     Senior Vice President, Property Operations

              Irvine Office Properties

            	 

      

      

      LIST OF LEASE EXHIBITS (All exhibits, riders and addenda attached to this Lease are hereby incorporated into and made a part of this Lease):

       

      
        	
                Exhibit A

              	
                Description of Premises

              
	
                Exhibit B

              	
                Operating Expenses

              
	
                Exhibit C

              	
                Utilities and Services

              
	
                Exhibit D

              	
                Tenant’s Insurance

              
	
                Exhibit E

              	
                Rules and Regulations

              
	
                Exhibit F

              	
                Parking

              
	
                Exhibit G

              	
                Additional Provisions

              
	
                Exhibit H

              	
                Hazardous Materials Disclosure Statement

              
	
                Exhibit I

              	
                [Intentionally Deleted]

              
	
                Exhibit J

              	
                Survey Form

              
	
                Exhibit X

              	
                Work Letter

              
	
                Exhibit Y

              	
                Project Description

              

      

      

      
        3

        
          

      

      ARTICLE 2.  PREMISES

       

      2.1.       Leased Premises. Landlord leases to Tenant and Tenant leases from Landlord the
        Premises shown in Exhibit A (the “Premises”), containing approximately the floor area set forth in Item 8 of the Basic Lease Provisions (the “Floor Area”). The Premises consist of all of the Floor Area of the building identified in Item 2 of the Basic Lease Provisions (the “Building”), which is a portion of the
        project described in Item 2 (the “Project”). Landlord and Tenant stipulate and agree that the Floor Area of Premises set forth in Item 8 of the Basic Lease Provisions is correct.

       

      2.2.       Acceptance of Premises. Tenant acknowledges that neither Landlord nor any
        representative of Landlord has made any representation or warranty with respect to the Premises, the Building or the Project or the suitability or fitness of either for any purpose, except as expressly set forth in Section 3 of Exhibit G attached
        hereto and elsewhere in this Lease. Tenant acknowledges that the flooring materials which may be installed within portions of the Premises located on the ground floor of the Building may be limited by the moisture content of the Building slab and
        underlying soils. The taking of possession or use of the Premises by Tenant for any purpose other than construction shall conclusively establish that the Premises and the Building were in satisfactory condition and in conformity with the provisions
        of this Lease in all respects, except for those matters which Tenant shall have brought to Landlord’s attention on a written punch list. The punch list shall be limited to any items required to be accomplished by Landlord under the Work Letter (if
        any) attached as Exhibit X, and shall be delivered to Landlord within 30 days after the Commencement Date (as defined herein). If there is no Work Letter, or if no items are required of Landlord under the Work Letter, by taking possession of the
        Premises Tenant accepts the improvements in their existing condition, and waives any right or claim against Landlord arising out of the condition of the Premises. Nothing contained in this Section 2.2 shall affect the commencement of the Term or
        the obligation of Tenant to pay rent. Landlord shall diligently complete all punch list items of which it is notified as provided above, but in no event longer than thirty (30) days after receipt from Tenant.

       

      ARTICLE 3.  TERM

       

      3.1.       General. The term of this Lease (“Term”) shall be for the period shown in Item 5 of the Basic Lease Provisions. The Term shall commence (“Commencement Date”) on the earlier of (a) the date the Premises
        are deemed “ready for occupancy” (as hereinafter defined) and possession thereof is delivered to Tenant, but not sooner than February 1, 2014, or (b) the date Tenant commences its regular business activities within the Premises. Promptly following
        request by Landlord, the parties shall memorialize on a form provided by Landlord (the “Commencement Memorandum”) the actual Commencement Date and the expiration date (“Expiration Date”) of this Lease; should Tenant fail to execute and return the Commencement Memorandum to Landlord within 10 business days (or provide specific written objections thereto within
        that period), then Landlord’s determination of the Commencement and Expiration Dates as set forth in the Commencement Memorandum shall be conclusive. The Premises shall be deemed “ready for occupancy” when Landlord, to the extent applicable, has
        substantially completed all the work required to be completed by Landlord pursuant to the Work Letter (if any) attached to this Lease but for minor punch list matters, and has obtained the requisite governmental approvals for Tenant’s occupancy in
        connection with such work.

       

      3.2.      Delay in Possession. If Landlord, for any reason whatsoever, cannot deliver
        possession of the Premises to Tenant on or before the Estimated Commencement Date set forth in Item 4 of the Basic Lease Provisions, this Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any resulting loss or damage
        However, Tenant shall not be liable for any rent until the Commencement Date occurs as provided in Section 3.1 above, except that if Landlord’s failure to substantially complete all work required of Landlord pursuant to Section 3.1(i) above is
        attributable to any action or inaction by Tenant (including without limitation any Tenant Delay described in the Work Letter, if any, attached to this Lease), then the Premises shall be deemed ready for occupancy, and Landlord shall be entitled to
        full performance by Tenant (including the payment of rent), as of the date Landlord would have been able to substantially complete such work and deliver the Premises to Tenant but for Tenant’s delay(s).

       

      
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      ARTICLE 4.  RENT AND OPERATING EXPENSES

       

      4.1.       Basic Rent. From and after the Commencement Date, Tenant shall pay to Landlord
        without deduction or offset a Basic Rent for the Premises in the total amount shown (including subsequent adjustments, if any) in Item 6 of the Basic Lease Provisions (the “Basic Rent”).
        if the Commencement Date is other than the first day of a calendar month, any rental adjustment shown In Item 6 shall be deemed to occur on the first day of the next calendar month following the specified monthly anniversary of the Commencement
        Date. The Basic Rent shall be due and payable in advance commencing on the Commencement Date and continuing thereafter on the first day of each successive calendar month of the Term, as prorated for any partial month. No demand, notice or invoice
        shall be required. An installment in the amount of 1 full month’s Basic Rent at the initial rate specified in Item 6 of the Basic Lease Provisions shall be delivered to Landlord concurrently with Tenant’s execution of this Lease and shall be
        applied against the Basic Rent first due hereunder; the next installment of Basic Rent shall be due on the first day of the second calendar month of the Term, which installment shall, if applicable, be appropriately prorated to reflect the amount
        prepaid for that calendar month.

       

      4.2.       Operating Expenses. Tenant shall pay Tenant’s Share of Operating Expenses in
        accordance with Exhibit B of this Lease.

       

      4.3.       Security Deposit. Concurrently with Tenant’s delivery of this Lease, Tenant
        shall deposit with Landlord the sum, if any, stated in Item 9 of the Basic Lease Provisions (the “Security Deposit”), to be held by Landlord as security for the full and faithful
        performance of Tenant’s obligations under this Lease, to pay any rental sums, including without limitation such additional rent as may be owing under any provision hereof, and to maintain the Premises as required by Sections 7.1 and 15.2 or any
        other provision of this Lease. Upon any breach of the foregoing obligations by Tenant, Landlord may apply all or part of the Security Deposit as full or partial compensation. If any portion of the Security Deposit is so applied, Tenant shall within
        5 days after written demand by Landlord deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount. Landlord shall not be required to keep the Security Deposit separate from its general funds, and
        Tenant shall not be entitled to interest on the Security Deposit. In no event may Tenant utilize all or any portion of the Security Deposit as a payment toward any rental sum due under this Lease. Any unapplied balance of the Security Deposit shall
        be returned to Tenant or, at Landlord’s option, to the last assignee of Tenant’s interest in this Lease within 30 days following the termination of this Lease and Tenant’s vacation of the Premises. Tenant hereby waives the provisions of Section
        1950.7 of the California Civil Code, or any similar or successor laws now or hereafter in effect, in connection with Landlord’s application of the Security Deposit to prospective rent that would have been payable by Tenant but for the early
        termination due to Tenant’s Default (as defined herein).

       

      Provided that no Default has occurred under any provision of this Lease at any time during the Term hereof, then upon the written request of Tenant given at any time following the expiration of the
        30th full calendar month of the Term, Landlord shall return a portion of the Security Deposit in the amount of $104,991.00 to Tenant in the form of credit(s) against Rent next coming due under this Lease.

       

      ARTICLE 5.  USES

       

      5.1.       Use. Tenant shall use the Premises only for the purposes stated in Item 3 of
        the Basic Lease Provisions and for no other use whatsoever The uses prohibited under this Lease shall include, without limitation, use of the Premises or a portion thereof for (i) offices of any agency or bureau of the United States or any state or
        political subdivision thereof; (ii) offices or agencies of any foreign governmental or political subdivision thereof; or (iii) schools, temporary employment agencies or other training facilities which are not ancillary to corporate, executive or
        professional office use. Tenant shall not do or permit anything to be done in or about the Premises which will in any way interfere with the rights or quiet enjoyment of other occupants of the Building or the Project, or use or allow the Premises
        to be used for any unlawful purpose, nor shall Tenant permit any nuisance or commit any waste in the Premises or the Project. Tenant shall not perform any work or conduct any business whatsoever in the Project other than inside the Premises. Tenant
        shall comply at its expense with all present and future laws, ordinances and requirements of all governmental authorities that pertain to Tenant or its use of the Premises. As of the date of this Lease, there has been no inspection of the Building
        and Project by a Certified Access Specialist as referenced in Section 1938 of the California Civil Code.

       

      
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      5.2.        Signs. Provided Tenant continues to occupy the entire Premises, Tenant shall
        have the exclusive right to 2 exterior “building top” signs on the Building for Tenant’s name and graphics in locations designated by Landlord, subject to Landlord’s right of prior
        approval that such exterior signage is in compliance with the Signage Criteria (defined below). Except as provided in the foregoing, and except for Landlord’s standard lobby directory and suite signage identifying Tenant’s name and/or logo, Tenant
        shall have no right to maintain signs in any location in, on or about the Premises, the Building or the Project and shall not place or erect any signs that are visible from the exterior of the Building. The size, design, graphics, material, style,
        color and other physical aspects of any permitted sign shall be subject to Landlords written determination, as determined reasonably by Landlord, prior to installation, that signage is in compliance with any covenants, conditions or restrictions
        encumbering the Premises and Landlord’s signage program for the Project, as in effect from time to time and approved by the City in which the Premises are located (“Signage Criteria”).
        Prior to placing or erecting any such signs, Tenant shall obtain and deliver to Landlord a copy of any applicable municipal or other governmental permits and approvals, except to Landlord’s standard suite signage. Tenant shall be responsible for
        all costs of any permitted sign, including, without limitation, the fabrication, installation, maintenance and removal thereof and the cost of any permits therefor, except that Landlord shall pay for the initial installation costs only of the
        standard lobby directory and suite signage. If Tenant fails to maintain its sign in good condition, or if Tenant fails to remove same upon termination of this Lease and repair and restore any damage caused by the sign or its removal, Landlord may
        do so at Tenant’s expense. Landlord shall have the right to temporarily remove any signs in connection with any repairs or maintenance in or upon the Building. The term “sign” as used in
        this Section shall include all signs, designs, monuments, displays, advertising materials, logos, banners, projected images, pennants, decals, pictures, notices, lettering, numerals or graphics. Tenant’s exterior signage rights under this Section
        5.2 belong solely to Ghost Media Group, LLC, a Nevada limited liability company, and any attempted assignment or transfer of such rights shall be void and of no force and effect.

       

      5.3.       Hazardous Materials. Tenant shall not generate, handle, store or dispose of
        hazardous or toxic materials (as such materials may be identified in any federal, state or local law or regulation) in the Premises or Project without the prior written consent of Landlord; provided that the foregoing shall not be deemed to
        proscribe the use by Tenant of customary office supplies in normal quantities so long as such use comports with all applicable laws. Tenant acknowledges that it has read, understands and, if applicable, shall comply with the provisions of Exhibit H
        to this Lease, if that Exhibit is attached.

       

      ARTICLE 6.  LANDLORD SERVICES

       

      6.1.        Utilities And Services. Landlord and Tenant shall be responsible to furnish
        those utilities and services to the Premises to the extent provided in Exhibit C, subject to the conditions and payment obligations and standards set forth in this Lease. Landlord shall not be liable for any failure to furnish any services or
        utilities when the failure is the result of any accident or other cause beyond Landlord’s reasonable control, nor shall Landlord be liable for damages resulting from power surges or any breakdown in telecommunications facilities or services.
        Landlord’s temporary inability to furnish any services or utilities shall not entitle Tenant to any damages, relieve Tenant of the obligation to pay rent or constitute a constructive or other eviction of Tenant, except that Landlord shall
        diligently attempt to restore the service or utility promptly However, if the Premises, or a material portion of the Premises, are made untenantable for a period in excess of 5 consecutive business days as a result of a service interruption that is
        reasonably within the control of Landlord to correct and through no fault of Tenant and for reasons other than as contemplated in Article 11, then Tenant, as its sole remedy, shall be entitled to receive an abatement of rent payable hereunder
        during the period beginning on the 6th consecutive business day of the service interruption and ending on the day the service has been restored. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the
        provision of services and utilities, and shall cooperate with all reasonable conservation practices established by Landlord. Landlord shall at all reasonable times have free access to all electrical and mechanical installations of Landlord.

       

      
        6

        
          

      

      6.2.       Operation and Maintenance of Common Areas. During the Term, Landlord shall
        operate all Common Areas within the Building and the Project. The term “Common Areas” shall mean all areas within the Building and other buildings in the Project which are not held for
        exclusive use by persons entitled to occupy space, including without limitation parking areas and structures, driveways, sidewalks, landscaped and planted areas, hallways and interior stairwells not located within the premises of any tenant, common
        electrical rooms, entrances and lobbies, elevators, and restrooms not located within the premises of any tenant.

       

      6.3.      Use of Common Areas. The occupancy by Tenant of the Premises shall include the
        use of the Common Areas in common with Landlord and with all others for whose convenience and use the Common Areas may be provided by Landlord, subject, however, to compliance with Rules and Regulations described in Article 17 below. Landlord shall
        at all times during the Term have exclusive control of the Common Areas, and may restrain or permit any use or occupancy, except as otherwise provided in this Lease or in Landlord’s rules and regulations. Tenant shall keep the Common Areas clear of
        any obstruction or unauthorized use related to Tenant’s operations. Landlord may temporarily close any portion of the Common Areas for repairs, remodeling and/or alterations, to prevent a public dedication or the accrual of prescriptive rights, or
        for any other reasonable purpose. Landlord’s temporary closure of any portion of the Common Areas for such purposes shall not deprive Tenant of reasonable access to the Premises.

       

      6.4.        Changes and Additions by Landlord. Landlord reserves the right to make
        alterations or additions to the Building or the Project or to the attendant fixtures, equipment and Common Areas, and such change shall not entitle Tenant to any abatement of rent or other claim against Landlord. No such change shall deprive Tenant
        of reasonable access to or use of the Premises.

       

      ARTICLE 7.  REPAIRS AND MAINTENANCE

       

      7.1.       Tenant’s Maintenance and Repair. Subject to Articles 11 and 12, Tenant at its
        sole expense shall make all repairs necessary to keep the Premises and all improvements and fixtures therein in good condition and repair, excepting ordinary wear and tear. Notwithstanding Section 7.2 below, Tenant’s maintenance obligation shall
        include without limitation all appliances, interior glass, doors, door closures, hardware, fixtures, electrical, plumbing, fire extinguisher equipment and other equipment installed in the Premises and all Alterations constructed by Tenant pursuant
        to Section 7.3 below, together with any supplemental HVAC equipment servicing only the Premises. All repairs and other work performed by Tenant or its contractors shall be subject to the terms of Sections 7.3 and 7.4 below. Alternatively, should
        Landlord or its management agent agree to make a repair on behalf of Tenant and at Tenant’s request, Tenant shall promptly reimburse Landlord as additional rent for all reasonable costs incurred (including the standard supervision fee) upon
        submission of an invoice.

       

      7.2.       Landlord’s Maintenance and Repair. Subject to Articles 11 and 12, Landlord
        shall provide service, maintenance and repair with respect to the heating, ventilating and air conditioning (“HVAC”) equipment of the Building (exclusive of any supplemental HVAC equipment
        servicing only the Premises) and shall maintain in good repair the Common Areas, roof, foundations, footings, the exterior surfaces of the exterior walls of the Building (including exterior glass), and the structural, electrical, mechanical and
        plumbing systems of the Building (including elevators, if any, serving the Building), except to the extent provided in Section 7.1 above. Landlord need not make any other improvements or repairs except as specifically required under this Lease, and
        nothing contained in this Section 7.2 shall limit Landlord’s right to reimbursement from Tenant for maintenance, repair costs and replacement costs as provided elsewhere in this Lease. Notwithstanding any provision of the California Civil Code or
        any similar or successor laws to the contrary, Tenant understands that it shall not make repairs at Landlord’s expense or by rental offset. Except as provided in Section 11.1 and Article 12 below, there shall be no abatement of rent and no
        liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements to any portion of the Building, including repairs to the Premises, nor shall any related
        activity by Landlord constitute an actual or constructive eviction; provided, however, that in making repairs, alterations or improvements, Landlord shall interfere as little as reasonably practicable with the conduct of Tenant’s business in the
        Premises. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932, and Sections 1941 and 1942 of the California Civil Code, or any similar or successor laws now or hereafter in effect.

