Document:

<PAGE>

                                                                     Exhibit 4.6

REGISTERED                                                            REGISTERED

                   Illinois Commerce Commission ID Number 5994

     THIS NOTE IS A GLOBAL NOTE REGISTERED IN THE NAME OF THE DEPOSITARY
(REFERRED TO HEREIN) OR A NOMINEE THEREOF AND, UNLESS AND UNTIL IT IS EXCHANGED
IN WHOLE FOR THE INDIVIDUAL NOTES REPRESENTED HEREBY AS PROVIDED IN THE
INDENTURE REFERRED TO BELOW, THIS NOTE MAY NOT BE TRANSFERRED EXCEPT AS A WHOLE
BY THE DEPOSITARY TO A NOMINEE OF THE DEPOSITARY OR BY A NOMINEE OF THE
DEPOSITARY TO THE DEPOSITARY OR ANOTHER NOMINEE OF THE DEPOSITARY OR BY THE
DEPOSITARY OR ANY SUCH NOMINEE TO A SUCCESSOR DEPOSITARY OR A NOMINEE OF SUCH
SUCCESSOR DEPOSITARY. UNLESS THIS NOTE IS PRESENTED BY AN AUTHORIZED
REPRESENTATIVE OF THE DEPOSITORY TRUST COMPANY (55 WATER STREET, NEW YORK, NEW
YORK), TO THE TRUSTEE FOR REGISTRATION OF TRANSFER, EXCHANGE OR PAYMENT, AND ANY
CERTIFICATE ISSUED IS REGISTERED IN THE NAME OF CEDE & CO. OR SUCH OTHER NAME AS
REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF THE DEPOSITORY TRUST COMPANY AND
ANY PAYMENT IS MADE TO CEDE & CO., ANY TRANSFER, PLEDGE OR OTHER USE HEREOF FOR
VALUE OR OTHERWISE BY OR TO ANY PERSON IS WRONGFUL SINCE THE REGISTERED OWNER
HEREOF, CEDE & CO., HAS AN INTEREST HEREIN.

                     CENTRAL ILLINOIS PUBLIC SERVICE COMPANY
                          SENIOR NOTE, 6.125% DUE 2028

CUSIP: 153663BJ7                        NUMBER: 1

ORIGINAL ISSUE DATE: December 22, 1998  PRINCIPAL AMOUNT: $60,000,000

INTEREST RATE: 6.125%                   MATURITY DATE: December 15, 2028

     CENTRAL ILLINOIS PUBLIC SERVICE COMPANY, a corporation of the State of
Illinois (the "COMPANY"), for value received hereby promises to pay to CEDE &
CO. or registered assigns, the principal sum of SIXTY MILLION DOLLARS
($60,000,000) on the Maturity Date set forth above, and to pay interest thereon
from December 22, 1998 or from the most recent Interest Payment Date to which
interest has been paid or duly provided for, semi-annually in arrears on the
June 15 and December 15 in each year, commencing June 15, 1999, at the per annum
Interest Rate set forth above, until the principal hereof is paid or made
available for payment. No interest shall accrue on the Maturity Date, so long as
the principal amount of this Note is paid on the Maturity Date. The interest so
payable and punctually paid or duly provided for on any such Interest Payment
Date (except for interest payable on the Maturity Date set forth above or, if
applicable, upon redemption or acceleration) will, as provided in the

<PAGE>

Indenture (as defined below), be paid to the Person in whose name this Note is
registered at the close of business on the Regular Record Date for such
interest, which shall be the May 31 or November 30, as the case may be, next
preceding such Interest Payment Date; provided that the first Interest Payment
Date for any part of this Note, the Original Issue Date of which is after a
Regular Record Date but prior to the applicable Interest Payment Date, shall be
the Interest Payment Date following the next succeeding Regular Record Date; and
provided that interest payable on the Maturity Date set forth above or, if
applicable, upon redemption or acceleration, shall be payable to the Person to
whom principal shall be payable. Except as otherwise provided in the Indenture,
any such interest not so punctually paid or duly provided for shall forthwith
cease to be payable to the Holder on such Regular Record Date and shall be paid
to the Person in whose name this Note is registered at the close of business on
a Special Record Date for the payment of such defaulted interest to be fixed by
the Trustee, notice whereof shall be given to Noteholders not more than fifteen
days or fewer than ten days prior to such Special Record Date. Payment of the
principal of and interest and premium on this Note shall be payable pursuant to
Section 2.12(a) of the Indenture.

     This Note is a Global Note in respect of a duly authorized issue of Senior
Notes, 6.125% Due 2028 (the "NOTES OF THIS SERIES", which term includes any
Global Notes representing such Notes) of the Company issued and to be issued
under an Indenture dated as of December 1, 1998, between the Company and The
Bank of New York, as trustee (the "TRUSTEE", which term includes any successor
Trustee under the Indenture) and indentures supplemental thereto (collectively,
the "INDENTURE"). Under the Indenture, one or more series of notes may be issued
and, as used herein, the term "Notes" refers to the Notes of this Series and any
other outstanding series of Notes. Reference is hereby made to the Indenture for
a more complete statement of the respective rights, limitations of rights,
duties and immunities thereunder of the Company, the Trustee and the Noteholders
and of the terms upon which the Notes are and are to be authenticated and
delivered. This Note has been issued in respect of the series designated on the
first page hereof, limited in aggregate principal amount to $60,000,000.

     Prior to the Release Date (as hereinafter defined), the Notes will be
secured by first mortgage bonds (the "SENIOR NOTE FIRST MORTGAGE BONDS")
delivered by the Company to the Trustee for the benefit of the Holders of the
Notes, issued under the Indenture of Mortgage or Deed of Trust, dated October 1,
1941, from the Company to U.S. Bank Trust National Association, as successor
trustee (the "MORTGAGE TRUSTEE"), and F. Sgaraglino, as successor co-trustee, as
supplemented and modified (collectively, the "FIRST MORTGAGE"). Reference is
made to the First Mortgage and the Indenture for a description of the rights of
the Trustee as holder of the Senior Note First Mortgage Bonds, the property
mortgaged and pledged, the nature and extent of the security and the rights of
the holders of first mortgage bonds, under the First Mortgage and the rights of
the Company and of the Mortgage Trustee in respect thereof, the duties and
immunities of the Mortgage Trustee and the terms and conditions upon which the
Senior Note First Mortgage Bonds are secured and the circumstances under which
additional first mortgage bonds may be issued.

     From and after such time as all first mortgage bonds (other than Senior
Note First Mortgage Bonds) issued under the First Mortgage have been retired
through payment, redemption or otherwise at, before or after the maturity
thereof (the "Release Date"), the Senior Note First Mortgage Bonds shall cease
to secure the Notes in any manner. In certain

                                       2
<PAGE>

circumstances prior to the Release Date as provided in the Indenture, the
Company is permitted to reduce the aggregate principal amount of a series of
Senior Note First Mortgage Bonds held by the Trustee, but in no event prior to
the Release Date to an amount less than the aggregate outstanding principal
amount of the series of Notes initially issued contemporaneously with such
Senior Note First Mortgage Bonds.

     Each Note of this Series shall be dated and issued as of the date of its
authentication by the Trustee and shall bear an Original Issue Date. Each Note
issued upon transfer, exchange or substitution of such Note shall bear the
Original Issue Date of such transferred, exchanged or substituted Note, as the
case may be.

     Each Note of this Series will be redeemable, in whole or in part, at the
option of the Company at any time at a redemption price equal to the greater of
(i) 100% of the principal amount thereof and (ii) the sum of the present values
of the remaining scheduled payments of principal and interest that the Company
has not yet made on the Note (not including any portion of such payments of
interest accrued as of the date of redemption) discounted to the redemption date
on a semi-annual basis (assuming a 360-day year consisting of twelve 30-day
months) at the Adjusted Redemption Treasury Rate (as defined below) plus 15
basis points, plus accrued interest thereon to the date of redemption. The
Company must provide the holders of each Note of this Series to be redeemed with
a notice of redemption at least 30 and not more than 60 days before the
redemption date.

     "Adjusted Redemption Treasury Rate" means, with respect to any redemption
date, the annual rate equal to the semi-annual equivalent yield to maturity or
interpolated (on a 30/360 day count basis) yield to maturity of the Comparable
Redemption Treasury Issue, assuming a price for the Comparable Redemption
Treasury Issue (expressed as a percentage of its principal amount) equal to the
Comparable Redemption Treasury Price for such redemption date.

     "Comparable Redemption Treasury Issue" means, with respect to each Note to
be redeemed, the United States Treasury security selected by the Quotation Agent
as having a maturity comparable to the remaining term of such Note to be
redeemed that would be utilized at the time of selection and in accordance with
customary financial practice in pricing new issues of corporate debt securities
of comparable maturity to the remaining term of such Note.

     "Comparable Redemption Treasury Price" means, with respect to any
redemption date, (i) the average of the Redemption Reference Treasury Dealer
Quotations for such redemption date, after excluding the highest and lowest such
Redemption Reference Treasury Dealer Quotations (unless there is more than one
highest or lowest quotation, in which case only one such highest and/or lowest
quotation shall be excluded), or (ii) if the Quotation Agent obtains fewer than
four such Redemption Reference Treasury Dealer Quotations, the average of all
such Redemption Reference Treasury Dealer Quotations.

     "Quotation Agent" means one of the Redemption Reference Treasury Dealers
appointed as such agent by the Company.

     "Redemption Reference Treasury Dealer" means Lehman Brothers Inc. and four
other primary U.S. Government securities dealers in New York City selected by
the Company.

                                       3
<PAGE>

     "Redemption Reference Treasury Dealer Quotations" means, with respect to
each Redemption Reference Treasury Dealer and any redemption date, the offer
price for the Comparable Redemption Treasury Issue (expressed in each case as a
percentage of its principal amount) for settlement on the redemption date quoted
in writing to the Quotation Agent by such Redemption Reference Treasury Dealer
at 5:00 p.m., New York City time, on the third business day preceding such
redemption date.

     Interest payments for this Note shall be computed and paid on the basis of
a 360-day year of twelve 30-day months (and for any partial periods shall be
calculated on the basis of the number of days elapsed in a 360-day year of
twelve 30-day months). If any Interest Payment Date or date on which the
principal of this Note is required to be paid is not a Business Day, then
payment of principal, premium or interest need not be made on such date but may
be made on the next succeeding Business Day with the same force and effect as if
made on such Interest Payment Date or date on which the principal of this Note
is required to be paid and, in the case of timely payment thereof, no interest
shall accrue for the period from and after such Interest Payment Date or the
date on which the principal of this Note is required to be paid.

     The Company, at its option, and subject to the terms and conditions
provided in the Indenture, will be discharged from any and all obligations in
respect of the Notes (except for certain obligations including obligations to
register the transfer or exchange of Notes, replace stolen, lost or mutilated
Notes, maintain paying agencies and hold monies for payment in trust, all as set
forth in the Indenture) if the Company deposits with the Trustee money, U.S.
Government Obligations which through the payment of interest thereon and
principal thereof in accordance with their terms will provide money, or a
combination of money and U.S. Government Obligations, in any event in an amount
sufficient, without reinvestment, to pay all the principal of and any premium
and interest on the Notes on the dates such payments are due in accordance with
the terms of the Notes.

     If an Event of Default shall occur and be continuing, the principal of and
interest on the Notes may be declared due and payable in the manner and with the
effect provided in the Indenture and, upon such declaration, the Trustee shall
demand the redemption of the Senior Note First Mortgage Bonds to the extent
provided in the Indenture.

     The Indenture permits, with certain exceptions as therein provided, the
amendment thereof and the modifications of the rights and obligations of the
Company and the rights of the Noteholders under the Indenture at any time by the
Company and the Trustee with the consent of the Holders of not less than a
majority in principal amount of the outstanding Notes. Any such consent or
waiver by the Holder of this Note shall be conclusive and binding upon such
Holder and upon all future Holders of this Note and of any Note issued upon the
registration of transfer hereof or in exchange therefor or in lieu thereof
whether or not notation of such consent or waiver is made upon this Note.

     As set forth in and subject to the provisions of the Indenture, no Holder
of any Notes will have any right to institute any proceeding with respect to the
Indenture or for any remedy thereunder unless such Holder shall have previously
given to the Trustee written notice of a continuing Event of Default with
respect to such Notes, the Holders of not less than a majority in principal
amount of the outstanding Notes affected by such Event of Default shall have
made

                                       4
<PAGE>

written request and offered reasonable indemnity to the Trustee to institute
such proceeding as Trustee and the Trustee shall have failed to institute such
proceeding within 60 days; provided that such limitations do not apply to a suit
instituted by the Holder hereof for the enforcement of payment of the principal
of and any premium or interest on this Note on or after the respective due dates
expressed here.

