Document:

EX-10.14

 Exhibit 10.14 

LEASE AGREEMENT 
 BELTWAY
BUSINESS PARK OFFICE NO. 2, LLC 
 A Nevada Limited Liability Company 

(Landlord) 
 INNEVATION L.L.C.

 A Nevada Limited Liability Company 

(Tenant) 
 dated 

April 24, 2012 
 Multi-Tenant
– G-2 
 Modified Gross Lease 

 TABLE OF CONTENTS 

 

							
	1.	  	BASIC LEASE TERMS	  	 	1	 
			
	2.	  	PREMISES	  	 	4	 
			
	3.	  	TERM	  	 	5	 
			
	4.	  	RENT AND OPERATING EXPENSES	  	 	6	 
			
	5.	  	USE	  	 	10	 
			
	6.	  	PREMISES FACILITIES, BUILDING & PROJECT COMMON AREAS	  	 	12	 
			
	7.	  	MAINTENANCE, REPAIRS AND ALTERATIONS	  	 	14	 
			
	8.	  	TAXES AND ASSESSMENTS ON TENANT’S PROPERTY	  	 	17	 
			
	9.	  	UTILITIES AND SERVICES	  	 	17	 
			
	10.	  	SUBLETTING AND ASSIGNMENT	  	 	20	 
			
	11.	  	INSURANCE AND INDEMNITY	  	 	23	 
			
	12.	  	DAMAGE OR DESTRUCTION	  	 	25	 
			
	13.	  	EMINENT DOMAIN	  	 	26	 
			
	14.	  	SUBORDINATION; ESTOPPEL CERTIFICATE	  	 	27	 
			
	15.	  	DEFAULTS AND REMEDIES	  	 	28	 
			
	16.	  	END OF TERM	  	 	32	 
			
	17.	  	PAYMENTS AND NOTICES	  	 	32	 
			
	18.	  	LIMITATION OF LIABILITY	  	 	33	 
			
	19.	  	TRANSFER OF LANDLORD’S INTEREST	  	 	33	 
			
	20.	  	MISCELLANEOUS	  	 	33	 

  

			
	 EXHIBIT A-1
	  	PROJECT SITE PLAN
		
	 EXHIBIT A-2
	  	BUILDING AREA
		
	 EXHIBIT A-3
	  	COMPLEX AREA
		
	 EXHIBIT B
	  	PREMISES FLOOR PLAN
		
	 EXHIBIT C
	  	INTENTIONALLY OMITTED
		
	 EXHIBIT D
	  	RULES AND REGULATIONS

  
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	 EXHIBIT E
	  	MASTER SIGN PLAN
		
	 EXHIBIT F
	  	PARKING
		
	 EXHIBIT G
	  	GUARANTY
		
	 EXHIBIT H
	  	INTENTIONALLY OMITTED
		
	 EXHIBIT I
	  	RENEWAL OPTIONS
		
	 EXHIBIT J
	  	INTENTIONALLY OMITTED
		
	 EXHIBIT K
	  	INTENTIONALLY OMITTED
		
	 EXHIBIT L
	  	SUBORDINATION AND NON-DISTURBANCE AGREEMENT
		
	 EXHIBIT M
	  	MASTER LEASE

  
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 LEASE AGREEMENT 

THIS LEASE AGREEMENT (“Lease”), dated April 24, 2012, is made by and between Beltway Business Park Office No. 2, LLC, a
Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited liability company (“Tenant”), and constitutes a lease between the parties of the “Premises” as identified in
Section 1.1 hereof on the terms and conditions and with and subject to the covenants and agreements of the parties hereinafter set forth below. The Premises are located within the Building and Project described in Sections 1.3 and 1.4. 

1. Basic Lease Terms 
  

	1.1.	Premises Address: 

 6795 Edmond Street, Suite 300 

Las Vegas, NV 89139 
  

	1.2.	Rental Area & Parking Allocation: 

 Premises Rentable Sq. Ft.: 24,967 RSF

 Parking Allocation: Subject to Exhibit F, 85 standard parking spaces, which includes 70 standard parking spaces (uncovered/unreserved) and
15 covered/reserved parking spaces, free of charge, for the duration of the Lease. The parties also acknowledge that Tenant may require (and shall be able to use, if available) additional parking during events taking place at the Premises. Tenant
will coordinate with Landlord as necessary when additional parking is required. 
  

	1.3.	Building Designation: 

 Building Number: Building G-2
(“Building”) 
 Building Rentable Sq. Ft.: 72,302 RSF 

Building Area Acreage: 4.23+/- acres (est.) 
  

	1.4.	Project and Complex: 

 The Project is defined in Section 2.1 and is a
subdivided portion of the Beltway Business Park, a master-planned office/light industrial park. The Project acreage, Complex acreage, Building acreage and total square foot area contained within the Building may be altered by Landlord. The Complex
is a portion of the Project as shown on Exhibit A-2. 
 Project Area Acreage: 320+/- acres (est.) 

Complex Area Acreage: 8.403+/- acres (est.). 
  

	1.5.	Project Site Plan: 

 EXHIBIT A-1 

 

	1.6.	Premises Floor Plan: 

 EXHIBIT B 

 

	1.7.	Term: 

 The Initial Term of this Lease is sixty (60) months. 

 

	1.8.	Commencement Date: 

 The Commencement Date is: May 17, 2012. 

  
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	1.9.	Operating Expense Base Year: 

 The Base Year referred to in Section 4.2.a. is
2012. 
  

	1.10.	Option to Renew: 

 EXHIBIT I: One (1) Renewal Term(s), of thirty-six
(36) months. 
  

	1.11.	Base Rent/Abatement: 

 Commencing on the Commencement Date and continuing for the
remainder of the Initial Term, the monthly Base Rent for the Premises shall, on a modified gross basis, be as follows: 
  

			
	 Term
	  	 Rate/Month

	 Months 1 - 5
	  	Abated
	 Months 6 - 12
	  	$42,943.24 per month ($1.72 per RSF)
	 Months 13 – 24
	  	$44,191.59 per month ($1.77 per RSF)
	 Months 25 – 36
	  	$45,439.94 per month ($1.82 per RSF)
	 Months 37 – 48
	  	$46,937.96 per month ($1.88 per RSF)
	 Months 49 – 60
	  	$48,435.98 per month ($1.94 per RSF)

 Provided Tenant is not in default under this Lease, beyond any applicable notice and cure period, Tenant shall
be entitled to an abatement of Base Rent (the “Abated Base Rent”) for months: 1-5 (the “Abated Base Rent Period”) of the Initial Term. The Abated Rent shall be amortized over the Initial Term. In the event Tenant
defaults (at any time following all applicable notice and cure periods), all unamortized Abated Base Rent shall immediately become due and payable. The payment by Tenant of the unamortized portion of the Abated Base Rent in the event of a default
shall not limit or affect any of Landlord’s other rights, pursuant to this Amendment, the Lease or at law or in equity. Only Base Rent, as set forth above, during the Abated Base Rent Period, shall be abated and all other additional rent,
Operating Expense and other costs and charges specified in the Lease (not to exceed $0.25 per RSF) shall remain as due and payable pursuant to the provisions of this Lease. 

Concurrent with the mutual execution and delivery of this Lease Agreement, Tenant shall provide Landlord with the sixth month’s Base Rent,
which shall be applied at the beginning of the 6th month of the Initial Term. 
  

	1.12.	Base Rent Adjustments: 

 None. 

 

	1.13.	Rules and Regulations: 

 EXHIBIT D 

 

	1.14.	Operating Expenses: 

 The Operating Expenses and Tenant’s responsibility for
reimbursement over the Base Year are set forth in Section 4.2. Tenant is solely responsible for the cost of in-suite janitorial, HVAC and electrical services supplied to the Premises. 

Tenant acknowledges that Operating Expenses (as defined in Section 4.2) are, in part, calculated as follows: 

“Project Common Area Expenses:” Consists of the maintenance and up-keep of developed perimeter Landscaping areas (generally located
parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall initially be responsible for Project Common Area

  
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Expenses equal to: 3.388%. 
 [The method for calculation of the Building’s
prorata share of Project Common Area Expenses shall be based on the number of acres of land assigned to the Building divided by the total number of acres in the Project. The calculation for the Premises prorata share of the Buildings Operating
Expenses shall be based on the square feet of the Premises divided by the total square feet in the Building] 
 “Complex Common Area
Expenses.” Consists of Operating Expense obligations of that certain block of buildings set forth in Exhibit A-3 attached hereto and incorporate herein (the “Complex”); including, but not limited to expenses shared by multiple
buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible for Complex Common Area Expenses equal to: 17.38%. 

[The method for calculation of the prorata share of the Complex Common Area Expenses shall be based upon the acreage of the Building
Area divided by the acreage of the Complex. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total square feet in the Building] 

“Building Common Area Expenses:” Consists of Operating Expense obligations of the Building including, but are not limited to:
(i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for Building Common Area Expenses equal to: 34.532%. 

[The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises
divided by the total square feet in the Building]. 
  

	1.15.	Security Deposit: 

 Waived. 

 

	1.16.	Permitted Use: 

 Commercial office use subject to Section 5.1 and operation
as an executive suite location for the use of and occupancy by third parties which use and occupancy shall not be a Transfer or a Sublease as contemplated under Article 10. 

 

	1.17.	Addresses for Payments, Notices and Deliveries: 

 Landlord: 

BELTWAY BUSINESS PARK OFFICE NO. 2, LLC 

2300 W. Sahara, Suite 530 

Las Vegas, NV 89102 

Tenant: 

InNEVation L.L.C. 

7135 So. Decatur Blvd. 

P.O. Box 42250 

Las Vegas, NV 89116 
  

	1.18.	Brokers: 

 None. 

 

	1.19.	Landlord’s Improvements: 

 None. Tenant accepts the Premises in its
“as-is” condition; provided, however, Landlord’s service, maintenance and repair obligations under the Lease shall remain in full force and effect. 

 

	1.20.	Tenant’s Improvements: 

 None. 

  
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	1.2I.	Guaranty: 

 The obligations of Tenant pursuant to this Lease shall be fully
guaranteed by: Switch Communications Group, LLC, a Nevada limited liability company, as more specifically set forth on Exhibit G, attached hereto and incorporated herein. 

2. Premises 
  

	2.1.	Leased Premises: 

 Landlord leases to Tenant the Premises at the
address set forth in Section 1.1 and containing the rentable area set forth in Section 1.2. The Premises are located in the “Building”, which together with underlying real property is called the “Building
Area” and is located within the master-planned Las Vegas Digital Exchange Campus (the “DEC”) a segregated portion of which is set forth herein as the “Project” as described in Section 1.4. The Project
is located within the Cooperative Management Area (“CMA”) formed by an agreement between the U.S. Department of Interior’s Bureau of Land Management and Clark County, Nevada. The CMA is designated for non-residential uses and
lies within the Airport 60 and above day-night average decibel level noise contours. The CMA is subject to a perpetual avigation easement for the free and unobstructed passage of aircraft above the Project and shall comply with the rules,
regulations and operating directives of McCarran Airport, as more fully set forth in the McCarran International Airport Operating Directives. This Lease is subject and subordinate to a ground lease agreement (the “Master Lease”), by and
between Landlord, as tenant, and the County of Clark, a political subdivision of the State of Nevada, as landlord (the “Master Landlord”), as more fully described in Section 20.21. Landlord warrants that the Building, Building Area
and Project are currently and shall remain in compliance with such rules, regulations and operating directives and that tenant’s use of the Premises for commercial office or light industrial uses are permitted under the Master Lease. The
Project, Building Complex and Premises are depicted in Exhibits A-1, A-2, A-3 and B, respectively. The parties stipulate and agree that the rentable area of the Premises is as set forth in Section 1.2. 

Tenant shall also have access to any use of (without additional charge): (i) telecommunications closets and facilities within or
associated with the Building to support Tenant’s Permitted Use of the Premises; and (ii) conduit and similar telecommunications transmission infrastructure (such as conduit) located within the DEC to interconnect with Tenant’s other
facilities. Landlord shall not permit any third parties to utilize any telecommunications assets installed by Tenant for their benefit without Tenant’s prior written consent. Notwithstanding the above to the contrary, Landlord and Tenant
acknowledge and agree that access and use of the Landlord owned/installed conduit (together with all easements and pathways relating thereto) (collectively the “Landlord Conduit”): (i) is solely owned by Landlord, and
(ii) any use thereof, by Tenant, shall be governed by a separate agreement between Landlord and Tenant. 
 Subject to Landlord’s
review and approval (which approval may be conditioned as to the location and nature of installation of the receiving/broadcasting equipment), Tenant, at Tenant’s sole cost and expense, shall be allowed to install receiving/broadcasting
equipment in a secure area on the roof of the Building. The equipment shall be for Tenant’s (and other occupants of the Premises) exclusive use and shall in no way interfere with existing equipment on the roof of the Building. Tenant shall
provide Landlord, for Landlord’s review and approval, (which approval shall not be unreasonably withheld) with specifications for any receiving/broadcasting equipment required by Tenant. The equipment shall be installed on a non-penetrating
foundation, with installation approved by Landlord and shall not be visible from ground level. Tenant shall keep the receiving equipment in good repair at Tenant’s sole cost and expense. 

 

	2.2.	Delivery and Acceptance of Premises: 

 Landlord shall use
commercially reasonable efforts to deliver the Premises to Tenant, on or before the Commencement Date as set forth in Section 1.8 with the Building Common Areas (defined in Section 6) in good operating condition. 

  
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 Except as otherwise provided in this Lease, Tenant accepts the Premises in their
existing condition as of the Commencement Date. Landlord warrants that the Premises are zoned for commercial office use, and that on the date of delivery of possession of the Premises to Tenant, the Premises shall be in compliance with applicable
laws, ordinances, regulations and governmental requirements relating to commercial office use. Tenant receives the Premises subject to all applicable zoning, municipal, county and state laws, ordinances and regulations governing and regulating
Tenant’s use of the Premises. Tenant is responsible for determining the functionality, design and compatibility of the Premises for its intended use. Landlord reserves the right to control the use of the exterior walls, roof, and areas above
and below the Building, and retains the right to install, maintain, use, repair, and replace structural elements and utility equipment, including, but not limited to, pipes, ducts, conduits, wires, and appurtenant fixtures in, under, over, and
through the Premises, but only to the extent that such activity will not materially interfere with Tenant’s quiet use and enjoyment of the Premises. 
  

	2.3.	Building Name and Address: 

 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 of the Project or the address of the Building without notice or
liability. However, Landlord shall only change the address of the Building if reasonably required by governmental authority. Landlord agrees not to utilize the name or trademark of Tenant, its subsidiaries or affiliates without Tenant’s written
approval. 
 3. Term 
  

	3.1.	Initial Term and Commencement Date: 

 The term of occupancy shall
be for the period shown in Section 1.7 (“Initial Term”). Subject to the provisions of Section 3.3, the Initial Term shall begin on the “Commencement Date”, defined in Section 1.8 above. 

 

	3.2.	Intentionally Omitted. 

  

	3.3.	Early Occupancy: 

 Tenant shall be allowed access to the Premises
(without charge and without affecting the Lease Commencement Date) 30 days before the Lease Commencement Date for the limited purpose of installing wiring, telephone service and furniture and for performing other work as Tenant deems necessary;
provided such access is in an orderly manner so as to avoid unreasonably interfering with or interrupting the Landlord’s construction of the Building/Premises or normal business operations and quiet enjoyment of the other occupants in the
Building, in full compliance with all Building rules and regulations (as reasonably adopted by Landlord for the construction of the Building) and all applicable governmental laws, rules, regulations, and codes. Tenant’s access and use of the
Premises, for any reason (including but not limited to the performance of Tenant’s Work), shall be subject to Tenant’s compliance with every provisions of this Lease, except that Tenant shall not be liable for the payment of Rent until the
Lease Commencement Date. Tenant shall obtain any and all permits, licenses, and approvals that may be required in order to make lawful Tenant’s entry onto the Building/Premises and performance of the Tenant’s Work. The rights granted to
Tenant by this paragraph shall be restricted solely to the Premises and shall not extend to any other portion of the Building without Landlord’s prior written consent. Neither Landlord nor Landlord’s contractors shall have any
responsibility or liability whatsoever for the maintenance of the Premises or any work performed by Tenant prior to the Lease Commencement Date. Tenant’s activities within the Building/Premises prior to the Lease Commencement Date shall be at
its sole risk, and neither Landlord nor Landlord’s contractors shall be responsible for the safety of Tenant or its agents or employees, or for the condition or loss of any items of personal property brought onto the Building/Premises. Tenant
assumes full responsibility for any work performed and for all damages or losses arising from Tenant’s entry on the Building/Premises or performance of any work suffered by Tenant, Landlord, or either party’s agents, contractors,
employees, or invitees, whether such damage or loss occurs in the Premises or in any other part of the Building. Tenant shall defend, indemnify, protect, 

  
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and hold harmless Landlord, its heirs, successors, assigns, and Landlord’s Affiliates, against and from all liabilities, obligations, losses, damages, penalties, claims, liens, costs, and
expenses (including, without limitation, attorney’s fees) paid, suffered, or incurred by Landlord as a result of any breach by Tenant of any covenant or condition of this paragraph, arising from Tenant’s early entry onto the
Building/Premises. 
  

	3.4.	Renewal Term: 

 Tenant’s exercise of a Renewal Term to extend
the term of the Lease, as set forth in Exhibit I, is conditioned as follows: 
 Uncured Defaults: No uncured default of Tenant shall exist at
the time of the exercise of a Renewal Term. 
 Written Notice: Tenant shall give written notice of the exercise of a Renewal Term no later
than six (6) months prior to the expiration of the immediately preceding term. If said notification is not timely given, all Renewal Terms shall automatically expire without further notice. 

 

	3.5	Right of First Offer: 

 Provided there is no uncured default of
this Lease by Tenant, Tenant shall have a “Right of First Offer” with respect to any previously occupied space in the Building (“First Offer Space”). The Right of First Offer is subject to all
options/extensions/renewals previously granted by Landlord (including but not limited to: any expansion right and renewal options) (collectively the “Superior Rights”). In the event any First Offer Space becomes available (and is
not subject to any Superior Rights), Landlord shall provide written notice to Tenant (“First Offer Notice”). The First Offer Notice shall contain the following “Material Terms:” a description of the First Offer
Space, the date on which the Landlord expects the First Offer Space to become available, the lease term, tenant improvement allowance, if any, concessions, if any, and the Base Rent. If Tenant declines or fails to duly and timely exercise its
Right of First Offer within 14 days following receipt of the First Offer Notice, Landlord shall thereafter be free to lease the Premises to any third-party, at any time, without regard to the restrictions in this Section and on whatever terms and
conditions Landlord may decide, in its sole discretion, provided the Material Terms, are not more favorable to such third-party purchaser than those set forth in the First Offer Notice, without again complying with all the provisions of this
Section. 
 4. Rent and Operating Expenses 
  

	4.1.	Base Rent/Additional Rent: 

 From and after the Commencement Date,
Tenant shall pay without deduction or offset the Base Rent set forth in Section 1.11, including subsequent adjustments and additions as called for herein. The Base Rent shall be due and payable on the first day of each month. If the
Commencement Date occurs on a day other than the first day of the month, the first installment of Base Rent shall include rent for both the fractional month, if any, starting with the Commencement Date and the following calendar month. No demand,
notice or invoice shall be required. As used herein, “rent” or “Rent” shall mean Base Rent and Additional Rent, all as hereinafter defined. All rent shall be paid, to Landlord, in lawful money of the United States
of America without demand, deduction or offset of any kind. No payment by Tenant or receipt by Landlord of lesser amounts of rent than those herein stipulated shall be deemed to be other than on account of the earliest unpaid stipulated rent. No
endorsement or statement on any check or any letter accompanying any check or payment as rent shall be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance
of such rent or pursue any other remedy provided in this Lease. Any credit due to Tenant hereunder by reason of overpayment of additional rent shall first be applied to any damages or rent owed to Landlord by Tenant if Tenant shall be in default
beyond applicable notice and cure periods, when said credit shall be owed. 

  
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 All other charges or payments of whatever nature required to be paid by Tenant to
Landlord under this Lease, except Base Rent, including the Exhibits attached hereto, shall be referred to as “Additional Rent”. Base Rent shall be paid in the manner specified in the Section above; all other charges of whatever kind
required to be paid by Tenant under this Lease, including the Exhibits attached hereto, shall, unless otherwise specified, be due and payable fifteen (15) days after demand, without any deductions or set-off whatsoever, in the manner and at the
place where Base Rent is payable. 
  

	4.2.	Operating Expenses and Rent Adjustments: 

  

	 	a.	Payment of Operating Expenses 

 From and after the last day of the “Base
Year”, as set forth in Section 1.9, Tenant shall pay, in addition to the Base Rent, an amount equal to the “Excess” of the annual budget for Operating Expenses (defined in Section 4.2.c), over and above the realized
Operating Expenses for the Base Year (“Base Year Operating Expenses”). The “Excess” shall equal: (i) the difference between the annual budgeted Operating Expenses for the operative calendar lease year and the Base Year
Operating Expenses (stated in terms of rentable sq. ft.), multiplied by (ii) the rentable sq. ft. area of the Premises. 

The Base Year Operating Expenses and the Operating Expenses for each subsequent calendar lease year shall be “grossed
up” to reflect the greater of: (i) the actual Building occupancy, or (ii) ninety-five percent (95%) Building occupancy. 

Tenant shall pay to Landlord one-twelfth (1/12th) of the amount of the Excess for the operative calendar lease year in
question on each monthly rent payment date of such calendar lease year. Landlord’s determination of the annual budget for Operating Expenses and the Excess following the Base Year shall be provided to Tenant after the commencement of the
calendar lease year and within a commercially reasonable period of time. Until such determination is provided, Tenant shall pay the Excess, if any, for the prior calendar year on each monthly rent payment date. Following the determination and
presentation to Tenant of the budget for Operating Expenses and the Excess for the operative calendar lease year, Tenant shall pay the amount of any unpaid Excess attributable to such operative calendar lease year on the next monthly rent payment
date. During a lease year, Landlord may reasonably adjust Tenant’s monthly payment of the Excess to reflect the then current Operating Expenses and actual expenditures made during the elapsed portion of the operative lease year. 

Tenant may conduct business operations in the Premises twenty-four (24) hours per day, seven (7) days per week as
part of its Permitted Use and without incurring any additional charges for Additional Rent; except, for any charges associated with such extended operations, including without limitation, a reasonable charge for the increased use, repair and
maintenance of the Building Systems or Building Common Areas and the wear and tear of the Building, its fixtures and equipment. 

Any costs or expenses for services or utilities in excess of the standard services identified in Section 9.1 which are
attributable to Tenant’s use or occupancy of the Premises shall be paid in full by Tenant as Additional Rent. 
  

	 	b.	Tenant’s Prorata Share 

 See Section 1.14 above. 

 

	 	c.	Operating Expenses 

 The term, “Operating Expenses” shall mean
all costs of any kind paid or incurred by Landlord in connection with the operating, management, cleaning, protecting, lighting, repairing, replacing and maintaining the Building, the Project Common Area, the Building Common Area and the Complex
Common Area in a first class condition, and allocated to Tenant on a prorata basis or otherwise reasonably determined by Landlord, including by way of illustration but not 

  
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limitation: (i) the cost of supplies, equipment, labor, maintenance and service contracts in connection with Landlord’s obligations set forth in Section 7.1.a.; (ii) the cost
of repairs and general maintenance of all landscaping, parking areas, covered parking structures and signs, and trash removal; (iii) the cost of “all risk” property insurance, including fire, extended coverage, sprinkler, apparatus,
public liability, property damage, and other insurance as Landlord or any mortgagee deems necessary and prudent; (iv) wages, salaries and other labor costs including taxes, insurance, retirement, medical and other reasonable employee benefits
for individuals providing direct repair, maintenance and upkeep services to the Building and Project on either a part or full time basis; (v) a management fee consistent with the industry standard for office park management by a national or
regional office management company providing such services in Clark County whether such management services are provided by Landlord or a third party; (vi) the cost of supplying, replacing and cleaning employee maintenance uniforms;
(vii) a pro rata portion of the actual cost of the Project manager’s office or maintenance space in the Project provided said allocated space is devoted solely to the management, operation, maintenance or repair of the Building or Project
and the costs of such space are shared by all occupied Buildings receiving the benefits of management and maintenance services therefrom; (viii) costs levied, assessed or imposed due to applicable laws, including, without limitation the cost of
business licenses, fees, assessments and similar taxes levied against Landlord relating to the Project; (ix) fees or charges which are payable by Landlord pursuant to a service agreement with a government provider for services to the Building
or Project; (x) the reasonable costs of contesting the validity or applicability of any governmental enactment which would increase Operating Expenses; (xi) personal property taxes and the cost of depreciation or the rental expense of
personal property used in the maintenance, operation and repair of the Building and Project and, (xii) the Real Property Taxes attributed to the Building and Project. For purposes of computing rent adjustments pursuant to this Section,
Operating Expenses for the Building and Project shall be allocated and charged to Tenant in accordance with generally accepted accounting standards and expressed as an amount per square foot of Rentable Area. Landlord shall have the right, employing
generally accepted accounting standards, to amortize any of the costs of repair or maintenance of the Building over such period as Landlord reasonably determines together with interest at the “Prime Rate” as quoted by Bank of America,
N.A., plus two percent (2%) on the unamortized balance, in lieu of including the entire amount of such costs in the Operating Expenses of the year such costs are incurred. 

Exclusions from Operating Expenses 

The following items shall not be included in Operating Expenses: (i) maintenance or repair expenses which under generally
accepted accounting standards would not be considered a maintenance or repair expense for a commercial office/light industrial facility, excluding therefrom the Special Improvements set forth in subsection 4.2.d, (ii) costs associated with the
operation of the business of the entity which constitutes the “Landlord”, including, but not limited to, the legal and accounting costs associated with the leasing, selling, syndicating, financing, mortgaging, or hypothecating of any of
Landlord’s interest in the Building or Project, the costs of disputes between Landlord and its tenants, (iii) costs of any services provided to tenants in the Building for which Landlord is entitled to reimbursement, (iv) expenses in
connection with services provided solely to the premises of other tenants which are of no benefit to Tenant, (v) depreciation and/or amortization of the Building, except as set forth in subsection 4.2.d, (vi) the cost of repairs or other
work incurred by reason of fire, windstorm or other casualty, but only to the extent reimbursed by insurance, (vii) Landlord’s personal and corporate taxes, inheritance and estate taxes, franchise, gift or transfer taxes, (viii) the
cost of preparing any space for any tenant or prospective tenant of the Project or costs associated with any space presently deemed to be rentable space; (ix) costs incurred in leasing or obtaining new tenants or retaining existing tenants,
including leasing commissions, attorneys’ fees, or the cost of advertising and promotion; (x) attorneys’ fees incurred in enforcing the terms of any lease; (xi) any amount paid to an entity or individual affiliated with Landlord
which exceeds the amount which would be paid for similar goods or services on an arms-length basis between unrelated parties; (xii) capital improvements, except those in subsection 4.2.d below; (xiii) expenses resulting from any violation
by Landlord of 

  
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the terms of any lease of space in the building or of any ground or underlying lease or mortgage to which this Lease is subordinate; (xiv) except as otherwise set forth in the Lease to the
contrary, costs of compliance with the Americans with Disabilities Act, as from time to time amended, and the rules and regulations thereunder; and (xv) except as otherwise set forth in the Lease to the contrary, any cost and expense incurred
by or on behalf of Landlord in removing and disposing or causing to be removed or disposed hazardous or toxic substances or materials, or any cooling or chiller system and the chemicals used in such system from any part of the Building. 

Landlord shall have the right, from time to time, to allocate some or all of the Operating Expenses for the Building/Project to
a tenant’s premises, (on a non-discriminatory pro rata basis, using either an acreage or square foot formula), as may be determined, by Landlord, in a commercially reasonable manner. 

 

	 	d.	Special Improvements 

 During the term of the Lease, Tenant shall pay as
Additional Rent an amount equal to the product of (i) the Special Improvement Amortization per square foot of Rentable Area in the Building, multiplied by (ii) the square feet of Rentable Area in the Premises. 

“Special Improvements” shall mean any equipment, device or other improvement acquired or installed subsequent
to the date the Building was fully assessed as a completed and occupied unit, or other relevant portion of the Project, and this Lease was signed, which benefits all tenants of the Building and is necessary (i) to achieve direct cost savings in
the operation, maintenance and repair of the Building or such relevant portion of the Project, but only to the extent of the savings, or (ii) to comply with any government mandated statute, ordinance, code, controls or guidelines enacted
subsequent to the date the Building was fully assessed as a completed and occupied unit, or other relevant portion of the Project, and this Lease was signed, if the cost thereof is capitalized on the books of Landlord in accordance with generally
accepted accounting standards. 
 “Special Improvement Amortization” shall mean the actual cost, including
reasonable financing costs, of each Special Improvement, but only to the extent of the savings for Special Improvements intended for cost savings measure, acquired by Landlord multiplied by the constant annual percentage required to fully amortize
such cost on a straight line basis over the useful life of the Special Improvement. The Special Improvement Amortization shall be allocated to the Operating Expenses in accordance with generally accepted accounting standards and as an amount per
square foot of rentable area. 
  

	 	e.	Real Property Taxes 

 Tenant shall pay as an Operating Expense the product of
(i) the Real Property Taxes per square foot of Rentable Area in the Building for each lease year, multiplied by (ii) the number of square feet of Rentable Area in the Premises. 

“Real Property Taxes” shall mean all taxes, assessments (special or otherwise) and charges levied upon or with
respect to the Project and Building Area as explained in Exhibit E. Real Property Taxes shall include, without limitation, any tax, fee or excise on the act of entering into this Lease, on the occupancy of Tenant, the Base Rent hereunder or in
connection with the business of owning and/or renting space in the Project which are now or hereafter levied or assessed against Landlord by the United States of America, the State of Nevada or any political subdivision, public corporation, district
or other political or public entity having jurisdiction over the Building and Project, and shall also include any other tax, assessment, fee or excise, however described (whether general or special, ordinary or extraordinary, foreseen or
unforeseen), which may be levied or assessed in lieu of, as a substitute for, or as an addition to, any other Real Property Taxes. Landlord may pay any such special assessments in installments when allowed by law, in which case Real Property Taxes
shall include any interest charged thereon. Real Property Taxes shall also include reasonable legal fees, costs and disbursements incurred in 

  
 9 

 
connection with proceedings to contest, determine or reduce Real Property Taxes. Real Property Taxes shall not include any Federal, state, or local income, franchise, transfer, conveyance, gift,
inheritance or capital stock taxes, unless, due to a change in the method of taxation, any of such taxes are levied or assessed against Landlord in lieu of, or as a substitute for, or as an addition to, any other tax, which would otherwise
constitute a Real Property Tax. 
  

	 	f.	Annual Statement: Project Operating Expenses 

 Following the conclusion of each
calendar year, but no later than April 1st, Landlord shall furnish to Tenant a statement showing the actual Operating Expenses for the previous calendar year, and any charge or credit to Tenant necessary to reflect the actual Operating
Expenses. If the statement reveals an underpayment, Tenant shall pay Landlord the amount of the underpayment (whether or not the Lease has expired or been terminated) within thirty (30) days of written notice. If the statement shows an
overpayment, Landlord shall credit the next monthly rent payment of Tenant, or, if the term of the Lease has expired, refund the overpayment to Tenant within thirty (30) days of this determination. 

In the event Tenant’s pro rata share of Operating Expenses increases by more than five (5) percent in any Lease Year,
Tenant shall be entitled to notify Landlord of amounts in the Operating Expense statement it disputes, not later than one hundred twenty (120) days following the receipt of the Operating Expense statement in question, and thereafter of its
interest, upon ten (10) days notice, to retain an independent certified public accountant or other competent real estate professional applying generally accepted industry practices, who is not contracted or compensated on a contingency fee
basis, to audit Landlord’s Operating Expense records for the calendar year in question at Landlord’s business office and during regular business hours. The Operating Expenses of any calendar year shall be subject to audit not more than
once with such audit occurring not more than two (2) years after the expiration of such calendar year. Tenant shall deliver to Landlord a copy of the results of such audit within ten (10) days of its receipt by Tenant. Should the audit
determine, to the reasonable satisfaction of Landlord, that Tenant was over-charged, then, within fifteen (15) days of Landlord’s inspection of the audit, Landlord shall credit Tenant the amount of such over-charge toward the payments of
Base Rent and Additional Rent next coming due under the Lease or if the Lease has terminated, send Tenant payment for the over-charge amount. Should the audit determine that Tenant has been undercharged, Tenant shall reimburse Landlord for such
amount as Additional Rent next coming due under the Lease. Tenant agrees to pay the cost of the audit, unless the audit determines that Landlord’s calculation of all Operating Expenses was in error by more than four percent (4%) for the
period audited, in which case Landlord shall pay for the audit. Subtenants shall not be permitted to conduct an audit and Landlord approved assignees may only conduct audits for their specific period of possession. 

 

	4.3.	Intentionally Omitted. 

  

	4.4.	Security Deposit: 

 Waived. 

5. Use 
  

	5.1.	Use: 

 Tenant shall use the Premises for commercial office
purposes only or such other purposes as stated in Section 1.16. Tenant shall not use or occupy the Premises in violation of the rules and regulations set forth in Exhibit D. Tenant shall not do or permit anything within the Premises that will
cause the cancellation of or increase the existing rate of fire or other insurance upon the Premises or Building. Tenant shall not obstruct or interfere with the reasonable rights of other tenants or occupants of the Building or Project. Tenant
shall prevent odors, emissions, fumes, liquids or other substances or excessive noise from extending beyond the Premises. Tenant shall refrain from using or permitting the 

  
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use of the Premises or any portion thereof as living quarters, sleeping quarters or for lodging purposes. Tenant shall at its sole cost and expense, comply in all material respects with all
applicable laws, ordinances, and regulations related to its occupancy and use of the Premises now or hereafter in force. The judgment of any court of competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord is
a party thereto or not, that Tenant has violated such applicable laws, ordinances and regulations shall be conclusive of that fact as between Landlord and Tenant. Tenant shall have access to the Premises, Building and parking facilities twenty-four
(24) hours per day, seven (7) days per week. 
  

	5.2.	Hazardous Materials: 

 Neither party to this Lease shall cause or
knowingly permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about the Building, Project or Premises unless such Hazardous Materials are (i) necessary for that parties business or for the maintenance,
repair or cleaning of the Project and Buildings situated therein, and (ii) will be used, kept and stored in a manner that complies with all Hazardous Material Laws (as defined below). Should a party fail to fulfill its obligations as stated
herein with regard to Hazardous Materials, then such party shall indemnify, defend and hold harmless the other party, including its partners, affiliates, employees, contractors, representatives, lenders, successors and assigns (collectively, the
“Indemnified Parties”), from any and all claims, judgments, penalties, fines, and losses including reasonable attorneys’ fees, consultant and expert fees. This indemnification includes, without limitation, the costs incurred in
connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work required by any federal, state or local governmental agency or political subdivision or required to return the property to the condition
existing prior to the introduction of any such Hazardous Materials. The obligations of the parties hereunder shall survive the expiration or earlier termination of the Lease. 

Tenant and Landlord shall comply in all material respects with all applicable federal, state and local laws, ordinances and
regulations (“Hazardous Materials Laws”) relating to industrial hygiene, environmental protection or the use, analysis, generation, manufacture, storage, disposal or transportation of any oil or petrochemical products, PCB,
flammable materials, explosives, asbestos, urea formaldehyde, radioactive materials or waste, or other hazardous, toxic, contaminated or polluting materials, substances or wastes, including, without limitation, any substances defined as or included
in the definition of “Hazardous Materials”, “toxic substances” or “chemicals known to the State to cause cancer or reproductive toxicity” under any such Hazardous Materials Laws (collectively, “Hazardous
Materials”). 
 Landlord represents and warrants that as of the Commencement Date the Building does not contain
toxic or hazardous materials or substances in violation of any applicable Hazardous Material Laws and Landlord agrees to use reasonable efforts to cause other tenants at the Building to comply, with all Hazardous Material Laws concerning the proper
storage, handling and disposal of any toxic or hazardous materials or substances. 
  

	5.3.	Signs: 

 Tenant shall place a Building standard/ADA acceptable
sign at the main entrance of the Premises (“Premises Signage”). Tenant’s name, allotted employees and suite number shall be listed upon the Building’s lobby directory, at Tenant’s expense. At Tenant’s sole cost
and expense, Tenant shall be permitted to place one (1) panel on any monument sign constructed at the Building. Except that Tenant shall have the right to place a sign on the third floor parapet of the exterior of the Building facing and
visible to Highway 215 (the exact location and nature of such sign shall be mutually agreed to by Tenant and Landlord), Tenant shall not place any signs, awnings or advertising matter on the exterior walls, exterior doors/windows, or roof of
the Building (“Building Signage”) without Landlord’s prior written consent. Building Signage shall conform to the “Master Sign Plan” set forth in Exhibit E, (subject to government amendment). Tenant’s
right to locate signage, antennas, or satellite dishes on the Building (if granted) is exclusive to Tenant, non-transferable and may only be used for Tenant’s operations within the Building. The cost of Premises Signage and Building Signage
shall be Tenant’s sole responsibility, including: (i) the cost of installation and electrical connections thereto, (ii) the cost of reasonable periodic 

  
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maintenance, (iii) the cost of removal upon the termination of the Lease, and (iv) the cost of repairing or repainting any visible impairment to the Building resulting from the
installation or removal of Tenant’s Building Signage. Landlord hereby reserves the exclusive right to control the use of the roof and exterior walls of the Building. Landlord reserves the right to remove any Building Signage not in compliance
with the Master Sign Plan. All reasonable costs and expenses incurred by Landlord due to such removal shall be paid by Tenant in the next month’s Additional Rent. Landlord reserves the right to remove Building Signage during any period of
Building repair, restoration or construction, provided that Landlord immediately restores such signage, at its expense, upon completion of Landlord’s work. 

6. Premises Facilities, Building & Project Common Areas 

 

	6.1.	Operation and Maintenance: 

 During the Initial Term and any
renewals thereof, Tenant shall, at Tenant’s expense, maintain and operate the Premises Facilities in a commercially reasonable manner. The term “Premises Facilities” shall mean the plumbing, HVAC ductwork and units exclusive to
the Premises, electrical, lighting facilities, plate glass and interior glass, entry and exit doors, and Tenant’s fixtures and equipment within the Premises. As an Operating Expense, Landlord shall maintain the Building’s heating and air
conditioning units under a full service maintenance program. Landlord shall operate and maintain all of the Building Common Areas within the Project as an Operating Expense. The term “Building Common Areas” shall mean all areas
outside of the exterior walls, exterior glass or partitions of the Premises and the Building and other buildings in the Project which are not held for the exclusive use of other tenants or entities entitled to occupy space, and all other appurtenant
areas and improvements provided by Landlord for the common use of Landlord and tenants and their respective employees and invitees, including, without limitation, parking areas and covered parking structures, exterior lighting, driveways, sidewalks,
landscaped and planted areas and common entrances not located within the premises of any tenant. 
  

	6.2.	Use of Building Common Area: 

 Tenant’s right of occupancy of
the Premises shall include the non-exclusive use of the Building Common Areas in common with Landlord and other tenants, subject to compliance with the rules and regulations set forth in Exhibit D or as otherwise reasonably prescribed from time to
time by Landlord. Landlord shall operate and maintain the Building Common Areas in a commercially reasonable manner consistent with other similar master planned parks in Clark County, Nevada. Landlord shall have exclusive control over the Building
Common Areas, and may restrain any unreasonable use or occupancy thereof, except as authorized herein. Tenant shall keep the Building Common Areas clear of any obstruction or unauthorized use related to Tenant’s operations. Tenant, its
employees, customers and invitees utilize the Building Common Areas at their own risk. Except in the event of Landlord’s negligence or willful misconduct, Landlord is not responsible for any damage or injury to or loss of the property of,
Tenant, its employees, customers or invitees. Provided the Tenant’s access to the Premises and use of the Building’s parking area is not unreasonably denied or hindered, Landlord may temporarily close any portion of the Building Common
Areas for repairs or alterations, or to prevent a public dedication or the accrual of prescriptive rights. Under no circumstances shall the right herein granted to use the Building Common Areas be deemed to include the right to store any property,
temporarily or permanently, on the Building Common Areas which includes the installation or storage of any tenant system, equipment, including but not limited to HVAC or telephone systems, in any common electric, telephone, or mechanical room
without the prior written consent of Landlord and pre-payment of storage fees. In the event of any unauthorized storage, Landlord shall have the right, without notice, in addition to any other rights and remedies, to remove the property and charge
the reasonable cost to Tenant, which cost shall be immediately payable upon demand by Landlord. 
  

	6.3.	Project and Complex Common Areas: 

 The Premises and Building
share in certain repair, maintenance, management and related expenses for areas in common with other buildings within the Project commonly referred to as the Beltway Business Park (“Project Common Areas”) and with other buildings
within the Complex (“Complex Common Areas”). The Project Common Areas are generally comprised of the shrubbery, trees, 

  
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walkways, pavement, fencing, and streetscape lighting within the set backs (typically 20 feet) along the public roadways serving or bordering those areas of the Project in common with the
Building. As an Operating Expense, the Building will be allocated its prorata share of the expenses. Landlord shall determine the allocation of Project acreage to Building Acreage based upon the commonality of improvements and services enjoyed by
the Building and other buildings serviced thereby. The Complex Common Areas are generally comprised of block of buildings which incur expenses shared by the multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc.
As an Operating Expense, the Complex will be allocated its prorata share of the expenses. The calculations made pursuant to this Section shall be in accordance with Sections 1.14 and 4.2. 

 

	6.4.	Parking & Security: 

 Subject to Landlord’s right to
adopt reasonable, nondiscriminatory modifications and additions to the rules and regulations set forth in Exhibit D, Tenant shall have the parking rights set forth in Exhibit F and this subsection. 

 

	 	a.	Parking Maintenance 

 Landlord shall maintain, as an Operating Expense, an
automobile parking area (“Parking Area”) within the Project for the benefit and use of the visitors, customers and employees of Tenant, and other tenants and occupants of the Project. The Parking Area shall include the parking
stalls, driveways, sidewalks, pedestrian passageways and other areas designated for parking and access thereto. Provided that Tenant’s reasonable and adjacent access and use of the Parking Allocation set forth in Section 1.2 is not denied
or unreasonably hindered, Landlord reserves the right to make changes to the Parking Area from time to time. Landlord shall not be responsible for any damage to motor vehicles or the property contained therein of Tenant’s visitors, customers or
employees, unless such damage was directly caused by the negligence or willful misconduct of Landlord, its agents or employees. Landlord shall also have the right to establish, amend and enforce reasonable rules and regulations, as Landlord may deem
necessary for the proper operation and maintenance of the Parking Area. 
  

	 	b.	Security Personnel 

 The Landlord may, as an Operating Expense, contract for
security personnel to monitor the Building Common Areas of the Project. The scope and frequency of the use of security personnel shall be based upon reasonable commercial standards and under Landlord’s sole control. The use of security
personnel shall be for the general protection of the Building Common Areas and shall not impose upon Landlord or its agents an obligation or duty to protect or defend the property or personal well being of Tenant, its employees, customers or agents.

  

	6.5.	Changes and Additions by Landlord: 

 Landlord reserves the right
to make alterations or additions to the Project, Complex, Building, Building Common Areas Complex Common Areas and/or Project Common Areas, or to the fixtures and equipment within the Project/Complex/Building. Landlord may relocate or remove any of
the various buildings (other than the Building), Parking Area and other Project/Complex/Building Common Areas, and may add buildings, land and amenities to the Project/Complex. Except for those portions of the Premises physically affected by a
change or alteration, no change shall entitle Tenant to any abatement of rent or other claim against Landlord, provided that the change does not deprive Tenant of reasonable access to or the use and quiet enjoyment of the Premises and Tenant’s
Parking Allocation. All such alterations or additions made available to Tenant under this Lease shall be in conformance with applicable local codes and regulations and Federal law. 

  
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 7. Maintenance, Repairs and Alterations 

 

	7.1.	Landlord’s Obligations: 

  

	 	a.	Project and Building Common Areas 

 Except for damage caused by any negligent or
wrongful act or omission of Tenant, Tenant’s employees, suppliers, customers or invitees, (in which event Tenant shall repair the damage), Landlord shall keep in good condition and repair the foundations, exterior walls, structural condition of
interior bearing walls, other structural components, floor slabs, the roof structure, and the utility main connections (plumbing, sewer, gas and electrical) to the Building (“Utility Mains”), all building systems (including without
limitation HVAC and sprinklers) and common facilities (including without limitation elevators, common restrooms and common areas) of the Building to keep them in serviceable condition, as well as providing the other services for which there is an
Operating Expense pursuant to Section 4. Landlord contracts for full service HVAC maintenance programs. Landlord shall not be obligated to paint the Premise’s interior walls, repair or replace (i) windows damaged or broken by Tenant,
(ii) the entry/exit doors of the Premises, (iii) Tenant’s signs, or (iv) the interior plate glass of the Premises. Should the exterior plate glass of the Premises be damaged and such damage: (i) occurs on more than two
occasions within a sixty (60) day period, and (ii) only affects the plate glass of the Tenant’s Premises and (iii) is during Tenant’s physical occupancy, then Tenant shall be responsible for the payment of all insurance
deductibles associated with such plate glass damage occurring within sixty (60) days of any prior occurrence of damage against the Premises. Landlord shall have no obligation to begin repairs under this Section 7.1 until ten (10) days
after receipt of written notice from the Tenant, except for repairs of which Landlord is aware, and for the operations of the HVAC and Utility Mains, which shall be repaired on an emergency basis. If Landlord has not performed or undertaken to
perform the maintenance or repair services required under this Lease within ten (10) days of such notice from Tenant and such failure has a materially adverse affect upon Tenant’s business operations within the Premises, Tenant may take
reasonable action as necessary to make repairs or perform such services and thereafter invoice Landlord for the reasonable cost of such repairs. In case of emergencies, the ten (10) day notice period shall be reduced to such period as is
reasonable under the circumstances and Tenant shall only be required to provide oral notice to Landlord. In case of emergencies, the ten (10) day notice period shall be reduced to such period as is reasonable under the circumstances and Tenant
shall only be required to provide oral notice to Landlord. Landlord shall not be liable for damage or loss of any kind or nature by reason of Landlord’s failure to furnish any such service when such failure is caused by governmental mandate,
strikes, lockout, Tenant interference or other disturbances beyond the reasonable control of Landlord. 
  

	 	b.	ADA and Health Laws 

 Landlord warrants that upon the Commencement Date, the
Premises and Building Common Areas shall be in compliance with the requirements of Title III of the Americans with Disabilities Act as of 1994 and the regulations and rules promulgated thereunder, as all of the same may be amended and supplemented
from time to time (“ADA”) and other Federal, State or local laws relating to environmental and health matters (“Health Laws”). Landlord further warrants that all future construction, repairs or alterations to the
Building or Project performed by Landlord shall be in compliance with the requirements of the ADA and Health Laws, as then recognized and applied. If alterations to the Premises, Building, or Project are required due to Landlord’s failure to
comply with the ADA, as it was applied at the time of the Commencement Date or later alteration, then Landlord shall be responsible for compliance at Landlord’s sole cost and expense. However, should Federal, State or Local Authorities enact
changes to the ADA or Health Laws such that alterations to the Building or Project are required to accommodate Tenant, its employees and/or visitors, as opposed to Building tenants generally, those necessary and required alterations shall be made by
Landlord and amortized as an Operating Expense under commercially reasonable accounting practices. However, Landlord shall be responsible for the 

  
 14 

 
cost of efforts to ensure a readily accessible ADA Title III “path of travel,” whether within the Premises or not, when such efforts are required as the result of alterations made at
the request of Landlord. Any modifications to the interior of the Premises to ensure a readily accessible ADA Title III “path of travel” which are required under the ADA or Health Laws due to Tenant’s Construction Drawings or specific
use thereof shall be charged against the Tenant Improvement Allowance, if any, or made by Tenant, at Tenants sole cost and expense, in an expeditious and commercially reasonable manner. 

 

	7.2.	Tenant’s Obligations: 

  

	 	a.	Premises Repair and Maintenance 

 Except for damage caused by any negligent or
wrongful act or omission of Landlord, At Tenant’s expense, Tenant shall keep in good order, condition and repair the Premises and every part thereof, including, without limitation, all window treatments, entry and exit doors, plumbing fixtures,
electrical and lighting facilities and equipment within the Premises, fixtures, ductwork, interior walls and interior surfaces of exterior walls, ceiling tiles and grid, windows and doors (including glass and casings) and plate glass located within
the Premises, together with any supplemental HVAC equipment servicing only the Premises. Tenant shall not be responsible for structural repairs to the Premises or for replacement of the Utility Mains unless such repairs or replacements are
necessitated by the negligent acts or willful misconduct of Tenant, its agents or employees. Tenant shall not make any alterations to the Premises affecting fire/life safety systems without: (i) submitting plans from a qualified engineer
certifying the systems, and (ii) written notification to, and written consent from, Landlord. Tenant shall immediately notify Landlord in case of fire or accident in the Premises, Building or the Project, and of defects in any of the
improvements or equipment. Tenant shall do all acts required to comply with all applicable laws, ordinances, and rules of any public authority relating to its maintenance obligations as set forth herein. 

 

	 	b.	Remedy for Failure to Perform 

 If Tenant fails to perform its obligations under
this Section 7.2, Landlord may enter upon the Premises, provided within ten (10) days’ prior written notice to Tenant, Tenant shall fail to commence a cure through completion (except in the case of emergency, in which event, no notice
shall be required), perform such obligations on Tenant’s behalf and put the Premises in good order, condition and repair, and the cost thereof shall be due and payable as additional rent together with Tenant’s next Base Rent installment
plus an administrative fee equal to five percent (5%) of the cost incurred by Landlord. 
  

	7.3.	Alterations and Additions: 

  

	 	a.	Landlord’s Consent 

 Without Landlord’s prior written consent, which
shall not be unreasonably withheld or delayed, Tenant shall not make any alterations, improvements or additions to the Premises except for nonstructural alterations to the interior of the Premises not exceeding Ten Thousand Dollars ($10,000)
annually during the term. Without Landlord’s prior written consent, Tenant shall not make any alterations or improvements to the Building, the Utility Mains, Utility Installations, the Premises Facilities or Building Common Areas. As used in
this Lease, the term “Utility Installations” shall mean air lines, power panels, Building electrical distribution systems, lighting fixtures, space heaters, air conditioning and plumbing within the Building. If Tenant makes any
Tenant alterations or commences Tenant’s Work without the prior written approval of Landlord, Landlord shall have the right to require that Tenant remove any or all of such Tenant alterations or Tenant’s Work and repair and any restore
damage to the Premises caused by such removal at Tenant’s sole expense. Provided that notice is given at the time of Landlord’s consent, if necessary, Landlord may require that Tenant remove any Tenant installed alterations or improvements
at the expiration of the term, and restore the Premises and the Building to their prior condition, normal wear and tear excepted. Tenant shall comply with the requirements and 

  
 15 

 
procedures for Tenant’s construction of improvements set forth in Exhibit C. Landlord may require that Tenant provide a lien and completion bond in an amount equal to the estimated cost of
such improvements. At Landlord’s discretion, Tenant’s failure under this subsection to obtain Landlord’s prior written approval, if necessary, may result in the removal of the alteration or improvement at Tenant’s sole expense.
During the Lease term, should either Landlord or Tenant be required by court order, governmental authority or a newly enacted law, code or ordinance, to alter or improve any part of the Premises due to Tenant’s specific use, interior space plan
or alteration of the Premises, then Tenant shall make or permit Landlord to make such alterations or improvements at Tenant’s sole cost and expense, and the parties shall cooperate with each other to minimize disruption to Tenant’s
business operations and Tenant hereby waives all claims for damages or abatement of rent because of such mandated alteration or improvement. Under no circumstances shall Tenant enter upon the Project/Building roof or make any roof penetrations
without the prior written consent of Landlord. Any consent of Landlord shall be conditioned upon Landlord’s review and approval of plans satisfactory to Landlord for the repair of the roof. At Landlord’s option, any roof penetrations shall
be performed by Landlord’s roofing contractor, and Tenant shall reimburse Landlord for the cost thereof and any necessary repair work within fifteen (15) days after Tenant’s receipt of an invoice therefore. 

 

	 	b.	Plans and Procedures 

 All alterations, improvements or additions in or about
the Premises or the Building shall be performed in compliance with Exhibit C. Tenant shall comply with all local requirements and codes for construction and provide Landlord with a complete set of “as built” drawings upon completion. 

 

	 	c.	Payment of Labor 

 Tenant shall pay, when due, all claims for labor or materials
associated with Tenant’s alterations or improvements. Tenant shall give Landlord not less than ten (10) days’ notice prior to the commencement of any work in the Premises, and Landlord shall have the right to post and record notices
of non-responsibility on the Premises or the Building as provided by law. If Tenant shall in good faith contest the validity of any lien, claim or demand, then Tenant shall, at its sole expense, defend itself and Landlord against the same and shall
pay and satisfy any such adverse judgment that may be rendered thereon, before the enforcement thereof, against Landlord, the Premises, Building or Project. Should Landlord require, Tenant shall furnish a surety bond reasonably satisfactory to
Landlord in an amount equal to such contested lien or claim, indemnifying Landlord against liability and holding the Premises and the Project free from the effect of such lien or claim. Without limiting the foregoing, Tenant shall comply with all
applicable provisions of Nevada Revised Statutes Chapter 108 before commencing any work related to such alterations, improvements or additions. 
  

	 	d.	Alterations Property of Landlord 

 All alterations, improvements or additions to
the Premises shall be surrendered with the Premises at the expiration of the Term, unless Landlord required their removal at the time of consent. Notwithstanding the provisions of this paragraph, Tenant’s furniture, equipment and trade
fixtures, other than that which is affixed to the Premises, shall remain the property of Tenant and may be removed by Tenant subject to the provisions of Section 7.2. 
  

	7.4.	Utility Additions: 

 Landlord reserves the right to install new or
additional utility facilities throughout the Building and the Premises for the benefit of Landlord or Tenant, or any other tenant of the Project, including, but not limited to, such utilities as plumbing, electrical systems, security systems,
communication systems and fire protection and detection systems, so long as such installations do not unreasonably interfere with Tenant’s use of the Premises or Building Common Areas. 

  
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	7.5.	Entry and Inspection: 

 Landlord shall have the right, provided
reasonable prior notice of at least 48 hours is given to Tenant, except where Landlord determines an emergency exists, (i) to enter the Premises to inspect, repair and supply services in accordance with this Lease, (ii) during the last one
hundred eighty (180) days of the term to show the Premises 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 Tenant abandons the
Premises and fails to pay rent for a period of fifteen (15) consecutive days after the rent due date, Landlord may enter the Premises and take such action as reasonably necessary to mitigate damages, without the abatement of rent and without
liability to Tenant. Landlord shall be provided keys or codes which unlock all of the doors in the Premises, excluding Tenant’s vaults and safes, and Landlord shall have the right to use any means reasonably necessary in an emergency to obtain
entry to the Premises. Any entry to the Premises properly obtained by Landlord herein shall not be deemed an unlawful entry, a detainer, or an eviction of Tenant from the Premises. 

 

	7.6.	Improvements Installed by Tenant: 

 Tenant shall immediately
undertake the installation of Tenant’s furniture, fixtures and equipment (“Tenant’s Work”) and shall diligently pursue such work to completion. All of Tenant’s Work shall be at Tenant’s sole cost and expense and
carried out in a commercially reasonable manner. Tenant shall keep the Premises and Building Common Area free of all construction debris and in a broom clean condition. Tenant shall provide trash containers as and if needed, in a location reasonably
designated by Landlord and shall remove such trash containers prior to opening for business. Tenant’s contractors shall name Landlord as an additional insured on contractor’s insurance policies and provide evidence of such insurance
coverage prior to the commencement of any construction. Tenant’s Work shall comply with all governmental statutes, ordinances, rules and regulations pertaining thereto. Tenant covenants that no work by Tenant’s employees, agents or
contractors, shall disrupt or cause a slowdown or stoppage of any work conducted by Landlord on the Premises or Project of which it is a part except in cases of “Force Majeure” as set forth in Section 20.12. 

8. Taxes and Assessments on Tenant’s Property 

Taxes on Tenant’s Property: 

Tenant shall be liable for and shall pay all taxes and assessments levied against all personal property of Tenant located in
the Premises. If any taxes on Tenant’s personal property are levied against Landlord or Landlord’s property is increased by the inclusion of a value placed upon the personal property of Tenant, and if Landlord pays the taxes based upon the
increased assessment, Tenant shall pay to Landlord the taxes so levied against Landlord or the proportion of the taxes resulting from the increase in the assessment. 

9. Utilities and Services 
  

	9.1.	Utility Services: 

 Landlord shall use commercially reasonable
efforts to cause public utilities to furnish, as appropriate, electricity, gas, water and sewage (“Building Systems”) utilized in operating the Premises. The cost of transforming the power from the power panel to the Premises (if
required by Tenant’s specific use), is a Tenant Improvement expense. 
  

	 	a.	Heating. 

 As a separately metered or allocated Tenant expense (except as to the
Building Common Areas), the Premises is served by an individual packaged-unit mechanical system providing direct control of Tenant’s work space environments. 

  
 17 

	 	b.	Cooling. 

 Tenant shall have direct control over the individual packaged-unit
mechanical system serving Tenant’s work space environments. The cooling capacity of the system may be adversely impacted due to the rearrangement, partitioning or other alterations made or performed by or on behalf of Tenant. Tenant agrees to
cooperate fully with Landlord and to abide by the reasonable regulations and requirements which the system service contractor or Landlord may prescribe for the proper functioning and protection of the air cooling system. 

 

	 	c.	Cleaning. 

 Tenant contracts directly for janitorial services within the
Premises. As an Operating Expense, Landlord shall cause the Building Common Areas to be cleaned daily, Monday through Friday, during evening hours. Tenant shall pay any additional trash removal costs imposed upon Landlord due to Tenant’s
excessive trash or large items. Tenant shall have the option of independently contracting for the removal of such items. 
  

	 	d.	Sprinkler System. 

 If the sprinkler system, and or any of its appliances shall
be damaged or injured or not in proper working order by reason of Tenant’s alterations of the Premises or any willful misconduct of Tenant’s agents, employees or visitors, Tenant shall forthwith restore the same to good working condition
at its sole expense. If a government entity having jurisdiction over the Premises shall require any modifications to the sprinkler system by reason of Tenant’s business, or the location of trade fixtures or other contents within the Premises,
Tenant shall, at Tenant’s expense, promptly make such modifications and supply Landlord with approved as-built drawings of same. Subject to the foregoing and as an Operating Expense, Landlord shall maintain any sprinkler system now or hereafter
installed in the Premises in good working order. 
  

	 	e.	Water. 

 As an Operating Expense, Landlord shall provide on demand water service
to the Premises. 
  

	 	f.	Electricity. 

 Tenant’s Premises are individually metered for electrical
service and Tenant shall be responsible for contracting directly with the electrical utility provider for such service. If either the quantity or character of electrical service is changed by the public utility or other company supplying electrical
service to the Premises and is therefore no longer suitable for Tenant’s requirements, no such change, unavailability or unsuitability shall constitute an actual or constructive eviction, in whole or in part. Landlord makes no warranty or
representation as to the compatibility of the Premises electrical distribution system with Tenant’s modular furniture systems. 
  

	 	g.	Interruption of Services. 

 Landlord reserves the reasonable right, without
liability to Tenant, except as otherwise expressly provided in this Lease, and without being in breach of any covenant of this Lease, to interrupt service of the HVAC System, the elevator, electrical, plumbing or other mechanical systems or
facilities in the Building (“Essential Services”) as may be required by law, casualty, accident or emergency, or for reasonable repairs, alterations, or replacements. Landlord shall use its best efforts to limit the interruption of
Essential Services to cause as little interference to Tenant’s business operations as is reasonably possible and provide prior notice of such interruption when practicable. Landlord shall have no responsibility or liability for interruption,
curtailment or failure to supply cooled or outside air, heat, elevator, plumbing or electricity when prevented from supplying such Essential Services by reason of governmental act or intervention, labor strikes, power surges or causes reasonably
beyond Landlord’s control, including without limitation (i) the presence of biological or other airborne agents within or outside of the Building, (ii) the disruption of telephone or mail delivery services to the Building resulting
from a casualty 

  
 18 

 
or, (iii) the blockage of access to the Building resulting from a casualty. Notwithstanding any other provisions of this Lease, in the event there is an interruption of Essential Services
due to Landlord’s performance of repairs or alterations, which interruption of Essential Services prevents Tenant from using all or a portion of the Premises for the conduct of its business for a period in excess of three (3) business
days, and provided Tenant does not occupy such unusable portion of the Premises during such period, then Tenant shall be entitled to abate the payment of Base Rent and additional rent for that proportion of the Premises rendered unusable for the
period commencing on the fourth (4th) business day of the interruption of such Essential Services and ending on the earlier of (i) the date Tenant reoccupies the unusable portion of the Premises for the conduct of its business therein or
(ii) the date Landlord shall have restored the Essential Services so interrupted. 

  
 19 

 10. Subletting and Assignment 

 

	10.1.	Transfers: 

 Subject to Section 10.7 below and
Section 1.16, Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, encumber or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease
or any interest hereunder by operation of law, or sublet the Premises or any part thereof (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought
to be made is hereinafter sometimes referred to as a “Transferee”). To request Landlord’s consent to any Transfer requiring such consent under the provisions of this Section 10, Tenant shall notify Landlord in writing,
which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than twenty (20) days after the date of delivery of the Transfer Notice, (ii) a description
of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including a calculation of the “Transfer Premium,” as that term
is defined in Section 10.3 below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative
documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, and (iv) in the event of an assignment, current financial statements of the proposed Transferee certified by an officer, partner or
owner thereof, and any other information reasonably required by Landlord, which will enable Landlord to determine the financial capacity, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed
use of the Subject Space. Any Transfer requiring but made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a material default by Tenant
under this Lease. Whether or not Landlord shall grant consent, Tenant shall pay Landlord’s review and processing fees, as well as any reasonable legal fees incurred by Landlord in connection with such review, within thirty (30) days after
written request by Landlord, which fees shall not exceed $1,000. 
  

	10.2.	Landlord’s Consent: 

 Landlord shall not unreasonably
withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to
withhold consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent: 

i. The Transferee’s business or use of the Subject Space is not permitted under this Lease; 

iii. The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under
this Lease on the date consent is requested; 
 iv. The proposed Transfer would cause Landlord to be in violation of another lease or
agreement to which Landlord is a party; or 
 v. The terms of the proposed Transfer will allow the Transferee to exercise a right of renewal,
right of expansion, right of first offer, signage rights, or other similar “personal” right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right). 

  
 20 

 If Landlord consents to any Transfer pursuant to the terms of this subsection
(and does not exercise any recapture rights Landlord may have under Section 10.4 of this Lease), Tenant may within one hundred eighty (180) days after Landlord’s consent, but not later than the expiration of such 180-day period, enter
into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 10.1 of this Lease. 

 

	10.3.	Transfer Premium: 

 In the event of a Transfer requiring
Landlord’s consent, if Landlord consents to such a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is
defined in this Section 10.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in excess of the Rent and Additional Rent payable by
Tenant under this Lease on a per rentable square foot basis if less than all of the Premises is transferred. “Transfer Premium” shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection
with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for the use of Tenant Improvements, generators, fiber optics or communications facilities in the Premises in connection with such
Transfer. The Transfer Premium payable by Tenant shall expressly exclude and be reduced by (a) any improvement allowance or other economic concession (planning allowance, moving expenses, etc.), paid by Tenant to sublessee or assignee;
(b) brokers commissions; (c) reasonable attorneys fees; (d) lease takeover payments; (e) costs of advertising the space for sublease or assignment, and (f) unamortized cost of initial and subsequent improvements to the
Premises made by Tenant. 
  

	10.4.	Intentionally Omitted. 

  

	10.5.	Effect of Transfer: 

 If Landlord consents to a Transfer,
(i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver
to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified
by an independent certified public accountant, or Tenant’s chief financial officer or designee, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer
relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of Tenant’s obligations under this Lease from liability under this Lease. Landlord or
its authorized representatives shall have the right at all reasonable times to request a copy of the books, records and papers of Tenant relating to any Transfer, and shall have the right to make a copy thereof, provided Landlord shall maintain the
confidentiality thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord’s costs of such audit, and if understated by more than
ten percent (10%), Tenant shall pay a deficiency premium of fifteen percent (15%) of the total Transfer Premium owed during the period of such deficiency. 
  

	10.6.	Additional Transfers: 

 For purposes of this Lease, the term
“Transfer” shall also include: (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of thirty-three percent (33%) or more of the partners, or transfer of thirty-three
percent (33%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof; (ii) if Tenant is a closely held corporation (i.e., whose stock is not
publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or other transfer of more than an aggregate of twenty-five percent
(25%) of the voting shares of Tenant (other than to immediate family members by reason of gift, transfer or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of more than an aggregate

  
 21 

 
of twenty-five percent (25%) of the value of the unencumbered assets of Tenant within a twelve (12) month period; and (iii) if Tenant is a limited liability company, any cumulative
transfer of more than thirty-three percent (33%) of the membership interests. In addition to those types of Transfers specified above in this Section 10, any change to the form of tenant entity or any use of the Premises by an individual
or entity other than Tenant, whether pursuant to a license or concession, or otherwise, shall be deemed a Transfer requiring Landlord’s consent. 
  