       

      
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      7.3.      Alterations. Except for cosmetic alterations and projects that do not exceed
        $150,000.00 during any calendar year of the Term, that do not require a permit from the City of Irvine and that satisfy the criteria in the next following sentence (which cosmetic work shall require notice to Landlord but not Landlord’s consent),
        Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as “Alterations”) to the Premises without the prior written consent of Landlord.
        Landlord’s consent shall not be unreasonably withheld as long as the proposed Alterations do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, do not change
        the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (“Standard Improvements”). Landlord may impose, as a condition to its consent, any
        requirements that Landlord in its discretion may deem reasonable or desirable. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and electrical contractors for all Alterations work affecting the
        mechanical or electrical systems of the Building. Should Tenant perform any Alterations work that would necessitate any ancillary Building modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord.
        Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably acceptable to Landlord, and except for cosmetic Alterations not
        requiring a permit, Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail
        reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of the review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to
        by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Alterations shall be constructed in a good and workmanlike manner using
        materials of a quality reasonably approved by Landlord Unless Landlord otherwise agrees in writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as
        otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant
        given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by
        Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”), and to replace any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the
        time it requests approval for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion thereof, is a Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise
        Tenant in writing as to which portions of the subject Alterations are Required Removables. In connection with its removal of Required Removables, Tenant shall repair any damage to the Premises arising from that removal and shall restore the
        affected area to its pre-existing condition, reasonable wear and tear excepted.

       

      7.4.        Mechanic’s Liens. Tenant shall keep the Premises free from any liens arising
        out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause any such lien to be released by posting a bond in accordance with California Civil Code Section 8424 or
        any successor statute. In the event that Tenant shall not, within 15 days following the imposition of any lien, cause the lien to be released of record by payment or posting of a proper bond, Landlord shall have, in addition to all other available
        remedies, the right to cause the lien to be released by any means it deems proper, including payment of or defense against the claim giving rise to the lien. All expenses so incurred by Landlord, including Landlord’s attorneys’ fees, shall be
        reimbursed by Tenant promptly following Landlord’s demand, together with interest from the date of payment by Landlord at the maximum rate permitted by law until paid. Tenant shall give Landlord no less than 20 days’ prior notice in writing before
        commencing construction of any kind on the Premises.

       

      
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      7.5.        Entry and Inspection. Landlord shall at all reasonable times have the right to
        enter the Premises to inspect them, to supply services in accordance with this Lease, to make repairs and renovations as reasonably deemed necessary by Landlord, and to submit the Premises to prospective or actual purchasers or encumbrance holders
        (or, during the final twelve months of the Term or when an uncured Default exists, to prospective tenants), all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease, If
        reasonably necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs, alterations and additions. Except in emergencies or to provide Building services, Landlord shall provide Tenant with at least 24-hour prior
        verbal notice of entry and shall use reasonable efforts to minimize any interference with Tenant’s use of the Premises.

       

      ARTICLE 8.  [Intentionally Deleted]

       

      ARTICLE 9.  ASSIGNMENT AND SUBLETTING

       

      9.1.        Rights of Parties.

       

      (a)         Except as otherwise specifically provided in this Article 9, Tenant may not, either voluntarily or by operation of law, assign, sublet, encumber, or otherwise transfer all or any part
        of Tenant’s interest in this Lease, or permit the Premises to be occupied by anyone other than Tenant (each, a “Transfer”), without Landlord’s prior written consent, which consent shall
        not unreasonably be withheld in accordance with the provisions of Section 9.1(b). For purposes of this Lease, references to any subletting, sublease or variation thereof shall be deemed to apply not only to a sublease effected directly by Tenant,
        but also to a sub-subletting or an assignment of subtenancy by a subtenant at any level. Except as otherwise specifically provided in this Article 9, no Transfer (whether voluntary, involuntary or by operation of law) shall be valid or effective
        without Landlord’s prior written consent and, at Landlord’s election, such a Transfer shall constitute a material default of this Lease.

       

      (b)        Except as otherwise specifically provided in this Article 9, if Tenant or any subtenant hereunder desires to transfer an interest in this Lease, Tenant shall first notify Landlord in
        writing and shall request Landlord’s consent thereto. Tenant shall also submit to Landlord in writing: (i) the name and address of the proposed transferee; (ii) the nature of any proposed subtenant’s or assignee’s business to be carried on in the
        Premises; (iii) the terms and provisions of any proposed sublease or assignment (including without limitation the rent and other economic provisions, term, improvement obligations and commencement date); (iv) evidence that the proposed assignee or
        subtenant will comply with the requirements of Exhibit D to this Lease; and (v) any other information requested by Landlord and reasonably related to the Transfer. Landlord shall not unreasonably withhold its consent, provided: (1) the use of the
        Premises will be consistent with the provisions of this Lease and with Landlord’s commitment to other tenants of the Building and Project; (2) any proposed subtenant or assignee demonstrates that it is financially responsible by submission to
        Landlord of all reasonable information as Landlord may request concerning the proposed subtenant or assignee, including, but not limited to, a balance sheet of the proposed subtenant or assignee as of a date within 90 days of the request for
        Landlord’s consent and statements of income or profit and loss of the proposed subtenant or assignee for the two-year period preceding the request for Landlord’s consent; (3) the proposed assignee or subtenant is neither an existing tenant or
        occupant of the Building or Project with whom Landlord has been “actively negotiating” (as hereinafter defined) to expand or relocate within the Building or Project nor a prospective
        tenant with whom Landlord or Landlord’s affiliate has been actively negotiating to become a tenant at the Building or Project; and (4) the proposed transferee is not an SDN (as defined below) and will not impose additional burdens or security risks
        on Landlord. If Landlord consents to the proposed Transfer, then the Transfer may be effected within 90 days after the date of the consent upon the terms described in the information furnished to Landlord; provided that any material change in the
        terms shall be subject to Landlord’s consent as set forth in this Section 9.1(b). Landlord shall approve or disapprove any requested Transfer within 30 days following receipt of Tenant’s written notice and the information set forth above. Except in
        connection with a Permitted Transfer (as defined below), if Landlord approves the Transfer Tenant shall pay a transfer fee of $750.00 to Landlord concurrently with Tenant’s execution of a Transfer consent prepared by Landlord. As used herein, “actively negotiating” shall mean that Landlord and the existing or prospective tenant have exchanged written communications concerning the leased space in the Building or the Project within
        120 days prior to the date of Tenant’s request for Landlord’s consent.

       

      
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      (c)         Notwithstanding the provisions of Subsection (b) above, and except in connection with a “Permitted Transfer” (as defined
        below), in lieu of consenting to a proposed assignment of this Lease or to a proposed subletting of all or substantially all of the Premises for all or substantially all of the remainder of the Term, Landlord may elect to terminate this Lease in
        its entirety, such termination to be effective on the date that such proposed sublease or assignment would have commenced. Landlord may thereafter, at its option, assign or re-let any space so recaptured to any third party, including without
        limitation the proposed transferee identified by Tenant.

       

      (d)         Should any Transfer occur, Tenant shall, except in connection with a Permitted Transfer, promptly pay or cause to be paid to landlord, as additional rent, 50% of any amounts paid by the
        assignee or subtenant, however described and whether funded during or after the Lease Term, to the extent such amounts are in excess of the sum of (i) the scheduled Basic Rent payable by Tenant hereunder (or, in the event of a subletting of only a
        portion of the Premises, the Basic Rent allocable to such portion and (ii) the direct out-of-pocket costs, as evidenced by third party invoices provided to Landlord, incurred by Tenant to effect the Transfer (including, but not limited to, costs of
        tenant improvements, brokerage fees, moving allowances), which costs shall be amortized over the remaining Term of this Lease or, if shorter, over the term of the sublease.

       

      (e)         The sale of all or substantially all of the assets of Tenant (other than bulk sales in the ordinary course of business), the merger or consolidation of Tenant, the sale of Tenant’s
        capital stock, or any other direct or indirect change of control of Tenant, including, without limitation, change of control of Tenant’s parent company or a merger by Tenant or its parent company, shall be deemed a Transfer within the meaning and
        provisions of this Article. Notwithstanding the foregoing, Tenant may assign this Lease to a successor to Tenant by merger, consolidation or the purchase of substantially all of Tenant’s assets, or assign this Lease or sublet all or a portion of
        the Premises to an Affiliate (defined below), without the consent of Landlord but subject to the provisions of Section 9.2, provided that all of the following conditions are satisfied (a °Permitted Transfer”): (i) Tenant is not then in Default
        hereunder; (ii) Tenant gives Landlord written notice at least 10 business days before such Permitted Transfer; and (iii) the successor entity resulting from any merger or consolidation of Tenant or the sale of all or substantially all of the assets
        of Tenant, has a net worth (computed in accordance with generally accepted accounting principles, except that intangible assets such as goodwill, patents, copyrights, and trademarks shall be excluded in the calculation (“Net Worth”)) at the time of the Permitted Transfer that is at least equal to the Net Worth of Tenant immediately before the Permitted Transfer. Tenant’s notice to Landlord shall include reasonable information and
        documentation evidencing the Permitted Transfer and showing that each of the above conditions has been satisfied. If requested by Landlord, Tenant’s successor shall sign and deliver to Landlord a commercially reasonable form of assumption
        agreement. “Affiliate” shall mean an entity controlled by, controlling or under common control with Tenant.

       

      9.2.       Effect of Transfer. No subletting or assignment, even with the consent of
        Landlord, shall relieve Tenant, or any successor-in-interest to Tenant hereunder, of its obligation to pay rent and to perform all its other obligations under this Lease. Each assignee, other than Landlord, shall be deemed to assume all obligations
        of Tenant under this Lease and shall be liable jointly and severally with Tenant for the payment of all rent, and for the due performance of all of Tenant’s obligations, under this Lease. Such joint and several liability shall not be discharged or
        impaired by any subsequent modification or extension of this Lease. Consent by Landlord to one or more transfers shall not operate as a waiver or estoppel to the future enforcement by Landlord of its rights under this Lease.

       

      9.3.        Sublease Requirements. Any sublease, license, concession or other occupancy
        agreement entered into by Tenant shall be subordinate and subject to the provisions of this Lease, and if this Lease is terminated during the term of any such agreement, Landlord shall have the right to: (i) treat such agreement as cancelled and
        repossess the subject space by any lawful means, or (ii) require that such transferee attorn to and recognize Landlord as its landlord (or licensor, as applicable) under such agreement. Landlord shall not, by reason of such attornment or the
        collection of sublease rentals, be deemed liable to the subtenant for the performance of any of Tenant’s obligations under the sublease. If Tenant is in Default (hereinafter defined), Landlord is irrevocably authorized to direct any transferee
        under any such agreement to make all payments under such agreement directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such Default is cured. No collection or acceptance of rent by Landlord from any
        transferee shall be deemed a waiver of any provision of Article 9 of this Lease, an approval of any transferee, or a release of Tenant from any obligation under this Lease, whenever accruing. In no event shall Landlord’s enforcement of any
        provision of this Lease against any transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person.

       

      
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      ARTICLE 10.  INSURANCE AND INDEMNITY

       

      10.1.     Tenant’s Insurance. Tenant, at its sole cost and expense, shall provide and
        maintain in effect the insurance described in Exhibit D. Evidence of that insurance must be delivered to Landlord prior to the Commencement Date.

       

      10.2.     Landlord’s Insurance. Landlord shall provide the following types of insurance,
        with or without deductible and in amounts and coverages as may be determined by Landlord in its discretion: property insurance, subject to standard exclusions (such as, but not limited to, earthquake and flood exclusions), covering the Building or
        Project. In addition, Landlord may, at its election, obtain insurance coverages for such other risks as Landlord or its Mortgagees may from time to time deem appropriate, including earthquake and commercial general liability coverage. Landlord
        shall not be required to carry insurance of any kind on any tenant improvements or Alterations in the Premises installed by Tenant or its contractors or otherwise removable by Tenant (collectively, “Tenant Installations”), or on any trade fixtures, furnishings, equipment, interior plate glass, signs or items of personal property in the Premises, and Landlord shall not be obligated to repair or replace any of the foregoing
        items should damage occur. All proceeds of insurance maintained by Landlord upon the Building and Project shall be the property of Landlord, whether or not Landlord is obligated to or elects to make any repairs.

       

      10.3.    Tenant’s Indemnity. To the fullest extent permitted by law, but subject to
        Section 10.5 below, Tenant shall defend, indemnify and hold harmless Landlord and Landlord’s agents, employees, lenders, and affiliates, from and against any and all negligence, claims, liabilities, damages, costs or expenses arising either before
        or after the Commencement Date which arise from or are caused by Tenant’s use or occupancy of the Premises, the Building or the Common Areas of the Project, or from the conduct of Tenant’s business, or from any activity, work, or thing done,
        permitted or suffered by Tenant or Tenant’s agents, employees, subtenants, vendors, contractors, invitees or licensees in or about the Premises, the Building or the Common Areas of the Project, or from any Default in the performance of any
        obligation on Tenant’s part to be performed under this Lease, or from any act, omission or negligence on the part of Tenant or Tenant’s agents, employees, subtenants, vendors, contractors, invitees or licensees. Landlord may, at its option, require
        Tenant to assume Landlord’s defense in any action covered by this Section 10.3 through counsel reasonably satisfactory to Landlord. Notwithstanding the foregoing, Tenant shall not be obligated to indemnify Landlord against any liability or expense
        to the extent it is ultimately determined that the same was caused by the sole negligence or willful misconduct of Landlord, its agents, contractors or employees.

       

      10.4.     Landlord’s Nonliability. Landlord shall not be liable to Tenant, its employees,
        agents and invitees, and Tenant hereby waives all claims against Landlord, its employees and agents for loss of or damage to any property, or any injury to any person, resulting from any condition including, but not limited to, acts or omissions
        (criminal or otherwise) of third parties and/or other tenants of the Project, or their agents, employees or invitees, fire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak or flow from or into any part of the
        Premises or from the breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, electrical works or other fixtures in the Building, whether the damage or injury results from conditions
        arising in the Premises or in other portions of the Building, regardless of the negligence of Landlord, its agents or any and all affiliates of Landlord in connection with the foregoing. It is understood that any such condition may require the
        temporary evacuation or closure of all or a portion of the Building. Should Tenant elect to receive any service from a concessionaire, licensee or third party tenant of Landlord, Tenant shall not seek recourse against Landlord for any breach or
        liability of that service provider. Notwithstanding anything to the contrary contained in this Lease, in no event shall Landlord be liable for Tenant’s loss or interruption of business or income (including without limitation, Tenant’s consequential
        damages, lost profits or opportunity costs), or for interference with light or other similar intangible interests.

       

      
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      10.5.     Waiver of Subrogation. Landlord and Tenant each hereby waives all rights of
        recovery against the other on account of loss and damage occasioned to the property of such waiving party to the extent that the waiving party is entitled to proceeds for such loss and damage under any property insurance policies carried or
        otherwise required to be carried by this Lease; provided however, that the foregoing waiver shall not apply to the extent of Tenant’s obligation to pay deductibles under any such policies and this Lease. By this waiver it is the intent of the
        parties that neither Landlord nor Tenant shall be liable to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage insured against under any property insurance policies, even though such loss or
        damage might be occasioned by the negligence of such party, its agents, employees, contractors or invitees. The foregoing waiver by Tenant shall also inure to the benefit of Landlord’s management agent for the Building.

       

      ARTICLE 11.  DAMAGE OR DESTRUCTION

       

      11.1.       Restoration.

       

      (a)         If the Building of which the Premises are a part is damaged as the result of an event of casualty, then subject to the provisions below, Landlord shall repair that damage as soon as
        reasonably possible unless Landlord reasonably determines that: (i) the Premises have been materially damaged and there is less than 1 year of the Term remaining on the date of the casualty; (ii) any Mortgagee (defined in Section 13.1) requires
        that the insurance proceeds be applied to the payment of the mortgage debt; or (iii) proceeds necessary to pay the full cost of the repair are not available from Landlord’s insurance, including without limitation earthquake insurance. Should
        Landlord elect not to repair the damage for one of the preceding reasons, Landlord shall so notify Tenant in the “Casualty Notice” (as defined below), and this Lease shall terminate as of the date of delivery of that notice.

       

      (b)         As soon as reasonably practicable following the casualty event but not later than 60 days thereafter, Landlord shall notify Tenant in writing (“Casualty Notice”) of Landlord’s election, if applicable, to terminate this Lease. If this Lease is not so terminated, the Casualty Notice shall set forth the anticipated period for repairing the casualty damage. If the
        anticipated repair period exceeds 270 days and if the damage is so extensive as to reasonably prevent Tenant’s substantial use and enjoyment of the Premises, then either party may elect to terminate this Lease by written notice to the other within
        10 days following delivery of the Casualty Notice.