     No reference herein to the Indenture and to provisions of this Note or of
the Indenture shall alter or impair the obligation of the Company, which is
absolute and unconditional, to pay the principal of and any premium and interest
on this Note at the times, places and rates and the coin or currency prescribed
in the Indenture.

     As provided in the Indenture and subject to certain limitations therein set
forth, this Note may be transferred only as permitted by the legend hereto and
the provisions of the Indenture.

     The Indenture and the Notes shall be governed by, and construed in
accordance with, the laws of the State of New York without regard to conflicts
of law principles thereof.

     Unless the certificate of authentication hereon has been executed by the
Trustee, directly or through an Authenticating Agent by manual signature of an
authorized officer, this Note shall not be entitled to any benefit under the
Indenture or be valid or obligatory for any purpose.

     All terms used in this Note which are defined in the Indenture shall have
the meanings assigned to them in the Indenture unless otherwise indicated
herein.

                                       5
<PAGE>

     IN WITNESS WHEREOF, the Company has caused this instrument to be duly
executed.

                                        CENTRAL ILLINOIS PUBLIC SERVICE
                                        COMPANY

                                        By: /s/ J. T. Birkett
                                           -------------------------------------
                                                  J. T. Birkett

                                        Title: Vice President
                                              ----------------------------------

                                        Attest: /s/ J. A. Tisckos
                                               ---------------------------------
                                                  J. A. Tisckos

                                        Title: Assistant Secretary
                                              ----------------------------------

TRUSTEE'S CERTIFICATE
OF AUTHENTICATION

Dated: December 22, 1998

This Note is one of the Notes of the series herein
designated, described or provided for in the within-
mentioned Indenture.

The Bank of New York, AS TRUSTEE

By: /s/ Robert J. [Illegible]
   -------------------------------
          AUTHORIZED SIGNATORY

                                        6
<PAGE>

                                  ABBREVIATIONS

     The following abbreviations, when used in the inscription on the face of
this instrument, shall be construed as though they were written out in full
according to applicable laws or regulations:

TEN COM -- as tenants in common              UNIF GIFT
                                             MIN ACT - _____ Custodian ______
                                                       (Cust)          (Minor)
TEN ENT -- as tenants by the
entireties                                      Under Uniform Gifts to Minors

JT TEN -- as joint tenants with right
of survivorship and not as tenants in
common                                       ______________________________
                                                       State

                    Additional abbreviations may also be used
                          though not in the above list.

                                   ----------

               FOR VALUE RECEIVED the undersigned hereby sell(s),
                         assign(s) and transfer(s) unto

PLEASE INSERT SOCIAL SECURITY OR OTHER
IDENTIFYING NUMBER OF ASSIGNEE

--------------------------------------------------------------------------------

--------------------------------------------------------------------------------

--------------------------------------------------------------------------------
                   Please print or typewrite name and address
                      including postal zip code of assignee

---------------------------------------
the within note and all rights thereunder,
hereby irrevocably constituting and appointing
attorney to transfer said note on the
books of the Company, with full power of
substitution in the premises.

Dated:
      ----------------------------

                                        ----------------------------------------
                                        NOTICE: The signature to this assignment
                                        must correspond with the name as written
                                        upon the face of the within instrument
                                        in every particular, without alteration
                                        or enlargement or any change whatever.
                                        Signature(s) must be guaranteed by a
                                        financial institution that is a member
                                        of the Securities Transfer Agents
                                        Medallion Program ("STAMP"), the Stock
                                        Exchange Medallion Program ("SEMP") or
                                        the New York Stock Exchange, Inc.
                                        Medallion Signature Program("MSP").

                                       7Prepared by MERRILL CORPORATION

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Exhibit 10.17  

    LEASE  

dated July 30, 1999  

 by and between  

MARTIN CBP ASSOCIATES, L.P.,
  a Delaware limited partnership  

 as Landlord  

 and  

MPATH INTERACTIVE, INC.
  a Delaware corporation  

 as Tenant  

 AFFECTING PREMISES COMMONLY KNOWN AS  

 685 Clyde Avenue, Mountain View, California

Cypress Business Park  

 
  
 

    TABLE OF CONTENTS    
  

	SUMMARY OF BASIC LEASE TERMS	 	ii
	1. Definitions	 	1
	 	1.1. General	 	1
	 	1.2 Additional Rent	 	1
	 	1.3 Address for Notices	 	1
	 	1.4 Agents	 	1
	 	1.5 Agreed Interest Rate	 	1
	 	1.6 Base Monthly Rent	 	1
	 	1.7 Building	 	1
	 	1.8 Commencement Date	 	1
	 	1.9 Common Area	 	1
	 	1.10 Common Operating Expenses	 	1
	 	1.11 CPI	 	1
	 	1.12 Effective Date	 	1
	 	1.13 Event of Tenant's Default	 	1
	 	1.14 Hazardous Materials	 	1
	 	1.15 Insured and Uninsured Peril	 	1
	 	1.16 Law	 	2
	 	1.17 Lease	 	2
	 	1.18 Lease Term	 	2
	 	1.19 Lender	 	2
	 	1.20 Permitted Use	 	2
	 	1.21 Premises	 	2
	 	1.22 Project	 	2
	 	1.23 Private Restrictions	 	2
	 	1.24 Real Property Taxes	 	2
	 	1.25 Scheduled Commencement Date	 	2
	 	1.26 Security Instrument	 	2
	 	1.27 Summary	 	2
	 	1.28 Tenant's Alterations	 	2
	 	1.29 Tenant's Share	 	2
	 	1.30 Trade Fixtures	 	2
	2. Demise, Construction, and Acceptance	 	3
	 	2.1 Demise of Premises	 	3
	 	2.2 Commencement Date	 	3
	 	2.3 Construction of Improvements	 	3
	 	2.4 Delivery and Acceptance of Possession	 	3
	 	2.5 Early Occupancy	 	4
	3. Rent	 	4
	 	3.1 Base Monthly Rent	 	4
	 	3.2 Adjustment to Base Monthly Rent INTENTIONALLY DELETED	 	4
	 	3.3 Additional Rent	 	4
	 	3.4 Payment of Rent	 	4
	 	3.5 Late Charge and Interest on Rent in Default	 	4
	 	3.6 Security Deposit	 	5
	4. Use of Premises	 	5
	 	4.1 Limitation on Use	 	5
	 	4.2 Compliance with Regulations	 	6
	 	4.3 Outside Areas	 	6

i

 

	 	4.4 Signs	 	6
	 	4.5 Parking	 	6
	 	4.6 Rules and Regulations	 	7
	5. Trade Fixtures and Alterations	 	7
	 	5.1 Trade Fixtures	 	7
	 	5.2 Tenant's Alterations	 	7
	 	5.3 Alterations Required by Law	 	8
	 	5.4 Amortization of Certain Capital Improvements	 	8
	 	5.5 Mechanic's Liens	 	8
	 	5.6 Taxes on Tenant's Property	 	9
	6. Repair and Maintenance	 	9
	 	6.1 Tenant's Obligation to Maintain	 	9
	 	6.2 Landlord's Obligation to Maintain	 	10
	 	6.3 Control of Common Area	 	10
	7. Waste Disposal and Utilities	 	11
	 	7.1 Waste Disposal	 	11
	 	7.2 Hazardous Materials	 	11
	 	7.3 Utilities	 	12
	 	7.4 Compliance with Governmental Regulations	 	12
	8. Common Operating Expenses	 	13
	 	8.1 Tenant's Obligation to Reimburse	 	13
	 	8.2 Common Operating Expenses Defined	 	13
	 	8.3 Real Property Taxes Defined	 	15
	9. Insurance	 	15
	 	9.1 Tenant's Insurance	 	15
	 	9.3 Tenant's Obligation to Reimburse	 	17
	 	9.4 Release and Waiver of Subrogation	 	17
	10. Limitation on Landlord's Liability and Indemnity	 	17
	 	10.1 Limitation on Landlord's Liability	 	17
	 	10.2 Limitation on Tenant's Recourse	 	17
	 	10.3 Indemnification of Landlord	 	17
	11. Damage to Premises	 	18
	 	11.1 Landlord's Duty to Restore	 	18
	 	11.2 Landlord's Right to Terminate	 	18
	 	11.3 Tenant's Right to Terminate	 	19
	 	11.4 Abatement of Rent	 	19
	12. Condemnation	 	19
	 	12.1 Landlord's Termination Right	 	19
	 	12.2 Tenant's Termination Right	 	19
	 	12.3 Restoration and Abatement of Rent	 	20
	 	12.4 Temporary Taking	 	20
	 	12.5 Division of Condemnation Award	 	20
	13. Default and Remedies	 	20
	 	13.1 Events of Tenant's Default	 	20
	 	13.2 Landlord's Remedies	 	21
	 	13.3 Waiver	 	23
	 	13.4 Limitation On Exercise of Rights	 	23
	 	13.5 Waiver by Tenant of Certain Remedies	 	23
	14. Assignment and Subletting	 	23
	 	14.1 Transfer by Tenant	 	23
	 	14.2 Transfer By Landlord	 	26

ii

 

	15. General Provisions	 	26
	 	15.1 Landlord's Right to Enter	 	26
	 	15.2 Surrender of the Premises	 	27
	 	15.3 Holding Over	 	27
	 	15.4 Subordination	 	27
	 	15.5 Mortgagee Protection and Attornment	 	28
	 	15.6 Estoppel Certificates and Financial Statements	 	28
	 	15.7 Reasonable Consent	 	28
	 	15.8 Notices	 	28
	 	15.9 Attorneys' Fees	 	28
	 	15.10 Corporate Authority	 	28
	 	15.11 Miscellaneous	 	29
	 	15.12 Termination by Exercise of Right	 	29
	 	15.13 Brokerage Commissions	 	29
	 	15.14 Force Majeure	 	30
	 	15.15 Entire Agreement	 	30

iii

  

 
 

SUMMARY OF BASIC LEASE TERMS    
  

	SECTION

(LEASE REFERENCE)
	 	TERMS

	A.

(Introduction)	 	Lease Reference Date: July      , 1999
	

B.

(Introduction)	
 	
Landlord: Martin CBP Associates, L.P., a Delaware limited partnership
	

C.

(Introduction)	
 	
Tenant: Mpath Interactive, Inc., a Delaware corporation
	

D.

(¶1.21)	
 	
Premises: That area consisting of approximately 28,800 square feet of gross leasable area the address of which is 685 Clyde Avenue, and which is shown on Exhibit
A.
	

E.

(¶1.22)	
 	
Project: The land and improvements shown on Exhibit A consisting of four (4) buildings the aggregate gross leasable area of which is
approximately 117,918 square feet.
	

F.

(¶1.7)	
 	
Building: The building in which the Premises are located containing approximately 28,800 square feet of gross leasable area.
	

G.

(¶1.29)	
 	
Tenant's Share: 24.4%
	

H.

(¶4.5)	
 	
Tenant's Allocated Parking Stalls: 115 stalls.
	

I.

(¶1.25)	
 	
Scheduled Commencement Date: September 15, 1999
	

J.

(¶1.18)	
 	
Lease Term: Sixty-seven (67) calendar months (plus the partial month following the Commencement Date if such date is not the first day of a month.)
	

K.

(¶3.1)	
 	

Base Monthly Rent—

	 
	 	Time Period
	 	Monthly Rent
	 	 

	 	 	Months 01 - 05	 	$30,528.00	 	 
	 	 	Months 06 - 17	 	$51,840.00	 	 
	 	 	Months 18 - 29	 	$53,280.00	 	 
	 	 	Months 30 - 41	 	$54,720.00	 	 
	 	 	Months 42 - 53	 	$56,160.00	 	 
	 	 	Months 54 - 65	 	$57,600.00	 	 
	 	 	Months 66 - 67	 	$59,040.00	 	 

	

L.

(¶3.3)	
 	
Prepaid Rent: $30,528.00
	

M.

(¶3.5)	
 	
Security Deposit: $104,000.00
	

N.

(¶4.1)	
 	
Permitted Use: General office, research and development, light manufacturing, assembly and/or any reasonably comparable or legally-related activity.
	
	
 	

 

iv

 

	

O.

(¶5.2)	
 	
Permitted Tenant's Alterations Limit: $25,000
	

P.

(¶9.1)	
 	
Tenant's Liability Insurance Minimum: $3,000,000

	Q.