	10.7.	Tenant Affiliate: 

 Notwithstanding anything to the contrary
contained in Section 10.1 of this Lease, a Transfer of all or a portion of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant) or to any corporation or other entity
resulting from a merger of, or consolidation with Tenant (collectively, “Tenant Affiliate”), shall not be deemed a Transfer under Section 10 for which (a) consent is required, or (b) any Transfer Premium is payable,
provided that: (i) Tenant promptly notifies Landlord of any such Transfer; (ii) promptly supplies Landlord with any non confidential documents or information reasonably requested by Landlord regarding such Transfer; (iii) if such
Transfer is an assignment, Tenant Affiliate assumes in writing all of Tenant’s obligations under this Lease; and i(v) such Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease. “Control,” as used
herein, shall mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of
the voting interest in, any person or entity. 
  

	10.8	Transfer Involving Sublease: 

 Every approved sublease transaction
shall be evidenced by a written sublease (the “Sublease”) between Tenant and Subtenant (the “Subtenant”). The Sublease or, where applicable, Landlord’s written consent required under Section 10.1
above, to which Tenant and Subtenant shall be parties (the “Consent”), shall comply with the following requirements: 

i. The Sublease shall be subject to, and shall incorporate by reference, all of the terms and conditions of this Lease,
except those terms and conditions relating to Base Rent, Additional Rent, and any other amount due under this Lease. Subtenant shall acknowledge in the Sublease or Consent that it has reviewed and agreed to all of the terms and conditions of this
Lease. Subtenant shall agree in the Sublease or Consent not to do, or fail to do, anything that would cause Tenant to violate any of its obligations under this Lease. 

ii. The Sublease or Consent shall require that: (1) Subtenant shall have no right to exercise any option to extend the
Lease Term, utilize Tenant’s signage rights, or any right of first refusal (or similar right) granted to Tenant in this Lease; and (2) the Sublease shall require Tenant to agree that it shall neither exercise on behalf of, nor assign to,
Subtenant any such option or right. 
 iii. The Sublease or Consent shall contain, in full, any use restrictions or
other provisions of this Lease that affect the use of the Premises, and any other provisions that Landlord otherwise requires be contained in the Sublease. 

iv. The Sublease or Consent shall contain a waiver of subrogation against Landlord and shall require Subtenant’s
insurance policies to acknowledge such a waiver of subrogation. 
 v. The Sublease or Consent shall prohibit a
sub-subletting of the Premises or the assignment of the Sublease by Subtenant, without first obtaining Landlord’s consent, which consent may be granted or withheld in Landlord’s sole and absolute discretion. 

  
 22 

 vi. The Sublease or Consent shall require Subtenant, acting through Tenant,
to obtain Landlord’s prior written consent to any alterations to the Premises, to the extent Tenant is required by this Lease to obtain such consent. 

vii. The Sublease or Consent shall require: (1) Subtenant to send Landlord copies of any and all notices concerning
the Premises that Subtenant is obligated to provide to Tenant; and (2) Tenant to send Landlord copies of any and all notices concerning the Premises that Tenant is obligated to provide to Subtenant. 

viii. The Sublease or Consent shall provide that Subtenant shall have no right (and shall waive any rights it may have) to
hold Landlord responsible for any liability in connection with the Premises, including, without limitation, any liability arising from the noncompliance with any federal, state, or local laws applicable to the Premises. 

ix. The Sublease or Consent shall provide that: (1) Nothing in the Sublease shall amend or shall be construed or
deemed to amend this Lease; and (2) Tenant and Subtenant shall not amend the Sublease, without Landlord’s prior written consent. 

x. The Sublease or Consent shall contain such other terms as Landlord may reasonably require to maintain the use of the
Premises as contemplated in the Lease. 
  

	10.9.	No Merger: 

 No merger shall result from Tenant’s sublease of
the Premises under this Section 10, Tenant’s surrender of this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest of Tenant as
sublandlord under any or all subtenancies. 
 11. Insurance and Indemnity 

 

	11.1.	Tenant’s Insurance: 

 Beginning on the date Tenant is given
access to the Premises for any purpose and continuing until the expiration of the Lease term, including extensions or holdovers thereof, Tenant shall maintain policies of insurance covering loss or damage to Tenant’s trade fixtures,
merchandise, equipment and improvements installed by Tenant and not covered by a Tenant Improvement Allowance, and other personal property in or about the Premises, in commercially reasonable amounts relative to the value of the property insured and
providing protection against any peril included within the classification “Causes of Loss-Special Form” (or comparable coverage), together with insurance against sprinkler damage, vandalism and malicious mischief. As an Operating Expense,
Tenant shall be liable for its prorata share of any deductible amount under Landlord’s insurance policies required to be maintained pursuant to Section 11.2 (in an amount not to exceed $10,000 per occurrence), provided that if the loss or
damage results directly from the negligent act or omission of Tenant, its employees, contractors or agents, then Tenant shall be solely responsible for the payment of such deductible. 

Beginning on the date Tenant is given access to the Premises for any purpose, and continuing until expiration of the Term (and
any Extensions thereto), Tenant shall provide, pay for and maintain in effect during Tenant’s occupancy of the Premises, worker’s compensation insurance as required by law and commercial general liability insurance on the Premises and the
operations of Tenant in, on or about the Premises, providing personal injury and broad form property damage coverage for not less than Two Million Dollars ($2,000,000) combined single limit for bodily injury, death and property damage liability. The
deductibles or self-insurance portion under any such insurance policies to be carried by Tenant shall be in a commercially reasonable amount. The commercial general liability insurance policy shall name Landlord, and, upon Landlord’s request,
Landlord’s mortgagee, as an additional insured and Tenant shall submit proof of such insurance to Landlord in the form of an industry standard “Additional Insured 

  
 23 

 
Endorsement” not less than five (5) business days prior to Tenant’s occupancy of the Premises for business operations and not less than fifteen (15) days prior to the
expiration of any operative endorsement. Tenant shall also procure adequate insurance to cover all of Tenant’s obligations under this lease, including, but not limited to, Tenant’s obligations to indemnify Landlord as set forth in
Section 11.5 below. If Tenant carries any of the insurance required hereunder in the form of a blanket policy, any certificate required hereunder shall make specific reference to the Premises, provided, however, the blanket policy carried with
respect to the insurance required by Tenant hereunder shall contain a “per location” endorsement assuring that any aggregate limit under such blanket policy shall apply separately to the Premises and that the insurer thereunder shall
provide written notice to Landlord if the available portion of such aggregate is reduced to less than the minimum amounts required under this Article by either payment of claims or the establishment of reserves for claims, (whereupon Tenant shall be
obligated to take immediate steps to increase the amount of its insurance coverage in order to satisfy the minimum requirements set forth in Section 11.2). The policy evidencing insurance required to be carried by Tenant pursuant to this
Article shall provide coverage on an occurrence basis. The limits of the insurance coverage required by Landlord or the unavailability of certain types of coverage shall not limit or release Tenant from any of its obligations under this Lease and
the existence of such insurance in no way changes Tenant’s obligations to Landlord. 
 Tenant shall not use, or allow
the Premises to be used for any purpose which may be prohibited by the form of property insurance policy required to be carried under this Lease. Tenant shall pay any increase in premiums for liability and property (including all risk coverage)
insurance that may be charged during the Term of this Lease on the amount of such insurance which may be carried by Landlord on the Premises, the Building or the Project resulting from Tenant’s occupancy, whether or not Landlord has consented
thereto. In such event, Tenant shall also pay any additional premium on the insurance policy that Landlord may carry for its protection against rent loss through fire or casualty. In determining whether increased premiums are the result of
Tenant’s use of the Premises, a schedule, issued by the organization setting the insurance rate on the Premises, showing the various components of such rate, shall be conclusive evidence of the several items and charges which make up the
casualty and fire insurance rate on the Premises. Landlord shall deliver invoices for such additional premiums to Tenant at such times as Landlord may elect, and Tenant shall immediately reimburse Landlord therefore. 

 

	11.2.	Landlord’s Insurance 

 At all times during Tenant’s
occupancy of the Premises, Landlord shall maintain commercial general liability and “all risk” property insurance, subject to standard exclusions, covering the Project, Building, the Tenant Improvements covered by a Tenant Improvement
Allowance, and such other risks as Landlord or its mortgagees may from time to time reasonably deem appropriate. Such insurance shall be reasonable in relation to the value of the Building and Project, and the common practice of landlord’s of
comparable properties in Clark County and utilizing commercially reasonable deductibles. Landlord shall have the right to obtain terrorism, flood and earthquake insurance and other forms of insurance required by any lender holding a security
interest in the Building or any ground lessor. Landlord shall not be required to carry insurance of any kind on (i) leasehold improvements paid for by Tenant, (ii) Tenant’s trade fixtures, furnishings, and equipment,
(iii) Tenant’s signs, whether attached to the Premises or Building, (iv) and any other items of Tenant’s personal property, hereafter “Tenant’s Property”, and shall not be obligated to repair or replace
Tenant’s Property should damage occur, except to the extent caused by the negligent acts of Landlord. All proceeds of insurance maintained by Landlord upon the Premises (including the Tenant Improvements) and Project shall be the property of
Landlord. 
  

	11.3.	Waiver of Subrogation: 

 Landlord and Tenant hereby waive any
rights each may have against the other on account of any loss or damage occasioned to Landlord or Tenant, as the case may be, or to the Premises or the Building, or any improvements thereto, or its contents, and which may arise out of or incident to
the perils insured against under Sections 11.1 and 11.2, which perils occur in or about the Premises or the Building, whether due to the negligence of Landlord or Tenant or their agents, employees and/or invitees to the extent of such insurance
(including deductibles). The parties shall obtain from their respective insurance companies insuring the property a waiver of any right of subrogation which said insurance companies may have against Landlord or Tenant, as the case may be. 

  
 24 

	11.4.	Policies: 

 All insurance to be maintained by Tenant and Landlord
under this Lease shall be procured from an insurance company or companies rated at least “A-/VII” or better in “Best’s Insurance Guide” and admitted in the State of Nevada, and Tenant shall deliver to Landlord, prior to
taking occupancy of the Premises, Certificates of Insurance required to be maintained by Tenant hereunder. The certificates evidencing such insurance shall provide that the insurance shall not be canceled except after thirty (30) days prior
written notice of intention to modify or cancel has been given to Landlord and any encumbrancer named as beneficiary thereunder. Tenant shall deliver to Landlord evidence of renewal at least fifteen (15) days prior to the expiration date of any
policy to be maintained by Tenant hereunder. If Tenant fails to deliver evidence of insurance required hereunder within the prescribed period or if such policy is canceled during the operative term of the Lease without Landlord’s consent,
Landlord may (but is not required to) obtain such insurance and the costs thereof shall be reimbursed by Tenant within thirty (30) days of receipt of invoice together with a twenty-five percent (25%) handling charge.

 

	11.5.	Tenant’s Indemnity: 

 Subject to Section 11.3, Tenant
shall defend, indemnify and hold harmless Landlord, its agents, affiliates, partners, or other entities controlling, controlled by, or under common control with, Landlord, from and against any claims or liabilities arising during anytime Tenant is
in, using and/or occupying the Premises, Building or Project, from; (i) Tenant’s use or occupancy of the Premises, the Building or the Project, including those arising from accident, injury, or damage, to the extent caused by Tenant
(except to the extent of any claim arising out of Landlord’s negligence or willful misconduct), (ii) a breach or default in the performance of Tenant’s obligations under the Lease (following any applicable notice and cure period), or
(iii) from any negligent act or willful misconduct of Tenant, its agents, employees, contractors, invitees or licensees. In case Landlord, its agents or affiliates are made a party to any litigation commenced against Tenant, then Tenant shall
protect and hold Landlord harmless and shall pay all reasonable costs, expenses and reasonable attorneys’ fees incurred or paid by Landlord in connection with the litigation. The indemnity herein provided shall be for the exclusive benefit of
the Landlord, its agents and employees, successors and assigns, and shall not inure to the benefit of any third party. 
  

	11.6.	Landlord’s Indemnity: 

 Subject to Section 11.3,
Landlord shall defend, indemnify and hold harmless Tenant, its agents, affiliates, partners, or other entities controlling, controlled by, or under common control with, Tenant, from and against any and all claims or liabilities arising either before
or after the Commencement Date from the negligent acts or willful misconduct of Landlord, its agents or affiliates. In case Tenant, its agents or affiliates are made a party to any litigation commenced against Landlord, then Landlord shall protect
and hold Tenant harmless and shall pay all reasonable costs, expenses and reasonable attorneys’ fees incurred or paid by Tenant in connection with the litigation. In case Tenant, its agents or affiliates are made a party to any litigation
commenced against Landlord, then Landlord shall protect and hold Tenant harmless and shall pay all reasonable costs, expenses and reasonable attorneys’ fees incurred or paid by Tenant in connection with the litigation. 

12. Damage or Destruction 
  

	12.1.	Restoration: 

  

	 	a.	Damage Repair 

 If the Building is damaged, through no fault of Tenant, or its
employees, customers or invitees, Landlord shall repair that damage as soon as reasonably possible to the condition immediately preceding the damage, within one hundred eighty (180) days after the date of the casualty (excluding permitting
time), unless: (i) Landlord reasonably determines that the cost of 

  
 25 

 
repair would exceed ten percent (10%) of the full replacement cost of the Building (“Replacement Cost”) and the damage is not covered by Landlord’s property insurance
or (ii) Landlord reasonably determines that the cost of repair would exceed fifty percent (50%) of the Replacement Cost; or (iii) Landlord reasonably determines that the cost of repair would exceed twenty percent (20%) of the
Replacement Cost and the damage occurs during the final twelve (12) months of the term. 
 Should Landlord elect not to
repair the damage for one of the preceding reasons, Landlord shall so notify Tenant in writing within sixty (60) days after the damage occurs and this Lease shall terminate as of the date of that notice and the obligations of the parties shall
terminate as if the Lease term had naturally expired. 
  

	 	b.	Rent Abatement 

 Commencing on the date that damage renders the Premises
unusable for Tenant’s business operations, and ending on the date the damage is repaired or this Lease is terminated, whichever occurs first, the Rent 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 bears to the total floor area of the Premises. 
  

	 	c.	Cost of Repair 

 Notwithstanding the provisions of the above subsections of this
Section, if the damage is due to the negligence, willful misconduct of Tenant or its employees, subtenants, invitees or representatives, the cost of any repairs not covered by Landlord’s insurance on the Building shall be borne by the Tenant,
and Tenant shall not be entitled to rental abatement or termination rights. In addition, the provisions of this Section shall not be deemed to require Landlord to repair any improvements or fixtures installed by Tenant or that Tenant is obligated to
repair or insure pursuant to any other provision of this Lease. 
 13. Eminent Domain 

 

	13.1.	Total or Partial Taking: 

 If all or a material portion of the
Premises is taken by any lawful authority by exercise of the right of eminent domain, or sold to prevent a taking, either Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to the authority.
In the event title to a portion of the Building or Project, other than the Premises, is taken or sold in lieu of taking, and if Landlord elects to restore the Building in such a way as to materially alter the Premises or Tenant’s reasonable use
thereof, Landlord or Tenant may terminate this Lease, by written notice to the other, effective on the date of vesting of title. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall promptly, after
receipt of a sufficient condemnation award, proceed to restore the Premises to substantially their condition prior to the taking, and a proportionate allowance shall be made to Tenant for the rent corresponding to the time during which, and to the
part of the Premises of which, Tenant is deprived on account of the taking and restoration. In the event of a taking, Landlord shall be entitled to the entire amount of the condemnation award without deduction for any estate or interest of Tenant;
provided that nothing in this Section shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority for the taking of personal property and fixtures belonging to Tenant or for relocation or
business interruption expenses recoverable from the taking authority, so long as Landlord’s award is not diminished thereby. 
  

	13.2.	Temporary Taking: 

 No temporary taking of the Premises shall
terminate this Lease or give Tenant any right to abatement of rent, and any award specifically attributable to a temporary taking of the Premises shall belong entirely to Landlord. A temporary taking shall be deemed to be a taking of the use or
occupancy of the Premises for a period not to exceed fifteen (15) days. 

  
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	13.3.	Taking of Parking Area: 

 In the event there shall be a taking of
Tenant’s Parking Area such that Tenant’s allocation falls below that set forth in Section 1.2, Landlord shall substitute reasonably equivalent parking in a location adjacent to the Parking Area or Building; provided that if Landlord
fails to make that substitution within fifteen (15) days following the taking and if the taking materially impairs Tenant’s use and enjoyment of the Premises, Tenant may, at its option, terminate this Lease by notice to Landlord. If this
Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall continue in effect. 
 14. Subordination;
Estoppel Certificate 
  

	14.1.	Subordination: 

  

	 	a.	Subordinate to Underlying Encumbrances 

 At the option of Landlord, this Lease
shall be either superior or subordinate to all ground or underlying Leases, mortgages, deeds of trust and conditions, covenants and restrictions, reciprocal easements and rights of way, if any, which may hereafter affect the Premises or Project, and
to all renewals, modifications, consolidations, replacements and extensions thereof; provided, that so long as Tenant is not in default under this Lease, this Lease shall not be terminated nor shall Tenant’s quiet enjoyment of the Premises be
disturbed. Tenant shall also, upon written request of Landlord, execute and deliver all instruments as may be required from time to time to subordinate the rights of Tenant under this Lease to any ground or underlying Lease or to the lien of any
mortgage or deed of trust (using a document materially similar as to form and substance as Exhibit L, attached hereto), provided the holder of such lease, mortgage or deed of trust agrees not to disturb Tenant’s quiet enjoyment (so long as
Tenant is not in default under this Lease), or if requested by Landlord, to subordinate, in whole or in part, any ground or underlying Lease or the lien of any mortgage or deed of trust to this Lease. Should Tenant wrongfully fail to reasonably
provide the instruments set forth in this subsection 14.1(a), Tenant appoints Landlord as its special attorney-in-fact to execute such instruments. 
  

	 	b.	Attornment 

 Tenant covenants and agrees to attorn to any successor to
Landlord’s interest in any ground or underlying lease, and in the event, this Lease shall continue as a direct lease between Tenant herein and such landlord or its successor. 

 

	 	c.	Failure to Perform 

 Failure of Tenant to execute any statements or instruments
prepared by Landlord materially true in form and fact as to the provisions of the Lease and necessary or desirable to effectuate the provisions of this Section within two (2) business days reminder notice following an initial twenty one
(21) day written request by Landlord shall constitute a default under this Lease. In that event, Landlord’ shall have the right, by written notice to Tenant, to terminate this Lease as of a date not less than twenty one (21) days
after the date of Landlord’s notice provided Tenant has not cured said default within the twenty one (21) day additional notice period. Landlord’s election to terminate shall not release Tenant of any liability for its default. 

 

	14.2.	Estoppel Certificate: 

  

	 	a.	Time Limits 

 Tenant shall, within fifteen (15) days after prior written
notice from Landlord, execute and deliver to Landlord, a statement, in writing (materially similar in form and substance to Exhibit N, attached hereto); (i) certifying that this Lease is unmodified and in full force and effect (or, if modified,
stating the nature of the modification and certifying that this Lease is otherwise unmodified and in full force and effect) and the dates to which the rental, additional rent and other charges have been paid in advance, if any, and
(ii) acknowledging that, to Tenant’s knowledge, 

  
 27 

 
there are no uncured defaults on the part of Landlord, or specifying each default if any are claimed, and (iii) setting forth such other information that the parties may reasonably agree
upon. Tenant’s statement may be relied upon by a prospective purchaser or encumbrancer of all or any portion of the Building or Project. 
  

	 	b.	Failure to Perform 

 Tenant’s failure to deliver any Landlord estoppel
statement within the provided time shall be deemed a material breach of this Lease (provided Landlord shall provide Tenant with a additional ten (10) days prior written notice before Landlord exercises any of its Lease remedies for such a
material breach). 
 15. Defaults and Remedies 
  

	15.1.	Tenant’s Default 

 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: 
  

	 	a.	Abandonment 

 The abandonment of the Premises by Tenant—Abandonment is
defined to include, but not limited to, any absence by Tenant from the Premises for thirty (30) consecutive calendar days (or longer) or sixty (60) business days (whether consecutive or not) in any calendar year accompanied by
Tenant’s failure to pay rent during the abandonment period. 
  

	 	b.	Failure to Pay Rent 

 The failure by Tenant to make any payment of Base Rent or
Additional Rent required to be made by Tenant, where the failure continues for a period of seven (7) days after notice thereof by Landlord. Notwithstanding the above to the contrary, Tenant shall be allowed, but not more than two (2) times
during any 365-day period, to cure any late payment within fourteen (14) days after notice by Landlord, of Tenant’s failure to timely make any payment of Base Rent or Additional Rent. 

 

	 	c.	Assignment 

 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, if necessary. 

 

	 	d.	Materially False Financial Statements 

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

	 	e.	Failure to Observe Covenants 

 The failure or inability by Tenant to observe or
perform any of Tenant’s express or implied covenants or provisions of this Lease, other than as specified in any other subsection of this Section, where the failure continues for a period of thirty (30) days after written notice from
Landlord to Tenant. However, if the nature of the failure is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences the cure within thirty (30) days
and thereafter diligently pursues the cure to completion. 
  

	 	f.	Assignment to Creditors/Bankruptcy 

 The making by Tenant of any general
assignment for the benefit of creditors; the filing by Tenant of a petition to have Tenant adjudged a debtor under the Bankruptcy Code or to have debts discharged or a petition for reorganization or arrangement under any law relating to

  
 28 

 
bankruptcy; the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets or of Tenant’s interest in this Lease, if possession is not restored to
Tenant within sixty (60) days; the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interests in this Lease where the seizure is not discharged within sixty
(60) days; or Tenant’s convening of a meeting of its creditors for the purpose of effecting a moratorium upon or consolidation of its debts. 

Landlord shall not be deemed to have knowledge of any event described in this subsection unless notification in writing is
received by Landlord, nor shall there be any presumption attributable to Landlord of Tenant’s insolvency. In the event that any provision of this subsection is contrary to applicable law, the provision shall be of no force or effect. 

 

	15.2.	Landlord’s Remedies: 

  

	 	a.	Landlord Declares Breach: 

 Should Landlord declare a breach of this Lease after
Tenant’s failure to cure a default within the applicable cure period after notice from Landlord, Landlord may, at its option, give Tenant notice of the intention to terminate this Lease and, after such cure period as may be applicable, the
operative term shall expire as if it were the day herein established for the expiration of the Lease and Tenant shall quit and surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided. If Tenant fails to quit and
surrender the Premises, Landlord may exercise its legal rights to evict the Tenant and all other occupants of the Premises by unlawful detainer or other summary proceedings, and remove their effects and regain possession of the Premises. 

 

	 	b.	Breach by Tenant: 

 Notwithstanding Tenant’s breach, this Lease shall not
terminate unless Landlord elects, at any time during the period of breach, to terminate Tenant’s right to possession. For so long as this Lease continues in effect, Landlord may enforce all of Landlord’s rights and remedies hereunder,
including the right to recover all rent as it becomes due. The following shall not constitute a termination of Tenant’s right to possession (i) reasonable acts of maintenance or repair to the Premises, Building or Project,
(ii) commercially reasonable efforts to relet the Premises, or (iii) the appointment of a receiver upon initiative of Landlord to protect Landlord’s interest under this Lease. 

 

	 	c.	Termination of Lease: 

 Upon the termination of this Lease, or the termination
of Tenant’s right to possession as the result of Tenant’s breach of this Lease, Landlord may exercise any or all of the following rights: 

i. To relet the Premises for such rent and terms as are commercially reasonable under the circumstances. If the rent and additional rent
reserved under this Lease (and any of the costs, expenses or damages indicated below) shall not be realized by Landlord, Tenant shall be liable for the damages sustained by Landlord, including without limitation, deficiency in rent, reasonable
attorneys’ fees and collection costs, brokerage fees, and expenses of placing the Premises in good order. Landlord’s putting the Premises in good order or preparing the same for rental shall not release Tenant from this Lease. Landlord
shall not be required to relet the Premises in advance of or for more favorable terms than available space within the Building or Project. Tenant shall not be entitled to receive any excess of net rent collected over the sums due hereunder. Any
damage or loss of rent sustained by Landlord may be recovered by Landlord, at Landlord’s option, at the time of the first reletting, in separate actions thereafter, or deferred until the expiration of the term of this Lease. All rights and
remedies of Landlord under this Lease shall be cumulative and shall not be exclusive of any other rights and remedies provided to Landlord under applicable law. Notwithstanding the above to the contrary, Landlord shall use commercially reasonable
efforts to relet the Premises for such rent and terms as are commercially reasonable under the circumstances. 

  
 29 

 ii. To remove any and all persons and property from the Premises pursuant to such rights and
remedies as the laws of the State of Nevada shall then provide. Said property may, at Landlord’s option, be stored or otherwise dealt with as such laws may then provide or permit, including but not limited to the right of Landlord to store the
same, or any part thereof, in a warehouse or elsewhere at the expense and risk of and for the account of Tenant. Landlord shall not be liable for damage to or the loss of such property. 

iii. To enforce any other rights or remedies set forth in this Lease or otherwise applicable hereto by operation of law or contract. 

 

	 	d.	Right of Injunction: 

 Upon Tenant’s breach of the Lease, Landlord shall
have the right to seek an injunction, which right shall not preclude Landlord from any other remedy, at law or in equity. 
  

	 	e.	Tenant Abandons Premises: 

 Upon Tenant’s abandonment of the Premises, any
property of Tenant left behind may either be retained as Landlord’s property or disposed of at public or private sale in accordance with applicable law. The proceeds of any sale of Tenant’s property, or the then current fair market value
of any property retained by Landlord shall be applied by Landlord against (i) the expenses of Landlord for removal, storage or sale of the property; (ii) the arrears of rent or future rent payable under this Lease; and (iii) any other
damages to which Landlord may be entitled hereunder. Landlord may, upon presentation of a third party ownership claim or security interest in abandoned property, turn over such property to the claimant with no liability to Landlord. 

 

	 	f.	Bankruptcy of Tenant: 

 The following shall be Events of Bankruptcy under this
Lease: (i) Tenant’s becoming insolvent, as that term is defined in Title 11 of the United States Code, entitled Bankruptcy, 11 U.S.C. Sec 101 et seq. (the “Bankruptcy Code”), or under the insolvency laws of any State,
District, Commonwealth or territory of the United States (“Insolvency Laws”); (ii) The appointment of a receiver or custodian for any or all of Tenant’s property or assets, or the institution of a foreclosure action upon
any of Tenant’s real or personal property which is not dismissed within sixty (60) days; (iii) The filing of a voluntary petition under the provisions of the Bankruptcy Code or Insolvency Laws which is either not dismissed within
sixty (60) days of filing, or results in issuance of an order for relief against the debtor, whichever is later; (iv) The filing of an involuntary petition against Tenant as the subject debtor under the Bankruptcy Code or Insolvency Laws,
which is either not dismissed within sixty (60) days of filing, or results in the issuance of an order for relief against the debtor, whichever is later; or (v) Tenant’s making or consenting to an assignment for the benefit of
creditors or a common law composition of creditors. 
 Upon occurrence of an Event of Bankruptcy, Landlord shall have the
right to terminate this Lease by giving written notice to Tenant, provided, however, that this section shall have no effect while a case in which Tenant is the subject debtor under the Bankruptcy Code is pending, unless Tenant or its Trustee is
unable to comply with the provisions below. At all other times this Lease shall automatically cease and terminate, and Tenant shall be immediately obligated to quit the Premises upon the giving of notice pursuant to this section. Any other notice to
quit, or notice of Landlord’s intention to re-enter is hereby expressly waived. 
 If Landlord elects to terminate this
Lease, everything contained in this Lease on the part of Landlord to be done and performed shall cease without prejudice, subject, however, to the rights of Landlord to recover from Tenant all rent and any other sums accrued up to the time of
termination or recovery of possession by Landlord, whichever is later, and any other monetary damages or loss of reserved rent sustained by Landlord. 

  
 30 

 Without regard to any action by Landlord as authorized above, Landlord may at its
discretion exercise all the additional provisions set forth below. 
 In the event Tenant becomes the subject debtor in a
case pending under the Bankruptcy Code, Landlord’s right to terminate this Lease pursuant to this section shall be subject to the rights of the Trustee in Bankruptcy to assume or assign this Lease. The Trustee shall not have the right to assume
or assign this Lease unless the Trustee (i) promptly cures all defaults under this Lease, (ii) properly compensates Landlord for monetary damages incurred as a result of such default, and (iii) provides adequate assurance of future
performance on the part of Tenant as debtor in possession or on the part of the assignee Tenant. 
  

	 	g.	Adequate Performance: 

 Following the occurrence of an Event of Bankruptcy
Landlord and Tenant hereby agree, in advance, that adequate assurance of future performance, as used in the preceding subsection, shall mean that all of the following minimum criteria must be met; (i) Tenant must pay its estimated pro rata
share of Operating Expenses in advance of the performance such services, (ii) The Trustee must agree that Tenant’s business shall be conducted in a first class manner, and that no liquidating sales, auctions, or other non-first class
business operations shall be conducted in the Premises; (iii) The Trustee must agree that the use of the Premises as stated in this Lease will remain unchanged and that no prohibited use shall be permitted; and (iv) The Trustee must agree
that the assumption of this Lease will not violate or affect the right of other tenants in the Project. 
 In the event
Tenant is unable to (i) cure its defaults, (ii) reimburse Landlord for its monetary damages, (iii) pay the rent due under this Lease, and all other payments required by Tenant under this Lease on time, or (iv) meet the criteria
and obligations imposed above, Tenant agrees in advance that it has not met its burden to provide adequate assurance of future performance and this Lease may be terminated by Landlord. 

 

	15.3.	Expenses and Legal Fees: 

 Each party shall reimburse the other
upon demand, for any reasonable expenses incurred in connection with any breach or default of such other party under this Article 15. Such expenses shall include reasonable legal fees and costs incurred for the negotiation of a settlement,
enforcement of rights or otherwise. Consistent with Section 18 below, in no event shall Landlord be permitted to recover consequential, punitive, or exemplary damages from Landlord based on any such uncured default of Tenant, or otherwise. 

 

	15.4.	Default by Landlord: 

 Landlord shall be in default in the
performance of any obligation required to be performed by Landlord under this Lease if Landlord has failed to perform such obligation within thirty (30) days after the receipt of notice from Tenant specifying in detail Landlord’s failure
to perform; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, Landlord shall not be deemed in default if it shall commence such performance within
thirty (30) days and thereafter diligently pursues the same to completion. Tenant shall have no rights as a result of any default by Landlord until Tenant gives thirty (30) days notice to any person who has a recorded interest pertaining
to the Building, specifying the nature of the default. Such person shall then have the right to cure such default, and Landlord shall not be deemed in default if such person cures such default within thirty (30) days after receipt of notice of
the default, or within such longer period of time as may reasonably be necessary to cure the default. Tenant shall have no right to terminate this Lease nor withhold/offset any rant payment based upon an uncured default by Landlord in the
performance of Landlord’s obligations under this Lease; provided, however, that Tenant may seek to recover from Landlord an amount representing appropriate actual, compensatory damages for breach of contract

  
 31 

 
based on any such uncured default by Landlord, but not otherwise. Consistent with Section 18 below, in no event shall Tenant be permitted to recover consequential, punitive, or exemplary
damages from Landlord based on any such uncured default of Landlord, or otherwise. 
 16. End of Term 

 

	16.1.	Holding Over: 

 This Lease shall terminate without further notice
upon the Expiration Date and any holding over by Tenant after such date shall not constitute a renewal or extension of this Lease or give Tenant any rights under this Lease, except when signed in writing, by both parties. Upon Tenant’s holding
over, Landlord may treat Tenant as a tenant at sufferance only, commencing on the first (1st) day following the termination or expiration of this Lease and subject to all of the terms of this Lease, except that the monthly Base Rent during the
hold over period shall be one hundred fifty percent (150%) of the last monthly rent installment paid prior to such hold over period (“Holdover Rent”). 

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 payable to any succeeding tenant arising from any reasonable claims made by such succeeding tenant relating to such failure to surrender. During any holdover period, Landlord will use
reasonable efforts to notify Tenant of any written agreements for leasing of the Premises following Tenant’s move-out there from. Acceptance by Landlord of rent after the termination shall not constitute consent to a holdover or result in a
renewal of this Lease. 
  

	16.2.	Merger on Termination: 

 The voluntary or other surrender of this
Lease by Tenant, or mutual termination of this Lease, shall terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the
Premises. 
  

	16.3.	Surrender of Premises and Removal of Property: 

 Upon the
Expiration Date or upon an earlier termination of the Lease, Tenant shall surrender possession of the Premises in the same condition as received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear and damage by fire or
other casualty excepted, and shall remove all personal property and debris. Tenant shall repair all damage to the Premises resulting from the removal, which repair shall include the patching and filling of holes and repair of structural damage,
leaving the Premises in a broom clean condition. If Tenant shall fail to comply with the provisions of this Section, Landlord may effect the removal and/or make any repairs, and the reasonable cost shall be additional rent payable by Tenant upon
demand. If requested by Landlord, upon Tenant’s vacation, abandonment or the expiration of this Lease, Tenant shall execute an instrument in writing releasing and quitclaiming to Landlord, all right, title and interest of Tenant in the
Premises. 
  

	16.4.	Termination; Advance Payments: 

 Upon termination of this Lease
under Section 12 (Damage or Destruction), Section 13 (Eminent Domain) or any other termination not resulting from Tenant’s default, and after Tenant has vacated the Premises in the manner required by this Lease, an equitable
adjustment shall be made concerning advance rent, and any other advance payments made by Tenant or Landlord. 
 17. 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 Section 1.18. Unless this Lease expressly provides otherwise, as for example in the payment of rent, all payments shall be due and payable within ten (10) business days after demand. All payments requiring
proration shall be prorated on the basis of a thirty (30) day month and 

  
 32 

 
a three hundred sixty (360) day year. 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 in person to an officer or duly authorized representative of the other party, or may be sent by certified mail or with a nationally recognized overnight carrier to the address set forth in Section 1.18. Either party may, by written
notice to the other, designate a different address. If any notice or other document is sent by mail, it shall be deemed served or delivered when received. 

18. Limitation of Liability 

In the event of any actual or alleged failure, breach or default of this Lease by Landlord, Tenant’s sole remedy shall be against the
Project, its rents, and other assets, it being intended that Landlord shall not be personally liable for any judgment or deficiency. Tenant agrees that the foregoing provision shall be applicable to any covenant or agreement either expressly
contained in this Lease or imposed by statute or at common law. Notwithstanding anything to the contrary contained in this Lease, nothing in this Lease shall impose any obligations on Tenant or Landlord to be responsible or liable for, and each
hereby releases the other from all liability for, consequential damages other than those direct damages incurred by Landlord in connection with a (a) the contamination of the Premises or Building Common Areas resulting from the presence or use
of Hazardous Materials caused or permitted by Tenant or Landlord or their respective employees, agents, contractors or invitees, or (b) any repair, physical construction or improvement work performed by or on behalf of Tenant in the Premises
which were in violation of the terms of this Lease or not approved, in writing, by Landlord. 
 19. Transfer of Landlord’s Interest

 In the event of a transfer of Landlord’s interest in the Premises, including a “sale-leaseback”, 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 and assumption of Landlord’s obligations under this Lease by transferee, provided that any funds held by the
transferor in which Tenant has an interest, shall be turned over to the transferee, subject to that interest and Tenant shall be notified of the transfer as required by law. No holder of a mortgage and/or deed of trust to which this Lease is, or may
be, subordinate, and no landlord under a “sale-leaseback” shall be responsible in connection with the security deposit, unless the mortgagee or holder of the deed of trust or the landlord actually receives the security deposit. It is
intended that the covenants and obligations contained in this Lease on the part of the Landlord shall be binding on the Landlord, its successors and assigns, only during, and in respect to, their respective periods of ownership. 

20. Miscellaneous 
  

	20.1.	Gender and Number: 

 Whenever the context of this Lease requires,
the words “Landlord” and “Tenant” shall include the plural as well as the singular, and words used in neuter, masculine or feminine genders shall include the others. 

 

	20.2.	Headings: 

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

	20.3.	Joint and Several Liability: 

 If there is more than one Tenant,
the obligations imposed upon Tenant shall be joint and several, and the act of, notice from, or notice or refund to any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including without limitation, any
renewal, extension, termination, or modification of this Lease. 

  
 33 

	20.4.	Successors: 

 Subject to Sections 10 and 19, 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 is intended to grant to any entity other than Landlord and
Tenant and their successors and assigns any rights or remedies under this Lease. 
  

	20.5.	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. 
  

	20.6.	Waiver of Trial by Jury: 

 The respective parties hereby waive
trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other on any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s
use or occupancy of the Premises, or any claim of injury or damage, or the enforcement of any remedy under any statute, emergency or otherwise. 
  

	20.7.	Recording: 

 Tenant shall not record or file this Lease or any
form of Memorandum of Lease, or any assignment or security document pertaining to this Lease or all or any part of Tenant’s interest therein without the prior written consent of Landlord, which consent may be subject to such conditions as
Landlord shall reasonably deem appropriate. If such consent is granted Tenant will pay all recording fees, costs, taxes and other expenses for the recording. However, upon the request of Landlord, both parties shall execute a memorandum or
“short form” of this Lease for the purposes of recordation in a form customarily used for such purposes. Said memorandum or short form of this Lease shall describe the parties, the Premises and the Lease Term and shall incorporate this
Lease by reference. 
  

	20.8.	Waiver: 

 No waiver of any default or breach of any covenant by
either party hereunder shall be implied from any omission by either party to take action on account of such default if such default persists or is repeated. Landlord’s acceptance of any payment which is less than that required to be paid by
Tenant shall be deemed to have been received only on account of the obligation for which it is paid and shall not be deemed an accord and satisfaction, notwithstanding any provisions to the contrary asserted by Tenant, written on any check or
contained in any transmittal letter. The subsequent acceptance of rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term or covenant hereof, other than the failure of Tenant to pay the particular
rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such rent. An express waiver must be in writing and signed by a person with the power to contractually bind Tenant or Landlord. An
express waiver shall affect only the default specified in the waiver, and only for the time and to the extent expressly stated. Waivers by either party of any covenant, term, or condition contained herein shall not be construed as a waiver of any
subsequent breach of the same covenant, term, or condition. 
  

	20.9.	Late Charges: 

 If any installment of rent or any sum due from
Tenant shall not be received by Landlord or Landlord’s designee continues for a period of seven (7) days after notice thereof by Landlord then Tenant shall pay to Landlord a late charge equivalent to five percent (5%) of the amount
past due, but in no event more than the legal maximum on such past due amount, plus any reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay rent and/or other charges when due hereunder. Any late charges
shall be added to the next installment of Base Rent due under the Lease. The parties hereby 

  
 34 

 
agree that such late charges represent a fair and reasonable estimate of the cost that Landlord will incur by reason of the late payment by Tenant. Notwithstanding the above to the contrary,
Tenant shall be allowed, but not more than two (2) times during any 365-day period, to cure any late payment within fourteen (14) after notice by Landlord, of Tenant’s failure to timely make any payment of Base Rent or Additional Rent
without incurring any late charges. 
  

	20.10.  Choice	of Law: 

 This Lease shall be construed in accordance with and
governed by the statutes, decisions, and other laws of the State of Nevada. Tenant hereby consents to the personal jurisdiction and venue of any State court of competent jurisdiction located in Clark County, Nevada or Federal court located in Las
Vegas, Nevada and the service of process by any means authorized by any such State or Federal court. 
  

	20.11.  Independently	Provided Services: 

 This Lease is entirely separate and distinct
from and independent of any and all agreements that Tenant may at any time enter into with any third party for the provision of services, which include, but are not limited to, telecommunications, office automation, repair, maintenance services,
computer and photocopying (“Independent Services”). Tenant acknowledges that Landlord has no obligation of any type concerning the provision of Independent Services, and agrees that any cessation or interruption of Independent
Services or any other act or neglect by the third party providing the Independent Services shall not constitute a default or constructive eviction by Landlord. In no event shall Landlord be liable to Tenant for incidental, consequential, indirect or
special damages (including lost profits), which may arise in any way out of a claim concerning Independent Services. 
  

	20.12.  Force	Majeure: 

 Any prevention, delay or stoppage due to any Force
Majeure Delay shall excuse the performance of the party affected for a period of time equal to any such prevention, delay or stoppage (except the obligations of either party to pay money, including rental and other charges, pursuant to the Lease).
The term “Force Majeure Delay” shall mean any delay incurred by either party attributable to any: (i) actual delay or failure to perform caused by a strike, lockout or other labor disturbance, civil disturbance, act of war,
riot, sabotage or embargo; (ii) delay due to changes in any applicable laws or ordinances (including without limitation, the ADA); or (iii) delay attributable to lighting, earthquake, fire, storm, hurricane, tornado, flood, washout,
explosion or any other similar cause beyond the reasonable control of the party from whom performance is required, or its contractors and representatives. 

20.13. Intentionally Omitted (See 20.15) 
  

	20.14.  Prior	Agreements: 

 THIS LEASE CONTAINS THE ENTIRE AGREEMENT OF THE
PARTIES HERETO AND ANY AND ALL ORAL AND WRITTEN AGREEMENTS, UNDERSTANDINGS, REPRESENTATIONS, WARRANTIES, PROMISES AND STATEMENTS OF THE PARTIES HERETO AND THEIR RESPECTIVE OFFICERS, DIRECTORS, PARTNERS, AGENTS AND BROKERS WITH RESPECT TO THE SUBJECT
MATTER OF THIS LEASE AND ANY MATTER COVERED OR MENTIONED IN THIS LEASE SHALL BE MERGED IN THIS LEASE AND NO SUCH PRIOR ORAL OR WRITTEN AGREEMENT, UNDERSTANDING, REPRESENTATION, WARRANTY, PROMISE OR STATEMENT SHALL BE EFFECTIVE OR BINDING FOR ANY
REASON OR PURPOSE UNLESS SPECIFICALLY SET FORTH IN THIS LEASE. NO PROVISION OF THIS LEASE MAY BE AMENDED OR ADDED TO EXCEPT BY AN AGREEMENT IN WRITING SIGNED BY THE PARTIES HERETO OR THEIR RESPECTIVE SUCCESSORS IN INTEREST. THIS LEASE SHALL NOT BE
EFFECTIVE OR BINDING ON ANY PARTY UNTIL FULLY EXECUTED BY BOTH PARTIES HERETO. 
  

	20.15.  Attorneys’	Fees: 

 If either Landlord or Tenant commences or engages in, or
threatens to commence or engage in, any action or litigation against the other party arising out of or in connection with the Lease, the Premises, the Building, or the Project, including but not limited to, any action for recovery of any payment
owed by either party under the Lease, or to recover possession of the Premises, or for damages for breach of the Lease, the prevailing party shall be entitled to have and recover from the losing party reasonable attorneys’ fees and other costs
incurred in connection with the action and in preparation for said action. This provision shall survive the termination of the Lease. 

  
 35 

	20.16.  Consent/Duty	to Act Reasonably: 

 Regardless of any references to the terms
“sole” or “absolute” (but except for matters which (i) could have an adverse effect on the structural integrity of the Building Structure, (ii) could have an adverse effect on the Building Systems, or (iii) could
have an effect on the exterior appearance of the Building, whereupon in each such case Landlord’s duty is to act in good faith and in compliance with the Lease), any time the consent of Landlord or Tenant is required, such consent shall not be
unreasonably withheld, conditioned or delayed. Whenever this Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules and regulations or make allocations or other determinations (other than decisions to exercise
expansion, contraction, cancellation, termination or renewal options), Landlord and Tenant shall act reasonably and in good faith and take no action which might result in the frustration of the reasonable expectations of a sophisticated tenant or
landlord concerning the benefits to be enjoyed under this Lease. 
  

	20.17.  Interest	Rate: 

 Any time either Landlord or Tenant is required to pay
interest to the other, the following shall be the interest rate: the lesser of (i) the rate publicly announced from time to time, by the largest (as measured by deposits) state chartered bank operating in Nevada, as its Prime Rate or its
Reference Rate or other similar benchmark, plus five percent (5%), or (ii) the maximum rate permitted by law. 
  

	20.18.  No	Partnership: 

 It is agreed that nothing contained in this Lease
shall be deemed or construed as creating a partnership or joint venture between Landlord and Tenant or between Landlord and any other party, or cause Landlord to be responsible in any way for the debts or obligations of Tenant or any other party.

  

	20.19.  Exhibits:	

 The Exhibits, if any, and any schedules or riders attached to this Lease are
incorporated herein by this reference and made a part hereof, and any reference in the body of the Lease or in the Exhibits, schedules, or riders to the Lease shall mean the Lease together with all Exhibits, schedules and riders. 

 

	20.20.  Mortgagee	Protection: 

 Tenant agrees to send by certified or registered
mail to any first mortgagee or first deed of trust beneficiary of Landlord whose address has been furnished to Tenant, a copy of any notice of default served by Tenant on Landlord. If Landlord fails to cure such default within the time provided for
in this Lease, such mortgagee or beneficiary shall have thirty (30) days, from the date of receipt of such notice, to cure such default; provided that if such default cannot reasonably be cured within that thirty (30) day period, then such
mortgagee or beneficiary shall have such additional time to cure the default as is reasonably necessary under the circumstances. 
  

	20.21.  Master	Lease: 

 (a) This Lease is subject and subordinate to a ground
lease (the “Master Lease”), by and between Landlord, as tenant, and County of Clark, a political subdivision of the State of Nevada, as landlord (the “Master Landlord”), and to any renewal, amendment or modification thereof, and
to any mortgage or other encumbrance to which the Master Lease is subject or subordinate, and to all renewals, modifications, consolidations, replacements and extensions thereof. A copy of the Master Lease is attached as Exhibit “N”
to this Lease. Except as specifically modified in this Lease, during the Lease Term Tenant shall be bound by and observe all of the terms and conditions to be observed by Landlord under the Master Lease. Any event resulting in termination of the
Master Lease by its terms or otherwise shall also automatically result in termination of this Lease, except as otherwise provided or contemplated in Section 2.3 (Attornment) of the Master Lease. 

  
 36 

 (b) Without limiting the generality of (a) above, Tenant expressly agrees to
comply with and be bound by (i) the Master Landlord’s Airport Rules and Regulations and Operating Directives, (ii) the non-discrimination provisions of Article III of the Master Lease, and (iii) the provisions of the Master Lease
governing operations and conduct at the Premises, which are hereby incorporated into this Lease by this reference. 
 (c)
Without limiting the generality of (a) above, Tenant acknowledges and agrees that this Lease is subject to the attornment provisions of Section 2.3 of the Master Lease. Pursuant to the provisions of such section of the Master Lease,
Section 14.1(b) of this Lease is supplemented by adding the following thereto: 
 If by reason of a default on the part of Landlord as
tenant in the performance of the terms of the provisions of the Master Lease, the Master Lease and the leasehold estate of Landlord as lessee thereunder is terminated by summary proceedings or otherwise in accordance with the terms of the Master
Lease, all sublessees will attorn to Master Landlord and recognize Master Landlord as lessor; provided, however, Master Landlord agrees that so long as such sublessees are not in default, Master Landlord agrees to provide quiet enjoyment to the
sublessees and to be bound by all the terms and conditions of such sublease. 
 (d) Without limiting the generality of
(a) above, Tenant further acknowledges and agrees that Master Landlord must be named as an additional insured on all liability insurance policies maintained by Tenant under the terms of this Lease (per Section 2.12.2.7.4 of the Master
Lease). 
 (e) As required by the terms of Section 2.9 of the Master Lease, should Tenant cause any improvements to be
made to the Property, Tenant shall cause any contract with any contractor, designer, or other person providing work, labor, or materials to the Property to include the following clause: 

Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their employees that there is no legal right to
file a lien upon County-owned property and will not file a mechanic’s lien or otherwise assert any claim against County’s real estate or any County’s leasehold interest on account of any work done, labor performed or materials
furnished under this contract. Contractor agrees to indemnify, defend and hold the County and Landlord harmless from any liens filed upon the County’s property and County’s leasehold interest and shall promptly take all necessary legal
action to ensure the removal of any such lien at Contractor’s sole cost. 
  

	20.22.  Counterparts.	 

 This Agreement may be executed in multiple counterparts, each
of which shall be deemed an original, but all of which, together, shall constitute but one and the same instrument 
 IN
WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written. 

  
 37 

 [Signatures on Following Page] 

									
		 	LANDLORD:	 		 	TENANT:
				
		 	 BELTWAY BUSINESS PARK
 OFFICE NO. 2, LLC,

a Nevada limited liability company
	 		 	 INNEVATION L.L.C.,
 a Nevada limited
liability company

				
		 	MANAGER:	 		 	MANAGER:
		 	 Majestic Beltway Office Buildings, LLC,
 a
Delaware limited liability company
	 		 	 Switch Communications Group, LLC, a

Nevada limited liability company

					
		 	Majestic Realty Co., a California corporation, Manager’s Agent	 		 	By:	 	/s/ Rob Roy
					
	By:  	 	/s/ Edward P. Roski, Jr.	 		 	Its:	 	Chief Executive Officer
					
	Its:	 	President and Chairman of the Board	 		 		 	
					
	By:	 	 	 		 		 	
					
	Its:	 	 	 		 		 	
					
		 	MANAGER:	 		 		 	
		 	 Thomas & Mack Beltway, LLC
 a Nevada limited
liability company
	 		 		 	
					
	By:	 	/s/ Thomas A. Thomas	 		 		 	
		 	Thomas A. Thomas, Manager	 		 		 	

 LEASE EXHIBITS 
  

			
		
	EXHIBIT A-1	 	PROJECT SITE PLAN
		
	EXHIBIT A-2	 	BUILDING AREA
		
	EXHIBIT A-3	 	COMPLEX AREA
		
	EXHIBIT B	 	PREMISES FLOOR PLAN
		
	EXHIBIT C	 	INTENTIONALLY OMITTED
		
	EXHIBIT D	 	RULES AND REGULATIONS
		
	EXHIBIT E	 	MASTER SIGN PLAN
		
	EXHIBIT F	 	PARKING
		
	EXHIBIT G	 	GUARANTY
		
	EXHIBIT H	 	INTENTIONALLY OMITTED
		
	EXHIBIT I	 	RENEWAL OPTIONS
		
	EXHIBIT J	 	INTENTIONALLY OMITTED
		
	EXHIBIT K	 	INTENTIONALLY OMITTED
		
	EXHIBIT L	 	SUBORDINATION AND NON-DISTURBANCE AGREEMENT
		
	EXHIBIT M	 	MASTER LEASE

  
 i 

 EXHIBIT A-1 

PROJECT SITE PLAN 
 (See
attached) 

  
 ii 

	
	

 EXHIBIT A-2 

BUILDING AREA 
 (See
attached) 

  
 iii 

 EXHIBIT “A-2” BUILDING AREA 

 
 

 

 EXHIBIT A-3 

COMPLEX AREA 
 (See
attached) 

  
 iv 

 EXHIBIT “A-3” COMPLEX AREA 

 
 

 

 EXHIBIT “B” PREMISE FLOOR PLAN 

 
 

 

 EXHIBIT B 

PREMISES FLOOR PLAN 

(See attached) 

  
 1 

 EXHIBIT C 

INTENTIONALLY OMITTED 

  
 1 

 EXHIBIT D 

RULES AND REGULATIONS 

1.00 BUILDING & PREMISES 

1.01 Industrial and Commercial Use: The Premises shall be used for commercial purposes permitted under the applicable
government laws, statutes and ordinances and for no other use. 
 1.02 Offensive Conduct—Nuisance: Tenants,
contractors, agents and guests accessing the Project or Premises shall conform to all applicable Saws, statutes and ordinances, and no norious or offensive activities shall be carried on, upon or within the Project. Any obstruction of common access
areas is hereby deemed to be a nuisance and is prohibited except for reasonable periods in connection with repairs to the driveway, parking, walkway and common access areas. Objects which create or emit loud noise, vibrations or obnorious odors
shall not be located, used or placed on any portion of the Project other than temporarily for landscape, driveway, parking, walkway or building maintenance. No Tenant shall permit or cause anything to be done or kept on its Premises which may
increase the rate or cause the cancellation of insurance because of the dangerous or volatile nature of such activity or substance. The Landlord shall be entitled, but shall not be obligated, to take any action to abate an unlawful nuisance,
including without limitation the right to enter into a Premises or Building to exercise the abatement of the unlawful nuisance. 

1.03 Vehicular Maintenance: No person shall conduct repairs, restorations, or painting of any motor vehicle, boat,
trailer, aircraft or other vehicle upon any portion of the parking areas except wholly within an enclosed building. 
 1.04
Antenna, External Fixtures, Etc.: No television or radio poles, antennae, flag poles, clotheslines or other external fixtures other than those originally installed by Landlord or approved by the Landlord and any replacements thereof,
shall be constructed, erected or maintained on or within the Premises or Building. 
 1.05 Animals: No animals,
reptiles, rodents, livestock or poultry shall be kept in any Premises or elsewhere within the Building, without the express written consent of the Landlord. 

1.06 No Storage or Living Use of Recreational Vehicles: No boat, truck, trailer, camper, recreational vehicle or tent
shall be stored on the parking area or used as a living area. 
 1.07 Trash Disposal: Trash, garbage, or other waste
shall be kept only in sanitary containers in the enclosures provided. No Tenant shall permit or cause any trash or refuse to be kept on any portion of the Building other than in the receptacles customarily used therefor, and placed or maintained as
required by Landlord. 

  
 1 

 1.08 Exterior Alterations: No Tenant shall, at its expense or otherwise,
make any alterations or modifications to the exterior of the buildings, parking areas, drainage, fences, railings or walls situated within the Project without the prior written consent of the Landlord and approval by the County. 

1.09 Parking Restrictions: No parking shall be permitted which may obstruct free traffic flow within the Project,
constitute a nuisance, or otherwise create a safety hazard. Provided the requirements are not violated, construction activity shall be exempt from this section where applicable. The Landlord is hereby empowered to established “no parking”
areas within the Project as well as to enforce parking limitations through its officers and agents by all means lawful for such enforcement on private drives, including the removal of any violating vehicle. 

1.10 Building Maintenance: Each Tenant shall be responsible for maintaining its Premises, including the equipment and
fixtures therein and the interior walls, ceiling, private restrooms contained within the Premises (if any), windows and doors thereof, in a first class, clean, sanitary, workable and attractive condition. Tenant shall have complete discretion as to
the choice of furniture, furnishings, and interior decorating; provided that: 
 a) Windows may only be covered by Building Standard blinds,
unless otherwise approved by Landlord and may not be painted or covered by foil, cardboard, or other similar materials. Each Tenant shall be responsible for repair, replacement and cleaning of the interior windows and glass of its Premises. 

b) Decoration of the exterior of the doors to the Premises shall be of uniform design to be adopted and approved by the Landlord. 

1.11 Signs: The Landlord shall have the right to reasonably approve all signs posted within the Project, including signs
on the Building as set forth in Exhibit E. Tenant shall not permit or cause any sign advertising a person, firm, company, or corporation which does not operate, conduct a business, or sell products on such Premises to be constructed, installed, or
maintained on such Premises. Landlord, its agents, or contractors may use signs of a size, design and location as determined by the Landlord for the purposes of developing, constructing, marketing and improving the Building Area. 

1.12 Storage and Loading Areas: No materials, trash, supplies or equipment shall be stored on the Premises except inside
a closed building, or behind a visual barrier screening such areas from the view of adjoining properties and/or private streets subject to the approval of the Landlord; provided, however, that this provision shall not apply during the course of
construction of a building. 
 1.13 Soliciting: Canvassing, soliciting and peddling in the Building Area are
prohibited. 
 2.00 RECIPROCAL EASEMENTS 

2.01 Premises Included: Certain Premises, located within the Building, because of unique characteristics regarding the
relationship of each of these Premises to the other shall provide for reciprocal surface access and reciprocal subsurface utility access on and under the affected Premises. 

  
 2 

 2.02 Reciprocal Surface Access Easements: Each Tenant of the affected
Premises, does covenant for itself and its successors, a nonexclusive reciprocal surface access easement through the Premises for the purpose of providing on-going maintenance and utility maintenance and repair. 

2.03 Reciprocal Subsurface Utility Easements: Each Tenant of the affected Premise does covenant for itself and its
successors, a nonexclusive reciprocal subsurface easement beneath Premises for the placement and repair of subsurface utility lines (“Utilities”) servicing all or some of the Building. Utilities may include, without limitation: water,
sanitary sewer, and storm drainage lines; electrical, gas, fiber optic, telephone or cable TV lines or conduit. Subsurface access for repair, replacement and modification of Utilities is reciprocal from one Premise to another and permits continuous
access to authorized personnel serving such Utilities. 
 3.00 BUILDING 

3.01 Except for normal wall hangings and office decorations, Tenant shall not mark, paint, drill into, cut, string wires within,
or in any way deface any part of the Building or Premises, without the prior written consent of Landlord. Upon removal of any wall decorations or installments or floor coverings by Tenant, any damage to the walls or floors shall be repaired by
Tenant at Tenant’s sole cost and expense. Tenant shall not lay linoleum or similar floor coverings so that the same shall come into direct contact with the concrete floor of the Premises and, if linoleum or other similar floor covering is to be
used, an interlining of builder’s deadening felt shall be first affixed to the floor with a water soluble paste or glue. The use of cement or other similar adhesive material is expressly prohibited. Floor distribution bores for electric and
telephone wires must remain accessible at all times. 
 3.02 Tenant shall not install or permit the installation of any
awnings, shades, mylar films or sunfilters on windows. Tenant shall not obstruct, alter or in any way impair the efficient operation of Landlord’s heating, ventilating, air conditioning, electrical, fire, safety or lighting systems. 

3.03 Tenant shall, upon the termination of its tenancy, provide Landlord with the combinations to all combination locks on
safes, safe cabinets and vaults and deliver to Landlord all keys to the Building and all interior doors, cabinets, and other key-controlled mechanisms therein, whether or not such keys were furnished to Tenant by Landlord. 

3.04 These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in
part, the agreements, covenants, conditions and provisions of any lease of Premises in the Building. 

  
 3 

 EXHIBIT E 

MASTER SIGN PLAN 
 SIGNAGE STANDARDS

  

	 	A.	GENERAL REQUIREMENTS: 

  

	1.	All sign plans and installation permits shall be reviewed and approved in writing by the Landlord for conformity with this Master Sign Plan and the Building’s architecture prior to installation. All signs are to be
installed under the direction of the Landlord’s superintendent or representative. 

  

	2.	All signage costs, including without limitation, the design, permitting, fabrication and the installation shall be the sole responsibility of the Tenant. 

 

	3.	No projections beyond the “Signage Area” will be permitted. The Signage Area is established by the Building’s architect and approved by Landlord on a building by building basis. 

 

	4.	Except as provided herein, no advertising placards, banners, pennants, name insignia, trademarks or other identification or advertising material shall be affixed or maintained upon the Building’s glass, exterior
panels, parapets, doors or parking structures. 

  

	5.	All signage design, manufacture and installation shall comply with all applicable codes and ordinances. 

  

	6.	Signs shall be composed of individual lettering. Logos will be considered on a case by case basis. 

  

	 	B.	GENERAL CONSTRUCTION REQUIREMENTS: 

  

	1.	Tenant shall be solely responsible for Tenant’s sign contractor. 

  

	2.	Tenant’s sign contractor shall execute Landlord’s Right of Entry Agreement prior to installation of signage. 

  

	3.	Tenant’s sign contractor shall repair any damage to any portion of the Building or Project caused by its work. 

  

	4.	All penetrations of the Building required for sign installation shall be sealed in a water tight condition and shall be patched to match the surrounding Building. 

 

	5.	No sign maker’s label or other identification will be permitted on an exposed surface of the sign, except for those required by ordinance, which shall be placed in an inconspicuous location. 

  
 1 

	 	C.	SIGN CONTRACTOR GENERAL REQUIREMENTS: 

  

	1.	Tenant shall use a Landlord approved and Nevada licensed contractor to manufacture and install signage. 

  

	2.	After approval, no substitutes will be accepted unless indicated in the specifications and approved by the Landlord. 

  

	3.	Prior to acceptance each sign unit will be inspected for conformity with approved plans. Any signs found not in conformity will be rejected and removed at the Tenant’s expense. 

 

	4.	Signs shall be guaranteed for 90 days against defects in material and workmanship. Defective parts shall be replaced without charge by contractor. 

 

	5.	Sign company shall carry workman’s compensation and public liability insurance against all damage suffered or done to any and all persons and/or property while engaged in the construction or erection of signs in
the amount of $2,000,000 per occurrence. 

  
 2 

 EXHIBIT F 

PARKING 
 During the term of the Lease,
Landlord shall provide the parking spaces set forth in Section 1.2 of the lease for use by Tenant’s employees and customers. The rules and regulations governing the use of these spaces are contained in Exhibit D. 

Tenant shall not use more parking spaces than said number, or any spaces: (a) which have been specifically assigned by Landlord to other tenants or for
such other uses as visitor parking or, (b) which have been designated by governmental entities of competent jurisdiction as being restricted to certain uses. Landlord reserves the right to erect such security and access and egress control
devices as it may reasonably deem to be appropriate (including, without limitation card controlled gates) and Tenant agrees to cooperate fully with Landlord in such matters. 

Tenant shall not knowingly 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 such prohibited activities, then Landlord shall have the right, without notice, in addition to
such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord. 

  
 1 

 EXHIBIT G 

GUARANTY 

  
 1 

 GUARANTY 

IN CONSIDERATION OF, and as an inducement for the granting, execution and delivery of that certain Lease, covering Premises at 6795 Edmond
Street, Suite 300, Las Vegas Nevada and dated April     , 2102 (“Lease”), between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company, (“Landlord”), and
Innevation L.L.C., Nevada limited liability company, (“Tenant”), and in further consideration of the sum of One Dollar ($1.00), and other good and valuable consideration paid by Landlord to the undersigned, the undersigned
(“Guarantor”), hereby guarantees to Landlord, its successors and assigns, the full and prompt payment of rent, including, but not limited to, the Basic Rent, Operating Expenses, utility charges, if applicable, Adjustments, and any
and all other sums and charges payable by Tenant, its successors and assigns under the Lease; and the full performance and observance of all the covenants, terms, conditions and agreements therein provided to be performed and observed by Tenant, its
successors and assigns; and Guarantor hereby covenants and agrees to and with Landlord, its successors and assigns, in the payment of any such sums, or in the performance of any of the terms, covenants, provisions or conditions contained in the
Lease, Guarantor will forthwith pay such rent to Landlord, its successors and assigns, and any arrears thereof, and will forthwith faithfully perform and fulfill all of such terms, covenants, conditions and provisions and will forthwith pay to
Landlord all damages that may arise in consequence of any default by Tenant, its successors and assigns under the Lease, including, without limitation, all reasonable attorneys’ fees incurred by Landlord or caused by any such default and by the
enforcement of this Guaranty of Lease (“Guaranty”). 
 This Guaranty is an absolute and unconditional Guaranty of payment
and of performance. It shall be enforceable against Guarantor, its successors and assigns, without the necessity for any suit or proceedings on Landlord’s part of any kind or nature whatsoever against Tenant, its successors and assigns, and
without the necessity of any notice of non-payment, non-performance or non-observance, or of any notice of acceptance of this Guaranty, or of any other notice or demand to which Guarantor might otherwise be entitled, all of which Guarantor hereby
expressly waives; and Guarantor hereby expressly agrees that the validity of this Guaranty and the obligations of Guarantor hereunder shall not in any way be terminated or diminished, affected or impaired by reason of the assertion or the failure to
assert by Landlord against Tenant, or Tenant’s successors and assigns, of any of the rights or remedies reserved to Landlord pursuant to the provisions of the Lease. If Landlord elects to proceed against Tenant, Guarantor’s obligations
shall be proportionately reduced by any relief Landlord receives through asserting its remedies against Tenant. 
 The Guaranty shall be a
continuing Guaranty, and the liability of Guarantor hereunder shall in no way be affected, modified or diminished by reason of any assignment, renewal, modification or extension of the Lease or by reason of any modification or waiver of or change in
any of the terms, covenants, conditions or provisions of said Lease, or by reason of any extension of time that may be granted by Landlord to Tenant, its successors or assigns, or by reason of any dealings or transactions or matters or things
occurring between Landlord and Tenant, its successors or assigns, whether or not notice thereof is given to Guarantor. 

 All terms used herein and not otherwise defined shall have the same meaning as given to them in
the Lease. 
 If the Lease shall be renewed, or its term extended, or if the Tenant holds over beyond the term of the Lease, the obligations
hereunder of Guarantor shall extend and apply for any period beyond the date specified in the Lease for the expiration of said term, either pursuant to any option granted under the Lease or otherwise, the obligations hereunder of Guarantor shall
extend and apply with respect to the full and faithful performance and observance of all of the covenants, terms, and conditions of the Lease and of any such modification thereof. 

Guarantor does not require any notice of Tenant’s nonpayment, nonperformance, or nonobservance of the covenants, terms, and conditions of
the Lease. Guarantor hereby expressly waives the right to receive such notice. 
 Insofar as the payment by Tenant of any sums of money to
Landlord is involved, this Guaranty is a guaranty of payment and not of collection, and shall remain in full force and effect until payment in full to Landlord of all sums payable under the Lease. Guarantor waives any right to require that any
action be brought against Tenant. Guarantor waives any right to require that resort be had to any security or to any other credit in favor of Tenant. 