       

      (c)          In the event that neither Landlord nor Tenant terminates this Lease pursuant to Section 11.1(b), Landlord shall repair all material damage to the Premises or the Building as soon as
        reasonably possible and this Lease shall continue in effect for the remainder of the Term. Upon notice from Landlord, Tenant shall assign or endorse over to Landlord (or to any party designated by Landlord) all property insurance proceeds payable
        to Tenant under Tenant’s insurance with respect to any Tenant Installations; provided if the estimated cost to repair such Tenant Installations exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, the
        excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repairs. Within 15 days of demand, Tenant shall also pay Landlord for any additional excess costs that are determined during the performance of the
        repairs to such Tenant Installations.

       

      (d)         From and after the 6th business day following the casualty event, the rental to be paid under this Lease
        shall be abated in the same proportion that the Floor Area of the Premises that is rendered unusable by the damage from time to time bears to the total Floor Area of the Premises.

       

      (e)         Notwithstanding the provisions of subsections (a), (b) and (c) of this Section 11.1, but subject to Section 10.5, the cost of any repairs shall be borne by Tenant, and Tenant shall not
        be entitled to rental abatement or termination rights, if the damage is due to the fault or neglect of Tenant or its employees, subtenants, contractors, invitees or representatives. In addition, the provisions of this Section 11.1 shall not be
        deemed to require Landlord to repair any Tenant Installations, fixtures and other items that Tenant is obligated to insure pursuant to Exhibit D or under any other provision of this Lease.

       

      
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      11.2.      Lease Governs. Tenant agrees that the provisions of this Lease, including
        without limitation Section 11.1, shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law.

       

      ARTICLE 12.  EMINENT DOMAIN

       

      Either party may terminate this Lease if any material part of the Premises is 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 Project which would have a material adverse effect on
        Landlord’s ability to profitably operate the remainder of the Building. The termination shall be effective as of the effective date of any order granting possession to, or vesting legal title in, the condemning authority. If this Lease is not
        terminated, Basic Rent and Tenant’s Share of Operating Expenses shall be appropriately adjusted to account for any reduction in the square footage of the Building or Premises. All compensation awarded for a Taking shall be the property of Landlord
        and the right to receive compensation or proceeds in connection with a Taking are expressly waived by Tenant; provided, however, Tenant may file a separate claim for Tenant’s personal property and Tenant’s reasonable relocation expenses, provided
        the filing of the claim does not diminish the amount of Landlord’s award. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the
        Premises as nearly as practicable to the condition immediately prior to the Taking. Tenant agrees that the provisions of this Lease shall govern any Taking and shall accordingly supersede any contrary statute or rule of law.

       

      ARTICLE 13.  SUBORDINATION; ESTOPPEL CERTIFICATE

       

      13.1.     Subordination. 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 Project, 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 and attornment agreement in favor of the Mortgagee, provided such agreement provides a non-disturbance covenant benefiting Tenant. Alternatively, a
        Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. Upon request, Tenant, without charge, shall attorn to any successor to Landlord’s interest in this Lease in the event of a foreclosure of any mortgage. Tenant
        agrees that any purchaser at a foreclosure sale or lender taking title under a deed in lieu of foreclosure shall not be responsible for any act or omission of a prior landlord, shall not be subject to any offsets or defenses Tenant may have against
        a prior landlord, and shall not be liable for the return of the Security Deposit not actually recovered by such purchaser nor bound by any rent paid in advance of the calendar month in which the transfer of title occurred; provided that the
        foregoing shall not release the applicable prior landlord from any liability for those obligations. Tenant acknowledges that Landlord’s Mortgagees and their successors-in-interest are intended third party beneficiaries of this Section 13.1.

       

      13.2.     Estoppel Certificate. Tenant shall, within 10 days after receipt of a written
        request from Landlord, execute and deliver a commercially reasonable estoppel certificate in favor of those parties as are reasonably requested, Landlord (including a Mortgagee or a prospective purchaser of the Building or the Project).

       

      ARTICLE 14.  DEFAULTS AND REMEDIES

       

      14.1.      Tenant’s Defaults. In addition to any other event of default set forth in this
        Lease, the occurrence of any one or more of the following events shall constitute a “Default” by Tenant:

       

      
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      (a)         The failure by Tenant to make any payment of Rent required to be made by Tenant, as and when due, where the failure continues for a period of 5 days after written notice from Landlord
        to Tenant. The term “Rent” as used in this Lease shall be deemed to mean the Basic Rent and all other sums required to be paid by Tenant to Landlord pursuant to the terms of this Lease.

       

      (b)        The assignment, sublease, encumbrance or other Transfer of the Lease by Tenant, either voluntarily or by operation of law, whether by judgment, execution, transfer by intestacy or
        testacy, or other means, without the prior written consent of Landlord unless otherwise authorized in Article 9 of this Lease.

       

      (c)          The discovery by Landlord that any financial statement provided by Tenant, or by any affiliate, successor or guarantor of Tenant, was materially false.

       

      (d)        Except where a specific time period is otherwise set forth for Tenant’s performance in this Lease (in which event the failure to perform by Tenant within such time period shall be a
        Default), the failure or inability by Tenant to observe or perform any of the covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in any other subsection of this Section 14.1, where the failure
        continues for a period of 30 days after written notice from Landlord to Tenant. However, if the nature of the failure is such that more than 30 days are reasonably required for its cure, then Tenant shall not be deemed to be in Default if Tenant
        commences the cure within 30 days, and thereafter diligently pursues the cure to completion.

       

      The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law, and Landlord shall not be required to give any additional notice under California Code
        of Civil Procedure Section 1161, or any successor statute, in order to be entitled to commence an unlawful detainer proceeding.

       

      14.2.      Landlord’s Remedies.

       

      

      (a)          Upon the occurrence of any Default by Tenant, then in addition to any other remedies available to Landlord, Landlord may exercise the following remedies:

       

      (i)          Landlord may terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of
        the Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all persons and property. Landlord shall also be
        entitled to recover from Tenant:

       

      (1)         The worth at the time of award of the unpaid Rent which had been earned at the time of termination:

       

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

       

      (3)         The worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such loss that Tenant proves could be
        reasonably avoided;

       

      (4)        Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary
        course of things would be likely to result from Tenant’s default, including, but not limited to, the cost of recovering possession of the Premises, commissions and other expenses of reletting, including necessary repair, renovation, improvement and
        alteration of the Premises for a new tenant, reasonable attorneys’ fees, and any other reasonable costs; and

       

      
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      (5)         At Landlord’s election, all other amounts in addition to or in lieu of the foregoing as may be permitted by law. Any sum, other than Basic Rent, shall be computed on the basis of the
        average monthly amount accruing during the 24 month period immediately prior to Default, except that if it becomes necessary to compute such rental before the 24 month period has occurred, then the computation shall be on the basis of the average
        monthly amount during the shorter period. As used in subparagraphs (1) and (2) above, the “worth at the time of award” shall be computed by allowing interest at the rate of 10% per annum.
        As used in subparagraph (3) above, the “worth at the time of award” shall be computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at the
        time of award plus 1%.

       

      (ii)        Landlord may elect not to terminate Tenant’s right to possession of the Premises, in which event Landlord may continue to enforce all of its rights and remedies under this Lease,
        including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet the Premises, or the appointment of a receiver to protect the Landlord’s interests under this Lease, shall not constitute a
        termination of the Tenant’s right to possession of the Premises. In the event that Landlord elects to avail itself of the remedy provided by this subsection (ii), Landlord shall not unreasonably withhold its consent to an assignment or subletting
        of the Premises subject to the reasonable standards for Landlord’s consent as are contained in this Lease.

       

      (b)        The various rights and remedies reserved to Landlord in this Lease or otherwise shall be cumulative and, except as otherwise provided by California law, Landlord may pursue any or all of
        its rights and remedies at the same time. No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right or remedy or of any breach or Default by Tenant. The acceptance by Landlord of rent shall not be
        a (i) waiver of any preceding breach or Default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular rent accepted, regardless of Landlord’s knowledge of the preceding breach or Default at the time of
        acceptance of rent, or (ii) a waiver of Landlord’s right to exercise any remedy available to Landlord by virtue of the breach or Default. The acceptance of any payment from a debtor in possession, a trustee, a receiver or any other person acting on
        behalf of Tenant or Tenant’s estate shall not waive or cure a Default under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser amount than the rent required by this Lease shall be deemed to be other than a partial payment on
        account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction and Landlord shall accept the check or payment without prejudice to Landlord’s right to recover the
        balance of the rent or pursue any other remedy available to it. Tenant hereby waives any right of redemption or relief from forfeiture under California Code of Civil Procedure Section 1174 or 1179, or under any successor statute, in the event this
        Lease is terminated by reason of any Default by Tenant. No act or thing done by Landlord or Landlord’s agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid unless
        in writing and signed by Landlord. No employee of Landlord or of Landlord’s agents shall have any power to accept the keys to the Premises prior to the termination of this Lease, and the delivery of the keys to any employee shall not operate as a
        termination of the Lease or a surrender of the Premises.

       

      14.3.      Late Payments. Any Rent due under this Lease that is not paid to Landlord
        within 5 business days of the date when due shall bear interest at the maximum rate permitted by law from the date due until fully paid. The payment of interest shall not cure any Default by Tenant under this Lease. In addition, Tenant acknowledges
        that the late payment by Tenant to Landlord of rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Those costs may include, but are not
        limited to, administrative, processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any rent due from Tenant shall not be
        received by Landlord or Landlord’s designee within 5 business days after the date due, then Tenant shall pay to Landlord, in addition to the interest provided above, a late charge for each delinquent payment equal to the greater of (i) 5% of that
        delinquent payment or (ii) $100.00. Acceptance of a late charge by Landlord shall not constitute a waiver of Tenant’s Default with respect to the overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies.

       

      
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      14.4.     Right of Landlord to Perform. If Tenant is in Default of any of its obligations
        under the Lease, Landlord shall have the right to perform such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with an administrative charge equal to 10% of the cost of the work performed by
        Landlord.

       

      14.5.      Default by Landlord. Landlord shall not be deemed to be in default in the
        performance of any obligation under this Lease unless and until it has failed to perform the obligation within 30 days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure, provided,
        however, that if the nature of Landlord’s obligation is such that more than 30 days are required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the 30 day period and thereafter diligently
        pursues the cure to completion. Tenant hereby waives any right to terminate or rescind this Lease as a result of any default by Landlord hereunder or any breach by Landlord of any promise or inducement relating hereto, and Tenant agrees that its
        remedies shall be limited to a suit for actual damages and/or injunction and shall in no event include any consequential damages, lost profits or opportunity costs.

       

      14.6.      Expenses and Legal Fees. Should either Landlord or Tenant bring any action int
        connection with this Lease, the prevailing party shall be entitled to recover as a part of the action its reasonable attorneys’ fees, and all other reasonable costs The prevailing party for the purpose of this paragraph shall be determined by the
        trier of the facts.

       

      14.7.      Waiver of Jury Trial/Judicial Reference.

       

      (a)        LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHT TO TRIAL BY JURY,
          AND EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES,
          AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE.

       

      (b)         In the event that the jury waiver provisions of Section 14.7 (a) are not enforceable under California law, then, unless otherwise agreed to by the parties, the provisions of this
        Section 14.7 (b) shall apply. Landlord and Tenant agree that any disputes arising in connection with this Lease (including but not limited to a determination of any and all of the issues in such dispute, whether of fact or of law) shall be resolved
        (and a decision shall be rendered) by way of a general reference as provided for in Part 2, Title 8, Chapter 6 (§§ 638 et. seq.) of the California Code of Civil Procedure, or any successor California statute governing resolution of disputes by a
        court appointed referee. Nothing within this Section 14.7 shall apply to an unlawful detainer action.

       

      14.8.     Satisfaction of Judgment. The obligations of Landlord do not constitute the
        personal obligations of the individual partners, trustees, directors, officers, members or shareholders of Landlord or its constituent partners or members. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied
        only from the interest of Landlord in the Project and out of the rent or other income from such property receivable by Landlord, and no action for any deficiency may be sought or obtained by Tenant.

       

      
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      ARTICLE 15.  END OF TERM

       

      15.1.      Holding Over. If Tenant holds over for any period after the Expiration Date (or
        earlier termination of the Term) without the prior written consent of Landlord, such tenancy shall constitute a tenancy at sufferance only and a Default by Tenant; such holding over with the prior written consent of Landlord shall constitute a
        month-to-month tenancy commencing on the 1st day following the termination of this Lease and terminating 30 days following delivery of written notice of termination by
        either Landlord or Tenant to the other. In either of such events, possession shall be subject to all of the terms of this Lease, except that the monthly rental shall be 150% of the total monthly rental for the month immediately preceding the date
        of termination, subject to Landlord’s right to modify same upon 30 days notice to Tenant. The acceptance by Landlord of monthly hold-over rental in a lesser amount shall not constitute a waiver of Landlord’s right to recover the full amount due
        unless otherwise agreed In writing by Landlord. If Tenant fails to surrender the Premises upon the expiration of this Lease despite demand to do so by Landlord, Tenant shall indemnify and hold Landlord harmless from all loss or liability, including
        without limitation, any claims made by any succeeding tenant relating to such failure to surrender. The foregoing provisions of this Section 15.1 are in addition to and do not affect Landlord’s right of re-entry or any other rights of Landlord
        under this Lease or at law.

       

      15.2.     Surrender of Premises; Removal of Property. Upon the Expiration Date or upon any
        earlier termination of this Lease, Tenant shall quit and surrender possession of the Premises to Landlord in as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear and
        repairs which are Landlord’s obligation excepted, and shall remove or fund to Landlord the cost of removing all wallpapering, voice and/or data transmission cabling installed by or for Tenant and Required Removables, together with all personal
        property and debris, and shall perform all work required under Section 7.3 of this Lease. If Tenant shall fail to comply with the provisions of this Section 15.2, Landlord may effect the removal and/or make any repairs, and the cost to Landlord
        shall be additional rent payable by Tenant upon demand.

       

      ARTICLE 16.  PAYMENTS AND NOTICES

       

      All sums payable by Tenant to Landlord shall be paid, without deduction or offset, in lawful money of the United States to Landlord at its address set forth in Item 12 of the Basic Lease
        Provisions, or at any other place as Landlord may designate in writing. Unless this Lease expressly provides otherwise, as for example in the payment of rent pursuant to Section 4.1, all payments shall be due and payable within 5 days after demand.
        All payments requiring proration shall be prorated on the basis of the number of days in the pertinent calendar month or year, as applicable. Any notice, election, demand, consent, approval or other communication to be given or other document to be
        delivered by either party to the other may be delivered to the other party, at the address set forth in Item 12 of the Basic Lease Provisions, by personal service, or by any courier or “overnight” express mailing service. Either party may, by
        written notice to the other, served in the manner provided in this Article, designate a different address. The refusal to accept delivery of a notice, or the inability to deliver the notice (whether due to a change of address for which notice was
        not duly given or other good reason), shall be deemed delivery and receipt of the notice as of the date of attempted delivery. If more than one person or entity is named as Tenant under this Lease, service of any notice upon any one of them shall
        be deemed as service upon all of them.

       

      ARTICLE 17.  RULES AND REGULATIONS

       

      Tenant agrees to comply with the Rules and Regulations attached as Exhibit E, and any reasonable and nondiscriminatory amendments, modifications and/or additions as may be adopted and published by
        written notice to tenants by Landlord for the safety, care, security, good order, or cleanliness of the Premises, Building, Project and/or Common Areas Landlord shall not be liable to Tenant for any violation of the Rules and Regulations or the
        breach of any covenant or condition in any lease or any other act or conduct by any other tenant, and the same shall not constitute a constructive eviction hereunder. One or more waivers by Landlord of any breach of the Rules and Regulations by
        Tenant or by any other tenant(s) shall not be a waiver of any subsequent breach of that rule or any other. Tenant’s failure to keep and observe the Rules and Regulations shall constitute a default under this Lease. In the case of any conflict
        between the Rules and Regulations and this Lease, this Lease shall be controlling.

       

      
        17

        
          

      

      ARTICLE 18.  BROKER’S COMMISSION

       

      The parties recognize as the broker(s) who negotiated this Lease the firm(s) whose name(s) is (are) stated in Item 10 of the Basic Lease Provisions, and agree that Landlord shall be responsible for
        the payment of brokerage commissions to those broker(s) unless otherwise provided in this Lease. It is understood that Landlord’s Broker represents only Landlord in this transaction and Tenant’s Broker (if any) represents only Tenant. Each party
        warrants that it has had no dealings with any other real estate broker or agent in connection with the negotiation of this Lease, and agrees to indemnify and hold the other party harmless from any cost, expense or liability (including reasonable
        attorneys’ fees) for any compensation, commissions or charges claimed by any other real estate broker or agent employed or claiming to represent or to have been employed by the indemnifying party in connection with the negotiation of this Lease.
        The foregoing agreement shall survive the termination of this Lease.