(¶1.3)	 	Landlord's Address:	 	Martin CBP Associates, L.P.

c/o The Martin Group

100 Bush Street, 26th Floor

San Francisco, CA 94104

Facsimile: (415) 772-5911

Attn: Lynn Tolin
	

R.

(¶1.3)	
 	
Tenant's Address:	
 	

Mpath Interactive, Inc.

665 Clyde Avenue

Mountain View, CA 94043

Facsimile: (650) 429-1954

Attn: Joyce Keshmiry

	S.

(¶15.13)	 	Retained Real Estate Brokers:

Landlord:

Tenant:	 	

Cornish & Carey

5201 Great America Parkway

Suite 120

Santa Clara, California 95054

Colliers Parrish International, Inc.

1960 The Alameda, Suite 100

San Jose, California 95126

	T.

(¶1.17)	 	Lease: This Lease includes the summary of the Basic Lease Terms, the Lease and the following: Exhibit A (site plan of the Project containing
description of the Premises), Exhibit B (Tenant Improvement Work); Exhibit C (INTENTIONALLY DELETED); Exhibit D (Commencement Memorandum), Exhibit E (description of Private Restrictions), Exhibit F (Sign Criteria); Exhibit
G (INTENTIONALLY DELETED); Exhibit H (Hazardous Materials Questionnaire);

    The
foregoing Summary is hereby incorporated into and made a part of this Lease. Each reference in this Lease to any term of the Summary shall mean the respective information set
forth above and shall be construed to incorporate all of the terms provided under the particular paragraph pertaining to such information. In the event of any conflict between the Summary and the
Lease, the Summary shall control. 

v

  

 
 

LEASE    
  

    THIS LEASE is dated as of the lease reference date specified in Section A of the Summary and is made by
and between the party identified as Landlord in Section B of the Summary and the party identified as Tenant in  Section C of the Summary.

    1.  Definitions.  

    1.1.  General.  Any initially capitalized term that is given a special meaning by this Article 1,
the Summary, or by any other provision of this Lease (including the exhibits attached hereto) shall have such meaning when used in this Lease or any addendum or amendment hereto unless otherwise
clearly indicated by the context. 

    1.2  Additional Rent.  The term "Additional Rent" is defined in ¶3.3. 

    1.3  Address for Notices.  The term "Address for Notices" shall mean the addresses set forth in  Sections Q and R of the Summary. 

    1.4  Agents.  The term "Agents" shall mean the following: (i) with respect to Landlord or Tenant,
the agents, employees, contractors, and invitees of such party; and (ii) in addition with respect to Tenant, Tenant's subtenants and their respective agents, employees, contractors, and
invitees. 

    1.5  Agreed Interest Rate.  The term "Agreed Interest Rate" shall mean that interest rate determined as
of the time it is to be applied that is equal to the lesser of (i) 5% in excess of the reference rate (or prime rate) of the Bank of America, N.T. & S.A. as it may be adjusted from time
to time, or (ii) the maximum interest rate permitted by Law. 

    1.6  Base Monthly Rent.  The term "Base Monthly Rent" shall mean the fixed monthly rent payable by Tenant
pursuant to ¶3.1 which is specified in Section K of the Summary. 

    1.7  Building.  The term "Building" shall mean the building in which the Premises are located which
Building is identified in Section F of the Summary, the gross leasable area of which is referred to herein as the "Building Gross Leasable Area." 

    1.8  Commencement Date.  The term "Commencement Date" is the date the Lease Term commences, which term is
defined in ¶2.2. 

    1.9  Common Area.  The term "Common Area" shall mean all areas and facilities within the Project that are
not designated by Landlord for the exclusive use of Tenant or any other lessee or other occupant of the Project, including the parking areas, access and perimeter roads, pedestrian sidewalks,
landscaped areas, trash enclosures, recreation areas and the like. 

    1.10  Common Operating Expenses.  The term "Common Operating Expenses" is defined in ¶8.2. 

    1.11  CPI.  INTENTIONALLY DELETED

    1.12  Effective Date.  The term "Effective Date" shall mean the date the last signatory to this Lease
whose execution is required to make it binding on the parties hereto shall have executed this Lease. 

    1.13  Event of Tenant's Default.  The term "Event of Tenant's Default" is defined in ¶13.1. 

    1.14  Hazardous Materials.  The terms "Hazardous Materials" and "Hazardous Materials Laws" are defined in
¶7.2F. 

    1.15  Insured and Uninsured Peril.  The terms "Insured Peril" and "Uninsured Peril" are defined in
¶11.2E. 

1

 

    1.16  Law.  The term "Law" shall mean any judicial decision, statute, constitution, ordinance,
resolution, regulation, rule, administrative order, or other requirement of any municipal, county, state, federal or other government agency or authority having jurisdiction over the parties to this
Lease or the Premises, or both, in effect either at the Effective Date or any time during the Lease Term. 

    1.17  Lease.  The term "Lease" shall mean the Summary and all elements of this Lease identified in  Section T of the Summary, all of which are
attached hereto and incorporated herein by this reference. 

    1.18  Lease Term.  The term "Lease Term" shall mean the term of this Lease which shall commence on the
Commencement Date and continue for the period specified in Section J of the Summary. 

    1.19  Lender.  The term "Lender" shall mean any beneficiary, mortgagee, secured party, lessor, or other
holder of any Security Instrument. 

    1.20  Permitted Use.  The term "Permitted Use" shall mean the use specified in  Section N of the Summary. 

    1.21  Premises.  The term "Premises" shall mean that building area described in  Section D of the Summary that is within the Building. 

    1.22  Project.  The term "Project" shall mean that real property and the improvements thereon which are
specified in Section E of the Summary, the aggregate gross leasable area of which is referred to herein as the "Project Gross Leasable Area." 

    1.23  Private Restrictions.  The term "Private Restrictions" shall mean all recorded covenants,
conditions and restrictions, private agreements, reciprocal easement agreements, and any other recorded instruments affecting the use of the Premises which (i) exist as of the Effective Date,
or (ii) are recorded after the Effective Date and are approved by Tenant. 

    1.24  Real Property Taxes.  The term "Real Property Taxes" is defined in ¶8.3. 

    1.25  Scheduled Commencement Date.  The term "Scheduled Commencement Date" shall mean the date specified
in Section I of the Summary. 

    1.26  Security Instrument.  The term "Security Instrument" shall mean any underlying lease, mortgage or
deed of trust which now or hereafter affects the Project, and any renewal, modification, consolidation, replacement or extension thereof. 

    1.27  Summary.  The term "Summary" shall mean the Summary of Basic Lease Terms executed by Landlord and
Tenant that is part of this Lease. 

    1.28  Tenant's Alterations.  The term "Tenant's Alterations" shall mean all improvements, additions,
alterations, and fixtures installed in the Premises by Tenant at its expense which are not Trade Fixtures. 

    1.29  Tenant's Share.  The term "Tenant's Share" shall mean the percentage obtained by dividing Tenant's
Gross Leasable Area by the Project Gross Leasable Area, which as of the Effective Date is the percentage identified in Section G of the Summary. 

    1.30  Trade Fixtures.  The term "Trade Fixtures" shall mean (i) Tenant's inventory, furniture,
signs, and business equipment, and (ii) anything affixed to the Premises by Tenant at its expense for purposes of trade, manufacture, ornament or domestic use (except replacement of similar
work or material originally installed by Landlord) which can be removed without material injury to the Premises unless such thing has, by the manner in which it is affixed, become an integral part of
the Premises. 

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    2.  Demise, Construction, and Acceptance.  

    2.1  Demise of Premises.  Landlord hereby leases to Tenant, and Tenant leases from Landlord, for the
Lease Term upon the terms and conditions of this Lease, the Premises for Tenant's own use in the conduct of Tenant's business together with (i) the non-exclusive right to use the
number of Tenant's Allocated Parking Stalls within the Common Area (subject to the limitations set forth in ¶4.5), and (ii) the non-exclusive right to use the Common
Area for ingress to and egress from the Premises. Landlord reserves the use of the exterior walls, the roof and the area beneath and above the Premises,
together with the right to install, maintain, use, and replace ducts, wires, conduits and pipes leading through the Premises in locations which will not materially interfere with Tenant's use of the
Premises. 

    2.2  Commencement Date.  The Scheduled Commencement Date shall be only an estimate of the actual
Commencement Date, and the term of this Lease shall begin on the date which is forty-five (45) days after Landlord offers to deliver possession of the Premises to Tenant following
substantial completion of all improvements to be constructed by Landlord pursuant to ¶2.3, which shall be the "Commencement Date." Notwithstanding the foregoing, if the date described
above is delayed as a result of any Tenant Delay, defined below, then the Commencement Date shall be deemed to be the date on which the Commencement Date would have occurred but for such Tenant Delay,
as reasonably determined by Landlord. The term "Tenant Delay" shall mean any delay in the completion of construction of improvements by Landlord pursuant to ¶2.3 caused by any action or
omission of Tenant, or Tenant's Agents. 

    2.3  Construction of Improvements.  Prior to the Commencement Date, the utility systems, loading doors,
locks, hardware, and plumbing, electrical (including light bulbs) and mechanical systems shall be in good working order and condition and Landlord shall have removed from the Premises the production
line equipment used by the former tenant of the Premises. At any time during the first ninety (90) days of the Lease Term, Landlord shall repair any defective or malfunctioning components of
the HVAC system (defined below), including the replacement, if necessary, of filters and belts, or of the plumbing system or electrical system (including lights) provided that Landlord receives
written notice from Tenant describing the failure or malfunction withing such ninety-day period. Notwithstanding the foregoing repair obligation, Landlord shall not be obligated to repair
any defect or malfunction of the HVAC, plumbing or electrical system to the extent caused by Tenant's Alterations thereof (including the initial Tenant Improvements as defined in  Exhibit B).

    2.4  Delivery and Acceptance of Possession.  If this Lease provides that Landlord must deliver possession
of the Premises to Tenant on a certain date, then if Landlord is unable to deliver possession of the Premises to Tenant on or before such date for any reason whatsoever, this Lease shall not be void
or voidable for a period of 60 days thereafter, and Landlord shall not be liable to Tenant for any loss or damage resulting therefrom. Tenant acknowledges that it has had an opportunity to
conduct, and has conducted, such inspections of the Premises as it deems necessary to evaluate its condition. Tenant shall accept possession and enter into good faith occupancy of the entire Premises
and commence the operation of its business therein within 30 days after the Commencement Date. Except as otherwise specifically provided herein, Tenant agrees to accept possession of the
Premises in its then existing condition, "as- is", including all patent and latent defects. Landlord makes no representation that the Premises as of the date hereof and as the Commencement
Date does or will comply with the Americans with Disabilities Act of 1990 (42 U.S.C. Sections 12101 - 12213), or any regulations promulgated thereunder (the "ADA"). With
respect to the Common Areas, Landlord shall be responsible for performing any work required to the Common Areas to comply with the requirements of the ADA provided that such work is not required as a
result of Tenant's Alterations, including the initial Tenant Improvements, and Landlord shall be responsible for performing any work required to the entrance ramps to the 

3

 

Premises to comply with the requirements of the ADA provided that such work is not required as a result of Tenant's changes to the entrances of the Premises or any other Tenant's Alterations,
including the initial Tenant Improvements. Tenant's taking possession of any part of the Premises shall be deemed to be an acceptance by Tenant of any work of improvement done by Landlord in such part
as complete and in accordance with the terms of this Lease except for defects of which Tenant has given Landlord written notice prior to the time Tenant takes possession. At the time Landlord delivers
possession of the Premises to Tenant, Landlord and Tenant shall together execute a commencement memorandum in the form attached as Exhibit D,
appropriately completed. Landlord shall have no obligation to deliver possession, nor shall Tenant be entitled to take occupancy, of the Premises until such commencement memorandum has been executed,
and Tenant's obligation to pay Base Monthly Rent and Additional Rent shall not be excused or delayed because of Tenant's failure to execute such commencement memorandum. 

    2.5  Early Occupancy.  Tenant may enter or permit its contractors to enter the Premises prior to the
Commencement Date but after July 30, 1999 upon all of the terms of this Lease (including its obligations regarding indemnity and insurance) except those regarding the obligation to pay rent,
which shall commence on the Commencement Date, in order to begin installation of Tenant's Alterations, to install Tenant's Trade Fixtures and telecommunications systems and related wiring into the
Premises, to utilize the conference rooms and private offices in the Premises, and to store furniture and files in the warehouse. 

    3.  Rent.  

    3.1  Base Monthly Rent.  Commencing on the Commencement Date and continuing throughout the Lease Term,
Tenant shall pay to Landlord the Base Monthly Rent set forth in Section K of the Summary. 