Neither Guarantor’s obligation to make payment in accordance with the terms of this Guaranty nor any remedy for the enforcement thereof
shall be impaired, modified, released, or limited in any way by any impairment, modification, release, or limitation of the liability of Tenant or its estate in bankruptcy, resulting from the operation of any present or future provision of the
Bankruptcy Code of the United States or from the decision of any court interpreting the same. 
 If applicable, Guarantor represents and
warrants that this Guaranty has been duly authorized by all necessary corporate action on Guarantor’s part, has been duly executed and delivered by a duly authorized officer, and constitutes Guarantor’s valid and legally binding agreement
in accordance with its terms. 
 The liability of Guarantor is coextensive with that of Tenant and also joint and several, and action may be
brought against Guarantor and carried to final judgment either with or without making Tenant a party thereto. 
 Until all of Tenant’s
obligations under the Lease are fully performed, Guarantor: (a) waives any rights that Guarantor may have against Tenant by reason of any one or more payments or acts in compliance with the obligations of Guarantor under this Guaranty, and
(b) subordinates any liability or indebtedness of Tenant held by Guarantor to the obligations of Tenant to Landlord under this Lease. 

 The Lease and this Guaranty shall be governed by, interpreted under the laws of, and enforced in
the courts of the situs of the Premises. 
 Each party hereby waives the right to trial by jury in any action or proceeding that may
hereafter be instituted by Landlord against Guarantor in respect of this Guaranty. 
 In the event of any litigation pertaining to this
Guarantee, the prevailing party shall be entitled to recover its reasonable cost and expenses, including, but not limited to, attorneys’ fees. 

This Guaranty and the Lease embodies the entire Agreement between the parties relating to the subject matter contained herein. There are no
representations, promises, warranties, understandings or agreements, express or implied, or otherwise, except for those expressly referred to or set forth herein or in the Lease. No modification of this Guaranty or the Lease shall be binding unless
evidenced by an Agreement in writing signed by both Landlord and Guarantor. 
 Guarantor hereby expressly waives any and all benefit it may
have pursuant to any statute that requires enforcement of any obligation under the Lease to be made against Tenant and Tenant’s property prior to enforcement of any obligation under the Lease against Guarantor or Guarantor’s property. 

All of each party’s rights and remedies under this Guaranty are intended to be distinct, separate and cumulative and no such right and
remedy therein or herein mentioned is intended to be in exclusion of or a waiver of any of the others. 
 Landlord and Guarantor may agree
at any point during the Lease term to substitute this Guaranty with a Letter of Credit or other collateral, provided the following are reasonably acceptable to Landlord: (i) the nature and value of such Letter of Credit or other collateral, and
(ii) the terms of the pledge of such Letter of Credit or other collateral. 

			
	GUARANTOR:
	
	SWITCH COMMUNICATIONS GROUP, LLC, a Nevada limited liability company
		
	By:	 	/s/ Rob Roy
		
	Its:	 	Chief Executive Officer
	
	LANDLORD’S ACKNOWLEDGMENT
	
	 BELTWAY BUSINESS PARK
 OFFICE NO. 2,
LLC,
 a Nevada limited liability company

	
	MANAGER:
	 Majestic Beltway Office Buildings, LLC,

a Delaware limited liability company

	
	Majestic Realty Co., a California corporation, Manager’s Agent By:
		
	By:	 	/s/ Edward P Roski, Jr
		 	President and Chairman of the Board
		
	It’s:	 	 
		
	By:	 	 
		
	It’s:	 	 
	
	MANAGER:
	
	 Thomas & Mack Beltway, LLC

a Nevada limited liability company

	
	/s/ Thomas A. Thomas
	Thomas A. Thomas, Manager

 EXHIBIT H 

INTENTIONALLY OMITTED 

 EXHIBIT I 

RENEWAL OPTIONS 
 Tenant
shall have the right to extend the Initial Term of the Lease for the additional terms set forth in Section 1.10 of the Lease (“Renewal Options”), if immediately prior to the expiration of the operative term this Lease shall be
in full force and effect, and if written notice of Tenant’s intent to exercise a Renewal Option is given to Landlord not less than 9 months prior to the expiration of the then operative term, the giving of such notice by Tenant shall be
effective to extend the term of the Lease for the applicable Renewal Option without the necessity for execution of any further instrument by either party. If Tenant fails to deliver written notice of its intent to exercise a Renewal Option within
the proscribed time period, such Renewal Option and any succeeding Renewal Option(s) shall lapse, and there shall be no further right to extend the term of the Lease. Each Renewal Option shall be exercisable by Tenant on the condition that:
(a) at the time of the exercise, and at all times prior to the commencement of such Renewal Option, Tenant shall not be in default under any provision of the Lease, and (b) Tenant has not been ten (10) or more days late in the payment
of rent more than a total of three (3) times during its prior tenancy. Tenant’s occupancy during a Renewal Option shall be under the same covenants, agreements, terms, provisions and conditions as are contained herein for the Initial Term,
except the Base Rent shall be adjusted as follows. 
 The Base Rent shall be increased on the first day of the renewal term (the
“FMRR Adjustment Date”) to the Fair Market Rental Rate, determined in the following manner (in no event shall the Fair Market Rental Rate be less than Tenant is paying during the last month of the Initial Term): 

Not later than one hundred (100) days prior to any applicable FMRR Adjustment Date, Landlord and Tenant shall meet in an effort to
negotiate, in good faith, the Fair Market Rental Rate as of such FMRR Adjustment Date. If Landlord and Tenant have not agreed upon the Fair Market Rental Rate at least ninety (90) days prior to the applicable FMRR Adjustment Date, the Fair
Market Rental Rate shall be determined by using brokers. 
 If Landlord and Tenant are not able to agree upon the Fair Market Rental Rate
within the prescribed time period, then Landlord and Tenant shall attempt to agree in good faith upon a single broker, as indicated above, not later than seventy-five (75) days prior to the applicable
FMRR Adjustment Date. If Landlord and Tenant are unable to agree upon a single broker within such time period, then Landlord and Tenant shall each appoint one broker, not later than sixty-five (65) days
prior to the applicable FMRR Adjustment Date. Within (10) days thereafter, the two appointed brokers shall appoint a third broker. If either Landlord or Tenant fails to appoint its broker within the prescribed time period, the single broker
appointed shall determine the Fair Market Rental Rate. If both parties fail to appoint brokers within the prescribed time periods, then the first broker thereafter selected by a party shall determine the Fair Market Rental Rate. Each party shall
bear the cost of its own broker and the parties shall share equally the cost of the single or third broker, if applicable. 

 The brokers used shall have at least fifteen (15) years’ experience in
the sales and leasing of commercial office space in Clark County, Nevada and shall be members of professional organizations such as the Society of Industrial Realtors, NAIOP, or their equivalent. 

The term “Fair Market Rental Rate” shall mean the price that a ready and willing tenant would pay, as of the applicable FMRR
Adjustment Date, as monthly rent to a ready and willing landlord of property Comparable to the Premises (as defined below) if such property were exposed for lease on the open market for a reasonable period of time and taking into account all of the
purposes for which such property may be used, if a single broker is chosen, then such broker shall determine the fair market rental of the Premises. Otherwise, the Fair Market Rental Rate of the Premises shall be the arithmetic average of the two
(2) of the three (3) broker recommendations which are closest in amount, and the third broker recommendation shall be disregarded. Landlord and Tenant shall instruct the broker(s) to complete their determination of the Fair Market Rental
Rate not later than thirty (30) days prior to the applicable FMRR Adjustment Date. If the Fair Market Rental Rate is not determined prior to the applicable FMRR Adjustment Date, then Tenant shall continue to pay to Landlord the Base Rent
applicable to the Premises immediately prior to such renewal, until the Fair Market Rental Rate is determined. 
 When the Fair Market Rental
Rate of the Premises is determined, Landlord shall deliver notice thereof to Tenant, and Tenant shall pay to Landlord, within ten (10) days after receipt of such notice, the difference between the Base Rent actually paid by Tenant to Landlord
and the new Base Rent determined hereunder. 
 For the purpose of determining Fair Market Rental Rate, “Comparable to
the Property” shall mean office space that is: 
  

	 	(i)	Comparable in size, location, and quality to the Premises; 

  

	 	(ii)	Located in a comparable building and project; and 

  

	 	(iii)	Currently occupied by a tenant which desires to extend its existing term to the term of the extension period. 

In determining Fair Market Rental Rate, the broker(s) shall treat the Premises “as is”, (shall not include any concessions granted to
a tenant – including but not limited to: free rent, security deposit concessions, moving cost contributions, tenant improvement allowances, brokerage fee payment, space improvements, etc.). 

The Renewal Option(s) are personal to Tenant or to a Tenant Affiliate, if Tenant subleases any portion of the Premises or assigns or otherwise
transfers any interest under this Lease to an entity other than a Tenant Affiliate: (a) prior to the exercise of a Renewal Option (whether with or without Landlord’s consent), or (b) after Tenant’s notice to Landlord of its
intent to exercise a Renewal Option but prior to the commencement of such Option, then such Renewal Option and any succeeding Renewal Options shall lapse. 

 EXHIBIT J 

INTENTIONALLY OMITTED 

 EXHIBIT K 

INTENTIONALLY OMITTED 

 EXHIBIT L 

WHEN RECORDED, RETURN TO: 

                          
                                       

                          
                                       

                          
                                       

                          
                                       

SUBORDINATION, NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 

THIS     SUBORDINATION,     NONDISTURBANCE     AND
    ATTORNMENT AGREEMENT (this “Agreement”) is made and entered into as of                     ,
20    , by and between                     , a(n)
                    (“Lender”) and
                    , a(n)
                    (“Tenant”). 

Recitals 
 This Agreement
is made with respect to the following facts: 
 A. Pursuant to a Loan Agreement dated as of
                    , 20    (the “Loan Agreement”) entered into among
                    , a
                    , and
                    , a
                    , the Lenders made a loan to Landlord (the “Loan”). 

B. The loan is secured by a Deed of Trust, Security Agreement, Assignment of Leases, Rents and Profits, Financing Statement and Fixture Filing
(the “Deed of Trust”) which was recorded in the Official Records of Clark County, Nevada, as Instrument No.             , encumbers certain real property owned by Landlord
located in Clark County, Nevada, and more particularly described in the Deed of Trust (the “Property”). 
 C. Lender is the holder
of 100% of the rights or has purchased the Loan and succeeded to 100% of the rights of the Landlord under the Loan Agreement, the Deed of Trust and the other documents evidenced the Loan pursuant to, (i) an Assignment of Loan Documents dated
                    , and (ii) and Assignment of Beneficial Interest under Deed of Trust and under Assignment of Leases and Rents
recorded in the Official Records of Clark County, Nevada, on                     as Instrument No.
                    . 
 D.
Pursuant to a Lease Agreement dated                             between
                            , (“Landlord”), and Tenant (the “Lease”), Landlord
leased to Tenant [a portion of] the Property consisting of approrimately                     rentable square feet of office space commonly
known as
                                         
   , as more particularly described in the Lease as the “Premises”. 
 E. Lender and Tenant now desire to
clarify their respective rights with respect to the Premises, to confirm the right of Tenant to quiet and peaceable possession of the Premises under the Lease, and to further define the terms, covenants and conditions precedent to such right of
quiet and peaceable possession. 

 Agreement 

NOW, THEREFORE, in consideration of the mutual covenants and undertakings contained herein, and for other good and valuable consideration, the
receipt and adequacy of which are hereby acknowledged, and intending to be legally bound hereby, the parties hereto hereby agree as follows: 

1. The recitals set forth above are incorporated herein by reference. 

2. Tenant covenants and agrees that the Lease now is and at all times shall continue to be subject and subordinate in each and every respect
to the lien of the Deed of Trust, to the full extent of the principal, interest and other sums secured thereby. Tenant, upon request, shall execute and deliver any certificate or other instrument whether or not in recordable form which Lender
reasonably may request to confirm such subordination. 
 3. As long as Tenant is in compliance with the terms of this Agreement and is not
in default in the performance of its obligations under the Lease, which default remains uncured beyond the expiration of any applicable grace or cure periods, (i) Lender shall not name Tenant as a party defendant in any action for foreclosure
or other enforcement of the Deed of Trust (unless required by law), nor shall the Lease be terminated by Lender in connection with, or by reason of, foreclosure or other proceedings for the enforcement of the Deed of Trust, or by reason of a
transfer of the Landlord’s interest under the Lease pursuant to the taking of a deed or assignment in lieu of foreclosure (or similar device), and in such event the Lease shall remain in full force and effect as a direct lease between Tenant
and any person, including without limitation Lender, acquiring or succeeded to the interests of Landlord as a result of any such action or proceeding (hereinafter referred to as a “Successor”) and (ii) Tenant’s use or possession
of the Premises shall not be interfered with by Lender or anyone acting by or through Lender. 
 4. If any portion of the Property affected
by the Lease is damaged by an insured casualty or if any portion of the Property affected by the Lease is taken under the power of eminent domain, or sold under the threat of the exercise of said power, then Lender agrees that insurance or
condemnation proceeds otherwise payable to Lender as a result thereof shall be made available to Landlord to repair and/or restore the Property. 

5. If the interest of Landlord under the lease shall be transferred by reason of foreclosure or other proceedings for enforcement of the Deed
of Trust or the obligations which it secures or pursuant to a taking of a deed or assignment in lieu of foreclosure (or similar device), Tenant shall be bound to the Successor and the Successor shall be bound to Tenant under all terms, covenants and
conditions of the Lease for the unexpired balance of the term thereof remaining (and any extensions, if exercised), with the same force and effect as if the Successor were the landlord, and Tenant does hereby (i) agree to attorn to the
Successor, including lender if it be the Successor, as its landlord, (ii) affirm its obligation under the Lease and (iii) agree to make payments of all sums due under the Lease to the Successor, said attornment, affirmation and agreement
to be effective and self-operative without the execution of any further instruments, upon the Successor succeeding to the interest of Landlord under the Lease. 

 6. Tenant agrees that this Agreement satisfies any condition or requirement in the Lease relating
to the granting of a non-disturbance agreement with respect to the Deed of Trust. Tenant further agrees that in the event there is any inconsistency between the terms and provisions hereof and the terms and provisions of the Lease dealing with
non-disturbance, the terms and provisions hereof shall be controlling. 
 7. This Agreement may not be modified except by an agreement in
writing signed by the parties or their respective successors-in-interest. This Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. 

8. Nothing contained in this Agreement shall in any way impair or affect the lien created by the Deed of Trust, except as specifically set
forth herein. 
 9. If either party hereto shall bring suit to enforce the terms and provisions hereof or to recover damages for breach, the
prevailing party shall be entitled to recover from the other party all reasonable costs, expenses and attorneys’ fees incurred in connection with the exercise by the prevailing party of its rights and remedies hereunder. The amount of the
attorneys’ fees is to be affixed by the court without a jury. For the purpose of this paragraph, the term “prevailing party” shall mean, in the case of the claimant, one who is successful in obtaining substantially all of the relief
sought, and in the case of the defendant or respondent, one who is successful in denying substantially all of the relief sought by the claimant. 

10. This Agreement may be executed in one or more counterparts, each of which when taken together shall constitute one and the same
instrument. This Agreement has been executed in the State of Nevada, and the laws of the State of Nevada shall govern its construction, performance and terms. This Agreement shall be construed according to its plain meaning and shall not be strictly
construed either for or against any party hereto. Either party hereto may record this document in the official records of the county in which the Property is located. 

 

			
	LENDER:
	
	 
	a(n)	 	 
	By:	 	 
	Name:	 	 
	Title:	 	 
	
	TENANT:
	
	 
	a(n)	 	 
	By:	 	 
	Name:	 	 
	Title:	 	 

 STATE OF NEVADA         ) 

                          
                   ) ss. 
 County of
Clark                   ) 
 The foregoing
instrument was acknowledged before me this                     day of
            , 20    , by
                                the
                                 of
                                , on behalf of such
                                . 

 

	
	                                      
                  
	Notary Public

 My Commission Expires: 
  

                          
                               

STATE OF NEVADA         ) 

                          
                   ) ss. 
 County of
Clark                   ) 
 The foregoing
instrument was acknowledged before me this                     day of     ,
20                    , by
                                the
                                of
                                , on behalf of such
                                . 

 

	
	                                      
                  
	Notary Public

 My Commission Expires: 
  

                          
                               

 EXHIBIT M 

MASTER LEASE 
 (See attached)

 EXHIBIT M 

MASTER LEASE 

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (hereinafter referred to as “Agreement”) entered into this 18 day of January 2005, by and between
the COUNTY OF CLARK, a political subdivision of the State of Nevada (hereinafter referred to as “County”) and BELTWAY BUSINESS PARK OFFICE NO. 2, LLC, a Nevada limited liability company authorized to do business in the State
of Nevada (hereinafter referred to as “Company”). 
 W I T N E S S E T H: 

WHEREAS, County is the owner and operator of McCarran International Airport (hereinafter referred to as “Airport”) and wishes to
cause the development and construction of retail/office/warehouse facilities (hereinafter referred to as “Commercial Facilities”) on property owned by Clark County within the Cooperative Management Area (defined below) and controlled by
the Airport to ensure that the development of such property is compatible with Airport uses; and 
 WHEREAS, it is for the benefit of County
to more efficiently and economically manage its Airport-controlled property to include such Commercial Facilities; and 

WHEREAS, Company is engaged in the business of developing, constructing, maintaining, leasing and operating such Commercial Facilities; and

 WHEREAS, County is willing and Company desires to enter this Agreement for the construction and operation of such Commercial Facilities;
and 
 NOW, THEREFORE, for and in consideration of the above recitals (which are incorporated into this Agreement by this reference), and
the agreements, covenants and conditions herein, County and Company agree as follows: 
 ARTICLE I 

 

	1.1	DEFINITIONS 

  

	 	1.1.1	The term “Airport,” whenever used herein, means the McCarran International Airport and all property located within its general environs at the date of execution of this Agreement or at any future date during
the term hereof. 

  

	 	1.1.2	The term “Airport Environs Map,” means the McCarran international Airport Environs Overlay District map, prepared by the. Department of Aviation and dated April 16, 1998, or any subsequent version of such
maps as maybe updated from time to time by the Department of Aviation. 

  

	 	1.1.3	The term “Approval Date” means the date upon which this Agreement is approved by the Board of County Commissioners. 

  

	 	1.1.4	The term “Approved Budget,” whenever used herein, means the annual written, budget prepared by Company and approved by County’s Designated Representative pursuant to the procedure set forth in
Section 1.6 (entitled BUDGET APPROVAL) below. 

  
 1 

	 	1.1.5	The term “Assignee,” whenever used herein, means (i) any assignee of Lender’s interest in the Loan, or (ii) any purchaser or any heir, successor, or assign of the leasehold estate evidenced
by-this Agreement that acquires such leasehold estate at or subsequent to a Foreclosure Transfer (as defined in Section 2.19.11.1 below), as approved by County, to the extent such approval is required pursuant to Section 2.19.11.1 below,
or (iii) any assignee of Company’s rights and duties under this Agreement pursuant to Section 2.1 (entitled ASSIGNMENT) below. 

  

	 	1.1.6	The term “Capital Improvement Expenditures,” whenever used herein, means the expenses of a capital nature associated with the Commercial Facilities which exceed those set forth in the Approved Budget. Such
expenses will require prior written approval of County’s Designated Representative. 

  

	 	1.1.7	The term “County’s Designated Representative (hereinafter referred to as ‘CDR’),” whenever used herein, means the Director of the Clark County Department of Aviation of the Clark County Airport
System, or designee, acting on behalf of County. 

  

	 	1.1.8	The term “Commence Construction,” whenever used herein, means commencing construction of the Commercial Facilities on the Premises by Company causing its construction contractor to obtain occupancy and control
the area and to begin actual construction of the Commercial Facilities The term shall not include any site preparation or off-site work related to the Premises. 

  

	 	1.1.9	The term “Commercial Facilities,” whenever used herein, means the retail/office/warehouse improvements to be constructed on the Premises by Company in accordance with the terms and conditions of this
Agreement. 

  

	 	1.1.10	The term “Company,” whenever used herein, means BELTWAY BUSINESS PARK OFFICE NO. 2, LLC, a Nevada limited liability company, entering into this Agreement as the developer and operator of the Commercial
Facilities on the Premises as described herein. 

  

	 	1.11	The term “Cooperative Management Area” or “CMA,” whenever used herein, means the land area included within the Airport’s 60 and above day-night average decibel level noise contours, as defined
in the 1992 Interim Cooperative Management Agreement between the U.S. Department of Interior’s Bureau of Land Management and County, a copy of which is attached hereto as Exhibit “A” and incorporated herein (the “CMA
Agreement”). Only those land uses defined in the CMA Agreement as compatible with aircraft operations will be permitted on County-owned parcels within the CMA that were acquired by County under the terms of Southern Nevada Public Land
Management Act of 1998 (the “SNPLMA”), a copy of which is attached hereto as Exhibit “B” and incorporated herein. 

  
 2 

	 	1.1.12	The term “County,” whenever used herein, means Clark County, Nevada, as represented by the Clark County Board of Commissioners and where this Agreement speaks of “Approval by County,” such approval
means action by the Clark County Board of Commissioners. 

  

	 	1.1.13	The term “Debt Service,” whenever used herein, means the Company’s payment of principal and interest for construction and/or permanent financing for Commercial Facilities. 

All financing for Commercial Facilities shall include any fees, including loan points, fees, closing costs, and other loan charges (monthly or
otherwise) to any Lender, including without limitation, lending institutions or shareholders, officers, directors, members, and managers of Company for construction and/or permanent financing for Commercial Facilities. The principal loan amounts of
such financing shall not exceed 100% of the “Pro Forma Development Costs” (as set forth in Exhibit “C” attached hereto and incorporated herein) and shall not be amortized over more than thirty (30) years. Any such financing
must be approved by CDR as outlined in Section 2.19.1 below, and shall be at commercially reasonable interest rates, points, fees, closing costs, and other terms and conditions for the same type of loan from a bank or other commercial lender

  

	 	1.1.14	The term “Effective Date,” whenever used herein, means the date established pursuant to Sections 1.2.6 and 1.7 below for the commencement of the distribution of Net Revenues (first, to repayment of any equity
contribution and second, for distribution to County and Company as provided in Section 1.7 below). All other terms and conditions of this Agreement will become effective on the Approval Date. 

 

	 	1.1.15	The term “Environmental Laws,” whenever used herein, means any one or all of the laws and/or regulations of the Environmental Protection Agency or any other federal, state or local agencies, including, but not
limited to the following as the same are amended from time to time: 

 COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND
LIABILITY ACT (42 U.S.C. Section 9601 et seq.) 
 RESOURCE CONSERVATION AND RECOVERY ACT (42 U.S.C. Section 6901 et seq.) 

TORIC SUBSTANCES CONTROL ACT (15 U.S.C. Section 2601 et seq.) 

SAFE DRINKING WATER ACT (42 U.S.C. Section 300 et seq.) 

CLEAN WATER ACT (33 U.S.C. Section 1251 et seq.) 

CLEAN AIR ACT (42 U.S.C. Section 7401 et seq.) 

NEVADA SANITATION LAWS (Nevada Revised Statutes, Chapter 444) 

  
 3 

 NEVADA WATER CONTROL LAWS (Nevada Revised Statutes Chapter 445A) 

NEVADA AIR POLLUTION LAWS (Nevada Revised Statutes Chapter 445B) 

HAZARDOUS MATERIALS, INCLUDING UNDERGROUND STORAGE TANK REGULATIONS (Nevada Revised Statutes, Chapter 459) 

NEVADA OCCUPATIONAL SAFETY AND HEALTH ACT (Nevada Revised Statutes, Chapter 618) 

and the regulations promulgated thereunder and any other laws, regulations and ordinances (whether enacted by the Federal, State or local
government) now in effect or hereinafter enacted that deal with the regulation or protection of the environment (including, but not limited to, the ambient air procedures and records detailing chlorofluorocarbons [CFC]), ambient air, ground water,
surface water and land use, including sub-strata land. 
  

	 	1.1.16	The term “Hazardous Material,” whenever used herein, means the definitions of hazardous substance, hazardous material, toric substance, regulated substance or solid waste as defined within tire following:

 COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND LIABILITY ACT (42 U.S.C. Section 9601 et seq.) 

RESOURCE CONSERVATION AND RECOVERY ACT (42 U.S.C. Section 6901 et seq.) 

HAZARDOUS MATERIALS TRANSPORTATION ACT (49 U.S.C. Section 5101 et seq.) and all present or future regulations promulgated thereto 

DEPARTMENT OF TRANSPORTATION HAZARDOUS MATERIALS TABLE (49 C.F.R. Part 172) and amendments thereto 

ENVIRONMENTAL PROTECTION AGENCY (40 C.F.R, Part 300 and amendments thereto—including Appendices thereto) 

HANDLING OF HAZARDOUS MATERIALS (including transportation of Hazardous Materials by Motor Carriers) (Nevada Revised Statutes 459.700 through
459.780) 
 and all substances, materials and wastes that are, or that become, regulated under, or that are classified as hazardous or toric
under any environmental law, whether such laws are Federal, State or local. 

  
 4 

	 	1.1.17	The term “Initial Improvements,” whenever used herein, shall mean completion of the site work and building shell for: (i) one hundred percent (100%) of the proposed Commercial Facilities, if
consisting of two (2) or fewer commercial buildings; or (ii) not less than fifty percent (50%) of the proposed Commercial Facilities, if consisting of two (2) or more commercial buildings. 

 

	 	1.1.18	The term “Lender,” whenever used herein, shall mean the provider of construction or permanent financing (or any refinancing) to Company in connection with the construction of the Commercial Facilities, which
financing arrangements are to be approved by CDR to the extent required under Section 2.19 (entitled FINANCING) of this Agreement. 

  

	 	1.1.19	The “Loan,” whenever used herein, shall mean a loan made by a Lender and secured by a mortgage or deed of trust encumbering the leasehold estate evidenced by this Agreement. 

 

	 	1.1.20	The term “Management Fee,” whenever used herein, means a fee to be deducted from Total Revenue in consideration of the expenses incurred by Company or its property manager for the project administration of the
Commercial Facilities. It is understood and agreed that during the term of this Agreement such fee is to be either three percent (3%) (for industrial space), four and one-half percent (4.5%) (for office space), or five percent
(5%) (for retail space) of the Total Revenue received by Company from Sublessees. Such Management Fee shall include all compensation and property management administration expenses of all Commercial Facilities personnel. Such Management Fee may
be adjusted as necessary by mutual agreement of Company and CDR and as set forth in an Approved Budget to be competitive with other fees that are standard in the industry in the metropolitan area. 

 

	 	1.1.21	The term “Maintenance and Operations,” whenever used herein, means the expense for maintenance, operation, administration and repair of the Commercial Facilities. 

 

	 	1.1.22	The term “Net Revenue,” whenever used herein, means the amount of available cash after allowable deductions have been made from Total Revenue which is available for an equal fifty percent
(50%) distribution between the Participating Parties of this Agreement. Allowable deductions are defined as follows: 

  

	 	a.	Debt Service; 

  

	 	b.	Actual expenses authorized in the Approved Budget, including the cost of any Maintenance and Operations, or other Project Costs approved by CDR, which approval will not be unreasonably withheld; 

 

	 	c.	Capital improvement Expenditures; 

  

	 	d.	Management Fee; 

  
 5 

	 	e.	A reasonable reserve for maintenance and operations or any reserve required by any Lender under any approved financing; and 

  

	 	f.	Repayment of equity contribution plus return on equity contribution (if applicable), as per Section 1.7 (entitled RENTALS AND FEES) below. 

 

	 	1.1.23	The term “Participating Parties” or “Parties,” whenever used herein, means Company as Lessee and County as lessor (hereinafter jointly referred to as “Parties”) to a participating leasing
arrangement for the sharing of Net Revenues as consideration for the development and operation of the commercial facilities at the Premises. 

  

	 	1.1.24	The term “Premises,” whenever used herein, means that area depicted on Exhibit “D,” which is attached hereto and made a part hereof. The final legal description of the Premises will be attached to
the Memorandum of Lease described in Section 1.2.3 below. 

  

	 	1.1.25	The team “Project Cost,” whenever used herein, means all costs of Company actually incurred and paid by Company in designing, developing, constructing, owning, leasing, and managing the Commercial Facilities.

  

	 	1.1.26	The term “Sublease,” whenever used herein, means the documents signed by a Sublessee or Tenant for the leasing of space in the Commercial Facilities. 

 

	 	1.1.27	The term “Sublessee” or “Tenant,” whenever used herein, means any business firm or individual who leases office, retail, industrial or warehouse space for a valid, legal commercial activity in the
Commercial Facilities. Subject to the terms of Section 1 4.1 below, the CDR will retain the right to reasonably approve the uses of such Sublessee or Tenant. These defined terms may be used interchangeably. 

 

	 	1.1.28	The term “Release,” whenever used herein, means any releasing, spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, disposing or dumping of any Hazardous
Material in violation of Environmental Laws. 

  

	 	1.129	The term “Rent Commencement Date,” whenever used herein, means the date established pursuant to Sections 1.2.6 and 1.7 below for the commencement of the distribution of Net Revenues. As used in this Agreement,
the “Rent Commencement Date” is synonymous with the “Effective Date.” 

  

	 	1.1.30	The term “Total Revenue,” whenever used herein, means the total amount of all rents, charges, fees and/or other income collected by Company from any use of the Commercial Facilities. Any space occupied by
Company or any related entity which is not exclusively used for the necessary construction on and/or management of the Premises must be charged at a similar rental rate to that being charged for a similar type of rental property in the Las Vegas
Valley. Such rental value shall be included in the Total Revenue, whether or not a cash payment is made. 

  
 6 

	1.2	TERM 

  

	 	1.2.1	The term of this Agreement will expire fifty (50) years from the Approval Date (the “Termination Date”). 

  

	 	1.2.2	Except for Section 1.7 (entitled RENTALS AND FEES) below, all other provisions of this Agreement will be in force and effect upon the Approval Date. 

 

	 	1.2.3	As soon as practicable following the Approval Date, County and Company agree to execute and acknowledge a Memorandum of Lease (1) evidencing the existence of this Agreement, the ownership of the Commercial
Facilities by Company, the rights of Company in the Premises, and the Approval Date and Termination Date of this Agreement, and (2) containing a legal description of the Premises. Such Memorandum of Lease shall be recorded with the official
real estate records of Clark County, Nevada. 

  

	 	1.2.4	As soon as practicable following the Approval Date, Company will be entitled to receive, as a Project Cost, an ALTA leasehold policy of title insurance, together with those endorsements reasonably deemed necessary by
Company, all issued by a title company selected by Company, with liability in an amount reasonably determined by Company and insuring Company’s interests hereunder. Such leasehold policy will be subject only to exceptions permitted by Company.

  

	 	1.2.5	County hereby agrees to give Lender at least thirty (30) days prior notice of any intended amendment, modification, revocation, surrender, cancellation or termination of this Agreement. County further agrees that
it will not consent to or accept any surrender, revocation, cancellation or other termination by Company or amendment, nor agree to any modification of this Agreement without Lender’s prior written approval. No expiration or early termination
of this Agreement shall terminate or extinguish this Agreement without the prior written consent of Lender, unless the termination arises after a default and Lender has been given the notice and cure rights specified under Sections 2.15.2 and 2.19
of this Agreement, and has failed to cure in accordance therewith. 

  

	 	1.2.6	Subject to Section 1.7 (entitled RENTALS AND FEES) below, the Effective Date (also known as the Rent Commencement Date) will be the first of the following dates-

  

	 	1.2.6.1	The date of completion of the Initial Improvements for the Commercial Facilities, as evidenced by County’s issuance of a Certificate of Completion. 

 

	 	1.2.6.2	The date that any portion of the Premises generates any revenue or has a Temporary Certificate of Occupancy with actual occupancy and use 

  
 7 

	 	1.2.6.3	Subject to the extension rights set forth in. Section 1 10 3.1 below, upon the first day of the twenty-fifth (25th) month following the Approval Date. 

 

	1.3	PREMISES 

  

	 	1.3.1	County does hereby demise and let unto Company and Company does hereby take from County the Premises 

Company shall be responsible to provide County with a final legal description of the entire Premises under this Agreement, which includes the
depiction of all current and proposed easements and/or rights-of-way that County has or may wish to retain. Company will submit a draft description, both narrative and graphic formats, to County for its review and County has the right to modify the
documents to retain County’s interests in any easements and/or rights of way necessary for roads, utilities, and flood control. Once a final legal description is agreed upon by both parties, such legal description will be included in the
Memorandum of Lease, as provided in Section 1.2.3 above. 
  

	 	1.3.2	Company acknowledges that it has inspected the Premises and accepts the Premises “as is,” including, but not limited to, grades, soil conditions, and drainage with no further responsibility to Company by
County for any present or further improvements or maintenance thereof, including, but not limited to, the existence of any utilities and public roadways and the potential need to cap off or otherwise abandon such utilities and/or roadways.

  

	 	1.3.3	All improvements constructed on the Premises by Company (including, without limitation, the Commercial Facilities) at any time and from time to time during the term will be owned by Company during the term of this
Agreement. 

  

	1.4	USE OF PREMISES 

  

	 	1.4.1	Upon performance of the agreements, provisions and conditions contained in this Agreement, Company will have the use of the Premises for the construction and operation of Commercial Facilities and for other business
activities directly related thereto and for no other purposes, unless approved in writing by CDR. Such Commercial Facilities uses will be for purposes similar to other commercial developments in the Las Vegas metropolitan area and if such uses are
Compatible Uses (defined below) and not Incompatible Uses (defined below), they are deemed approved by CDR. CDR, however, retains the sole right to determine if a use is compatible with Airport operations. Notwithstanding the above (or any other
language in this Agreement) to the contrary, the uses set forth in Exhibit “E” attached hereto and incorporated herein, shall be deemed approved by CDR as Compatible Uses. 

 

	 	1.4.2	Neither Company nor County shall have the right to erect (or cause or permit any third party to erect) billboards (whether for commercial or non-commercial purposes) on the Premises. 

  
 8 

	 	1.4.3	Company also agrees that use of the Premises is conditioned upon Company’s agreement that it will not develop the Premises and/or adjoining or surrounding properties in a manner that County may find objectionable
to Airport and/or aircraft operations. CDR, however, retains the sole right to determine, in its reasonable discretion, if the uses are Incompatible Uses or Compatible Uses, as defined below: 

 

	 	1.4.3.1	Incompatible Uses: The term “Incompatible Uses” means uses which potentially expose persons to elevated levels of aircraft generated noise or to areas identified as necessary to protect the safe passage of
aircraft, or which have been determined by the Federal Aviation Administration (the “FAA”), the Director of the Department of Aviation, and/or the Airport Height Hazard Board of Adjustment to be hazardous to or incompatible with air
navigation. Incompatible Uses include, but are not limited to: rural estate uses, residential uses, single family homes, mobile homes, low density, medium density and high density housing, apartments, group quarters, condominiums, time-sharing
apartments, condominium hotels or motels, townhouses, churches, hospitals, care centers, nursing homes, schools, auditoriums and concert halls, fraternity and sorority housing, recreational vehicle parks, places of public assembly, amusement parks,
outdoor sports arenas, zoos, uses that may in. the future be accessory to or enhance any of the uses described above on adjacent parcels, and uses intended to fulfill development and/or zoning requirements for any of the uses described above on an
adjacent parcel (including, without limitation, open space, parking and landscaping requirements). The fact that any of the foregoing uses is permitted under the Clark County Code shall have no bearing on whether they constitute an Incompatible Use
under this Restriction. 

 No “sexually oriented” business or “adult use,” as defined in the Clark County
Code (e.g. CCC 6.110, 6.140, 6.160, 6.170, 7.54, 30.08.030, and 30.44.010 and as amended from time to time), or other laws, regulations and ordinances now in effect or hereinafter enacted that deal with such businesses and uses, shall be allowed
upon any part of the Premises. No use for which a liquor or gaming license is required shall be allowed upon any part of the Premises without the written consent of County (refusal to consent to these uses is solely within the discretion of the
Board of County Commissioners and does not need to be reasonable). Should County consent to a use involving a liquor or gaming license, Company shall pay all costs, including the cost of background investigations and attorney fees, relating to the
licensing process. Notwithstanding the foregoing, CDR consents to liquor uses, subject to all normal and customary licensing procedures, in such restaurants as may be developed on the Premises. 

  
 9 

	 	1.4.3.2	Compatible Uses: The term “Compatible Uses,” means land uses which are appropriate given the area’s exposure to aircraft overflight and noise, and the limitations on development necessary to preclude
potential hazards to air navigation. Compatible Uses which may conform with the preceding definition include, but are not limited to, commercial uses such as office, warehousing, manufacturing, business, professional, and wholesale and retail,
provided any occupied structure is constructed using noise attenuation construction techniques in compliance with FAA regulations as further outlined in Sections 1.4.3.3, 1.4.3.4 and 3.18 below; communication uses; transportation uses such as
railroad, motor vehicle, rapid transit and street railway transportation; street and highway rights-of-way; utility rights-of- way; parking; general dispersed recreation; golf courses; and drainage facilities; 

 

	 	1.4.3.3	Navigation Easement: Company hereby grants and conveys to County a perpetual and assignable right-of-way and easement for the free and unobstructed passage of all Aircraft, regardless of the owner or operator of such,
in, through, and across all of the airspace above the Premises (including the Commercial Facilities constructed thereon) subject to such rights, terms, and conditions as contained herein. (For purposes of this instrument, “Aircraft” is
defined as any contrivance now known or hereafter invented, used, or designed for navigation of or flight in the air or space regardless of the form of propulsion which powers said Aircraft in flight.) 

County, its successors in interest and assigns, for the use and benefit of Aircraft owners, operators and the general public, shall have the
continuing right to cause or allow in all of the airspace above the surface of the Premises such noise, fumes, vibrations, dust, fuel, particles and all other effects that may be caused by or result from the operation of Aircraft, whether or not
said Aircraft over fly or intrude into the airspace above the Premises. 
 County reserves unto itself its successors and assigns, for the
use and benefit of Aircraft owners, operators and the general public, a right of flight for the passage of Aircraft in the airspace above the Premises (including the Commercial Facilities constructed thereon), together with the right to cause in
said airspace such noise as may be inherent in the operation of Aircraft, now known or hereafter used, for navigation, of or flight in said airspace, and for use of said airspace for landing at, taking off from or operating at the facilities now
known as, or any future name or common reference that may be promulgated, adopted or referred to, McCarran International Airport, Nellis Air Force Base, North Las Vegas Airport, Overton Airport, Indian Springs Air Force Base, Henderson Executive
Airport, Laughlin/Bullhead Airport, Searchlight Airport, Mesquite Airport, Boulder City Airport, and Jean Airport; or any and all future facility or facilities developed in the Ivanpah Valley, Pahrump Valley, and in the vicinity of the City of
Mesquite (the “Airports”). 

  
 10 

 Company covenants and agrees not to allow any improvement to become constructed on the Premises
which is, will be or has been erected to a height and does extend into the airspace where, upon making application of a FAA form 7460-1 if required, the FAA determines such improvement to be an obstruction and/or hazard to air navigation pursuant to
the rules and regulations of the FAA under Code of Federal Regulations (“CFR”) Title 14, Chapter I, Part 77 (“Part 77”). Should the FAA determine such proposed, erected, or grown improvement to be an obstruction and/or hazard to
air navigation, the improvement is to be removed, demolished, and/or lowered to a height which the FAA determines not to be an obstruction and/or hazard to air navigation and until such compliance is determined by the FAA, Company not be granted a
permit under Clark County Code Chapter 20 and Chapter 30, including but not limited to 20.13 and 30.48 Part B “Airport Airspace Overlay District” as amended; or any similar federal state, or local regulation which may hereinafter he
enacted in total or in part. 
 Company covenants and agrees not to allow any vegetation to be planted or grown on the Premises which is,
will be or has been grown to a height and does extend into the airspace where, upon making application of a FAA form 7460-1 if required, the FAA determines such vegetation to be an obstruction and/or hazard to air navigation pursuant to the rules
and regulations of the FAA under Part 77. Should FAA determine such proposed or grown vegetation to be an obstruction and/or hazard to air navigation, the vegetation is to be removed, trimmed, and/or lowered to a height which the FAA determines not
to be an obstruction and/or hazard to air navigation and until such compliance is determined by the FAA, Company not be granted a permit under Clark County Code Chapter 20 and Chapter 30, including but not limited to 20.13 and 30.48 Part B
“Airport Airspace Overlay District” as amended; or any similar federal state, or local regulation which may hereinafter be enacted in total or in part. 

Company shall, prior to: 1) construction of any applicable improvement; 2) planting any applicable vegetation; or 3) at such time as any
vegetation is grown to a height on the Premises that meets or exceeds the notification requirements of Part 77; file notice with the FAA in accordance with the requirements of Part 77 as applied to the Airports via FAA form 7460-1, as amended, or
any similar regulations which may hereinafter be enacted and, where required by the Clark County Code, receive either a Director’s Permit from the Department of Aviation or a Director’s
Permit Variance from County’s Airport Hazard Area Board of Adjustment. 

  
 11 

 Company, in addition to all rights, terms, and conditions contained herein, expressly
acknowledges and consents to the right of Aircraft flight set forth in Title 49 United States Code (“USC”) §40102(a)(30), 49 USC §40103(a)(2), Title 14 CFR, Chapter I, Part 91, Part 101, and Part 103 as amended, including but not
limited to 14 CFR Part 91.119, or any similar statute or regulation which may hereinafter be enacted in total or in part; and Nevada Revised Statute (“NRS”) Chapters, including but not limited to, NRS 493.030, HRS 493.040 and NRS 493.050,
as amended, or any similar regulation or statute which may hereinafter be enacted in total or in part; as may be undertaken by Aircraft arriving to or departing from the Airports. 

 

	 	1.4.3.4	Waiver Company, its successors, assigns, licensees, invitees, and tenants, hereby waive, remise, and release any right, claim, or cause of action which they may now have or may have in the future against County, and its
officers and employees, or operators or users, and their officers, directors, employees, and agents, of the above described Airports, for losses or psychological or physical effects on account of or arising out of noise, vibrations, fumes, dust,
fuel, particles and all other effects that may be caused or may have been caused by the operation of Aircraft landing at, taking off from, or operating at or on the Airports, or in or near the airspace above the Premises. Company, its successors,
assigns, licensees, invitees, and tenants specifically waives any and all claims, including a claim that the easement is burdened by increases in noise, fumes, vibrations, dust, fuel, particles, or any other effects that may be caused by or result
from the operation of Aircraft; changes in the type or frequency of Aircraft operations, the airport layout, or flight patterns; or increases in nighttime operations. 

Further, Company, its successors, assigns, licensees, invitees, and tenants, hereby waive, remise, and release any right, claim, or cause of
action as to use and/or regulation of all airspace more than fifty (50) feet above the finished grade of the Premises, except as may be granted by County. 

This Grant of Easement and Waiver does not require the removal of an improvement or vegetation in the condition existing on the Premises at
the time this Grant of Easement and Waiver is conveyed. 
 Company expressly agrees for itself, its successors and assigns, to: 

 

	 	(a)	 Submit to County plans showing exterior building finishes, including but not limited to glass surfaces and
exterior lighting, which potentially may make it difficult for aircraft pilots to distinguish between airport lights and other lights; produce glare or reflection which would impair aircraft pilots landing or taking off at the Airport, impair
visibility in the vicinity of the Airport, or otherwise endanger the landing, take off, of maneuvering of aircraft; and shall not install the same without receiving a 

  
 12 

	 	
Director’s Permit from the Department of Aviation or a variance from County’s Airport Height Hazard Board of Adjustment. Company shall not use, permit, or suffer the use of the Premises
in such manner as to create electrical interference with radio communication to or from any aircraft or between any airport installation or navigational aid (NAVAID) and any aircraft. 

 

	 	(b)	Not authorize the construction of any facility or improvement on the Premises, which attracts or results in the concentration, of birds or other wildlife which would interfere with the safe operation of aircraft in
flight. 

  

	 	(c)	Use construction practices and materials to achieve an exterior to interior noise level reduction sufficient to achieve a maximum 40 decibel Day-Night Level (DNL 40 dB) interior noise level in any permanent structures,
based on aircraft noise contours shown on the McCarran International Airport Environs Overlay District Map, prepared by the Department of Aviation and dated April 16, 1998, or on a subsequent version of said map(s) as may be updated from time
to time by the Department of Aviation (Airport Environs Map). Land, buildings, and structures shall be deemed to be impacted by the specific noise contours that cross them as shown on the Airport Environs Maps. Where a building is or would be
impacted by one or more noise contours, the entire building shall be considered to be within the most restrictive noise contour. 

  

	1.5	STANDARDS OF OPERATION 

  

	 	1.5.1	Company will develop and cause to be constructed Commercial Facilities in accordance with plans and specifications prepared by Company and approved by CDR in order to provide a first-class commercial facility operation
for use by its Sublessees or Tenants. 

  

	 	1.5.2	Company may enter into a standard form Sublease (attached as Exhibit “F” hereto and made a part hereof), which has been approved by CDR, with Sublessees or Tenants. With CDR’s approval, an entirely new
form of standard form Sublease may be adopted for use by Company from time to time. 

  

	 	1.5.2.1	Consistent with Section 2.2.1.4 below, Company must obtain the written approval of CDR for any materially adverse change to the standard form Sublease. 

 

	 	1.5.2.2	All Subleases must be for those uses permitted in Section 1.4 (entitled USE OF PREMISES) above, and must incorporate by reference all applicable provisions of this Agreement (as reasonably determined by Company) to
ensure every Sublessee’s operations and conduct are in compliance with such applicable provisions of this Agreement. 

  
 13 

	 	1.5.3	Company will provide County with a copy of any rules, regulations or other standards of operation, developed by Company and distributed to Sublessees and Tenants. 

 

	1.6	BUDGET APPROVAL 

  

	 	1.6.1	A written budget for each calendar year during the term of this Agreement will be prepared for all expenses related to the use, maintenance and operation of the Premises, including, without limitation, maintenance,
operation, administration, leasing and other fees and expenses of nature as follows: 

  

	 	1.6.1.1	On or within thirty (30) days following substantial completion of the Commercial Facilities, Company and CDR will agree upon an initial budget to cover the period from the Effective Date until December 31 of
the year in which the Effective Date falls. 

  

	 	1.6.1.2	By October 15, annually, Company will prepare and submit a written budget for the following calendar year to CDR. 

  

	 	1.6.1.3	Within fourteen (14) days of receipt of the proposed budget, CDR will review and approve or disapprove the proposed budget submitted by Company. 

 

	 	1.6.1.3.1	If disapproved on reasonable grounds, CDR will inform Company in writing of its disapproval, describing the disapproved provisions of the proposed budget, and requesting further clarification of the budget elements.
Company will respond within fourteen (14) days with verification of the budget elements or with a modified written budget, which is reasonably satisfactory to CDR. The Participating Parties agree to negotiate in good faith to resolve any
conflicting issues that may arise. If CDR fails to timely respond, the proposed budget will be deemed approved and will become an Approved Budget. 

  

	 	1.6.1.3.2	If, however, the Participating Parties cannot agree upon the elements contained in the proposed budget or if, during the term of the following year, the parties cannot agree upon the interpretation of the intent of the
Approved Budget, a neutral third party wall be selected by CDR to arbitrate the disputed terms. 

  
 14 

	 	1.6.1.3.2.1	If, however, Company does not accept the neutral third party selected by CDR, Company will be allowed to select a second neutral party. The two selected parties will then select a third neutral party and the three
together will arbitrate the disputed terms. County agrees that Company may operate under the prior year Approved Budget until the dispute is resolved. All neutral parties shall have at least five (5) years experience in commercial real estate
matters and must be attorney(s) certified by the Nevada Court Annexed Arbitration Program. 

  

	 	1.6.1.3.2.2	CDR and Company agree to be bound by the decisions reached by the selected arbitrator. The Participating Parties will cause the arbitrator to make a determination within fourteen (14) days following submittal.

  

	 	1.6.1.3.2.3	The Participating Parties agree that each party will bear its own costs and expenses incurred for attorney’s fees, preparation and presentation costs for the arbitration process. The Participating Parties will
share the cost of any third arbitrator. 

  

	 	1.6.1.4	The agreed upon budget will be deemed the Approved Budget for the applicable calendar year. Until a budget has been approved, the prior year’s budget will be used. 

 

	 	1.6.2	Company will be entitled to expend funds in accordance with the Approved Budget during the applicable calendar year. In the event Company is over-budget on a particular line item, Company may reallocate excess funds
from one line item to another line item, except that any salary line item reallocations must be approved by CDR. Any expenses not covered by the Approved Budget are subject to the reasonable written approval of CDR. In the event of emergency,
Company may immediately take action necessary to complete repair and any expenses incurred by Company will be shared in accordance with the provisions of Section 1.7 (entitled RENTALS AND FEES) below. 

 

	1.7	RENTALS AND FEES 

 Rentals and fees for the operation of the Commercial Facilities will
be as follows: 
  

	 	1.7.1	As soon as practicable following the Approval Date, Company, at its election, will obtain financing for the Commercial Facilities in accordance with the terms and conditions of Section 2.19 (entitled FINANCING) of
this Agreement. Rentals and fees will be subject to such financing and completion of the Commercial Facilities as follows: 

  

	 	1.7.1.1	The Participating Parties acknowledge that Company may be required to make an equity contribution to fund the difference between total Project Costs and the amount of financing obtained by Company. 

  
 15 

	 	1.7.1.2	Following completion of the Commercial Facilities and once the Net Revenue from the Commercial Facilities is available, such Net Revenue will be applied to Company’s equity contribution, if applicable, until such
time as the amount is repaid in full together with interest at the rate of eleven percent (11%) per annum. Company will furnish documentation satisfactory to CDR showing the Total Revenues received from the Commercial Facilities and the
payments applied to the equity contribution amount. Company shall not finance more than thirty percent (30%) of Pro Forma Development Costs with its equity. Notwithstanding the prior sentence to the contrary, if, following Company’s
reasonable efforts to obtain loans requiring not more than thirty percent (30%) equity, Company is unable to obtain such loans (on reasonable and customary terms), then, Company will be allowed to increase its equity contribution to such
amounts required by its Lenders. Except as otherwise agreed by County, any amount in excess of thirty percent (30%) that is self-financed will be repaid with interest at a rate equal to the applicable loan rate (whether constriction or
permanent loan) plus one hundred fifty (150) basis points per annum, not to exceed eleven percent (11%) per annum. 

  

	 	1.7.1.3	The Participating Parties will acknowledge the date the equity contribution is paid in full by written notice from Company and acknowledgment by CDR. 

 

	 	1.7.1.4	In the event of default by Company and the subsequent foreclosure and sale of the leasehold interest to an Assignee as provided in Section 2.19 (entitled FINANCING) below, and assuming County declines the right to
assume the Loan (as provided in Section 2.19 below), the above defined rentals wall be abated as described in Section 2.19.9.11.2 below. Following satisfaction of the Loan obligation owed to an Assignee of Lender, payment to County of the
rentals and fees as described in this Section 1.7 will resume. 

  

	 	1.7.1.5	Any additional capital required to be contributed for operation of the Property, following completion of construction of the Initial Improvements shall be contributed by Company, as an additional equity contribution;
provided such capital is required to pay obligations arising under either an Approved Budget or a Sublease, or reasonably required to remedy an unforeseen situation. Any such equity contribution shall be repaid as described in Section 1.7.1.2
above. 

  
 16 

	 	1.7.1.6	Company recognizes that the Premises are within the boundary of the Cooperative Management Area and that this Agreement is subject to the provisions of the SNPLMA, and that County is required by the SNPLMA to receive
“fair market value” for all leases on land within the Cooperative Management Area. The Parties agree and acknowledge that they have negotiated this Agreement to be a fair market lease. If it is determined by a court of competent
jurisdiction that any of the terms and conditions of this Agreement violate the SNPLMA, then Company agrees to renegotiate in good faith the applicable terms of this Agreement with County, consistent with the provisions of Section 4.6 below.

  

	 	1.7.2	Upon the date Company’s and County’s equity contributions (if applicable) are paid in full, with interest, as described in Section 1.7.1.2 above, the rental for the Premises will consist of County’s
share of Net Revenue, as defined in Section 1.1.22 of this Agreement, calculated as follows: 

 Total Revenue 

Less: Debt Service 

Actual expenses authorized in the Approved Budget or other Project Costs approved by CDR, including a reasonable reserve for
maintenance and operations or any reserve required by any Lender under any approved financing 
 Capital Improvement
Expenditures and approved reserves 
 Management Fees 

Equals: Net Revenue (available cash) 

Distribution: 50% to County 

50% to Company 
  

	 	1.7.3	On or before the twenty-fifth (25th) of each month, Company will submit a statement depicting Total Revenue received for the preceding month and allowable deductions for the Net Revalue calculation. A check for
County’s fifty percent (50%) share of Net Revenue will be submitted with such report. 

  

	 	1.7.4	Company will make all payments by check made payable to the Clark County Department of Aviation and deliver or mail said payments to the Clark County Department of Aviation, McCarran International Airport, P.O. Bor
11005, Las Vegas, NV 89111-1005 or to such other place as County may direct Company in writing. 

  

	 	1.7.5	 In the event any required payment is not made by Company to County as required and remains unpaid for a period of
thirty (30) days or more, County will be entitled to, and Company will pay to County, interest at the rate of eleven percent 

  
 17 

	 	
(11%) per annum on all amounts unpaid and which remain unpaid thirty (30) days past the due date. However, the County will not be prevented from terminating this Agreement for default of
payments of rents, fees, or charges or from enforcing any other provisions contained herein or implied by law. 

  

	 	1.7.6	On or prior to April 30, annually, during the term of this Agreement or any extension thereof and within ninety (90) days after the expiration of the term of this Agreement, Company will provide County with a
statement showing the entire preceding year’s business operations, including revenue and expenses, which will be prepared in accordance with sound accounting principles. Such statement is to be prepared by Company’s Certified Public
Accountant and contain a written opinion as to whether the gross revenues and distribution of Net Revenue has been made in accordance with the provisions of this Agreement. Should such statements show that the amount paid during the period of review
was less than that which was due, Company will immediately remit the additional amount to County. Should such statement show that Company paid County more than was due, after review and verification by CDR a credit will be issued to be applied
against future Net Revenue, except that if such should be the case at the end of the last month of this Agreement, County will refund the overpayment to Company. 

  

	 	1.7.7	Subject to the extension rights set forth in Section 1.10.3.1 below, if the Initial Improvements are not completed by the first day of the twenty-fifth
(25th) month following the Approval Date, then Company will pay flat ground rent equal to the then fair market ground rent for unimproved real estate which is: (a) subject to the same
rights and interests encumbering the Premises, and (b) at this location. Such payment of flat ground rent shall continue only until the completion of the Initial Improvements. 

 

	1.8.	RECORDS AND AUDIT 

  

	 	1.8.1	Within forty-eight (48) hours of request by County, Company agrees to provide at a location in the metropolitan area of Las Vegas, Nevada, accurate books, records, and accounts of all revenues received from
Company’s business authorized under this Agreement. Company further agrees to make such books, records and accounts available at any time, Monday through Friday, 9:00 AM to 5:00 PM for the inspection of CDR, or such agents, employees or
accountants as he/she may designate for at least a six (6) year period following the end of each annual period of this Agreement. In the event that County detects error(s) in fees in favor of County by a greater margin of one percent
(1%) during such inspection, the cost of the inspection shall be borne by Company. 

  

	 	1.8.2	 County will, at any time, have the right to cause an audit of the business of Company to be made by a Certified
Public Accountant of County’s selection and if the financial statements previously made to County by Company will be found to be intentionally understated in any respect or to be understated (either intentionally or unintentionally) by a
greater margin of one percent (1%) of 

  
 18 

	 	
Company’s Total Revenue for the period of review, then Company will immediately pay to County the reasonable cost of such audit, as well as the additional payments shown to be payable to
County by Company. Otherwise, the cost of the audit will be paid by County. 

  

	1.9	IMPROVEMENTS, MAINTENANCE AND REPAIR BY COUNTY 

  

	 	1.9.1	County has no direct responsibility or obligation for any maintenance, repair or replacement of the leased Premises or improvements. 

 

	 	1.9.2	In connection with the Commercial Facilities, at any time and from time to time during the term of this Agreement County agrees to, upon the written request of Company, assist Company in delivering such instruments as
maybe appropriate, necessary, required or desired by Company for the purpose of (a) the grant or dedication of any easement, right of way or other property right to any public entity or service corporation or for the development of the
Premises, so long as such grant or dedication does not substantially impair the value of the County’s fee interest in the real property underlying the Premises, or (b) the application to any governmental authority for, or the obtaining of,
approvals, consents, zoning changes, conditional uses, variances, subdivision maps or the like, in each instance for the purpose of providing adequate utility services to the Premises or of permitting Company to construct the Commercial Facilities
on the Premises or make any alteration or addition to the Commercial Facilities, or (c) obtaining institutional construction and permanent financing, including such Estoppel Certificates, Subordination Agreements, and/or Non-Disturbance and
Attornment Agreements, in customary form, as may be reasonably required by such Lenders. 

  

	1.10	IMPROVEMENTS, MAINTENANCE AND REPAIR BY COMPANY 

  

	 	1.10.1	In the operations of Company’s activities within the Premises, Company will design, develop, construct, manage and maintain and repair the following: 

 

	 	1.10.1.1	All leasehold improvements, including but not limited to grading, fencing, paving, lighting, roadways, parking lots, drainage, structures, all applicable permits, zoning requirements as required by Company for the
operation of the Commercial Facilities in the conduct of the business as authorized by Section 1.4 (entitled USE OF PREMISES) of this Agreement. Notwithstanding the assumption of any of these responsibilities by a Sublessee, Company shall
remain responsible to ensure all leasehold improvements are completed in accordance with this Agreement. 

  

	 	1.10.2	Commencement of construction of the Initial Improvements will be as soon as all approvals are obtained following the Approval Date of this Agreement. 

  
 19 

	 	1.10.2.1	If Company has not commenced construction by the nineteenth (19th) month after the Approval Date, it will be a material breach of this Agreement and County will
have the right of termination as defined in Section 2.15 (entitled TERMINATION BY COUNTY) of this Agreement. County agrees to give Company ninety (90) days prior written notice before executing its right to terminate this Agreement County
agrees not to exercise its right to terminate until any Lender has been given its rights to cure or foreclose on Company as provided in Section 2.19 (entitled FINANCING) of this Agreement. 

 

	 	1.10.3	Subject to Section 1.10.3.1 below, the date of completion of the Initial Improvements will be on or before the first (1st) day of the twenty-fifth (25th) month following the Approval Date. 

  

	 	1.10.3.1	In the event the Initial Improvements are not completed within such twenty-four (24) months due to circumstances beyond the control of Company, County, through its CDR, may extend the completion of the Initial
Improvements deadline for a period not to exceed six (6) months. In no event, however, will the extension period be longer than the commensurate time affected by the circumstances beyond the control of Company. 

 

	 	1.10.3.2	Should the deadline for completion of the Initial Improvements not be extended as provided above or if the Initial Improvements are not completed by the time fame allowed in such extension, County may declare this
failure to perform a material breach of this Agreement and County will have the right to terminate set forth in Section 2.15 (entitled TERMINATION BY COUNTY) or this Agreement. County agrees to give Company ninety (90) days prior written
notice before executing its right to terminate this Agreement. County agrees not to exercise its right to terminate until any Lender has been given its rights to cure or foreclose on Company as provided in Section 2.19 (entitled FINANCING)
below. 

  

	 	1.10.3.3	If, at the end of such twenty-four (24) months (as such period may be extended as provided above), Company has not completed the Initial Improvements proposed for the Premises, then Company forfeits any rights to
lease and develop the remaining undeveloped portion of the Premises (the “Undeveloped Portion”). Upon ninety (90) days written notice to Company of its intent, County will have the right to enter and occupy the Undeveloped Portion.
County agrees not to exercise this right until any Lender has been given its rights to cure Company’s default under this Agreement or foreclose its mortgage or deed of trust, as provided in Section 2-19 (entitled FINANCING) of this
Agreement. A modified Exhibit “D,” excluding the Undeveloped Portion, will then be prepared by Airport Engineering and verified by an exchange of correspondence. Such modified Exhibit “D” will be attached hereto and made a part
hereof in replacement of the current Exhibit “D” to this Agreement. 

  
 20 

	 	1.10.4	Company will construct and install the following, each of which will be considered a Project Cost. 

  

	 	1.10.4.1	Underground utility lines and connections. Company’s expense will include all connection fees or all other fees. 

  

	 	1.10.4.2	All leasehold improvements including, but not limited to, grading, fencing, paving, lighting, roadways, parking lots, drainage and structures which are required by Company in its conduct of business as authorized under
Section 1.4 (entitled USE OF PREMISES) below. 

  

	 	1.10.5	Maintenance is understood and agreed to include all janitorial services and requirements and daily routine Premises cleanup, and all dust mitigation requirements. 

 

	 	1.10.6	All improvements or alterations by Company will be in accordance with the Clark County Code, the Airport’s Rules and Regulations and the Airport’s Operating Directives, and all other applicable governmental
rules and regulations. The shell drawings for the Initial Improvements are also subject to the prior written approval of CDR. In the event of a default hereunder by Company, Company will provide County copies of all the following documents which are
in Company’s possession: as-built drawings of all improvements, along with a certification of construction costs for all permanent improvements. 

  

	 	1.10.7	During the term or any extension of this Agreement, Company may, as a Project Cost with prior written approval of CDR, add to or alter the Initial Improvements at any time subject to all conditions set forth in
Section 1.10.3 above. Any such addition or alteration will be performed in a workmanlike manner in accordance with all applicable governmental regulations and requirements and will not weaken or impair the structural strength or reduce the
value of the Premises or improvements thereon. 

  

	 	1.10.8	Company will be responsible as a Maintenance and Operation expense for the removal and disposal of garbage, debris, contaminants and any other waste material (whether solid or liquid) arising out of its occupancy of the
leased Premises or out of its operation. Such removal will conform with all governmental requirements and regulations as more fully described hereinafter in Section 3.22 (entitled ENVIRONMENTAL POLICY) below. 

 

	 	1.10.9	Should Company fail to perform its maintenance and repair responsibilities, County may, but is not obligated to, provide maintenance and make repairs thereon and thereto, upon thirty (30) days prior written notice
of its intent to do so; except in case of emergency for which no notice is necessary. Company shall reimburse County for any such reasonable amounts as billed, plus a ten percent (10%) administrative fee. Company may then charge such costs to
the project as a maintenance expense. 

  
 21 

	 	1.10.10	In addition to this Agreement, County may enter into other ground lease agreements on substantially similar terms with affiliates of Company (the “Company Affiliates”) for the development of other real
property owned or controlled by County on or in the vicinity of the Airport (the “Related Lease Agreements”). Notwithstanding any language to the contrary contained in this Agreement, Company may, with CDR’s prior written consent,
alter the boundary lines of the Premises under this Agreement, and under the Related Lease Agreements, and reorder the sequence and timing of the commencement of construction of the Commercial Facilities under this Agreement and under the Related
Lease Agreements; provided, however, that in no event shall such altering and/or reordering excuse Company or any of the Company Affiliates from fulfilling their obligations under this Agreement or under the Related Lease Agreements

  

	1.11	CONSTRUCTION STANDARDS, RULES AND REGULATIONS 

 All Initial Improvements by Company will
be subject to the McCarran International Airport Tenant Improvement Manual and other Airport Rules and Regulations and Operating Directives. Design and construction specifications and documents must be reviewed and approved by the Department of
Aviation’s Construction/Engineering Division prior to commencement of construction of the Initial Improvements. 
 Further, design and
construction specifications and documents must be reviewed by County Department of Building and Zoning prior to the issuance of a building permit and will be subject to any statute, ordinance, rule or regulation of any other applicable governmental
agency, department or authority whether Federal, State or local. 
  

	1.12	APPROVALS TO BE REASONABLY GIVEN 

 It is understood and agreed that all provisions of
this Agreement which require approval by or the consent of the County or CDR, except those that are specifically noted as “sole” discretion (which still require responses in a timely manner), will receive timely response and such approvals
or consents will not be unreasonably withheld, conditioned or delayed. 
 ARTICLE II 

 

	2.1	ASSIGNMENT 

  

	 	2.1.1	 Company will not assign its rights or duties hereunder or any estate created hereunder, in whole or in part,
except with the prior written consent of County. Ground Lessor agrees to provide such consent if the proposed Assignee presented is a “proper and fit” person or entity, which means one having (1) demonstrated experience in the
management of comparable commercial real estate properties (i.e., at least five (5) years of such management experience or a contractual relationship with a manager with such minimum experience); and (2) financial resources sufficient, in
County’s reasonable business judgment, to be financially secure to perform Company’s obligations hereunder (i.e., having a net worth of at 

  
 22 

	 	
least Two Million Dollars ($2,000,000) as increased annually according to the percentage increase during the preceding year in the Consumer Price index for all urban wage earners and clerical
workers [CPI-W] U.S. average all items prepared’ by the Bureau of Labor Statistics of the United States Department of Labor, with such increase not to exceed four percent (4%)). Further, any such assignment will be specifically subject to all
provisions of this Agreement. Except as provided below in this Section 2.1.1, any assignment by Company without County’s consent is void. Notwithstanding the above, if the proposed Assignee is an institutional investor having a net worth
of at least Twenty Million Dollars ($20,000,000) or an entity owned or controlled, directly or indirectly, by such an institutional investor, no prior written consent of Ground Lessor is required, but Ground Lessor shall he provided written notice
of any such assignment within thirty (30) days following its effective date. 

  

	 	2.1.1.1	Any voluntary transfer of fifty percent (50%) or more of Company’s equity interest will be deemed an assignment. 

  

	 	2.1.1.2	Before any assignment will become effective, the Assignee will, by written instrument, assume and agree to be bound by the terms and conditions of this Agreement during the remainder of the term thereafter. When seeking
consent to an assignment hereunder, Company will submit a copy of the document or instrument of assignment to County. Any assignment will not release Company from its obligations under this Agreement arising prior to the date of assignment.