       

      ARTICLE 19.  TRANSFER OF LANDLORD’S INTEREST

       

      In the event of any transfer of Landlord’s interest in the Premises, the transferor shall be automatically relieved of all obligations on the part of Landlord accruing under this Lease from and
        after the date of the transfer, provided that Tenant is duly notified of the transfer. Any funds held by the transferor in which Tenant has an interest, including without limitation, the Security Deposit, shall be turned over, subject to that
        interest, to the transferee. No Mortgagee to which this Lease is or may be subordinate shall be responsible in connection with the Security Deposit unless the Mortgagee actually receives the Security Deposit. It is intended that the covenants and
        obligations contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their respective successive periods of ownership.

       

      ARTICLE 20.  INTERPRETATION

       

      20.1.      Number. Whenever the context of this Lease requires, the words “Landlord” and “Tenant” shall include the plural as well as the singular.

       

      20.2.      Headings. The captions and headings of the articles and sections of this Lease
        are for convenience only, are not a part of this Lease and shall have no effect upon its construction or interpretation.

       

      20.3.      Joint and Several Liability. If more than one person or entity is named as
        Tenant, the obligations imposed upon each shall be joint and several and the act of or notice from, or notice or refund to, or the signature of, any one or more of them shall be binding on all of them with respect to the tenancy of this Lease,
        including, but not limited to, any renewal, extension, termination or modification of this Lease.

       

      20.4.     Successors. Subject to Sections 13.1 and 22.3 and to Articles 9 and 19 of this
        Lease, all rights and liabilities given to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section 20.4 is intended, or shall be
        construed, to grant to any person other than Landlord and Tenant and their successors and assigns any rights or remedies under this Lease.

       

      20.5.      Time of Essence. Time is of the essence with respect to the performance of
        every provision of this Lease in which time of performance is a factor.

       

      20.6.     Controlling Law/Venue. This Lease
        shall be governed by and interpreted in accordance with the laws of the State of California. Should any litigation be commenced between the parties in connection with this Lease, such action shall be prosecuted in the applicable State Court of
        California in the county in which the Building is located.

       

      20.7.     Severability. If any term or provision of this Lease, the deletion of which
        would not adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this Lease shall not be
        affected and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law.

       

      
        18

        
          

      

      20.8.     Waiver. One or more waivers by Landlord or Tenant of any breach of any term,
        covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any act by one of the parties shall not be deemed to render unnecessary the obtaining of
        that party’s consent to any subsequent act. No breach of this Lease shall be deemed to have been waived unless the waiver is in a writing signed by the waiving party.

       

      20.9.     Inability to Perform. In the event that either party shall be delayed or
        hindered in or prevented from the performance of any work or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be
        excused for the period of the delay and the time for performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section 20.9 shall not operate to excuse Tenant from the prompt payment of Rent.

       

      20.10.   Entire Agreement. This Lease and its exhibits and other attachments cover in full
        each and every agreement of every kind between the parties concerning the Premises, the Building, and the Project, and all preliminary negotiations, oral agreements, understandings and/or practices, except those contained in this Lease, are
        superseded and of no further effect. Tenant waives its rights to rely on any representations or promises made by Landlord or others which are not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the
        provisions of this Lease, any statute, law, or custom to the contrary notwithstanding.

       

      20.11.    Quiet Enjoyment. Upon the observance and performance of all the covenants, terms
        and conditions on Tenant’s part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall have the right of quiet enjoyment and use of the Premises for the Term without hindrance or interruption by Landlord or
        any other person claiming by or through Landlord.

       

      20.12.   Survival. All covenants of Landlord or Tenant which reasonably would be intended
        to survive the expiration or sooner termination of this Lease, including without limitation any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the respective parties and their
        successors and assigns.

       

      ARTICLE 21.  EXECUTION AND RECORDING

       

      21.1.     Counterparts; Digital Signatures. This Lease may be executed in one or more
        counterparts, each of which shall constitute an original and all of which shall be one and the same agreement. The parties agree to accept a digital image (including but not limited to an image in the form of a PDF, JPEG, GIF file, or other
        e-signature) of this Lease, if applicable, reflecting the execution of one or both of the parties, as a true and correct original.

       

      21.2.     Corporate and Partnership Authority. If Tenant is a corporation, limited
        liability company or partnership, each individual executing this Lease on behalf of the entity represents and warrants that such individual is duly authorized to execute and deliver this Lease and that this Lease is binding upon the corporation,
        limited liability company or partnership in accordance with its terms. Tenant shall, at Landlord’s request, deliver a certified copy of its organizational documents or an appropriate certificate authorizing or evidencing the execution of this
        Lease.

       

      21.3.     Execution of Lease; No Option or Offer. The submission of this Lease to Tenant
        shall be for examination purposes only, and shall not constitute an offer to or option for Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord, notwithstanding any time
        interval, until Landlord has in fact executed and delivered this Lease to Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant.

       

      21.4.      Recording. Tenant shall not record this Lease without the prior written consent
        of Landlord. Tenant, upon the request of Landlord, shall execute and acknowledge a “short form” memorandum of this Lease for recording purposes.

       

      
        19

        
          

      

      21.5.      Amendments. No amendment or mutual termination of this Lease shall be effective
        unless in writing signed by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal arrangements, business dealings or other course of conduct by or between the parties
        shall be deemed to modify this Lease in any respect.

       

      ARTICLE 22.  MISCELLANEOUS

       

      22.1.     Nondisclosure of Lease Terms. Tenant acknowledges that the content of this Lease
        and any related documents are confidential information. Except to the extent disclosure is required by law, Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or
        entity other than Tenant’s financial, legal and space-planning consultants, provided, however, that Tenant may disclose the terms to prospective subtenants or assignees under this Lease or pursuant to legal requirement.

       

      22.2.    Tenant’s Financial Statements. The application, financial statements and tax
        returns, if any, submitted and certified to by Tenant as an accurate representation of its financial condition have been prepared, certified and submitted to Landlord as an inducement and consideration to Landlord to enter into this Lease. Tenant
        shall during the Term furnish Landlord with current annual financial statements accurately reflecting Tenant’s financial condition upon written request from Landlord within 10 days following Landlord’s request; provided, however, that so long as
        Tenant is a publicly traded corporation on a nationally recognized stock exchange, the foregoing obligation to deliver the statements shall be waived.

       

      22.3.     Mortgagee Protection. No act or failure to act on the part of Landlord which
        would otherwise entitle Tenant to be relieved of its obligations hereunder or to terminate this Lease shall result in such a release or termination unless (a) Tenant has given notice by registered or certified mail to any Mortgagee of a Mortgage
        covering the Building whose address has been furnished to Tenant and (b) such Mortgagee is afforded a reasonable opportunity to cure the default by Landlord (which shall in no event be less than 60 days), including, if necessary to effect the cure,
        time to obtain possession of the Building by power of sale or judicial foreclosure provided that such foreclosure remedy is diligently pursued. Tenant shall comply with any written directions by any Mortgagee to pay Rent due hereunder directly to
        such Mortgagee without determining whether a default exists under such Mortgagee’s Mortgage.

       

      22.4.     SDN UST. Tenant hereby represents and warrants that neither Tenant nor any
        officer, director, employee, partner, member or other principal of Tenant (collectively, “Tenant Parties”) is listed as a Specially Designated National and Blocked Person (“SDN”) on the list of such persons and entities issued by the U.S. Treasury Office of Foreign Assets Control (OFAC). In the event Tenant or any Tenant Party is or becomes listed as an SDN,
        Tenant shall be deemed in breach of this Lease and Landlord shall have the right to terminate this Lease immediately upon written notice to Tenant.

       

      
        20

        
          

      

      
        	
                
                  LANDLORD:

                

              	 	
                TENANT:

              
	 	 	 
	
                Ghost Media Group, LLC,

              	 	
                The Irvine Company LLC,

              
	
                a Nevada limited liability company

              	 	
                a Delaware limited liability company

              
	 	 	

              
	
                By

              	
                /s/ Steven M. Case

              	 	
                By

              	
                
                  /s/ Justin Hartfield

                

              

        	 	
                Steven M. Case

              	 	 	 
	

              	
                Executive Vice President,

              	 	
                Printed Name 

              	Justin Hartfield

        	 	
                Office Properties

              	 	 	 
	

              	
                

                

              	 	
                Title 

              	Manager
	

              	
                

                

              	 	

              

        	By	
                /s/ Michael T. Bennett

              	 	
                By

              	

              
	

              	
                Michael T. Bennett

              	 	

              

        	 	
                Senior Vice President, Operations,

              	 	
                Printed Name

              	 
	 	
                Office Properties

              	 	

              

        	 	 	
                
                  Title 

                

              	

              

         

        

      

      
        21

        
          

      

      
      
        Exhibit A

      

       

      DESCRIPTION OF PREMISES

       

      41 DISCOVERY

        
      
        1

        
          

      

      
      Exhibit B

       

      Operating Expenses

      (Net)

       

      (a)         From and after the Commencement Date, Tenant shall pay to Landlord, as additional rent, Tenant’s Share of Operating Expenses, incurred by Landlord in the operation of the Building and
        the Project. The term “Tenant’s Share” means 100% of the Operating Expenses determined by Landlord to benefit or relate substantially to the Building, plus that portion of any Operating
        Expenses determined by multiplying the cost of such item by a fraction, the numerator of which is the Floor Area and the denominator of which is the total rentable square footage, as determined from time to time by Landlord, of (i) the Building,
        for expenses determined by Landlord to benefit or relate substantially to the Building rather than the entire Project, and (ii) all or some of the buildings in the Project, for expenses determined by Landlord to benefit or relate substantially to
        all or some of the buildings in the Project rather than any specific building. Notwithstanding the foregoing, for the initial 6 months of the Term of the Lease only, Tenant’s Share of Operating Expenses shall be reduced to 50% of the amount
        determined in the foregoing. Landlord reserves the right to allocate to the entire Project any Operating Expenses which may benefit or substantially relate to a particular building within the Project in order to maintain greater consistency of
        Operating Expenses among buildings within the Project. In the event that Landlord determines that the Premises or the Building incur a non-proportional benefit from any expense, or is the non-proportional cause of any such expense, Landlord may
        allocate a greater percentage of such Operating Expense to the Premises or the Building. In the event that any management and/or overhead fee payable or imposed by Landlord for the management of Tenant’s Premises is calculated as a percentage of
        the rent payable by Tenant and other tenants of Landlord, then the full amount of such management and/or overhead fee which is attributable to the rent paid by Tenant shall be additional rent payable by Tenant, in full, provided, however, that
        Landlord may elect to include such full amount as part of Tenant’s Share of Operating Expenses.

       

      (b)         Landlord estimates that the amount of Tenant’s Share of Operating Expenses for the Expense Recovery Period ended June 30, 2014 shall be $.42 per rentable square foot of the Premises.
        Commencing prior to the start of the first full “Expense Recovery Period” of the Lease (as defined in Item 7 of the Basic Lease Provisions), and prior to the start of each full or partial
        Expense Recovery Period thereafter, Landlord shall give Tenant a written estimate of the amount of Tenant’s Share of Operating Expenses for the applicable Expense Recovery Period. Tenant shall pay the estimated amounts to Landlord in equal monthly
        installments, in advance, concurrently with payments of Basic Rent. If Landlord has not furnished its written estimate for any Expense Recovery Period by the time set forth above, Tenant shall continue to pay monthly the estimated Tenant’s Share of
        Operating Expenses in effect during the prior Expense Recovery Period; provided that when the new estimate is delivered to Tenant, Tenant shall, at the next monthly payment date, pay any accrued estimated Tenant’s Share of Operating Expenses based
        upon the new estimate. Not more than once in any calendar year, Landlord may from time to time change the Expense Recovery Period to reflect a calendar year or a new fiscal year of Landlord, as applicable, in which event Tenant’s Share of Operating
        Expenses shall be equitably prorated for any partial year.

       

      (c)       Within 180 days after the end of each Expense Recovery Period, Landlord shall furnish to Tenant a statement (a “Reconciliation
          Statement”) showing in reasonable detail the actual or prorated Tenant’s Share of Operating Expenses incurred by Landlord during such Expense Recovery Period, and the parties shall within 30 days thereafter make any payment or allowance
        necessary to adjust Tenant’s estimated payments of Tenant’s Share of Operating Expenses, if any, to the actual Tenant’s Share of Operating Expenses as shown by the Reconciliation Statement. Any delay or failure by Landlord in delivering any
        Reconciliation Statement shall not constitute a waiver of Landlord’s right to require Tenant to pay Tenant’s Share of Operating Expenses pursuant hereto. Any amount due Tenant shall be credited against installments next coming due under this
        Exhibit B, and any deficiency shall be paid by Tenant together with the next installment. Should Tenant fail to object in writing to Landlord’s determination of Tenant’s Share of Operating Expenses, or fail to give written notice of its intent to
        audit Landlord’s Operating Expenses pursuant to the provisions of the next succeeding paragraph, within 120 days following delivery of Landlord’s Reconciliation Statement, Landlord’s determination of Tenant’s Share of Operating Expenses for the
        applicable Expense Recovery Period shall be conclusive and binding on Tenant for all purposes and any future claims by Tenant to the contrary shall be barred.

       

      
        1

        
          

      

      Provided no Default has occurred, Tenant shall have the right to cause a certified public accountant, engaged on a non-contingency fee basis, to audit Operating Expenses by inspecting Landlord’s
        general ledger of expenses not more than once during any Expense Recovery Period. However, to the extent that insurance premiums or any other component of Operating Expenses is determined by Landlord on the basis of an internal allocation of costs
        utilizing information Landlord in good faith deems proprietary, such expense component shall not be subject to audit so long as it does not exceed the amount per square foot typically imposed by landlords of other first class business parks in the
        vicinity of the Project. Tenant shall give notice to Landlord of Tenant’s intent to audit within 120 days after delivery of Landlord’s Reconciliation Statement which sets forth Tenant’s Share of Landlord’s actual Operating Expenses to Tenant Such
        audit shall be conducted at a mutually agreeable time during normal business hours at the office of Landlord or its management agent where such accounts are maintained. If Tenant’s audit determines that actual Operating Expenses have been
        overstated by more than 5%, then subject to Landlord’s right to review and/or contest the audit results, Landlord shall reimburse Tenant for the reasonable out-of-pocket costs of such audit. Tenant’s rent shall be appropriately adjusted to reflect
        any overstatement in Operating Expenses. All of the information obtained by Tenant and/or its auditor in connection with such audit, as well as any compromise, settlement, or adjustment reached between Landlord and Tenant as a result thereof, shall
        be held in strict confidence and, except as may be required pursuant to litigation, shall not be disclosed to any third party, directly or indirectly, by Tenant or its auditor or any of their officers, agents or employees. Landlord may require
        Tenant’s auditor to execute a separate confidentiality agreement affirming the foregoing as a condition precedent to any audit. In the event of a violation of this confidentiality covenant in connection with any audit, then in addition to any other
        legal or equitable remedy available to Landlord, Tenant shall forfeit its right to any reconciliation or cost reimbursement payment from Landlord due to said audit (and any such payment theretofore made by Landlord shall be promptly returned by
        Tenant), and Tenant shall have no further audit rights under this Lease. Notwithstanding the foregoing, Tenant shall have no right of audit with respect to any Expense Recovery Period unless the total Operating Expenses per square foot for such
        Expense Recovery Period, as set forth in Landlord’s annual Reconciliation Statement, exceed the total Operating Expenses per square foot during the initial Expense Recovery Period during the Term, as increased by the percentage change in the United
        States Department of Labor, Bureau of Labor Statistics, Consumer Price Index for all Urban Consumers, Los Angeles — Riverside — Orange County Area Average, all items (1982-84 = 100) (the “Index”),

        which change in the Index shall be measured by comparing the Index published for January of the initial Expense Recovery Period during the Term with the Index published for January of the applicable Expense Recovery Period.

       

      (d)         Even though this Lease has terminated and the Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Operating Expenses for the Expense Recovery
        Period in which this Lease terminates, Tenant shall within 30 days of written notice pay the entire increase over the estimated Tenant’s Share of Operating Expenses already paid. Conversely, any overpayment by Tenant shall be rebated by Landlord to
        Tenant not later than 30 days after such final determination. However, in lieu thereof, Landlord may deliver a reasonable estimate of the anticipated reconciliation amount to Tenant prior to the Expiration Date of the Term, in which event the
        appropriate party shall fund the amount by the Expiration Date.