    3.2  Adjustment to Base Monthly Rent.  INTENTIONALLY DELETED 

    3.3  Additional Rent.  Commencing on the Commencement Date and continuing throughout the Lease Term,
Tenant shall pay the following as additional rent (the "Additional Rent"): (i) any late charges or interest due Landlord pursuant to ¶3.5; (ii) Tenant's Share of Common
Operating Expenses as provided in ¶8.1; (iii) Landlord's share of any Subrent received by Tenant upon certain assignments and sublettings as required by ¶14.1;
(iv) any legal fees and costs due Landlord pursuant to ¶15.9; and (v) any other charges due Landlord pursuant to this Lease. 

    3.4  Payment of Rent.  Concurrently with the execution of this Lease by both parties, Tenant shall pay to
Landlord the amount set forth in Section L of the Summary as prepayment of rent for credit against the first installment(s) of Base Monthly Rent.
All rent required to be paid in monthly installments shall be paid in advance on the first day of each calendar month during the Lease Term. If  Section K of the Summary provides that the Base
Monthly Rent is to be increased during the Lease Term and if the date of such increase does not
fall on the first day of a calendar month, such increase shall become effective on the first day of the next calendar month. All rent shall be paid in lawful money of the United States, without any
abatement, deduction or offset whatsoever (except as specifically provided in ¶11.4 and ¶12.3), and without any prior demand therefor. Rent shall be paid to Landlord at its
address set forth in Section P of the Summary, or at such other place as Landlord may designate from time to time in writing. Tenant's obligation
to pay Base Monthly Rent and Additional Rent shall be prorated at the commencement and expiration of the Lease Term. 

    3.5  Late Charge and Interest on Rent in Default.  If any Base Monthly Rent or Additional Rent is not
received by Landlord from Tenant within five (5) days after the due date for such payment, then Tenant shall immediately pay to Landlord a late charge equal to 5% of such delinquent rent as
liquidated damages for Tenant's failure to make timely payment. In no event 

4

 

shall this provision for a late charge be deemed to grant to Tenant a grace period or extension of time within which to pay any rent or prevent Landlord from exercising any right or remedy available
to Landlord upon Tenant's failure to pay any rent due under this Lease in a timely fashion, including any right to terminate this Lease pursuant to ¶13.2B. If any rent remains delinquent
for a period in excess of 30 days then, in addition to such late charge, Tenant shall pay to Landlord interest on any rent that is not paid when due at the Agreed Interest Rate following the
date such amount became due until paid. 

    3.6  Security Deposit.  On the Effective Date, Tenant shall deposit with Landlord the amount set forth in  Section M of the Summary as security for
the performance by Tenant of its obligations under this Lease, and not as prepayment of rent (the
"Security Deposit"). Landlord may from time to time apply such portion of the Security Deposit as is reasonably necessary for the following purposes: (i) to remedy any default by Tenant in the
payment of rent; (ii) to repair damage to the Premises caused by Tenant; (iii) to clean the Premises upon termination of the Lease; and (iv) for the payment of any other amounts
expended or incurred by Landlord by reason of Tenant's default, or to compensate Landlord for any loss or damage which Landlord may incur thereby, and the commissions paid by Landlord in connection
with the Lease (and in this regard Tenant hereby waives the provisions of California Civil Code Section 1950.7(c) and any similar or successor statute providing that Landlord may claim from a
security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by Tenant, or to clean the Premises). In the event the Security Deposit or any
portion thereof is so used, Tenant agrees to pay to Landlord promptly upon demand an amount in cash sufficient to restore the Security Deposit to the full original amount. Landlord shall not be deemed
a trustee of the Security Deposit, may use the Security Deposit in business, and shall not be required to segregate it from its general accounts. Tenant shall not be entitled to any interest on the
Security
Deposit. If Landlord transfers the Premises during the Lease Term, Landlord may pay the Security Deposit to any transferee of Landlord's interest in conformity with the provisions of California Civil
Code Section 1950.7 and/or any successor statute, in which event the transferring Landlord will be released from all liability for the return of the Security Deposit. 

    4.  Use of Premises.  

    4.1  Limitation on Use.  Tenant shall use the Premises solely for the Permitted Use specified in  Section N of the Summary. Tenant shall not do
anything in or about the Premises which will (i) cause structural injury to the Building, or
(ii) cause damage to any part of the Building except to the extent reasonably necessary for the installation of Tenant's Trade Fixtures and Tenant's Alterations, and then only in a manner which
has been first approved by Landlord in writing. Tenant shall not operate any equipment within the Premises which will (i) materially damage the Building or the Common Area, (ii) overload
existing electrical systems or other mechanical equipment servicing the Building, (iii) impair the efficient operation of the sprinkler system or the heating, ventilating or air conditioning
("HVAC") equipment within or servicing the Building, or (iv) damage, overload or corrode the sanitary sewer system. Tenant shall not attach, hang or suspend anything from the ceiling, roof, or
columns of the Building or set any load on the floor or walls in excess of the load limits for which such items are designated nor operate hard wheel forklifts within the Premises. Any dust, fumes, or
waste products generated by Tenant's use of the Premises shall be contained and disposed so that they do not (i) create an unreasonable fire or health hazard, (ii) damage the Premises,
or (iii) result in the violation of any Law. Except as approved by Landlord, Tenant shall not change the exterior of the Building or install any equipment or antennas on or make any
penetrations of the exterior or roof of the Building. Tenant shall not commit any waste in or about the Premises, and Tenant shall keep the Premises in a neat, clean, attractive and orderly condition,
free of any nuisances. If Landlord designates a standard window covering for use throughout the Building, Tenant shall use this standard window covering 

5

 

to cover all windows in the Premises. Tenant shall not conduct on any portion of the Premises or the Project any sale of any kind, including any public or private auction, fire sale,
going-out-of-business sale, distress sale or other liquidation sale. 

    4.2  Compliance with Regulations.  Tenant shall not use the Premises in any manner which violates any
Laws or Private Restrictions which affect the Premises. Tenant shall abide by and promptly observe and comply with all Laws and Private Restrictions. Tenant shall not use the Premises in any manner
which will cause a cancellation of any insurance policy covering Tenant's Alterations or any improvements installed by Landlord at its expense or which poses an unreasonable risk of damage or injury
to the Premises. Tenant shall not sell, or permit to be kept, used, or sold in or about the Premises any article which may be prohibited by the standard form of fire insurance policy. Tenant shall
comply with all reasonable requirements of any insurance company, insurance underwriter, or Board of Fire
Underwriters which are necessary to maintain the insurance coverage carried by either Landlord or Tenant pursuant to this Lease. 

    4.3  Outside Areas.  No materials, supplies, tanks or containers, equipment, finished products or
semi-finished products, raw materials, inoperable vehicles or articles of any nature shall be stored upon or permitted to remain outside of the Premises except in fully fenced and screened
areas outside the Building which have been designed for such purpose and have been approved in writing by Landlord for such use by Tenant. 

    4.4  Signs.  Tenant shall have the right, at its own expense, to place a sixty-six
(66) square foot Tenant identification sign on the exterior of the Building visible from Highway 101, provided that such sign is permissible under applicable Laws. Tenant shall submit to
Landlord plans and specifications for such sign depicting the color, size, location, composition, material, wording and design for Landlord's prior written approval thereof, which shall not be
unreasonably withheld, conditioned or delayed. Landlord acknowledges that the installation of such sign will require the trimming of existing landscape. Such landscaped shall be trimmed by Tenant at
its expense. Such approved signs shall strictly conform to all Laws, Private Restrictions, and Landlord's sign criteria attached as Exhibit F (in
the case of monument signs), and shall be installed at the expense of Tenant. Tenant shall maintain such signs in good condition and repair. Except as provided in this ¶4.4, Tenant shall
not place on any portion of the Premises any sign, placard, lettering in or on windows, banner, displays or other advertising or communicative material which is visible from the exterior of the
Building without the prior written approval of Landlord. 

    4.5  Parking:  Tenant is allocated and shall have the non-exclusive right to use not more
than the number of Tenant's Allocated Parking Stalls contained within the Project described in Section H of the Summary for its use and the use
of Tenant's Agents, the location of which may be designated from time to time by Landlord. Tenant shall not at any time use more parking spaces than the number so allocated to Tenant or park its
vehicles or the vehicles of others in any portion of the Project not designated by Landlord as a non-exclusive parking area. Tenant shall not have the exclusive right to use any specific
parking space. If Landlord grants to any other tenant the exclusive right to use any particular parking space(s), Tenant shall not use such spaces. Landlord reserves the right, after having given
Tenant reasonable notice, to have any vehicles owned by Tenant or Tenant's Agents utilizing parking spaces in excess of the parking spaces allowed for Tenant's use to be towed away at Tenant's cost.
All trucks and delivery vehicles shall be (i) parked at the rear of the Building, (ii) loaded and unloaded in a manner which does not interfere with the business of other occupants of
the Project, and (iii) permitted to remain on the Project only so long as is reasonably necessary to complete loading and unloading. In the event Landlord elects or is required by any Law to
limit or control parking in the Project, whether by validation of parking tickets or any other method of assessment, Tenant agrees to participate in such validation or assessment program under such
reasonable rules and regulations as are from time to time 

6

 

established by Landlord. Landlord shall have no obligation to monitor or enforce any rules regarding the use of parking stalls in the Project. 

    4.6  Rules and Regulations.  Landlord may from time to time promulgate reasonable and nondiscriminatory
rules and regulations applicable to all occupants of the Project for the care and orderly management of the Project and the safety of its tenants and invitees. Such rules and regulations shall be
binding upon Tenant upon delivery of a copy thereof to Tenant, and Tenant agrees to abide by such rules and regulations. If there is a conflict between the rules and regulations and any of the
provisions of this Lease, the provisions of this Lease shall prevail. Landlord shall not be responsible for the violation by any other tenant of the Project of any such rules and regulations, provided
Landlord has made commercially reasonable efforts to enforce such rules and regulations in the event of a known violation. 

    5.  Trade Fixtures and Alterations.  

    5.1  Trade Fixtures.  Throughout the Lease Term, Tenant may provide and install, and shall maintain in
good condition, any Trade Fixtures required in the conduct of its business in the Premises. All Trade Fixtures shall remain Tenant's property. 

    5.2  Tenant's Alterations.  Construction by Tenant of Tenant's Alterations shall be governed by the
following: 

    A.  Tenant
shall not construct any Tenant's Alterations or otherwise alter the Premises without Landlord's prior written approval, which approval shall not be
unreasonably withheld, conditioned or delayed so long as such Alterations do not affect mechanical systems of the Building or structural portions of the Building or would diminish the value of the
Building. Tenant shall be entitled, without Landlord's prior approval, to make Tenant's Alterations (i) which do not affect the structural or exterior parts or water tight character of the
Building, and (ii) the reasonably estimated cost of which, plus the original cost of any part of the Premises removed or materially altered in connection with such Tenant's Alterations,
together do not exceed the Permitted Tenant's Alterations Limit specified in Section O of the Summary per work of improvement. In the event
Landlord's approval for any Tenant's Alterations is required, then the following shall occur: (i) Tenant shall not construct the Tenant's Alterations until Landlord has approved in writing the
plans and specifications therefor, and such Tenant's Alterations shall be constructed substantially in compliance with such approved plans and specifications by a licensed contractor first approved by
Landlord and (ii) Tenant shall pay to Landlord on demand all costs and expenses actually incurred by Landlord in connection with the review of such plans and specifications. Tenant's
Alterations constructed by Tenant shall be constructed by a licensed contractor in accordance with all Laws using new materials of good quality. 

    B.  Tenant
shall not commence construction of any Tenant's Alterations until (i) all required governmental approvals and permits have been obtained;
(ii) all requirements regarding insurance imposed by this Lease have been satisfied; (iii) Tenant has given Landlord at least five days' prior written notice of its intention to commence
such construction, and (iv) if reasonably requested by Landlord, Tenant has obtained contingent liability and broad form builders' risk insurance in an amount reasonably satisfactory to
Landlord if there are any perils relating to the proposed construction not covered by insurance carried pursuant to Article 9. 