  

	 	2.1.1.3	Any transfers by the equity owners of Company or the equity owners of Company to each other or to other related parties for estate planning purposes will not be considered an assignment hereunder. For purposes of this
Section 2.1 (entitled ASSIGNMENT), “related parties’” shall mean, in the case of individuals, any persons related by blood or marriage within the second degree of consanguinity, and in the case of legal entities, entities that
control, are controlled by or are under common control with each other. Company shall notify CDR, in writing, of any such actions. 

  

	2.2	SUBLEASING 

 Company will not sublease, rent to, or permit any persons, firms or
corporations to occupy any part of the leased Premises without having first complied with the following terms and conditions: 
  

	 	2.2.1	Any arrangements must be in the form of a written instrument and must be specifically for purposes and uses of the Premises as authorized under this Agreement and subject to the provisions of this Agreement.

  

	 	2.2.1.1	Consistent with Section 1.5.2 above, all Subleases are to be entered into using the standard form agreement approved by CDR; provided, however, that in the course of negotiating the final terms of a particular
Sublease, Company may make commercially reasonable revisions and modifications to the standard form agreement as required to consummate the transaction, subject to the terms of Section 2.2.1.4 below. 

  
 23 

	 	2.2.1.2	Any arrangements for the leasing of space which are not based on the use of the standard form agreement approved in accordance with Section 1.5.2 above must receive the prior written approval of CDR.

  

	 	2.2.1.3	All license agreements of Company shall be entered into using a standard form of license agreement approved by County; provided, however, that in the course of negotiating the final terms of a particular license
agreement, Company may make commercially reasonable revisions and modifications to the approved form of agreement as required to consummate the transaction, subject to the terms of Section 2.2.1.4 below. 

 

	 	2.2.1.4	CDR must approve any materially adverse change to the standard form of Sublease or license agreement. For purposes of this Section 2.2.1.4, the term “materially adverse change” shall mean any change to
the form of Sublease attached hereto (or the approved form of license agreement) that would amend those provisions (a) dealing with the obligations of a Sublessee (or licensee) to comply with the pertinent provisions of this Agreement, or
(b) which incorporate by reference any of the terms and provisions of this Agreement. 

  

	 	2.2.2	All Subleases and license agreements of Company will be subject to all terms and conditions of this Agreement. 

  

	2.3	ATTORNMENT 

  

	 	2.3.1	In the event Company ceases to be a party to this Agreement and perform its obligations hereunder to County, other than by a transfer of interest and novation approved in writing by County, all Sublessees will recognize
County as the successor to Company, and render performance hereunder to County as if the Sublease were executed directly between County and the Sublessees; provided, however, County agrees that so long as Sublessees are not in default, County agrees
to provide quiet enjoyment to the Sublessees and County agrees to be bound by all of the terms and conditions of such Sublease. County shall execute a separate Subordination, Non-Disturbance and Attornment Agreement if so required by any Sublessee.

  

	 	2.3.2	All Subleases of Company will provide that: 

 If by reason of a default on the part of Company
as lessee in the performance of the terms of the provisions of the underlying Agreement, the underlying Agreement and the leasehold estate of Company as lessee thereunder is terminated by summary proceedings or otherwise in accordance with the terms
of 

  
 24 

 
the underlying Agreement, all Sublessees will attorn to County and recognize County as lessor; provided, however, County agrees that so long as such Sublessees are not in default, County agrees
to provide quiet enjoyment to the Sublessees and to be bound by all the terms and conditions of such Sublease. 
  

	 	2.3.3	In the event this Agreement is terminated for any reason, all Sublessees will be liable to County for their payment of rents and fees. 

 

	2.4	SUCCESSORS AND ASSIGNS 

 All covenants and conditions of this Agreement will extend to
and bind the legal representatives, successors and assigns of the respective parties hereto and all agreements with Assignees will include all provisions contained in this Agreement. 

 

	2.5	CONTROL OF PERSONNEL 

 Company will, in and about the leased Premises, exercise
reasonable control over the conduct, demeanor and appearance of its employees, agents and representatives and the conduct of its contractors and suppliers. Upon objection from CDR to Company concerning the conduct, demeanor or appearance of such
persons, Company will, within a reasonable time, remedy the cause of the objection 
  

	2.6	SIGNS AND/OR WORKS OF ART 

  

	 	2.6.1	Company will not erect, install, operate, nor cause or permit to be erected, installed, or operated upon Airport property (other than the Premises), any .signs or other similar advertising devices for its own business.

  

	 	2.6.2	Any identifying signs erected, installed, operated or attached to the leased Premises will require the prior written approval of CDR, which will not be unreasonably withheld. Such approval may consider and provide
conditions concerning factors including, but not limited to, size, type, content, and method of installation. 

  

	 	2.6.3	Company will not commission, install or display any work of art without the prior written approval of CDR and without a full written waiver by the artist of all rights under the Visual Arts Rights Act of 1990, 17 U.S.C.
Sections 106A and 113. 

  

	2.7	ENTRY AND INSPECTION OF PREMISES 

 County, its authorized officers, employees, agents,
contractors, subcontractors or other representatives will have the right to enter upon the Premises for the following reasons by providing at least two (2) business days prior written notice and while accompanied by a representative of Company
(except in an emergency, in which case County will provide concurrent or reasonable subsequent notice specifying the nature of the emergency and the need for immediate entry). 

  
 25 

	 	2.7.1	To inspect at reasonable intervals during regular business hours (or any time in case of emergency) to determine whether Company has complied and is complying with the terms and conditions of this Agreement.

  

	 	2.7.2	For the purpose of inspecting the Premises and for fulfilling County’s obligations hereunder, provided however, that such entry will be at such times and in such manner as to not unreasonably interfere with the
operations of Company or its Sublessees. County may, however, enter at any time for emergency repairs or maintenance without responsibility to Company for loss of business. 

No such entry by or on behalf of County upon the Premises will cause or constitute a termination of this Agreement nor be deemed to constitute
an interference with the possession thereof nor constitute a revocation of or interference with any of Company’s rights in respect thereof for exclusive use of the leased premises. 

The inspections contemplated by the parties to this Agreement, pursuant to this Section, are for the sole benefit of the parties. No benefit to
any third party is contemplated nor intended. 
  

	2.8	INTENTION OF PARTIES 

 This Agreement is intended solely for the benefit of County and
Company and is not intended to benefit, either directly or indirectly, any third party or member(s) of the public at large, except for those provisions of this Agreement specifically applicable to and for the benefit of a Lender. Any work done or
inspection of the Premises by County is solely for the benefit of County and Company. 
  

	2.9	LIENS 

 Company shall prepare for County, in a manner required by law, a Notice of
Non-Responsibility. Company shall post in a conspicuous location on the Premises a Notice of Non-Responsibility for the benefit of County. Company will cause to be removed any and all liens of any nature including, but not limited to, tax liens and
liens arising out of or because of any construction or installation performed by or on behalf of Company or any of its contractors of subcontractors upon Company’s leased Premises or arising out of or because of the performance of any work or
labor to it or them at the Premises or the furnishing of any materials to it or them for use at the Premises. Should any such lien be made or filed, Company will bond against or discharge the same within thirty (30) days after written request
by CDR. The cost of bonding against or discharging any liens relating to construction or installation of Commercial Facilities shall be a Project Cost. 

Should Company or any Sublessee cause any improvements to the Premises, Company shall cause any contract with any contractor, designer, or
other person providing work, labor, or materials to the Premises to include the following clause: 

  
 26 

 Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their
employees that there is no legal right to file a lien upon County-owned property and will not file a mechanic’s lien or otherwise assert any claim against County’s real estate or any County’s leasehold interest on account of any work
done, labor performed or materials furnished under this contract. Contractor agrees to indemnify, defend and hold the County and Company harmless from any liens filed upon the County’s property and County’s leasehold interest and shall
promptly take all necessary legal action to ensure the removal of any such lien at Contractor’s sole cost. 
  

	2.10	TAXES, LICENSES AND PERMITS 

 Company will promptly, as a Project Cost, pay all taxes,
excises, license fees and permit fees of whatever nature applicable to its operation and lease of Premises hereunder, including any real property taxes. Company shall not be responsible for any of County’s franchise, inheritance, income or
other tax levied on County or County’s right to receive income from the Premises. Company may elect, however, at its own cost and expense to contest any such tax, excise, levy or assessment. Company will keep current municipal, state or local
licenses or permits required for the conduct of its business. 
  

	2.11	INDEMNITY 

 Company agrees to indemnify and hold County forever harmless from and against
all liability, loss, demand, judgments or other expense (including, but not limited to, defense costs, expenses and reasonable attorney fees) imposed upon County by reason of injuries or death of persons (including wrongful death) and damages to
property caused during and because of Company’s use of occupancy of Airport property or the leased Premises or any actions or non-actions of Company, its officers, employees, agents, or other representatives, including movement of vehicles,
provided, however, that such indemnity will not apply as to any negligent act or omission of County, its employees, agents or representatives. 
  

	2.12	INSURANCE AND BONDS 

  

	 	2.12.1	Bonds 

  

	 	2.12.1.1	County shall waive the requirement for Company’s general contractor to furnish Bonds unless County provides reasonable evidence that such general contractor(s) does not possess the financial ability or
experience/reputation to complete the faithful performance of the construction of the tenant improvements or installation of equipment. Otherwise, Company will require its general contractor to furnish Bonds covering the faithful performance of the
construction of the tenant improvements or installation of equipment, payment of all obligations arising thereunder to take effect upon completion of the project, in such, a form and amount as CDR may approve. Bonds may be secured through the
Contractor’s usual sources provided the Surety is authorized and licensed to do business in the State of Nevada. Company will be allowed to name any Lender as an additional obligee under any such bond. 

  
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	 	2.12.1.2	If required by Section 2.12.1.1 above, prior to execution of a construction contract, and not later than ten (10) calendar days after notification of award, Company will require its contractor to furnish the
following Bonds to CDR: 

  

	 	(a)	Labor and Material Payment Bond in the amount of one hundred percent (100%) of the contract price. 

  

	 	(b)	Payment and Performance Bond in the amount of one hundred percent (100%) of the contract price. 

  

	 	(c)	CDR may waive or modify the requirements of this Section 2.12.1 upon written request by Company. 

  

	 	2.12.1.3	The Bonds referred to in Section 2.12.11 and 2.12.1.2 above will be written on the Payment and Performance Bond and Labor and Material Payment Bond forms approved by CDR. 

 

	 	2.12.1.4	Company will require its contractor to require the attorney-in-fact who executes the required Bonds on behalf of the Surety to affix thereto a certified and current copy of his power of attorney. 

 

	 	2.12.1.5	Any Labor and Material Payment Bond, Performance Bond, or Guaranty Bond prepared by a licensed nonresident agent must be countersigned by a resident agent as per the provisions of N.R.S. 680A.300. 

 

	 	2.12.2	Insurance 

  

	 	2.12.2.1	Prior to the commencement of any improvement or equipment installation on or about the Premises, Company will require that its construction contractor procure and maintain insurance for such construction and
installation protecting both Company and County as well as the construction contractor. Such insurance will provide coverage and limits as are determined customary in the industry by CDR and Company Such insurance will include, but is not limited
to: 

  

	 	•	 	General Liability on an “occurrence” basis only 

  

	 	•	 	Automobile Liability 

  

	 	•	 	Builder’s Risk equal to the maximum probable loss covering the project and all materials and equipment, 

  
 28 

	 	2.12.2.2	Company’s (or its Contractor’s) insurance will be primary as respects County and Company, their officers, employees and volunteers acting as agents of County (hereinafter referred to as
“volunteers”). Any other coverage available to County, its officers, employees and volunteers will be excess over the insurance required by the contract and shall not contribute with it. 

 

	 	2.12.2.3	Company will maintain worker’s compensation in the amounts and form as required by the Nevada Industrial Insurance Act and the Nevada Occupational Diseases Act. Certificates evidencing the valid, effective
insurance policies will be provided to and kept on file with CDR. 

  

	 	2.12.2.4	Company will keep insured with responsible insurance underwriters any improvements constructed by it upon and within the leased Premises to the extent of not less than one hundred percent (100%) of such
improvements full insurable value using the all risk form of protection as acceptable to CDR. Company will be responsible for insuring against any rental protection resulting in loss of income or extra expense to Company. 

 

	 	2.12.2.5	Company will obtain and keep in full force and effect a policy(s) of general liability on an “occurrence” basis only and not “claims made.” The coverage must be provided either on ISO Commercial
General Liability form, an ISO Broad Form Comprehensive General Liability form, or equivalent, approved by CDR and Company. Any exceptions to coverage must be fully disclosed on the required Certificate. If other than these forms are submitted as
evidence of compliance, complete copies of such policy forms will be submitted to CDR within ten (10) days after notice to Company. Policies must include, but need not be limited to, coverages for bodily injury, property damage, personal
injury, Broad Form property damage, premises and operations, severability of interest, products and completed operations, contractual and independent contractors, with no exclusions of coverage for liability resulting from the hazards of explosion,
collapse, and underground property damage. 

 Company will maintain limits of no less than one million dollars ($1,000,000)
combined single limit per occurrence for bodily injury (including death), personal injury and property damage. 
  

	 	2.12.2.6	Company will furnish Automobile Liability coverage for claims for damage because of bodily injury or death of any person, or property damage arising out of the ownership, maintenance or use of any motor vehicles whether
owned, hired or non-owned. Company will maintain limits of no less than one million dollars ($1,000,000) combined single limit “per accident” for bodily injury and property damage. 

  
 29 

	 	2.12.2.7	All required insurance coverage as stated in this Section 2.12.2 will be evidenced by a current Certificate(s) of Insurance, County shall have the right from time to time, on not less than ten (10) days
notice, to require Company to increase the amount or type of coverage required to be maintained under this Agreement. Such Certificates will include, but will not be limited to, the following: 

 

	 	2.12.2.7.1	All Certificates for each insurance policy are to be signed by a person authorized by that insurer and licensed by the State of Nevada. 

 

	 	2.12.2.7.2	Each insurance company’s rating as shown, in the latest Best’s Key Rating Guide will be fully disclosed and entered on the required Certificates of Insurance. If the insurance company providing the coverage
has a Best rating of less than A-/VIII, the adequacy of the insurance supplied by Company (or its contractor), including the rating and financial health of each insurance company providing coverage, is subject to the approval by CDR. Such approval
will not be unreasonably withheld. 

  

	 	2.12.2.7.3	Company (or its contactor) will furnish renewal Certificates for the required insurance during the period of coverage required by this Agreement. Company (or its contractor) will furnish renewal Certificates for the
same minimum coverages as required in this Agreement. If such certificate(s) are not provided in a timely manner, CDR may declare Company (or its contractor) in default of its obligation under this paragraph, subject to the cure rights contained in
Sections 2.15.2 and 2.19 below. 

  

	 	2.12.2.7.4	County, its officers, employees and volunteers must be covered as additional insureds with respect to liability arising out of the activities by or on behalf of the named insured in connection with this Agreement. All
property insurance policies will contain a waiver of subrogation clause in favor of Clark County. 

  

	 	2.12.2.7.5	Each insurance policy supplied by Company (or its contractor) must be endorsed to provide that the amount of coverage afforded to County by the terms of this Agreement will not be suspended, voided, canceled or reduced
in coverage or in limits except after thirty (30) days’ prior written notice by mail. 

  

	 	2.12.2.7.6	Any deductible, as it relates to coverage provided under this Agreement, will he fully disclosed on the Certificates of Insurance. Any deductible provided will be reasonable and customary for this type of risk.

  
 30 

	 	2.12.2.7.7	If aggregate limits are imposed on the insurance coverage, then the amounts of such limits must be not less than two million dollars ($2,000,000) per occurrence or per accident. All aggregates must be fully disclosed
and the amount entered on the required certificate of insurance. Company’s insurer must notify CDR of any erosion of the aggregate limits. The “per occurrence” limits of insurance required herein must be maintained in full,
irrespective of any erosion of aggregate. A modification of the aggregation limitation may be permitted if it is deemed necessary and approved by CDR and Company. 

 

	 	2.12.2.8	If Company fails to maintain any of the insurance coverages required herein, then County will have the option to declare Company in breach, subject to the cure rights contained in Sections 2.15.2 and 2.19 below, or CDR
may purchase replacement insurance or pay the premiums that are due on existing policies in order that the required coverages may be maintained. Company is responsible for any expenses paid by County to maintain such insurance and County may collect
the same from Company. 

  

	 	2.12.2.9	The insurance requirements specified herein do not relieve the Company (or its contractor) of its responsibility or limit the amount of its liability to the County or other persons and the Company is encouraged to
purchase such additional insurance as it deems necessary. 

  

	 	2.12.2.10	Company (or its contractor) is responsible for and must remedy all damage or loss to any property, including property of County, caused in whole or in part by Company or its contractor, any subcontractor or anyone
employed, directed or supervised by Company. Company is responsible for initiating, maintaining, and supervising all safety precautions and programs in connection with this Agreement. 

 

	2.13	FIRE PROTECTION 

 From time to time and as often as reasonably required by County,
Company will conduct appropriate tests of any fire extinguishing apparatus located on the Premises. Company or its Sublessees will keep in proper functioning order all fire fighting equipment located on the Premises. 

 

	2.14	DAMAGE AND DESTRUCTION 

 In the event of damage, destruction, or substantial loss which
materially impairs Company’s ability to operate or loss to any improvements constructed upon the Premises, by any cause, which damage, destruction or loss is not capable of being repaired within sixty (60) days, Company will have the
option to terminate this Agreement which option will be exercisable by written notice to County within ninety (90) days after the 

  
 31 

	 	
occurrence of such event. Any such termination by Company shall require the prior written consent of any Lender. In the event Company elects to terminate this Agreement based upon such damage,
destruction, or substantial loss and Company or its employees or agents cause such damage, destruction or substantial loss to occur, Company will be liable for and will pay for all cleanup or demolition of the Premises necessary to make the Premises
ready for repair, replacement, restoration or rebuilding which is not otherwise covered by insurance. In the event Company does not exercise such option, or in the event said damage, destruction or loss is capable of being repaired within sixty
(60) days, then Company will promptly repair, replace, restore or rebuild said improvements. 

  

	2.15	TERMINATION BY COUNTY 

  

	 	2.15.1	Default by Company 

 Company will be considered in default as Lessee under this Agreement in
the event of any one or more of the following occurrences: 
  

	 	2.15.1.1	The liquidation under federal bankruptcy statutes which causes the discontinuance of the fulfillment of any required provision of this Agreement by Company. 

 

	 	2.15.1.2	Company fails to pay the rental charges or other money payments required by this Agreement when the same are due and the continuance of such failure for a period of ten (10) days after written notice thereof from
CDR to Company. 

  

	 	2.15.1.3	Company voluntarily abandons any of the Premises leased or assigned to it or discontinues the conduct and operation of its business at the Premises. 

 

	 	2.15.1.4	Company will be considered in default of this Agreement if Company fails to fulfill any of the other terms, covenants, or conditions set forth in this Agreement if such failure continues for a period of more than thirty
(30) days unless cured as provided below. 

  

	 	2.15.2	Cure Company will be considered in default of this Agreement if Company fails to fulfill any of the terms, covenants, or conditions set forth in this Agreement if such failure continues for a period of more than
thirty (30) days (except failure to pay rental charges as described in 2.15.1.2 above) after delivery by CDR of a written notice of such breach or default, except if the fulfillment of its obligation requires activity over a period of time, and
Company will have commenced in good faith to perform whatever may be required for fulfillment within ten (10) days after receipt of notice and continues such performance without interruption except for causes beyond its control.

  
 32 

	 	2.15.3	Termination For Default By Company 

 Subject to the lender protection provisions of
Section 2.19 (entitled FINANCING) below, if default is made by Company as described in Section 2.15.1 or 2.15.2 hereinabove, and such default is not cured as provided in such sections, County may elect to terminate this Agreement with
thirty (30) days written notice to Company. 
  

	 	2.15.3.1	If County elects to terminate this Agreement, it will in no way prejudice the right of action for rental arrearages owed by Company. 

 

	 	2.15.3.2	In the event of any termination for default by Company, County will have the right to enter upon the Premises and take possession of same. Redelivery and disposal of improvements will be as described in
Section 2.18 (entitled REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT TERMINATION) of this Agreement. 

  

	2.16	TERMINATION BY COMPANY 

  

	 	2.16.1	Default By County 

 County will be considered in default as lessor under this Agreement if
County fails to fulfill any of the terms, covenants or conditions set forth in this Agreement if such failure shall continue for a period of more than thirty (30) days after delivery) by Company of a written notice of such breach or default.

  

	 	2.16.2	Cure 

 County will not, however, be considered in breach of this Agreement if the fulfillment
of its obligation requires activity over a period of time and County has commenced in good faith to perform whatever may be required for fulfillment within ten (10) days after receipt of notice and continues such performance without
interruption except for causes beyond its control. 
  

	 	2.16.3	Termination For Default By County 

 If default is made by County as described in
Section 2.16.1 above, Company may elect to terminate this Agreement with thirty (30) days’ written notice to County. 
  

	 	2.16.3.1	In the event of the termination for default by County, redelivery and disposal of improvements will be as described in Section 2.18 (entitled REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT TERMINATION) of this
Agreement. 

  

	 	2.16.3.2	In the event of any termination for default by County, it will in no way prejudice the right of action for rental arrearages owed by Company. 

 

	 	2.16.3.3	Company reserves the rights to any remedies it may have at law or in equity arising from County’s breach of this Agreement. 

  
 33 

	2.17	WAIVERS AND ACCEPTANCE OF FEES 

  

	 	2.17.1	No waiver of default by either party hereto of any of the terms, covenants or conditions hereof to he performed, kept or observed will be construed to be or act as a waiver of any subsequent default of any of the terms,
covenants, conditions herein contained to be performed, kept and observed. Neither party hereto may waive any provisions regarding Lender’s rights without such Lender’s prior written consent. 

 

	 	2.17.2	No acceptance of fees or other money payments in whole or in part for any period or periods during or after default of any of the terms, conditions or covenants to he performed, kept or observed by Company will be
deemed a waiver on the part of County of its right to terminate this Agreement on account of such default. 

  

	 	2.17.3	Subject to the cure rights contained in Section 2.15.2 above and in Section 2.19 below, no acceptance of fees or other money payments in whole or in part for any period or periods during or after default of
any of the terms, conditions or covenants to be performed, kept or observed by County will be deemed a waiver on the part of Company of its right to terminate this Agreement on account of such default. 

 

	2.18	REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT TERMINATION 

  

	 	2.18.1	Company covenants that at the termination of this Agreement, howsoever caused, it will quit and surrender such leased Premises in good repair and condition, excepting reasonable wear and tear, acts of God, the public
enemy or the action of the elements. 

  

	 	2.18.2	Upon termination of this Agreement howsoever caused, County will require Company to remove from the leased Premises, within thirty (30) days of termination, all equipment, trade fixtures and personal property
belonging to Company. 

 For purposes of this Section 2.18.2, the words “equipment, trade fixtures and personal
property” will include, but not be limited to, signs (electrical or otherwise) used to advertise or identify Company’s business, all equipment used in connection with the conduct of its business whether or not such equipment is attached to
the Premises; any other mechanical device; and all other miscellaneous equipment, furnishings and fixtures installed on or placed on or about the leased Premises and used in connection with Company’s business thereon. 

 

	 	2.18.3	Upon termination of this Agreement, howsoever caused, County will have option to require either of the following by giving written notice prior to the date of termination: 

 

	 	2.18.3.1	Company will, commencing within thirty (30) days following the termination date, remove all or part (as determined by CDR) of the permanent improvements made to or placed upon the Premises by Company. Company
agrees that it will use due diligence in completing the removal as may be required herein. 

  
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	 	2.18.3.2	Company will leave in place all or part, as determined by CDR, of the permanent improvements whereupon title and ownership will pass from Company and vest in County without any further consideration required from
County. Company agrees that it will immediately provide any transfers of title to County as may be required. 

  

	 	2.18.3.3	If no written notice is received by Company from County prior to termination of this Agreement pursuant to this Section 2.18.3, Section 2.18.3.2 above will apply. 

For purposes of this Section 2.18.3, the words “permanent improvements” means all property of Company upon the Premises which
will include, but not be limited to, paving, buildings, structures and related appurtenances, wall coverings, carpeting, draperies and light fixtures. 
  

	2.19	FINANCING 

  

	 	2.19.1	Notwithstanding anything to the contrary contained in this Agreement, Company will have the right at any time during the term hereof to execute and deliver to any or all of its Lenders any documents which will operate
as collateral security for any Loan or Loans made, even if such document or documents result in a form or type of conveyance or assignment of the leasehold interest demised hereunder. It is hereby agreed that Company or any such Lender(s) will have
the right to immediately record such document or document(s) with an appropriate public official or officials. Company agrees that copies of all such documents of conveyance or assignment as contained in this Section 2.19 will be provided to
CDR forthwith. Any financing arrangement which hypothecates any interest of Company in or under this Agreement or any conveyance or assignment to be made by Company of any interest in or under this Agreement must have the prior written approval of
CDR which consent shall not be unreasonably withheld, or delayed. Notwithstanding the foregoing, Company will have the right to refinance the outstanding principal balance of any previously approved Loan with any institutional lender at prevailing
market interest rates without County’s consent, provided, in the case of an existing term loan, such refinancing does not exceed the remaining original amortization period of the previously approved Loan. Such approval or consent of the initial
or subsequent assignments to a Lender or purchaser will be in accordance with Section 2.1 (entitled ASSIGNMENT) of this Agreement. Any Lender which will succeed to Company’s interest hereunder will so succeed subject to all the terms and
conditions of this Agreement. 

  

	 	2.19.2	 County will deliver to any such Lender written notice of any default of Company under the terms of this Agreement
and said notice will specify the nature of the default. Before terminating this Agreement, County will allow such Lender to cure or commence to cure any default of Company in accordance with Sections 2.15.2

  
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above and this Section 2.19. The time period to cure any default of Company will commence when said notice is delivered to Lender. Lender and any person designated by Lender shall have and
are hereby granted the right to enter upon the Premises at any time and from time to time for the purpose of taking any cure action as described herein. In the event Company fails to timely cure a default after receipt of written notice and
expiration of any applicable cure period, County agrees to provide any Lender with a second written notice and provide such Lender with an additional thirty (30) day cure period. County will not have the right to exercise any remedies under
this Agreement so long as Lender is diligently prosecuting to complete a cure of any default. If such default is of a nature which is incapable of being cured by Lender, County agrees not to exercise its remedies arising from such default if
(a) Lender notifies County in writing within such thirty (30) day cure period that Lender intends to foreclose its mortgage and Lender commences and diligently pursues such foreclosure; and (b) Lender makes all payments due by Company
under this Agreement through the date of foreclosure, to the extent the amount of such payments can be ascertained by Lender. 

  

	 	2.19.3	Any default by Company in the payment of money as required under the terms of this Agreement may be cured by Lender in accordance with the terms of Sections 2.15.2 of this Agreement (and subject to the notification and
cure provisions of this Section 2.19), and County will accept any such payment or cure from such Lender during the term of Lender’s Loan to Company. 

  

	 	2.19.3.1	Should Company default under the terms of this Agreement and should the default be such that it cannot be cured by the payment of money, County will accept payments of rent from such Lender and this Agreement will not
terminate, but will remain in full force and effect, pending Lender’s cure of such default within the time periods described herein or resort to foreclosure or sale proceedings under its deed of trust or other security instruments.

  

	 	2.19.4	Notwithstanding the provisions of Section 2.19.3.1 above, should Company default under the terms of this Agreement and should the default be such that it cannot be cured by the payment of money and the default (in
the sole judgment of County’s Designated Representative) affects the security or safety of the Premises and if Company’s Lender does not wish this Agreement to terminate, then upon written notice from County such Lender will have the
option to cure immediately or to commence to cure the default in accordance with Section 2.15.2 of this Agreement. However, if the nature of the default requires action before the cure time specified in Section 2.15.2 above, the
County’s Designated Representative may elect to cure the default. County will then present for payment to Company and Lender a detailed and itemized invoice of County’s reasonable expenses incurred in curing the default. 

  
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	 	2.19.5	Subject to the rights of a Lender as otherwise set forth in this Section 2.19 (including, without limitation, those contained in Section 2.19.13 below), and notwithstanding any other provisions of this
Agreement, provided that either Ground Lessee or Lender pays the full amount of the invoice described in Section 2.19.4 above within thirty (30) days following receipt, this Agreement will not terminate sooner than one (1) year from
the date of County’s notice of default to Company and Lender, pending such Lender’s resort to any foreclosure or sale proceedings under its deed of trust or other security instrument. 

 

	 	2.19.6	If any default has been cured by a Lender or Assignee, County agrees that upon completion of any foreclosure proceedings of sale under the deed of trust or other security securing the Loan, or upon delivery of a deed in
lieu of foreclosure, Lender or Assignee at such sale or any heir, successor, or Assignee subsequent to such sale will be recognized by County as the lessee under the terms of this Agreement for all purposes for the remaining terms hereof, subject to
County’s approval of such Assignee, to the extent such approval is required in Section 2.19.11.1 below. The leasehold interest of Lender or such Assignee will not be adversely affected or terminated by reason of any non-monetary default
occurring prior to the completion of such proceedings or sale, provided such default has been promptly remedied, or if such default requires possession to cure, provided such Lender promptly commences to cure upon taking possession of the Premises.

  

	 	2.19.7	Such Lender will not become personally liable under the terms and obligations of this Agreement unless and until it assumes the obligations and is recognized by County as lessee under this Agreement and will be liable
only so long as such Lender maintains ownership of the leasehold interest or estate and recourse to such Lender shall be limited solely to Leader’s interest in the Premises. 

 

	 	2.19.8	Within thirty (30) days after a written request by Company or any Lender (but not more than once in any calendar year, except in case of a proposed financing or refinancing), County, through its Designated
Representative, will execute, acknowledge and deliver to Company or such person or entity as Company designates, a certificate stating: 

  

	 	(a)	that this Agreement is the only agreement between County and Company concerning the leased Premises and is unmodified and in full force and effect in accordance with the terms (or if there have been modifications, that
this Agreement is in force and effect as modified, and identifying the modification agreements, or if this Agreement is not in full force and effect, that it is not); 

 

	 	(b)	the commencement and expiration dates of this Agreement and the date to which rental has been paid to County under this Agreement; 

  

	 	(c)	whether or not there is an existing default by Company in the payment of rental or any other sum of money under this Agreement, and whether or not there is any other existing default by either party under this Agreement
with respect to which a notice of default has been served, and if there is such a default specifying its nature and extent; 

  
 37 

	 	(d)	whether or not there are any set-offs, defenses or counterclaims against enforcement of the obligations to be performed by County under this Agreement; and 

 

	 	(e)	such other information that a Lender or Assignee may reasonably require. 

  

	 	2.19.9	The bankruptcy or insolvency of Company will not operate or permit County to terminate this Agreement as long as all rent or other monetary payments required to be paid by Company continue and other required obligations
are performed in accordance with the terms of this Agreement. In the event that County or Company terminates this Agreement, whether as a result of the rejection of this Agreement pursuant to the federal Bankruptcy Code or otherwise, then, provided
that Lender has cured any monetary defaults under this Agreement, and provided further that County has not elected to assume any approved financing, as provided in Section 2.19.11 below, Lender shall have the right within thirty (30) days
after termination of this Agreement to request and County shall execute a new lease covering the Premises for the remaining term under same terms and conditions as set forth herein. 

 

	 	2.19.9.1	The rejection of this Agreement by a trustee-in-bankruptcy of any ground lessor shall not affect or impair the lien of any mortgage or deed of trust in favor of Lender or Lender’s rights with respect to this
Agreement. In addition to the leasehold estate created hereunder in favor of Company and all other interest specified in any mortgage or deed of trust in favor of Lender, the lien of such mortgage or deed of trust shall attach to, and shall encumber
Company’s right to use and possession of the Premises if a trustee-in-bankruptcy of Ground Lessor rejects this Agreement. This Agreement shall not be treated as terminated by reason of Ground Lessor’s rejection of this Agreement pursuant
to Subsection 365(h)(1) of the federal Bankruptcy Code without Lender’s prior written consent, and any such purported termination without Lender’s prior written consent shall be null and void and of no force and effect. 

 

	 	2.19.10	To the extent any of the terms of this Agreement are inconsistent with the terms of this Section 2.19, this Section 2.19 will control. 

 

	 	2.19.11	Any uncured material default by Company under any approved financing will be deemed a default under this Agreement. Such default, however, will be deemed and treated by County as a default not curable by Lender in
accordance with Section 2.19.2 of this Agreement. In the event of any default by Company under any approved financing, the County reserves the right to assume the financing obligation of Company to Lender before Lender resorts to any
foreclosure or sale proceedings under its deed of trust or other security instrument. 

  
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	 	2.19.11.1	Following any foreclosure, deed in lieu of foreclosure, or other transfer in full or partial satisfaction of Lender’s Loan (a “Foreclosure Transfer”), County shall recognize Lender or any Lender Affiliate
(defined below) designated by Lender as an Assignee (“Permitted Assignee”). Such Permitted Assignee shall be the ground lessee under this Agreement without further consent or approval by County. In the event of a proposed assignment to an
Assignee other than a Permitted Assignee, whether in connection with a Foreclosure Transfer or any subsequent assignment of the leasehold interest evidenced by this Agreement made by Lender or its Permitted Assignee (who shall have obtained such
interest through a Foreclosure Transfer), County shall have the right to reasonably approve such Assignee as provided in Section 2.1.1 above. As used in this Section 2.19.11.1, “Lender Affiliate” means a corporation, limited
liability company or other entity which controls, is owned or controlled by, or is under common ownership or control with such Lender and such Lender has a net worth of at least Twenty Million Dollars ($20,000,000). 

 

	 	2.19.11.2	In the event Lender gives County forty-five (45) days notice of a default by Company under any approved Loan and County declines the right to assume the financial obligation of Company under the Loan, the parties
agree that Lender or any Leader Affiliate will be permitted to consider the total unpaid balance of the existing Loan on the date of either (a) Lender’s assumption of the lease or assignment to a Lender Affiliate through foreclosure sale,
or (b) if through a deed or assignment in lieu of foreclosure, on the date of the recording of such deed, as an equity contribution to be repaid from all available Net Revenue with interest at the same rate set forth in Section 1.7.1.2
above (11% per annum) until such time as the total unpaid balance of such Loan is fully recovered by such Lender or Lender Affiliate. Any subsequent third-party Assignee of any such Lender’s or Lender Affiliate’s ground leasehold interest
in the Premises will be permitted to consider its initial acquisition price (net of any debt secured by the ground leasehold interest in the Premises) as an equity contribution to be repaid from all available Net Revenue with, interest at a rate
equal to an interest rate typical for comparable loans in this market until such time as such Assignee’s total acquisition price is fully recovered. Notwithstanding the above, if any Lender or Lender Affiliate or any third-party Assignee makes
an equity contribution to the Project, then such equity contribution will be entitled to receive the same repayment priority from Net Revenue with interest at the same rate provided to those equity contributions described in Section 1.7.1.2
above. 

  
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	 	2.19.11.3	Subject to County’s right to assume the financing obligations of Company to Lender, before Lender resorts to any foreclosure or sale under this Section, in the event of a default under Lender’s mortgage or
deed of trust, Lender or Lender’s wholly owned subsidiary shall have the right, after giving notice to County, to oust Company and take possession of the Premises in accordance with the terms of Lender’s mortgage or deed of trust. Such
ouster shall not constitute a termination of this Agreement, but shall be deemed an exercise of the assignment of this Agreement to Lender, which assignment shall not require any further consent or approval by County. 

 

	 	2.19.11.4	Notwithstanding the above provisions of this Section 2.19 (entitled FINANCING) to the contrary, the following shall apply: (1) In the event any Lender forecloses and either a purchaser at the foreclosure sale
or a subsequent assignee of such Lender acquires the leasehold estate under this Agreement, then, subject to any right by County to approve such purchaser or Assignee as provided in this Agreement, such purchaser or Assignee shall pay the same
rental amount that would have been payable by Lender; (2) any Lender shall have the right to commence, but not complete foreclosure during the forty-five (45)-day period available to County to notify Lender that County shall assume the Loan (as
provided in Section 2.19.11.2 above); and (3) if County assumes the Loan, County shall not take or permit any action to terminate this Lease or merge the ground leasehold estate into the fee estate prior to payment of all obligations owing
in connection with the Loan. For purposes of this Section, “ground leasehold estate” shall mean the leasehold estate granted to Company by County pursuant to this Agreement 

 

	 	2.19.12	Any mortgage, lien, encumbrance or deed of trust placed by County on the fee title to the Premises shall be subordinate to this Agreement (and any replacement to or amendment of this Agreement), any mortgage or deed of
trust encumbering the leasehold estate in favor of Leader, and all Subleases, whenever arising. Ground Lessor shall obligate the holder of any such fee mortgage, encumbrance, or deed of trust to execute and acknowledge any documentation requested by
Ground Lessee or any Lender to confirm such subordination. 

  
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	 	2.19.13	In connection with Lender’s cure rights in this Section 2.19, any Lender shall be allowed sufficient time necessary to complete any foreclosure action, including delays due to official restraint (including by
law, process or injunction issued by a court), so long as such Lender is making payments required by this Agreement which can be reasonably determined prior to acquiring the Company’s interest under this Agreement. Lender shall have the right
to terminate foreclosure proceedings at any time if Company has cured all defaults under any Loan from Lender. 

  

	 	2.19.14	So long as the mortgage or deed of trust in favor of a Lender is in effect, there shall be no merger of the leasehold estate created by this Agreement into the fee simple estate in the Premises without the prior written
consent of such Lender. 

  

	 	2.19.15	Any Lender shall have the right to participate in any settlement or adjustment of losses under insurance policies maintained by Company under this Agreement. Such Lender shall be named as a loss payee or additional
insured, as applicable, in accordance with any Loan documents executed by Company, under the insurance policies required under this Agreement. In the event any proceeds of such insurance policies axe to be distributed, County and Lender agree to be
bound by the provisions of the Loan documents executed by Company in favor of Lender and approved by CDR concerning distribution of insurance proceeds. 

  

	 	2.19.16	In the event of partial taking of the Premises by condemnation, if, in the opinion of County and Lender, the remainder of the Premises are suitable for continued operation, this lease shall not terminate in regard to
the portion not taken. In the event of a partial or total taking of the Premises by condemnation, County and Lender agree (i) to be bound by the provisions of the loan documents executed by the Company in favor of Lender concerning condemnation
process and proceeds, including the right of Lender to recover from such condemnation proceeds an amount up to the then unpaid balance of its loan and (ii) that Lender shall have the right to participate in any condemnation proceedings as set
forth in Section 2.20. 

  

	 	2.19.17	Whenever in this Agreement, Company shall have the right to request any information, statements, documents, or anything else whatsoever from County, Lender shall have the right to request the same from County, and such
information, statements, documents and other requested material shall thereafter be given to Lender as if Lender had requested the same. In addition, County shall furnish Lender with copies of all notices of default and notice’s of intent
served on Company under this Agreement concurrently with any delivery to Company. Such notices shall not be deemed delivered to Ground Lessee until they are delivered to Lender. 

  
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	 	2.19.18	In the event Lender succeeds to title to Company’s leasehold estate through foreclosure or otherwise, all Subleases of the Premises shall run directly to Lender and all such Sublessees shall attorn and be permitted
to attorn to Lender as the successor sublessor and perform their obligations to Lender as successor to Company under this Agreement as if the Sublease were executed directly between Lender and the Sublessee. Provided County has elected not to assume
the obligations of Company to Lender as provided in Section 2.19.11 of this Agreement, County hereby agrees to subordinate County’s own attornment rights with respect to any such Sublessee contained in this Agreement to the attornment
rights of Lender. 

  

	 	2.19.19	County agrees to notify Lender and Company of any assignment, transfer, conveyance or sale of County’s interest in this Agreement and/or the fee interest in the Premises and will furnish Lender and Company with the
name and address of such assignee, transferee, grantee or buyer. 

  

	 	2.19.20	Lender shall have the right to participate in any arbitration proceedings in connection with any matter under this Agreement materially affecting Lender’s interest as set forth in Section 1.6 above.
Notwithstanding the foregoing, Lender shall not participate in any arbitration related to a proposed annual operating budget, as set forth in Section 1.6 above. 

 

	2.20	RECOVERY OF PREMISES 

  

	 	2.20.1	County may, in its unlimited discretion, at any time during the term of this Agreement or any extensions thereof, recover all or any part of the Premises for other Airport or public uses (except for commercial
facilities purposes). Prior to the exercise of this power of recovery, County agrees to give Company one (1) year’s prior written notice of its intention to exercise this power. 

 

	 	2.20.1.1	In the event of such recovery of the Premises by County (or other condemnation or recovery of all or substantially all of the Premises) during the first thirty (30) years of this Agreement, County will pay to
Company an amount equal to the greater of either (i) all amounts outstanding under any Loan or under Loan documents approved by County pursuant to Section 2.19 above, or (ii) the sum of all unreimbursed equity contribution and related
interest due to Company plus fifty percent (50%) of the value of the improvements (excluding land, Company unreimbursed equity, the existing approved Loan balance, if any, and any amounts paid by County pursuant to Section 2.20.1.1.1
below) as determined by a competent real estate appraiser acceptable to Company and CDR. 

  
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	 	2.20.1.1.1	Upon notice from Company, or, in the event of a total recovery, upon notice from Company’s Lender, County will pay to Company’s Lender all sums due to Lender under the approved Loan documents evidencing and
securing the Loan secured by the improvements on the Premises. Notwithstanding and in replacement of the foregoing, if Lender or approved Assignee of Lender has succeeded to the interest of Company, and the outstanding Loan has been repaid, County
shall pay Lender the amount which was due Lender on the date of foreclosure or transfer of title (or to such approved Assignee the amount Assignee paid Lender to assume this Agreement), and an amount equal to any costs incurred by Lender or such
Assignee to cure Ground Lessee’s defaults under this Agreement or to otherwise comply with Ground Lessee’s obligations under this Agreement, less any amount of equity contributions or accrued interest (in accordance with
Section 2.19.11.2 above) that has previously been repaid from Total Revenue. 

  

	 	2.20.1.2	In the event of such recovery of the Premises by County (or any other condemnation or recovery of all or substantially all of the Premises) during the last twenty (20) years of this Agreement, County will pay to
Company fifty percent (50%) of the residual leasehold value of the improvements on the Premises based on the remaining term of this Agreement, minus any outstanding Loan balance. Such leasehold value shall exclude the value of the land after
deducting any amounts paid by County pursuant to Section 2.20.1.2.1 below. The residual leasehold value will be as determined by a competent real estate appraiser acceptable to Company and CDR. 

 

	 	2.20.1.2.1	Upon notice from Company or, in the event of a total recovery, upon notice from Company’s Lender, County will pay to Company’s Lender all sums due to Lender under the approved Loan documents evidencing and
securing the Loan, and any subsequent financing that has been approved by CDR secured by the improvements on the Premises. Notwithstanding the foregoing, if Lender or approved Assignee of Lender has succeeded to the interest of Company, and the
outstanding Loan has been repaid, County shall pay Lender the amount which was due Lender on the date of foreclosure or transfer of title (or to such approved Assignee the amount Assignee paid Lender to assume this Agreement), and an amount equal to
any costs incurred by Lender or such Assignee to cure Ground Lessee’s defaults under this Agreement or to otherwise comply with Ground Lessee’s obligations under this Agreement, less any amount or equity contributions or accrued interest
(in accordance with Section 2.19.11.2 above) that has previously been repaid from Total Revenue to Lender or its assigns. 

  
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	 	2.20.1.3	County will have no obligation for any encumbrance of the improvements, which has not received County written approval as defined in Section 2.19 (entitled FINANCING) above. 

 

	 	2.20.1.4	In the event of any partial condemnation or recovery by any agency other than County, or in the event of any such condemnation or recovery, Company will be entitled to file an action to receive condemnation proceeds for
recovery of its leasehold improvements and its leasehold interest. 

  

	 	2.20.1.5	In the event of a partial condemnation or recovery by another agency, this Agreement shall remain in full force and effect as to the portion of the Premises remaining. 

On a partial recovery, all sums, including damages and interest, awarded for the fee or the leasehold or both shall (i) be delivered to
County and Company (or to any Lender), respectively, if such award has been apportioned between County and Company by such condemning authority, or (ii) be deposited promptly with an escrow agent selected by Company in the reasonable exercise
of its discretion if there is only a single award, to be distributed and disbursed as follows: 
  

	 	a.	First, to taxes constituting a superior lien on the portion of the Premises taken; 

  

	 	b.	Second, to County an amount equal to the then present value of County’s interest in the income stream from rental payments attributable to the portion of the Premises being taken, measured by the diminution in
rental payments, plus an amount equal to the then present value of the reversionary interest of County at the expiration of this Agreement in that portion of the real property underlying the Premises that is taken in such partial recovery and

  

	 	c.	Third, subject to the lights of any Lender of record, the balance of the award to Company. 

Sums being held by an approved escrow agent pending disbursement shall be deposited in one or more federally insured interest-bearing
account(s) and, upon disbursement, each party having a right to any of the sums being disbursed shall be entitled to receive the interest attributable to its share of said sums. 

 

	 	2.20.1.6	 Notwithstanding any language to the contrary in this Section 2.20, in the event of partial taking of the
Premises by condemnation, if, in the opinion of County, Company, and Lender, the remainder of the Premises are suitable for continued operation, this Lease shall not terminate in regard to the portion not taken. In the event of a partial or total
taking of the Premises by condemnation, County and Company agree (a) to be 

  
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bound by the provisions of the Loan documents executed by Company in favor of Lender concerning condemnation process and proceeds, including the right of Lender to recover from such condemnation
proceeds an amount up to the then unpaid balance of its Loan, and (b) that Lender shall have the right to participate in any condemnation proceedings as set forth in this Section 2.20 or as otherwise provided by law. 

ARTICLE III 
  

	3.1	MAINTENANCE AND OPERATION NONDISCRIMINATION COMPLIANCE 

 Company, for itself, its heirs,
personal representatives, successors in interest, and assigns, as a part of the consideration hereof, does hereby covenant and agree as a covenant running with the land that in the event facilities are constructed, maintained, or otherwise operated
on the said property described in this Agreement for a purpose for which a U.S. Department of Transportation program or activity is extended or for another purpose involving the provision of similar services or benefits, Company will maintain and
operate such facilities and services in compliance with all other requirements imposed pursuant to 49 CFR Part 21, Nondiscrimination in Federally Assisted Programs of the Department of Transportation and as said Regulation may be amended. 

 

	3.2	NODISCRIMINATION IN PARTICIPATION, CONSTRICTION AND USE OF PREMISES 

 Company, for
itself, its personal representatives, successors in interest and assigns and as a part of the consideration hereof, does hereby covenant and agree as a covenant running with the land that: 

 

	 	3.2.1	No person on the grounds of race, color, or national origin will be excluded from participation in, denied the benefits of, or be otherwise subjected to discrimination in the use of said facilities. 

 

	 	3.2.2	That in the construction of any improvements on, over, or under such land and the furnishing of services thereon, no person on the grounds of race, color or national origin will be excluded from participation in, denied
the benefits of, or otherwise be subject to discrimination. 

  

	 	3.2.3	That Company will use the Premises in compliance with all other requirements imposed by or pursuant to 49 CFR Part 21, Non-discrimination in Federally Assisted Programs of the Department of Transportation and as said
Regulations may be amended. 

  
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	3.3	TERMINATION RIGHTS FOR BREACH OF SECTIONS 3.1 AND 3.2 .ABOVE 

 In the event of breach of
any of the nondiscrimination covenants described in Sections 3.1 and 3.2 above, County will have the right to terminate this Agreement and to reenter and repossess this land and the facilities thereon, and hold the same as if this Agreement had
never been made or issued. This provision, however, does not become effective until the procedures of 49 CFR Part 21 are followed and completed including expiration of appeal rights. Promptly upon the receipt of any complaint or other notice
alleging violation of the covenants in Sections 3.1 and 3.2 above, County will notify Company and will provide Company the opportunity to defend the same. Unless disapproved by the U.S. Department of Transportation, any such termination and reentry
rights shall not be exercised by County so long as the current Lender elects to exercise its rights and remedies and acquire Company’s interest under this Agreement. Such Lender will not be required to cure any breach by Company of any
covenants in Section 3.1 through 3.5 above, provided, however, such Lender shall be obligated to comply with such Sections upon any acquisition of Company’s interest under this Agreement. 

 

	3.4	NONDISCRIMINATION IN FURNISHING ACCOMMODATIONS AND/OR SERVICES 

 Company will furnish its
accommodations and/or services on a fair, equal and not unjustly discriminatory basis to all users thereof and it will charge fair, reasonable and not unjustly discriminatory prices for each unit or service; provided that Company may be allowed to
make reasonable and non-discriminatory discounts, rebates or other similar type of price reductions to volume purchasers. 
  

	3.5	RIGHTS FOR NONCOMPLIANCE WITH SECTION 3.4 

 Noncompliance with Section 3.4 above
will constitute a material breach of this Agreement and in the event of such noncompliance, County will have the right to terminate this Agreement and the estate hereby created without liability therefor or at the election of County or the United
States of America either or both said Governments will have the right to judicially enforce the provision. Unless disapproved by the U.S. Department of Transportation, any such termination and reentry rights shall not be exercised by County so long
as the current Lender elects to exercise its rights and remedies and acquire the Company’s interest under this Agreement. Such Lender will not be required to cure any breach by Company of any covenants in Section 3.1 through 3.5, provided,
however, such Lender shall be obligated to comply with such Sections upon any acquisition of Company’s interest under this Agreement. 
  

	3.6	COMPANY’S OBLIGATION 49 CFR PART 26, SUBPART F 

  

	 	3.6.1	This Agreement is subject to the requirements of the U.S. Department of Transportation’s regulations, 49 CFR Part 26, Subpart F. Company agrees that it will not discriminate against any business owner because of
the owner’s race, color, national origin or sex in connection with the award or performance of any agreement covered by 49 CFR Part 26, Subpart F. 

  

	 	3.6.2	Company agrees to include the language in Sections 3.1 through 3.6.1 above in any subsequent Sublease, professional services and/or construction agreements that it enters and cause those businesses to similarly include
the statements in further agreements; provided however, that the foregoing is neither intended to nor shall require any Sublessee to include any such provisions in any contracts or agreements relative to the operations of its business. Such
inclusion may be made by way of reference to such sections (as opposed to restatement of such sections in any such agreement). 

  
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	3.7	SUBAGREEMENT NONDISCRIMINATION COMPLIANCE 

 Company hereby assures it will include
Sections 3.1 through 3.6.1 above in all Subleases and cause Sublessees to similarly include such sections in further Subleases; provided however, that the foregoing is neither intended to nor shall require any Sublessee to include any such
provisions in any contracts or agreements relative to the operations of its business. Such inclusion may be made by way of reference to such sections (as opposed to restatement of such sections in any such Sublease). 

 

	3.8	COMPANY OBLIGATION 

 Company hereby assures that no person shall be excluded from
participation in, denied the benefits of or otherwise be discriminated against in connection with the award and performance of any contract, including leases, covered by 49 CFR Part 26 on the grounds of race, color, national origin or sex. 

 

	3.9	APPENDIX 9, GENERAL CIVIL RIGHTS PROVISION 

 Company assures that it will comply with
pertinent statutes, Executive Orders and such rules as are promulgated to assure that no person shall, on the grounds of race, creed, color, national origin, sex, age or handicap be excluded from participating in any activity conducted with or
benefiting from Federal assistance. This provision obligates Company or its transferee for the period during which Federal assistance is extended to the Airport program, except where Federal assistance is to provide, or is in the form of, personal
property or real property or interest therein or structures or improvements thereon. In these cases, this provision obligates the party or any transferee for the longer of the following periods: (a) the period during which the property is used
by the sponsor or any transferee for a purpose for which Federal assistance is extended, or for another purpose involving the provision of similar services or benefits; or (b) the period during which the Airport sponsor or any transferee
retains ownership or possession of the property. In the case of contractors, this provision binds the contractors from the bid solicitation period through the completion of the contract. Compliance with the Americans With Disabilities Act, 42 U.S.C.
Section 12101, et seq., as amended, by Company, shall be considered compliance with Company’s duty to assure that no person shall, on the grounds of handicap be excluded from participating in any activity conducted with or
benefiting from Federal assistance. 
  

	3.10	AFFIRMATIVE ACTION EMPLOYMENT PROGRAMS 

  

	 	3.10.1	 Company assures that it will undertake an Affirmative Action Program as required by 14 CFR Part 152, Subpart E,
to ensure that no person shall on the grounds of race, creed, color, national origin, or sex, be excluded from participating in any employment activities covered in 14 CFR Part 152, Subpart E. Company assures

  
 47 

	 	
that no person will be excluded on these grounds from participating in or receiving the services or benefits of any program or activity covered by this subpart. Company assures that it will
require that its covered sub-organizations provide assurances to Company that they similarly will undertake Affirmative Action Programs and that they will require assurances from their sub-organizations, as required by 14 CFR Part 152, Subpart E to
the same effect. 

  

	 	3.10.2	Company agrees to comply with any affirmative action plan or steps for equal employment opportunity required by 14 CFR Part 152, Subpart E, as part of the Affirmative Action Program, and by any Federal, State, or local
agency or court, including those resulting from a conciliation agreement, a consent decree, court order or similar mechanism. Company agrees that State or local affirmative action plans will be used in lieu of any affirmative action plan or steps
required by 14 CFR Part 152, Subpart E, only when they fully meet the standards set forth in 14 CFR, Subpart 152 409. Company agrees to obtain a similar assurance from its covered organizations, and to cause them to require a similar assurance of
their covered sub-organizations, as required by 14 CFR Part 152, Subpart E. 

  

	 	3.10.3	In the event Company employs fifty (50) or more employees on the Airport, it agrees to prepare and keep on file for review by the FAA Office of Civil Rights, an affirmative action plan developed in accordance with
standards in 14 CFR, Subpart 152 409. Such program will be updated on an annual basis. Should Company employ less than fifty (50) employees on the Airport, it will annually send written correspondence confirming the exemption.

  

	 	3.10.4	This Section 3.10 is not intended to apply to any Sublessee of Company. 

  

	3.11	AIRPORT MAINTENANCE, REPAIR, DEVELOPMENT AND EXPANSION 

 County reserves the right to
further develop or improve the landing area or any other area, building or other improvement within the present or future boundaries of the Airport as it sees fit in its sole judgment regardless of the desires or view of Company and without
interference or hindrance by Company. Further, County retains the absolute right to maintain, repair, develop and expand the terminal building, any other Airport facility, Airport improvement or Airport property free from any and all liability to
Company for loss of business or damage of any nature whatsoever as may be occasioned during or because of the performance of such maintenance, repair, development or expansion. 

 

	3.12	MAINTENANCE, REPAIR, DIRECTION AND CONTROL 

 County reserves the right, but is not
obligated to exercise the right, to maintain and keep in repair the landing area of the Airport and all publicly owned facilities of the Airport, together with the right to direct and control all activities of Company in this regard. These areas
will include, but are not limited to, those areas which are not necessary to serve the aeronautical users of the Airport, except that County will not be obligated to maintain and keep in repair such areas of the Airport as may be leased to or under
the control of Airport tenants whether such area serves aeronautical users or otherwise. 

  
 48 

	3.13	AGREEMENTS WITH THE UNITED STATES OF AMERICA 

 This Agreement will be subject and
subordinate to the provisions and requirements of any existing or future agreement between County and the United States of America relative to the development, operation or maintenance of the Airport. Notwithstanding the foregoing, County agrees
that no existing agreements between County and the United States of America relating to the same (i) currently prohibit or materially affect the use and/or operation of the Premises as contemplated under this Agreement, or (ii) defeat the
lien of the mortgage or deed of trust in favor of a Lender and/or the leasehold estate in favor of Company created by this Agreement. Should any future agreements between County and the United States of America materially impair the use of the
Premises or Lender’s interest therein, such agreements shall be considered an action to recover the Premises under Section 2.20 above. 
  

	3.14	OPERATION OF AIRPORT BY THE UNITED STATES OF AMERICA 

 This Agreement and all the
provisions hereof will be subject to whatever right the United States of America now has or in the future may have or acquire, affecting the control, operation, regulation and taking over of the Airport or the exclusive or nonexclusive use of the
Airport by the United States during the time of war or national emergency. 
  

	3.15	PART 77 OF FEDERAL AVIATION REGULATIONS 

 Company agrees to comply with the notification
and review requirements covered in Part 77 of the Federal Aviation Regulations in the event future construction of a building is planned for the Premises, or in the event of any planned modification or alteration of any present or fixture building
or structure situated on the Premises. 
  

	3.16	NONEXCLUSIVE 

 It is understood and agreed that nothing herein contained will be
construed to grant or authorize the granting of an exclusive right within the meaning of 49 U.S.C. § 40103(e) (formerly known as Section 308 of the Federal Aviation Act of 1958 (49 U.S.C. § 1349a)). 

 

	3.17	AIRSPACE 

 There is hereby reserved to County, its successors and assigns, for the use
and benefit of the public, a right of flight for the passage of aircraft in the airspace above the surface of the Premises herein leased. This public right of flight will include the right to cause or allow in said airspace, any noise inherent in
the operation of any aircraft used for navigation or flight through the said airspace or landing at, taking off from or operation on the Airport. No liability on the part of County will result from the exercise of this right. 

  
 49 

	3.18	AIRPORT OBSTRUCTIONS 

 Company by accepting this Agreement expressly agrees for itself,
its successors and assigns, that it will not erect nor permit the erection of any structure or object nor permit the growth of any tree on the land leased hereunder which will exceed such maximum height as may be stipulated by County. It is
understood and agreed that applicable laws, codes, regulations or agreements concerning height restrictions will govern the maximum height to be stipulated by County. In the event the aforesaid covenants are breached, County reserves the right to
enter upon the land leased hereunder and to remove the offending structure or object and cut down the offending tree all of which will be at the expense of Company and without liability to County. 

 

	3.19	AIRPORT HAZARDS 

 Company by accepting this Agreement agrees for itself, its successors
and assigns, that it will not make use of the Premises in any manner which might interfere with the landing and taking off of aircraft from the Airport or otherwise constitute a hazard or obstruction. In the event the aforesaid covenant is breached,
County reserves the right to enter upon the Premises hereby leased and cause the abatement of such interference at the expense of Company and without liability of any kind. 
  

	3.20	AIRPORT RULES AND REGULATIONS AND AIRPORT OPERATING DIRECTIVES 

 County, through its
Designated Representative, will have the right to adopt, amend and enforce reasonable rules and regulations and operating directives with respect to use of and the conduct and operation of the Airport, its terminal buildings or any improvements
within the present or future boundaries of the Airport which Company agrees to observe and obey. 
  

	3.21	COMPLIANCE WITH PUBLIC AUTHORITIES 

  

	 	3.21.1	Company will not use or permit the use of the demised Premises or any other portion of the Airport for any purpose or use other than authorized by this Agreement or as may be authorized by other, separate, written
agreement with County. 

  

	 	3.21.2	Company, its employees, representatives or agents will comply with all present or future laws, rules and regulations and amendments or supplements thereto governing or related to the use of the Airport or the demised
Premises as may from time to time be promulgated by Federal, State or local governments and their authorized agencies. 

  
 50 

	3.22	ENVIRONMENTAL POLICY 

  

	 	3.22.1	Violation of Environmental Laws 

 Company will not cause or permit any hazardous material to be
used, generated, manufactured, produced, stored, brought upon, transported to or from, or otherwise released on under or about the Premises or transported to and from the Premises by Company, its Sublessees, their agents, employees, contractors,
invitees, or a third party in violation of the Environmental Laws as defined in Section 1.1 (entitled DEFINITIONS) above. 
  

	 	3.22.1.1	CDR will have access to the Premises to inspect same to insure that Company is using the Premises in accordance with environmental requirements. 

 

	 	3.22.1.2	Company, at CDR’s reasonable request, at Company’s expense, will conduct such testing and analysis as necessary to ascertain whether Company is using the Premises in compliance with environmental requirements.
Any such tests will be conducted by qualified independent experts chosen by Company and subject to CDR’s reasonable written approval. Copies of such reports from any such testing will be provided to CDR. 

 

	 	3.22.1.3	Company will provide copies of all notices, reports, claims, demands or actions concerning any environmental concern or release or threatened release of hazardous materials or special wastes to the environment.

  

	 	3.22.2	Contamination of Premises 

 If the presence of any Hazardous Material on, under or about the
Premises caused or permitted by Company results in any contamination of the Premises, in violation of an Environmental Law, Company will promptly take all actions, at its sole cost and expense, as are necessary to return the Premises to the
condition existing prior to the introduction of any such Hazardous Material to the Premises. Company will take all steps necessary to remedy and remove any such hazardous materials and special wastes and any other environmental contamination as is
presently or subsequently discovered on or under the Premises as are necessary to protect the public health and safety and the environment from actual or potential harm and to bring the Premises into compliance with all environmental requirements;
provided, however, County will be solely responsible for any environmental condition existing on or about the Premises prior to the Approval Date or any environmental conditions caused by County during the term or arising in any way and at any time
from the Airport Such procedures are subject to: 
  

	 	3.22.2.1	Prior written approval of CDR, which approval will not be unreasonably withheld. Company will submit to CDR a written plan for completing all remediation work. CDR retains the right to review and inspect all such work
at any time using consultants and/or representatives of his/her choice. 

  
 51 

	 	3.22.2.2	Such, actions of remediation by Company will not potentially have any material adverse long-term effect on the Premises in the reasonable judgment of CDR. 

 

	 	3.22.3	Compliance with all Governmental Authorities 

 Company will promptly make all submission to,
provide all information to, and comply with all requirements of the appropriate governmental authority under all Environmental Laws as defined in Section 1.1, entitled DEFINITIONS, of this Agreement. 

 

	 	3.22.3.1	Should the Government determine that a site characterization, site assessment, and/or cleanup plan be prepared or that a cleanup should be undertaken because of any spills or discharges of hazardous materials at the
Premises which occur during the term of this Agreement then Company shall prepare and submit required plans and financial assurances, and carry out the approved plans. Company will promptly provide all information requested by CDR to determine the
applicability of the Environmental Laws to the Premises, or to respond to any governmental investigation or to respond to any claim of liability by third parties which is related to environmental contamination. 

 

	 	3.22.3.2	Company’s obligations and liabilities under this provision will continue so long as County bears any responsibility under the Environmental Laws for any action that occurred on the Premises during the term of this
Agreement. 

  

	 	3.22.3.3	This indemnification of County by Company includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal, restoration, any fines or penalties
issued to Company, or any other work required by any Federal, State or local governmental agency or political subdivision because of hazardous material located on the Premises or present in the soil or ground water on, under or about the Premises.

  

	 	3.22.3.4	The parties agree that County’s right to enforce Company’s promise to indemnify is not an adequate remedy at law for Company’s violation of any provision of this Agreement. County will also have the
rights set forth in Section 3.22.4 (entitled County’s Termination Eights for Violation of Environmental Laws), or Section 2.15 (entitled TERMINATION BY COUNTY) of this Agreement, in addition to all other rights and remedies provided
by law or otherwise provided in this Agreement. 

  

	 	3.22.4	County’s Termination Rights for Violation of Environmental Laws 

  
 52 

	 	3.22.4.1	Company’s failure or its Sublessees, their agents, employees, contractors, invitees, or the failure of a third p arty to comply with any of the remediation requirements of this Agreement or applicable Environmental
Laws will constitute a material default under this Agreement and will permit County to pursue the following remedies, in addition to all other rights and remedies provided by law or otherwise provided in this Agreement, to which County may resort
cumulatively, or singularly, in the alternative: 

  

	 	3.22.4.1.1	County may, at County’s election, keep this Agreement in effect and enforce all of its rights and remedies under this Agreement, including (i) the right to recover rent and other sums as they become due by the
appropriate legal action and/or (ii) the right, upon ten (10) days’ written notice to Company, to make payments required of Company or perform Company’s obligations and be reimbursed by Company for the cost thereof, unless such
payment is made or obligation performed by Company within such ten (10) day period. 

  

	 	3.22.4.1.2	County may, at County’s election, subject to Lender’s right to cure as provided in Section 2.19 above, terminate this Agreement upon written notice to Company as provided in Section 2.15 (entitled
TERMINATION BY COUNTY) above. If this Agreement is terminated under this provision, Company waives all rights against County, including, but not limited to, breach of contract, costs of design, installation or construction of improvements and/or
interruption of business. 

  

	 	3.22.4.1.3	Notwithstanding any other provision in this Agreement to the contrary, County will have the right of “self-help” or similar remedy in order to minimize any damages, expenses, penalties and related fees or
costs, arising from or related to a violation of Environmental Law on, under or about the Premises. 

  

	3.23	AMERICANS WITH DISABILITIES ACT 

 Company will throughout the term of this Agreement be
in compliance with all applicable provisions of the Americans with Disabilities Act, 42 U.S.C. Section 12.10.1, et. seq. 

ARTICLE IV 
  

	4.1	FORCE MAJEURE 

 Neither County nor Company will be deemed to be in breach of this
Agreement by reason of failure to perform any of its obligations hereunder if, while and to the extent that such failure is due to strikes, boycotts, labor disputes, embargoes, shortages of materials, acts of God, acts of the public enemy, acts of
governmental authority, unusual 

  
 53 

 
weather conditions, floods, riots, rebellion or sabotage. However, the provisions of this Section will not apply to failure by Company to pay rents, fees or any other money payments required
under other provisions, covenants or agreements contained in this Agreement 
  

	4.2	QUIET ENJOYMENT 

 County agrees that, on payment of the rentals and fees and performance
of the covenants, conditions and agreements on the part of Company to be performed hereunder, Company will have the right to peaceably occupy and enjoy the Premises. 
  