       

      (e)          If, at any time during any Expense Recovery Period (but not more than once during each Expense Recovery Period), any one or more of the Operating Expenses are increased to a rate(s) or
        amount(s) in excess of the rate(s) or amount(s) used in calculating the estimated Tenant’s Share of Operating Expenses for the year, then the estimate of Tenants Share of Operating Expenses may be increased by written notice from Landlord for the
        month in which such rate(s) or amount(s) becomes effective and for all succeeding months by an amount equal to the estimated amount of Tenant’s Share of the increase. Landlord shall give Tenant written notice of the amount or estimated amount of
        the increase, the month in which the increase will become effective, Tenant’s Share thereof and the months for which the payments are due. Tenant shall pay the increase to Landlord as part of the Tenant’s monthly payments of estimated expenses as
        provided in paragraph (b) above, commencing with the month in which effective.

       

      
        2

        
          

      

      (f)          The term “Operating Expenses” shall mean and include all Project Costs, as defined in Section (g) below, and Property Taxes,
        as defined in Section (h) below.

       

      (g)          The term “Project Costs” shall mean all expenses of operation, management, repair, replacement and maintenance of the
        Building and the Project, including without limitation all appurtenant Common Areas (as defined in Section 6.2 of the Lease), and shall include the following charges by way of illustration but not limitation: water and sewer charges; insurance
        premiums, deductibles, or reasonable premium equivalents or deductible equivalents should Landlord elect to self insure any risk that Landlord is authorized to insure hereunder; license, permit, and inspection fees; light; power, window washing;
        trash pickup; janitorial services to any interior Common Areas; heating, ventilating and air conditioning; supplies; materials; equipment; tools; reasonable fees for consulting services; access control/security costs, inclusive of the reasonable
        cost of improvements made to enhance access control systems and procedures; establishment of reasonable reserves for replacement of the roof of the Building; costs incurred in connection with compliance with any laws or changes in laws applicable
        to the Building or the Project; the cost of any capital improvements or replacements (other than tenant improvements for specific tenants) to the extent of the amortized amount thereof over the useful life of such capital improvements or
        replacements (or, if such capital improvements or replacements are anticipated to achieve a cost savings as to the Operating Expenses, any shorter estimated period of time over which the cost of the capital improvements or replacements would be
        recovered from the estimated cost savings) calculated at a market cost of funds, all as determined by Landlord, for each year of useful life or shorter recovery period of such capital expenditure whether such capital expenditure occurs during or
        prior to the Term; costs associated with the maintenance of an air conditioning, heating and ventilation service agreement, and maintenance of any communications or networked data transmission equipment, conduit, cabling, wiring and related
        telecommunications facilitating automation and control systems, remote telecommunication or data transmission infrastructure within the Building and/or the Project, and any other maintenance, repair and replacement costs associated with such
        infrastructure; capital costs associated with a requirement related to demands on utilities by Project tenants, including without limitation the cost to obtain additional voice, data and modem connections; labor; reasonably allocated wages and
        salaries, fringe benefits, and payroll taxes for administrative and other personnel directly applicable to the Building and/or Project, including both Landlord’s personnel and outside personnel; any expense incurred pursuant to Sections 6.1, 6.2,
        7.2, 10.2, and Exhibits C and F of the Lease; and reasonable and market-competitive overhead and/or management fees for the professional operation of the Project. It is understood and agreed that Project Costs may include competitive charges for
        direct services (including, without limitation, management and/or operations services) provided by any subsidiary, division or affiliate of Landlord.

       

      (h)         The term “Property Taxes” as used herein shall include any form of federal, state, county or local government or municipal
        taxes, fees, charges or other impositions of every kind (whether general, special, ordinary or extraordinary) related to the ownership, leasing or operation of the Premises, Building or Project, including without limitation, the following: (i) all
        real estate taxes or personal property taxes levied against the Premises, the Building or Project, as such property taxes may be reassessed from time to time; and (ii) other taxes, charges and assessments which are levied with respect to this Lease
        or to the Building and/or the Project, and any improvements, fixtures and equipment and other property of Landlord located in the Building and/or the Project, (iii) all assessments and fees for public improvements, services, and facilities and
        impacts thereon, including without limitation arising out of any Community Facilities Districts, “Mello Roos” districts, similar assessment districts, and any traffic impact mitigation assessments or fees; (iv) any tax, surcharge or assessment
        which shall be levied in addition to or in lieu of real estate or personal property taxes, and (v) taxes based on the receipt of rent (including gross receipts or sales taxes applicable to the receipt of rent), and (vi) costs and expenses incurred
        in contesting the amount or validity of any Property Tax by appropriate proceedings. Notwithstanding the foregoing, general net income or franchise taxes imposed against Landlord shall be excluded.

       

      (i)           Notwithstanding the foregoing provisions of this Exhibit B, Operating Expenses shall exclude the following:

       

      (1)          All costs and expenses of operation of any child care, health club, restaurants and retail space in the Building;

       

      
        3

        
          

      

      (2)         The wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project unless such wages and benefits are prorated to reflect time spent
        on operating and managing the Project vis-a-vis time spent on matters unrelated to operating and managing the Project; provided that in no event shall Operating Costs include wages and/or benefits attributable to personnel above the level of
        portfolio property manager or chief engineer;

       

      (3)          Interest on debt or amortization on any Mortgage or Mortgages encumbering the Building;

       

      (4)          All costs relating to activities for the marketing, solicitation and execution or renewal of leases of space in the Project, including, without limitation, accounting and legal fees,
        advertising, printing costs and brochures, space planning, tenant allowances, leasehold improvements and other tenant concessions;

       

      (5)         Costs associated with the sale or refinancing of the Project, including, without limitation, attorneys’ fees, accounting costs, closing costs, consulting or brokerage commissions,
        origination fees or points, and interest cost or charges;

       

      (6)         Costs associated with the acquisition of the fee, ground lease (including payments due under a ground lease), air rights or development rights with respect to the Project;

       

      (7)          Cost of decorating, redecorating, or tenant installations incurred in connection with preparing rentable space for a new tenant (or retaining a tenant);

       

      (8)          Expenses in connection with services or other benefits which are not provided to Tenant or for which Tenant is charged for directly but which are provided to another tenant or occupant
        of the Project;

       

      (9)         Costs incurred by Landlord for repairs, replacements and/or restoration to or of the Building to the extent that Landlord is actually reimbursed by insurance or condemnation proceeds or
        by tenants (other than through Operating Expense pass-through), warrantors or other third persons;

       

      (10)       Costs incurred by Landlord for improvements or replacements (including structural additions), repairs, equipment and tools which are of a “capital” nature and/or which are considered “capital” improvements or replacements under GAAP, except to the extent included in Project Costs by the express terms of
        Section (f) of this Exhibit B;

       

      (11)       Overhead and profit increments paid to subsidiaries or affiliates of Landlord for services provided to the Building or any other portion of the Project to the extent the same exceeds the
        costs that would generally be charged for such services if rendered on a competitive basis (based upon a standard of similar office buildings in the general market area of the Premises) by unaffiliated third parties capable of providing such
        service;

       

      (12)        The cost of alterations of rentable space in the Building leased to Tenant and other tenants;

       

      (13)        Costs arising from the gross negligence or intentional misconduct of Landlord or its employees, contractors or agents,

       

      (14)       Costs incurred to remove, remedy, contain, or treat any hazardous material, which hazardous material is brought onto the Project (A) before the date of this Lease and (B) after the date
        hereof by Landlord or any other tenant of the Project or any other person other than Tenant, its employees, agents, licensees, subtenants or invitees, and is of such a nature, at that time, that a federal, state or municipal governmental authority,
        if it had then had knowledge of the presence of such hazardous material, in the state, and under the conditions, that it then exists on the Project, would have then required the removal of such hazardous material or other remedial or containment
        action with respect thereto;

       

      
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      (15)        Penalties and interest charges as a result of Landlord not paying bills when due or within any grace period;

       

      (16)        Ground rent or similar payments to a ground lessor;

       

      (17)        Costs related to Landlord’s charitable or political contributions;

       

      (18)      Attorneys’ fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective tenants or other occupants of the Project, except those
        attorneys’ fees and other costs and expenses incurred in connection with negotiations, disputes or claims relating to items of Operating Expenses, enforcement of rules and regulations of the Project and such other matters relating to the
        maintenance of standards required of Landlord;

       

      (19)        Damage and repairs due to Landlord’s, its employees’, servants’ or agents’, gross negligence or willful misconduct;

       

      (20)        Electric power costs or other utility costs for which any tenant directly contracts with the utility company; and

       

      (21)       All costs associated with the operation of the business of the ownership or entity which constitutes “Landlord”, as distinguished from the costs of operating, maintaining, repairing,
        replacing and managing the Building or Project, including, but not limited to, partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of Tenant may be in issue), costs of selling,
        syndicating, financing, mortgaging or hypothecating any of Landlord’s interest in the Building, costs of any disputes between Landlord and its employees (if any) not engaged in Building operation, disputes of Landlord with Building management, or
        outside fees paid in connection with disputes with other tenants.

       

      It is understood that Operating Costs shall be reduced by all cash discounts, trade discounts, or quantity discounts received by Landlord or Landlord’s managing agent in the purchase of any goods,
        utilities, or services in connection with the operation of the Building. Landlord shall make payments for goods, utilities and services in a timely manner to obtain the maximum possible discount. In the calculation of any expenses hereunder, it is
        understood that no expense shall be charged more than once. Landlord shall use its best efforts to effect an equitable proration of bills for services rendered to the Building and to any other property owned by Landlord. Landlord agrees to keep
        books and records showing the Operating Costs in accordance with a system of accounts and accounting practices consistently maintained on a year-to-year basis.

       

      
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      Exhibit C

       

      UTILITIES AND SERVICE

       

      Tenant shall be responsible for and shall pay promptly, directly to the appropriate supplier, all charges for electricity metered to the Premises, telephone, telecommunications service, janitorial
        service, interior landscape maintenance and all other utilities, materials and services furnished directly to Tenant or the Premises or used by Tenant in, on or about the Premises during the Term, together with any taxes thereon. Landlord shall
        make a reasonable determination of Tenant’s proportionate share of the cost of water, gas, sewer, refuse pickup and any other utilities and services that are not separately metered to the Premises and services, and Tenant shall pay such amount to
        Landlord, as an item of additional rent, within 10 days after delivery of Landlord’s statement or invoice therefor. Alternatively, Landlord may elect to include such cost in the definition of Project Costs in which event Tenant shall pay Tenant’s
        proportionate share of such costs in the manner set forth in Section 4.2. Tenant shall also pay to Landlord as an item of additional rent, within 10 days after delivery of Landlord’s statement or invoice therefor, Landlord’s “standard charges” (as
        hereinafter defined, which shall be in addition to the electricity charge paid to the utility provider) for “after hours” usage by Tenant of each HVAC unit servicing the Premises. “After hours” shall mean more than 3,396 hours of usage during each
        calendar year of the Term, as equitably prorated for any partial calendar year. “After hours” usage shall be determined based upon the operation of the applicable HVAC unit during each calendar year on a
        “non-cumulative” basis (that is, without regard to Tenant’s usage or nonusage of other unit(s) serving the Premises, or of the applicable unit during other years of the Term). As used herein, “standard charges”
        shall mean $10.00 per hour for each hour of “after hours” use ( in addition to the applicable electricity charges paid to the utility provider).

       

      
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      Exhibit D

       

      TENANT’S INSURANCE

       

      The following requirements for Tenant’s insurance shall be in effect during the Term, and Tenant shall also cause any subtenant to comply with the requirements. Landlord reserves the right to adopt
        reasonable nondiscriminatory modifications and additions to these requirements.

       

      1.          Tenant shall maintain, at its sole cost and expense, during the entire Term: (i) commercial general liability insurance with respect to the Premises and the operations of Tenant in, on
        or about the Premises, on a policy form that is at least as broad as Insurance Service Office (ISO) CGL 00 01 (if alcoholic beverages are sold on the Premises, liquor liability shall be explicitly covered), which policy(ies) shall be written on an
        “occurrence” basis and for not less than $2,000,000 combined single limit per occurrence for bodily injury, death, and property damage liability; (ii) workers’ compensation insurance coverage as required by law, together with employers’ liability
        insurance coverage of at least $1,000,000 each accident and each disease; (iii) with respect to Alterations constructed by Tenant under this Lease, builder’s risk insurance, in an amount equal to the replacement cost of the work; and (iv) insurance
        against fire, vandalism, malicious mischief and such other additional perils as may be included in a standard “special form” policy, insuring all Alterations, trade fixtures, furnishings, equipment and items of personal property in the Premises, in
        an amount equal to not less than 90% of their replacement cost (with replacement cost endorsement), which policy shall also include business interruption coverage in an amount sufficient to cover 1 year of loss. In no event shall the limits of any
        policy be considered as limiting the liability of Tenant under this Lease.

       

      2.           All policies of insurance required to be carried by Tenant pursuant to this Exhibit D shall be written by insurance companies authorized to do business in the State of California and
        with a genera( policyholder rating of not less than “A-” and financial rating of not less than “VIII” in the most current Best’s Insurance Report. The deductible or
        other retained limit under any policy carried by Tenant shall be commercially reasonable, and Tenant shall be responsible for payment of such deductible or retained limit with waiver of subrogation in favor of Landlord. Any insurance required of
        Tenant may be furnished by Tenant under any blanket policy carried by it or under a separate policy. A certificate of insurance, certifying that the policy has been issued, provides the coverage required by this Exhibit and contains the required
        provisions, together with endorsements acceptable to Landlord evidencing the waiver of subrogation and additional insured provisions required below, shall be delivered to Landlord prior to the date Tenant is given the right of possession of the
        Premises. Proper evidence of the renewal of any insurance coverage shall also be delivered to Landlord not less than thirty (30) days prior to the expiration of the coverage. In the event of a loss covered by any policy under which Landlord is an
        additional insured, Landlord shall be entitled to review a copy of such policy.

       

      3.           Tenant’s commercial general liability insurance shall contain a provision that the policy shall be primary to and noncontributory with any policies carried by Landlord, together with a
        provision including Landlord and any other parties in interest designated by Landlord as additional insureds. Tenant’s policies described in Subsections 1 (ii), (iii) and (iv) above shall each contain a waiver by the insurer of any right to
        subrogation against Landlord, its agents, employees, contractors and representatives. Tenant also waives its right of recovery for any deductible or retained limit under same policies enumerated above. All of Tenant’s policies shall contain a
        provision that the insurer will not cancel or change the coverage provided by the policy without first giving Landlord 30 days prior written notice. Tenant shall also name Landlord as an additional insured on any excess or umbrella liability
        insurance policy carried by Tenant.

       

      NOTICE TO TENANT: IN ACCORDANCE WITH THE TERMS OF THIS LEASE, TENANT MUST PROVIDE EVIDENCE OF THE REQUIRED INSURANCE TO LANDLORD’S MANAGEMENT AGENT PRIOR TO BEING AFFORDED ACCESS TO THE PREMISES.

       

      
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      Exhibit E

       

      RULES AND REGULATIONS

       

      The following Rules and Regulations shall be in effect at the Building. Landlord reserves the right to adopt reasonable nondiscriminatory modifications and additions at any time. In the case of any
        conflict between these regulations and the Lease, the Lease shall be controlling.

       

      1.          The sidewalks, halls, passages, elevators, stairways, and other common areas shall not be obstructed by Tenant or used by it for storage, for depositing items, or for any purpose other
        than for ingress to and egress from the Premises. Should Tenant have access to any balcony or patio area, Tenant shall not place any furniture other personal property in such area without the prior written approval of Landlord.

       

      2.          Neither Tenant nor any employee or contractor of Tenant shall go upon the roof of the Building without the prior written consent of Landlord.

       

      3.           [Intentionally Deleted]

       

      4.           No antenna or satellite dish shall be installed by Tenant without the prior written agreement of Landlord.

       

      5.           The sashes, sash doors, windows, glass lights, solar film and/or screen, and any lights or skylights that reflect or admit light into the halls or other places of the Building shall
        not be covered or obstructed. If Landlord, by a notice in writing to Tenant, shall object to any curtain, blind, tinting, shade or screen attached to, or hung in, or used in connection with, any window or door of the Premises, the use of that
        curtain, blind, tinting, shade or screen shall be Immediately discontinued and removed by Tenant. No awnings shall be permitted on any part of the Premises.

       

      6.           The installation and location of any unusually heavy equipment in the Premises, including without limitation file storage units, safes and electronic data processing equipment, shall
        require the prior written approval of Landlord. The moving of large or heavy objects shall occur only between those hours as may be designated by, and only upon previous notice to, Landlord. No freight, furniture or bulky matter of any description
        shall be received into or moved out of the lobby of the Building or carried in any elevator other than the freight elevator (if available) designated by Landlord unless approved in writing by Landlord.

       

      7.           Any pipes or tubing used by Tenant to transmit water to an appliance or device in the Premises must be made of copper or stainless steel, and in no event shall plastic tubing be used
        for that purpose.