    C.  All
Tenant's Alterations shall be constructed at Tenant's sole expense and remain the property of Tenant during the Lease Term but shall not be altered or removed
from the Premises. At the expiration or sooner termination of the Lease Term, all Tenant's Alterations shall be surrendered to Landlord as part of the realty and shall then become Landlord's 

7

 

property, and Landlord shall have no obligation to reimburse Tenant for all or any portion of the value or cost thereof; provided, however, that if Landlord requires Tenant to remove any Tenant's
Alterations, Tenant shall so remove such Tenant's Alterations prior to the expiration or sooner termination of the Lease Term. Notwithstanding the foregoing, Tenant shall not be obligated to remove
any Tenant's Alterations with respect to which the following is true: (i) Tenant was required, or elected, to obtain the approval of Landlord to the installation of the Tenant's Alterations in
question; (ii) at the time Tenant requested Landlord's approval, Tenant requested of Landlord in writing that Landlord inform Tenant of whether or not Landlord would require Tenant to remove
such Tenant's Alterations at the expiration of the Lease Term; and (iii) at the time Landlord granted its approval, it did not inform Tenant that it would require Tenant to remove such Tenant's
Alterations at the expiration of the Lease Term. 

    5.3  Alterations Required by Law.  Tenant shall make any alteration, addition or change of any sort to
the Premises that is required by any Law because of (i) Tenant's use for other than a Permitted Use; (ii) Tenant's application for any permit or governmental approval; or
(iii) Tenant's construction or installation of any Tenant's Alterations or Trade Fixtures. Any other alteration, addition, or change required by Law which is not the responsibility of Tenant
pursuant to the foregoing shall be made by Landlord (subject to Landlord's right to reimbursement from Tenant specified in ¶5.4). 

    5.4  Amortization of Certain Capital Improvements.  Tenant shall pay Additional Rent in the event
Landlord reasonably elects or is required to make any of the following kinds of capital improvements to the Project and the cost thereof is not reimbursable as a Common Operating Expense:
(i) capital improvements required to be constructed in order to comply with any Law (excluding any Hazardous Materials Law) not in effect or applicable to the Project as of the Effective Date;
(ii) modification of existing or construction of additional capital improvements or building service equipment for the purpose of reducing the consumption of utility services or Common
Operating Expenses of the Project,
but only to the extent of any savings in each year; (iii) replacement of capital improvements or building service equipment existing as of the Effective Date when required because of normal
wear and tear; and (iv) restoration of any part of the Project that has been damaged by any peril to the extent the cost thereof is not covered by insurance proceeds actually recovered by
Landlord up to a maximum amount per occurrence of ten percent (10%) of the then replacement cost of the Project. The amount of Additional Rent Tenant is to pay with respect to each such capital
improvement shall be determined as follows: 

    A.  All
costs paid by Landlord to construct such improvements (including financing costs) shall be amortized over the useful life of such improvement on a straight line
basis (as reasonably determined by Landlord in accordance with generally accepted accounting principles) with interest on the unamortized balance at the then prevailing market rate Landlord would pay
if it borrowed funds to construct such improvements from an institutional lender, and Landlord shall inform Tenant of the monthly amortization payment required to so amortize such costs, and shall
also provide Tenant with the information upon which such determination is made. 

    B.  As
Additional Rent, Tenant shall pay at the same time the Base Monthly Rent is due an amount equal to Tenant's Share of that portion of such monthly amortization
payment fairly allocable to the Building (as reasonably determined by Landlord) for each month after such improvements are completed until the first to occur of (i) the expiration of the Lease
Term (as it may be extended), or (ii) the end of the term over which such costs were amortized. 

    5.5  Mechanic's Liens.  Tenant shall keep the Project free from any liens and shall pay when due all
bills arising out of any work performed, materials furnished, or obligations incurred by Tenant or Tenant's Agents relating to the Project. If any claim of lien is recorded (except those caused by
Landlord or Landlord's Agents), Tenant shall bond against or discharge the same within 10 days after the same has been recorded against the Project. Should any lien be filed against the Project
or any action be commenced affecting title to the Project, the party receiving notice of such lien or action shall immediately give the other party written notice thereof. 

8

  

    5.6  Taxes on Tenant's Property.  Tenant shall pay before delinquency any and all taxes, assessments,
license fees and public charges levied, assessed or imposed against Tenant or Tenant's estate in this Lease or the property of Tenant situated within the Premises which become due during the Lease
Term. If any tax or other charge is assessed by any governmental agency because of the execution of this Lease, such tax shall be paid by Tenant. On demand by Landlord, Tenant shall furnish Landlord
with satisfactory evidence of these payments. 

    6.  Repair and Maintenance.  

    6.1  Tenant's Obligation to Maintain.  Except as otherwise provided in ¶6.2,
¶11.1, and ¶12.3, Tenant shall be responsible for the following during the Lease Term: 

    A.  Tenant
shall clean and maintain in good order, condition, and repair and replace when necessary the Premises and every part thereof, through regular inspections and
servicing, including, but not limited to: (i) all plumbing and sewage facilities (including all sinks, toilets, faucets and drains); (ii) all fixtures, interior walls, floors, carpets
and ceilings; (iii) all windows, doors, entrances, plate glass, showcases and skylights (including cleaning both interior and exterior surfaces); (iv) all electrical facilities and all
equipment (including all lighting fixtures, lamps, bulbs, tubes, fans, vents, exhaust equipment and systems); and (v) any automatic fire extinguisher equipment in the Premises. 

    B.  With
respect to utility facilities serving the Premises (including electrical wiring and conduits, gas lines, water pipes, and plumbing and sewage fixtures and
pipes), Tenant shall be responsible for the maintenance and repair of any such facilities which serve only the Premises, including all such facilities that are within the walls or floor, or on the
roof of the Premises, and any part of such facility that is not within the Premises, but only up to the point where such facilities join a main or other junction (e.g., sewer main or electrical
transformer) from which such utility services are distributed to other parts of the Project as well as to the Premises. Tenant shall replace any damaged or broken glass in the Premises (including all
interior and exterior doors and windows) with glass of the same kind, size and quality. Tenant shall repair any damage to the Premises (including exterior doors and windows) caused by vandalism or any
unauthorized entry. 

    C.  Tenant
shall maintain continuously throughout the Lease Term a service contract for the washing of all windows (both interior and exterior surfaces) in the Premises
with a contractor approved by Landlord, which contract provides for the periodic washing of all such windows at least once every one
hundred twenty (120) days during the Lease Term. Tenant shall furnish Landlord with copies of all such service contracts, which shall provide that they may not be canceled or changed without at
least thirty (30) days' prior written notice to Landlord. 

    D.  All
repairs and replacements required of Tenant shall be promptly made with new materials of like kind and quality. If the work affects the structural parts of the
Building or if the estimated cost of any item of repair or replacement is in excess of the Permitted Tenant's Alterations Limit, then Tenant shall first obtain Landlord's written approval of the scope
of the work, plans therefor, materials to be used, and the contractor. 

    E.  Tenant's
maintenance and repair obligations shall exclude: (i) damage and repairs covered under any insurance policy carried by Landlord in connection with
the Building; (ii) damage caused by defects in the design, construction or material of the Building; (iii) damage caused in whole or in part by the negligence or willful misconduct of
Landlord or Landlord's Agents; (iv) repairs covered under Common Operating Expenses; (v) conditions covered under any warranties of Landlord's contractors; and (vi) damage by fire
and other 

9

 

casualties, or acts of governmental authorities, or acts of God and the elements to the extent covered by insurance maintained by Landlord. 

    6.2  Landlord's Obligation to Maintain.  

    A.  Landlord
shall repair, maintain and operate the Common Area and repair and maintain the roof, subfloors, exterior walls, HVAC system (including all ducts, pipes,
vents and other parts of the HVAC system or plumbing system) and all other structural parts of the building(s) located on the Project so that the same are kept in good order and repair. If there is
central HVAC or other building service equipment and/or utility facilities serving portions of the Common Area and/or both the Premises and other parts of the Building, Landlord shall maintain and
operate (and replace when necessary) such equipment. Landlord shall not be responsible for repairs required by an accident, fire or other peril or for damage caused to any part of the Project by any
act or omission of Tenant or Tenant's Agents except as otherwise required by Article 11. Landlord may engage contractors of its choice to perform the obligations required of it by this Article,
and the necessity of any expenditure to perform such obligations shall be at the sole discretion of Landlord. 

    B.  Landlord
shall also (i) maintain, repair and replace when necessary all HVAC equipment which services only the Premises, and shall keep the same in good
condition through regular inspection and
servicing, and (ii) maintain continuously throughout the Lease Term a service contract for the maintenance of all such HVAC equipment with a licensed HVAC repair and maintenance contractor,
which contract shall provide for the periodic inspection and servicing of the HVAC equipment at least once every ninety (90) days during the Lease Term. 

    6.3  Control of Common Area.  Landlord shall at all times have exclusive control of the Common Area.
Landlord shall have the right, without the same constituting an actual or constructive eviction and without entitling Tenant to any abatement of rent, to: (i) close any part of the Common Area
to whatever extent required in the opinion of Landlord's counsel to prevent a dedication thereof or the accrual of any prescriptive rights therein; (ii) temporarily close the Common Area to
perform maintenance or for any other reason deemed sufficient by Landlord; (iii) change the shape, size, location and extent of the Common Area; (iv) eliminate from or add to the Project
any land or improvement, including multi-deck parking structures; (v) make changes to the Common Area including, without limitation, changes in the location of driveways, entrances,
passageways, doors and doorways, elevators, stairs, restrooms, exits, parking spaces, parking areas, sidewalks or the direction of the flow of traffic and the site of the Common Area;
(vi) remove unauthorized persons from the Project; and/or (vii) change the name or address of the Building or Project. Tenant shall keep the Common Area clear of all obstructions created
or permitted by Tenant. If in the reasonable opinion of Landlord unauthorized persons are using any of the Common Area by reason of the presence of Tenant in the Building, Tenant, upon demand of
Landlord, shall restrain such unauthorized use by appropriate proceedings. In exercising any such rights regarding the Common Area, (i) Landlord shall make a reasonable effort to minimize any
disruption to Tenant's business, and (ii) Landlord shall not exercise its rights to control the Common Area in a manner that would materially interfere with Tenant's use of the Premises or the
operation of its business therefrom without first obtaining Tenant's consent. Landlord shall have no obligation to provide guard services or other security measures for the benefit of the Project.
Tenant assumes all responsibility for the protection of Tenant and Tenant's Agents from acts of third parties; provided, however, that nothing contained herein shall prevent Landlord, as its sole
option, from providing security measures for the Project. 

10

 

    7.  Waste Disposal and Utilities.  

    7.1  Waste Disposal.  Tenant shall store its waste either inside the Premises or within outside trash
enclosures that are fully fenced and screened in compliance with all Private Restrictions, and designed for such purpose. All entrances to such outside trash enclosures shall be kept closed, and waste
shall be stored in such manner as not to be visible from the exterior of such outside enclosures. Tenant shall cause all of its waste to be regularly removed from the Premises at Tenant's sole cost.
Tenant shall keep all fire corridors and mechanical equipment rooms in the Premises free and clear of all obstructions at all times. 

    7.2  Hazardous Materials.  Landlord and Tenant agree as follows with respect to the existence or use of
Hazardous Materials on the Project: 

    A.  Any
handling, transportation, storage, treatment, disposal or use of Hazardous Materials by Tenant and Tenant's Agents after the Effective Date in or about the
Project shall strictly comply with all applicable Hazardous Materials Laws. Tenant shall indemnify, defend upon demand with counsel reasonably acceptable to Landlord, and hold harmless Landlord from
and against any liabilities, losses, claims, damages, lost profits, consequential damages, interest, penalties, fines, monetary sanctions, attorneys' fees, experts' fees, court costs, remediation
costs, investigation costs, and other expenses which result from or arise in any manner whatsoever out of the use, storage, treatment, transportation, release, or disposal of Hazardous Materials on or
about the Project by Tenant or Tenant's Agents after the Effective Date. 

    B.  If
the presence of Hazardous Materials on the Project caused or permitted by Tenant or Tenant's Agents after the Effective Date results in contamination or
deterioration of water or soil resulting in a level of contamination greater than the levels established as acceptable by any governmental agency having jurisdiction over such contamination, then
Tenant shall promptly take any and all action necessary to investigate and remediate such contamination if required by Law or as a condition to the issuance or continuing effectiveness of any
governmental approval which relates to the use of the Project or any part thereof. Tenant shall further be solely responsible for, and shall defend, indemnify and hold Landlord and its Agents harmless
from and against, all claims, costs and liabilities, including attorneys' fees and costs, arising out of or in connection with any investigation and remediation required hereunder to return the
Project to its condition existing prior to the appearance of such Hazardous Materials. 