	4.3	NONLIABILITY OF INDIVIDUALS 

 No officer, member, manager, agent or employee of either
party to this Agreement will be charged personally or held contractually liable by or to the other party under any term or provision of this Agreement or because of any breach thereof, or because of its or their execution or attempted execution.

  

	4.4	NOTICES 

 Any notice or communication to be given under the terms of this Agreement
(“Notice”) shall be in writing and shall be personally delivered or sent by facsimile, overnight delivery, by nationally-recognized courier, or registered or certified mail, return receipt requested. 

Notices shall be addressed as follows: 
  

							
	 If to County:
	  	 Clark County, Nevada
 Director of
Aviation
 P.O. Bor 11005, Airport Station
 Las Vegas, Nevada
89111-1005
 FAX:. (702) 597-9553
	  	
			
	 If to Company:
	  	 Beltway Business Park Office No. 2, LLC

c/o Thomas & Flack Co.
 2300 W. Sahara Ave., Suite
530
 Las Vegas, NV 89134
 FAX: (702)920-2825

 
 with a copy to:
  

Beltway Business Park Office No. 2, LLC
 c/o Majestic Realty
Co.
 13191 Crossroads Parkway North, Sixth Floor
 City of
Industry, CA 91746
 Attn: Edward P. Roski, Jr.
 FAX:
(562) 692-1553
	  	

  
 54 

							
			
		  	 and
  

Beltway Business Park Office No. 2, LLC
 c/o Majestic Realty
Co.
 4155 W Russell Road, Suite C
 Las Vegas, NV 89118

Attn.: Rodman C. Martin
 FAX: (702) 896-4838
	  	

  

	4.5	HEADINGS, TITLES OR CAPTIONS 

 Article, section or paragraph headings, titles or captions
are inserted only as a matter of convenience and for reference, and in no way define, limit or describe the scope or extent of any provision of this Agreement. 
  

	4.6	INVALID PROVISIONS 

 It is expressly understood and agreed by and between, the parties
hereto that in the event any covenant, condition or provision herein contained is held to be invalid by any court of competent jurisdiction, the invalidity of such covenant, condition or provision will in no way affect any other covenant, condition
or provision herein contained; provided, however, that the invalidity of any such covenant, condition or provision does not materially prejudice either County or Company in their respective rights and obligations contained in the valid covenants,
conditions or provisions of this Agreement. 
 Should my portion of this Agreement be determined by any court of competent jurisdiction to be
in violation of the SNPLMA it is expressly agreed that Company and County will negotiate in good faith to modify such terms or portions of this Agreement in order to comply with such Act. County arid Company agree that they will negotiate in good
faith to resolve any issue regarding compliance with the Act for a period of one hundred eighty (180) days. If the parties cannot agree on a resolution during such period, either party may terminate this Agreement with ninety (90) days
written notice to the other party. Notwithstanding the above to the contrary, no such termination shall be effective without the prior written consent of all current Lenders. 
  

	4.7	STATE OF NEVADA LAW 

 This Agreement will be interpreted under and governed by the laws
of the State of Nevada. 
  

	4.8	CONSENT TO AMENDMENTS 

 In the event that the FAA or its successors require modifications
or changes in this Agreement as a condition precedent to the granting of funds for the improvement of the Airport, or otherwise, Company agrees to consent to such amendments, modifications, revisions, supplements, or deletions of any of the terms,
conditions, or requirements of this Agreement as may be reasonably required. Any expenses resulting from such amendments, modifications, revisions, supplements or deletions, shall be born solely by Company. 

  
 55 

	4.9	ADVERSE TENANCY 

 Any unauthorized holding over by Company for more than one hundred
eighty (180) days after the termination of this Agreement or the expiration of its terms without the written consent of County, except for the period authorized for removal of Company’s property upon the expiration or termination hereof,
shall entitle County to collect from Company as liquidated damages for such holding over, one hundred twenty five percent (125%) of the then rent. County may perfect a lien on the property of Company as security for the payment of any damages
or unpaid rentals, fees, and/or revenues and shall be entitled to collect the same by foreclosure of such lien and sale of such property. Any such lien shall he subordinate to the lien of a Lender. Nothing herein shall limit County’s rights to
seek immediate eviction. 
  

	4.10	DISPUTES 

 Any and all disputes arising under this Agreement, which cannot be
administratively resolved, shall be determined according to the laws of the State of Nevada, and Company agrees that the venue of any such dispute, shall be in Clark County, Nevada. Company agrees as a condition of this Agreement that
notwithstanding the existence of any dispute between the parties, insofar as is possible under the terms of this Agreement, each party shall continue to perform the obligations required of it during the continuation of any such dispute, unless
enjoined or prohibited by a court of competent jurisdiction 
  

	4.11	AGENT FOR SERVICE OF PROCESS 

 The parties hereto expressly understand and agree that if
Company is not a resident of the State of Nevada, or is an association or partnership without a member or partner resident of said State, or is a foreign corporation, and then in any such event Company does designate its State of Nevada registered
agent as its agent for the purpose of service of process in any court action between it and County arising out of or based upon this Agreement, and the service shall be made as provided by the laws of the State of Nevada by serving also
Company’s registered agent. The parties hereto expressly agree, covenant, and stipulate that Company shall also personally be served with such process out of this State by the registered mailing of such complaint and process to Company at the
address set forth herein. Any such service out of this State shall constitute valid service upon Company as of the date of receipt thereof. The parties hereto further expressly agree that Company is amenable to and hereby agrees to the process so
served, submits to the jurisdiction, waives any and all obligations and protests thereto, any laws to the contrary notwithstanding. 
  

	4.12	GENDER 

 Words of any gender used in this Agreement shall be held and construed to
include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. 

  
 56 

	4.13	ENTIRE AGREEMENT 

  

	 	4.13.1	This document represents the entire agreement between the parties hereto and will not be modified or canceled by mutual agreement or in any manner except by instrument in writing, executed by the parties or their
respective successors in interest, and supersedes all prior oral or written agreements and understandings with respect to the subject matter hereof. The parties further understand and agree that the other party and its agents have made no
representations or promises with respect to this Agreement or the making or entry into this Agreement, except as in this Agreement expressly set forth, and that no claim or liability for cause for termination shall be asserted by either party
against the other, and such party shall not be liable by reason of, the making of any representations or promises not expressly stated in this Agreement, any other written or oral agreement with the other party being expressly waived.

  

	 	4.13.2	The individuals executing this Agreement personally warrant that they have full authority to execute this Agreement on behalf of the entity for whom they are acting herein. 

 

	 	4.13.3	The parties hereto acknowledge that they have thoroughly read this Agreement, including any exhibits or attachments hereto, and have sought and received whatever competent advice and counsel was necessary for them to
form a full and complete understanding of all rights and obligations herein. 

  

	4.14	SUCCESSORS AND ASSIGNS 

 This Agreement shall be binding upon and shall inure to the
benefit of the parties hereto and their respective heirs, personal representatives, successors, or assigns, as the case may be. 
  

	4.15	COUNTERPARTS 

 This Agreement may be executed in any number of counterparts, each of
which when so executed shall constitute in the aggregate but one and the same document. 
  

	4.16	SUSPENSION AND ABATEMENT 

 In the event that County’s operation of the Airport or
Company’s operation from the Premises should be restricted substantially by action of the federal government or agency thereof or by any judicial or legislative body, then either party hereto will have the right, upon written notice to the
other, to a suspension of this Agreement and an abatement of an equitable proportion of the payments to become due hereunder, from the time of such notice until such restrictions will have been remedied and normal operations restored. 

 

	4.17	INDEPENDENT CONTRACT 

 Company is deemed to be an independent contractor for all purposes
regarding its operations at the Airport and no agency, expressed or implied, exists. 

  
 57 

	4.18	FURTHER ASSURANCES 

 Each party to this Agreement shall perform any and all acts and
execute and deliver any and all documents as may be necessary and proper under the circumstances in order to accomplish the intents and purposes of this Agreement and to carry out its provisions. 

(Intentionally left blank – signature page to follow) 

  
 58 

 IN WITNESS WHEREOF, County and Company have executed these presents as of the day and year first
above written. 
  

									
	ATTEST:	 		 	COUNTY:
			
	COUNTY CLERK	 		 	COUNTY OF CLARK, a political subdivision of the State of Nevada
					
	By:	 	 	 		 	By:	 	/s/ Randall H.Walker
	Its:	 	Deputy Clerk	 		 	Name: Randall H. Walker
		 		 		 	Its: Director of Aviation
				
	 APPROVED AS TO FORM:
 David Roger,
District Attorney
	 		 		 	
					
	By:	 	/s/ E. Lee Thomson	 		 		 	
		 	 E. Lee Thomson
 Chief Deputy District
Attorney
	 		 		 	
				
		 		 		 	COMPANY:
				
		 		 		 	BELTWAY BUSINESS PARK OFFICE NO. 2, LLC,
a Nevada limited liability company
					
		 		 		 	By:	 	 THOMAS & MACK BELTWAY, L.L.C.,
 a Nevada
limited liability company, its manager

					
		 		 		 		 	By: /s/ Thomas A.
Thomas                                        
    
		 		 		 		 	Name: Thomas A. Thomas
		 		 		 		 	Its: Manager
					
		 		 		 	By:	 	MAJESTIC BELTWAY OFFICE BUILDINGS, LLC,
a Delaware limited liability company, its manager

							
				
		 		 	By:	 	MAJESTIC REALTY CO.,
		 		 		 	a California corporation,
		 		 		 	manager’s agent
				
		 		 		 	By: /s/ Edward P. Roski,
Jr.                                  
		 		 		 	Name:                                     
                                
		 		 		 	Its:                                     
                                      
				
		 		 		 	By:                                     
                                     
		 		 		 	Name:                                     
                                
		 		 		 	Its:                                     
                                      

  
 59 

 Exhibit A 

to 
 Lease Agreement

 CMA AGREEMENT 

(Attached) 

  
 60 

 Interim Cooperative Management Agreement 

between 
 The United
States Department of the Interior 
 Bureau of Land Management 

and 
 Clark County

 The Bureau of Land Management (BLM) administers slightly less than 5,000 acres of vacant land that lie underneath the primary airspace used for
aircraft departing from McCarran International Airport in Las Vegas, Nevada. Whereas the BLM regularly sells federal land in southern Nevada under the Santini-Burton Act of December 23, 1980 (94 Stat. 3382) to the general public who could
develop said land in uses that would be incompatible with high levels of aircraft noise, and since Clark County, through the Department of Aviation (DOA) has the resources to cooperate with the BLM in the management of the affected lands, there is
an opportunity to create a mutually beneficial relationship. 
  

	I.	Background 

 Incompatible development in areas adjacent to McCarran Airport in the past several years has
accentuated the need for additional noise mitigation measures. Effective measures that have been implemented thus far by the DOA include the following: 

In 1986, the Clark County Board of Commissioners adopted the Airport Environs Overlay District, which was incorporated as Chapter 29.51 in the
County’s Zoning Ordinance and as Chapter 22.22, “Noise Attenuation Construction Standards”, in the County’s Building Code The overlay district includes: 1) specifications for land uses appropriate in areas exposed to various
levels of aircraft noise, 2) requirements for soundproofing of structures that would contain noise sensitive activities, and 3) requirements for the granting of navigation easements to the County. 

In addition, in March, 1989, the Board of County Commissioners approved a Noise Compatibility Program for McCarran International Airport. The
program was developed under the Federal Aviation Administration (FAA) Federal Aviation Regulation (FAR) Part 150, Airport Noise Compatibility Planning guidelines. An FAR Part 150 Noise Study consists of two major products: 1) airport noise exposure
maps for the most recent calendar year and for five years in the future, and 2) a noise compatibility program with recommendations to reduce the effects of airport noise on people living and working in the airport environs. Many of these
recommendations have been implemented. 
 Planning projections indicate that air traffic activity at McCarran Airport will continue to
increase, and by the year 2005, McCarran is expected to be the eleventh busiest airport in the nation. Some important goals of McCarran Airport in light of these projections are to continue to mitigate aircraft noise to the extent possible, maintain
a good neighbor posture with the community, and maintain airport capacity. The most effective method to accomplish these goals is to prevent future incompatible development in noise impacted areas. 

	II.	Purpose 

 This agreement sets forth the responsibilities of Clark County, through the
Department of Aviation and the Las Vegas District, Bureau of Land Management, United States Department of the Interior, in their cooperative management of the lands underneath the departure flight tracks from Runways 25R, 25L, 19R, and 19L at
McCarran International Airport, as depicted in Exhibit 1. The objectives of this agreement are as follows: 
  

	 	A.	To provide proper land use planning and management to protect against the encroachment of incompatible land uses on federal land under the airspace used for aircraft departing to the west and southwest of McCarran
International Airport. 

  

	 	B.	To facilitate the efficient management and protect against unlawful use of public land in these areas. 

  

	 	C.	To ensure that the affected areas are regularly patrolled and monitored to reduce unlawful disposal of trash, litter and hazardous materials. 

 

	 	D.	To prevent the transfer of public lands to private ownership without the concurrence of Clark County. 

  

	III.	Authority 

  

	 	A.	The Bureau of Land Management enters into this cooperative agreement under the authority contained in: Sec. 307(b), Federal Land Policy and Management Act (FLPMA) of October 21, 1976, P.L. 94-579 (90 STAT. 2763, 43
USC1733), and Section 202(c)(9) of FLPMA as delegated in BLM Manual 1203 and Nevada Supplement. 

  

	 	B.	Clark County enters into this cooperative agreement under the authority contained in: Nevada Revised Statutes Section 277.180. 

 

	IV.	Definitions 

  

	 	A.	BLM: means the Bureau of Land Management. 

  

	 	B.	DOA: means the Clark County Department of Aviation. 

  

	 	C.	District Manager: means the Bureau of Land Management’s District Manager, Las Vegas, NV. 

  

	 	D.	Director of Aviation: means the Director of Aviation for Clark County. 

  

	 	E.	Board: means the Clark County Board of Commissioners. 

	 	F.	Project Site: means all the existing public land with individual areas to be omitted from the operation of this agreement as additional public land in the future, is conveyed into non-Federal ownership, with the
concurrence of Clark County, located in the 60 and above day-night average decibel level (LDN) as depicted by the yellow line on Exhibit 1. 

  

	 	G.	Compatible Use: means land uses including but not limited to: mining, sand and gravel extraction, utility rights-of-way, commercial uses such as office, business, professional, wholesale and retail, building materials,
hardware, contract construction, manufacturing and production, communication, transportation, railroad, motor vehicle, rapid transit and street railway transportation, street and highway right-of-way, parking, general dispersed recreation, golf
courses, and drainage facilities. 

  

	 	H.	Incompatible Use: means land uses including but not limited to: rural estates, residential, single family homes, mobile homes, low density, medium density and high density housing, transient lodging, apartments, group
quarters, condominiums, townhouses, churches, hospitals, carecenters, nursing homes, schools, auditoriums, concert halls, fraternity and sorority housing, recreational vehicle parks, public assembly, amusement parks, outdoor sports arenas, zoos, and
resorts. 

  

	V.	Provisions 

 This Agreement shall begin on the day of signing by both the above mentioned
parties to this Agreement and shall continue indefinitely until terminated in writing upon thirty days notice by either of the parties to the Agreement. Both parties agree to meet thirty days prior to termination of this Agreement to discuss the
reasons for termination. For purposes of modifying this Agreement, both parties shall meet once a year to discuss land use objectives, opportunities and concerns, and prepare an annual operating agreement. The annual operating agreement shall detail
specific objectives, needs, operational plans, evaluate each party’s roles, and work out any difficulties. However, should immediate modifications to the Agreement be required by either party, at any time, both parties may meet and upon written
agreement, the modifications shall be incorporated into the Agreement subject to concurrence of both parties. 
 Both parties recognize that
this Agreement shall not be used to grant any use, without the appropriate authority, to Clark County. In addition, it is recognized that neither agency may enter into other cooperative management agreements with other entities concerning management
of the Project Site without written agreement from both parties. 
  

	VI.	Responsibilities 

  

	 	A.	Clark County through the DOA shall: 

  

	 	1.	Designate Mr. Thomas L. Nash, Senior Management Analyst, as the primary DOA contact and Mr. Jacob L. Snow, Principal Airport Planner, as the alternate DOA contact, authorized to act as a liaison to the Bureau. The
primary and alternate contact may be re-authorized by DOA as needed. 

	 	2.	Share data, maps, planning documents and other information necessary for decision making and coordinated planning of facilities. 

  

	 	3.	Provide recommendations to BLM on the types of activities and compatible land uses that could be allowed on the site and how those activities would be managed. In addition, Clark County recognizes that the area will not
be withdrawn from the 1872 Mining Law. 

  

	 	4.	Provide a random/routine patrol to identify and report hazardous waste, refuse dumping, and other unauthorized use of the area. With BLM concurrence, NO DUMPING signs will also be posted at strategic locations on the
Project Site. The DOA assumes no additional liability for hazardous waste other than that which is required by law. 

  

	 	5.	If required, prepare an Environmental Assessment (EA) of the Project Site in a manner meeting BLM’s regulatory requirements, within twelve months from the enactment of this agreement. 

 

	 	6.	Examine the feasibility of the ultimate purchase or otherwise attempt to provide for the permanent management of the lands contained in the Project Site by Clark County. 

 

	 	B.	BLM shall: 

  

	 	1.	Designate in writing one contact and one alternate contact authorized to act as a liaison to the DOA. 

  

	 	2.	Share data, maps, planning documents and other information necessary for decision making and coordinated planning of facilities. 

  

	 	3.	Receive recommendations from the DOA on types of activities and compatible land uses that could be allowed on the site and how those activities would be managed. 

 

	 	4.	Provide Clark County with notification of proposed actions for all development proposals, on the Project Site and also provide the DOA with the opportunity to review and comment on all such proposals. DOA review and
comment on proposed design and construction of BLM facilities on Project Site lands is not required. 

  

	 	5.	The BLM will continue to exercise its responsibilities in the project site for the resource management activities including but not limited to; lands, minerals, forestry, watershed, wild horses and burros, wildlife
habitat, cultural resources, fire protection and livestock grazing, paleontological resources, vegetation management, and recreation. 

	 	6.	Work with the DOA to make every reasonable effort to ensure that the Project She either remains vacant and unimproved or is developed in a compatible use. 

 

	VII.	Signatures: 

  

							
	/s/ JAY BINGHAM	 		 	 November 4, 1992

 
	 	
	 JAY BINGHAM
 Chairman

Clark County Board of Commissioners
	 		 	Date	 	
				
	/s/ BEN COLLINS	 		 	 10/16/92
  
	 	
	 BEN COLLINS
 Las Vegas District Manager

Bureau of Land Management
	 		 	Date	 	

 Exhibit B 

to 
 Lease Agreement

 SOUTHERN NEVADA PUBLIC LAND MANAGEMENT ACT OF 1998 

(Attached) 

  
 61 

 PUBLIC LAW 105-263 

105th Congress 
 An Act 

To provide for the orderly disposal of certain Federal lands in Clark County, Nevada, and to provide for the acquisition of
environmentally sensitive lands in the State of Nevada. 
 Be it enacted by the Senate and House of Representatives of the United States of America in
Congress assembled, 
 SECTION 1. SHORT TITLE. 

This Act may be cited as the “Southern Nevada Public Land Management Act of 1998”. 

SEC. 2. FINDINGS AND PURPOSE. 
 (a)
Findings.—The Congress finds the following: 
 (1) The Bureau of Land Management has extensive land ownership in small and large
parcels interspersed with or adjacent to private land in the Las Vegas Valley, Nevada, making many of these parcels difficult to manage and more appropriate for disposal. 

(2) In order to promote responsible and orderly development in the Las Vegas Valley, certain of those Federal lands should be sold by the
Federal Government based on recommendations made by local government and the public. 
 (3) The Las Vegas metropolitan area is the fastest
growing urban area in the United States, which is causing significant impacts upon the Lake Mead National Recreation Area, the Red Rock Canyon National Conservation Area, and the Spring Mountains National Recreation Area, which surround the Las
Vegas Valley. 
 (b) Purpose.—The purpose of this Act is to provide for the orderly disposal of certain Federal lands in Clark
County, Nevada, and to provide for the acquisition of environmentally sensitive lands in the State of Nevada. 
 SEC. 3. DEFINITIONS. 

As used in this Act: 
 (1) The
term “Secretary” means the Secretary of the Interior. 
 (2) The term “unit of local government” means
Clark County, the City of Las Vegas, the City of North Las Vegas, or the City of Henderson; all in the State of Nevada 

 (3) The term “Agreement” means the agreement entitled “The Interim
Cooperative Management Agreement Between The United States Department of the Interior—Bureau of Land Management and Clark County” dated November 4, 1992. 

(4) The term “special account” means the account in the Treasury of the United States established under section 4(e)(1)(C).

 (5) The term “Recreation and Public Purposes Act” means the Act entitled “An Act to authorize acquisition or use of
public lands by States, counties, or municipalities for recreational purposes”, approved June 14, 1926 (43 U.S.C. 869 et. seq.). 

(6) The term “regional governmental entity” means the Southern Nevada Water Authority, the Regional Flood Control District,
and the Clark County Sanitation District. 
 SEC. 4. DISPOSAL AND EXCHANGE. 

(a) Disposal.—Notwithstanding the land use planning requirements contained in sections 202 and 203 of the Federal Land Policy and
Management Act of 1976 (43 U.S.C. 1711 and 1712), the Secretary, in accordance with this Act, the Federal Land Policy and Management Act of 1976, and other applicable law, and subject to valid existing rights, is authorized to dispose of lands
within the boundary of the area under the jurisdiction of the Director of the Bureau of Land Management in Clark County, Nevada, as generally depicted on the map entitled “Las Vegas Valley, Nevada, Land Disposal Map”, dated April 10,
1997. Such map shall be on file and available for public inspection in the offices of the Director and the Las Vegas District of the Bureau of Land Management. 

(b) Reservation for Local Public Purposes.— 

(1) Recreation and public purpose act conveyances.—Not less than 30 days before the offering of lands for sale or exchange pursuant
to subsection (a), the State of Nevada or the unit of local government in whose jurisdiction the lands are located may elect to obtain any such lands for local public purposes pursuant to the provisions of the Recreation and Public Purposes Act.
Pursuant to any such election, the Secretary shall retain the elected lands for conveyance to the State of Nevada or such unit of the local government in accordance with the provisions of the Recreation and Public Purposes Act. 

(2) Rights-of-way.— 

(A) Issuance.—Upon application, by a unit of local government or regional governmental entity, the Secretary, in accordance with
this Act and the Federal Land Policy and Management Act of 1976, and other applicable provisions of law, shall issue right-of-way grants on Federal lands in Clark County, Nevada, for all reservoirs, canals, channels, ditches, pipes, pipelines,
tunnels, and other facilities and systems needed for— 

 (i) the impoundment, storage, treatment, transportation, or distribution of water (other than
water from the Virgin River) or wastewater; or 
 (ii) flood control management. 

(B) Duration.—Right-of-way grants issued under this paragraph shall be valid in perpetuity. 

(C) Waiver of fees.—Right-of-way grants issued under this paragraph shall not require the payment of rental or cost recovery fees. 

SEC. 4. DISPOSAL AND EXCHANGE (continued) 

(b) Reservation for Local Public Purposes.(continued) 

(3) Youth activity facilities.—Within 30 days after a request by Clark County, Nevada, the Secretary shall offer to Clark County,
Nevada, the land depicted on the map entitled “Vicinity Map Parcel 177-28-101-020 dated August 14, 1996, in accordance with the Recreation and Public Purposes Act for the construction of youth activity facilities. 

(c) Withdrawal.—Subject to valid existing rights, all Federal lands identified in subsection (a) for disposal are withdrawn
from location and entry, under the mining laws and from operation under the mineral leasing and geothermal leasing laws until such time as the Secretary terminates the withdrawal or the lands are patented. 

(d) Selection.— 
 (1)
Joint selection required.—The Secretary and the unit of local government in whose jurisdiction lands referred to in subsection (a) are located shall jointly select lands to be offered for sale or exchange under this section. The
Secretary shall coordinate land disposal activities with the unit of local government in whose jurisdiction such lands are located. Land disposal activities of the Secretary shall be consistent with local land use planning and zoning requirements
and recommendations. 
 (2) Offering.—After land has been selected in accordance with this subsection, the Secretary shall make
the first offering of land as soon as practicable after the date of the enactment of this Act. 
 (e) Disposition of Proceeds.—

 (1) Land sales.—Of the gross proceeds of sales of land under this subsection in a fiscal year— 

(A) 5 percent shall be paid directly to the State of Nevada for use in the general education program of the State; 

 (B) 10 percent shall be paid directly to the Southern Nevada Water Authority for water treatment
and transmission facility infrastructure in Clark County, Nevada; and 
 (C) the remainder shall be deposited in a special account in the
Treasury of the United States for use pursuant to the provisions of paragraph (3). Amounts in the special account shall be available to the Secretary without further appropriation and shall remain available until expended. 

SEC. 4. DISPOSAL AND EXCHANGE (continued) 
  

	 	(e)	Disposition of Proceeds. (continued) 

 (2) Land exchanges.— 

(A) Payments.—In the case of a land exchange under this section, the non-Federal party shall provide direct payments to the State
of Nevada and the Southern Nevada Water Authority in accordance with paragraphs (1)(A) and (B). The payments shall be based on the fair market value of the Federal lands to be conveyed in the exchange and shall be considered a cost incurred by
the non-Federal party that shall be compensated by the Secretary if so provided by any agreement to initiate exchange. 
 (B) Pending
exchanges.—The provisions of this Act, except this subsection and subsections (a) and (b), shall not apply to any land exchange for which an initial agreement to initiate an exchange was signed by an authorized representative of the
exchange proponent and an authorized officer of the Bureau of Land Management prior to February 29, 1996. 
 SEC. 4. DISPOSAL AND EXCHANGE
(continued) 
  

	 	(e)	Disposition of Proceeds. (continued) 

 (3) Availability of special account.—

 (A) In general.—Amounts deposited in the special account may be expended by the Secretary for— 

(i) the acquisition of environmentally sensitive land in the State of Nevada in accordance with subsection (h), with priority given to lands
located within Clark County; 
 (ii) capital improvements at the Lake Mead National Recreation Area, the Desert National Wildlife Refuge,
the Red Rock Canyon National Conservation Area and other areas administered by the Bureau of Land Management in Clark County, and the Spring Mountains National Recreation Area; 

 (iii) development of a multi-species habitat conservation plan in Clark County, Nevada; 

(iv) development of parks, trails, and natural areas in Clark County, Nevada, pursuant to a cooperative agreement with a unit of local
government; and 
 (v) reimbursement of costs incurred by the local offices of the Bureau of Land Management in arranging sales or exchanges
under this Act. 
 (B) Procedures.—The Secretary shall coordinate the use of the special account with the Secretary of
Agriculture, the State of Nevada, local governments, and other interested persons, to ensure accountability and demonstrated results. 
 (C)
Limitation.—Not more than 25 percent of the amounts available to the Secretary from the special account in any fiscal year (determined without taking into account amounts deposited under subsection (g)(4)) may be used in any fiscal year
for the purposes described in subparagraph (A)(ii). 
 (f) Investment of Special Account.—All funds deposited as principal in the
special account shall earn interest in the amount determined by the Secretary of the Treasury on the basis of the current average market yield on outstanding marketable obligations of the United States of comparable maturities. Such interest shall
be added to the principal of the account and expended according to the provisions of subsection (e)(3). 
 SEC. 4. DISPOSAL AND EXCHANGE (continued)

 (g) Airport Environs Overlay District Land Transfer.—Upon request of Clark County, Nevada, the Secretary shall transfer to
Clark County, Nevada, without consideration, all right, title, and interest of the United States in and to the lands identified in the Agreement, subject to the following: 

(1) Valid existing rights. 
 (2)
Clark County agrees to manage such lands in accordance with the Agreement and with section 47504 of title 49, United States Code (relating to airport noise compatibility planning), and regulations promulgated pursuant to that section. 

(3) Clark County agrees that if any of such lands are sold, leased, or otherwise conveyed or leased by Clark County, such sale, lease, or other
conveyance shall contain a limitation which requires uses compatible with the Agreement and such Airport Noise Compatibility Planning provisions. 

 (4) Clark County agrees that if any of such lands are sold, leased, or otherwise conveyed by
Clark County, such lands shall be sold, leased, or otherwise conveyed for fair market value. Clark County shall contribute 85 percent of the gross proceeds from the sale, lease, or other conveyance of such lands directly to the special account. If
any of such lands sold, leased, or otherwise conveyed by Clark County are identified on the map referenced in section 2(a) of the Act entitled “An Act to provide for the orderly disposal of certain Federal lands in Nevada and for the
acquisition of certain other lands in the Lake Tahoe Basin, and for other purposes”, approved December 23, 1980 (94 Stat. 3381; commonly known as the “Santini-Burton Act”), the proceeds contributed to the special account by Clark
County from the sale, lease, or other conveyance of such lands shall be used by the Secretary of Agriculture to acquire environmentally sensitive land in the Lake Tahoe Basin pursuant to section 3 of the Santini-Burton Act. Clark County shall
contribute 5 percent of the gross proceeds from the sale, lease, or other conveyance of such lands directly to the State of Nevada for use in the general education program of the State, and the remainder shall be available for use by the Clark
County Department of Aviation for the benefit of airport development and the Noise Compatibility Program. 
 SEC. 5. ACQUISITIONS. 

(a) Acquisitions.— 

(1) Definition.—For purposes of this subsection, the term “environmentally sensitive land” means land or an interest in
land, the acquisition of which the United States would, in the judgment of the Secretary or the Secretary of Agriculture— 
 (A)
promote the preservation of natural, scientific, aesthetic, historical, cultural, watershed, wildlife, and other values contributing to public enjoyment and biological diversity; 

(B) enhance recreational opportunities and public access; 

(C) provide the opportunity to achieve better management of public land through consolidation of Federal ownership; or 

(D) otherwise serve the public interest. 

(2) In general.—After the consultation process has been completed in accordance with paragraph (3), the Secretary may acquire with
the proceeds of the special account environmentally sensitive land and interests in environmentally sensitive land. Lands may not be acquired under this section without the consent of the owner thereof. Funds made available from the special account
may be used with any other funds made available under any other provision of law. 
 (3) Consultation.—Before initiating efforts
to acquire land under this subsection, the Secretary or the Secretary of Agriculture shall consult with the State of Nevada and with local government within whose jurisdiction the lands are located, including appropriate planning and regulatory
agencies, and with other interested persons, concerning the necessity of making the acquisition, the potential impacts on State and local government, and other appropriate aspects of the acquisition. Consultation under this paragraph is in addition
to any other consultation required by law. 

 SEC. 5. ACQUISITIONS (continued) 

(b) Administration.—On acceptance of title by the United States, land and interests in land acquired under this section that is
within the boundaries of a unit of the National Forest System, National Park System, National Wildlife Refuge System, National Wild and Scenic Rivers System, National Trails System, National Wilderness Preservation System, any other system
established by Act of Congress, or any national conservation or national recreation area established by Act of Congress— 
 (1) shall
become part of the unit or area without further action by the Secretary or Secretary of Agriculture; and 
 (2) shall be managed in
accordance with all laws and regulations and land use plans applicable to the unit or area. 
 (c) Determination of Fair Market
Value.—The fair market value of land or an interest in land to be acquired by the Secretary or the Secretary of Agriculture under this section shall be determined pursuant to section 206 of the Federal Land Policy and Management Act of 1976
and shall be consistent with other applicable requirements and standards. Fair market value shall be determined without regard to the presence of a species listed as threatened or endangered under the Endangered Species Act of 1973 (16 U.S.C. 1531
et seq.). 
 (d) Payments in Lieu of Taxes.—Section 6901(1) of title 31, United States Code, is amended as follows: 

(1) By striking “or” at the end of subparagraph (F). 

(2) By striking the period at the end of subparagraph (G) and inserting “;or”. 

(3) By adding at the end the following: 

“(H) acquired by the Secretary of the Interior or the Secretary of Agriculture under section 5 of the Southern Nevada Public Land
Management Act of 1998 that is not otherwise described in subparagraphs (A) through (G).”. 
 SEC. 6. REPORT. 

The Secretary, in cooperation with the Secretary of Agriculture, shall submit to the Committee on Energy and Natural Resources of the Senate
and the Committee on Resources of the House of Representatives an annual report on all transactions under this Act. 

 SEC. 7. RECREATION AND PUBLIC PURPOSES ACT. 

(a) Transfer of Reversionary Interest.— 

(1) In general.—Upon request by a grantee of lands within Clark County, Nevada, that are subject to a lease or patent issued under
the Recreation and Public Purposes Act, the Secretary may transfer the reversionary interest in such lands to other non-Federal lands. The transfer of the reversionary interest shall only be made to lands of equal value, except that with respect to
the State of Nevada or a unit of local government an amount equal to the excess (if any) of the fair market value of lands received by the unit of local government over the fair market value of lands transferred by the unit of local government shall
be paid to the Secretary and shall be treated under subsection (e)(1) of section 4 as proceeds from the sale of land. For purposes of this subsection, the fair market value of lands to be transferred by the State of Nevada or a unit of local
government may be based upon a statement of value prepared by a qualified appraiser. 
 (2) Terms and conditions applicable to lands
acquired.—Land selected under this subsection by a grantee described in paragraph (1) shall be subject to the terms and conditions, uses, and acreage limitations of the lease or patent to which the lands transferred by the grantee were
subject, including the reverted provisions, under the Recreation and Public Purposes Act. 
 (b) Affordable Housing.—The
Secretary, in consultation with the Secretary of Housing and Urban Development, may make available, in accordance with section 203 of the Federal Land Planning and Management Act of 1976, land in the State of Nevada at less than fair market value
and under other such terms and conditions as he may determine for affordable housing purposes. Such lands shall be made available only to State or local governmental entities, including local public housing authorities. For the purposes of this
subsection, housing shall be considered to be affordable housing if the housing serves low-income families as defined in section 104 of the Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 12704). 

SEC. 8. BOUNDARY MODIFICATION OF RED ROCK CANYON NATIONAL CONSERVATION AREA. 

Section 3(a)(2) of the Red Rock Canyon National Conservation Area Establishment Act of 1990 (16 U.S.C. 460ccc-1(a)(2)) is amended to read
as follows: 
 “(2) The conservation area shall consist of approximately 195,780 acres as generally depicted on the map entitled
‘Red Rock Canyon National Conservation Area Administrative Boundary Modification, dated August 8, 1996.” 

 Exhibit C 

to 
 Lease Agreement

 PRO FORMA DEVELOPMENT COSTS 

INTENTIONALLY OMITTED 

  
 62 

 Exhibit D 

to 
 Lease Agreement

 DESCRIPTION OF PREMISES 

(Attached) 

  
 63 

 LEGAL DESCRIPTION 

BUILDINGS G1 & G2 
 BEING A PORTION OF
THE SOUTHWEST QUARTER. (SW  1⁄4) OF THE NORTHEAST QUARTER (NE  1⁄4 )
OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M. CLARK COUNTY, NEVADA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: 
 BEGINNING FROM A POINT OF
COMMENCEMENT AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER (SW  1⁄4) OF THE NORTHEAST QUARTER (NE  1⁄4); 
 THENCE ALONG THE EASTERLY LINE THEREOF, NORTH 00°00’53” WEST A DISTANCE OF 438.55’; 

THENCE DEPARTING SAID EASTERLY LINE, SOUTH 89°59’07” WEST TO THE TRUE POINT OF BEGINNING; 

THENCE SOUTH 89°59’34” WEST, A DISTANCE OF 540.35’; 

THENCE NORTH 39°59’34” WEST, A DISTANCE OF 39.97’; 

THENCE SOUTH 87°10’11” WEST, A DISTANCE OF 333.87’; 

THENCE NORTH 00°31’03” EAST, A DISTANCE OF 165.57’; 

THENCE NORTH 87°03’48” EAST, A DISTANCE OF 309.86’; 

THENCE NORTH 00°20’33” EAST, A DISTANCE OF 303.11’; 

THENCE NORTH 86°56’51” EAST, A DISTANCE OF 555.81’ TO A POINT ON A TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 30.00’; 

THENCE SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 93°2’16”, AN ARCH LENGTH OF 48.71’ TO A POINT ON THE EASTERLY LINE OF THE
SW  1⁄4 OF THE NE  1⁄4 OF SECTION 1; 

THENCE SOUTH 00°00’53”
EAST ALONG SAID EASTERLY LINE, A DISTANCE OF 498.26’ TO THE POINT OF BEGINNING; 
 CONTAINING 8.09 ACRES, MORE OR LESS. 

KENDARD F. MIZE, P.E. 
 PROFESSIONAL ENGINEER 

NEVADA CERTIFICATE N0.10935 
 EXPIRES 12-31-05 

 

 

 Exhibit E 

to 
 Lease Agreement

 LIST OF COMPATIBLE USES 

(Attached) 

  
 64 

 COMPATABLE USES 

 

							
	 MANUFACTURING PERMITTED USES
  
	  	MD	  	MANUFACTURING PERMITTED USES	  	MD
	 Antiques
  
	  		  	Diaper Service	  	
	 Appliance Repair
  
	  		  	Dry Cleaner	  	
	 Arcade
  
	  		  	Dry Cleaner Office – See also “Laundry Services”	  	
	 Art Gallery/Studio
  
	  		  	Dry Cleaning Plant	  	
	 Auction, Auto Auction
  
	  		  	Electronic Equipment Sales and Service	  	
	 Auto Detailing – Accessory or Wash Related; See also “Car Wash”

 
	  		  	Emergency Care Facility	  	
	 Automobile Maintenance
  
	  		  	Equipment Rental	  	
	 Automobile Rental
  
	  		  	 Equipment Sales/Rental/Service, Construction or Heavy Equipment

 
	  	
	 Automobile Repair
  
	  		  	Exhibit Facility (in conjunction)	  	
	 Banquet Facilities
  
	  		  	Exotic Animals	  	
	 Beverage Plant
  
	  		  	Feed Store	  	
	 Billiard Hall
  
	  		  	Financial Services	  	
	 Boat Repair
  
	  		  	Food Poisoning	  	
	 Boat Building
  
	  		  	 Funeral Home
  
	  	
	 Body Piercing
  
	  		  	 Furniture Manufacturing
  
	  	
		  		  	 Furniture Repair
  
	  	
	 Book Binding
  
	  		  	 Grocery Store
  
	  	
	 Car Wash
  
	  		  	 Gunsmith
  
	  	
	 Caterer
  
	  		  	 Hardware Store
  
	  	
	Communication Towers and Antennas (as related to tenant usage in office or industrial building or as attached to office building	  		  	 Health Club
  
	  	
		  		  	 Home Improvement Center
  
	  	
	 Construction Storage, Temporary
  
	  		  	Household Pet — See also “Kennel”	  	
	 Convenience Stores
  
	  		  	Ice and Cold Storage Plant	  	
	 Copy Center
  
	  		  	 Janitorial Service
  
	  	
	 Day Care (as allowed in CMA)
  
	  		  	Jewelry Making — Excluding Smelting of Metal	  	

  
 1 of 3 

 COMPATABLE USES 

 

							
	 MANUFACTURING PERMITTED USES
  
	  	MD	  	MANUFACTURING PERMITTED USES	  	MD
	 Jewelry Repair
	  		  	 Pest Examination
  
	  	
	 Jewelry Sales — Including Secondhand Sales
  
	  		  	 Pet Store
	  	
	 Kennel (See also “Veterinary Service”)
  
	  		  	 Pharmacy
	  	
	 Laboratory — Medical/Dental
  
	  		  	 Pharmaceutical Manufacturing
	  	
	 Laboratory — Experimental
  
	  		  	 Photographic Studio
	  	
	 Large scale retail business
  
	  		  	 Plant Nursery
	  	
	 Laundromat
  
	  		  	 Postal Services
	  	
	 Laundry Service
  
	  		  	 Print Shop
	  	
	 Library
  
	  		  	 Psychic Arts
	  	
	 Locksmith
  
	  		  	 Public Address Systems (See 30.68.020)
	  	
	 Manufactured Home Assembly/Repair
  
	  		  	 Public Utility Structures, including 35 kv or greater Transmission Lines (Not including communication towers and antennas)

 
	  	
	 Manufactured Home Sales
  
	  		  	 Public/Quasi-Public Buildings & Facilities
	  	
	 Manufacturing – Light
  
	  		  	 Reclamation Facility
	  	
	 Marine Sales
	  		  	 Recording Studio
  
	  	
	 Mini-Warehouse
	  		  	 Recreational Facility
  
	  	
	Mobile Food Vendors	  		  	 Recreational Vehicle Repair
  
	  	
	Monorail	  		  	 Recreational Vehicle Sales
  
	  	
	Monument Sales	  		  	 Recreational Vehicle and Boat Storage
  
	  	
	Movie Theatre	  		  	 Recyclable Collection
  
	  	
	Office, General	  		  	 Rental Store
  
	  	
	Outside Storage	  		  	 Restaurant
  
	  	
	Parking Lot	  		  	 Retail Sales and Service
  
	  	
	Pawn Shop	  		  	 School – Trade or Professional
  
	  	
	Permanent Make-Up	  		  	 Seasonal Outdoor Sales; See also “Temporary Outdoor Commercial Event”

 
	  	
	 Personal Services
  
	  		  	 Second Hand Store
  
	  	

  
 2 of 3 

 COMPATABLE USES 

 

							
	 MANUFACTURING PERMITTED USES
  
	  	MD	  	MANUFACTURING PERMITTED USES	  	MD
	Security Services	  		  	 Temporary Government Facilities
  
	  	
	 Service Bar
  
	  		  	 Temporary Outdoor Commercial Event; See also “Seasonal Outdoor Sales” and “Carnival/Circus Temporary Use”

 
	  	
	 Service Station
  
	  		  	 Tire Sales and Installation
  
	  	
	Shoe Repair	  		  	 Training Facilities
  
	  	
	 Shopping Center
  
	  		  	Transportation Service (Including tour guide services)	  	
	 Sign Manufacturing
  
	  		  	Truck/Trailer Rental	  	
	 Spa/Retreat
  
	  		  	Truck Repair	  	
	 Sporting Goods
  
	  		  	Truck Fueling	  	
	 Sporting Goods — Firearms
  
	  		  	Union Hall	  	
	 Sun Tanning
  
	  		  	Watch/Small Clock Repair	  	
	 Swap Meets
  
	  		  	Watchman’s Manufactured Home	  	
	 Tattoo
  
	  		  		  	
	 Tavern (only as approved by special use permit)
  
	  		  		  	
	 Taxidermist
  
	  		  		  	
	 Temporary Trailer/Office/Commercial
  
	  		  		  	

 Note: Any compatible users or than Permitted Use under the Clark County
Zoning Code for MD Zoning will require additional permitted as specified by the Code. 

  
 3 of 3 

 FIRST AMENDMENT TO LEASE 

Las Vegas Digital Exchange Campus 

THIS FIRST LEASE AMENDMENT (“Amendment”) is entered into as of this 19th
day of February, 2013, by and between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited liability company (“Tenant”) and amends the
Lease Agreement between Landlord and Tenant dated April 24, 2012 (“Lease”) pursuant to which Tenant leased from Landlord the “Existing Premises” consisting of 24,967 rentable square feet, designated as Suite
300 at 6795 Edmond Street, Las Vegas Nevada (“Building”). 
 For good and valuable consideration, receipt of which is
hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	 	1.	Rental Area. 

 Commencing on the Expansion Premises Commencement Date (as defined below)
Tenant shall Lease, and the Premises shall be expanded to include an additional 19,928 rentable square feet in the Building (the “Expansion Premises”) comprised as follows: 

Suite 160: 6,989 RSF / 6,233 USF 

Suite 260: 12,939 RSF / 11,540 USF  

TOTAL: 19,928 RSF / 17,773 USF 

The Expansion Premises is more particularly described in Exhibit A, as attached hereto and incorporated herein. 

The lease and occupancy, by Tenant, of the Expansion Premises, shall be subject to the terms and conditions of the Lease and the term
“Premises” as used throughout the Lease (subject to this Amendment) shall include the Expansion Premises. 
  

	 	2.	Term. 

 The term of the lease for the Expansion Premises shall be coterminous with the
Term of the Lease (“Expansion Premises Term”). 
  

	 	3.	Commencement Date/Early Occupancy. 

 The “Expansion Premises Commencement
Date” for the Expansion Premises is: March 1, 2013. 
 Tenant shall be allowed access to the Expansion Premises (without charge
and without affecting the Expansion Premises Commencement Date) commencing on February 15, 2013 for the limited purpose of installing wiring, telephone service and furniture and for performing other work as Tenant deems necessary; provided such
access is in an orderly manner so as to avoid unreasonably interfering with or interrupting the Landlord’s construction of the Building/Expansion Premises or normal business operations and quiet enjoyment of the other occupants in the Building,
in full compliance with all Building rules and regulations (as reasonably adopted by Landlord for the construction of the Building) and all applicable governmental laws, rules, regulations, and codes. Tenant’s access and use of the Expansion
Premises, for any reason (including but not limited to the performance of Tenant’s Work), shall be subject to Tenant’s compliance with every provisions of the Lease, except that Tenant shall not be liable for the payment of Rent until the
Expansion Premises Commencement Date. Tenant shall obtain any and all permits, licenses, and approvals that may be required in order to make lawful Tenant’s entry onto the Building/Expansion Premises and performance of the Tenant’s Work.
The rights granted to Tenant by this paragraph shall be restricted solely to the Expansion Premises and shall not extend to any other portion of the Building without Landlord’s prior written consent. Neither Landlord nor Landlord’s
contractors shall have any responsibility or liability whatsoever for the maintenance of the Expansion Premises or any work performed by Tenant prior to the Expansion Premises Commencement Date. Tenant’s activities within the Building/Expansion
Premises prior to the Expansion Premises Commencement Date shall be at its sole risk, and neither Landlord nor 

  
 - 1 - 

 
Landlord’s contractors shall be responsible for the safety of Tenant or its agents or employees, or for the condition or loss of any items of personal property brought onto the
Building/Expansion Premises. Tenant assumes full responsibility for any work performed and for all damages or losses arising from Tenant’s entry on the Building/Expansion Premises or performance of any work suffered by Tenant, Landlord, or
either party’s agents, contractors, employees, or invitees, whether such damage or loss occurs in the Expansion Premises or in any other part of the Building. Tenant shall defend, indemnify, protect, and hold harmless Landlord, its heirs,
successors, assigns, and Landlord’s Affiliates, against and from all liabilities, obligations, losses, damages, penalties, claims, liens, costs, and expenses (including, without limitation, attorney’s fees) paid, suffered, or incurred by
Landlord as a result of any breach by Tenant of any covenant or condition of this paragraph, arising from Tenant’s early entry onto the Building/Expansion Premises. 
  

	 	4.	Base Rent. 

 Commencing on the Expansion Premises Commencement Date and continuing during
the Expansion Premises Term the monthly Base Rent (on a Modified Gross basis) for the Expansion Premises shall be as follows: 
  

									
	 Term
	  	RSF	 	  	Rate/RSF/Month	 
	 03/01/13-08/31/13
	  	 	6,500	 	  	$	11,570.00 ($1.78 RSF)	 
	 09/01/13-12/31/13
	  	 	13,000	 	  	$	23,140.00 ($1.78 RSF)	 
	 01/01/14-05/16/14
	  	 	19,928	 	  	$	35,471.84 ($1.78 RSF)	 
	 05/17/14-05/16/15
	  	 	19,928	 	  	$	36,468.24 ($1.83 RSF)	 
	 05/17/15-05/16/16
	  	 	19,928	 	  	$	37,663.92 ($1.89 RSF)	 
	 05/17/16-05/16/17
	  	 	19,928	 	  	$	38,859.60 ($1.95 RSF)	 

 Concurrent with the mutual execution and delivery of this Amendment, Tenant shall provide Landlord with the
1st month’s Base Rent, which shall be applied at the beginning of the 1st month of the Expansion Premises Term. 
  

	 	5.	Special Operating Expenses/Operating Expenses 

 During Months 1 – 6 of the Expansion
Premises Term (3/01/13 to 8/31/13), Tenant shall be responsible for payment of “Special Operating Expenses” in the amount of: $2,600.00 per month (for 6,500 rentable square feet x $0.40 per rentable square feet). 

Tenant is solely responsible for the cost of in-suite janitorial, HVAC and electrical services supplied to the Expansion Premises. 

Tenant acknowledges that Operating Expenses (as defined in Section 4.2 of the Lease) are, in part, calculated as follows for the Expansion
Premises: 
 “Project Common Area Expenses:” Consists of the maintenance and up-keep of developed perimeter Landscaping areas
(generally located parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall initially be responsible for Project
Common Area Expenses equal to: 2.704%. 
 [The method for calculation of the Building’s prorata share of Project Common Area Expenses
shall be based on the number of acres of land assigned to the Building divided by the total number of acres in the Project. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the
Premises divided by the total square feet in the Building] 

  
 - 2 - 

 “Complex Common Area Expenses.” Consists of Operating Expense obligations of that
certain block of buildings (the “Complex”); including, but not limited to expenses shared by multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible for
Complex Common Area Expenses equal to: 13.875%. 
 [The method for calculation of the prorata share of the Complex Common Area Expenses
shall be based upon the acreage of the Building Area divided by the acreage of the Complex. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total
square feet in the Building] 
 “Building Common Area Expenses:” Consists of Operating Expense obligations of the Building
including, but are not limited to: (i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for Building Common Area Expenses equal
to: 27.562%. 
 [The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of
the Premises divided by the total square feet in the Building] 
  

	 	6.	AS IS. 

 Tenant accepts the Expansion Premises in its “as is” condition.

  

	 	7.	Parking. 

 Commencing on the Expansion Premise Commencement Date (and continuing for the
Expansion Premises Term) and subject to Exhibit F of the Lease, Tenant shall be allocated the following parking spaces for the Expansion Premises: 59 standard parking spaces (uncovered/unreserved) and 20 covered/reserved parking spaces, free of
charge, for the duration of the Expansion Premises Term. 
  

	 	8.	Existing Furniture. 

 Tenant shall be allowed to use the existing furniture, fixtures and
equipment (“FF&E”) which exist in Expansion Premises, at the Expansion Premises Commencement Date, at no additional charge. Landlord makes no warranty or representation as to the condition of such FF&E, nor its compatibility
with Tenant’s use thereof. Tenant accepts the FF&E “AS IS” without any Landlord representation. The FF&E shall remain the property of Landlord and may not be removed by Tenant. At the expiration of the Expansion
Premises Term (or prior termination), Tenant shall restore the FF&E to its prior condition, normal wear and tear excepted. 
 9. Except
to the extent that terms are defined herein to the contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 

10. Except as expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease. 

11. Except as modified by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and
confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to the subject matter contained herein. 

12, The parties agree that no commission is owed in connection with the execution of this Amendment. Landlord and Tenant covenant to pay, hold
harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with respect to this Amendment or the negotiation
hereof. 
 13. The parties hereto may execute this Amendment simultaneously, in any number of counterparts, or in facsimile copies, each of
which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 
 IN WITNESS WHEREOF, Landlord and
Tenant have executed this Amendment as of the date first above written. 
 [Signatures on Following Page] 

  
 - 3 - 

							
	 	 	LANDLORD:	  	TENANT:
			
		 	 BELTWAY BUSINESS PARK
 OFFICE NO. 2,
LLC,
 a Nevada limited liability company
	  	 INNEVATION L.L.C.,
 a Nevada limited liability
company

			
		 	MANAGER:	  	MANAGER:
		 	 Majestic Beltway Office Buildings, LLC,

a Delaware limited liability company
	  	Switch Communications Group, LLC, a Nevada limited liability company
			
		 	Majestic Realty Co., a California corporation,	  	
		 	Manager’s Agent	  	By:  /s/ Rob
Roy                                      
	By:	 		 	/s/ Edward P. Roski, Jr.	  	Its:  Chief Executive Officer                    
	Its:	 		 	President and Chairman of the Board	  	
	By:	 		 	 	  	
	Its:	 		 	 	  	
			
		 	MANAGER:	  	
		 	 Thomas & Mack Beltway, LLC
 a
Nevada limited liability company
	  	
	By:	 		 	/s/ Thomas A. Thomas	  	
		 		 	Thomas A. Thomas, Manager	  	

  
 - 4 - 

 EXHIBIT A 

EXPANSION PREMISES 
 (See
Attached) 

  
 - 5 - 

 

 

 

 

 SECOND AMENDMENT TO LEASE 

Las Vegas Digital Exchange Campus 

THIS SECOND LEASE AMENDMENT (“Amendment”) is entered into as of this 14th day
of March, 2013, by and between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited liability company (“Tenant”) and amends the Lease
Agreement between Landlord and Tenant dated April 24, 2012 as amended on February 19, 2013 (collectively the “Lease”) pursuant to which Tenant leased from Landlord the “Existing Premises” consisting of 24,967
rentable square feet, designated as Suite 300 and 19,928 rentable square feet, designated as Suites 160 and 260; all at 6795 Edmond Street, Las Vegas Nevada (“Building”). 

For good and valuable consideration, receipt of which is hereby acknowledged, Landlord and Tenant hereby agree as follows: 

 

	 	1.	Rental Area. 

 Commencing on the 2nd
Expansion Premises Commencement Date (as defined below) Tenant shall Lease, and the Premises shall be expanded to include an additional 4,095 rentable square feet (3,653 USF) in the Building (the “2nd Expansion Premises”) comprising Suite 120. 
 The 2nd Expansion Premises is more particularly described in Exhibit A, as attached hereto and incorporated herein. 

The lease and occupancy, by Tenant, of the 2nd Expansion Premises, shall be subject to the
terms and conditions of the Lease and the term “Premises” as used throughout the Lease (subject to this Amendment) shall include the 2nd Expansion Premises. 

 

	 	2.	Term. 

 The term of the lease for the
2nd Expansion Premises shall be coterminous with the Term of the Lease (“2nd Expansion Premises Term”). 

 

	 	3.	Commencement Date/Early Occupancy. 

 The “2nd Expansion Premises Commencement Date” for the 2nd Expansion Premises is: March 1, 2013. 

Tenant shall be allowed access to the 2nd Expansion Premises (without charge and without
affecting the 2nd Expansion Premises Commencement Date) commencing on February 15, 2013 for the limited purpose of installing wiring, telephone service and furniture and for performing other
work as Tenant deems necessary; provided such access is in an orderly manner so as to avoid unreasonably interfering with or interrupting the Landlord’s construction of the Building/2nd
Expansion Premises or normal business operations and quiet enjoyment of the other occupants in the Building, in full compliance with all Building rules and regulations (as reasonably adopted by Landlord for the construction of the Building) and all
applicable governmental laws, rules, regulations, and codes. Tenant’s access and use of the 2nd Expansion Premises, for any reason (including but not limited to the performance of
Tenant’s Work), shall be subject to Tenant’s compliance with every provisions of this Lease, except that Tenant shall not be liable for the payment of Rent until the 2nd Expansion
Premises Commencement Date. Tenant shall obtain any and all permits, licenses, and approvals that may be required in order to make lawful Tenant’s entry onto the Building/2nd Expansion
Premises and performance of the Tenant’s Work. The rights granted to Tenant by this paragraph shall be restricted solely to the 2nd Expansion Premises and shall not extend to any other
portion of the Building without Landlord’s prior written consent. Neither Landlord nor Landlord’s contractors shall have any responsibility or liability whatsoever for the maintenance of the
2nd Expansion Premises or any work performed by Tenant prior to the 2nd Expansion Premises Commencement Date. Tenant’s activities within
the Building/2nd Expansion Premises prior to the 2nd Expansion Premises Commencement Date shall be at its sole risk, and neither Landlord nor
Landlord’s contractors shall be responsible for the safety of Tenant or its agents or employees, or for the condition or loss of any items of personal property brought onto the 

  
 - 1 - 

 
Building/2nd Expansion Premises. Tenant assumes full responsibility for the any work performed and for all damages or losses arising from
Tenant’s entry on the Building/2nd Expansion Premises or performance of any work suffered by Tenant, Landlord, or either party’s agents, contractors, employees, or invitees, whether such
damage or loss occurs in the 2nd Expansion Premises or in any other part of the Building. Tenant shall defend, indemnify, protect, and hold harmless Landlord, its heirs, successors, assigns, and
Landlord’s Affiliates, against and from all liabilities, obligations, losses, damages, penalties, claims, liens, costs, and expenses (including, without limitation, attorney’s fees) paid, suffered, or incurred by Landlord as a result of
any breach by Tenant of any covenant or condition of this paragraph, arising from Tenant’s early entry onto the Building/2nd Expansion Premises. 

 

	 	4.	Base Rent/Abatement. 

 Commencing on the
2nd Expansion Premises Commencement Date and continuing during the 2nd Expansion Premises Term the monthly Base Rent (on a Modified Gross
basis) for the 2nd Expansion Premises shall be as follows: 
  

					
	 Term
	  	RSF	  	Rate/RSF/Month
	 Months 1 – 5
	  	4,095	  	Abated
	 Months 6 – 12
	  	4,095	  	$7,084.35 ($1.73 RSF)
	 Months 13 – 24
	  	4,095	  	$7,289.10 ($1.78 RSF)
	 Months 25 – 36
	  	4,095	  	$7,534.80 ($1.84 RSF)
	 Months 37 – 5/16/17
	  	4,095	  	$7,739.55 ($1.89 RSF)

 Provided Tenant is not in default under this Lease, beyond any applicable notice and cure period, Tenant shall
be entitled to an abatement of Base Rent (the “Abated Base Rent”) for months: 1-5 (the “Abated Base Rent Period”) of the 2nd Expansion Premises Term. In the event
Tenant defaults (at any time following all applicable notice and cure periods), all unamortized Abated Base Rent shall immediately become due and payable. The payment by Tenant of the unamortized portion of the Abated Base Rent in the event of a
default shall not limit or affect any of Landlord’s other rights, pursuant to this Amendment, the Lease or at law or in equity. Only Base Rent, as set forth above, during the Abated Base Rent Period, shall be abated and all other additional
rent shall remain as due and payable pursuant to the provisions of this Lease. 
 Concurrent with the mutual execution and delivery of this
Amendment, Tenant shall provide Landlord with the 6th month’s Base Rent, which shall be applied at the beginning of the 6th month of the
2nd Expansion Premises Term. 
  

	 	5.	Operating Expenses 

 Tenant is solely responsible for the cost of in-suite janitorial,
HVAC and electrical services supplied to the 2nd Expansion Premises. 
 Tenant
acknowledges that Operating Expenses (as defined in Section 4.2 of the Lease) are, in part, calculated as follows for the 2nd Expansion Premises: 

“Project Common Area Expenses:” Consists of the maintenance and up-keep of developed perimeter Landscaping areas (generally located
parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall initially be responsible for Project Common Area
Expenses equal to: 0.550%. 
 [The method for calculation of the Building’s prorata share of Project Common Area Expenses shall be
based on the number of acres of land assigned to the Building divided by the total number of acres in the Project. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises
divided by the total square feet in the Building] 

  
 - 2 - 

 “Complex Common Area Expenses.” Consists of Operating Expense obligations of that
certain block of buildings (the “Complex”); including, but not limited to expenses shared by multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible for
Complex Common Area Expenses equal to: 2.823%. 
 [The method for calculation of the prorata share of the Complex Common Area Expenses
shall be based upon the acreage of the Building Area divided by the acreage of the Complex. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total
square feet in the Building] 
 “Building Common Area Expenses:” Consists of Operating Expense obligations of the Building
including, but are not limited to: (i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for Building Common Area Expenses equal
to: 5.608 %. 
 [The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of
the Premises divided by the total square feet in the Building] 
  

	 	6.	AS IS. 

 Tenant accepts the 2nd
Expansion Premises in its “as is” condition. 
  

	 	7.	Parking. 

 Commencing on the 2nd
Expansion Premise Commencement Date (and continuing for the 2nd Expansion Premises Term) and subject to Exhibit F of the Lease, Tenant shall be allocated the following parking spaces for the 2nd Expansion Premises: 18 standard parking spaces (uncovered/unreserved) and 2 covered/reserved parking spaces, free of charge, for the duration of the
2nd Expansion Premises Term. 
 8. Except to the extent that terms are defined herein to
the contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 
 9. Except as
expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease. 
 10. Except as
modified by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to
the subject matter contained herein. 
 11, The parties agree no commission earned in connection with the execution of this Amendment.
Landlord and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with
respect to this Amendment or the negotiation hereof. 
 12. The parties hereto may execute this Amendment simultaneously, in any number of
counterparts, or in facsimile copies, each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written. 

[Signatures on Following Page] 

  
 - 3 - 

							
		 		 	LANDLORD:	  	TENANT:
			
		 	 BELTWAY BUSINESS PARK
 OFFICE NO. 2,
LLC,
 a Nevada limited liability company
	  	 INNEVATION L.L.C.,
 a Nevada limited liability
company

			
		 	MANAGER:	  	MANAGER:
		 	 Majestic Beltway Office Buildings, LLC,

a Delaware limited liability company
	  	Switch Communications Group, LLC, a Nevada limited liability company
			
		 	Majestic Realty Co., a California corporation,	  	
		 	Manager’s Agent	  	By:  /s/ Rob
Roy                                      
				
	By:	 		 	/s/ Edward P. Roski, Jr.	  	Its:  Chief Executive Officer                    
				
	Its:	 		 	President and Chairman of the Board	  	
				
	By:	 		 	 	  	
				
	Its:	 		 	 	  	
			
		 	MANAGER:	  	
		 	 Thomas & Mack Beltway, LLC
 a
Nevada limited liability company
	  	
				
	By:	 		 	/s/ Thomas A. Thomas	  	
		 		 	Thomas A. Thomas, Manager	  	

  
 - 4 - 

 EXHIBIT A 

2ND EXPANSION PREMISES 

(See Attached) 

 

 

 THIRD AMENDMENT TO LEASE 

Las Vegas Digital Exchange Campus 

THIS THIRD LEASE AMENDMENT (“Amendment”) is entered into as of this 20th
day of August, 2013, by and between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited liability company (“Tenant”) and amends the
Lease Agreement between Landlord and Tenant dated April 24, 2012 as amended (collectively the “Lease”) pursuant to which Tenant leased from Landlord the “Existing Premises” consisting of 24,967 rentable square
feet, designated as Suite 300 and 19,928 rentable square feet, designated as Suites 160, 120 and 260; all at 6795 Edmond Street, Las Vegas Nevada (“Building”). 

For good and valuable consideration, receipt of which is hereby acknowledged, Landlord and Tenant hereby agree as follows: 

 

	 	1.	Rental Area. 

 Commencing on the 3rd
Expansion Premises Commencement Date (as defined below) Tenant shall Lease, and the Premises shall be expanded to include an additional 1,356 rentable square feet (1,210 USF) in the Building (the “3rd Expansion Premises”) comprising Suite 215. 
 The 3rd Expansion Premises is more particularly described in Exhibit A, as attached hereto and incorporated herein. 

The lease and occupancy, by Tenant, of the 3rd Expansion Premises, shall be subject to the
terms and conditions of the Lease and the term “Premises” as used throughout the Lease (subject to this Amendment) shall include the 3rd Expansion Premises. 

 

	 	2.	Term. 

 The term of the lease for the
3rd Expansion Premises shall be twenty-four (24) months (“3rd Expansion Premises Term”). 

 

	 	3.	Commencement Date/Early Occupancy. 

 The “3rd Expansion Premises Commencement Date” for the 3rd Expansion Premises is: October 1, 2013. 

Tenant shall be allowed access to the 3rd Expansion Premises (without charge and without
affecting the 3rd Expansion Premises Commencement Date) on August 22, 2013 for the purpose of installing wiring, telephone service and furniture and for performing other work as Tenant deems
necessary; provided such access is in an orderly manner so as to avoid unreasonably interfering with or interrupting the Landlord’s normal business operations and quiet enjoyment of the other occupants in the Building, in full compliance with
all Building rules and regulations (as reasonably adopted by Landlord for the construction of the Building) and all applicable governmental laws, rules, regulations, and codes. Tenant’s access and use of the 3rd Expansion Premises, for any reason (including but not limited to the performance of Tenant’s Work), shall be subject to Tenant’s compliance with every provision of this Lease, except that
Tenant shall not be liable for the payment of Rent until the 3rd Expansion Premises Commencement Date. Tenant shall obtain any and all permits, licenses, and approvals that may be required in
order to make lawful Tenant’s entry onto the Building/3rd Expansion Premises and performance of the Tenant’s Work. The rights granted to Tenant by this paragraph shall be restricted
solely to the 3rd Expansion Premises and shall not extend to any other portion of the Building without Landlord’s prior written consent. Neither Landlord nor Landlord’s contractors shall
have any responsibility or liability whatsoever for the maintenance of the 3rd Expansion Premises or any work performed by Tenant prior to the
3rd Expansion Premises Commencement Date. Tenant’s activities within the Building/3rd Expansion Premises prior to the 3rd Expansion Premises Commencement Date shall be at its sole risk, and neither Landlord nor Landlord’s contractors shall be responsible for the safety of Tenant or its agents or employees, or for
the condition or loss of any items of personal property brought onto the Building/3rd Expansion Premises. Tenant assumes full responsibility for the any

  
 - 1 - 

 
work performed and for all damages or losses arising from Tenant’s entry on the Building/3rd Expansion Premises or performance of
any work suffered by Tenant, Landlord, or either party’s agents, contractors, employees, or invitees, whether such damage or loss occurs in the 3rd Expansion Premises or in any other part of
the Building. Tenant shall defend, indemnify, protect, and hold harmless Landlord, its heirs, successors, assigns, and Landlord’s Affiliates, against and from all liabilities, obligations, losses, damages, penalties, claims, liens, costs, and
expenses (including, without limitation, attorney’s fees) paid, suffered, or incurred by Landlord as a result of any breach by Tenant of any covenant or condition of this paragraph, arising from Tenant’s early entry onto the Building/3rd Expansion Premises. 
  