       

      8.          Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord’s prior written consent, which consent shall not be unreasonably withheld. Upon the
        termination of its tenancy, Tenant shall deliver to Landlord all the keys to offices, rooms and toilet rooms and all access cards which shall have been furnished to Tenant or which Tenant shall have had made.

       

      9.          Tenant shall not install equipment requiring electrical or air conditioning service in excess of that to be provided by Landlord under the Lease without prior written approval from
        Landlord.

       

      10.         Tenant shall not use space heaters within the Premises.

       

      11.        Tenant shall not do or permit anything to be done in the Premises, or bring or keep anything in the Premises, which shall in any way increase the insurance on the Building, or on the
        property kept in the Building, or interfere with the rights of other tenants, or conflict with any government rule or regulation.

       

      12.         Tenant shall not use or keep any foul or noxious gas or substance In the Premises.

       

      
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      13.        Tenant shall not permit the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason of noise, odors and/or
        vibrations, or interfere in any way with other tenants or those having business with other tenants.

       

      14.         Tenant shall not permit any animals or birds be kept by Tenant in or about the Building.

       

      15.        Neither Tenant nor its employees, agents, contractors, invitees or licensees shall bring any firearm, whether loaded or unloaded, into the Project at any time.

       

      16.         Smoking anywhere within the Premises or Building is strictly prohibited, and Landlord may enforce such prohibition pursuant to Landlord’s leasehold remedies. Smoking is permitted
        outside the Building and within the project only in areas designated by Landlord.

       

      17.         Tenant shall not install an aquarium of any size in the Premises unless otherwise approved by Landlord.

       

      18.        Tenant shall not utilize any name selected by Landlord from time to time for the Building and/or the Project as any part of Tenant’s corporate or trade name. Landlord shall have the
        right to change the name, number or designation of the Building or Project without liability to Tenant. Tenant shall not use any picture of the Building in its advertising, stationery or in any other manner.

       

      19.         Tenant shall, upon request by Landlord, supply Landlord with the names and telephone numbers of personnel designated by Tenant to be contacted on an after-hours basis should
        circumstances warrant.

       

      20.         Landlord may from time to time grant tenants individual and temporary variances from these Rules, provided that any variance does not have a material adverse effect on the use and
        enjoyment of the Premises by Tenant.

       

      
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      Exhibit F

       

      PARKING

       

      Tenant shall be entitled to the number of vehicle parking spaces set forth in Item 11 of the Basic Lease Provisions, which spaces shall be unreserved and unassigned, on those portions of the Common
        Areas designated by Landlord for parking, except that at Tenant’s request, up to 5 of said spaces shall be marked as “reserved” for Tenant in locations designated by Landlord at the rear of the Premises. Tenant shall not use more parking spaces
        than such number. All parking spaces shall be used only for parking of vehicles no larger than full size passenger automobiles, sport utility vehicles or pickup trucks. Tenant shall not permit or allow any vehicles that belong to or are controlled
        by Tenant or Tenant’s employees, suppliers, shippers, customers or invitees to be loaded, unloaded or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities
        described above then Landlord shall have the right, without notice, in addition to such other rights and remedies that Landlord may have, to remove or tow away the vehicle involved and charge the costs to Tenant. Parking within the Common Areas
        shall be limited to striped parking stalls, and no parking shall be permitted in any driveways, access ways or in any area which would prohibit or impede the free flow of traffic within the Common Areas. There shall be no parking of any vehicles
        for longer than a forty-eight (48) hour period unless otherwise authorized by Landlord, and vehicles which have been abandoned or parked in violation of the terms hereof may be towed away at the owner’s expense. Nothing contained in this Lease
        shall be deemed to create liability upon Landlord for any damage to motor vehicles of visitors or employees, for any loss of property from within those motor vehicles, or for any injury to Tenant, its visitors or employees, unless ultimately
        determined to be caused by the sole negligence or willful misconduct of Landlord. Landlord shall have the right to establish, and from time to time amend, and to enforce against all users all reasonable rules and regulations (including the
        designation of areas for employee parking) that Landlord may deem necessary and advisable for the proper and efficient operation and maintenance of parking within the Common Areas. Landlord shall have the right to construct, maintain and operate
        lighting facilities within the parking areas; to change the area, level, location and arrangement of the parking areas and improvements therein; to restrict parking by tenants, their officers, agents and employees to employee parking areas; to
        enforce parking charges (by operation of meters or otherwise); and to do and perform such other acts in and to the parking areas and improvements therein as, in the use of good business judgment, Landlord shall determine to be advisable, provided,
        however, that none of the foregoing shall deprive Tenant of reasonable access to the Premises Any person using the parking area shall observe all directional signs and arrows and any posted speed limits. In no event shall Tenant interfere with the
        use and enjoyment of the parking area by other tenants of the Project or their employees or invitees. Parking areas shall be used only for parking vehicles. Washing, waxing, cleaning or servicing of vehicles, or the storage of vehicles for longer
        than 48-hours, is prohibited unless otherwise authorized by Landlord. Tenant shall be liable for any damage to the parking areas caused by Tenant or Tenant’s employees, suppliers, shippers, customers or invitees, including without limitation damage
        from excess oil leakage. Tenant shall have no right to install any fixtures, equipment or personal property in the parking areas.

       

      In addition to the vehicle parking spaces allocated to Tenant in Item 11 of the Basic Lease Provisions, Landlord agrees that, subject to availability, Tenant may license the use of up to 22
        unreserved spaces in addition to the number of vehicle parking spaces set forth in Item 11 of the Basic Lease Provisions during the initial Term of this Lease (“Additional Parking”) at no
        additional rent payable by Tenant. Landlord shall have the right to designate location(s) within the Common Areas for Additional Parking from time to time by notice to Tenant. The Additional Parking shall be subject to all of the provisions of this
        Exhibit C. Tenant’s Additional Parking rights shall belong solely to Ghost Media Group, LLC, a Nevada corporation, and any attempted assignment or transfer of such rights shall be void and of no force and effect.

       

      
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      Exhibit G

       

      ADDITIONAL PROVISIONS

       

      The following additional provisions shall be binding on Landlord and Tenant:

       

      1.         RIGHT TO EXTEND THIS LEASE. Provided that no Default has occurred under any provision of this Lease,
        either at the time of exercise of the extension right granted herein or at the time of the commencement of such extension, and provided further that Tenant is occupying the entire Premises and has not assigned or sublet any of its interest in this
        Lease, then Tenant may extend the Term of this Lease for one (1) extension period of 60 months. Tenant shall exercise its right to extend the Term by and only by delivering to Landlord, not less than 9 months or more than 12 months prior to the
        Expiration Date of the Term, Tenant’s irrevocable written notice of its commitment to extend (the “Commitment Notice”). The Basic Rent payable under the Lease during any extension of the
        Term shall be determined as provided in the following provisions.

       

      If Landlord and Tenant have not by then been able to agree upon the Basic Rent for the extension of the Term, then not less than 90 days or more than 120 days prior to the Expiration Date of the
        Term, Landlord shall notify Tenant in writing of the Basic Rent that would reflect the prevailing market rental rate for a 60-month renewal of comparable space in the Project (together with any increases thereof during the extension period) as of
        the commencement of the extension period (“Landlord’s Determination”). Should Tenant disagree with the Landlord’s Determination, then Tenant shall, not later than 20 days thereafter,
        notify Landlord in writing of Tenant’s determination of those rental terms (“Tenant’s Determination”). Within 10 days following delivery of the Tenant’s Determination, the parties shall
        attempt to agree on an appraiser to determine the fair market rental. If the parties are unable to agree in that time, then each party shall designate an appraiser within 10 days thereafter. Should either party fail to so designate an appraiser
        within that time, then the appraiser designated by the other party shall determine the fair market rental. Should each of the parties timely designate an appraiser, then the two appraisers so designated shall appoint a third appraiser who shall,
        acting alone, determine the fair market rental for the Premises. Any appraiser designated hereunder shall have an MAI certification with not less than 5 years experience in the valuation of commercial industrial buildings in the vicinity of the
        Project.

       

      Within 30 days following the selection of the appraiser and such appraiser’s receipt of the Landlord’s Determination and the Tenant’s Determination, the appraiser shall determine whether the rental
        rate determined by Landlord or by Tenant more accurately reflects the fair market rental rate for the 60-month renewal of the Lease for the Premises, as reasonably extrapolated to the commencement of the extension period. Accordingly, either the
        Landlord’s Determination or the Tenant’s Determination shall be selected by the appraiser as the fair market rental rate for the extension period. In making such determination, the appraiser shall consider rental comparables for the Project
        (provided that if there are an insufficient number of comparables within the Project, the appraiser shall consider rental comparables for similarly improved space owned by Landlord in the Irvine Spectrum area with appropriate adjustment for
        location and quality of project), but the appraiser shall not attribute any factor for brokerage commissions in making its determination of the fair market rental rate. At any time before the decision of the appraiser is rendered, either party may,
        by written notice to the other party, accept the rental terms submitted by the other party, in which event such terms shall be deemed adopted as the agreed fair market rental. The fees of the appraiser(s) shall be borne entirely by the party whose
        determination of the fair market rental rate was not accepted by the appraiser.

       

      Within 20 days after the determination of the fair market rental, Landlord shall prepare an appropriate amendment to this Lease for the extension period, and Tenant shall execute and return same to
        Landlord within 10 days after Tenant’s receipt of same. Should the fair market rental not be established by the commencement of the extension period, then Tenant shall continue paying rent at the rate In effect during the last month of the initial
        Term, and a lump sum adjustment shall be made promptly upon the determination of such new rental.

       

      
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      If Tenant fails to timely exercise the extension right granted herein within the time period expressly set forth for exercise by Tenant in the initial paragraph of this Section, Tenant’s right to
        extend the Term shall be extinguished and the Lease shall automatically terminate as of the expiration date of the Term, without any extension and without any liability to Landlord. Tenant’s rights under this Section shall belong solely to Ghost
        Media Group, LLC, a Nevada corporation, and any attempted assignment or transfer of such rights (except in connection with a Permitted Transfer) shall be void and of no force and effect. Tenant shall have no other right to extend the Term beyond
        the single 60 month extension period created by this Section.. Unless agreed to in a writing signed by Landlord and Tenant, any extension of the Term, whether created by an amendment to this Lease or by a holdover of the Premises by Tenant, or
        otherwise, shall be deemed a part of, and not in addition to, any duly exercised extension period permitted by this Section.

       

      2.         TENANT’S SECURITY POLICIES, PROCEDURES AND EQUIPMENT. Notwithstanding anything to the contrary in this
        Lease, Tenant shall have the right, at its sole discretion and expense, to install its own electronic security systems within the Premises, including card key and CCTV system (“Tenant’s Security
          Systems”), provided that any portions of Tenant’s Security Systems visible from the exterior of the Premises shall be subject to the approval of Landlord as to appearance and conformity with the architectural integrity of the Building, and
        provided further that Landlord shall approve the operating attributes of the Tenant’s Security Systems. Tenant’s Security System shall be “Required Removables” as defined in Section 7.3 of this Lease.

       

      3.           LANDLORD’S WARRANTIES.

       

      (a)          Landlord shall correct, repair and/or replace any non-compliance of (i) the lobby restrooms of the Building, and (ii) the Common Areas of the Project exterior to the Building, with all
        building permits and codes in effect and applicable as of the execution of this Lease, including without limitation, the provisions of Title III of the Americans With Disabilities Act (“ADA”),

        which are “triggered” by the permitting and construction of the “Tenant Improvements” by Landlord pursuant to the attached Work Letter. Said costs of compliance shall be Landlord’s sole cost and expense in addition to the “Landlord’s Contribution”
        set forth in the attached Work Letter and shall not be part of Project Costs. Landlord shall correct, repair or replace any non-compliance of the areas described in Subsection (i) and (ii) above with any revisions or amendments to applicable
        building codes, including the ADA, becoming effective after the execution of this Lease, provided that the amortized cost of such repairs or replacements (amortized over the useful life thereof) shall be included as Project Costs payable by Tenant.
        All other ADA compliance issues which pertain to the Premises, including without limitation, in connection with Tenant’s construction of the Tenant Improvements, any Alterations or other improvements to the Premises and the operation of Tenant’s
        business and employment practices in the Premises, shall be the responsibility of Tenant at its sole cost and expense. The repairs, corrections or replacements required of Landlord or of Tenant under the foregoing provisions of this Section shall
        be made promptly following notice of non-compliance from any applicable governmental agency.

       

      (b)         Landlord warrants to Tenant that the plumbing, fire sprinkler system, lighting, heating, ventilation and air conditioning systems and electrical systems serving the Premises shall be in
        good operating condition on the Commencement Date of this Lease. Provided that Tenant shall notify Landlord of a non-compliance with the foregoing warranty not later than 30 days following the Commencement Date of the Lease, then Landlord shall,
        except as otherwise provided in this Lease, promptly after receipt of written notice from Tenant setting forth the nature and extent of such non-compliance, rectify same at Landlord’s sole cost and expense (and not as a Project Cost).

       

      (c)         Landlord shall correct, repair and/or replace, at its sole cost and expense and not as a Project Cost, the structural components of the roof, the load-bearing walls and the foundations
        and footings of the Building. Notwithstanding the foregoing, Landlord’s obligation contained in this Section to bear such costs and expenses shall not apply: (i) to the costs and expenses of periodic maintenance of the roof, walls, foundations and
        footings of the Building, (ii) to the cost of replacing the roof membrane and accompanying roof materials as and when such replacement is required, nor (iii) to the extent of the negligence or willful misconduct by Tenant, its employees, agents,
        contractors, licensees or invitees (in which case Tenant shall be responsible for the reasonable costs of such repairs and/or replacements). The repairs or replacements required of Landlord pursuant to this Section shall be made promptly following
        notice from Tenant.

       

      
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      4.         EXISTING CABLING. Landlord shall request (but cannot guarantee) that the tenant in possession of the
        Premises at the date of execution of this Lease leaves its cabling installed in the Premises (“Existing Cabling”) for Tenant’s use during the Term. If the Existing Cabling is left in place
        for Tenant’s use: (i) Landlord makes no representation or warranty whatsoever as to its condition or suitability or fitness for any purpose whatsoever, and Tenant shall operate and maintain the Existing Cabling during the Term at its sole cost and
        expense, and (ii) the Existing Cabling shall be “Required Removables” at Lease expiration or earlier termination.

       

      
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       Exhibit H

       

      LANDLORD’S DISCLOSURES

       

      SPECTRUM

       

      The capitalized terms used and not otherwise defined in this Exhibit shall have the same definitions as set forth in the Lease. The provisions of this Exhibit shall supersede any inconsistent or
        conflicting provisions of the Lease.

       

      1.           Landlord has been informed that the El Toro Marine Corps Air Station (MCAS) has been listed as a Federal Superfund site as a result of chemical releases occurring over many years of
        occupancy. Various chemicals including jet fuel, motor oil and solvents have been discharged in several areas throughout the MCAS site. A regional study conducted by the Orange County Water District has estimated that groundwaters beneath more than
        2,900 acres have been impacted by Trichloroethlene (TCE), an industrial solvent, There is a potential that this substance may have migrated into the ground water underlying the Premises. The U.S. Environmental Protection Agency, the Santa Ana
        Region Quality Control Board, and the Orange County Health Care Agency are overseeing the investigation/cleanup of this contamination. To the Landlord’s current actual knowledge, the ground water in this area is used for irrigation purposes only,
        and there is no practical impediment to the use or c) occupancy of the Premises due to the El Toro discharges.

       

      
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      Exhibit X

       

      WORK LETTER

       

      BUILD TO SUIT

       

      The tenant improvement work (the “Tenant Improvements” and the “Tenant Improvement
          Work”) shall consist of the work, including work in place as of the date hereof, required to complete the improvements to the Premises as shown in the space plan (the “Plan”)
        prepared by SAA, dated September 26, 2013, including any “Alternates” shown in the Plan and elected by Tenant, and the cost estimate (the “Cost Estimate”) prepared by Casco Contractors,
        dated October 14, 2013. The Tenant Improvement Work shall be performed by a contractor selected by Landlord and In accordance with the requirements and procedures set forth below.

       

      	I.	
              ARCHITECTURAL AND CONSTRUCTION PROCEDURES

            

       

      A.         Landlord shall pay up to the amount of the “Landlord’s Contribution” (as defined below) towards the cost of the Tenant Improvement Work. Any additional cost of the Tenant Improvement
        Work, including, without limitation, additional costs resulting from Changes (as hereinafter defined) requested by Tenant shall be borne solely by Tenant and paid to Landlord as hereinafter provided. To the extent applicable, the build-out of the
        Tenant Improvements shall include Landlord’s building standard tenant improvements, materials and specifications for the Project as set forth in Schedule I attached hereto (“Building Standard
          Improvements”), except for those additions or variations to Building Standard Improvements expressly approved by Landlord and noted on the Preliminary Plan (any such addition or variation from the Standard Improvements shall be referred to
        herein as a “Non-Standard Improvement”). Should Landlord submit any additional plans, equipment specification sheets, or other matters to Tenant for approval or completion in connection
        with the Tenant Improvement Work, Tenant shall respond in writing, as appropriate, within 5 days unless a shorter period is provided herein. Tenant shall not unreasonably withhold its approval of any matter, and any disapproval shall be limited to
        items not previously approved by Tenant in the Plan or otherwise.