    C.  Landlord
and Tenant shall each give written notice to the other as soon as reasonably practicable of (i) any communication received from any governmental
authority concerning Hazardous Materials which relates to the Project, and (ii) any contamination of the Project by Hazardous Materials which constitutes a violation of any Hazardous Materials
Law. Tenant may use small quantities of household chemicals such as adhesives, lubricants, and cleaning fluids in order to conduct its business at the Premises and such other Hazardous Materials as
are necessary for the operation of Tenant's business in strict compliance with all applicable Hazardous Materials Laws. At any time during the Lease Term, Tenant shall, within five days after written
request therefor received from Landlord, disclose in writing all Hazardous Materials that are being used by Tenant on the Project, the nature of such use, and the manner of storage and disposal. The
cost of such tests and the installation, maintenance, repair and replacement of such wells shall be paid by Tenant if such tests disclose the existence of facts which give rise to liability of Tenant
pursuant to its indemnity given in ¶7.2A and/or ¶7.2B. 

    D.  Landlord
may cause testing wells to be installed on the Project, and may cause the ground water to be tested to detect the presence of Hazardous Material by the use
of such 

11

 

tests as are then customarily used for such purposes. If Tenant so requests, Landlord shall supply Tenant with copies of such test results. 

    E.  Landlord
shall indemnify, defend, protect and hold harmless Tenant from and against any liabilities, losses, claims, damages, interest, penalties, fines, attorneys'
fees, remediation costs, investigation costs, and other expenses to the extent caused by the use, storage, treatment, transportation, release, or disposal of Hazardous Materials on or about the
Premises by Landlord or Landlord's Agents. 

    F.  As
used herein, the term "Hazardous Material," means any hazardous or toxic substance, material or waste which is or becomes regulated by any local governmental
authority, the State of California or the United States Government. The term "Hazardous Material," includes, without limitation, petroleum products, asbestos, PCB's, and any material or substance
which is (i) listed under Article 9 or defined as hazardous or extremely hazardous pursuant to Article 11 of Title 22 of the California Administrative Code, Division 4, Chapter
20, (ii) defined as a "hazardous waste" pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. 6901 et seq. (42 U.S.C. 6903), or (iii) defined
as a "hazardous substance" pursuant to Section 101 of the Comprehensive Environmental Response; Compensation and Liability Act, 42 U.S.C. 9601 et seq. (42 U.S.C. 9601). As used herein, the term
"Hazardous Material Law" shall mean any statute, law, ordinance, or regulation of any governmental body or agency (including the U.S. Environmental Protection Agency, the California Regional Water
Quality Control Board, and the California Department of Health Services) which regulates the use, storage, release or disposal of any Hazardous Material. 

    G.  The
obligations of Landlord and Tenant under this ¶7.2 shall survive the expiration or earlier termination of the Lease Term. The rights and obligations
of Landlord and Tenant with respect to issues relating to Hazardous Materials are exclusively established by this ¶7.2. In the event of any inconsistency between any other part of this
Lease and this ¶7.2, the terms of this ¶7.2 shall control. 

    7.3  Utilities.  Tenant shall promptly pay, as the same become due, all charges for water, gas,
electricity, telephone, sewer service, waste pick-up and any other utilities, materials or services furnished directly to or used by Tenant on or about the Premises during the Lease Term,
including, without limitation, (i) meter, use and/or connection fees, hook-up fees or standby fee (excluding any connection fees or hook-up fees which relate to making
the existing electrical, gas, and water service available to the Premises as of the Commencement Date), and (ii) penalties for discontinued or interrupted service. If any utility service is not
separately metered to the Premises, then Tenant shall pay its pro rata share of the cost of such utility service with all others served by the service not separately metered. However, if Landlord
determines that Tenant is using a disproportionate amount of any utility service not separately metered, then Landlord at its election may (i) periodically charge Tenant, as Additional Rent, a
sum
equal to Landlord's reasonable estimate of the cost of Tenant's excess use of such utility service, or (ii) install a separate meter (at Tenant's expense) to measure the utility service
supplied to the Premises. 

    7.4  Compliance with Governmental Regulations.  Landlord and Tenant shall comply with all rules,
regulations and requirements promulgated by national, state or local governmental agencies or utility suppliers concerning the use of utility services, including any rationing, limitation or other
control. Tenant shall not be entitled to terminate this Lease nor to any abatement in rent by reason of such compliance. 

12

 

    8.  Common Operating Expenses.  

    8.1  Tenant's Obligation to Reimburse.  As Additional Rent, Tenant shall pay Tenant's Share (specified in  Section G of the Summary) of all Common
Operating Expenses; provided, however, if the Project contains more than one building, then Tenant shall
pay Tenant's Share of all Common Operating Expenses fairly allocable to the Building, including (i) all Common Operating Expenses paid with respect to the maintenance, repair, replacement and
use of the Building, and (ii) a proportionate share (based on the Building Gross Leasable Area as a percentage of the Project Gross Leasable Area) of all Common Operating Expenses which relate
to the Project in general are not fairly allocable to any one building that is part of the Project. Tenant shall pay such share of the actual Common Operating Expenses incurred or paid by Landlord but
not theretofore billed to Tenant within 10 business days after receipt of a written bill therefor from Landlord, on such periodic basis as Landlord shall designate, but in no event more frequently
than once a month. Alternatively, Landlord may from time to time require that Tenant pay Tenant's Share of Common Operating Expenses in advance in estimated monthly installments, in accordance with
the following: (i) Landlord shall deliver to Tenant Landlord's reasonable estimate of the Common Operating expenses it anticipates will be paid or incurred for the Landlord's fiscal year in
question; (ii) during such Landlord's fiscal year Tenant shall pay such share of the estimated Common Operating Expenses in advance in monthly installments as required by Landlord due with the
installments of Base Monthly Rent; and (iii) within 90 days after the end of each Landlord's fiscal year, or such later date selected by Landlord, Landlord shall furnish to Tenant a
statement in reasonable detail of the actual Common Operating Expenses paid or incurred by Landlord during the just ended Landlord's fiscal year and thereupon there shall be an adjustment between
Landlord and Tenant, with payment to Landlord or credit by Landlord against the next installment of Additional Rent (or with payment to Tenant in cash if no further installments of Additional Rent are
due), as the case may require, within 10 days after delivery by Landlord to Tenant of said statement, so that Landlord shall receive the entire amount of Tenant's Share of all Common Operating
Expenses for such Landlord's fiscal year and no more. Tenant shall have the right, at its expense, exercisable upon reasonable prior written notice to Landlord, to inspect at Landlord's office during
normal business hours Landlord's books and records as they relate to Common Operating Expenses. Such inspection must be within 90 days of Tenant's receipt of Landlord's annual statement for the
same, and shall be limited to verification of the charges contained in such statement. Tenant may
not withhold payment of such bill pending completion of such inspection. If such inspection discloses a liability for a refund to Tenant in excess of ten percent (10%) of the amount charged to Tenant
for Common Operating Expenses, the cost of such inspection shall be borne by Landlord. 

    8.2  Common Operating Expenses Defined.  The term "Common Operating Expenses" shall mean the following: 

    A.  All
costs and expenses paid or incurred by Landlord in doing the following (including payments to independent contractors providing services related to the
performance of the following): (i) maintaining, cleaning, repairing and resurfacing the roof (including repair of leaks) and the exterior surfaces (including painting) of all buildings located
on the Project, excluding structural repairs; (ii) maintenance of the liability, fire and property damage insurance covering the Project carried by Landlord pursuant to ¶9.2,
including the prepayment of premiums for coverage of up to one year and deductibles (which deductibles shall not exceed $50,000); (iii) maintaining, repairing, operating and replacing when
necessary HVAC equipment (including all ducts, pipes, vents or other parts of the HVAC or plumbing systems), utility facilities and other building service equipment (excluding such repair or
replacement required during the first ninety (90) days following the Commencement Date); (iv) providing utilities to the Common Area (including lighting, trash removal and water for
landscaping 

13

 

irrigation); (v) complying with all applicable Laws and Private Restrictions (excluding structural repairs or alterations); (vi) operating, maintaining, repairing, cleaning, painting,
restriping and resurfacing the Common Area; (vii) replacement or installation of lighting fixtures, directional or other signs and signals, irrigation systems, trees, shrubs, ground cover and
other plant materials, and all landscaping in the Common Area; and (viii) providing security; 

    B.  The
following costs: (i) Real Property Taxes as defined in ¶8.3; (ii) the amount of any "deductible" paid by Landlord with respect to
damage caused by any Insured Peril; (iii) the cost to repair damage caused by an Uninsured Peril up to a maximum amount in any 12 month period equal to 2% of the replacement cost of the
buildings or other improvements damaged; (iv) legal, accounting and other professional service for the Project, including costs, fees and expenses of contesting the validity or applicability of
any law, ordinance, rule, regulation or order relating to the Project; and (v) that portion of all compensation (including benefits and premiums for workers' compensation and other insurance,
but excluding bonuses) paid to or on behalf of employees of Landlord but only to the extent they are involved in the performance of the work described by ¶8.2A that is fairly allocable to
the Project; 

    C.  Fees
for management services rendered by either Landlord or a third party manager engaged by Landlord (which may be a party affiliated with Landlord), except that
the total amount charged for
management services and included in Tenant's Share of Common Operating Expenses shall not exceed the monthly rate of 3% of the Base Monthly Rent. 

    D.  All
additional costs and expenses incurred by Landlord with respect to the operation, protection, maintenance, repair and replacement of the Project which would be
considered a current expense (and not a capital expenditure) pursuant to generally accepted accounting principles; provided, however, that Common Operating Expenses shall not include any of the
following: (i) payments of principal or interest on any loans or ground leases affecting the Project (other than financing for capital improvements); (ii) depreciation of any buildings
or any major systems of building service equipment within the Project; (iii) leasing commissions; (iv) the cost (including permit, license, and inspection fees) of tenant improvements
installed for the exclusive use of other tenants of the Project; and (v) any cost incurred in complying with Hazardous Materials Laws, which subject is governed exclusively by ¶7.2;
(vi) legal fees, advertising costs and other related expenses incurred in connection with the leasing of any Building or portion thereof in the Project; (vii) repairs, alterations,
additions, improvements or replacements made to rectify or correct any defect in the design, materials or workmanship of the Building or Common Areas or to comply with any requirements of any
governmental authority in effect as of the Commencement Date; (viii) structural repairs or replacements; (ix) damage and repairs attributable to condemnation, fire or other casualty;
(x) damage and repairs covered under any warranty or insurance policy carried by Landlord in connection with the Building or Project; (xi) damage and repairs necessitated by the
negligence or willful misconduct of Landlord or Landlord's employees, contractors or agents; (xii) executive salaries of Landlord; (xiii) Landlord's general overhead expenses not related
to the Building; (xiv) points, commissions and legal fees associated with financing; (xv) legal fees, accountants' fees and other expenses incurred in connection with disputes with other
tenants or occupants of the Building or Project or associated with the enforcement of any leases or defense of Landlord's title to or interest in the Building or Project or any part thereof;
(xvi) costs incurred due to violation by Landlord or any other tenant in the Building or Project of the terms and conditions of any lease; (xvii) the cost of any service provided to
Tenant or other occupants of the Building or Project for which Landlord is entitled to be reimbursed; (xviii) charitable or political contributions; (xix) interest, penalties or other
costs arising out of Landlord's failure to make timely payments of its obligations; (xx) costs incurred in connection 

14

 

with any portion of the Building or Project which is used for parking and for which parking fees are charged; (xxi) property management fees in excess of three percent (3%) of Base Monthly
Rent; and (xxii) costs incurred in advertising and promotional activities for the Building. 

    8.3  Real Property Taxes Defined.  The term "Real Property Taxes" shall mean all taxes, assessments,
levies, and other charges of any kind or nature whatsoever, general and special, foreseen and unforeseen (including all installments of principal and interest required to pay any existing or future
general or special assessments for public improvements, services or benefits, and any increases resulting from reassessments resulting from a change in ownership, new construction, or any other
cause), now or hereafter imposed by any governmental or quasi-governmental authority or special district having the direct or indirect power to tax or levy assessments, which are levied or assessed
against, or with respect
to the value, occupancy or use of all or any portion of the Project (as now constructed or as may at any time hereafter be constructed, altered, or otherwise changed) or Landlord's interest therein,
the fixtures, equipment and other property of Landlord, real or personal, that are an integral part of and located on the Project, the gross receipts, income, or rentals from the Project, or the use
of parking areas, public utilities, or energy within the Project, or Landlord's business of leasing the Project. If at any time during the Lease Term the method of taxation or assessment of the
Project prevailing as of the Effective Date shall be altered so that in lieu of or in addition to any Real Property Tax described above there shall be levied, assessed or imposed (whether by reason of
a change in the method of taxation or assessment, creation of a new tax or charge, or any other cause) an alternate or additional tax or charge (i) on the value, use or occupancy of the Project
or Landlord's interest therein, or (ii) on or measured by the gross receipts, income or rentals from the Project, on Landlord's business of leasing the Project, or computed in any manner with
respect to the operation of the Project, then any such tax or charge, however designated, shall be included within the meaning of the term "Real Property Taxes" for purposes of this Lease. If any Real
Property Tax is based upon property or rents unrelated to the Project, then only that part of such Real Property Tax that is fairly allocable to the Project shall be included within the meaning of the
term "Real Property Taxes". Notwithstanding the foregoing, the term "Real Property Taxes" shall not include estate, inheritance, transfer, gift or franchise taxes of Landlord or the federal or state
income tax imposed on Landlord's income from all sources. 