	 	4.	Base Rent/Abatement. 

 Commencing on the
3rd Expansion Premises Commencement Date and continuing during the 3rd Expansion Premises Term the monthly Base Rent (on a Modified Gross
basis) for the 3rd Expansion Premises shall be as follows: 
  

									
	 Term
	  	RSF	 	  	Rate/RSF/Month	 
	 Months 1 – 12
	  	 	1,356	 	  	$	2,508.60 ($1.85 RSF)	 
	 Months 13 – 24
	  	 	1,356	 	  	$	2,562.84 ($1.89 RSF)	 

 Concurrent with the mutual execution and delivery of this Amendment, Tenant shall provide Landlord with the 1st month’s Base Rent, which shall be applied at the beginning of the 1st month of the 3rd
Expansion Premises Term. 
  

	 	5.	Operating Expenses 

 Tenant is solely responsible for the cost of in-suite janitorial,
HVAC and electrical services supplied to the 3rd Expansion Premises. 
 Tenant
acknowledges that Operating Expenses (as defined in Section 4.2 of the Lease) are, in part, calculated as follows for the 3rd Expansion Premises: 

“Project Common Area Expenses:” Consists of the maintenance and up-keep of developed perimeter Landscaping areas (generally located
parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall initially be responsible for Project Common Area
Expenses equal to: 0.178%. 
 [The method for calculation of the Building’s prorata share of Project Common Area Expenses shall be
based on the number of acres of land assigned to the Building divided by the total number of acres in the Project. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises
divided by the total square feet in the Building] 
 “Complex Common Area Expenses.” Consists of Operating Expense obligations
of that certain block of buildings (the “Complex”); including, but not limited to expenses shared by multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible
for Complex Common Area Expenses equal to: 0.94%. 
 [The method for calculation of the prorata share of the Complex Common Area Expenses
shall be based upon the acreage of the Building Area divided by the acreage of the Complex. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total
square feet in the Building] 
 “Building Common Area Expenses:” Consists of Operating Expense obligations of the Building
including, but are not limited to: (i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for Building Common Area Expenses equal
to: 1.88%. 

  
 - 2 - 

 [The calculation for the Premises prorata share of the Buildings Operating Expenses shall be
based on the square feet of the Premises divided by the total square feet in the Building] 
  

	 	6.	AS IS. 

 Tenant accepts the 3rd
Expansion Premises in its “as is” condition. 
  

	 	7.	Parking. 

 Commencing on the 3rd
Expansion Premise Commencement Date (and continuing for the 3rd Expansion Premises Term) and subject to Exhibit F of the Lease, Tenant shall be allocated the following parking spaces for the 3rd Expansion Premises: 4 standard parking spaces (uncovered/unreserved) and 2 covered/reserved parking spaces, free of charge, for the duration of the
3rd Expansion Premises Term. 
 8. Except to the extent that terms are defined herein to
the contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 
 9. Except as
expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease. 
 10. Except as
modified by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to
the subject matter contained herein. 
 11. The parties agree no commission earned in connection with the execution of this Amendment.
Landlord and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with
respect to this Amendment or the negotiation hereof. 
 12. The parties hereto may execute this Amendment simultaneously, in any number of
counterparts, or in facsimile copies, each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written. 

[Signatures on Following Page] 

  
 - 3 - 

											
		 	LANDLORD:	 		 	TENANT:
					
		 	 BELTWAY BUSINESS PARK
 OFFICE NO. 2, LLC,

a Nevada limited liability company
	 		 		 	 INNEVATION L.L.C.,
 a Nevada limited
liability company

		 		 		 		 	By:	 	/s/ Rob Roy
		 		 		 		 		 	Rob Roy, Manager
		 	MANAGER:	 		 		 		 	
		 	 Majestic Beltway Office Buildings, LLC,
 a
Delaware limited liability company
	 		 		 		 	
						
		 	 Majestic Realty Co., a California corporation,

Manager’s Agent
	 		 		 		 	
						
	 By:
	 	/s/ Edward P. Roski, Jr.	 		 		 		 	
						
	 Its:
	 	President and Chairman of the Board	 		 		 		 	
						
	 By:
	 	 	 		 		 		 	
						
	 Its:
	 	 	 		 		 		 	
						
		 	MANAGER:	 		 		 		 	
		 	 Thomas & Mack Beltway, LLC
 a Nevada
limited liability company
	 		 		 		 	
						
	 By:
	 	/s/ Thomas A. Thomas	 		 		 		 	
		 	Thomas A. Thomas, Manager	 		 		 		 	

  
 - 4 - 

 EXHIBIT A 

3RD EXPANSION PREMISES 

(See Attached) 

 

 

 FOURTH AMENDMENT TO LEASE 

Las Vegas Digital Exchange Campus 

THIS FOURH LEASE AMENDMENT (“Amendment”) is entered into as of this 1ST
day of September, 2013, by and between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited liability company (“Tenant”) and amends
the Lease Agreement between Landlord and Tenant dated April 24, 2012 as amended (collectively the “Lease”) pursuant to which Tenant leased from Landlord the “Existing Premises” consisting of 26,323 rentable
square feet, designated as Suites 300, 160, 120, 260, 215 at 6795 Edmond Street, Las Vegas Nevada (“Building”). 
 For good
and valuable consideration, receipt of which is hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	 	1.	Rental Area. 

 Commencing on the 4th
Expansion Premises Commencement Date (as defined below) Tenant shall Lease, and the Premises shall be expanded to include an additional 7,536 rentable square feet (6,721 USF) in the Building (the “4th Expansion Premises”) comprising Suite 220. 
 The 4th Expansion Premises is more particularly described in Exhibit A, as attached hereto and incorporated herein. 

The lease and occupancy, by Tenant, of the 4th Expansion Premises, shall be subject to the
terms and conditions of the Lease and the term “Premises” as used throughout the Lease (subject to this Amendment) shall include the 4th Expansion Premises. 

 

	 	2.	Term. 

 The term of the lease for the 4th Expansion Premises shall be coterminous with
the Term of the Lease (“4th Expansion Premises Term”). 
  

	 	3.	Commencement Date/Early Occupancy. 

 The “4th Expansion Premises Commencement Date” for the 4th Expansion Premises is: October 1, 2013. 

Tenant shall be allowed access to the 4th Expansion Premises (without charge and without
affecting the 4th Expansion Premises Commencement Date) commencing on August 22, 2013 for the purpose of installing wiring, telephone service and furniture and for performing other work as
Tenant deems necessary; provided such access is in an orderly manner so as to avoid unreasonably interfering with or interrupting the Landlord’s normal business operations and quiet enjoyment of the other occupants in the Building, in full
compliance with all Building rules and regulations (as reasonably adopted by Landlord for the construction of the Building) and all applicable governmental laws, rules, regulations, and codes. Tenant’s access and use of the 4th Expansion Premises, for any reason (including but not limited to the performance of Tenant’s Work), shall be subject to Tenant’s compliance with every provisions of this Lease, except that
Tenant shall not be liable for the payment of Rent until the 4th Expansion Premises Commencement Date. Tenant shall obtain any and all permits, licenses, and approvals that may be required in
order to make lawful Tenant’s entry onto the Building/4th Expansion Premises and performance of the Tenant’s Work. The rights granted to Tenant by this paragraph shall be restricted
solely to the 4th Expansion Premises and shall not extend to any other portion of the Building without Landlord’s prior written consent. Neither Landlord nor Landlord’s contractors shall
have any responsibility or liability whatsoever for the maintenance of the 4th Expansion Premises or any work performed by Tenant prior to the
4th Expansion Premises Commencement Date. Tenant’s activities within the Building/4th Expansion Premises prior to the 4th Expansion Premises Commencement Date shall be at its sole risk, and neither Landlord nor Landlord’s contractors shall be responsible for the safety of Tenant or its agents or employees, or for
the condition or loss of any items of personal property brought onto the Building/4th Expansion Premises. Tenant assumes full responsibility for the any work performed and for all damages or
losses arising from Tenant’s 

  
 - 1 - 

 
entry on the Building/4th Expansion Premises or performance of any work suffered by Tenant, Landlord, or either party’s agents,
contractors, employees, or invitees, whether such damage or loss occurs in the 4th Expansion Premises or in any other part of the Building. Tenant shall defend, indemnify, protect, and hold
harmless Landlord, its heirs, successors, assigns, and Landlord’s Affiliates, against and from all liabilities, obligations, losses, damages, penalties, claims, liens, costs, and expenses (including, without limitation, attorney’s fees)
paid, suffered, or incurred by Landlord as a result of any breach by Tenant of any covenant or condition of this paragraph, arising from Tenant’s early entry onto the Building/4th Expansion
Premises. 
  

	 	4.	Base Rent. 

 Commencing on the 4th
Expansion Premises Commencement Date and continuing during the 4th Expansion Premises Term the monthly Base Rent (on a Modified Gross basis) for the
4th Expansion Premises shall be as follows: 
  

									
	 Term
	  	RSF	 	  	Rate/RSF/Month	 
	 Months 1 - 12
	  	 	7,536	 	  	$	14,318.40 ($1.90 RSF)	 
	 Months 13 – 24
	  	 	7,536	 	  	$	14,770.56 ($1.96 RSF)	 
	 Months 25 – 36
	  	 	7,536	 	  	$	15,222.72 ($2.02 RSF)	 
	 Months 37 – 5/16/17
	  	 	7,536	 	  	$	15,674.88 ($2.08 RSF)	 

 Concurrent with the mutual execution and delivery of this Amendment, Tenant shall provide Landlord with the 1st
month’s Base Rent, which shall be applied at the beginning of the 1st month of the 4th Expansion Premises Term. 
  

	 	5.	Operating Expenses 

 Tenant is solely responsible for the cost of in-suite janitorial,
HVAC and electrical services supplied to the 4th Expansion Premises. 
 Tenant
acknowledges that Operating Expenses (as defined in Section 4.2 of the Lease) are, in part, calculated as follows for the 4th Expansion Premises: 

“Project Common Area Expenses:” Consists of the maintenance and up-keep of developed perimeter Landscaping areas (generally located
parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall initially be responsible for Project Common Area
Expenses equal to: 0.991%. 
 [The method for calculation of the Building’s prorata share of Project Common Area Expenses shall be
based on the number of acres of land assigned to the Building divided by the total number of acres in the Project. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises
divided by the total square feet in the Building] 
 “Complex Common Area Expenses.” Consists of Operating Expense obligations
of that certain block of buildings (the “Complex”); including, but not limited to expenses shared by multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible
for Complex Common Area Expenses equal to: 5.25%. 
 [The method for calculation of the prorata share of the Complex Common Area Expenses
shall be based upon the acreage of the Building Area divided by the acreage of the Complex. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total
square feet in the Building] 

  
 - 2 - 

 “Building Common Area Expenses:” Consists of Operating Expense obligations of the
Building including, but are not limited to: (i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for Building Common Area
Expenses equal to: 10.42%. 
 [The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the
square feet of the Premises divided by the total square feet in the Building] 
  

	 	6.	AS IS. 

 Tenant accepts the 4th
Expansion Premises in its “as is” condition. 
  

	 	7.	Parking. 

 Commencing on the 4th
Expansion Premise Commencement Date (and continuing for the 4th Expansion Premises Term) and subject to Exhibit F of the Lease, Tenant shall be allocated the following parking spaces for the 4th Expansion Premises: 30 standard parking spaces (uncovered/unreserved) and 4 covered/reserved parking spaces, free of charge, for the duration of the
4th Expansion Premises Term. 
 8. Except to the extent that terms are defined herein to
the contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 
 9. Except as
expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease. 
 10. Except as
modified by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to
the subject matter contained herein. 
 11. The parties agree no commission earned in connection with the execution of this Amendment.
Landlord and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with
respect to this Amendment or the negotiation hereof. 
 12. The parties hereto may execute this Amendment simultaneously, in any number of
counterparts, or in facsimile copies, each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written. 

[Signatures on Following Page] 

  
 - 3 - 

									
		 	LANDLORD:	 		 	TENANT:
				
		 	 BELTWAY BUSINESS PARK
 OFFICE NO. 2, LLC,

a Nevada limited liability company
	 		 	 INNEVATION L.L.C.,
 a Nevada limited
liability company

					
		 		 		 	 By:
	 	/s/ Rob Roy
		 		 		 		 	 Rob Roy, Manager

		 	MANAGER:	 		 		 	
		 	 Majestic Beltway Office Buildings, LLC,
 a
Delaware limited liability company
	 		 		 	
					
		 	 Majestic Realty Co., a California corporation,

Manager’s Agent
	 		 		 	
					
	 By:
	 	/s/ Edward P. Roski, Jr.	 		 		 	
					
	 Its:
	 	President and Chairman of the Board	 		 		 	
					
	 By:
	 	 	 		 		 	
					
	 Its:
	 	 	 		 		 	
					
		 	MANAGER:	 		 		 	
		 	 Thomas & Mack Beltway, LLC
 a Nevada
limited liability company
	 		 		 	
					
	 By:
	 	/s/ Thomas A. Thomas	 		 		 	
		 	Thomas A. Thomas, Manager	 		 		 	

  
 - 4 - 

 EXHIBIT A 

4TH EXPANSION PREMISES 

(See Attached) 

 

 

 FIFTH AMENDMENT TO LEASE 

LAS VEGAS DIGITAL EXCHANGE CAMPUS 

THIS FIFTH AMENDMENT TO LEASE (“Amendment”) is entered into as of this
12th day of January, 2015, by and between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited
liability company (“Tenant”) and amends the Lease Agreement between Landlord and Tenant dated April 24, 2012 as amended (collectively the “Lease”) pursuant to which Tenant leased from Landlord the
“Existing Premises” consisting of 57,882 rentable square feet, designated as Suites 100, 120, 160, 215, 260 and 300 at 6795 Edmond Street, Las Vegas Nevada (“Building”). 

For good and valuable consideration, receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree as follows:

  

	 	1.	Rental Area. 

 Commencing on the 5th
Expansion Premises Commencement Date (as defined below) Tenant shall Lease, and the Premises shall be expanded to include an additional 5,853 rentable square feet in the Building (the “5th
Expansion Premises”) comprising Suite 110. 
 The 5th Expansion Premises is
more particularly described in Exhibit A, as attached hereto and incorporated herein. 
 The lease and occupancy, by Tenant, of the 5th Expansion Premises, shall be subject to the terms and conditions of the Lease and the term “Premises” as used throughout the Lease (subject to this Amendment) shall include the 5th Expansion Premises. 
  

	 	2.	Term. 

 The term (“5th
Expansion Premises Term”) of the lease of the 5th Expansion Premises shall be coterminous with the Term of the Lease (May 16, 2017). 

 

	 	3.	Commencement Date. 

 The
“5th Expansion Premises Commencement Date” for the 5th Expansion Premises is: January 1, 2015. 

 

	 	4.	Base Rent/Abatement. 

 Commencing on the
5th Expansion Premises Commencement Date and continuing during the 5th Expansion Premises Term the monthly Base Rent (on a Modified Gross
basis) for the 5th Expansion Premises shall be as follows: 
  

					
	 Term
	  	Rate Per Month	 
	 Months 1 - 12
	  	 	$10,067.16 ($1.72 RSF)	 

 On the first day of the calendar month after which the first annual anniversary of the 5th Expansion Premises Commencement Date falls (during both the initial term and during all Renewal Terms), the Base Rent for the 5th Expansion
Premises set forth above shall be increased by three (3%) (“Base Rent Adjustment”). On each annual anniversary of such initial adjustment date thereafter, the Base Rent, as adjusted and paid in the month prior to such annual
anniversary, shall be increased by the Base Rent Adjustment. 

  
 - 1 - 

 Notwithstanding the above schedule of Base Rent to the contrary, as long as Tenant is not in
default under this Lease, Tenant shall be entitled to an abatement of Base Rent for month one (1) (the “Abated Base Rent”) of the first year of the 5th Expansion Premises
Term. In the event Tenant defaults (at any time following all applicable notice and cure periods), all Abated Base Rent shall immediately become due and payable. The payment by Tenant of the Abated Base Rent in the event of a default shall not limit
or affect any of Landlord’s other rights, pursuant to this Amendment, the Lease or at law or in equity. Only Base Rent shall be abated as set forth above, and all other additional rent, Operating Expenses and other costs and charges specified
in the Lease shall remain as due and payable pursuant to the provisions of the Lease. 
 Concurrent with the mutual execution and delivery of
this Amendment, Tenant shall provide Landlord with the 2nd month’s Base Rent, which shall be applied at the beginning of the 2nd month of
the 5th Expansion Premises Term. 
  

	 	5.	Operating Expenses 

 Tenant is solely responsible for the cost of in-suite janitorial,
HVAC and electrical services supplied to the 5h Expansion Premises. 
 Tenant
acknowledges that Operating Expenses (as defined in Section 4.2 of the Lease) are, in part, calculated as follows for the 5th Expansion Premises: 

“Project Common Area Expenses:” Consists of the maintenance and up-keep of developed perimeter Landscaping areas (generally located
parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall initially be responsible for Project Common Area
Expenses equal to: 0.77%. 
 [The method for calculation of the Building’s prorata share of Project Common Area Expenses shall be
based on the number of acres of land assigned to the Building divided by the total number of acres in the Project. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises
divided by the total square feet in the Building] 
 “Complex Common Area Expenses.” Consists of Operating Expense obligations
of that certain block of buildings (the “Complex”); including, but not limited to expenses shared by multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible
for Complex Common Area Expenses equal to: 4.08%. 
 [The method for calculation of the prorata share of the Complex Common Area Expenses
shall be based upon the acreage of the Building Area divided by the acreage of the Complex. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total
square feet in the Building] 
 “Building Common Area Expenses:” Consists of Operating Expense obligations of the Building
including, but are not limited to: (i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for Building Common Area Expenses equal
to: 8.10%. 
 [The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of
the Premises divided by the total square feet in the Building] 

  
 - 2 - 

	 	6.	AS IS. 

 Tenant accepts the 5th
Expansion Premises in its “as is” condition. 
  

	 	7.	Parking. 

 Commencing on the 5th
Expansion Premise Commencement Date (and continuing for the 5th Expansion Premises Term) and subject to Exhibit F of the Lease, Tenant shall be allocated the following parking spaces for the 5th Expansion Premises: 21 standard parking spaces (uncovered/unreserved) and 5 covered/reserved parking spaces, free of charge, for the duration of the
5th Expansion Premises Term. 
 8. Except to the extent that terms are defined herein to
the contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 
 9. Except as
expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease. 
 10. Except as
modified by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to
the subject matter contained herein. 
 11. The parties agree no commission earned in connection with the execution of this Amendment.
Landlord and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with
respect to this Amendment or the negotiation hereof. 
 12. The parties hereto may execute this Amendment simultaneously, in any number of
counterparts, or in facsimile copies, each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written. 

[Signatures on Following Page] 

  
 - 3 - 

									
		 	LANDLORD:	 		 	TENANT:
				
		 	 BELTWAY BUSINESS PARK
 OFFICE NO. 2, LLC,

a Nevada limited liability company
	 		 	 INNEVATION L.L.C.,
 a Nevada limited
liability company

					
		 		 		 	By:	 	/s/ Rob Roy
		 		 		 		 	Rob Roy, Manager
					
		 	MANAGER:	 		 		 	
		 	 Majestic Beltway Office Buildings, LLC,
 a
Delaware limited liability company
	 		 		 	
					
		 	Majestic Realty Co., a California corporation,	 		 		 	
		 	Manager’s Agent	 		 		 	
					
	By:	 	/s/ Edward P. Roski, Jr.	 		 		 	
					
	Its:	 	President and Chairman of the Board	 		 		 	
					
	By:	 	 	 		 		 	
					
	Its:	 	 	 		 		 	
					
		 	MANAGER:	 		 		 	
		 	 Thomas & Mack Beltway, LLC
 a Nevada limited
liability company
	 		 		 	
					
	By:  	 	/s/ Thomas A. Thomas	 		 		 	
		 	Thomas A. Thomas, Manager	 		 		 	

  
 - 4 - 

 EXHIBIT A 

5TH EXPANSION PREMISES 

(See Attached) 

 

 

 SIXTH AMENDMENT TO LEASE 

LAS VEGAS DIGITAL EXCHANGE CAMPUS 

THIS SIXTH AMENDMENT TO LEASE (“Amendment”) is entered into as of this 19th day of January, 2015, by and between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited
liability company (“Tenant”) and amends the Lease Agreement between Landlord and Tenant dated April 24, 2012 as amended pursuant to that: First Amendment dated February 19, 2013, Second Amendment dated March 14, 2013,
Third amendment dated August 20, 2013, Fourth Amendment Dated September 1, 2013 and Fifth Amendment dated January 12, 2015 (collectively the “Lease”), wherein Tenant leased from Landlord the “Existing
Premises” consisting of 63,735 rentable square feet, designated as Suites 110, 120, 160, 215, 220, 260 and 300 at 6795 Edmond Street, Las Vegas Nevada (“Building”). 

For good and valuable consideration, receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree as follows:

 1. Commencement Date. 

The “5th Expansion Premises Commencement Date” for the 5th Expansion Premises (Suite 110) is: February 1, 2015. 
 2. Except to the extent that
terms are defined herein to the contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 

3. Except as expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease. 

4. Except as modified by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and
confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to the subject matter contained herein. 

5, The parties agree no commission earned in connection with the execution of this Amendment. Landlord and Tenant covenant to pay, hold
harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with respect to this Amendment or the negotiation
hereof. 
 6. The parties hereto may execute this Amendment simultaneously, in any number of counterparts, or in facsimile copies, each of
which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 
 IN WITNESS WHEREOF, Landlord
and Tenant have executed this Amendment as of the date first above written. 
 [Signatures on Following Page] 

  
 - 1 - 

									
		 	LANDLORD:	 		 	TENANT:
				
		 	 BELTWAY BUSINESS PARK OFFICE NO. 2, LLC,
 a
Nevada limited liability company
	 		 	 INNEVATION L.L.C.,
 a Nevada limited
liability company

					
		 		 		 	 By:
	 	/s/ Rob Roy
		 		 		 		 	Rob Roy, Manager
					
		 	MANAGER:	 		 		 	
		 	 Majestic Beltway Office Buildings, LLC,
 a
Delaware limited liability company
	 		 		 	
					
		 	 Majestic Realty Co., a California corporation,

Manager’s Agent
	 		 		 	
					
	By:	 	/s/ Edward P. Roski, Jr.	 		 		 	
					
	Its:	 	 	 		 		 	
					
	By:  	 	 	 		 		 	
					
	Its:	 	 	 		 		 	
					
		 	MANAGER:	 		 		 	
		 	 Thomas & Mack Beltway, LLC
 a Nevada limited
liability company
	 		 		 	
					
	By:	 	/s/ Thomas A. Thomas	 		 		 	
		 	Thomas A. Thomas, Manager	 		 		 	

  
 - 2 - 

 SEVENTH AMENDMENT TO LEASE 

LAS VEGAS DIGITAL EXCHANGE CAMPUS 

THIS SEVENTH AMENDMENT TO LEASE (“Amendment”) is entered into as of this 15th day of November, 2015, by and between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited liability
company (“Tenant”) and amends the Lease Agreement between Landlord and Tenant dated April 24, 2012 as amended pursuant to that First Amendment dated February 19, 2013, Second Amendment dated March 14, 2013, Third
amendment dated August 20, 2013, Fourth Amendment dated September 1, 2013, Fifth Amendment dated January 12, 2015 and Sixth Amendment dated January 9, 2015 (collectively the “Lease”), wherein Tenant leased from
Landlord the “Existing Premises” consisting of 63,735 rentable square feet, designated as Suites 110, 120, 160, 215, 220, 260 and 300 at 6795 Edmond Street, Las Vegas Nevada (“Building”). . 

For good and valuable consideration, receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree as follows:

 1. Rental Area. Commencing on the 6th Expansion Premises Commencement Date (as
defined below) Tenant shall Lease, and the Premises shall be expanded to include an additional 1,356 rentable square feet in the Building (the “6th Expansion Premises”) comprising
Suite 215. Commencing on 6th Expansion Premises Commencement Date Suite 215 will be designated as a portion of Suite 220.1 

The lease and occupancy, by Tenant, of the 6th Expansion Premises, shall be subject to
the terms and conditions of the Lease, as amended hereby, and the term “Premises” as used throughout the Lease (subject to this Amendment) shall include the 6th Expansion Premises. 

2. Term. The term (“6th Expansion Premises Term”) of the lease of
the 6th Expansion Premises shall be coterminous with the Term of the Lease (expiring May 16, 2017). 

3. Commencement Date. The “6th Expansion Premises Commencement
Date” for the 6th Expansion Premises is: October 1, 2015. 
 4. Base Rent. Commencing on the 6th Expansion Premises
Commencement Date and continuing during the 6th Expansion Premises Term the monthly Base Rent (on a Modified Gross basis) for the 6th Expansion
Premises shall be as follows: 
  

			
	 Term
	  	 Rate Per Month

	 Oct. 1, 2015-Sept. 30, 2016
	  	$17,853.36 ($2.01 RSF x 8.892RSF)
	 Oct. 1, 2016-Sept. 30, 2017
	  	$18,383.60 ($2.07 RSF x 8.892RSF)

 5. Operating Expenses. Tenant is solely responsible for the cost of in-suite janitorial, HVAC and
electrical services supplied to the 6th Expansion Premises. 
  

	1 	Suite 215 will cease to exist as a separately designated suite. 

 Tenant acknowledges that Operating Expenses (as defined in Section 4.2 of the Lease) are, in
part, calculated as follows for the portion of the Premises comprising Suites 215 and 220: 
 “Project Common Area Expenses:”
Consists of the maintenance and up-keep of developed perimeter Landscaping areas (generally located parallel to the public streets within the Project), security and general and administrative costs, monuments and those “ other costs associated
with the common areas of the Project. Tenant shall initially be responsible for Project Common Area Expenses equal to: 1,125%. 
 [The
method for calculation of the Building’s prorata share of Project Common Area Expenses shall be based on the number of acres of land assigned to the Building divided by the total number of acres in the Project.] 

“Complex Common Area Expenses.” Consists of Operating Expense obligations of that certain block of buildings (the
“Complex”): including, but not limited to expenses shared by multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible for Complex Common Area Expenses equal to:
6.19%. 
 [The method for calculation of the prorata share of the Complex Common Area Expenses shall be based upon the acreage of the
Building Area divided by the acreage of the Complex.] 
 “Building Common Area Expenses:” Consists of Operating Expense
obligations of the Building including, but are not limited to: (i) Real. Property Taxes, (ii) All Risk property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for
Building Common Area Expenses equal to: 12.30%. 
 [The calculation for the Premises prorata share of the Buildings Operating Expenses
shall be based on the square feet of the Premises divided by the total square feet in the Building] 
 6. AS IS. Tenant accepts
the 6th Expansion Premises in its “AS IS” condition. 
 7. Except to the extent that terms are defined herein to the
contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 
 8. Except as
expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease. 
 9. Except as
modified by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to
the subject matter contained herein. 
 10. The parties agree no commission earned in connection with the execution of this Amendment.
Landlord and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with
respect to this Amendment or the negotiation hereof. 

  
 2 

 11. The parties hereto may execute this Amendment simultaneously, in any number of counterparts,
or in facsimile copies, each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written. 

[Signatures on Following Page] 

  
 3 

									
	LANDLORD:	 		 	TENANT:
			
	 BELTWAY BUSINESS PARK OFFICE NO. 2, LLC,

a Nevada limited liability company
	 		 	 INNEVATION L.L.C.,
 a Nevada limited
liability company

			
	MANAGER:	 		 	
		 		 		 	By:	 	/s/ Rob Roy
	 Majestic Beltway Office Buildings, LLC,

a Delaware limited liability company
	 		 		 	Rob Roy, Manager
				
	 Majestic Realty Co.,
 a California
corporation,
 Manager’s Agent
	 		 		 	
					
	By:	 	/s/ Edward P. Roski, Jr.	 		 		 	
	Its:	 	Edward P. Roski, Jr.	 		 		 	
		 	President and Chairman of the Board	 		 		 	
					
	By:	 	 	 		 		 	
	Its:	 	 	 		 		 	
				
	MANAGER:	 		 		 	
				
	 Thomas & Mack Beltway, LLC
 a
Nevada limited liability company
	 		 		 	
					
	By:	 	/s/ Thomas A. Thomas	 		 		 	
		 	Thomas A. Thomas, Manager	 		 		 	

 EIGHTH AMENDMENT TO LEASE 

LAS VEGAS DIGITAL EXCHANGE CAMPUS 

THIS EIGHTH AMENDMENT TO LEASE (“Amendment”) is entered into as of this 17th day of January, 2017, by and between Beltway Business Park Office No. 2, LLC, a Nevada limited liability company (“Landlord”) and InNEVation L.L.C., a Nevada limited
liability company (“Tenant”) and amends the Lease Agreement between Landlord and Tenant dated April 24, 2012 as amended pursuant to that: First Amendment dated February 19, 2013, Second Amendment dated March 14, 2013,
Third amendment dated August 20, 2013, Fourth Amendment dated September 1, 2013, Fifth Amendment dated January 12, 2015, Sixth Amendment dated January 9, 2015 and Seventh Amendment dated November 1,2015 (collectively the
“Lease”), wherein Tenant leased from Landlord the “Existing Premises” consisting of 63,735 rentable square feet, designated as Suites 110, 120, 160, 215, 220, 260 and 300 at 6795 Edmond Street, Las Vegas Nevada
(“Building”). 
 For good and valuable consideration, receipt and sufficiency of which is hereby acknowledged, Landlord and
Tenant hereby agree as follows: 
  

	 	1.	Rental Area. 

 Suite 210 

Commencing on January 17, 2017 (“7th Expansion Premises Commencement
Date”) and terminating coterminous with the term of the Lease (“7th Expansion Premises Term”) Tenant shall Lease, and the Premises shall be expanded to include an
additional 3,172 rentable square feet in the Building (the “7th Expansion Premises”) comprising Suite 210. 

The lease and occupancy, by Tenant, of the 7th Expansion Premises, shall be subject to the
terms and conditions of the Lease, as amended hereby, and the term “Premises” as used throughout the Lease (subject to this Amendment) shall include the 7th Expansion Premises. 

Tenant accepts the 7th Expansion Premises in its “AS-IS” condition;
provided, however, Landlord’s service, maintenance and repair obligations under the Lease shall remain in full force and effect. 

Suite 150 
 Commencing on
May 16, 2017 (“8th Expansion Premises Commencement Date”) and terminating coterminous with the term of the Lease
(“8th Expansion Premises Term”) Tenant shall Lease, and the Premises shall be expanded to include an additional 5,395 rentable square feet in the Building (the “8th Expansion Premises”) comprising Suite 150. 
 The lease and occupancy, by Tenant,
of the 8th Expansion Premises, shall be subject to the terms and conditions of the Lease, as amended hereby, and the term “Premises” as used throughout the Lease (subject to this
Amendment) shall include the 8th Expansion Premises. 
 Tenant accepts the 8th Expansion Premises in its “AS-IS” condition; provided, however, Landlord’s service, maintenance and repair obligations under the Lease shall remain in full force
and effect. 

  
 - 1 - 

	 	2.	Term. 

 The term of the Lease for the entire Premises is hereby extended for an
additional 60 months commencing May 15, 2017 and terminating on May 14, 2022 (“Extended Lease Term”). Tenant’s occupancy during the Extended Lease Term shall be under the same covenants, agreements, terms, provisions
and conditions as are contained in the Lease for the current term, except as otherwise set forth in this Amendment. 
  

	 	3.	Base Year. 

 Effective January 17, 2017, the Base Year for the Lease is: 2017. 

 

	 	4.	Base Rent. 

 Commencing on January 17, 2017 and continuing during the Extended Lease
Term the monthly Base Rent (on a Modified Gross basis) for the entire Premises shall be as follows: 
  

					
	 Term
	  	Rate Per Month	 
	 01/20/2017 - 05/15/2017
	  	$	130.410.15	 
	 05/16/2017 - 01/19/2018
	  	$	140.930.40	 

 On January 17, 2018, the Base Rent for the Premises set forth above shall be increased by three
(3%) (“Base Rent Adjustment”). On each annual anniversary of such initial adjustment date thereafter, the Base Rent, as adjusted and paid in the month prior to such annual anniversary, shall be increased by the Base Rent
Adjustment. 
  

	 	5.	Operating Expenses 

 Tenant is solely responsible for the cost of in-suite janitorial,
HVAC and electrical services supplied to the 7th Expansion Premises and 8th Expansion Premises. 

Tenant acknowledges that Operating Expenses (as defined in the Lease) are, in part, calculated as follows for the 7th Expansion Premises and 8th Expansion Premises: 

“Project Common Area Expenses:” Consists of the maintenance and up-keep of developed perimeter Landscaping areas (generally located
parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall initially be responsible for Project Common Area
Expenses equal to: (i) 7th Expansion Premises: 0.417% and (ii) 8th Expansion Premised: 0.709%. 

[The method for calculation of the Building’s prorata share of Project Common Area Expenses shall be based on the number of acres of
land assigned to the Building divided by the total number of acres in the Project.] 
 “Complex Common Area Expenses.” Consists
of Operating Expense obligations of that certain block of buildings (the “Complex”); including, but not limited to expenses shared by multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant
shall initially be responsible for Complex Common Area Expenses equal to: Tenant shall initially be responsible for Project Common Area Expenses equal to: (i) 7th Expansion Premises: 2.21%
and (ii) 8th Expansion Premised: 3.76%. 

  
 - 2 - 

 [The method for calculation of the prorata share of the Complex Common Area Expenses shall be
based upon the acreage of the Building Area divided by the acreage of the Complex.] 
 “Building Common Area Expenses:”
Consists of Operating Expense obligations of the Building including, but are not limited to: (i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall
initially be responsible for Building Common Area Expenses equal to: Tenant shall initially be responsible for Project Common Area Expenses equal to: (i) 7th Expansion Premises: 4.39% and
(ii) 8th Expansion Premised: 7.46%. 
 [The calculation for the Premises prorata
share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total square feet in the Building] 

6. Except to the extent that terms are defined herein to the contrary, all terms used in this Amendment shall have the same meaning as the
defined terms set forth in the Lease. 
 7. Except as expressly provided herein, this Amendment shall not alter, amend or otherwise modify
the terms and provisions of the Lease. 
 8. Except as modified by this Amendment, the Lease shall remain in full force and affect. As
amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to the subject matter contained herein. 

9. The parties agree no commission earned in connection with the execution of this Amendment. Landlord and Tenant covenant to pay, hold
harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with respect to this Amendment or the negotiation
hereof. 
 10. Except for Thomas & Mack Development Group and Majestic Reality Co. pursuant to a separate agreement, the parties
hereto may execute this Amendment simultaneously, in any number of counterparts, or in facsimile copies, each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written. 

[Signatures on Following Page] 

  
 - 3 - 

											
		 	LANDLORD:	 		 	TENANT:
					
		 	BELTWAY BUSINESS PARK OFFICE NO. 2, LLC,	 		 		 	INNEVATION L.L.C.,
		 	 		 		 	a Nevada limited liability company
		 	a Nevada limited liability company	 		 		 		 	
						
		 		 		 		 	By:	 	/s/ Thomas Morton
		 		 		 		 	Its:	 	President
						
		 	MANAGER:	 		 		 		 	
		 	Majestic Beltway Office Buildings, LLC,	 		 		 		 	
		 	a Delaware limited liability company	 		 		 		 	
						
		 	Majestic Realty Co., a California corporation, Manager’s Agent	 		 		 		 	
						
	By:	 	/s/ Edward P. Roski, Jr.	 		 		 		 	
						
	Its:  	 	 President and Chairman of the Board

Chief Executive Officer, Assistant Secretary and Treasurer
	 		 		 		 	
						
	By:	 	 	 		 		 		 	
						
	Its:	 	 	 		 		 		 	
						
		 	MANAGER:	 		 		 		 	
		 	 Thomas & Mack Beltway, LLC
 a Nevada limited
liability company
	 		 		 		 	
						
	By:	 	/s/ Thomas A. Thomas	 		 		 		 	
		 	Thomas A. Thomas, Manager	 		 		 		 	

  
 - 4 -EX-10.15

 Exhibit 10.15 

STANDARD INDUSTRIAL REAL ESTATE LEASE 

BELTWAY BUSINESS PARK WAREHOUSE NO. 1, LLC, 

a Nevada limited liability company, 

as Landlord, 
 and

 SWITCH, LTD., 

a Nevada limited liability company, 

as Tenant 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
			
	 ARTICLE ONE
	 	BASIC TERMS	  	 	1	 
			
	 ARTICLE TWO
	 	LEASE TERM	  	 	2	 
			
	 ARTICLE THREE
	 	BASE RENT	  	 	5	 
			
	 ARTICLE FOUR
	 	OTHER CHARGES PAYABLE BY TENANT	  	 	6	 
			
	 ARTICLE FIVE
	 	USE OF PROPERTY	  	 	11	 
			
	 ARTICLE SIX
	 	CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS	  	 	18	 
			
	 ARTICLE SEVEN
	 	DAMAGE OR DESTRUCTION	  	 	22	 
			
	 ARTICLE EIGHT
	 	CONDEMNATION	  	 	23	 
			
	 ARTICLE NINE
	 	ASSIGNMENT AND SUBLETTING	  	 	23	 
			
	 ARTICLE TEN
	 	DEFAULTS; REMEDIES	  	 	26	 
			
	 ARTICLE ELEVEN
	 	PROTECTION OF LENDERS	  	 	28	 
			
	 ARTICLE TWELVE
	 	LEGAL COSTS	  	 	29	 
			
	 ARTICLE THIRTEEN
	 	BROKERS	  	 	30	 
			
	 ARTICLE FOURTEEN
	 	IMPROVEMENTS	  	 	30	 
			
	 ARTICLE FIFTEEN
	 	COMMUNICATIONS SERVICES	  	 	31	 
			
	 ARTICLE SIXTEEN
	 	MISCELLANEOUS PROVISIONS	  	 	32	 
			
	 ARTICLE SEVENTEEN
	 	DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RECIPROCAL EASEMENTS	  	 	36	 
			
	 ARTICLE EIGHTEEN
	 	NO OPTION OR OFFER	  	 	37	 

 EXHIBITS 
  

			
	A	  	DEPICTION OR DESCRIPTION OF THE PROPERTY AND PROJECT
	B	  	HAZARDOUS MATERIALS
	C	  	CONFIRMATION OF INITIAL LEASE TERM AND AMENDMENT TO LEASE
	D	  	MASTER LEASE

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 i 

 INDEX OF DEFINED TERMS 

 

					
	 TERM
	  	PAGE	 
		
	 Additional Rent
	  	 	6	 
	 Applicable Laws
	  	 	11	 
	 Base Rent
	  	 	2	 
	 Brokers
	  	 	28	 
	 Building
	  	 	1	 
	 Building Improvements
	  	 	29	 
	 Common Area Costs
	  	 	10	 
	 Common Areas
	  	 	9	 
	 Communications Agreements
	  	 	30	 
	 Communications Equipment
	  	 	29	 
	 Communications Services
	  	 	30	 
	 Condemnation
	  	 	22	 
	 Consultant
	  	 	15	 
	 Contractor Certificate
	  	 	21	 
	 Control
	  	 	24	 
	 County
	  	 	35	 
	 Damage Notice
	  	 	21	 
	 Declaration
	  	 	36	 
	 Defaulting Party
	  	 	28	 
	 Environmental Damages
	  	 	13	 
	 Environmental Requirements
	  	 	12	 
	 Event of Default
	  	 	25	 
	 Force Majeure
	  	 	33	 
	 Government Agency
	  	 	13	 
	 Hazardous Material
	  	 	12	 
	 Landlord
	  	 	1, 16, 31	 
	 Lease Commencement Date
	  	 	2	 
	 Lease Expiration Date
	  	 	2	 
	 Lease Month
	  	 	5	 
	 Lease Term
	  	 	2	 
	 Limited Common Area
	  	 	1	 
	 Master Landlord
	  	 	35	 
	 Master Lease
	  	 	35	 
	 Non-defaulting Party
	  	 	28	 
	 Notice and Acknowledgement
	  	 	19	 
	 Notices
	  	 	32	 
	 Permitted Uses
	  	 	2	 
	 Posted Security Requirements
	  	 	19	 
	 Pro Rata Share
	  	 	10	 
	 Project
	  	 	1	 
	 Property
	  	 	1	 
	 Rent
	  	 	6	 
	 Repair Period
	  	 	21	 
	 Sign
	  	 	16	 
	 Structural and Safety Alterations
	  	 	20	 
	 Subject Space
	  	 	22	 
	 Tenant
	  	 	1, 16	 
	 Tenant Affiliate
	  	 	24	 
	 Tenant Group
	  	 	13	 
	 Tenant’s Alterations
	  	 	19	 
	 Transfer
	  	 	24	 
	 Transfer Notice
	  	 	22	 
	 Transfer Premium
	  	 	23	 
	 Transferee
	  	 	22	 
	 Transfers
	  	 	22	 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 ii 

 STANDARD INDUSTRIAL REAL ESTATE LEASE 

(MULTI-TENANT NET LEASE FORM) 
 ARTICLE
ONE            BASIC TERMS 
 This Article One contains the Basic
Terms of this Lease between Landlord and Tenant named below. Other Articles, Sections and Paragraphs of this Lease referred to in this Article One explain and define the Basic Terms and are to be read in conjunction with the Basic Terms. 

Section 1.01. Date of Lease: November 3, 2014. 

Section 1.02. Landlord: BELTWAY BUSINESS PARK WAREHOUSE NO. 1, LLC, a Nevada limited liability company. 

 

					
		 	Address of Landlord:	  	c/o Majestic Realty Co.
		 		  	 13191 Crossroads Parkway North, Sixth Floor

City of Industry, California 91746
 Attention: Property
Management

			
		 		  	With a copy of any notices to:
			
		 		  	 c/o Majestic Realty Co.
 4050 W. Sunset Road,
Suite H
 Las Vegas, Nevada 89118
 Attention: Property
Manager
  
 Master Landlord: (See Article Seventeen) County of
Clark, a political subdivision of the State of Nevada.

 Section 1.03. Tenant: SWITCH, LTD., a Nevada limited liability company. 

 

					
		 	Address of Tenant:	  	 7135 S. Decatur Blvd.
 Las Vegas, Nevada
89118
 Attention: Thomas Morton
 Telephone:
(702) 715-9080

 Section 1.04. Property: The Property is part of Landlord’s multi-tenant real property
development that consists of three (3) buildings having a total of approximately 882,109 rentable square feet of space and described or depicted on the attached Exhibit “A” (the “Project”). The Project includes
the land, the buildings and all other improvements located on the land, and the Common Areas described in Section 4.05(a) below. The Property is that approximately 99,040 rentable square foot portion (known as Suite 100) of the building
that is located in the Project at 7050 Lindell Road, Las Vegas, Nevada, and identified on Exhibit “A” attached hereto (the “Building”). The square footage figures for the Project and the Property, as recited in this
Section 1.04, are approximate. No adjustment will be made to the Base Rent or any other amounts payable by Tenant under this Lease (or to any other provisions of this Lease) if the actual square footage, however measured, is more or less
than the square footage recited. The Property does not include any portion of, and Landlord reserves to itself the exterior walls and rooftop of the Building (the “Reserved Areas”), and all components of electrical, mechanical,
plumbing, heating, and air conditioning systems and facilities located in the Property that are concealed or used in common by tenants of the Building or the Project (the “Common Systems”). Landlord’s reservation includes the
right to enter the Reserved Areas to install, maintain, use, repair, alter, and replace thereon equipment that may be unrelated to the operation and use of the Building. Landlord’s reservation also includes the right (but not necessarily the
obligation) to inspect, maintain, repair, alter and replace the Common Systems and to enter the Property in order to do so. Although not included within that portion of the Project designated and defined as the “Property,” Tenant shall be
entitled to the exclusive use of those portions of the Project designated on the Exhibit “A” as the “Limited Common Area.” For purposes of this Lease, the areas so designated (including the exits and entrances to such
areas) are sometimes collectively referred to below as the “Limited Common Area.” As provided in Section 4.05(a) below, the term “Common Area” includes the Limited Common Area. Tenant’s exclusive use of
the Limited Common Area shall be, however, subject to Landlord’s right of access for the purpose of discharging its obligations under Sections 4.05 and 6.03 of this Lease, and for any of the permitted purposes described in Sections
5.03 and 5.06 of this Lease. 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 Section 1.05. Term. 

(a) Lease Term: Six (6) years and three (3) months, plus the Stub Period (defined below), if applicable. 

(b) Lease Commencement Date: February 1, 2015. 

(c) Lease Expiration Date: April 30, 2021. 

Section 1.06. Permitted Uses: (See Article Five) Only for warehousing of equipment, machinery, and vehicles related to
Tenant’s data center business, and related office administration. The Property will not be used as a data center. 
 Section 1.07.
Security Deposit: (See Section 3.03) $49,000.00. 
 Section 1.08. Tenant’s Guarantor: None. 

Section 1.09. Brokers: (See Article Thirteen) 
  

					
		 	Landlord’s Broker:	  	 Majestic Realty Co.
 4155 W. Russell Road, Suite
C
 Las Vegas, Nevada 89118

			
		 	Tenant’s Broker:	  	None.

 Section 1.10. Rent and Other Charges Payable by Tenant: 

(a) BASE RENT: Lease Term                 Monthly
Installment of Base Rent 
  

					
	 Lease Months 1 through 24
	  	$	49,000.00	 
	 Lease Months 25 through 48
	  	$	51,940.00	 
	 Lease Months 49 through 75
	  	$	55,056.40	 

 (b) OTHER PERIODIC PAYMENTS: (i) Real Property Taxes (see Section 4.02 below);
(ii) Utilities (see Section 4.03 below); (iii) Insurance Premiums (see Section 4.04 below); and (iv) Tenant’s initial Pro Rata Share of Common Area Costs, which is eleven and 23/100 percent
(11.23%) (see Section 4.05(e) below). 
 ARTICLE TWO          LEASE TERM 

Section 2.01. Lease of Property for Lease Term. Landlord hereby leases to Tenant and Tenant leases from Landlord the
Property, as described in Section 1.04 above. The term of this Lease (the “Lease Term”) shall be as set forth in Section 1.05(a) above, shall commence on the date (the “Lease Commencement
Date”) set forth in Section 1.05(b) above, and shall terminate on the date (the “Lease Expiration Date”) set forth in Section 1.05(c) above, unless sooner terminated or extended as expressly provided
in this Lease. The terms and provisions of this Lease shall be effective as of the date of this Lease, except for the provisions of this Lease relating to the payment of Rent.  

Section 2.02. Delay in Commencement. Landlord shall not be liable to Tenant if Landlord does not deliver possession of the
Property to Tenant on the Lease Commencement Date. Landlord’s non-delivery of the Property to Tenant on that date shall not affect this Lease or the obligations of Tenant under this Lease, except that the Lease Commencement Date shall be
delayed until Landlord delivers possession of the Property to Tenant (unless such delay is the result of Tenant Delay, as defined below) and the Lease Term shall be extended for a period equal to the delay in delivery of possession of the Property
to Tenant, plus the number of days necessary to end the Lease Term on the last day of a month. Unless such delay is the result of Tenant Delay, if Landlord does not deliver possession of the Property to Tenant 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 2 

 
within one hundred twenty (120) days after the Lease Commencement Date, Tenant may elect to cancel and terminate this Lease by giving written notice to Landlord within ten (10) days
after the 120-day period ends. If Tenant gives such notice, this Lease shall be canceled and terminated, and neither Landlord nor Tenant shall have any further obligations to the other, excepting only those obligations which have accrued prior to or
which expressly survive termination of this Lease. If Tenant does not timely give such notice, Tenant’s right to cancel and terminate this Lease shall expire and the Lease Term shall commence upon the delivery of possession of the Property to
Tenant. If the Lease Commencement Date is delayed, Landlord and Tenant shall, upon such delivery, execute an amendment to this Lease setting forth the actual Lease Commencement Date and Lease Expiration Date, substantially in the form attached as
Exhibit “C” to this Lease, which Tenant shall execute and return to Landlord within five (5) days after receipt from Landlord. Failure to execute such amendment shall not affect the actual Lease Commencement Date and Lease
Expiration Date. The failure of Tenant to take possession of or to occupy the Property upon delivery by Landlord shall not serve to relieve Tenant of any obligations arising on the Lease Commencement Date, and shall not delay the payment of Rent
then due by Tenant. As Landlord has agreed to construct or cause the construction of certain Building Improvements (defined below) prior to the Lease Commencement Date, Landlord shall be deemed to have delivered possession of the Property to Tenant
upon Substantial Completion of such Building Improvements and written notice to Tenant regarding the same, regardless of whether Tenant actually takes possession of the Property on such date. As used in this Lease, “Tenant Delay”
shall mean any delay Landlord encounters in the performance of Landlord’s obligations under this Lease arising from or related to any act or omission of Tenant or its agents, employees, or contractors, including, without limitation, any delays
due to (a) any changes in the scope of the work requested by Tenant, (b) any delays by Tenant in providing Landlord with information as reasonably required by Landlord to complete the Building Improvements, or (c) any delays caused by
interference by Tenant or its agents, employees, or contractors with Landlord’s construction of the Building Improvements; provided, however, no such delay shall constitute a Tenant Delay unless Landlord shall have notified Tenant in writing of
the occurrence of a Tenant Delay and the reasons therefore within three (3) business days following the date Landlord becomes aware of the occurrence of the event or circumstance giving rise to the delay.  

Section 2.03. Intentionally Omitted. 

Section 2.04. Holding Over. The parties recognize and agree that the damage to Landlord resulting from any failure by
Tenant to timely surrender possession of the Property upon the expiration or earlier termination of the Lease Term will be substantial, will exceed the amount of the monthly installments of the Base Rent then payable, and will be impossible to
accurately measure. Accordingly, Tenant agrees that if possession of the Property is not surrendered to Landlord on or before the expiration or earlier termination of the Lease Term, with or without the express or implied consent of Landlord, such
tenancy shall be a month-to-month tenancy only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base
Rent applicable immediately before the expiration or earlier termination of the Lease Term. Such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein, but Tenant shall have no right to notice of or to
exercise any extension right, right of first refusal, right of first offer or other similar right. Nothing in this Lease, including this Section 2.04, shall be construed as consent by Landlord to Tenant retaining possession of the
Property after the expiration or earlier termination of the Lease Term and no acceptance by Landlord of payments from Tenant after the expiration or earlier termination of the Lease Term shall be deemed to be other than on account of the amount to
be paid by Tenant in accordance with the provisions of this Section 2.04, which provisions shall survive the expiration or earlier termination of the Lease Term. The provisions of this Section 2.04 shall not be deemed to
limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Property upon the expiration or earlier termination of the Lease Term, in addition to any other liabilities to
Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold harmless Landlord (and Landlord’s members, managers, partners, and shareholders, as applicable, and the affiliates, employees, agents, and contractors of Landlord and
its members, managers, partners, and shareholders, as applicable) from all losses, liabilities, damages, costs and expenses (including reasonable attorneys’ fees) pertaining to any third party claims resulting from such failure, including,
without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender, and any lost profits to Landlord resulting therefrom. Tenant, prior to Tenant’s holdover of the Property, may
request from Landlord notice of the following: (1) whether Landlord has at such time entered into a new lease for the Property, and (2) whether Landlord anticipates incurring any damages as a result of Tenant’s holdover of the
Property, specifying the amount of any such damages. 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 3 

 Section 2.05. Options to Extend Lease Term.  

(a) Grant of Options. Landlord hereby grants to Tenant two (2) options (collectively, the “Options” and each an
“Option”) to extend the Lease Term for additional consecutive terms of five (5) years each (collectively, the “Extensions” and each an “Extension”), on the same terms and conditions as set
forth in this Lease, but at an increased Base Rent as set forth below and without any additional Options other than those granted in this Section 2.05. Each Option shall be exercised only by written notice delivered to Landlord not more
than two hundred seventy (270) days and not less than one hundred eighty (180) days before the expiration of the initial Lease Term or the preceding Extension of the Lease Term, respectively. If Tenant fails to deliver Landlord written
notice of the exercise of an Option within the prescribed time period, such Option and any succeeding Options shall lapse, and there shall be no further right to extend the Lease Term. Each Option shall be exercisable by Tenant on the express
conditions that (a) at the time of the exercise, and at all times thereafter and prior to the commencement of such Extension, no Event of Default (defined below) on the part of Tenant shall exist, (b) Tenant has not been ten (10) or
more days late in the payment of rent more than a total of five (5) times during the initial Lease Term and all preceding Extensions, and (c) at the time of the exercise, and at all times thereafter and prior to the commencement of such
Extension, there has not been a materially adverse change in Tenant’s financial condition (as compared to Tenant’s financial condition on the date of this Lease). Following Tenant’s timely and valid exercise of an Option, Landlord
shall prepare and Tenant shall execute and deliver to Landlord an amendment to this Lease confirming the term of the Extension and the amount of Base Rent payable by Tenant during such Extension. A later Option cannot be exercised unless all prior
Options have been validly exercised. 
 (b) Personal Options. The Options are personal to the Tenant named in
Section 1.03 of this Lease or any Tenant Affiliate or Permitted Purchaser described in Section 9.07 of this Lease. If Tenant subleases any portion of the Property or assigns or otherwise transfers any interest under this
Lease to an entity other than a Tenant Affiliate or Permitted Purchaser prior to the exercise of an Option (whether with or without Landlord’s consent), then such Option and any succeeding Options shall lapse. If Tenant subleases any portion of
the Property or assigns or otherwise transfers any interest of Tenant under this Lease to an entity other than a Tenant Affiliate or Permitted Purchaser after the exercise of an Option but prior to the commencement of the respective Extension
(whether with or without Landlord’s consent), then such Option and any succeeding Options shall lapse and the Lease Term shall expire as if such Option were not exercised. If Tenant subleases any portion of the Property or assigns or otherwise
transfers any interest of Tenant under this Lease to an entity other than a Tenant Affiliate or a Permitted Purchaser after the exercise of an Option and after the commencement of the Extension related to such Option, then the term of this Lease
shall expire upon the expiration of the Extension during which such sublease or transfer occurred and only the succeeding Options shall lapse. 

(c) Time of Essence. Time is of the essence with respect to Tenant’s exercise of the Option(s) granted in this
Section 2.05. 
 (d) Calculation of Rent. The Base Rent during the Extensions shall be determined as follows: 

(1) Fair Rental Value Adjustment. The Base Rent shall be increased on the first day of the first month of each Extension of the Lease
Term (the “FRV Rental Adjustment Date”) to the “fair rental value” of the Property, determined in the following manner: 

(i) Not later than one hundred (100) days prior to any applicable FRV Rental Adjustment Date, Landlord and Tenant shall meet to
negotiate, in good faith, the fair rental value of the Property as of such FRV Rental Adjustment Date. If Landlord and Tenant have not agreed upon the fair rental value of the Property at least ninety (90) days prior to the applicable FRV
Rental Adjustment Date, the fair rental value shall be determined by appraisal, using brokers (as provided below). 
 (ii) If Landlord and
Tenant are not able to agree upon the fair rental value of the Property within the prescribed time period, then Landlord and Tenant shall attempt to agree in good faith upon a single broker not later than seventy-five (75) days prior to the
applicable FRV Rental Adjustment Date. If Landlord and Tenant are unable to agree upon a single broker within such time period, then Landlord and Tenant shall each appoint one broker, not later than sixty-five (65) days prior to the applicable
FRV Rental Adjustment Date. Within (10) days thereafter, the two appointed brokers shall appoint a third broker. If either Landlord or Tenant fails to appoint its broker within the prescribed time period, the single broker appointed shall
determine the fair rental value of the Property. If both parties fail to appoint brokers within the prescribed time periods, then the first broker thereafter selected by a party shall determine the fair rental value of the Property. Each party shall
bear the cost of its own broker and the parties shall share equally the cost of the single or third broker, if applicable. The brokers used shall have at least ten (10) years’ experience in the sales and leasing of commercial/industrial
real property in the area in which the Property is located and shall be members of professional organizations such as the Society of Industrial Realtors, NAIOP, or their equivalent. 

  

			
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 (iii) For the purposes of such appraisal, the term “fair rental value”
shall mean the price that a ready and willing tenant would pay, as of the applicable FRV Rental Adjustment Date, as monthly rent to a ready and willing landlord of property comparable to the Property if such property were exposed for lease on the
open market for a reasonable period of time and taking into account all of the purposes for which such property may be used. If a single broker is chosen, then such broker shall determine the fair rental value of the Property. Otherwise, the fair
rental value of the Property shall be the arithmetic average of the two (2) of the three (3) appraisals which are closest in amount, and the third appraisal shall be disregarded. In no event, however, shall the Base Rent be reduced below
the amount of Base Rent paid by Tenant under this Lease immediately prior to the applicable FRV Rental Adjustment Date. Landlord and Tenant shall instruct the broker(s) to complete their determination of the fair rental value not later than thirty
(30) days prior to the applicable FRV Rental Adjustment Date. If the fair rental value is not determined prior to the applicable FRV Rental Adjustment Date, then Tenant shall continue to pay to Landlord the Base Rent applicable to the Property
immediately prior to such Extension, until the fair rental value is determined. When the fair rental value of the Property is determined, Landlord shall deliver notice thereof to Tenant, and Tenant shall pay to Landlord, within ten (10) days
after receipt of such notice, the difference between the Base Rent actually paid by Tenant to Landlord and the new Base Rent determined hereunder. 

(2) Fixed Adjustment. The Base Rent shall be increased to the following amounts on the following dates: During each Extension of the
Lease Term, the Base Rent shall be increased on the first day of the twenty-fifth (25th) and forty-ninth (49th) months of the Extension (each a “Rental Adjustment Date”) by a factor of six percent (6%) of the monthly
Base Rent payable immediately prior to the applicable Rental Adjustment Date. 
 ARTICLE THREE     BASE RENT 

Section 3.01. Time and Manner of Payment. Upon Tenant’s execution of this Lease, Tenant shall pay Landlord monthly Base
Rent in the amount stated in Section 1.10(a) above for the first Lease Month for which Base Rent is payable. On the first day of the next Lease Month for which Base Rent is payable and each Lease Month thereafter, Tenant shall pay
Landlord monthly Base Rent in the amount stated in Section 1.10(a) above, in advance, without offset, recoupment, deduction or prior demand, except as otherwise expressly provided in this Lease. The Base Rent shall be payable at
Landlord’s address or at such other place as Landlord may designate in writing. The term “Lease Month” shall mean each consecutive calendar month during the Lease Term, with the first Lease Month commencing on the Lease
Commencement Date if the Lease Commencement Date is the first day of a calendar month; otherwise the first Lease Month shall commence on the first day of the first calendar month following the Stub Period. If the Lease Commencement Date is a day
other than the first day of a calendar month, then (a) the Lease Term shall include the number of months stated (or the number of months included within the number of years stated) in Section 1.05 above, plus the partial month in
which the Lease Commencement Date falls (the “Stub Period”), and (b) the Base Rent and Additional Rent for the Stub Period shall be prorated based on the number of days in such calendar month and payable on the Lease
Commencement Date.  
 Section 3.02. Intentionally Omitted. 

Section 3.03. Security Deposit. Upon Tenant’s execution of this Lease, Tenant shall deposit with Landlord a cash
Security Deposit in the amount set forth in Section 1.07 above. Landlord may apply all or part of the Security Deposit to any unpaid rent or other charges due from Tenant or to cure any other Event of Default of Tenant. If Landlord uses
any part of the Security Deposit, Tenant shall restore the Security Deposit to its full amount within thirty (30) days after Landlord’s written request. Tenant’s failure to do so shall be a material default under this Lease. No
interest shall be paid on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts and no trust relationship is created with respect to the Security Deposit. Landlord shall refund the portion
of the Security Deposit to which Tenant is entitled (if any) within sixty (60) days following the date that Tenant surrenders possession of the Property to Landlord in accordance with the terms and conditions of this Lease. 

Section 3.04. Application of Payments. Unless otherwise designated by Landlord in its sole discretion, all payments
received by Landlord from Tenant shall be applied to the oldest payment obligation owed by Tenant to Landlord. No designation by Tenant, either in a separate writing or on a check or money order, shall modify this section or have any force or
effect.  
 Section 3.05. Termination; Advance Payments. Upon termination of this Lease under Article Seven
(Damage or Destruction) of this Lease, or under Article Eight (Condemnation) of this Lease, or any other termination not resulting from Tenant’s default, and after Tenant has vacated the Property in the manner required by this 

  

			
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Lease, Landlord shall refund or credit to Tenant (or Tenant’s successor) the unused portion of the Security Deposit, any advance rent or other advance payments made by Tenant to Landlord,
and any amounts paid for Real Property Taxes (defined below) and insurance which apply to any time periods after termination of this Lease, and such refund or credit shall be made within sixty (60) days following the date Tenant surrenders
possession of the Property to Landlord in accordance with the terms and conditions of this Lease. 
 ARTICLE FOUR     OTHER CHARGES
PAYABLE BY TENANT 
 Section 4.01. Additional Rent. All charges payable by Tenant to Landlord under this Lease other
than Base Rent are called “Additional Rent.” Unless this Lease provides otherwise, Tenant shall pay all Additional Rent then due with the next monthly installment of Base Rent. The term “rent” or
“Rent” shall mean Base Rent and Additional Rent. Without limitation on other obligations of Tenant that shall survive the expiration or earlier termination of the Lease Term, the obligation of Tenant to pay any accrued but unpaid
Rent shall survive the expiration or earlier termination of the Lease Term. The failure of Landlord to timely furnish Tenant the amount of the Rent shall not preclude Landlord from enforcing its rights to collect such Rent. 

Section 4.02. Property Taxes. 

(a) Real Property Taxes. Tenant shall pay all Real Property Taxes on the Property (including any fees, taxes or assessments
against, or as a result of, any tenant improvements installed on the Property by or for the benefit of Tenant) during the Lease Term. Landlord will bill Tenant monthly in advance for the estimated amount of such Real Property Taxes, and Tenant shall
pay Landlord the amount of such Real Property Taxes, as Additional Rent. Landlord will pay such Real Property Taxes on or before their due date, provided Tenant has timely made such payments to Landlord. Any penalty caused by Tenant’s failure
to timely make such payments shall also be Additional Rent owed by Tenant immediately upon demand. 
 (b) Definition of
“Real Property Taxes. “Real Property Taxes” means: (i) any fee, license fee, license tax, business license fee or business privilege tax, commercial rental tax (including, without limitation, a sales tax on rents paid), levy,
charge, assessment, special assessment duty, penalty or tax imposed by any taxing authority against the Property, any improvement thereon, and any leasehold improvement, fixtures, installations, and additions thereto; (ii) any tax on
Landlord’s right to receive, or the receipt of, rent or income from the Property or against Landlord’s business of leasing the Property; (iii) any tax or charge for fire protection, streets, sidewalks, road maintenance, refuse, water,
sewer or other services provided to the Property by any governmental agency; (iv) any tax imposed upon this transaction or based upon a re-assessment of the Property due to a change of ownership, as defined by Applicable Law (defined below), or
other transfer of all or part of Landlord’s interest in the Property; (v) any charge or fee replacing any tax previously included within the definition of Real Property Taxes; and (vi) legal and consulting fees, costs and
disbursements incurred in connection with proceedings to contest, determine, or reduce Real Property Taxes, Landlord specifically reserving the right, but not the obligation, to contest by appropriate legal proceedings the amount or validity of any
Real Property Taxes; provided, however, that Tenant’s Pro Rata Share of such costs does not exceed Tenant’s Pro Rata Share of the savings realized by such contest. “Real Property Taxes” do not, however, include Landlord’s
federal or state income, franchise, inheritance or estate taxes.  
 (c) Joint Assessment; Tenant’s Share. If the
Property is not separately assessed, Real Property Taxes for the Property shall be Tenant’s Pro Rata Share of the Real Property Taxes for the Project. 

(d) Personal Property Taxes.  