       

      B.          In the event that Tenant requests in writing a revision to the Plan (“Change”), and Landlord so approves such Change as
        provided in the Section next below, Landlord shall advise Tenant by written change order as soon as is practical of any increase in the cost to complete the Tenant Improvement Work that causes the total cost of the Tenant Improvement Work to exceed
        Landlord’s Contribution. Tenant shall approve or disapprove such change order, if any, in writing within 2 business days following Tenant’s receipt of such change order. If Tenant approves any such change order, Landlord, at its election, may
        either (i) require as a condition to the effectiveness of such change order that Tenant pay any such increase in the Completion Cost attributable to such change order concurrently with delivery of Tenant’s approval of the change order, or (ii)
        defer Tenant’s payment of such increase until the date 10 days after delivery of invoices for same, provided however, that the Tenant Contribution must in any event be paid in full prior to Tenant’s commencing occupancy of the Premises. If Tenant
        disapproves any such change order, Tenant shall nonetheless be responsible for the reasonable architectural and/or planning fees incurred in preparing such change order that causes the total cost of the Tenant Improvement Work to exceed the
        Landlord’s Contribution. Landlord shall have no obligation to interrupt or modify the Tenant Improvement Work pending Tenant’s approval of a change order, but if Tenant fails to timely approve a change order, Landlord may (but shall not be required
        to) suspend the applicable Tenant Improvement Work, in which event any related critical path delays because of such suspension shall constitute Tenant Delays hereunder.

       

      C.         Landlord agrees that it shall not unreasonably withhold its consent to Tenant’s requested Changes, provided that such consent may be withheld in all events if the requested Change (i) is
        of a lesser quality than the Tenant Improvements previously approved by Landlord, (ii) fails to conform to applicable governmental requirements, (iii) would result in the Premises requiring building services beyond the level normally provided to
        other tenants, (iv) would delay construction of the Tenant Improvements and Tenant declines to accept such delay in writing as a Tenant Delay, or (v) interferes in any manner with the proper functioning of, or Landlord’s access to, any mechanical,
        electrical, plumbing or HVAC systems, facilities or equipment in or serving the Building, or (vi) would have an adverse aesthetic impact visible from the exterior of the Premises or would cause additional material expenses to Landlord in reletting
        the Premises.

       

      
        1

        
          

      

      D.          Notwithstanding any provision in the Lease to the contrary, and not by way of limitation of any other rights or remedies of Landlord, if Tenant fails to comply with any of the time
        periods specified in this Work Letter, fails otherwise to approve or reasonably disapprove any submittal within the time period specified herein for such response (or if no time period is so specified, within 5 business days following Tenant’s
        receipt thereof), requests any Changes, furnishes inaccurate or erroneous specifications or other information, or otherwise delays in any manner the completion of the Tenant Improvements (including without limitation by specifying materials that
        are not readily available) or the issuance of an occupancy certificate (any of the foregoing being referred to in this Lease as a “Tenant Delay”), then Tenant shall bear any resulting
        additional construction cost or other expenses, and the Commencement Date of this Lease shall be deemed to have occurred for all purposes, including without limitation Tenant’s obligation to pay rent, as of the date Landlord reasonably determines
        that it would have been able to deliver the Premises to Tenant but for the collective Tenant Delays, but not sooner than the Estimated Commencement Date. Should Landlord reasonably determine that the Commencement Date should be advanced in
        accordance with the foregoing, it shall so notify Tenant in writing. Landlords determination shall be conclusive unless Tenant notifies Landlord in writing, within 5 days thereafter, of Tenant’s election to contest same by arbitration pursuant to
        the provisions of Section III below. Pending the outcome of such arbitration proceedings, Tenant shall make timely payment of all rent due under this Lease based upon the Commencement Date set forth in the aforesaid notice from Landlord.

       

      E.          All Tenant Improvements shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term; except that Landlord may, by notice to Tenant given at
        the time of Landlord’s approval of any change requested by Tenant, require Tenant either (i) to remove all or any of the Tenant Improvements approved by way of such Change requested by Tenant, to repair any damage to the Premises or the Common Area
        arising from such removal, and to replace any Non-Standard Improvements so approved by way of such change with the applicable Building Standard Improvements, or (ii) to reimburse Landlord for the reasonable cost of such removal, repair and
        replacement upon demand. Any such removals, repairs and replacements by Tenant shall be completed by the Expiration Date, or sooner termination of this Lease. Landlord confirms and agrees, however, that no such removal and/or replacement shall be
        required for any of the Tenant Improvements shown in the Plan, including any “Alternates” shown in the Plan and elected by Tenant.

       

      F.          Landlord shall permit Tenant and its agents to enter the Premises within 30 days prior to the Commencement Date of the Lease in order that Tenant may install fixtures, furniture and
        cabling through Tenant’s own contractors prior to the Commencement Date. Any such work shall be subject to Landlord’s prior written approval, and shall be performed in a manner and upon terms and conditions and at times satisfactory to Landlord’s
        representative. The foregoing license to enter the Premises prior to the Commencement Date is, however, conditioned upon Tenant’s contractors and their subcontractors and employees working in harmony and not interfering with the work being
        performed by Landlord. If at any time that entry shall cause disharmony or interfere with the work being performed by Landlord, this license may be withdrawn by Landlord upon 24 hours written notice to Tenant. That license is further conditioned
        upon the compliance by Tenant’s contractors with all requirements imposed by Landlord on third party contractors, including without limitation the maintenance by Tenant and its contractors and subcontractors of workers’ compensation and public
        liability and property damage insurance in amounts and with companies and on forms satisfactory to Landlord, with certificates of such insurance being furnished to Landlord prior to proceeding with any such entry. The entry shall be deemed to be
        under all of the provisions of the Lease except as to the covenants to pay rent. Landlord shall not be liable in any way for any personal injury, and/or loss or damage of property which may occur in connection with such entry by Tenant or in
        connection with such work being performed by Tenant, the same being solely at Tenant’s risk. In no event shall the failure of Tenant’s contractors to complete any work in the Premises extend the Commencement Date of this Lease.

       

      
        2

        
          

      

      G.         Tenant hereby designates Doug Francis (Tenant’s Construction Representative”), Telephone No. (949) 444-6243, as its
        representative, agent and attorney-in-fact for all matters related to the Tenant Improvement Work, including but not by way of limitation, for purposes of receiving notices, approving submittals and issuing requests for Changes, and Landlord shall
        be entitled to rely upon authorizations and directives of such person(s) as if given directly by Tenant. The foregoing authorization is intended to provide assurance to Landlord that it may rely upon the directives and decision making of the
        Tenant’s Construction Representative with respect to the Tenant Improvement Work and is not intended to limit or reduce Landlord’s right to reasonably rely upon any decisions or directives given by other officers or representatives of
        Tenant. Tenant may amend the designation of its Tenant’s Construction Representative(s) at any time upon delivery of written notice to Landlord.

       

      H.          Landlord shall submit the construction drawings for the Tenant Improvement Work to a competitive bidding process involving at least 3 licensed and reputable general contractors. If
        requested by Tenant, Landlord shall provide copies of the bid responses to Tenant. After adjustments for any inconsistent assumptions to reflect an “apples to apples” comparison, Landlord
        shall select the lowest qualified bidder for construction of the Tenant Improvements. Upon selection of the lowest qualified bidder, Landlord shall enter into a construction contract with the contractor so selected in the bid amount for
        construction of the Tenant Improvements.

       

      	II.	
              COST OF THE TENANT IMPROVEMENTS WORK

            

       

      A.         Landlord shalt provide an allowance towards the “Completion Cost” (as defined below) of constructing the Tenant Improvement Work in the amount of $1,011,825.00 (the “Landlord’s Contribution”), based on $25.00 per usable square foot of the Premises, with any excess cost of the Tenant Improvements Work to be borne solely by Tenant. If the actual cost of
        completion of the Tenant Improvements is less than the maximum amount provided for the Landlord’s Contribution, such savings shall inure to the benefit of Landlord and Tenant shall not be entitled to any credit or payment. Notwithstanding the
        foregoing, Tenant may utilize a portion of the Landlord’s Contribution, not to exceed the amount of $121,419.00, based on 3.00 per usable square foot of the Premises, towards Tenant’s out-of-pocket costs of cabling, furniture, architectural fees,
        signage, security system, and related moving expenses for Tenant’s move to the Premises. Landlord shall reimburse Tenant for such costs within 30 days following invoicing by Tenant, provided, however, that Landlord shall have no obligation to fund
        any portion of the Landlord’s Contribution towards invoices received from Tenant after 90 days following the Commencement Date of this Lease.

       

      B.         Tenant shall pay all Completion Costs attributable to any costs attributable to Tenant Delays and the amount, if any, by which aggregate Completion Cost of the Tenant Improvement Work
        exceeds the Landlord’s Contribution. The amounts to be paid by Tenant for the Tenant Improvements pursuant to this Section II.C. are sometimes cumulatively referred to herein as the “Tenant’s
          Contribution”.

       

      C.          The “Completion Cost” shall mean all costs of Landlord in completing the Tenant Improvements Work, including but not limited
        to the following: (i) payments made to architects, engineers, contractors, subcontractors and other third party consultants in the performance of the Work, (ii) permit fees and other sums paid to governmental agencies, and (iii) costs of all
        materials incorporated into the Work or used in connection with the Work. The Completion Cost shall also include an administrative/supervision fee to be paid to Landlord or to Landlord’s management agent in the amount of 3% of the Completion Cost.
        Unless expressly authorized in writing by Landlord, the Completion Cost shall not include (and no portion of the Landlord Contribution shall be paid for) any costs incurred by Tenant, including without limitation, any costs for space planners,
        managers, advisors or consultants retained by Tenant in connection with the Tenant Improvements.

       

      D.         Prior to start of construction of the Tenant Improvements, Tenant shall pay to Landlord in full the amount of the Tenant’s Contribution, if any, set forth in the approved Cost Estimate.
        Following completion of the Tenant Improvements Work, Tenant shall pay (or be refunded) any difference between the estimated and the actual amount of the Tenants Contribution towards the Completion Cost. The balance of all sums due and owing and
        not otherwise paid by Tenant shall be due and payable on or before the Commencement Date of this Lease. If Tenant defaults in the payment of any sums due under this Work Letter, Landlord shall (in addition to all other remedies) have the same
        rights as in the case of Tenant’s failure to pay rent under the Lease, including, without limitation, the right to terminate this Lease and recover damages from Tenant and/or to charge a late payment fee and to collect interest on delinquent
        payments, and Landlord may (but shall not be required to) suspend the Tenant Improvement Work following such default, in which event any delays because of such suspension shall constitute Tenant Delays hereunder.

       

      
        3

        
          

      

      	III.	
              DISPUTE RESOLUTION

            

       

      A.        All claims or disputes between Landlord and Tenant arising out of, or relating to, this Work Letter shall be decided by the JAMS/ENDISPUTE (“JAMS”), or its successor, with such arbitration to be held in Orange County, California, unless the parties mutually agree otherwise. Within 10 business days following submission to JAMS, JAMS shall designate three arbitrators and
        each party may, within 5 business days thereafter, veto one of the three persons so designated. If two different designated arbitrators have been vetoed, the third arbitrator shall hear and decide the matter. If less than 2 arbitrators are timely
        vetoed, JAMS shall select a single arbitrator from the non-vetoed arbitrators originally designated by JAMS, who shall hear and decide the matter. Any arbitration pursuant to this section shall be decided within 30 days of submission to JAMS. The
        decision of the arbitrator shall be final and binding on the parties. All costs associated with the arbitration shall be awarded to the prevailing party as determined by the arbitrator.

       

      B.          Notice of the demand for arbitration by either party to the Work Letter shall be filed in writing with the other party to the Work Letter and with JAMS and shall be made within a
        reasonable time after the dispute has arisen. The award rendered by the arbitrator shall be final, and judgment may be entered upon it in accordance with applicable law in any court having jurisdiction thereof. Except by written consent of the
        person or entity sought to be joined, no arbitration arising out of or relating to this Work Letter shall include, by consolidation, joinder or in any other manner, any person or entity not a party to the Work Letter unless (1) such person or
        entity is substantially involved in a common question of fact or law, (2) the presence of such person or entity is required if complete relief is to be accorded in the arbitration, or (3) the interest or responsibility of such person or entity in
        the matter is not insubstantial.

       

      C.         The agreement herein among the parties to arbitrate shall be specifically enforceable under prevailing law. The agreement to arbitrate hereunder shall apply only to disputes arising out
        of, or relating to, this Work Letter, and shall not apply to other matters of dispute under the Lease except as may be expressly provided in the Lease,

       

      
        4

        
          

      

      
      Tenant Improvement / Interior Construction Outline Specifications

       

      (By Tenant/Tenant Allowance)

        
          	
                  Tenant Standard

                  General Office:

                	
                  CARPET

                	 
	 	
                  Direct glue, from one of the following options:

                	 
	 	
                  Designweave - Z6354 Tempest Esq.:

                	
                  Designweave – Z6356 Techno:

                
	 	a) 

                	553 Steel Wool	a)	336 Lido
	 	b) 

                	773 Melba Toast	b)	252 Topaz
	 	c) 

                	575 Silver Smoke	c)	518 Night Sky
	 	d) 

                	535 Dolphin	d)	997 Silver Plum
	 	e) 

                	
                  454 Denim

                	e)	496 Galactic
	 	 	 	 	 
	

                	
                  VINYL COMPOSMON TILE (VCT)

                
	 	
                  12x12 VCT Armstrong Standard Excelon, from the following options:

                
	

                	a)	51803 Pearl White	c) 

                	51908 Pewter
	 	b)	51899 Cool White	d) 

                	51899 Cool White

        

      

      	 	 
	 	
              PAINT / WALLS

              5/8” gypsum drywall on 2-1/2” x 25 ga. metal studs, floor to ceiling construction, no walls shall penetrate the grid unless required by code. All walls shall be straight, and parallel to building perimeter
                walls. All offices and rooms shall be constructed of a standard size and tangent to a building shell or core wall. Paint finish, one standard color to be Benjamin Moore AC-40, Glacier White, flat finish.

               

              

              BASE

              2-1/2” Burke rubber base color Pearl 137P, straight at cut pile carpet, coved at resilient flooring and loop carpet.

                

              

              RUBBER TRANSITION STRIP

              Transition strip between carpet and resilient flooring to be Burke #150, color: to match adjacent V.C.T.

               

              

              PLASTIC LAMINATE

              Plastic laminate color at millwork to be Nevamar “Smoky White”, Textured #S-7-27T.

               

              

              CEILING

              2x4 USG Radar Illusions #2842 grid and scored tile on 9/16” T-bar grid. Continuous grid throughout.

               

              

              PERIMETER WALLS

              Furring, 25 ga. metal studs with 5/8” gypsum drywall, with batt insulation.

               

              

              LIGHTING

              2X4 fluorescent, 3-lamp energy saving ballast, 18-cell parabolic lens fixture.

               

              

              DOORS

              1-3/4” solid core, 3”-0” x 8-10”, plain sliced white oak, Western Integrated clear anodized aluminum frames, Schlage “D” series “Sparta” latchset hardware, dull chrome finish.

               

              

              OFFICE SIDELITES

              All interior offices to have sidelite glazing adjacent to office entry door. 2’ wide x door height, Western Integrated clear anodized aluminum frame Integral to door frame with clear tempered glass.

            

       

      

      
        Schedule I

         

        

      

      
        1

        
          

      

      Tenant Improvement / Interior Construction Outline Specifications

       

      (Continued)

       

      

      	
              Tenant Standard

              
                General Office

              

            	 
	
              (continued):

            	
              WINDOW COVERINGS

              Vertical blinds: Mariak Industries PVC blinds at building perimeter windows, Model M-3000, Color: Light Grey.

            
	 	 
	
              Tenant Standard

            	 
	
              Mechanical:

            	
              HVAC

              Interior and Exterior zone VAV boxes shall be connected to the main supply air loop. Exterior zone VAV boxes shall be provided with single-row hot water reheat coil.

               

              

              Air distribution downstream of VAV boxes shall be provided complete with ductwork, 2’x2’ perforated face ceiling diffusers, 2’x2’ perforated return air grilles and air balance.

               

              

              Pneumatic thermostats with blank white cover shall be provided for each zone Thermostats shall be located adjacent to light switch at 48” above finished floor.