    9.  Insurance.  

    9.1  Tenant's Insurance.  Tenant shall maintain insurance complying with all of the following: 

    A.  Tenant
shall procure, pay for and keep in full force and effect the following: 

    (1) Commercial
general liability insurance, including property damage, against liability for personal injury, bodily injury, death and damage to property occurring in
or about, or resulting from an occurrence in or about, the Premises with combined single limit coverage of not less than the amount of Tenant's Liability Insurance Minimum specified in  Section P of
the Summary, which insurance shall contain a "contractual liability" endorsement; 

    (2) Fire
and property damage insurance in so-called "special perils" form insuring Tenant's Trade Fixtures and Tenant's Alterations for the full actual
replacement cost thereof; 

    (3) Such
other insurance that is either (i) required by any Lender, or (ii) reasonably required by Landlord and customarily carried by tenants of similar
property in similar businesses. 

15

 

    B.  Where
applicable and required by Landlord, each policy of insurance required to be carried by Tenant pursuant to this ¶9.1: (i) shall name
Landlord and such other parties in interest as Landlord reasonably designates as additional insured; (ii) shall be primary insurance which provides that the insurer shall be liable for the full
amount of the loss up to and including the total amount of liability set forth in the declarations without the right of contribution from any other insurance coverage of Landlord; (iii) shall
be in a form satisfactory to Landlord; (iv) shall be carried with companies reasonably acceptable to Landlord; (v) shall provide that such policy shall not be subject to cancellation or
lapse except after at least 30 days prior written notice to Landlord so long as such provision of 30 days notice is reasonably obtainable, but in any event not less than 10 days
prior written notice; (v) shall contain a cross liability endorsement; (vi) shall not have a "deductible" in excess of Twenty Five Thousand and 00/100 ($25,000.00); and
(vii) shall contain a "severability" clause. If Tenant has in full force and effect a blanket policy of liability insurance with the same coverage for the Premises as described above, as well
as other coverage of other premises and properties of Tenant, or in which Tenant has some interest, such blanket insurance shall satisfy the requirements of this ¶9.1. 

    C.  A
copy of each paid-up policy evidencing the insurance required to be carried by Tenant pursuant to this ¶9.1 (appropriately authenticated
by the insurer) or a certificate of the insurer, certifying that such policy has been issued, providing the coverage required by this ¶9.1, and containing the provisions specified herein,
shall be delivered to Landlord prior to the time Tenant or any of its Agents enters the Premises and upon renewal of such policies, but not less than 5 days prior to the expiration of the term
of such coverage. Landlord may, at any time, and from time to time, inspect and/or copy any and all insurance policies required to be procured by Tenant pursuant to this ¶9.1. 

    9.2  Landlord's Insurance.  Landlord shall have the following obligations and options regarding
insurance: 

    A.  Landlord
shall maintain a policy or policies of fire and property damage insurance in so-called "special perils" form insuring Landlord (and such others
as Landlord may designate) against loss of rents for a period of not less than 12 months and from physical damage to the Project with coverage of not less than the full replacement cost
thereof. Landlord may so insure the Project separately, or may insure the Project with other property owned by Landlord which Landlord elects to insure together under the same policy or policies. Such
fire and property damage insurance (i) may be endorsed to cover loss caused by such additional perils against which Landlord may elect to insure, including earthquake and/or flood, and to
provide such additional coverage as Landlord reasonably requires, and (ii) shall contain reasonable "deductibles" which, in the case of earthquake and flood insurance, may be up to 10% of the
replacement value of the property insured or such higher amount as is then commercially reasonable. Landlord shall not be required to cause such insurance to cover any Trade Fixtures or Tenant's
Alterations. 

    B.  Landlord
shall maintain a policy or policies of commercial general liability insurance insuring Landlord (and such others as are designated by Landlord) against
liability for personal injury, bodily injury, death and damage to property occurring or resulting from an occurrence in, on or about the Project, with combined single limit coverage in such amount as
Landlord from time to time determines is reasonably necessary for its protection. If any Lender or insurance advisor reasonably determines at any time that the amount of coverage required for any
policy of insurance Tenant is to obtain pursuant to this ¶9.1 is not adequate, then Tenant shall increase such coverage for such insurance to such amount as such Lender or insurance
advisor reasonably deems adequate, not to exceed the level of coverage for such insurance commonly carried by comparable businesses similarly situated. 

16

  

    9.3  Tenant's Obligation to Reimburse.  If Landlord's insurance rates for the Building are increased at
any time during the Lease Term as a result of the nature of Tenant's use of the Premises, Tenant shall reimburse Landlord for the full amount of such increase immediately upon receipt of a bill from
Landlord therefor. 

    9.4  Release and Waiver of Subrogation.  The parties hereto release each other, and their respective
Agents, from any liability for injury to any person or damage to property that is caused by or results from any risk insured against under any valid and collectible insurance policy carried by either
of the parties which contains a waiver of subrogation by the insurer and is in force at the time of such injury or damage. This release shall be in effect only so long as the applicable insurance
policy contains a clause to the effect that this release shall not affect the right of the insured to recover under such policy. Each party shall use reasonable efforts to cause each insurance policy
obtained by it to provide that the insurer waives all right of recovery by way of subrogation against the other party and its Agents in connection with any injury or damage covered by such policy.
However, if any insurance policy cannot be obtained with such a waiver of subrogation, or if such waiver of subrogation is only available at additional cost and the party for whose benefit the waiver
is to be obtained does not pay such additional cost, then the party obtaining such insurance shall notify the other party of that fact and thereupon shall be relieved of the obligation to obtain such
waiver of subrogation rights from the insurer with respect to the particular insurance involved. 

    10.  Limitation on Landlord's Liability and Indemnity.  

    10.1  Limitation on Landlord's Liability.  Landlord shall not be liable to Tenant, nor shall Tenant be
entitled to terminate this Lease or to any abatement of rent (except as expressly provided otherwise herein), for any injury to Tenant or Tenant's Agents, damage to the property of Tenant or Tenant's
Agents, or loss to Tenant's business resulting from any cause, including without limitation any: (i) failure, interruption or installation of any HVAC or other utility system or service;
(ii) failure to furnish or delay in furnishing any utilities or services when such failure or delay is caused by fire or other peril, the elements, labor disturbances of any character, or any
other accidents or other conditions beyond the reasonable control of Landlord; (iii) limitation, curtailment, rationing or restriction on the use of water or electricity, gas or any other form
of energy or any services or utility serving the Project; (iv) vandalism or forcible entry by unauthorized persons or the criminal act of any person; or (v) penetration of water into or
onto any portion of the Premises or the Building through roof leaks or otherwise. Notwithstanding the foregoing but subject to ¶9.4, Landlord shall be liable for any such injury, damage or
loss which is proximately caused by Landlord's willful misconduct or negligence. 

    10.2  Limitation on Tenant's Recourse.  If Landlord is a corporation, trust, partnership, joint venture,
unincorporated association or other form of business entity: (i) the obligations of Landlord shall not constitute personal obligations of the officers, directors, trustees, partners, joint
venturers, members, owners, stockholders, or other principals or representatives of such business entity; and (ii) Tenant shall not have recourse to the assets of such officers, directors,
trustees, partners, joint venturers, members, owners, stockholders, principals or representatives except to the extent of their interest in the Project. Tenant shall have recourse only to the interest
of Landlord in the Project for the satisfaction of the obligations of Landlord and shall not have recourse to any other assets of Landlord for the satisfaction of such obligations. 

    10.3  Indemnification of Landlord.  Tenant shall hold harmless, indemnify and defend Landlord, and its
employees, agents and contractors, with competent counsel reasonably satisfactory to Landlord (and Landlord agrees to accept counsel that any insurer requires be used), from all liability, penalties,
losses, damages, costs, expenses, causes of action, claims and/or judgements arising by reason of any death, bodily injury, personal injury or property damage 

17

 

resulting from (i) any cause or causes whatsoever (except to the extent of the willful misconduct or gross negligence of Landlord or its Agents), occurring in or about the Premises during the
Lease Term, (ii) the negligence or willful misconduct of Tenant or its Agents, wherever the same may occur, or (iii) an Event of Tenant's Default. The provisions of this
¶10.3 shall survive the expiration or sooner termination of this Lease. 

    11.  Damage to Premises.  

    11.1  Landlord's Duty to Restore.  If the Premises are damaged by any peril after the Effective Date,
Landlord shall restore the Premises unless the Lease is terminated by Landlord pursuant to ¶11.2 or by Tenant pursuant to ¶11.3. All insurance proceeds available from the fire
and property damage insurance carried by Landlord pursuant to ¶9.2 shall be paid to and become the property of Landlord. If this Lease is terminated pursuant to either ¶11.2 or
¶11.3, then all insurance proceeds available from insurance carried by Tenant which covers loss to property that is Landlord's property or would become Landlord's property on termination
of this Lease shall be paid to and become the property of Landlord. If this Lease is not so terminated, then upon receipt of the insurance proceeds (if the loss is covered by insurance) and the
issuance of all necessary governmental permits, Landlord shall commence restoration of the Premises, to the extent then allowed by Law, to substantially the same condition in which the Premises were
immediately prior to such damage. Landlord's obligation to restore shall be limited to the Premises and interior improvements constructed by Landlord as they existed as of the Commencement Date,
excluding any Tenant's Alterations, Trade Fixtures and/or personal property constructed or installed by Tenant in the Premises. Tenant shall forthwith replace or
fully repair all Tenant's Alterations and Trade Fixtures installed by Tenant and existing at the time of such damage or destruction, and all insurance proceeds received by Tenant from the insurance
carried by it pursuant to ¶9.1A(2) shall be used for such purpose. 

    11.2  Landlord's Right to Terminate.  Landlord shall have the right to terminate this Lease in the event
any of the following occurs, which right may be exercised only by delivery to Tenant of a written notice of election to terminate within thirty (30) days after the date of such damage: 

    A.  Either
the Project or the Building is damaged by an Insured Peril to such an extent that the estimated cost to restore exceeds thirty-three percent (33%) of the
then actual replacement cost thereof; 

    B.  Either
the Project or the Building is damaged by an Uninsured Peril to such an extent that the estimated cost to restore exceeds ten percent (10%) (excluding
deductibles) of the then actual replacement cost thereof; provided, however, that Landlord may not terminate this Lease pursuant to this ¶11.2B if one or more tenants of the Project agree
in writing to pay the amount by which the cost to restore the damage exceeds such amount and subsequently deposit such amount with Landlord within 30 days after Landlord has notified Tenant of
its election to terminate this Lease; 

    C.  The
Premises are damaged by any peril within twelve (12) months of the last day of the Lease Term to such an extent that the estimated cost to restore equals
or exceeds an amount equal to six times the Base Monthly Rent then due; provided, however, that Landlord may not terminate this Lease pursuant to this ¶11.2C if Tenant, at the time of such
damage, has a then valid express written option to extend the Lease Term and Tenant exercises such option to extend the Lease Term within fifteen (15) days following receipt of Landlord's
notice to terminate; or 

    D.  Either
the Project or the Building is damaged by any peril and, because of the Laws then in force, (i) cannot be restored at reasonable cost to substantially
the same condition in 

18

 

which it was prior to such damage, or (ii) cannot be used for the same use being made thereof before such damage if restored as required by this Article. 

    E.  As
used herein, the following terms shall have the following meanings: (i) the term "Insured Peril" shall mean a peril actually insured against for which the
insurance proceeds actually received by
Landlord are sufficient (except for any "deductible" amount specified by such insurance) to restore the Project under then existing building codes to the condition existing immediately prior to the
damage; and (ii) the term "Uninsured Peril" shall mean any peril which is not an Insured Peril. Notwithstanding the foregoing, if the "deductible" for earthquake or flood insurance exceeds two
percent (2%) of the replacement cost of the improvements insured, such peril shall be deemed an "Uninsured Peril" 

    11.3  Tenant's Right to Terminate.  If the Premises are damaged by any peril and Landlord does not elect
to terminate this Lease or is not entitled to terminate this Lease pursuant to ¶11.2, then as soon as reasonably practicable, Landlord shall furnish Tenant with the written opinion of
Landlord's architect or construction consultant as to when the restoration work required of Landlord may be completed. Tenant shall have the right to terminate this Lease in the event any of the
following occurs, which right may be exercised only by delivery to Landlord of a written notice of election to terminate within ten (10) business days after Tenant receives from Landlord the
estimate of the time needed to complete such restoration. 