(i) Tenant shall pay all taxes charged against trade fixtures, furnishings, equipment or any other personal property belonging to Tenant.
Tenant shall diligently pursue the separate assessment of such personal property, so that it is taxed separately from the Property. 
 (ii)
If any of Tenant’s personal property is taxed with the Property, Tenant shall pay Landlord the taxes for the personal property within thirty (30) days after Tenant receives a written statement from Landlord for such personal property
taxes. 
 Section 4.03. Utilities. Tenant shall pay, directly to the appropriate supplier, the cost of all natural gas,
heat, light, power, sewer service, telephone, fiber optic, cable or other communications or data delivery services, water, refuse disposal and other utilities and services supplied to the Property. However, if any services or utilities are jointly
 

  

			
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metered with other property, Landlord shall make a reasonable determination of Tenant’s proportionate share of the cost of such utilities and services and Tenant shall pay such share to
Landlord within thirty (30) days following Tenant’s receipt of an invoice therefor, together with reasonably satisfactory supporting documentation, if applicable. Tenant acknowledges and agrees that (1) this Lease is entirely separate
and distinct from and independent of any and all agreements that Tenant may at any time enter into with any third party for the provision of utility services or any other services, and (2) Landlord has no obligation of any kind concerning the
provision of any such services, except that Landlord may not interfere with the provision of such services. Landlord shall not be liable for any failure to furnish, stoppage of, or interruption in furnishing any of the services or utilities
described in this Section 4.03, when such failure is caused by accident, breakage, repairs, strikes, lockouts, labor disputes, labor disturbances, governmental regulation, civil disturbances, terrorist acts, acts of war, moratorium or
other governmental action, or any other cause beyond Landlord’s reasonable control, and, in such event, Tenant shall not be entitled to any damages nor shall any failure or interruption abate or suspend Tenant’s obligation to pay rent as
required under this Lease or constitute or be construed as a constructive or other eviction of Tenant. Further, in the event any governmental authority or public utility promulgates or revises any law, ordinance, rule or regulation, or issues
mandatory controls or voluntary controls relating to the use or conservation of energy, water, gas, light or electricity, the reduction of automobile or other emissions, or the provision of any other utility or service, Landlord may take any
reasonably appropriate action to comply with such law, ordinance, rule, regulation, mandatory control or voluntary guideline without affecting Tenant’s obligations under this Lease (and in case of any voluntary guidelines, without adversely
affecting Tenant’s use and occupancy of the Property and without increasing Tenant’s occupancy costs). Tenant recognizes that security services, if any, provided by Landlord at the Building are for the protection of Landlord’s
property and under no circumstances shall Landlord be responsible for, and Tenant waives any rights with respect to, providing security or other protection for Tenant or its employees, invitees or property in or about the Property or the Building.
Subject to the applicable terms and provisions of this Lease, Tenant may prepare and implement its own security plan for the Property. 

Section 4.04. Insurance Policies. 

(a) Liability Insurance. During the Lease Term, Tenant, at Tenant’s sole cost and expense, shall maintain a policy of
commercial general liability insurance (or its equivalent) insuring Tenant against liability for bodily injury, property damage (including loss of use of property) and personal injury arising out of the operation, use or occupancy of the Property
and the Limited Common Area. Tenant shall name Landlord (and any affiliate, lender or property manager of Landlord designated by Landlord) as an additional insured under such policy, and Tenant shall provide Landlord with an appropriate
“additional insured” endorsement to Tenant’s liability insurance policy (in a form acceptable to Landlord) not less than ten (10) business days before the early access to or occupancy of the Property by Tenant or any other member
of the Tenant Group (defined below). The initial amount of such insurance shall be not less than Three Million Dollars ($3,000,000.00) per occurrence and shall be subject to periodic increase based upon inflation, increased liability awards,
recommendation of Landlord’s professional insurance advisors and other relevant factors; provided, however, that such increases shall not exceed those increases imposed by prudent owners of like properties in the Las Vegas metropolitan area.
The liability insurance obtained by Tenant under this Section 4.04(a): shall (i) be primary and non-contributing; (ii) contain a “separation of insureds” clause (or equivalent); (iii) contain contractual
liability coverage; (iv) provide “occurrence” based coverage; and (v) not have a deductible or self-insured retention amount in excess of Ten Thousand Dollars ($10,000.00). The amount and coverage of such insurance shall not
limit Tenant’s liability nor relieve Tenant of any other obligation under this Lease. Tenant may satisfy its obligations under this Section through the use of a combination of primary and excess or umbrella coverage. Landlord may also obtain
commercial general liability insurance in an amount and with coverage determined by Landlord, insuring Landlord against liability arising out of ownership, operation, use or occupancy of the Property. The policy obtained by Landlord shall not be
contributory and shall not provide primary insurance.  
 (b) Property and Rental Income Insurance. During the Lease
Term, Landlord shall maintain policies of insurance covering loss of or damage to the Property, the Project and the building improvements owned by Landlord (but expressly excluding any property Tenant is required to insure pursuant to
Section 4.04(d)) below) in the full amount of their replacement cost, with such policies providing protection against loss or damage due to fire or other perils covered by the “Causes of Loss—Special Form” policy (or a
similar policy containing equivalent coverage) and any other perils which Landlord, Landlord’s lender or ground lessor deems reasonably necessary. Landlord shall have the right to obtain terrorism, flood and earthquake insurance and other forms
of insurance as required by any lender holding a security interest in the Property or any ground lessor. Landlord shall also have the right to obtain “green building” endorsements to its property insurance policies to ensure that the
property insurance proceeds are sufficient to restore the Property to the condition that may be required to meet the applicable Green Building Standard (defined below). Landlord shall not obtain insurance for Tenant’s fixtures or equipment or
building improvements installed by Tenant on the Property. During the  

  

			
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Lease Term, Landlord shall also maintain a rental income insurance policy, with loss payable to Landlord, in an amount equal to one year’s Base Rent, plus one year’s estimated recurring
Additional Rent. Notwithstanding Section 4.04(d)(iv) below, Tenant shall be liable for the payment of its Pro Rata Share of any deductible amount under Landlord’s insurance policies (which deductible amount shall not exceed
$10,000.00) maintained pursuant to this Section 4.04 (b); provided, however, that if the loss or damage is due to an act or omission of Tenant, then Tenant shall be responsible for payment of the entirety of such deductible amount;
provided, further, that if the loss or damage is due to an act or omission of Landlord, then Tenant shall not be responsible for payment of any such deductible amount. Tenant shall also be responsible for payment of the entirety of any deductible
amount under Tenant’s insurance policies. Tenant shall not do or permit anything to be done which invalidates any such insurance policies. 

(c) Payment of Premiums. Tenant shall pay all premiums for the insurance policies described in Sections 4.04(a) above and
shall reimburse Landlord for Tenant’s proportionate share of the cost of the insurance policies described in Section 4.04(b) above, except Landlord shall pay all premiums for non-primary commercial general liability insurance which
Landlord elects to obtain as provided in Section 4.04(a) above. With respect to the premiums for the insurance policies described in Section 4.04(b) above, Landlord shall bill Tenant monthly in advance for the estimated
amount of Tenant’s proportionate share of such premiums, consistent with Section 4.05(e) below, and Tenant shall pay Landlord such amount, as Additional Rent. If insurance policies maintained by Landlord cover improvements on real
property other than the Property, Landlord shall deliver to Tenant a statement of the premium applicable to the Building showing in reasonable detail how Tenant’s share of the premium was computed. If the Lease Term expires before the
expiration of an insurance policy maintained by Landlord, Tenant shall be liable only for Tenant’s prorated share of the insurance premiums. Subject to the provisions of Section 2.03 above, prior to the Lease Commencement Date,
Tenant shall deliver to Landlord (a) either (i) a certificate of insurance (in form acceptable to Landlord) executed by an authorized officer or agent of the insurance company, certifying that the insurance that Tenant is required to
maintain under this Section 4.04 is in full force and effect and containing such other information Landlord reasonably requires, or (ii) copies of the required policies of insurance or other satisfactory evidence (on which Landlord
can reasonably rely) that the insurance Tenant is required to maintain under this Section 4.04 is in full force and effect, and (b) any endorsements to Tenant’s insurance policies required by this Section 4.04. At
least thirty (30) days prior to the expiration of any insurance coverage Tenant is required to maintain under this Section 4.04, Tenant shall deliver to Landlord a certificate of insurance (in form acceptable to Landlord) or other
satisfactory evidence (on which Landlord can reasonably rely) verifying the timely renewal of such coverage. Upon Tenant’s written request, Landlord shall deliver to Tenant a certificate of insurance (in form acceptable to Tenant) or other
satisfactory evidence (on which Tenant can reasonably rely) certifying that the insurance that Landlord is required to maintain under this Section 4.04 is in full force and effect. 

(d) General Insurance Provisions.  

(i) Any insurance that Tenant is required to maintain under this Lease shall include a provision (by endorsement, if necessary) that requires
the insurance carrier to give Landlord and Landlord’s lender (if requested) not less than thirty (30) days’ written notice prior to any cancellation (whether by Tenant or the insurer) or material modification of such coverage (i.e., a
modification resulting in a decrease in the limits or types of coverage required under this Lease), including the cancellation (whether by Tenant or the insurer) or modification of any required endorsements. 

(ii) If Tenant fails to deliver to Landlord or Landlord’s lender (if requested) any certificate of insurance or endorsement required
under this Lease within the prescribed time period or if any such policy is canceled or modified during the Lease Term without Landlord’s consent, Landlord may obtain such insurance for Landlord’s sole benefit (but is under no obligation
to do so), in which case Tenant shall reimburse Landlord for the cost of such insurance within thirty (30) days after receipt of a statement that indicates the cost of such insurance. If Tenant fails to carry the required insurance, such
failure shall automatically be deemed to be a covenant by Tenant to self-insure such required coverage, with a full waiver of subrogation in favor of Landlord (in the case of deemed self-insurance of Tenant’s required property insurance);
provided, however, that such failure shall remain a breach of this Lease unless cured by Tenant and any such deemed covenant to “self-insure” shall not be construed to grant Tenant the right to self-insure any of its insurance obligations
under this Lease. 
 (iii) Landlord and Tenant shall maintain all insurance required under this Lease with companies duly authorized to
issue insurance policies in the State in which the Property is located and holding a Financial Strength Rating of “A” or better, and a Financial Size Category of “XII” or larger, based on the most recent published ratings of the
A.M. Best Company. Landlord and Tenant acknowledge the insurance markets are rapidly changing and that insurance in the form and amounts described in this Section 4.04 may not be available in the future. Tenant acknowledges

  

			
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that the insurance described in this Section 4.04 is for the primary benefit of Landlord. If at any time during the Lease Term, Tenant is unable to obtain and maintain the insurance
required under this Lease, Tenant shall nevertheless maintain insurance coverage which is (1) customary and commercially reasonable in the insurance industry for Tenant’s type of business, as that coverage may change from time to time, and
(2) reasonably acceptable to Landlord. Landlord makes no representation as to the adequacy of such insurance to protect Landlord’s or Tenant’s interests. If Tenant believes that any such insurance coverage is inadequate, Tenant shall
obtain any such additional property or liability insurance which Tenant deems necessary to protect Landlord and Tenant. 
 (iv)
Notwithstanding anything in this Lease to the contrary, Landlord and Tenant each hereby waives any and all rights of recovery against the other, or against the members, managers, officers, employees, agents or representatives of the other (whether
such right of recovery arises from a claim based on negligence or otherwise), for loss of or damage to its property or the property of others under its control, if such loss or damage is covered by any insurance policy in force (whether or not
described in this Lease) at the time of such loss or damage. To the extent required under their respective policies of insurance, Landlord and Tenant shall give notice to the insurance carriers of this mutual waiver of claims and confirm that their
respective policies of insurance do not prohibit this waiver and include a corresponding waiver of subrogation by the insurer. 
 (v)
Tenant shall not do or permit to be done any act or thing upon the Property or the Project which would (a) jeopardize or be in conflict with the property insurance policies covering the Project or fixtures or property in the Project;
(b) increase the rate of property insurance applicable to the Project to an amount higher than it otherwise would be for general office and warehouse use of the Project; or (c) subject Landlord to any liability or responsibility for injury
to any person or persons or to property by reason of any business or operation being conducted at the Property. 
 (vi) Tenant shall, at
its sole cost and expense, keep in full force and effect during the Lease Term the following additional coverage: (1) workers’ compensation insurance as required by state law; (2) employer’s liability insurance, with a limit of
not less than Two Million Dollars ($2,000,000), each accident, not less than Two Million Dollars ($2,000,000) policy limit, and not less than Two Million Dollars ($2,000,000) each employee for all persons employed by Tenant who may come onto or
occupy the Property; (3) commercial auto liability insurance with a limit of not less than Two Million Dollars ($2,000,000) aggregate limit for bodily injury and property damage, including owned, non-owned, and hired auto liability coverage for
such vehicles driven on and around the Property and the Limited Common Area (if Tenant does not own company vehicles, a letter to that effect from an officer or principal of Tenant, in addition to proof of non-owned and hired auto liability coverage
is required); and (4) “Causes of Loss – Special Form” (or a similar policy containing equivalent coverage) property insurance on a replacement cost basis, covering (i) Tenant’s personal property, whether owned, leased,
or rented, including but not limited to trade fixtures, furniture, and equipment, and (iii) any interior improvements constructed within the Property and any alterations to the Property made by Tenant. Such property insurance policies of Tenant
shall contain an agreed amount endorsement in lieu of a co-insurance clause, and shall be written as primary policies, not contributing with and not supplemental to the property insurance coverage that Landlord is required to carry pursuant to
Section 4.04(b) above. Tenant may satisfy its liability insurance obligations under this subsection through the use of a combination of primary and excess or umbrella coverage. 

(vii) If Tenant carries any of the liability insurance required hereunder in the form of a blanket policy, any certificate required hereunder
shall make specific reference to the Property; provided, however, the blanket policy carried with respect to the insurance required by Tenant hereunder shall contain a “per location” endorsement assuring that any aggregate limit under such
blanket policy shall apply separately to the Property and that the insurer thereunder shall provide written notice to Landlord if the available portion of such aggregate is reduced to less than the minimum amounts required under
Section 4.04(a) above by either payment of claims or the establishment of reserves for claims (in which case Tenant shall be obligated to take immediate steps to increase the amount of its insurance coverage in order to satisfy the
minimum requirements set forth in Section 4.04(a) above). 
 (viii) Tenant’s insurance obligations under this
Section 4.04 are separate and independent obligations of Tenant, and are expressly not dependent or conditioned on any other obligations of Tenant under this Lease. 

Section 4.05. Common Areas; Use, Maintenance and Costs.  

(a) Common Areas. As used in this Lease, “Common Areas” shall mean the Limited Common Area and all areas within
the Project which are available for the common use of tenants of the Project and which are not leased or held for the exclusive use of Tenant or other tenants, including, but not limited to, parking areas, 

  

			
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driveways, sidewalks, loading areas, access roads, corridors, landscaping and planted areas. Notwithstanding the above, Common Areas may also include a portion of the Project that is reserved for
a particular tenant’s use (such as for reserved parking or outside storage) but maintained by Landlord with the Common Areas for administrative convenience and efficiency as is the case with Tenant’s Limited Common Area. Landlord, from
time to time, may change the size, location, nature and use of any of the Common Areas, convert Common Areas into leasable areas, construct additional parking facilities (including parking structures) in the Common Areas, and increase or decrease
Common Area land and/or facilities. Such activities and changes are permitted if they do not permanently, materially and adversely affect Tenant’s use of or access to the Property and the Limited Common Area. During the course of such work,
Landlord will use commercially reasonable efforts to minimize the effect of any such work on the operation of Tenant’s business at the Property. 

(b) Use of Common Areas. Except as otherwise provided in Section 4.05(a) above, Tenant shall have the nonexclusive
right (in common with other tenants and all others to whom Landlord has granted or may grant such rights) to use the Common Areas for the purposes intended, subject to such reasonable rules and regulations as Landlord may establish from time to
time. Tenant shall abide by such rules and regulations and shall cause others who use the Common Areas with Tenant’s express or implied permission to abide by Landlord’s rules and regulations. As provided in Section 1.04 above,
Tenant also has the exclusive right to use the Limited Common Area, subject to the terms and conditions set forth in that Section. At any time, Landlord may close any Common Areas to perform any acts in the Common Areas as, in Landlord’s
judgment, are desirable to improve the Project. Tenant shall not interfere with the rights of Landlord, other tenants or any other person entitled to use the Common Areas. Notwithstanding any language to the contrary in this Lease, Tenant’s
right to use the Common Areas, including any Limited Common Area, shall automatically terminate upon termination of this Lease or upon termination of Tenant’s right to possess the Property. 

(c) Maintenance of Common Areas. Landlord shall maintain the Common Areas in good order, condition and repair, and shall operate
the Project, in Landlord’s sole discretion, as a first-class industrial/commercial real property development. Tenant shall pay Tenant’s Pro Rata Share (as determined below) of all costs incurred by Landlord for the operation and
maintenance of the Common Areas, and other Project costs (the “Common Area Costs”). Common Area Costs include, but are not limited to, all costs and expenses for the following: utilities, water and sewage charges; maintenance of
signs (other than tenants’ signs); maintenance of the ESFR fire system and pump (including testing, monitoring and servicing); maintenance of landscaped areas; association dues; premiums for liability, property damage, fire and other types of
casualty insurance on the Common Areas and worker’s compensation insurance; all property taxes and assessments levied on or attributable to the Common Areas and all Common Area improvements; all personal property taxes levied on or attributable
to personal property used in connection with the Common Areas; the cost of improvements made subsequent to the initial development of the Project to comply with the requirements of any law, ordinance, code, rule or regulation, including, without
limitation, any “green building” laws; rental or lease payments paid by Landlord for rented or leased personal property used in the operation or maintenance of the Common Areas; fees for required licenses and permits; repairing,
resurfacing, repaving, maintaining, painting, lighting, cleaning, snow removal, refuse removal, security and similar items for the Project; the cost of service contracts and maintenance expenses for heating and air conditioning systems, except to
the extent undertaken by Tenant pursuant to Section 6.04(a) below; the cost of service contracts and maintenance expenses for the roof of the Project; reserves for roof replacement, exterior painting, sealing and restriping and/or
resurfacing and repaving of the parking lot, driveways, and other paved areas, and other appropriate reserves; the costs of obtaining, maintaining, managing, reporting, commissioning, and re-commissioning the Building to meet the applicable Green
Building Standard; and a reasonable allowance to Landlord for Landlord’s supervision and management of the Project and the Common Areas (not to exceed three percent (3%) of the gross rents of the Project for the calendar year). Landlord
may cause any or all of such services to be provided by third parties and the cost of such services shall be included in Common Area Costs. Common Area Costs shall not include depreciation of real property which forms part of the Common Areas.

 (d) Landscaped and Paved Areas. Consistent with Section 4.05(c) above, Landlord shall maintain, as a Common
Area Cost, the landscaped and paved areas of the Project. Such maintenance shall include gardening, tree trimming, replacement or repair of landscaping, landscape irrigation systems and similar items. Such maintenance shall also include sweeping and
cleaning of asphalt, concrete or other surfaces on the driveway, parking areas, yard areas, loading areas or other paved or covered surfaces. In connection with Landlord’s obligations under this Section 4.05(d), Landlord may enter
into a contract with a contractor of Landlord’s choice to provide some (but not necessarily all) of the maintenance services listed above. Tenant shall pay its Pro Rata Share of the monthly cost of such contract, as part of its share of the
monthly Common Area Costs.  

  

			
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 (e) Tenant’s Share and Payment. Tenant shall pay Tenant’s Pro Rata Share of
all Common Area Costs (prorated for any fractional month) as provided below in this Section 4.05(e). Tenant’s “Pro Rata Share” shall be calculated by dividing the rentable square foot area of the Property, as set
forth in Section 1.04 of this Lease, by the aggregate rentable square foot area of the Building and any other buildings in the Project as of the date on which the computation is made. Tenant’s initial Pro Rata Share is set out in
Section 1.10(b) above. Notwithstanding the above, Landlord shall have the right, from time-to-time, to equitably allocate some or all of the Common Area Costs among the space occupied by different tenants of the Project (the
“Cost Pools”), in which case Tenant’s Pro Rata Share will be calculated by dividing the square foot area of the Property by the aggregate square foot area of the Cost Pool. Such Cost Pools may include, but shall not be
limited to, the pooling of certain buildings within the Project as to their location with respect to a particular Common Area Cost. Any changes in the Common Area Costs and/or the aggregate area of the Project leased or held for lease during the
Lease Term shall be effective on the first day of the month after such change occurs. Landlord may, at Landlord’s election, estimate in advance and charge to Tenant with the Common Area Costs the following items of Additional Rent: all Real
Property Taxes for which Tenant is liable under Section 4.02 of this Lease, all insurance premiums for which Tenant is liable under Section 4.04 of this Lease, all maintenance under Section 4.05(d) of this Lease,
and any other Additional Rent payable by Tenant hereunder. Landlord shall bill Tenant monthly in advance for the estimated Common Area Costs and other Additional Rent and Tenant shall pay Landlord the amount of such costs, as Additional Rent.
Landlord may adjust such estimates at any time based upon Landlord’s experience and reasonable anticipation of costs. Such adjustments shall be effective as of the next rent payment date after notice to Tenant. Within one hundred twenty
(120) days after the end of each calendar year of the Lease Term, Landlord shall deliver to Tenant a statement prepared in accordance with generally accepted accounting principles setting forth, in reasonable detail, the Common Area Costs and
other recurring Additional Rent paid or incurred by Landlord during the preceding calendar year and Tenant’s Pro Rata Share of such costs and expenses (the “Annual Statement”). Upon receipt of the Annual Statement, there shall
be an adjustment between Landlord and Tenant, with payment to or credit given by Landlord (as the case may be) so that Landlord shall receive the entire amount of Tenant’s Pro Rata Share of such costs and expenses for such period. The amount of
any such credit may be used by Tenant toward payment of the next monthly installment of Additional Rent payable under this Lease. The provisions of this Section 4.05(e) shall survive the expiration or earlier termination of the Lease
Term. 
 Section 4.06. Late Charges. Tenant’s failure to pay rent promptly may cause Landlord to incur unanticipated
costs. The exact amount of such costs is impractical or extremely difficult to ascertain. Such costs may include, but are not limited to, processing and accounting charges and late charges which may be imposed on Landlord by any ground lease,
mortgage or trust deed encumbering the Property. Therefore, if Landlord does not receive any rent payment within five (5) business days after it becomes due, Tenant shall pay Landlord a late charge equal to ten percent (10%) of the overdue
amount. The parties agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of such late payment. If Tenant shall be served with a demand for payment of past due rent or any other charge, any
payments tendered thereafter to cure any default of Tenant shall be made only by cashier’s check, wire transfer, or other immediately available funds. Notwithstanding the above, Landlord agrees not to impose such late charge unless, immediately
after its receipt of written notice from Landlord, Tenant fails to deliver such delinquent payment by nationally recognized commercial overnight courier (for next business day delivery); provided, however, that Landlord is under no obligation to
provide more than one (1) such notice in any consecutive 12-month period. 
 Section 4.07. Interest on Past Due
Obligations. In addition to any late charge imposed pursuant to Section 4.06 above, any amount owed by Tenant to Landlord (or by Landlord to Tenant) which is not paid within five (5) business days after it becomes due shall bear
interest at the rate of twelve percent (12%) per annum from the due date of such amount (“Interest”); provided, however, that no interest shall be payable on any late charges imposed on Tenant under this Lease. The payment of
interest on such amounts shall not excuse or cure any default by Tenant or Landlord under this Lease. If the interest rate specified in this Section 4.07, or any other charge or payment due under this Lease which may be deemed or
construed as interest, is higher than the rate permitted by law, such interest rate is hereby decreased to the maximum legal interest rate permitted by law.  

ARTICLE FIVE              USE OF PROPERTY 

Section 5.01. Permitted Uses. Tenant may use the Property only for the Permitted Uses set forth in Section 1.06
above and for no other purpose whatsoever; provided that such Permitted Uses (i) do not create any unusual or atypical wear and tear on the Building or constitute waste of the Property; (ii) do not create any atypical risk of Environmental
Damages or Hazardous Material contamination on the Property; (iii) do not create obnoxious (as to a reasonable person) odors or noise that escapes the Property; (iv) do not include storage of tires, chemicals (other than those permitted
under Section 5.03 below) or explosives or other products made with like materials; and (v) do not involve fabrication or manufacturing, except as expressly permitted in Section 1.06 above.  

  

			
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 Section 5.02. Manner of Use. Tenant shall not cause or permit the
Property to be improved, developed, or used in any way which constitutes a violation of any law, statute, ordinance, or governmental regulation or order, or other governmental requirement now in force or which may hereafter be enacted or
promulgated, including, without limitation, any “green building” ordinance, law or regulation (collectively, “Applicable Laws”), or which unreasonably interferes with the rights of other tenants of Landlord, or which
constitutes a nuisance or waste. Tenant shall obtain and pay for all permits required for Tenant’s occupancy of the Property, and for all business licenses, and shall promptly take all actions necessary to comply with all applicable statutes,
ordinances, rules, regulations, orders and requirements regulating the use by Tenant of the Property, including without limiting to the Occupational Safety and Health Act. Notwithstanding the foregoing, Landlord shall, at Tenant’s sole cost and
expense, cooperate with Tenant in executing permitting applications and performing other ministerial acts reasonably necessary to enable Tenant to obtain from the applicable governmental authority a High Pile Stock Permit (or comparable permit), if
needed. Tenant, at Tenant’s sole cost and expense, shall be responsible for the installation of any fire hose valves, draft curtains, smoke venting and any additional fire protection systems (including, without limitation, fire extinguishers)
that may be required by the fire department or any governmental agency because of Tenant’s specific use of the Property.  

Tenant shall, at its sole cost and expense, promptly comply with any Applicable Laws which relate to (or are triggered by)
(i) Tenant’s use of the Property, and (ii) any alteration or any tenant improvements made by Tenant or at the request of Tenant. Should any standard or regulation now or hereafter be imposed on Tenant by any federal, state or local
governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. The judgment of any
court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any Applicable Laws, shall be conclusive of that fact as between Landlord and Tenant.
Tenant shall immediately notify Landlord in writing of any water infiltration at the Property of which Tenant becomes aware. 

Section 5.03. Hazardous Materials. 

5.03.1 Definitions. 

A. “Hazardous Material” means any substance, whether solid, liquid or gaseous in nature: 

(i) the presence of which requires investigation or remediation under any federal, state or local statute, regulation, ordinance, order,
action, policy or common law; or 
 (ii) which is or becomes defined as a “hazardous waste,” “hazardous substance,”
pollutant or contaminant under any federal, state or local statute, regulation, rule or ordinance or amendments thereto including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. section 9601
et seq.) and/or the Resource Conservation and Recovery Act (42 U.S.C. section 6901 et seq.), the Hazardous Materials Transportation Act (49 U.S.C. section 1801 et seq.), the Federal Water Pollution Control Act (33 U.S.C. section 1251 et seq.), the
Clean Air Act (42 U.S.C. section 7401 et seq.), the Toxic Substances Control Act, as amended (15 U.S.C. section 2601 et seq.), and the Occupational Safety and Health Act (29 U.S.C. section 651 et seq.), as these laws have been amended or
supplemented; or 
 (iii) which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic, or otherwise
hazardous or is or becomes regulated by any governmental authority, agency, department, commission, board, agency or instrumentality of the United States, the State of Nevada or any political subdivision thereof; or 

(iv) the presence of which on the Property or the Project causes or threatens to cause a nuisance upon the Property or the Project or to
adjacent properties or poses or threatens to pose a hazard to the health or safety of persons on or about the Property; or 
 (v) the
presence of which on adjacent properties could constitute a trespass by Tenant; or 

  

			
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 (vi) without limitation which contains gasoline, diesel fuel or other petroleum
hydrocarbons (provided that Hazardous Materials shall not include any such products that are contained solely within a motor vehicle); or 

(vii) without limitation which contains polychlorinated biphenyls (PCBs), asbestos or urea formaldehyde foam insulation; or 

(viii) without limitation which contains radon gas, other than naturally-occurring conditions at the Property or Project. 

B. “Environmental Requirements” means all applicable present and future: 

(i) statutes, regulations, rules, ordinances, codes, licenses, permits, orders, approvals, plans, authorizations, concessions, franchises,
and similar items (including, but not limited to those pertaining to reporting, licensing, permitting, investigation and remediation), of all Governmental Agencies; and 

(ii) all applicable judicial, administrative, and regulatory decrees, judgments, and orders relating to the protection of human health or the
environment, including, without limitation, all requirements pertaining to emissions, discharges, releases, or threatened releases of Hazardous Materials into the air, surface water, groundwater or land, or relating to the manufacture, processing,
distribution, use, treatment, storage, disposal, transport, or handling of Hazardous Materials. 
 C. “Environmental
Damages” means all claims, judgments, damages, losses, penalties, fines, liabilities (including strict liability), encumbrances, liens, costs, and expenses (including the expense of investigation and defense of any claim, whether or
not such claim is ultimately defeated, or the amount of any good faith settlement or judgment arising from any such claim) of whatever kind or nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable (including without
limitation reasonable attorneys’ fees and disbursements and consultants’ fees) any of which are incurred at any time as a result of the existence of Hazardous Material upon, about, or beneath the Property or the Project or migrating or
threatening to migrate to or from the Property or the Project, or the existence of a violation of Environmental Requirements pertaining to the Property or the Project and the activities thereon, regardless of whether the existence of such Hazardous
Material or the violation of Environmental Requirements arose prior to the present ownership or operation of the Property. Environmental Damages include, without limitation: 

(i) damages for personal injury, or injury to property or natural resources occurring upon or off of the Property, including, without
limitation, lost profits, consequential damages, the cost of demolition and rebuilding of any improvements on real property, interest, penalties and damages arising from claims brought by or on behalf of employees of Tenant (with respect to which
Tenant waives any right to raise as a defense against Landlord any immunity to which it is entitled under any worker’s compensation laws); 

(ii) fees, costs or expenses incurred for the services of attorneys, consultants, contractors, experts, laboratories and all other costs
incurred in connection with the investigation or remediation of such Hazardous Materials in a manner consistent with this Section 5.03 or violation of such Environmental Requirements, including, but not limited to, the preparation of any
feasibility studies or reports or the performance of any cleanup, remediation, removal, response, abatement, containment, closure, restoration or monitoring work required by any Governmental Agency under any Environmental Requirements or reasonably
necessary to make full economic use of the Property and the Project in a manner consistent with its current use, and including, without limitation, any attorneys’ fees, costs and expenses incurred in enforcing the provisions of this Lease or
collecting any sums due hereunder; 
 (iii) liability to any third person or Governmental Agency to indemnify such person or Governmental
Agency for costs expended in connection with the items referenced in subsection (ii) above; and 
 (iv) actual diminution in the fair
market value of the Property or the Project including, without limitation, any reduction in fair market rental value or life expectancy of the Property or the Project or the improvements located thereon or the restriction on the use of or adverse
impact on the marketing of the Property or the Project or any portion thereof. 

  

			
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 D. “Governmental Agency” means all governmental agencies,
departments, commissions, boards, bureaus or instrumentalities of the United States, states, counties, cities and political subdivisions thereof. 

E. The “Tenant Group” means Tenant, Tenant’s successors, assignees, guarantors, officers, members, managers,
directors, agents, employees, contractors, invitees, permitees or other parties under the supervision or control of Tenant or entering the Property during the Lease Term at the request of or with the permission of Tenant, other than Landlord or
Landlord’s agents, employees, contractors, invitees, permitees or other parties under the supervision or control of Landlord. 

5.03.2 Prohibitions. 

A. Other than (i) normal quantities of general office and cleaning supplies containing de minimis amounts of Hazardous
Material (ii) those Hazardous Materials that may be contained within vehicles, equipment, and machinery operated at the Property (e.g., fuel in a vehicle’s tank) or contained in original packaging from manufacturer and temporarily held by
Tenant while in transit, so long as such items are handled by Tenant in strict compliance with all Environmental Requirements, and (iii) except as specified on Exhibit “B” attached hereto, Tenant shall not cause, permit or
suffer any Hazardous Material to be brought upon, treated, kept, stored, disposed of, discharged, released, produced, manufactured, generated, refined or used upon, about or beneath the Property and the Limited Common Area by the Tenant Group, or
any other person without the prior written consent of Landlord. From time to time during the Lease Term, Tenant may request Landlord’s approval of Tenant’s use of other Hazardous Materials, which approval may be withheld in Landlord’s
sole discretion. Before the date of Tenant’s occupancy of the Property, Tenant shall provide to Landlord for those Hazardous Materials described on Exhibit “B”: (a) a description of handling, storage, use and disposal
procedures; and (b) all “community right to know” plans or disclosures and/or emergency response plans which Tenant is required to supply to local Governmental Agencies pursuant to any Environmental Requirements. 

B. Tenant shall not cause or permit the existence or the commission by the Tenant Group, or by any other person, of a violation of any
Environmental Requirements upon, about or beneath the Property or the Project. 
 C. Tenant shall neither create or permit to exist, nor
permit the Tenant Group to create or permit to exist any environmental lien, security interest or similar charge or encumbrance with respect to the Property or the Project, including without limitation, any lien imposed pursuant to section 107(f) of
the Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. section 9607(l)) or any similar state statute. 
 D. Except as otherwise
expressly allowed by Section 5.03.2(A) above, Tenant shall not install, operate or maintain any above or below grade tank, sump, pit, pond, lagoon or other storage or treatment vessel or device on the Property without Landlord’s
prior written consent, which may be withheld in Landlord’s sole and absolute discretion. 
 5.03.3 Indemnity. 

A. Tenant, its successors, assigns and guarantors, agree to indemnify, defend, reimburse and hold harmless: 

(i) Landlord; and 
 (ii) any
other person who acquires all or a portion of the Property in any manner (including purchase at a foreclosure sale) and becomes entitled to exercise the rights and remedies of Landlord under this Lease; and 

(iii) the directors, officers, shareholders, employees, partners, members, managers, agents, contractors, subcontractors, licensees,
affiliates, lessees, mortgagees, trustees, heirs, devisees, successors, assigns and invitees of Landlord and of such persons; 
 from and against any and
all Environmental Damages which exist as a result of the activities or negligence of the Tenant Group relating to the Property or Project, to the extent of the same or which exist as a result of the breach of any warranty or covenant or the
inaccuracy of any representation of Tenant contained in this Section 5.03, or by Tenant’s remediation of the Property (subject to the provisions of Section 5.03.4 below) or the Project or failure to meet its obligations
contained in this Lease. 

  

			
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 B. The obligations contained in this Section 5.03.3 shall include, but not be
limited to, the burden and expense of defending all claims, suits and administrative proceedings, even if such claims, suits or proceedings are groundless, false or fraudulent, and conducting all negotiations of any description, and paying and
discharging, when and as the same become due, any and all judgments, penalties or other sums due against such indemnified persons. Landlord, at its sole expense (and without charge-back to Tenant), may employ additional counsel of its choice to
associate with counsel representing Tenant. 
 C. Landlord shall have the right but not the obligation to join and participate in, and
jointly control, if it so elects, at Tenant’s expense, any legal proceedings or actions initiated in connection with Tenant’s activities. Landlord may also jointly negotiate, defend, approve and appeal any action taken or issued by any
applicable Governmental Agency with regard to contamination of the Property or the Project by a Hazardous Material, all at Tenant’s expense. 

D. The obligations of Tenant in this Section 5.03.3 shall survive the expiration or termination of this Lease. 

E. The obligations of Tenant under this Section 5.03.3 shall not be affected by any investigation by or on behalf of Landlord, or
by any information which Landlord may have or obtain with respect thereto. 
 5.03.4 Obligation to Remediate. In addition to
the obligation of Tenant to indemnify Landlord pursuant to this Lease, Tenant shall, upon approval and demand of Landlord, at its sole cost and expense and using contractors approved by Landlord (such approval not to be unreasonably withheld,
conditioned, or delayed), promptly take all actions to remediate the Property and the Project which are required by any Governmental Agency, or which are reasonably necessary to mitigate Environmental Damages or to allow full economic use of the
Property and the Project, which remediation is necessitated from the presence upon, about or beneath the Property and the Project, at any time during or upon termination of this Lease (whether discovered during or following the Lease Term), of a
Hazardous Material or a violation of Environmental Requirements existing as a result of the activities or negligence of the Tenant Group. Such actions shall include, but not be limited to, the investigation of the environmental condition of the
Property and the Project, the preparation of any feasibility studies, reports or remedial plans, and the performance of any cleanup, remediation, containment, operation, maintenance, monitoring or restoration work required by this
Section 5.03, whether on or off the Property, which shall be performed in a manner approved by Landlord (such approval not to be unreasonably withheld, conditioned, or delayed). To the extent practicable, Tenant shall take all actions
necessary to restore the Property and the Project to the condition existing prior to the introduction of Hazardous Material upon, about or beneath the Property and the Project, notwithstanding any lesser standard of remediation allowable under
Applicable Law or governmental policies. 
 5.03.5 Right to Inspect. Landlord shall have the right in its sole and
absolute discretion, but not the duty, to enter and conduct an inspection of the Property and the Limited Common Area, including invasive tests, at any reasonable time to determine whether Tenant is complying with the terms of this Lease, including
but not limited to the compliance of the Property and the Limited Common Area and the activities thereon with Environmental Requirements and the existence of Environmental Damages as a result of the condition of the Property and the Limited Common
Area or surrounding properties and activities thereon. Landlord shall have the right, but not the duty, to retain any independent professional consultant (the “Consultant”) to enter the Property and the Limited Common Area to
conduct such an inspection or to review any report prepared by or for Tenant concerning such compliance. The cost of the Consultant shall be paid by Landlord unless such investigation discloses a violation of any Environmental Requirement by the
Tenant Group or the existence of a Hazardous Material on the Property and the Limited Common Area or any other property caused by the activities or negligence of the Tenant Group (other than Hazardous Materials used in compliance with all
Environmental Requirements and previously approved by Landlord), in which case Tenant shall pay the cost of the Consultant. Tenant hereby grants to Landlord, and the agents, employees, consultants and contractors of Landlord the right to enter the
Property and the Limited Common Area and to perform such tests on the Property and the Limited Common Area as are reasonably necessary to conduct such reviews and investigations. Landlord shall use commercially reasonable efforts to minimize
interference with the business of Tenant. Landlord’s entry onto the Property and the Limited Common Area pursuant to this Section is subject to compliance with Tenant’s reasonable security procedures, which will be applicable to and fairly
imposed on all persons seeking such access. 

  

			
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 5.03.6 Notification. If Tenant shall become aware of or receive notice or
other communication concerning any actual, alleged, suspected or threatened violation of Environmental Requirements, or liability of Tenant for Environmental Damages in connection with the Property or past or present activities of any person
thereon, including but not limited to notice or other communication concerning any actual or threatened investigation, inquiry, lawsuit, claim, citation, directive, summons, proceeding, complaint, notice, order, writ, or injunction, relating to
same, then Tenant shall deliver to Landlord within ten (10) days of the receipt of such notice or communication by Tenant, a written description of said violation, liability, or actual or threatened event or condition, together with copies of
any documents evidencing same. Receipt of such notice shall not be deemed to (i) create any obligation on the part of Landlord to defend or otherwise respond to any such notification, or (ii) create any liability of Tenant for the
information contained in such notification. 
 If requested in writing by Landlord, Tenant shall disclose to Landlord the names and
amounts of all Hazardous Materials other than general office and cleaning supplies and other substances disclosed on the attached Exhibit “B” and referred to in Section 5.03.2 of this Lease, which are then being used,
generated, treated, handled, stored or disposed of on the Property or (if known) which Tenant intends to use, generate, treat, handle, store or dispose of on the Property. The foregoing in no way shall limit the necessity for Tenant obtaining
Landlord’s consent pursuant to Section 5.03.2 of this Lease. 
 5.03.7 Surrender of Property. In the ninety
(90) days prior to the expiration or termination of the Lease Term, and for up to ninety (90) days after the later to occur of: (i) Tenant’s full surrender to Landlord of exclusive possession of the Property and the Limited
Common Area; and (ii) the termination of this Lease, Landlord may have an environmental assessment of the Property and the Limited Common Area performed in accordance with Section 5.03.5 of this Lease. Tenant shall perform, at its
sole cost and expense, any clean-up or remedial work recommended by the Consultant which is necessary to remove, mitigate or remediate any Hazardous Materials and/or contamination of the Property or the Project caused by the activities or negligence
of the Tenant Group, to the extent required by Section 5.03.4 above. 
 5.03.8 Assignment and Subletting.
In the event this Lease provides that Tenant may assign this Lease or sublet the Property subject to Landlord’s consent and/or certain other conditions, and if the proposed assignee’s or subtenant’s activities in or about the Property
involve the use, handling, storage or disposal of any Hazardous Materials other than those used by Tenant and in quantities and processes similar to Tenant’s uses in compliance with this Lease, (i) it shall be reasonable for Landlord to
withhold its consent to such assignment or sublease in light of the risk of contamination posed by such activities and/or (ii) Landlord may, in its sole and absolute discretion, impose an additional condition to such assignment or sublease
which requires Tenant to reasonably establish that such assignee’s or subtenant’s activities pose no materially greater risk of contamination to the Property than do Tenant’s permitted activities in view of: (a) the quantities,
toxicity and other properties of the Hazardous Materials to be used by such assignee or subtenant; (b) the precautions against a release of Hazardous Materials such assignee or subtenant agrees to implement; (c) such assignee’s or
subtenant’s financial condition as it relates to its ability to fund a major clean-up; and (d) such assignee’s or subtenant’s policy and historical record respecting its willingness to respond to the clean-up of a release of
Hazardous Materials. 
 5.03.9 Landlord’s Representation and Warranty; Landlord’s Environmental Covenant. As of the
date of this Lease, Landlord represents and warrants to Tenant that to Landlord’s current actual knowledge, the Property is free of any Hazardous Materials in reportable quantities in violation of any Environmental Requirements. The phrase
“Landlord’s current actual knowledge” shall mean and refer only to the current actual (as opposed to imputed, implied or constructive) knowledge of the officers of Landlord having direct operational responsibility for the Project,
with the express limitations and qualifications that the knowledge of any contractor or consultant shall not be imputed to Landlord and none of such officers has made any special investigation or inquiry, and none of such officers has any duty or
obligation of diligent investigations or inquiry, or any other duty or obligation, to acquire or to attempt to acquire information beyond or in addition to the current actual knowledge of such persons. Notwithstanding anything to the contrary in
this Section 5.03, Tenant shall have no liability of any kind to Landlord (including any remediation costs) for or in connection with (a) any pre-existing Hazardous Materials located at the Property or the Project as of the date of
this Lease (a “Pre-Existing Environmental Condition”), (b) Hazardous Materials at the Property or the Project resulting from the activities or negligence of Landlord or its employees, agents, contractors or invitees during the
Lease Term (collectively, the “Landlord Group”), and (c) Hazardous Materials at the Property or the Project resulting from the activities or negligence of any other tenant or occupant in the Project and its employees or agents
(collectively, “Other Tenants”) during the Lease Term. If, during the Lease Term, the presence of Hazardous Materials resulting from the activities or negligence of the Landlord Group or Other Tenants or any Pre-Existing
Environmental Condition is discovered by Landlord or Tenant at the Property or Project and such presence materially and adversely affects Tenant’s conduct of business at the Property or results in any claim, order, proceeding or demand being
filed or asserted against Tenant by any person or authority, then Landlord, at its sole cost and expense (or at the sole cost and expense of the Other Tenants, as applicable), shall cause such Hazardous Materials or Pre-Existing Environmental
Condition to be remediated and brought into compliance with the Environmental Requirements. 

  

			
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 5.03.10 Survival of Hazardous Materials Obligation. Tenant’s breach of
any of its covenants or obligations under this Section 5.03 shall constitute a material default under this Lease. The obligations of Tenant under this Section 5.03 shall survive the expiration or earlier termination of this
Lease without any limitation, and shall constitute obligations that are independent and severable from Tenant’s covenants and obligations to pay rent under this Lease. 

Section 5.04. Auctions and Signs. Tenant shall not conduct or permit any auctions or sheriff’s sales at the Property.
Subject to Landlord’s prior written approval (which shall not be unreasonably withheld, conditioned, or delayed), and provided all signs are in keeping with the quality, design and style of the business park within which the Property is
located, Tenant, at its sole cost and expense, may install an identification sign (“Sign”) at the Property; provided, however, that (i) the size, color, location, materials and design of the Sign shall be subject to
Landlord’s prior written approval (which shall not be unreasonably withheld, conditioned, or delayed); (ii) the Sign shall comply with all applicable governmental rules and regulations and the Property’s covenants, conditions and
restrictions; (iii) the Sign shall not be painted directly on the Building or attached or placed on the roof of the Building; and (iv) Tenant’s continuing signage right shall be contingent upon Tenant maintaining the Sign in a
first-class condition. Tenant shall be responsible for all costs incurred in connection with the design, construction, installation, repair and maintenance of the Sign. Upon the expiration or earlier termination of this Lease, Tenant shall cause the
Sign to be removed and shall repair any damage caused by such removal (including, but not limited to, patching and painting), all at Tenant’s sole cost and expense. Except for the Sign, no other sign, notice, logos, picture, names or
advertisement may be posted or installed at the Property, Building or Project by or on behalf of or at the request of Tenant without the prior written consent of Landlord, which may be withheld in Landlord’s sole discretion. Any signs, notices,
logos, pictures, names or advertisements which are installed and that have not been separately approved in writing by Landlord, may be removed by Landlord, without notice to Tenant, at Tenant’s sole cost and expense. 

Section 5.05. Indemnity. To the extent permitted by Applicable Law, Tenant shall indemnify, defend, protect and hold harmless
Landlord (and Landlord’s members, managers, partners, and shareholders, as applicable, and the affiliates, employees, agents, and contractors of Landlord and its members, managers, partners, and shareholders, as applicable) and Landlord’s
property manager from any and all costs, claims, loss, damage, expense and liability (including without limitation court costs, litigation expenses, and reasonable attorneys’ fees) incurred in connection with or arising from:
(a) Tenant’s use of the Property and the Common Areas (including the Limited Common Area), including, but not limited to, those arising from any accident, incident, injury or damage, however and by whomsoever caused (except to the extent
of any claim arising out of Landlord’s gross negligence or willful misconduct), to any person or property occurring in or about the Property; (b) the conduct of Tenant’s business or anything else done or permitted by Tenant to be done
in or about the Property; (c) any breach or default in the performance of Tenant’s obligations under this Lease; (d) any misrepresentation or breach of warranty by Tenant under this Lease; or (e) other acts or omissions of
Tenant. As used in this Section, the term “Tenant” shall include Tenant’s employees, agents, contractors and invitees, if applicable. The provisions of this Section 5.05 shall survive the expiration or earlier
termination of this Lease with respect to any claims or liability occurring prior to such expiration or earlier termination, and shall constitute obligations that are independent and severable from Tenant’s covenants and obligations to pay rent
under this Lease. 
 Section 5.06. Landlord’s Access. Landlord reserves the right at all reasonable times and upon
reasonable notice (at least 72 hours’ notice, except in case of an emergency) to Tenant to enter the Property and the Limited Common Area to (i) inspect it; (ii) show the Property to prospective purchasers, mortgagees or tenants, or
to the ground or underlying lessors; (iii) post notices of non-responsibility; (iv) alter, improve or repair the Property; or (v) place “For Sale” and “For Lease” signs on the Property. Notwithstanding anything to
the contrary contained in this Section 5.06, Landlord may enter the Property at any time to (A) perform services required of Landlord; (B) take possession due to any breach of this Lease, in the manner provided in this Lease,
and consistent with Applicable Law; and (C) perform any covenants of Tenant which Tenant fails to perform within thirty (30) days following Landlord’s written notice and demand therefor, except in the case of an emergency. Any such
entries shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish the stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or
interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Property, and any other loss occasioned thereby. For each of the above purposes, Landlord may request and Tenant shall provide a key with which
to unlock all the doors in the Property. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Property. Any entry into the Property in the manner described above shall not be
deemed to be a forcible or unlawful entry into, or a detainer of, the Property, or an actual or constructive eviction of Tenant from any portion of the Property. Notwithstanding the above, except in case of an emergency or an Event of Default,
Landlord’s entry into the Property is subject to Landlord’s compliance with Tenant’s reasonable security procedures, which shall be applicable and fairly imposed on all persons seeking access to the Property. 

  

			
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 Section 5.07. Vehicle Parking. Tenant shall be entitled to use (i) those
reserved parking spaces located adjacent to the Property within the Limited Common Area, as shown on Exhibit “A” attached hereto, and (ii) an additional twenty (20) unreserved spaces in the designated passenger vehicle
parking area located Common Area adjacent to the Property, without paying any additional Rent, other than the usual charges pertaining to the operation and maintenance of the Common Areas. Tenant’s parking stalls in the Common Area shall be
limited to vehicles no larger than standard size automobiles or pickup utility vehicles. Tenant shall not allow large trucks or other large vehicles to be parked within the Project (other than in designated areas) or on the adjacent public streets;
provided, however, that the parking or storing of large trucks and other commercial vehicles is allowed in front of, adjacent and perpendicular to Tenant’s dock high loading doors at the Property, so as to be on the concrete apron adjacent to
such doors, or in other areas specifically designated by Landlord for such purpose. Temporary parking of large delivery vehicles at the Project may be permitted by the rules and regulations established by Landlord. Vehicles shall be parked only in
striped parking spaces and not in driveways, loading areas or other locations not specifically designated for parking. Handicapped spaces shall only be used by those legally permitted to use them. If Tenant parks more vehicles in the parking area
than as permitted above or parks outside the designated parking area shown on Exhibit “A”, then such conduct shall be a material breach of this Lease. In addition to Landlord’s other remedies under this Lease, Tenant shall pay
a daily charge determined by Landlord for each such additional vehicle. 
 Section 5.08. Quiet Possession. If Tenant pays
the rent and observes and performs all other terms, covenants and conditions on Tenant’s part to be observed and performed under this Lease, Landlord agrees to defend Tenant’s right to quiet enjoyment of the Property for the Lease Term
against any party claiming by, through or under Landlord, subject to the provisions of this Lease.  
 ARTICLE SIX
             CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS 

Section 6.01. Existing Conditions. Subject to the performance of Landlord’s obligations under Article Fourteen below,
Tenant accepts the Property in its “as-is” condition as of the earlier of Tenant’s occupancy of the Property or the Lease Commencement Date, subject to all recorded matters, laws, ordinances, and governmental regulations and orders.
Except as expressly provided in this Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representations or warranties, express or implied, whatsoever with respect to the condition of the Property, the Building or
any portion of the Project, or any buildings or other improvements on or comprising a part of either of same, nor with respect to the fitness or suitability thereof for any particular use or purpose, and Tenant hereby waives any and all such
warranties, express or implied, including specifically but without limitation any warranty or representation of suitability. Tenant represents and warrants that Tenant has made its own inspection of and inquiry regarding the condition of the
Property (or has had the opportunity to do so) and is not relying on any representations of Landlord or any Broker with respect thereto. 

Section 6.02. Exemption of Landlord from Liability. To the extent permitted by Applicable Law, Landlord shall not be liable
for (and Tenant assumes the risk of ) any damage or injury to the person, business (or any loss of income therefrom), goods, wares, merchandise or other property of Tenant, Tenant’s employees, invitees, customers or any other person in or about
the Property, whether such damage or injury is caused by or results from: (a) fire, steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air
conditioning or lighting fixtures or any other cause; (c) conditions arising in or about the Property or upon other portions of the Project, or from other sources or places; (d) criminal acts or entry by unauthorized persons into the
Property or the Building; or (e) any act or omission of any other tenant of Landlord. Landlord shall not be liable for any such damage or injury even though the cause of or the means of repairing such damage or injury are not accessible to
Tenant. The provisions of this Section 6.02 shall not, however, exempt Landlord from liability to the extent of Landlord’s gross negligence or willful misconduct, and are subject to Section 4.04(d)(iv) above. 

 Section 6.03. Landlord’s Obligations.  

(a) Except as provided in Article Seven (Damage or Destruction) and Article Eight (Condemnation), Landlord shall keep the
following in good order, condition and repair (subject to ordinary wear and tear), including replacement, as needed: (i) structural portions of the foundations, exterior walls and roof (including the roof membrane) of the Property (including
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Landlord’s reasonable judgment), and (ii) all Common Systems. Consistent with the provisions of Section 6.04(a) below, Landlord may elect to maintain a preventive
maintenance service contract for the Property’s heating and air conditioning systems. Landlord shall not be obligated to maintain or repair (or replace) the floor, windows, skylights, doors, plate glass or the interior surfaces of exterior
walls. Landlord shall make repairs required under this Section 6.03 within a reasonable time after receipt of written notice from Tenant of the need for such repairs. Landlord’s obligations under this Section 6.03(a) are
in addition to those contained in Section 4.05 above. 
 (b) Except for the structural portions of (i) the foundations,
(ii) the exterior walls, and (iii) the roof of the Property, which shall remain Landlord’s responsibility at Landlord’s sole cost and without charge-back to Tenant, Tenant shall pay or reimburse Landlord for all costs Landlord
incurs under Section 6.03(a) above as Common Area Costs, as provided in Section 4.05 of this Lease. Tenant waives the benefit of any statute in effect now or in the future which might give Tenant the right to make repairs at
Landlord’s expense or to terminate this Lease due to Landlord’s failure to keep the Property in good order, condition and repair; provided, however, that nothing in this sentence or elsewhere in this Lease shall or is intended to abrogate
Tenant’s common law right to assert a claim against Landlord for constructive eviction. 
 Section 6.04. Tenant’s
Obligations.  
 (a) Except as provided in Section 4.05 (c) above with respect to Landlord’s
obligations for the performance of certain work at the Property that is the subject of Common Area Costs, Section 6.03 (Landlord’s Obligations) above, Article Seven (Damage or Destruction) below, and Article Eight
(Condemnation) below, Tenant, at Tenant’s sole cost and expense, shall keep all portions of the Property (including structural, nonstructural, interior, exterior, systems and equipment) in good order, condition and repair. If any portion of the
Property or any system or equipment in the Property that Tenant is obligated to repair cannot be fully repaired or restored (in Landlord’s judgment), Tenant shall promptly replace (subject to Landlord’s right to undertake such
responsibility) such portion of the Property or system or equipment in the Property. The cost of such replacement shall be amortized (using a rate of interest reasonably determined by Landlord, but not to exceed 10%) over the useful life as
reasonably determined by Landlord in a manner consistent with generally accepted accounting principles, and Tenant shall be liable only for that portion of the cost which is applicable to the remaining Lease Term (as it may be extended) (the
“Useful Life Allocation”), and if the full replacement cost is initially borne by Tenant, Landlord shall reimburse Tenant or provide Tenant with a credit against future Additional Rent obligations in an amount equal to
Landlord’s share of such total cost. Tenant shall maintain a preventive maintenance service contract providing for the regular inspection and maintenance of the Property’s heating and air conditioning systems (the “HVAC
Systems”) by a licensed heating and air conditioning contractor, unless Landlord is obligated to maintain all or a portion of such equipment pursuant to Section 6.03(a) above, or unless Landlord makes the election described in
the next succeeding sentence. Landlord shall have the right, upon written notice to Tenant, to undertake the responsibility for preventive maintenance of all or a portion of the HVAC Systems at Tenant’s expense, the cost of which shall be paid
by Tenant as Additional Rent. Notwithstanding any language to the contrary in this Section 6.04(a), Tenant shall pay the full cost of such repair or replacement of the HVAC Systems and is not entitled to the benefit of the Useful Life
Allocation if Tenant has failed to obtain and maintain the preventive maintenance contracts for the HVAC Systems, as required above (and assuming Landlord has not elected to do so). If any part of the Property or the Project is damaged by any act or
omission of Tenant (such as damage to the floor slab caused by overloading), Tenant shall pay Landlord the cost of repairing or replacing such damaged property, whether or not Landlord would otherwise be obligated to pay the cost of maintaining or
repairing such property and without the benefit of the Useful Life Allocation. It is the intention of Landlord and Tenant that, at all times during the Lease Term, Tenant shall maintain the Property in an attractive, first-class and fully operative
condition. Without limiting the generality of the provisions contained above in this Section 6.04(a), Tenant agrees to repair any damage caused by the transportation and storage of its products in, on, or about the Property, including,
but not limited to any damage to the Property’s concrete floor slab, adjoining concrete ramps, adjoining concrete truck apron, and adjoining concrete or asphalt parking and access areas due to the use of forklifts or other equipment or vehicles
hauling Tenant’s products or otherwise, but excluding ordinary wear and tear. Tenant’s repair obligation described in the immediately preceding sentence shall include the replacement of any damaged areas of the Property or the Project, if
repair is impracticable, so as to restore such areas to the condition existing prior to such damage, and in such event Tenant shall not be entitled to the benefit of the Useful Life Allocation.  

(b) Tenant shall fulfill all of Tenant’s obligations under this Section 6.04 at Tenant’s sole cost and expense, except
as otherwise expressly provided in this Section 6.04. If Tenant fails to maintain, repair or replace the Property as required by this Section 6.04, Landlord may (but without any obligation to do so), upon ten
(10) days’ prior notice to Tenant (except that no notice shall be required in the case of an emergency), enter the Property and perform such maintenance or repair (including replacement, as needed) on behalf of Tenant. In such case, Tenant
shall reimburse Landlord on demand for all costs incurred in performing such maintenance, repair or replacement, plus an administration fee equal to ten percent (10%) of such amount. 

  

			
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 Section 6.05. Alterations, Additions, and Improvements.  

(a) Tenant shall not make any alterations, additions, or improvements to the Property (“Tenant’s Alterations”)
without Landlord’s prior written consent, except that no consent shall be required for non-structural interior alterations that (i) do not exceed Fifty Thousand Dollars ($50,000.00) in cost; (ii) are not visible from the outside of
the Building; and (iii) do not alter or penetrate the floor slab or the roof membrane. If there has been a material decrease in Tenant’s financial condition, Landlord may require Tenant to provide demolition and/or lien and completion
bonds in form and amount satisfactory to Landlord. Tenant shall promptly remove any Tenant’s Alterations constructed in violation of this Section 6.05(a) upon Landlord’s written request. All Tenant’s Alterations shall be
performed in a good and workmanlike manner, in conformity with all Applicable Laws, and all contractors and subcontractors shall be approved by Landlord. Upon completion of any such work, Tenant shall provide Landlord with “as built”
plans, copies of all construction contracts, and proof of payment for all labor and materials. Notwithstanding anything to the contrary in this Section, Tenant must obtain Landlord’s prior written consent for any Tenant’s Alterations that
will (or may) be visible from the outside of the Building. Landlord shall have the right, in its sole discretion, to determine the location of any such visible Tenant’s Alterations and require the screening of such items at Tenant’s sole
cost and expense. 
 (b) Tenant shall pay when due all claims for labor and material furnished to the Property by or at the
request of Tenant at or for use of the Property. Tenant shall give Landlord at least twenty (20) days’ prior written notice of the commencement of any work on the Property, regardless of whether Landlord’s consent to such work is
required. Notwithstanding any language to the contrary in this Section 6.05, with respect to any Tenant’s Alterations, regardless of whether Landlord’s consent to such work is required under the terms of this Lease, Tenant
acknowledges that it is required by Nevada law to record a notice of posted security in compliance with the requirements of Nev. Rev. Stat. Chapter 108 (2013) (the “Posted Security Requirements”). Concurrently with
Landlord’s delivery of this Lease to Tenant for execution, Landlord may elect to provide Tenant with a separate written notice of the Posted Security Requirements, which shall include an acknowledgement of Tenant (the “Notice and
Acknowledgement”). If so provided, Tenant agrees to promptly sign and return the Notice and Acknowledgment to Landlord; provided, however, that Tenant acknowledges and agrees that under no circumstances shall such Notice and Acknowledgement
or the terms of this Section 6.05 be construed as Landlord’s consent to or approval of any Tenant’s Alterations. Landlord may elect to record and post notices of non-responsibility on the Property.  

(c) To the extent Landlord’s prior consent is required by this Section 6.05, Landlord may condition its consent to any
proposed Tenant’s Alterations on such requirements as Landlord, in its reasonable discretion, deems necessary or desirable, including without limitation: (i) Tenant’s submission to Landlord, for Landlord’s prior written approval,
of all plans and specifications relating to Tenant’s Alterations; (ii) Landlord’s prior written approval of the time or times when Tenant’s Alterations are to be made; (iii) Landlord’s prior written approval of the
contractors and subcontractors performing Tenant’s Alterations; (iv) Tenant’s written notice of whether Tenant’s Alterations include the use or handling of any Hazardous Materials; (v) Tenant’s obtaining, for
Landlord’s benefit and protection, of such insurance as Landlord may reasonably require (in addition to that required under Section 4.04 of this Lease); (vi) Tenant’s strict compliance with the requirements of Nev. Rev.
Stat. Chapter 108 (2013) or any applicable successor statute; (vii) Tenant’s obtaining all applicable permits from the governmental authorities and the furnishing of copies of such permits to Landlord before the commencement of
work on the subject Tenant’s Alterations; and (viii) Tenant’s payment to Landlord of all reasonable third-party out-of-pocket costs and expenses incurred by Landlord because of Tenant’s Alterations, including, but not limited to,
reasonable third-party out-of-pocket costs incurred in reviewing the plans and specifications for, and the progress of, Tenant’s Alterations, and costs of engaging outside consultants (whether for structural engineering review or otherwise).

 (d) Unless expressly allowed by Applicable Law, Tenant shall have no power or authority to do any act or make any contract which
may create or be the basis for any lien upon the interest of Landlord in the Property or the Project, or any portion thereof; provided, however, that Landlord acknowledges that Tenant’s leasehold interest in and to the Property may be the
subject of such a lien. Within thirty (30) days following the imposition of any mechanics or other lien or stop notice filed with respect to the Property or the Project, or any portion thereof, based upon any act of Tenant or of anyone claiming
by, through or under Tenant, or based upon work performed or materials supplied allegedly for Tenant, (an “Imposition”), Tenant shall either (a) cause such Imposition to be released of record by payment, or (b) in case of
a disputed Imposition, cause the posting of a proper bond (pursuant to Applicable Law under which a court issues an order  

  

			
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that discharges the lien) or provide other security satisfactory to Landlord. Provided that the Imposition is timely released or bonded over, Tenant shall have the right to contest the validity
of the obligation underlying the Imposition, provided that Tenant shall diligently contest such Imposition and indemnify, defend, and hold Landlord harmless from any and all loss, cost, damage, liability and expense (including reasonable
attorneys’ fees) arising from or related to it. Landlord may require Tenant to pay Landlord’s attorneys’ fees and costs incurred while participating in such action if Landlord reasonably determines that Tenant has not diligently
contested the Imposition. If Tenant fails to take either action within such ten (10)-day period, Landlord, at its election, may pay and satisfy the Imposition, in which case the sum so paid by Landlord, with interest from the date of payment at the
rate set forth in Section 4.07 of this Lease, shall be deemed Additional Rent due and payable by Tenant within ten (10) days after Tenant’s receipt of Landlord’s payment demand. Nothing in this Lease shall be construed as
consent on the part of Landlord to subject the interest and estate of Landlord to liability under any applicable lien law for any reason or purpose whatsoever, it being expressly understood that Landlord’s interest and estate shall not be
subject to such liability and that no person shall have any right to assert any such lien. 
 (e) Notwithstanding any language to the
contrary in this Section 6.05, if the proposed Tenant’s Alterations involve or affect in any way one or more of the structural components of the Building, or relate in any way to life safety matters, including, but not limited to,
the Building’s or Project’s fire suppression system (collectively, the “Structural and Safety Alterations”), Landlord’s prior written consent to the Structural and Safety Alterations will be required, regardless of
the cost of the proposed Tenant’s Alterations. Moreover, Tenant agrees to use contractors and subcontractors selected by Landlord for the construction of any and all permitted Structural and Safety Alterations, and for any work involving
possible roof penetrations (so as to ensure that any such work is performed properly and does not render any applicable roof warranty void or voidable). 

(f) Tenant acknowledges and agrees that any Tenant’s Alterations are wholly optional with Tenant and are not being required by Landlord,
either as a condition to the effectiveness of this Lease or otherwise. 
 Section 6.06. Condition upon Termination. Upon the
termination of this Lease, Tenant shall surrender the Property and the Limited Common Area to Landlord, broom clean and in the same condition as received (including, without limitation, the removal of all floor striping and the resealing of the
floor), ordinary wear and tear excepted; provided, however, that (a) “ordinary wear and tear” shall not include any damage or deterioration that would or could have been prevented by good maintenance practice or by Tenant performing
all of its obligations under this Lease, and (b) Tenant shall not be obligated to repair any damage which Landlord is required to repair under Section 6.03 above or Article Seven (Damage or Destruction) below. In addition,
Landlord may require Tenant to remove any Tenant’s Alterations (whether or not made with Landlord’s consent) prior to the expiration of this Lease and to restore the Property to its prior condition, ordinary wear and tear excepted, all at
Tenant’s expense. All Tenant’s Alterations that Landlord has not required Tenant to remove shall become Landlord’s property and shall be surrendered to Landlord upon the expiration or earlier termination of this Lease, except that
Tenant may remove any of Tenant’s machinery, fixtures, equipment, modular improvements, furniture or other personal property that can be removed without irreparable damage to the Property. Tenant shall repair, at Tenant’s expense, any
damage to the Property caused by the removal of any such machinery, fixtures, equipment, modular improvements, furniture or other personal property (including, without limitation, the complete removal of all studs and bolts that penetrate the floor
or walls and filling and patching the holes). In no event, however, shall Tenant remove any of the following materials or equipment (which shall be deemed Landlord’s property) without Landlord’s prior written consent: any power wiring and
power panels; lighting and lighting fixtures; wall coverings; drapes, blinds and other window coverings; carpets and other floor coverings; heaters, air conditioners and any other heating and air conditioning equipment; fencing and security gates;
load levelers, dock lights, dock locks and dock seals; and other similar building operating equipment and decorations. Tenant’s obligations under this Section 6.06 shall also include its obligations under Section 5.04
with respect to any Sign. If Tenant fails, by the expiration or earlier termination of the Lease Term, to restore the Property to the condition required under this Section 6.06, then Tenant shall pay Landlord on demand an amount equal to
the cost of such restoration work, plus an administration fee equal to ten percent (10%) of such amount, in addition to any other remedy Landlord may have under this Lease or Applicable Law for such breach. If Tenant fails to surrender the
Property to Landlord upon termination of this Lease in the condition required by this Section 6.06, including, without limitation, the completion of any remediation work required under Section 5.03 above, such failure shall
constitute a holdover for purposes of Section 2.04 above. Notwithstanding any language to the contrary in this Section 6.06, Tenant may request in writing at the time (a) it seeks Landlords consent to any Tenant’s
Alterations, or (b) provides written notice to Landlord of any Tenant’s Alterations not requiring Landlord’s consent, that Landlord state (at time it grants its consent, if applicable) whether or not removal will be required at the
expiration or earlier termination of the Lease Term. Any such written request of Tenant shall specifically cite this Lease provision and Landlord’s obligation to make such a statement. 