               

              

              Exterior corner spaces with more than one exposure shall be provided with a separate zone.

               

              

              Conference Room (or Training Room) 20’x13’ or larger shall be provided with a separate zone.

                

              

              Exterior zone shall be limited to a single exposure and a maximum of 750 to 1000 square feet.

               

              

              Interior zone shall be limited to a maximum of 2000 square feet.

               

              

              FIRE PROTECTION

              Pendant satin chrome plated, recessed heads, adjustable canopies, minimum K factor to be 5.62, located at center of scored ceiling tile. Ceiling drops from shell supply loop.

            
	 	 
	
              Tenant Standard

            	 
	
              Electrical:

            	
              ELECTRICAL SYSTEM

              277/480 volt, three phase, four wire metered distribution section added to main service at Main Electrical Room.

               

              

              Electrical tenant distribution capacity suitable for 22 watts per s.f. to accommodate HVAC, lighting, data processing, computer loads and convenience outlets.

                

              

              Tenant Electrical Room, located within the lease space, to include 270/480 volt and 120/208 volt panels, transformer. lighting control panel, as required.

                

              

              LIGHTING

              Double switch per Title 24, paired in double gang box, Leviton “Decors” white plastic coverplate, 42” AFF to switch centerline. Provide occupancy sensors as required by code. 2x4 fluorescent light fixtures,
                3-lamp energy saving ballast, 18-cell parabolic lens fixture based upon one (1) fixture per 80 square feet.

               

              

              Exit signs Internally illuminated, white sign face with green text.

            

       

      

      
        2

        
          

      

      
        Tenant Improvement / Interior Construction Outline Specifications

         

        

        
          (Continued)

        

         

      

      	
              Tenant Standard

              
                Electrical

              

            	 
	
              (continued):

            	
              OUTLETS

              Power: 15-amp 125-volt specification grade duplex receptacle mounted vertically, 18” AFF to centerline, white plastic coverplate. Feeds to systems furniture by Tenant to be via walls, furred columns or
                ceiling J-box. Power poles and furniture by Tenant Ratio of one (1) feed per eight (8) workstations. Assumes four (4) circuits, eight (8) wire configuration of systems furniture.

               

              

              Telephone/Data: Single gang box with mud ring and pull string, mounted vertically, 18” AFF to centerline, Cover plate by telephone and/or cabling company. Teflon cable by tenant.

               

              

              One (1) empty 2” conduit to be routed from Tenant’s Server Room, 4x8 backboard to building main telephone backboard.

            
	 	 
	
              Tenant Standard

              Warehouse/Shipping

            	 
	
              and Receiving:

            	
              FLOORS

              Sealed concrete.

               

              

              WALLS

              5/8” gypsum wallboard standard partition. Paint to match Benjamin Moore AC-40 Glacier White; rated partition at occupancy separation as required by code.

               

              

              CEILING

              Exposed structure, non-painted.

               

              

              WINDOWS

              None

                

              

              ACCESS

              7”-6” H x 7”-6” W glazed service doors. Glazing is bronze reflective glass.

               

              

              HVAC

              None

               

              

              PLUMBING

              Single accommodation restroom, if required.

               

              

              Sheet vinyl flooring to be Armstrong Classic Carlon “Seagate” #86526 Oyster, with Smooth White FRP panel wainscot to 48” high. Painted walls and ceiling to be Benjamin Moore AC-40 Glacier White, semi-gloss
                finish.

               

              

              LIGHTING

              Chain hung florescent strip fixtures.

               

              

              OTHER ELECTRICAL

              Convenience outlets; surface mounted at exposed concrete walls.

               

              

              SECURITY

              Lockable doors.

            

       

      

      
        3

        
          

      

      
      Exhibit Y

       

      DISCOVERY BUSINESS CENTER

       

       

        

      1Exhibit 10.13

     

    

    

     

    FIRST AMENDMENT TO LEASE

      AND CONSENT TO ASSIGNMENT

     

    	I.	
            PARTIES AND DATE.

          

     

    This First Amendment to Lease (the “Amendment”) dated January 27, 2016, is by and between DISCOVERY BUSINESS CENTER LLC, a Delaware limited liability company, as successor-in-interest to The Irvine Company LLC, a Delaware limited liability company (“Landlord”),
      and GHOST MANAGEMENT GROUP, LLC, a Delaware limited liability company (“Tenant”), as successor-in-interest to Ghost Media Group, LLC, a Nevada
      limited liability company (“Original Tenant”).

     

    	II.	
            RECITALS.

          

     

    On November 11, 2013, Landlord and Original Tenant entered into a lease (“Lease”) for space
      in a building located at 41 Discovery, Irvine, California (“Discovery Premises” and “Discovery Building”).

     

    On or prior to the date of this Amendment, Original Tenant has assigned all of its right, title and interest under the Lease to Tenant. In connection
      with such assignment, Tenant desires to assume all of the obligations of Original Tenant under this Lease, and Landlord desires to confirm that such assignment and assumption constitutes a “Permitted
        Transfer” under the Lease. as more particularly provided in “IV. ASSIGNMENT AND ASSUMPTION” below.

     

    Landlord and Tenant each desire to modify the Lease to add approximately 4,182 rentable square feet of space in a building located at 15420 Laguna Canyon
      Road, Suite 260, Irvine, California, more particularly described on EXHIBIT A attached to this Amendment and herein referred to as the “Laguna Canyon
        Premises”, to adjust the Basic Rent and to make such other modifications as are set forth in “Ill. MODIFICATIONS” next
      below.

     

    	III.	
            MODIFICATIONS.

          

     

    A.          Premises/Building.
        Effective as of the “Commencement Date for the Laguna Canyon Premises” (as hereinafter defined), the “Premises” under the Lease shall consist of the Discovery Premises and the Laguna
        Canyon Premises (and references to Exhibit A to the Lease shall also include Exhibit A attached to this Amendment), and all references to the “Building” in the Lease
        shall be amended to refer to the two (2) buildings located at 41 Discovery, Irvine. California, and 15420 Laguna Canyon Road, Irvine, California (“Laguna Canyon Building”), either
        collectively or individually as the context may reasonably require; provided, that, for the avoidance of doubt, Tenant’s obligations under the Lease and this Amendment with respect to the Laguna Canyon Building shall only extend to Suite 260
        located in the Laguna Canyon Building and Tenant shall not have any obligations with respect to any of the other office space or areas located in or around the Laguna Canyon Building (unless such areas constitute Common Areas as defined under the
        Lease, then Tenant’s obligations with respect to such Common Areas shall be a set forth in the Lease).

     

    B.          Basic
          Lease Provisions. The Basic Lease Provisions are hereby amended as follows:

     

    1.          Effective as of the Commencement Date for
        the Laguna Canyon Premises, Item 2 shall be deleted in its entirety and substituted therefore shall be the following:

     

    “2.          Premises: The Premises are more particularly described in
        Section 2.1.

     

    	

          	Address of Buildings:	
            41 Discovery, Irvine, CA 92618

              15420 Laguna Canyon Road, Suite 260,

              Irvine, CA 92618

          

     

    Project Description: Discovery Business Center

     

    
      
        

    

    
    2.          Item 4 is hereby amended by adding the
        following:

     

    “Commencement Date for the Laguna Canyon Premises” shall mean the earlier of (a) the date
      Tenant commences regular business activities in the Premises, or (b) March 1, 2016.”

     

    3.          Item 5 is hereby amended by adding the
        following:

     

    “5.          Lease Term as to the Laguna Canyon Premises: The Term of
        this Lease as to the Laguna Canyon Premises shall expire conterminously with the Term of the Lease, that is at midnight on February 28, 2019.”

     

    4.          Item 6 is hereby amended by adding the
        following:

     

    “Basic Rent for the Laguna Canyon Premises:

     

    
      	
              Months of Term

                or Period for the Laguna Canyon Premises

            	
              Monthly Rate Per Rentable Square

                Foot for

                the Laguna

                Canyon Premises

            	
              Monthly Basic Rent (rounded to the nearest dollar) for

                the Laguna

                Canyon Premises

            
	
              Commencement Date for the Laguna

                Canyon Premises to January 31. 2017

            	
              $2.06

            	
              $8,615.00

            
	
              February 1, 2017 to

                January 31, 2018

            	
              $2.15

            	
              $8,991.00

            
	
              February 1, 2018 to

                February 28, 2019

            	
              $2.25

            	
              $9,410.00

            

    

     

    5.          Effective as of the Commencement Date for
        the Laguna Canyon Premises, Item 8 shall be deleted in its entirety and substituted therefor shall be the following:

     

    “8.          Floor Area of Premises: Approximately 49,002 rentable
        square feet, comprised of the following:

     

    Floor Area of Laguna Canyon Premises: Approximately 4,182 rentable square feet

     

    Floor Area of Discovery Premises: Approximately 44,820 rentable square feet

     

    Floor Area of the Laguna Canyon Building: Approximately 50,562 rentable square feet

     

    Floor Area of the Discovery Building: Approximately 44,820 rentable square feet”

     

    6.          Item 9 is hereby deleted in its entirety
        and substituted therefore shall be the following:

     

    “9.          Security Deposit $185,350.00”

     

    7.          Effective as of the Commencement Date for
        the Laguna Canyon Premises, Item 11 shall be deleted in its entirety and substituted therefor shall be the following:

     

    “11. Parking: 216 parking spaces, together with the Additional Parking” in accordance with the provisions set forth in Exhibit
        F attached to this Lease”

     

    
      2

      
        

    

    C.          HVAC
          After Hours. Exhibit C attached to the Lease is hereby amended to provide that for the HVAC unit(s) servicing the Laguna Canyon Premises “after
          hours” shall mean usage of said unit(s) before 8:00 A.M. or after 6:00 P.M. on Mondays through Fridays, before 9:00 A.M. or after 1:00 P.M. on Saturdays, and all day on Sundays and nationally-recognized holidays, subject to reasonable
        adjustment of said hours by Landlord.

     

    D.          Right to
          Extend the Lease. The provisions of Section 1 of Exhibit G attached to the Lease entitled “Right to Extend this Lease” shall remain in full force and effect and exercisable by Tenant in accordance with the terms of the Lease.

     

    E.          Security
          Deposit. Concurrently with Tenant’s delivery of this Amendment, Tenant shall deliver the sum of $10,350.00 to Landlord, which sum shall be added to the Security Deposit presently being held by Landlord in accordance with Section 4.3 of the
        Lease.

     

    F.          Brokers.
        Article 18 of the Lease is amended to provide that the parties recognize the following parties as the brokers who negotiated this Amendment, and agree that Landlord shall be responsible for payment of brokerage commissions to such brokers pursuant
        to its separate agreements with such brokers: Irvine Realty Company (“Landlord’s Broker”) is the agent of Landlord exclusively and Newmark Grubb Knight Frank (“Tenant’s Broker”) is the agent of Tenant exclusively. By the execution of this Amendment, each of Landlord and Tenant hereby acknowledge and confirm (a) receipt of a copy of a Disclosure Regarding Real Estate
        Agency Relationship conforming to the requirements of California Civil Code 2079.16, and (b) the agency relationships specified herein, which acknowledgement and confirmation is expressly made for the benefit of Tenant’s Broker. If there is no
        Tenant’s Broker so identified herein, then such acknowledgement and confirmation is expressly made for the benefit of Landlord’s Broker. By the execution of this Amendment, Landlord and Tenant are executing the confirmation of the agency
        relationships set forth herein. The warranty and indemnity provisions of Article 18 of the Lease, as amended hereby, shall be binding and enforceable in connection with the negotiation of this Amendment.

     

    G.          Acceptance
          of the Laguna Canyon Premises. Tenant acknowledges that the lease of the Laguna Canyon Premises pursuant to this Amendment shall be subject to the acknowledgement set forth in Section 2.2 of the Lease and shall be on an “as-is” basis without further obligation on Landlord’s part as to improvements whatsoever.

     

    H.          Inter-Building
          Conduit. Tenant shall have the right to install data and/or telecommunications cabling within the existing underground conduit at the Project (the “Conduit”) facilitating Tenant’s
        between the Discovery Building and the Laguna Canyon Building for the purpose of facilitating Tenant’s data and telecommunications networking, subject to and upon the following conditions: (i) Tenant’s right to use and/or, install cabling within
        the Conduit shall be subject to the availability, from time to time, of sufficient space therein, (ii) the installation by or for Tenant of any cabling within the Conduit shall be at Tenant’s sole risk and cost, and Landlord shall not be liable for
        any injury, loss, damage, cost, expense or liability that may occur or result in connection therewith, (iii) Tenant shall utilize a contractor either designated by, or otherwise reasonably acceptable to, Landlord to install any cabling within the
        Conduit, which contractor shall comply with Landlord’s construction rules for the Project, including without limitation Landlord’s standard insurance requirements, (iv) should Landlord determine in good faith at any time that any cabling installed
        within the Conduit by or for Tenant interferes with or other poses a risk to the normal functioning of Landlord’s cabling, systems, or other equipment, Landlord may require Tenant to make arrangements satisfactory to Landlord to remove or mitigate
        such risk or interference or, if Tenant either fails or is unable to make such satisfactory arrangements, to remove its cabling, (v) any cabling installed by Tenant within the Conduit shall be considered an “Alteration” pursuant to Section 7.3 of the Lease, and (vi) upon the expiration or sooner termination of the Lease, Tenant shall remove any cabling installed within the Conduit and all related equipment and facilities,
        and shall repair any damage caused thereby, all at Tenant’s sole cost and expense.

     

    
      3

      
        

    

    	IV.	
            ASSIGNMENT AND ASSUMPTION.

          

     

    Tenant has assumed all of the obligations and liabilities of “Tenant” under the Lease, as amended by this Amendment, as if Tenant were the original
      signatory of the Lease, and Landlord hereby confirms that the assignment of the Lease, as amended by this Amendment, to Tenant, constitutes a “Permitted Transfer” pursuant to Section 9.1(e)
      of the Lease and that all of Tenant’s and Original Tenant’s obligations with respect thereto have been satisfied.

     

    	V.	
            GENERAL.

          

     

    A.          Effect
          of Amendments. The Lease shall remain in full force and effect and unmodified except to the extent that it is modified by this Amendment.

     

    B.          Entire
          Agreement. This Amendment embodies the entire understanding between Landlord and Tenant with respect to the modifications set forth in “III. MODIFICATIONS” above and can be changed only by a writing
        signed by Landlord and Tenant.

     

    C.          Defined
          Terms. All words commencing with initial capital letters in this Amendment and defined in the Lease shall have the same meaning in this Amendment as in the Lease, unless they are otherwise defined in this Amendment.

     

    D.          Corporate
          and Partnership Authority. If Tenant is a corporation or partnership, or is comprised of either or both of them, each individual executing this Amendment for the corporation or partnership represents that he or she is duly authorized to
        execute and deliver this Amendment on behalf of the corporation or partnership and that this Amendment is binding upon the corporation or partnership in accordance with its terms.

     

    E.          Counterparts;
          Digital Signatures. If this Amendment is executed in counterparts, each is hereby declared to be an original; all, however, shall constitute but one and the same amendment. In any action or proceeding, any photographic, photostatic, or
        other copy of this Amendment may be introduced into evidence without foundation. The parties agree to accept a digital image (including but not limited to an image in the form of a PDF, JPEG, GIF file, or other e-signature) of this Amendment, if
        applicable, reflecting the execution of one or both of the parties, as a true and correct original.

     

    F.          Certified
          Access Specialist. As of the dale of this Amendment, there has been no inspection of the Building and Project by a Certified Access Specialist as referenced in Section 1938 of the California Civil Code.

     

    
      4

      
        

    

    	VI.	
            EXECUTION.

          

     

    	
            LANDLORD:

          	 	
            TENANT:

          
	 	 	 
	
            DISCOVERY BUSINESS CENTER LLC, a Delaware limited liability company

          	 	
            GHOST MANAGEMENT GROUP, LLC, a Delaware limited liability company

          
	 	 	 	 	 
	 	 	 	 	 
	
            By:

            

          	
            /s/ Steven M. Case

          	 	
            By:

            

          	
            /s/ Doug Francis

          
	
            Name:

            

          	
            Steven M. Case

          	 	
            Name:

            

          	
            Doug Francis

          
	
            Title:

          	
            EVP Office Properties

          	 	
            Title:

          	
            President

          
	 	 	 	 	 
	 	 	 	 	 
	
            By:

            

          	
            /s/ Holly McManus

          	 	
            By:

            

          	
            /s/ Chris Beals

          
	
            Name:

            

          	
            Holly McManus

          	 	
            Name:

            

          	
            Christopher Beals

          
	
            Title:

          	
            VP, Operations Office Properties

          	 	
            Title:

          	
            General Counsel

          

    
      5

      
        

    

    EXHIBIT A

     

    15420 Laguna Canyon Road

      Suite 260

     

    

    

     

    

    

    

  

  6

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