  

			
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 Section 6.07. Roof Access. Anything in this Lease to the contrary
notwithstanding, Tenant shall not and shall not permit any of its employees, agents, contractors or invitees to enter on or in any way move about on the roof of the Building, for any purposes whatsoever, without the prior written consent of,
coordination with, and supervision of Landlord or its selected agents or contractors. 
 Section 6.08. Floor Load
Limits. Tenant shall not place a load upon any floor of the Property exceeding the floor load per square foot area which it was designed to carry and which is allowed by law. Landlord reserves the right to prescribe the weight and position of
all safes, unusually heavy machinery and mechanical equipment in the Building. Such installations shall be placed and maintained by Tenant, at Tenant’s expense, in settings sufficient, in Landlord’s judgment, to absorb and prevent
vibration, noise and annoyance to other occupants of the Project. 
 ARTICLE SEVEN      DAMAGE OR DESTRUCTION 

Section 7.01. Damage or Destruction to the Property.  

(a) Tenant shall notify Landlord in writing (“Damage Notice”) immediately upon the occurrence of any damage to the
Property. Subject to the provisions of Section 7.01(c) and Section 7.01(d) below, if the insurance proceeds received by Landlord from the insurance policies described in Section 4.04(b) above are sufficient to pay
for the necessary repairs, this Lease shall remain in effect and Landlord shall repair the damage as soon as reasonably possible. Landlord may elect (but is not required) to repair any damage to Tenant’s Alterations or to Tenant’s
fixtures, machinery, equipment, or other personal property (collectively, “Tenant’s Property”). In the absence of such an election, Tenant shall be solely responsible for the repair, replacement and restoration of Tenant’s
Alterations and Tenant’s Property and shall promptly commence such work and diligently pursue the same to completion, unless this Lease is terminated as provided in this Article Seven. 

(b) If the insurance proceeds received by Landlord are not sufficient to pay the entire cost of repair (provided that such insufficiency is
not the result of Landlord’s failure to maintain the insurance required by Section 4.04(b) above), or if the cause of the damage is not covered by the insurance policies which Landlord is required to maintain under
Section 4.04(b) above, Landlord may elect either to: (i) repair the damage as soon as reasonably possible, in which case this Lease shall remain in full force and effect; or (ii) terminate this Lease as of the date the damage
occurred. Landlord shall notify Tenant within thirty (30) days after receipt of the Damage Notice whether Landlord elects to repair the damage or terminate this Lease. If Landlord elects to repair the damage and notwithstanding
Section 4.04(d)(iv) above, Tenant shall pay to Landlord (i) Tenant’s Pro Rata Share of the deductible amount under Landlord’s insurance policies (which deductible amount shall not exceed $10,000.00), and (ii) if the
damage is due to an act or omission of Tenant or Tenant’s employees, agents, contractors or invitees, the entirety of any such deductible amount. If Landlord elects to terminate this Lease, Tenant may elect to continue this Lease in full force
and effect, in which case Tenant shall repair any damage to the Property and the Building in a manner satisfactory to Landlord to restore the Property and Building to the condition generally existing immediately before the damage or destruction.
Tenant shall pay the cost of such repairs, except that upon satisfactory completion of such repairs, Landlord shall deliver to Tenant any insurance proceeds received by Landlord (but expressly excluding any proceeds received by Landlord’s
lender) for the damage repaired by Tenant. Tenant shall give Landlord written notice of such election within fifteen (15) days after receiving Landlord’s termination notice. 

(c) If the repairs to the Property are estimated to require more than one hundred eighty (180) days from Landlord’s receipt
of insurance proceeds and building permits (the “Repair Period”) to be Substantially Completed, then either Landlord or Tenant shall have the right to terminate this Lease in a manner consistent with this
Section 7.01(c). In the event of damage to the Property, Landlord shall have the right to provide Tenant with a written notice, or Tenant shall have the right, at any time after providing Landlord with a Damage Notice pursuant to
Section 7.01(a) above, to request in writing that Landlord deliver to Tenant a written notice (in each case, the “Contractor Certificate”), certifying to both Landlord and Tenant, in the reasonable opinion of
Landlord’s contractor, the amount of time required to Substantially Complete the repair of the Property. If, in the Contractor Certificate, the contractor certifies that the repair of the Property will take a period in excess of the Repair
Period to be Substantially Completed, then within fifteen (15) days after the delivery of the Contractor Certificate to Tenant, Tenant or Landlord may terminate this Lease by delivering written notice of such termination to the other party
within such fifteen (15) day period, and this Lease shall be terminated as of the date of the other party’s receipt of such written notice of termination. Notwithstanding the above, Tenant shall not have any right to terminate this Lease
under this Section 7.01 if the damage to the Property was caused by the acts or omissions of Tenant or its agents, employees, contractors, or invitees. 

  

			
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 (d) If the damage to the Property occurs during the last one hundred eighty (180) days
of the Lease Term and such damage will require more than thirty (30) days to Substantially Complete the repair, then either Landlord or Tenant may elect to terminate this Lease as of the date the damage occurred, regardless of the sufficiency
of any insurance proceeds. The party electing to terminate this Lease, pursuant to this Section 7.01(d), shall give written notification to the other party of such election within thirty (30) days after Tenant’s Damage Notice.

 (e) As used in this Section 7.01, “Substantial Completion” or “Substantially
Complete” (or similar phrase) means such work is completed, except for minor items of work (e.g., pick-up work, etc.) that can be completed with only minor interference with Tenant’s conduct of business at the Property. 

Section 7.02. Temporary Reduction of Rent. If the Property is destroyed or damaged and Landlord or Tenant repairs or
restores the Property pursuant to the provisions of this Article Seven, any Base Rent and recurring Additional Rent payable during the period of such damage, repair and/or restoration shall be reduced according to the degree, if any, to which
Tenant’s use of the Property is impaired. However, the reduction shall not exceed the sum of one year’s payment of Base Rent, and recurring Additional Rent. Except for such possible reduction in Base Rent and recurring Additional Rent,
Tenant shall not be entitled to any compensation, reduction, or reimbursement from Landlord as a result of any damage, destruction, repair, or restoration of or to the Property.  

Section 7.03. Waiver. Tenant waives the protection of any statute, code or judicial decision which may grant to Tenant the right
to terminate a lease in the event of the destruction of the Property. Tenant agrees that the provisions of Article Seven above shall govern the rights and obligations of Landlord and Tenant in the event of any destruction of the Property.

 ARTICLE EIGHT      CONDEMNATION 

If all or any portion of the Property is taken under the power of eminent domain or sold under the threat of that power (all of which
are called “Condemnation”), this Lease shall terminate as to the part taken or sold on the date the condemning authority takes title or possession, whichever occurs first. If more than twenty percent (20%) of the floor area of
the Property or such other material portion of either the Property or Common Areas is taken and Tenant cannot reasonably continue to conduct its business at the Property, either Landlord or Tenant may terminate this Lease as of the date the
condemning authority takes title or possession, by delivering written notice to the other within ten (10) days after receipt of written notice of such taking (or in the absence of such notice, within ten (10) days after the condemning
authority takes title or possession). If neither Landlord nor Tenant terminates this Lease, this Lease shall remain in effect as to the portion of the Property not taken, except that the Base Rent and Additional Rent shall be reduced in proportion
to the reduction in the floor area of the Property. Landlord shall be entitled to receive the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of
Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claim does not diminish the award available to
Landlord, its ground lessor with respect to the real property or its lender, and such claim is payable separately to Tenant. If this Lease is not terminated, Landlord shall repair any damage to the Property caused by the Condemnation, except that
Landlord shall not be obligated to repair any damage for which Tenant has been reimbursed by the condemning authority. If the severance damages received by Landlord are not sufficient to pay for such repair and the shortfall is a material amount,
Landlord shall have the right to either terminate this Lease or make such repair at Landlord’s expense, without charge-back to Tenant.  

ARTICLE NINE      ASSIGNMENT AND SUBLETTING 

Section 9.01. Transfers. Except as otherwise provided in Section 9.07 below, Tenant shall not, without the prior
written consent of Landlord, assign, mortgage, pledge, encumber or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of law, or
sublet the Property or any part thereof (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as
a “Transferee”). To request Landlord’s consent to any Transfer requiring such consent under the provisions of this Article Nine, Tenant shall notify Landlord in writing, which notice (the “Transfer
Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Property to be
transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including a calculation of the “Transfer Premium,” as that term is defined in Section 9.03
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connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing and/or proposed documentation pertaining to the proposed Transfer, including all
existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, and (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof,
and any other information required by Landlord, which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject
Space, and such other information as Landlord may reasonably require. Any Transfer requiring but made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s
option, constitute a material default by Tenant under this Lease. Whether or not Landlord shall grant consent, Tenant shall pay Landlord’s review and processing fees, as well as any reasonable legal fees incurred by Landlord in connection with
such review, within thirty (30) days after written request by Landlord, subject to Section 12.02 below. 

Section 9.02. Landlord’s Consent. Landlord shall not unreasonably withhold its consent to any proposed Transfer
involving an assignment or subletting of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any Applicable Law for Landlord to withhold
consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent: 

9.02.1 The Transferee’s character or reputation is significantly less prestigious than that of Tenant; 

9.02.2 The Transferee’s business or use of the Subject Space is not permitted under this Lease; 

9.02.3 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under
this Lease on the date consent is requested; 
 9.02.4 The proposed Transfer would cause Landlord to be in violation of another lease or
agreement to which Landlord is a party; 
 9.02.5 The terms of the proposed Transfer will allow the Transferee to exercise a right of
renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right); 

9.02.6 An Event of Default of Tenant under this Lease is then pending; or 

9.02.7 Landlord or its leasing agent has received a proposal from or made a proposal to the proposed Transferee to lease space in the Project
within six (6) months prior to Tenant’s Transfer Notice. 
 If Landlord consents to any Transfer pursuant to the terms of this
Section 9.02 (and does not exercise any recapture rights Landlord may have under Section 9.04 of this Lease), Tenant may within one hundred eighty (180) days after Landlord’s consent, but not later than the
expiration of such 180-day period, enter into such Transfer of the Property or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to
Section 9.01 of this Lease. 
 Section 9.03. Transfer Premium. In the event of a Transfer requiring
Landlord’s consent, if Landlord consents to such a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord as and when received from the Transferee fifty percent (50%) of any
“Transfer Premium,” as that term is defined in this Section 9.03, received by Tenant from such Transferee. “Transfer Premium” shall mean (a) all rent, additional rent or other consideration payable by such
Transferee in excess of the Base Rent and Additional Rent payable by Tenant under this Lease on a per rentable square foot basis if less than all of the Property is transferred, less (b) Tenant’s actual, necessary, and reasonable costs of
effecting the Transfer, including, without limitation, brokerage fees, reasonable attorneys’ fees, subtenant allowances and concessions, and permit, insurance, and construction costs. “Transfer Premium” shall also include, but not be
limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or
furniture transferred by Tenant to Transferee in connection with such Transfer. 

  

			
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 Section 9.04. Landlord’s Option as to Subject Space. Notwithstanding
anything to the contrary contained in this Article Nine, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice pertaining to an assignment or subletting, to
recapture the Subject Space. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in the Transfer
Notice. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Property, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in
proportion to the number of rentable square feet contained in the Property, and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the
same. In the event of a recapture, Landlord may, if it elects, enter into a new lease covering the Subject Space with the intended Transferee on such terms as Landlord and such person or entity may agree or enter into a new lease covering the
Subject Space with any other person or entity; in such event, Tenant shall not be entitled to any portion of the Transfer Premium, if any, which Landlord may realize on account of such termination and reletting. Notwithstanding any language to the
contrary in this Article Nine, prior to delivery of a Transfer Notice, Tenant may provide Landlord with notice of Tenant’s intention to pursue a possible Transfer involving a sublease of all or a portion of the Property or an
assignment of Tenant’s interest in this Lease (“Preliminary Transfer Notice”). The Preliminary Transfer Notice shall include a description of the nature of the contemplated Transfer and a request that Landlord indicate within
twenty (20) days following Landlord’s receipt of the Preliminary Transfer Notice (or within twenty (20) days following Landlord’s receipt from Tenant of any additional information reasonably requested in writing by Landlord with
respect to the contemplated Transfer) whether Landlord intends to exercise its right of recapture as contained in this Section 9.04 in the event Tenant provides Landlord with a Transfer Notice. If Landlord fails to timely respond to
the inquiry contained in the Preliminary Transfer Notice, Landlord is deemed to have expressed an intention to exercise its recapture right. If Landlord notifies Tenant of its intention not to exercise its recapture right (“Landlord’s
Intention Notice”), Tenant will be entitled to pursue a proposed Transfer free of any risk of recapture by Landlord as long as Tenant delivers a Transfer Notice to Landlord within sixty (60) days following Tenant’s receipt of
Landlord’s Intention Notice. 
 Section 9.05. Effect of Transfer. If Landlord consents to a Transfer,
(i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver
to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified
by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to
this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of Tenant’s obligations under this Lease from liability under this Lease. Landlord or its
authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall
be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord’s costs of such audit (not to exceed $2,500.00). 

Section 9.06. Additional Transfers. For purposes of this Lease, the term “Transfer” shall also include:
(i) if Tenant is a partnership, the cumulative withdrawal or change, voluntary, involuntary or by operation of law, of fifty-one percent (51%) or more of the partners, or the cumulative transfer of fifty-one percent (51%) or more of
partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof; (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded
through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or other transfer of more than an aggregate of fifty-one percent (51%) of the voting shares of Tenant
(other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of more than an aggregate of fifty-one percent (51%) of the value of the
unencumbered assets of Tenant within a twelve (12) month period; and (iii) if Tenant is a limited liability company, any cumulative transfer of more than fifty-one percent (51%) of the membership interests. In addition to those types
of Transfers specified above in this Article Nine, (i) any change to the form of tenant entity or any use of the Property by an individual or entity other than Tenant, whether pursuant to a license or concession, or otherwise, and
(ii) any reduction of fifty-one percent (51%) or more in the tangible net worth of Tenant resulting from a transaction or series of transactions (whether merger, sale, acquisition, financing, leverage buyout, spin-off, or otherwise),
whether or not a formal assignment or hypothecation of this Lease or of Tenant’s assets occurs, shall be deemed a Transfer requiring Landlord’s consent. As used in this Lease, “tangible net worth” means the sum of all of
Tenant’s assets, less liabilities and intangible assets, as determined by the use of generally accepted accounting principles, and the reduction of Tenant’s tangible net worth shall by measured based on Tenant’s tangible net worth as
represented to Landlord as of the time of execution of this Lease. Notwithstanding any language to the contrary in this Article Nine, Landlord may, in its sole discretion, withhold its consent to any proposed assignment of Tenant’s
leasehold interest in the Property to a lender as security, whether such proposed assignment is in the form of a leasehold deed of trust, leasehold mortgage, or otherwise. 

  

			
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 Section 9.07. Tenant Affiliate. Notwithstanding anything to the contrary
contained in Section 9.01 of this Lease, a Transfer of all or a portion of the Property to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant) (a “Tenant
Affiliate”), shall not be deemed a Transfer under Article Nine for which (a) consent is required, or (b) any Transfer Premium is payable, provided that: (i) Tenant immediately notifies Landlord of any such Transfer;
(ii) promptly supplies Landlord with any documents or information requested by Landlord regarding such Transfer; (iii) if requested by Landlord, have an affiliate of the Tenant Affiliate guarantee this Lease using Landlord’s standard
guaranty form; (iv) if such Transfer is an assignment, Tenant Affiliate assumes in writing all of Tenant’s obligations under this Lease; and (v) such Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease or
the Transfer restrictions set forth in this Article Nine. “Control,” as used herein, shall mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right
to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interest in, any person or entity. Tenant may also assign its interest in this Lease, without Landlord’s consent, to any entity to which
all or substantially all of Tenant’s assets are sold, so long as (a) such purchaser has a tangible net worth equal to the greater of Tenant’s tangible net worth as of the date of the proposed sale or Twenty Million Dollars
($20,000,000.00) (the “Permitted Purchaser”), and (b) Tenant complies with the requirements stated above in this Section 9.07 with respect to a Transfer involving a Tenant Affiliate. 

Section 9.08. No Merger. No merger shall result from Tenant’s sublease of the Property under this Article Nine,
Tenant’s surrender of this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest of Tenant as sublandlord under any or all subtenancies. 

 Section 9.09. Tenant’s Indemnity. If Landlord shall reasonably withhold its consent to any proposed Transfer
requiring Landlord’s consent, or if Landlord shall exercise its recapture right in Section 9.04 above, Tenant shall indemnify, defend, and hold harmless Landlord (and Landlord’s members, managers, partners, and shareholders, as
applicable, and the affiliates, employees, agents, and contractors of Landlord and its members, managers, partners, and shareholders, as applicable) from and against any and all losses, liabilities, damages, costs and expenses (including reasonable
attorneys’ fees) resulting from any claims that may be made against Landlord by the proposed Transferee or by any brokers or other persons claiming a commission or similar compensation in connection with the proposed Transfer.  

ARTICLE TEN              DEFAULTS; REMEDIES 

Section 10.01. Covenants and Conditions. Tenant’s performance of each of Tenant’s obligations under this Lease is
a condition as well as a covenant. Tenant’s right to continue in possession of the Property is conditioned upon such performance. Time is of the essence in the performance of all covenants and conditions. 

Section 10.02. Defaults. Tenant shall be in material default under this Lease (an “Event of Default”):

 (a) If Tenant abandons the Property or if Tenant’s vacation of the Property results in the cancellation of any insurance
described in Section 4.04 above (unless such insurance is replaced without an interruption in coverage); 
 (b) If Tenant fails
to pay rent or any other charge when due and does not cure such failure within five (5) business days after written notice thereof; 

(c) If Tenant fails to perform any of Tenant’s non-monetary obligations under this Lease for a period of thirty (30) days after
written notice from Landlord; provided that if more than thirty (30) days are required to complete such performance, Tenant shall not be in default if Tenant commences such performance within the thirty (30) day period and thereafter
diligently pursues its completion. The notice required by this subsection (c) is (i) intended to satisfy any and all notice requirements imposed by law on Landlord and is not in addition to any such requirement, and (ii) not intended
to extend the time for Tenant’s performance if a shorter period of time for performance is expressly provided in this Lease. 

  

			
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 (d) (i) If Tenant makes a general assignment or general arrangement for the benefit of
creditors; (ii) if a bankruptcy petition is filed by or against Tenant and is not dismissed within sixty (60) days; (iii) if a trustee or receiver is appointed to take possession of substantially all of Tenant’s assets located at
the Property or of Tenant’s interest in this Lease and possession is not restored to Tenant within sixth (60) days; or (iv) if substantially all of Tenant’s assets located at the Property or of Tenant’s interest in this
Lease is subjected to attachment, execution or other judicial seizure which is not discharged within sixth (60) days. If a court of competent jurisdiction determines that any of the acts described in this subsection (d) is not a default
under this Lease, and a trustee is appointed to take possession (or if Tenant remains a debtor in possession) and such trustee or Tenant transfers Tenant’s interest hereunder, then Landlord shall receive, as Additional Rent, the excess, if any,
of the rent (or any other consideration) paid in connection with such assignment or sublease over the rent payable by Tenant under this Lease. 

(e) If Tenant fails to deliver an instrument or certificate within the time provided in Section 11.01 or Section 11.02
below, respectively, and within five (5) days following Landlord’s second written request. 
 (f) If an unauthorized Transfer
occurs, as set forth in Article Nine above. 
 Section 10.03. Remedies. On the occurrence of any Event of Default,
Landlord may, at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy which Landlord may have: 

(a) Terminate Tenant’s right to possession of the Property by any lawful means, in which case this Lease shall terminate and Tenant shall
immediately surrender possession of the Property to Landlord. If Tenant shall be served with a demand for the payment of past due rent or any other charge, any payments rendered thereafter to cure any default by Tenant shall be made only by
cashier’s check, wire transfer, or other immediately available funds. In such event, Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including (i) the worth at the time
of the award of the unpaid Base Rent, Additional Rent and other charges which Landlord had earned at the time of the termination; (ii) the worth at the time of the award of the amount by which the unpaid Base Rent, Additional Rent and other
charges which Landlord would have earned after termination until the time of the award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided; (iii) the worth at the time of the award of the amount by
which the unpaid Base Rent, Additional Rent and other charges which Tenant would have paid for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided;
and (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result
therefrom, including, but not limited to, any costs or expenses Landlord incurs in maintaining or preserving the Property after such default, the cost of recovering possession of the Property, expenses of reletting, including necessary renovation or
alteration of the Property, Landlord’s reasonable attorneys’ fees incurred in connection therewith, and any real estate commission paid or payable. As used in subparts (i) and (ii) above, the “worth at the time of the
award” is computed by allowing interest on unpaid amounts at the rate of fifteen percent (15%) per annum, or such lesser amount as may then be the maximum lawful rate. As used in subpart (iii) above, the “worth at the time of the
award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award, plus one percent (1%). If Tenant has abandoned the Property, Landlord shall have the option of
(i) retaking possession of the Property and recovering from Tenant the amount specified in this Section 10.03(a), and/or (ii) proceeding under Section 10.03(b) below; 

(b) Maintain Tenant’s right to possession, in which case this Lease shall continue in effect whether or not Tenant has abandoned the
Property. In such event, Landlord shall be entitled to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover the rent as it becomes due; or 

(c) Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state in which the Property is
located, including, without limitation, those remedies available pursuant to Nev. Rev. Stat. Chapter 118C (2013). 

Section 10.04. Termination. If Landlord elects to terminate this Lease as a result of an Event of Default, Tenant shall be
liable to Landlord for all damages resulting therefrom, which shall include, without limitation, all costs, expenses and fees, including reasonable attorneys’ fees that Landlord incurs in connection with the filing, commencing, pursuing and/or
defending of any action in any bankruptcy court or other court with respect to this Lease; the obtaining of relief from any stay in bankruptcy restraining any action to evict Tenant; or the pursuing of any action with respect to Landlord’s
right to possession of the Property. All such damages suffered (apart from Base Rent and other Rent  

  

			
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payable hereunder) shall constitute pecuniary damages that must be reimbursed to Landlord prior to assumption of this Lease by Tenant or any successor to Tenant in any bankruptcy or other
proceeding. Notwithstanding any language to the contrary in this Lease, Tenant acknowledges and agrees that Landlord may prevent Tenant from entering the Property pursuant to Nev. Rev. Stat. Section 118C.200 (2013), provided that the
Event of Default is, in whole or in part, based on Tenant’s delinquency in paying Rent, and such Landlord action, without more, does not constitute a termination of this Lease by Landlord. 

Section 10.05. Cumulative Remedies. Landlord’s exercise of any right or remedy shall not prevent it from exercising
any other right or remedy available at law, in equity, or otherwise.  
 Section 10.06. Surrender. No act or thing
done by Landlord or its agents during the Lease Term shall be deemed an acceptance of a surrender of the Property, and no agreement to accept a surrender of the Property shall be valid unless made in writing and signed by Landlord.  

Section 10.07. Removal of Tenant’s Property. All furniture, equipment, and other personal property of Tenant left
unattended at the Property upon the vacation or abandonment thereof following an uncured Event by Default by Tenant or upon the termination of this Lease for any cause whatsoever shall be treated and disposed of pursuant to Nev. Rev. Stat.
Section 118C.230 (2013). Landlord, upon presentation of evidence of a third party’s claim of ownership or security interest in any such property, may turn over such property to the third party claimant without any liability to Tenant.

 Section 10.08. Punitive and Consequential Damages. Notwithstanding anything to the contrary contained in this Lease, nothing in
this Lease shall impose any obligations on Tenant or Landlord to be responsible or liable for, and each hereby releases the other from all liability for, punitive, exemplary, or consequential damages, other than those consequential damages incurred
by Landlord in connection with (a) the holdover of the Property by Tenant after the expiration or earlier termination of this Lease, (b) Environmental Damages sustained by Landlord resulting from the activities and negligence of the Tenant
Group on or about the Property or Project, or (c) any repair, physical construction or improvement work performed by or on behalf of Tenant in the Property (excluding work performed by Landlord or on behalf of Landlord for itself or for
Tenant). 
 ARTICLE ELEVEN      PROTECTION OF LENDERS 

Section 11.01. Subordination. This Lease is subject and subordinate to all present and future ground or underlying leases of
the Project or the Property, and to the lien of any mortgages or deeds of trust, now or hereafter in force against the Project or the Property, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all
advances made or hereafter to be made upon the security of such mortgages or deeds of trust unless the holders of such mortgages or deeds of trust, or the lessors under such ground lease or underlying leases, require in writing that this Lease be
superior thereto, by giving notice thereof to Tenant at least five (5) business days before the election is effective. This clause shall be self-operative and no further instrument of subordination shall be required to make the interest of any
lessor under any ground or underlying lease or holder of any mortgage, deed of trust or security deed superior to the interest of Tenant hereunder. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such
mortgage or deed of trust, or if any ground or underlying lease is terminated, to attorn, without any deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale, or to the lessor of such ground or underlying lease, as the
case may be, if so requested by such purchaser or lessor, and to recognize such purchaser or lessor as the landlord under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb
Tenant’s occupancy, under the terms and conditions of this Lease, so long as Tenant timely pays the rent and observes and performs all of the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord’s
interest herein may be assigned as security at any time to any lienholder. Tenant shall, within fifteen (15) days of request by Landlord, execute such further instruments or assurances in the form as is then reasonably required by
Landlord’s lender (and reasonably acceptable to Tenant) to evidence or confirm the subordination or superiority of this Lease to any such mortgages, deeds of trust, ground leases or underlying leases. Tenant hereby irrevocably authorizes
Landlord to execute and deliver in the name of Tenant any such instrument or instruments if Tenant fails to do so within thirty (30) days following Landlord’s request, provided that such authorization shall in no way relieve Tenant from
the obligation of executing such instruments of subordination or superiority. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise
adversely affect this Lease and the obligations of Tenant hereunder in the event of any foreclosure proceeding or sale. 

  

			
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 Section 11.02. Estoppel Certificates.  

(a) Upon Landlord’s written request (but not more often than twice in a consecutive 12-month period), Tenant shall execute, acknowledge
and deliver to Landlord a written statement, in the form as is then required by Landlord’s lender or any prospective purchaser, certifying (to the extent accurate): (i) that none of the terms or provisions of this Lease have been changed
(or if they have been changed, stating how they have been changed); (ii) that this Lease has not been cancelled or terminated; (iii) the last date of payment of the Base Rent and other charges and the time period covered by such payment;
(iv) that, to Tenant’s actual knowledge, Landlord is not in default under this Lease (or, if Landlord is claimed to be in default, stating why); and (v) such other factual information with respect to Tenant or this Lease as Landlord
may reasonably request or which any prospective purchaser or encumbrancer of the Property may reasonably require. Tenant shall deliver such statement to Landlord within twenty (20) days after Landlord’s request. Landlord may give any such
statement by Tenant to any prospective purchaser or encumbrancer of the Property. Such purchaser or encumbrancer may rely conclusively upon such statement as true and correct. 

(b) If Tenant does not deliver such statement to Landlord within such twenty (20)-day period, Landlord, and any prospective purchaser or
encumbrancer, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease have not been changed except as otherwise represented by Landlord; (ii) that this Lease has not been canceled or
terminated except as otherwise represented by Landlord; (iii) that not more than one month’s Base Rent or other charges have been paid in advance; and (iv) that Landlord is not in default under this Lease. In such event, Tenant shall
be estopped from denying the truth of such facts. 
 Section 11.03. Tenant’s Financial Condition. Within twenty
(20) days after written request from Landlord, Tenant shall deliver to Landlord such financial statements, as Landlord reasonably requires, verifying the net worth of Tenant or any assignee, subtenant, or guarantor of Tenant. In addition,
Tenant shall deliver to any lender designated by Landlord any financial statements required by such lender to facilitate the financing or refinancing of the Property. Tenant represents and warrants to Landlord that each such financial statement is a
true and accurate statement as of the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth in this Lease. Notwithstanding any language to the contrary in this
Section 11.03, unless the original Tenant has committed a monetary breach of this Lease, Landlord’s requests for the original Tenant’s financial statements shall be only as requested by Landlord’s lender or prospective
lender. 
 In addition to the requirement to provide financial statements to Landlord, as provided above, Tenant also agrees to
provide Landlord, as and when required by Tenant’s lender, with a copy of any certificate attesting to Tenant’s non-compliance with any financial covenants required of Tenant by Tenant’s lender. Tenant shall also immediately provide
Landlord with a copy of any written or electronic notice of default received from Tenant’s lender. In the event that any such certificate indicates that Tenant is in breach of any of such financial covenants, Tenant agrees to immediately
increase the amount of the Security Deposit required under the terms of this Lease to an amount equal to six (6) months Base Rent then payable by Tenant to Landlord. 

ARTICLE TWELVE      LEGAL COSTS 

Section 12.01. Legal Proceedings. If Tenant or Landlord shall be in breach or default under this Lease, such party (the
“Defaulting Party”) shall reimburse the other party (the “Non-defaulting Party”) upon demand for any costs or expenses that the Non-defaulting Party incurs in connection with any material breach or default of the
Defaulting Party under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action for
breach of or to enforce the provisions of this Lease is commenced, the court in such action shall award to the party in whose favor a judgment is entered, a reasonable sum as attorneys’ fees and costs. The losing party in such action shall pay
such attorneys’ fees and costs. Tenant shall also indemnify Landlord against and hold harmless Landlord (and Landlord’s members, managers, partners, and shareholders, as applicable, and the affiliates, employees, agents, and contractors of
Landlord and its members, managers, partners, and shareholders, as applicable) from all costs, expenses, demands and liability Landlord may incur if Landlord becomes or is made a party to any claim or action (a) instituted by Tenant against any
third party, or by any third party against Tenant, or by or against any person holding any interest under or using the Property by license of or agreement with Tenant (a “Tenant Licensee”); (b) for foreclosure of any lien for
labor or material furnished to or for Tenant or such Tenant Licensee; (c) otherwise arising out of or resulting from any act or transaction of Tenant or such Tenant Licensee; or (d) necessary to protect Landlord’s interest under this
Lease in a bankruptcy case, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such claim or action at Tenant’s expense with counsel reasonably acceptable to Landlord or, at
Landlord’s election, Tenant shall reimburse Landlord for any legal fees or costs Landlord incurs in any such claim or action. Without limitation on other obligations of Landlord and Tenant that shall survive the expiration or earlier
termination of the Lease Term, the obligations of Landlord and Tenant contained in this Section 12.01 shall survive the expiration or earlier termination of this Lease. 

  

			
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 Section 12.02. Landlord’s Consent. Tenant shall pay Landlord’s
reasonable attorneys’ fees incurred in connection with (a) Tenant’s request for Landlord’s consent under Article Nine (Assignment and Subletting) of this Lease, or in connection with any other act which Tenant proposes to
do and which requires Landlord’s consent, or (b) any other Landlord action requested by Tenant. Notwithstanding the above, Landlord’s attorneys’ fees shall not exceed Two Thousand Five Hundred Dollars ($2,500.00) per request in
connection with a proposed assignment or sublease in the ordinary course of business, provided Landlord’s standard form of consent is used. 

ARTICLE THIRTEEN              BROKERS 

Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the
negotiation of this Lease, and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease, excepting only the real estate broker(s) or agent(s) named in Section 1.09 above (the
“Broker(s)”). Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, and costs and expenses (including without
limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s dealings with any real estate broker or agent, other than the Broker(s).
Landlord hereby discloses to Tenant that Landlord’s Broker is acting in this transaction as the agent of Landlord exclusively, and Tenant hereby consents to Landlord’s Broker acting in such capacity. It is hereby acknowledged that Majestic
Realty Co., identified in Section 1.09 above as Landlord’s Broker, and Rodman C. Martin, are acting as both principal (that is, they have an interest in the Landlord entity) and broker in this lease transaction. 

ARTICLE FOURTEEN              IMPROVEMENTS 

Section 14.01. Building Improvements. Landlord, at no additional cost to Tenant, shall design, engineer and construct certain
improvements at the Property before the Lease Commencement Date. The improvements to be constructed by Landlord are those described below in this Section 14.01 (the “Building Improvements”). The Building Improvements
shall be the property of Landlord and shall remain upon and be surrendered with the Property upon the expiration or earlier termination of the Lease Term, subject to the terms of Section 6.06 of this Lease. The Building Improvements
consist of the following: 
  

	 	•	 	Full-height demising wall, constructed using Landlord’s standard stud and drywall method and to be located as shown on the attached Exhibit “A” to this Lease. 

 

	 	•	 	Retrofit the Property’s existing fire sprinkler system using ESFR heads, using Landlord’s building standard equipment. 

  

	 	•	 	Separate the controls for the Property’s lighting, evaporative coolers, and electrical outlet systems. 

  

	 	•	 	Separate the metering for electrical service to the Property. 

 Landlord shall cause the Building Improvements
to be completed in a good and workmanlike manner and in compliance with all Applicable Laws. 
 Section 14.02. Discretionary
Allowance. Landlord shall also provide Tenant with a discretionary allowance in the amount of One Hundred Twenty-five Thousand Dollars ($125,000.00) (the “Discretionary Allowance”), which may only be used (i) for additional
improvements to the Property approved in writing by Landlord and provided by Landlord’s contractor (the “Tenant Improvements”), (ii) for Tenant’s relocation expenses, and (iii) for the purchase of Tenant’s
furniture, furnishings, and equipment for use at the Property, subject to Landlord’s prior written approval. Any portion of the Discretionary Allowance will be forfeited if not used by Tenant within one hundred eighty (180) following the
Lease Commencement Date. To the extent the Discretionary Allowance is used for the Tenant Improvements, Landlord will cause such work to be completed in a good and workmanlike manner and in compliance with all Applicable Laws. If any of the Tenant
Improvements are constructed after the Lease Commencement Date, Tenant agrees to cooperate fully with Landlord to allow Landlord to efficiently, safely and expeditiously complete  

  

			
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such Tenant Improvements (“Landlord’s Work”), and Landlord will use commercially reasonable efforts to minimize any disruption of Tenant’s business resulting from
Landlord’s Work. Without limiting the generality of the above, Tenant hereby acknowledges that, notwithstanding Tenant’s occupancy of the Property during the performance of Landlord’s Work, Landlord shall be permitted to perform
Landlord’s Work during normal business hours, and Tenant shall provide a clear working area for Landlord’s Work (including, without limitation, the moving of furniture, fixtures, equipment, and other personal property away from the work
areas). Tenant agrees that the performance of Landlord’s Work shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to an abatement of Rent. Landlord shall have no responsibility, or for any reason be liable to Tenant,
for any direct or indirect injury to or interference with Tenant’s business arising from the performance of Landlord’s Work, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of any part of the
Property, for loss of or damage to Tenant’s personal property, fixtures or improvements, or for any inconvenience or annoyance resulting from Landlord’s Work or for Landlord’s acts in connection with the performance of Landlord’s
Work. 
 Section 14.03. No Other Improvements. Consistent with Section 6.01 of this Lease, except for
the Building Improvements and any Tenant Improvements, Tenant accepts the Property in its “as is” condition, and Landlord shall have no liability or obligation for making any further alterations or improvements of any kind in or about the
Property. 
 ARTICLE FIFTEEN      COMMUNICATIONS SERVICES 

Section 15.01. Landlord’s Communications Equipment. Subject to Applicable Law, Landlord reserves to itself and its
affiliates the exclusive right to (a) place antennae and related facilities and other equipment for the provision of communications services (the “Communications Equipment”) on the rooftop or in other portions of the Building,
the Project, or on other property owned or controlled by Landlord or an affiliate of Landlord designated by Landlord or such affiliate for such use, and (b) enter into license agreements, leases, or other agreements for the use of such areas by
commercial and other providers of communications services (the “Communications Agreements”). As used in this Article, “Communications Services” shall mean the implementation, provision, facilitation and maintenance
of voice, data, video or other communication services (or any combination of the foregoing) including, without limitation: (a) the provision and resale of point-to-point telephone communications (including dedicated long distance service),
(b) video communications service, (c) 800-number service, (d) telephone credit or debit card service, (e) audio or video conferencing, paging, voice mail and message centers, (f) data transmission service, (g) access to
computer “internet” or other networked computer-based communications, (h) satellite or cable television, (i) wideband digital networks, (j) security services, and (k) provision of telephone, video communication or other
communication equipment to consumers of such services; whether now existing or subsequently developed and however provided, including, without limitation, wireless transmission and reception of communication signals. Landlord shall be entitled to
any and all fees or other charges payable by any such provider of Communications Services on account of any Communications Agreements. 

Section 15.02. Tenant’s Communications Equipment. Notwithstanding the any language to the contrary in this Lease, with
Landlord’s prior written consent and subject to all applicable provisions of this Lease and Applicable Law, Tenant may, at Tenant’s sole cost and expense, install Communications Equipment on the rooftop or in other portions of the
Property, but only if such Communications Equipment is solely limited to Tenant’s own use in the conduct of its business from the Property (“Tenant’s Communications Equipment”). Tenant’s Communications Equipment shall
remain the property of Tenant or its contractor. Tenant shall be solely responsible for all costs and expenses related to the use and maintenance of Tenant’s Communications Equipment, and the removal of which upon the expiration or earlier
termination of this Lease shall be governed by Section 6.06 of this Lease. Any damage caused by such installation or removal shall be repaired as required in Section 6.06 of this Lease. Landlord agrees to permit Tenant and
its contractors reasonable access to the rooftop of the Building and other areas of the Project required to facilitate the installation, use, maintenance, and removal of Tenant’s Communications Equipment, so long as other users and occupants of
the Building and the Project are not disturbed thereby and Tenant complies with Section 6.07 of this Lease. Tenant shall defend, indemnify and hold harmless Landlord (and Landlord’s members, managers, partners, and shareholders, as
applicable, and the affiliates, employees, agents, and contractors of Landlord and its members, managers, partners, and shareholders, as applicable) from all expenses, costs, damages, loss, claims or other expenses (including reasonable
attorneys’ fees) pertaining to third party claims arising out of Tenant’s installation, use, maintenance, and removal of Tenant’s Communications Equipment. Tenant agrees that the use of Tenant’s Communications Equipment shall in
no way interfere with the operation and maintenance of the Communications Equipment (including any offsite Communications Equipment which may be the subject of a Communications Agreement), the Project, the Building, or any of the Building’s
systems. Tenant shall indemnify, defend and hold harmless Landlord (and Landlord’s members, managers, partners, and shareholders, as applicable, and the affiliates, employees, agents, and contractors of Landlord and its members, managers, 

  

			
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partners, and shareholders, as applicable) from all expenses, costs, damages, losses, claims or other expenses and liabilities arising from any such interference. If such interference occurs,
Tenant agrees to suspend use of Tenant’s Communications Equipment until the interference has been corrected to the reasonable satisfaction of Landlord. Tenant shall be responsible for all costs associated with any tests deemed necessary to
resolve any and all interference caused by Tenant’s Communications Equipment, or any use that is not permitted by this Article. If such interference has not been corrected within twenty (20) days, Landlord may require Tenant to remove
those components of Tenant’s Communications Equipment causing such interference, or Landlord will enjoin such interference at Tenant’s sole cost and expense. All operations by Tenant pursuant to this Article shall be lawful and in
compliance with all rules and regulations of the Federal Communications Commission. Consistent with the terms of Section 6.05 of this Lease, (a) Landlord shall have the right, in its reasonable discretion, to determine the location
of any visible Tenant’s Communications Equipment and require its screening at Tenant’s sole cost and expense, and (b) the installation the Tenant’s Communications Equipment is subject to Landlord’s prior approval of the
final installation plans (which shall not be unreasonably withheld, conditioned or delayed), provided that such installation plans do not include any roof penetrations. Also, any rooftop installation of Tenant’s Communications Equipment shall
be commenced and completed in full and strict compliance with the requirement to use a contractor or subcontractor selected by Landlord for any work involving possible roof penetrations, as set forth in Section 6.05 of this Lease, so as
to preserve any applicable roof warranty. Regardless of any roof warranty or any repair obligations of Landlord in this Lease, Tenant shall be solely responsible for the (a) repair of any leaks or other damage to the roof membrane resulting
from the installation of any Tenant’s Communications Equipment, and (b) all expenses, costs, damages, losses, claims or other expenses and liabilities arising from the voiding of any applicable roof warranty resulting from the acts or
omissions of Tenant or its agents, employees or contractors. The obligations of Tenant under this Article shall survive the expiration or earlier termination of this Lease. 

ARTICLE SIXTEEN      MISCELLANEOUS PROVISIONS 

Section 16.01. Non-Discrimination. Tenant promises, and it is a condition to the continuance of this Lease, that there will
be no discrimination against, or segregation of, any person or group of persons on the basis of race, color, religion, creed, age, sex, disability, national origin, ancestry, ethnicity, sexual orientation, marital status, citizenship status, or
veteran status in the leasing, subleasing, transferring, occupancy, tenure or use of the Property or any portion thereof. 

Section 16.02. Landlord’s Liability; Certain Duties.  

(a) As used in this Lease, the term “Landlord” means only the current owner or owners of the fee title to the Property
or the leasehold estate under a ground lease of the Property at the time in question. Each Landlord is obligated to perform the obligations of Landlord under this Lease only during the time such Landlord owns such interest or title. Any Landlord who
transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after the date of transfer. However, each Landlord shall deliver to its transferee all funds that Tenant
previously paid if such funds have not yet been applied under the terms of this Lease.  
 (b) Tenant shall give written notice of
any failure by Landlord to perform any of its obligations under this Lease to Landlord and to any ground lessor, mortgagee or beneficiary under any deed of trust encumbering the Property whose name and address have been furnished to Tenant in
writing. Landlord shall not be in default under this Lease unless Landlord (or such ground lessor, mortgagee or beneficiary) fails to cure such non-performance within thirty (30) days after receipt of Tenant’s notice. However, if such
non-performance reasonably requires more than thirty (30) days to cure, Landlord shall not be in default if such cure is commenced within such thirty (30)-day period and thereafter diligently pursued to completion. 

(c) Notwithstanding any term or provision herein to the contrary, the liability of Landlord for the performance of its duties and obligations
under this Lease is limited to Landlord’s interest in the Property, and neither Landlord nor its partners, members, managers, shareholders, officers or other principals shall have any personal liability under this Lease. 

(d) Except as otherwise expressly provided in Section 2.02 of this Lease, Tenant shall have no right to terminate this Lease based
on an uncured default by Landlord in the performance of Landlord’s obligations under this Lease; provided, however, that Tenant may seek to recover from Landlord an amount representing appropriate actual, compensatory damages for breach of
contract based on any such uncured default of Landlord, but not otherwise. Consistent with Section 10.08 above, in no event shall Tenant be permitted to recover consequential, punitive, or exemplary damages from Landlord based on any
such uncured default of Landlord, or otherwise. 

  

			
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 (e) With respect to any provision of this Lease which provides (or is held to provide) that
Landlord shall not unreasonably withhold any consent or approval, Tenant shall not be entitled to make any claim for, and Tenant hereby expressly waives, any claim for damages, it being acknowledged and agreed that Tenant’s sole right and
exclusive remedy therefor shall be an action for specific performance. 
 Section 16.03. Severability. A determination by
a court of competent jurisdiction that any provision of this Lease or any part thereof is illegal or unenforceable shall not cancel or invalidate the remainder of such provision or this Lease, which shall remain in full force and effect, and it is
the intention of the parties that there shall be substituted for such provision as is illegal or unenforceable a provision as similar to such provision as may be possible and yet be legal and enforceable. 

Section 16.04. Interpretation. The captions of the Articles or Sections of this Lease are to assist the parties in reading
this Lease and are not a part of the terms or provisions of this Lease. Unless the context clearly requires otherwise, (i) the plural and singular numbers will each be deemed to include the other; (ii) the masculine, feminine, and neuter
genders will each be deemed to include the others; (iii) “shall,” “will,” “must,” “agrees,” and “covenants” are each mandatory; (iv) “may” is permissive; (v) “or”
is not exclusive; and (vi) “includes” and “including” are not limiting. In the event of a dispute between Landlord and Tenant over the interpretation of this Lease, both parties shall be deemed to have been the drafter of
this Lease, and any Applicable Law that states that contracts are to be construed against the drafter shall not apply. In any provision relating to the conduct, acts or omissions of Tenant, the term “Tenant” shall include Tenant’s
agents, employees, contractors, invitees, successors or others using the Property with Tenant’s express or implied permission. 

Section 16.05. Incorporation of Prior Agreements; Modifications. This Lease is the only agreement between the parties
pertaining to the lease of the Property and no other agreements are effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted amendment shall be void. All attached exhibits are hereby expressly
incorporated into this Lease by this reference. 
 Section 16.06. Notices. All notices, demands, statements or
communications (collectively, “Notices”) given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid, return receipt
requested, nationally-recognized commercial overnight courier, or delivered personally (i) to Tenant at the appropriate address set forth in Section 1.03 above, except that upon Tenant’s taking possession of the Property, the
Property shall be Tenant’s address for notice purposes, or (ii) to Landlord at the addresses set forth in Section 1.02 above. Landlord and Tenant shall have the right to change its respective Notice address upon giving Notice
to the other party. Any Notice will be deemed given two (2) business days after the date it is mailed as provided in this Section 16.06, or upon the date delivery is made, if delivered by an approved courier (as provided above) or
personally delivered. Consistent with the provisions of Section 16.02(b) above, if Tenant is notified of the identity and address of Landlord’s secured lender or ground or underlying lessor, Tenant shall give to such lender or
ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail or by use of a nationally-recognized commercial overnight courier, and such lender or ground or underlying lessor
shall be given the same opportunity to cure such default as is provided Landlord under this Lease (unless such cure period is extended pursuant to the terms of any agreement to which Tenant is a party or to which Tenant consents) prior to
Tenant’s exercising any remedy available to Tenant. Notices required hereunder may be given by either an agent or attorney acting on behalf of Landlord or Tenant. 

Section 16.07. Waivers. The failure of Landlord to insist upon the strict performance, in any of one or more instances, of
any term, covenant or condition of this Lease shall not be deemed to be a waiver by Landlord of such term, covenant or condition. No waiver by Landlord of any breach by Tenant of any term, provision and covenant contained herein shall be deemed or
construed to constitute a waiver of any other or subsequent breach by Tenant of any term, provision or covenant contained herein. Landlord’s acceptance of the payment of rent (or portions thereof) or any other payments hereunder after the
occurrence of and during the continuance of a default (or with knowledge of a breach of any term or provision of this Lease which with the giving of notice and the passage of time, or both, would constitute a default) shall not be construed as a
waiver of such default or any other rights or remedies of Landlord, including any right of Landlord to recover the Property, unless such payment of Rent cures such default. Moreover, Tenant acknowledges and agrees that Landlord’s acceptance of
a partial rent payment shall not, under any circumstances (whether or not such partial payment is accompanied by a special endorsement or other statement), constitute an accord and satisfaction. Landlord will 

  

			
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accept the check (or other payment means) for payment without prejudice to Landlord’s right to recover the balance of such rent or to pursue any other remedy available to Landlord.
Forbearance by Landlord to enforce one or more of the remedies herein provided upon the occurrence of a default shall not be deemed or construed to constitute a waiver of such default. 

Section 16.08. No Recordation. Tenant shall not record this Lease or any assignment or security document pertaining to this
Lease. Either Landlord or Tenant may require that a “Short Form” or memorandum of this Lease executed by both parties be recorded. The party requiring such recording shall pay all transfer taxes and recording fees.  

Section 16.09. Binding Effect; Choice of Law. This Lease binds any party who legally acquires any rights or interest in
this Lease from Landlord or Tenant. However, Landlord shall have no obligation to Tenant’s successor unless the rights or interests of Tenant’s successor are acquired in accordance with the terms of this Lease. The laws of the State in
which the Property is located shall govern this Lease, without regard to such State’s conflicts of law principles. Any action or claim to enforce or interpret the provisions of this Lease, or otherwise arising out of or related to this Lease or
to Tenant’s use and occupancy of the Property, regardless of the theory of relief or recovery and regardless of whether third parties are involved in the action, may only be brought in the State and County where the Property is located, and
Landlord and Tenant irrevocably consent to personal jurisdiction in such State for purposes of any such action or claim. 
 In the
interest of obtaining a speedier and less costly adjudication of any dispute, Landlord and Tenant hereby knowingly, intentionally, and irrevocably waive the right to trial by jury in any legal action, proceeding, claim, or counterclaim brought by
either of them against the other on all matters arising out of or related to this Lease or the use and occupancy of the Property. 

Section 16.10. Corporate Authority; Partnership Authority; LLC Authority. If Tenant is a corporation, each person signing
this Lease on behalf of Tenant represents and warrants that he has full authority to do so and that this Lease binds the corporation. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a certified copy of a
resolution of Tenant’s Board of Directors authorizing the execution of this Lease or other evidence of such authority reasonably acceptable to Landlord. If Tenant is a partnership, each person or entity signing this Lease for Tenant represents
and warrants that he or it is a general partner of the partnership, that he or it has full authority to sign for the partnership and that this Lease binds the partnership and all general partners of the partnership. Tenant shall give written notice
to Landlord of any general partner’s withdrawal or addition. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a copy of Tenant’s recorded statement of partnership or certificate of limited
partnership. If Tenant is a limited liability company (LLC), each person or entity signing this Lease for Tenant represents and warrants that he or it is a manager or member of the LLC, that he or it has full authority to sign for the LLC and that
this Lease binds the LLC. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a certified copy of a resolution of Tenant’s managers or members authorizing the execution of this Lease, or other evidence of
such authority reasonably acceptable to Landlord. 
 Section 16.11. Intentionally Omitted.  

Section 16.12. Force Majeure. A “Force Majeure” event shall occur if Landlord or Tenant cannot perform any of its
obligations due to events beyond such party’s control (except with respect to the obligations imposed with regard to Base Rent, Additional Rent and other charges to be paid by Tenant pursuant to this Lease), and in such cases the time provided
for performing such obligations shall be extended by a period of time equal to the duration of such events. Events beyond Landlord’s or Tenant’s control include, but are not limited to, acts of God, war, civil commotion, terrorist acts,
labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction, waiting periods for obtaining governmental permits or approvals or inspections, or weather conditions. No express reference
in this Lease to a Force Majeure event shall create any inference that the terms of this Section 16.12 do not apply with equal force in the absence of such an express reference. 

Section 16.13. Counterparts. This Lease may be executed in counterparts and, when all counterpart documents are executed,
the counterparts shall constitute a single binding instrument. Receipt of facsimile signatures (regardless of the means of transmission, whether by PDF or other format) shall be as binding on the parties as an original signature. 

Section 16.14. Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto
or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act
of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 

  

			
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 Section 16.15. No Warranty. In executing and delivering this Lease,
Tenant has not relied on any representation, including, but not limited to, any representation whatsoever as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing
the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 

Section 16.16. Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and for all those claiming under Tenant,
all rights now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Property after any termination of this Lease.  

Section 16.17. Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and
Tenant are independent and not dependent and Tenant, to the extent permitted by Applicable Law, hereby expressly waives the benefit of any statute or other law to the contrary and agrees that if Landlord fails to perform its obligations set forth
herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord, except as otherwise expressly provided in this
Lease. 
 Section 16.18. Confidentiality. Tenant acknowledges that the content of this Lease and any related
documents are confidential information. Landlord and Tenant shall keep such confidential information strictly confidential and shall not, except as otherwise required by law, disclose such confidential information to any person or entity other than
Tenant’s or Landlord’s financial, legal, and other consultants, provided that such recipients agree to maintain the confidentiality of the information. 

Section 16.19. Revenue and Expense Accounting. Landlord and Tenant agree that, for all purposes (including any
determination under Section 467 of the Internal Revenue Code), rental income will accrue to Landlord and rental expenses will accrue to Tenant in the amounts and as of the dates rent is payable under this Lease.  

Section 16.20. Tenant’s Representations and Warranties. Tenant warrants and represents to Landlord, to Tenant’s
actual knowledge, as follows, each of which is material and being relied upon by Landlord: 
 (a) Tenant and all persons and entities
(i) owning (directly or indirectly) an ownership interest in Tenant, (ii) whom or which are an assignee of Tenant’s interest in this Lease; or (iii) whom or which are a guarantor of Tenant’s obligations under this Lease:
(x) are not, and shall not become, a person or entity with whom Landlord is restricted from doing business under regulations of the Office of Foreign Assets Control (“OFAC”) of the Department of the Treasury (including, but not
limited to, those named on OFAC’s Specially Designated Nationals and Blocked Persons list) or under any statute, executive order (including, but not limited to, the September 24, 2001 Executive Order Blocking Property and Prohibiting
Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action; (y) are not, and shall not become, a person or entity with whom Landlord is restricted from doing business under the International
Money Laundering Abatement and Financial Anti-Terrorism Act of 2001 or the regulations or orders thereunder; and (z) are not knowingly engaged in, and shall not knowingly engage in, any dealings or transaction or be otherwise associated with
such persons or entities described in clauses (x) or (y), above. 
 (b) If Tenant is an entity, Tenant is duly organized, validly
existing and in good standing under the laws of the State of its organization, and is qualified to do business in the State in which the Property is located, and the persons executing this Lease on behalf of Tenant have the full right and authority
to bind Tenant without the consent or approval of any other person or entity. Tenant has full limited liability company power, capacity, authority and legal right to execute and deliver this Lease and to perform all of its obligations hereunder.
This Lease is a legal, valid and binding obligation of Tenant, enforceable in accordance with its terms, except as may be limited by (i) bankruptcy, insolvency, or similar laws affecting creditors rights generally, and (ii) general
principles of equity. 
 (c) Tenant has not (1) made a general assignment for the benefit of creditors, (2) filed any voluntary
petition in bankruptcy or suffered the filing of an involuntary petition by any creditors, (3) suffered the appointment of a receiver to take possession of all or substantially all of its assets, (4) suffered the attachment or other
judicial seizure of all or substantially all of its assets, (5) admitted in writing its inability to pay its debts as they come due, or (6) made an offer of settlement, extension or composition to its creditors generally. 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 35 

 Tenant confirms that all of the above representations and warranties are true as of the date of this Lease,
and acknowledges and agrees that they shall survive the expiration or earlier termination of this Lease. 
 Section 16.21.
Heirs and Successors. The covenants and agreements of this Lease shall be binding upon the heirs, legal representatives, successors and permitted assigns of the parties hereto.  

Section 16.22. Tenant’s Cooperation. Tenant acknowledges that the Building is or may be in the future certified/rated
pursuant to the U.S. EPA’s Energy Star® Portfolio Manager, the Green Building Initiative’s Green GlobesTM building rating system,
or the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED®) building rating system, or operated to meet another standard for high performance buildings
adopted by Landlord (collectively, the “Green Building Standard”). As and when reasonably requested by Landlord during the Lease Term and at no cost or liability to Tenant, Tenant shall provide Landlord (in the format reasonably
requested by Landlord and reasonably necessary or desirable to comply with the requirements of the applicable Green Building Standard or any commissioning or re-commissioning of the Building’s systems) with non-confidential data concerning
Tenant’s energy consumption, water consumption, and the operation of the Building’s systems. Such data may include, without limitation, the operating hours, the number of on-site personnel, the types of equipment used at the Building
(including computer equipment, if applicable), and energy use and cost. Landlord shall have no liability to Tenant if, once obtained, any such Green Building Standard rating or certification lapses and is not reinstated by Landlord. 

Section 16.23. Reservations. Landlord reserves to itself the right to grant, from time to time, without the consent or
joinder of Tenant, such assignments, rights and dedications that Landlord deems necessary, and to cause the recordation of parcel maps (or equivalent) and restrictions, so long as such easements, rights, dedications, maps and restrictions do not
unreasonably interfere with the use of the Property by Tenant. At no cost or liability to Tenant, Tenant agrees to sign any documents reasonably requested by Landlord to effectuate any such easement rights, dedication, map or restrictions.

 ARTICLE SEVENTEEN             MASTER LEASE 

(a) This Lease is subject and subordinate to the Lease Agreement, dated November 6, 2001 (the “Master Lease”), by and
between Landlord, as tenant, and County of Clark, a political subdivision of the State of Nevada (“County”), as landlord (the “Master Landlord”), and to any renewal, amendment or modification thereof, and to any
mortgage or other encumbrance to which the Master Lease is subject or subordinate, and to all renewals, modifications, consolidations, replacements and extensions thereof. A copy of the Master Lease is attached as Exhibit “D” to
this Lease. Except as specifically modified in this Lease, during the Lease Term Tenant shall be bound by and shall observe all of the terms and conditions to be observed by Landlord under the Master Lease as fully and to the same extent and effect
as though Tenant were the lessee thereunder in the place and stead of Landlord. Any event resulting in termination of the Master Lease by its terms or otherwise shall also automatically result in termination of this Lease, except as otherwise
provided or contemplated in Section 2.3 (Attornment) of the Master Lease, consistent with the provisions of subsection (d) below. Landlord agrees not to agree to any amendment to the Master Lease that would have a materially adverse effect
on Tenant’s use of the Property or materially diminish Tenant’s rights or materially increase Tenant’s obligations under this Lease, without first obtaining Tenant’s consent, which shall not be unreasonably withheld, conditioned
or delayed. 
 (b) Without limiting the generality of (a) above, Tenant expressly agrees to comply with and be bound by any and all
covenants, conditions and restrictions or rules, regulations or standards of operation or conduct contemplated under the terms of the Master Lease, including, but not limited to, the Master Landlord’s Airport Rules and Regulations and Operating
Directives, and the non-discrimination provisions of Article III of the Master Lease, which are hereby incorporated into this Lease by this reference. 

(c) Without limiting the generality of (a) above, Tenant acknowledges and agrees that Landlord’s covenant of quiet possession or
enjoyment (Section 5.08 of this Lease) is expressly subject to the Master Landlord’s rights under the Master Lease, including but not limited to the right to recover the Property (Section 2.21 of the Master Lease), the right to
improve or expand McCarran International Airport (Section 3.11 of the Master Lease), and the right to enter and inspect the Property (Section 2.7 of the Master Lease). 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 36 

 (d) Without limiting the generality of (a) above, Tenant acknowledges and agrees that
this Lease is subject to the attornment provisions of Section 2.3 of the Master Lease. Pursuant to the provisions of such section of the Master Lease, Section 11.01 of this Lease is supplemented by adding the following
thereto: 
 If by reason of a default on the part of Landlord as ground lessee in the performance of the terms of the Master Lease, the
Master Lease and the leasehold estate of Landlord as ground lessee thereunder are terminated by summary proceedings or otherwise in accordance with the terms of the Master Lease, Tenant will attorn to Master Landlord and recognize Master Landlord as
landlord under this Lease; provided, however, Master Landlord agrees that so long as Tenant is not in default, Master Landlord agrees to provide quiet enjoyment to Tenant and to be bound by all the terms and conditions of this Lease. 

(e) Without limiting the generality of (a) above, Tenant further acknowledges and agrees that (i) all Tenant signs must have the
prior written approval of the designated representative of Master Landlord (pursuant to Section 2.6.2 of the Master Lease), and (ii) Master Landlord must be named as an additional insured on all liability insurance policies
maintained by Tenant under the terms of this Lease (pursuant to Section 2.12.2.7.4 of the Master Lease). 
 (f) Should Tenant
cause any improvements to be made to the Property, Tenant shall cause any contract with any contractor, designer, or other person providing work, labor, or materials to the Property to include the following clause: 

Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their employees that there is no legal right to file a
lien upon County-owned property and will not file a mechanic’s lien or otherwise assert any claim against County’s real estate or any County’s leasehold interest on account of any work done, labor performed or materials furnished
under this contract. Contractor agrees to indemnify, defend and hold the County and Landlord harmless from any liens filed upon the County’s property and County’s leasehold interest and shall promptly take all necessary legal action to
ensure the removal of any such lien at Contractor’s sole cost. 
 ARTICLE EIGHTEEN    DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS
AND RECIPROCAL EASEMENTS 
 Landlord may prepare for eventual recordation against the Property and other adjacent land a
Declaration of Covenants, Conditions, Restrictions and Reciprocal Easements (the “Declaration”). So long as the provisions of the Declaration do not increase Tenant’s obligations in any material way (the performance of
ministerial acts shall not be deemed material) and do not have a materially adverse effect on Tenant’s conduct of business from the Property, Tenant agrees that the Lease shall be subject and subordinate to the Declaration, and further agrees
to execute a recordable instrument (prepared by Landlord at its sole cost and expense) in order to evidence such subordination. 
 ARTICLE
NINETEEN              NO OPTION OR OFFER 
 THE SUBMISSION OF THIS LEASE BY
LANDLORD, ITS AGENT OR REPRESENTATIVE FOR EXAMINATION OR EXECUTION BY TENANT DOES NOT CONSTITUTE AN OPTION OR OFFER TO LEASE THE PROPERTY UPON THE TERMS AND CONDITIONS CONTAINED HEREIN OR A RESERVATION OF THE PROPERTY IN FAVOR OF TENANT, IT BEING
INTENDED HEREBY THAT THIS LEASE SHALL ONLY BECOME EFFECTIVE UPON THE EXECUTION HEREOF BY LANDLORD AND DELIVERY OF A FULLY EXECUTED LEASE TO TENANT, WHETHER SUCH EXECUTION AND DELIVERY IS ACCOMPLISHED BY PHYSICAL DELIVERY OR DELIVERY BY FACSIMILE
TRANSMISSION OR OTHER ELECTRONIC MEANS. NEITHER PARTY SHALL HAVE ANY OBLIGATION TO CONTINUE DISCUSSIONS OR NEGOTIATIONS OF THIS LEASE. 

(Left intentionally blank – signature page to follow) 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 37 

 Landlord and Tenant have signed this Lease at the place and on the dates specified adjacent
to their signatures below. 
  

					
		 		 	LANDLORD:
			
	Signed on 11/21, 2014	 		 	 BELTWAY BUSINESS PARK WAREHOUSE NO. 1,
 LLC,
a Nevada limited liability company

	at                                     
                                    .	 		 	

  

									
	By:	 	MAJESTIC BELTWAY WAREHOUSE BUILDINGS,LLC, a Delaware limited liability company, its Manager
			
		 	By:	 	MAJESTIC REALTY CO., a California corporation, Manager’s Agent

 
									
				
		 		 	By:	 	/s/ Edward P. Roski, Jr.

 
									
		 		 	Name:	 	Edward P. Roski, Jr.

 
									
		 		 	Its:	 	President and Chairman of the Board

 
									
				
		 		 	By:	 	 

 
									
		 		 	Name:	 	 

 
									
		 		 	Its:	 	 

 
									
		
	By:	 	THOMAS AND MACK BELTWAY, L.L.C.,
		 	a Nevada limited liability company,
		 	its Manager

 
									
				
		 		 	By:	 	/s/ Thomas A. Thomas

 
									
		 		 	Printed Name:	 	Thomas A. Thomas

 
									
		 		 	Its:	 	Manager

  

					
		 		 	TENANT:
			
	Signed on                             , 2014	 		 	SWITCH, LTD.,
	at                                     
                               .	 		 	a Nevada limited liability company

  

							
	  
	 		 	By:	 	/s/ Terri Borden

							
		 		 	Printed Name:	 	Terri Borden

							
		 		 	Its:	 	 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 38 

 EXHIBIT A 

DEPICTION OR DESCRIPTION OF THE PROPERTY AND PROJECT 

(Attached) 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 A-1 

 

 

 EXHIBIT B 

HAZARDOUS MATERIALS 
 [To be
attached by Tenant prior to execution, pursuant to Section 5.03.2 of this Lease, and in the absence of such attachment, Tenant acknowledges that Landlord shall not have approved Tenant’s introduction of any Hazardous Material to the
Property.] 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 B-1 

 EXHIBIT C 

CONFIRMATION OF INITIAL LEASE TERM AND AMENDMENT TO LEASE 

THIS CONFIRMATION OF INITIAL LEASE TERM AND AMENDMENT TO LEASE (“Confirmation”) is made as of
the          day of             20         by and
between                     ,
a                     (“Landlord”),
and                     , a
                     (“Tenant”). Landlord and Tenant agree as follows: 

1. Landlord and Tenant have entered into a Standard Industrial Real Estate Lease,
dated             , 20         (the “Lease”), in which Landlord leased to Tenant and Tenant leased from Landlord
certain described premises located at                      (the “Property”). 

2. Consistent with Sections 2.01 and 2.02 of the Lease, Landlord and Tenant hereby confirm the Lease Commencement Date and the Lease
Expiration Date of the initial Lease Term (as defined in the Lease), and amend Section 1.05 of the Lease to conform to such dates. The pertinent dates are as follows: 

a.
                    , 20         is the Lease Commencement Date; and 

b.
                    , 20         is the Lease Expiration Date. 

3. Tenant confirms that: 

a. It has accepted possession of the Property as provided in the Lease; 

b. The Lease has not been modified, altered, or amended, except as provided in this Confirmation and as follows:
                    ; and 

c. The Lease is in full force and effect. 

4. The provisions of this Confirmation shall inure to the benefit, or bind, as the case may require, Landlord, Tenant, and their respective
permitted successors and assigns. 
 DATED as of the date first written above. 

 

													
	LANDLORD:	 	TENANT:	 	
			
	 	 		 	 

													
	a	 	 	 		 		 	a	 	 	 	

													
							
	By:	 	 	 	 	 		 	By:	 	 	 	 
	Its:	 	 	 		 	Its:	 	 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 C-1 

 EXHIBIT D 

MASTER LEASE 

(Attached or previously delivered to Tenant) 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7050 Lindell Road

Las Vegas, Nevada
 Switch,
Ltd.

 D-1

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