    A.  The
Premises are damaged by any peril and, in the reasonable opinion of Landlord's architect or construction consultant, the restoration of the Premises cannot be
substantially completed with one hundred eighty (180) days after the date of such damage; or 

    B.  The
Premises are damaged by any peril within twelve (12) months of the last day of the Lease Term. 

    11.4  Abatement of Rent.  In the event of damage to the Premises which does not result in the termination
of this Lease, the Base Monthly Rent and the Additional Rent shall be temporarily abated from the date of such damage through the period of restoration in proportion to the degree to which Tenant's
use of the Premises is impaired by such damage. Tenant shall not be entitled to any compensation or damages from Landlord for loss of Tenant's business or property or for any inconvenience or
annoyance caused by such damage or restoration. Tenant hereby waives the provisions of California Civil Code Sections 1932(2) and 1933(4) and the provisions of any similar law hereinafter enacted. 

    12.  Condemnation.  

    12.1  Landlord's Termination Right.  Landlord shall have the right to terminate this Lease if, as a
result of a taking by means of the exercise of the power of eminent domain (including a voluntary sale or transfer by Landlord to a condemnor under threat of condemnation), (i) all or any part
of the Premises is so taken, (ii) more than ten percent (10%) of the Building Leasable Area is so taken, or (iii) more than fifty percent (50%) of the Common Area is so taken. Any such
right to terminate by Landlord
must be exercised within a reasonable period of time, to be effective as of the date possession is taken by the condemnor. 

    12.2  Tenant's Termination Right.  Tenant shall have the right to terminate this Lease if, as a result of
any taking by means of the exercise of the power of eminent domain (including any voluntary sale or transfer by Landlord to any condemnor under threat of condemnation), (i) ten percent (10%) or
more of the Premises is so taken and that part of the Premises that remains cannot be restored within a reasonable period of time (as determined by Tenant) and thereby made reasonably suitable for the
continued operation of the Tenant's business, or (ii) there is a taking affecting the Common Area and, as a result of such taking, Landlord cannot provide parking spaces within reasonable
walking distance of the Premises equal in number to at least 

19

 

eighty percent (80%) of the number of spaces allocated to Tenant by ¶2.1, whether by rearrangement of the remaining parking areas in the Common Area (including construction of
multi-deck parking structures or restriping for compact cars where permitted by Law) or by alternative parking facilities on other land. Tenant must exercise such right within a reasonable
period of time, to be effective on the date that possession of that portion of the Premises or Common Area that is condemned is taken by the condemnor. 

    12.3  Restoration and Abatement of Rent.  If any part of the Premises or the Common Area is taken by
condemnation and this Lease is not terminated, then Landlord shall restore the remaining portion of the Premises and Common Area and interior improvements constructed by Landlord as they existed as of
the Commencement Date, excluding any Tenant's Alterations, Trade Fixtures and/or personal property constructed or installed by Tenant. Thereafter, except in the case of a temporary taking, as of the
date possession is taken the Base Monthly Rent shall be reduced in the same proportion that the floor area of that part of the Premises so taken (less any addition thereto by reason of any
reconstruction) bears to the original floor area of the Premises. 

    12.4  Temporary Taking.  If any portion of the Premises is temporarily taken for one year or less, this
Lease shall remain in effect. If any portion of the Premises is temporarily taken by condemnation for a period which exceeds one year or which extends beyond the natural aspiration of the Lease Term,
and such taking materially and adversely affects Tenant's ability to use the Premises for the Permitted Use, then Tenant shall have the right to terminate this Lease, effective on the date possession
is taken by the condemnor. 

    12.5  Division of Condemnation Award.  Any award made as a result of any condemnation of the Premises or
the Common Area shall belong to and be paid to Landlord, and Tenant hereby assigns to Landlord all of its right, title and interest in any such award; provided, however, that Tenant shall be entitled
to
receive any condemnation award that is made directly to Tenant for the following so long as the award made to Landlord is not thereby reduced; (i) for the taking of personal property or Trade
Fixtures belonging to Tenant, (ii) for the interruption of Tenant's business or its moving costs, (iii) for loss of Tenant's goodwill; or (iv) for any temporary taking where this
Lease is not terminated as a result of such taking. The rights of Landlord and tenant regarding any condemnation shall be determined as provided in this Article, and each party hereby waives the
provisions of California Code of Civil Procedure Section 1265.130 enacted allowing either party to petition the Superior Court to terminate this Lease in the event of a partial taking of the
Premises. 

    13.  Default and Remedies.  

    13.1  Events of Tenant's Default.  Tenant shall be in default of its obligations under this Lease if any
of the following events occurs (an "Event of Tenant's Default"): 

    A.  Tenant
shall have failed to pay Base Monthly Rent or Additional Rent when due, and such failure is not cured within 5 days after delivery of written notice
from Landlord specifying such failure to pay; or 

    B.  Tenant
shall have failed to perform any term, covenant, or condition of this Lease except those requiring the payment of Base Monthly Rent or Additional Rent, and
Tenant shall have failed to cure such breach within 30 days after written notice from Landlord specifying the nature of such breach where such breach could reasonably be cured within said
30 day period, or if such breach could not be reasonably cured within said 30 day period, Tenant shall have failed to commence such cure within said 30 day period and thereafter
continue with due diligence to prosecute such cure to completion within such time period as is reasonably needed but not to exceed 90 days from the date of Landlord's notice; or 

20

 

    C.  Tenant shall have sublet the Premises or assigned its interest in the Lease in violation of the provisions contained in Article 14; or 

    D.  Tenant
shall have abandoned the Premises or left the Premises substantially vacant for more than sixty (60) consecutive days; or 

    E.  The
occurrence of the following: (i) the making by Tenant of any general arrangements or assignments for the benefit of creditors; (ii) Tenant becomes
a "debtor" as defined in 11 U.S.C. ¶101 or any successor statute thereto (unless, in the case of a petition filed against Tenant, the same is dismissed within 60 days);
(iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where possession is not
restored to Tenant within 30 days; or (iv) the attachment, execution or other judicial seizure of substantially all of Tenant's assets located at the Premises or of Tenant's interest in
this Lease, where such seizure is not discharged within 30 days; provided, however, in the event that any provision of this Section 13.E is contrary to any applicable Law, such provision
shall be of no force or effect; or 

    F.  Tenant
shall have failed to deliver documents required of it pursuant to ¶15.4 or ¶15.6 within the time periods specified therein. 

    13.2  Landlord's Remedies.  If an Event of Tenant's Default occurs, Landlord shall have the following
remedies, in addition to all other rights and remedies provided by any Law or otherwise provided in this Lease, to which Landlord may resort cumulatively or in the alternative: 

    A.  Landlord
may keep this Lease in effect and enforce by an action at law or in equity all of its rights and remedies under this Lease, including (i) the right
to recover the rent and other sums as they become due by appropriate legal action, (ii) the right to make payments required of Tenant or perform Tenant's obligations and be reimbursed by Tenant
for the cost thereof with interest at the Agreed Interest Rate from the date the sum is paid by Landlord until Landlord is reimbursed by Tenant, and (iii) the remedies of injunctive relief and
specific performance to compel Tenant to Perform its obligations under this Lease. Notwithstanding anything contained in this Lease, in the event of a breach of an obligation by Tenant which results
in a condition which poses an imminent danger to safety of persons or damage to property, an unsightly condition visible from the exterior of the Building, or an immediate threat to insurance
coverage, then if Tenant does not cure such breach within 5 days after delivery to it of written notice from Landlord identifying the breach, Landlord may cure the breach of Tenant and be
reimbursed by Tenant for the cost thereof with interest at the Agreed Interest Rate from the date the sum is paid by Landlord until Landlord is reimbursed by Tenant. 

    B.  Landlord
may enter the Premises and release them to third parties for Tenant's account for any period, whether shorter or longer than the remaining Lease Term.
Tenant shall be liable immediately to Landlord for all costs Landlord incurs in releasing the Premises, including brokers' commissions, expenses of altering and preparing the Premises required by the
releasing. Tenant shall pay to Landlord the rent and other sums due under this Lease on the date the rent is due, less the rent and other sums Landlord received from any releasing. No act by Landlord
allowed by this subparagraph shall terminate this Lease unless Landlord notifies Tenant in writing that Landlord elects to terminate this Lease. Notwithstanding any releasing without termination,
Landlord may later elect to terminate this Lease because of the default by Tenant. 

    C.  Landlord
may terminate this Lease by giving Tenant written notice of termination, in which event this Lease shall terminate on the date set forth for termination in
such notice. 

21

 

Any termination under this ¶13.2C shall not relieve Tenant from its obligation to pay sums then due Landlord or from any claim against Tenant for damages or rent previously accrued or then
accruing. In no event shall any one or more of the following actions by Landlord, in the absence of a written election by Landlord to terminate this Lease, constitute a termination of this Lease:
(i) appointment of a receiver or keeper in order to protect Landlord's interest hereunder; (ii) consent to any subletting of the Premises or assignment of this Lease by Tenant, whether
pursuant to the provisions hereof or otherwise; or (iii) any other action by Landlord or Landlord's Agents intended to mitigate the adverse effects of any breach of this Lease by Tenant,
including without limitation any action taken to maintain and preserve the Premises or any action taken to relet the Premises or any portions thereof to the extent such actions do not affect a
termination of Tenant's right to possession of the Premises. 

    D.  In
the event Tenant breaches this Lease and abandons the Premises, this Lease shall not terminate unless Landlord gives Tenant written notice of its election to so
terminate this Lease. No act by or on behalf of Landlord intended to mitigate the adverse effect of such breach, including those described by ¶13.C, shall constitute a termination of
Tenant's right to possession unless Landlord gives Tenant written notice of termination. Should Landlord not terminate this Lease by giving Tenant written notice, Landlord may enforce all its rights
and remedies under this Lease, including the right to recover the rent as it becomes due under the Lease as provided in California Civil Code Section 1951.4. 

    E.  In
the event Landlord terminates this Lease, Landlord shall be entitled, at Landlord's election, to damages in an amount as set forth in California Civil Code
Section 1951.2 as in effect on the effective date. For purposes of computing damages pursuant to California Civil Code Section 1951.2, (i) an interest rate equal to the Agreed
Interest Rate shall be used where permitted, and (ii) the term "rent" includes Base Monthly Rent and Additional Rent. Such damages shall include: 

    (1) The
worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss
that Tenant proves could be reasonably avoided, computed by discontinuing such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%); and 

    (2) Any
other amount necessary to compensate Landlord for all detriment proximately caused by Tenant's failure to perform Tenant's obligations under this Lease, or
which in the ordinary course of things would be likely to result therefrom, including the following: (i) expenses for cleaning, repairing or
restoring the Premises; (ii) expenses for altering, remodeling or otherwise improving the Premises for the purpose of reletting, including installation of leasehold improvements (whether such
installation be funded by a reduction of rent, direct payment or allowance to a new tenant, or otherwise); (iii) broker's fees, advertising costs and other expenses of reletting the Premises;
(iv) costs of carrying the Premises, such as taxes, insurance premiums, utilities and security precautions; (v) expenses in retaking possession of the Premises; and
(vi) attorneys' fees and court costs incurred by Landlord in retaking possession of the Premises; and (vi) attorneys' fees and court costs incurred by Landlord in retaking possession of
the Premises and in releasing the Premises or otherwise incurred as a result of Tenant's default. 

    F.  Nothing
in this ¶13.2 shall limit Landlord's right to indemnification from Tenant as provided in ¶7.2 and ¶10.3. Any notice
given by Landlord in order to satisfy the requirements of ¶13.1A or ¶13.1B above shall also satisfy the notice requirements of California Code of Civil Procedure
Section 1161 regarding unlawful detainer proceedings. 

22

 

    13.3  Waiver.  One party's consent to or approval of any act by the other party requiring the first
party's consent or approval shall not be deemed to waive or render unnecessary the first party's consent to or approval of any subsequent similar act by the other party. The receipt by Landlord of any
rent or payment with or without knowledge of the breach of any other provision hereof shall not be deemed a waiver of any such breach unless such waiver is in writing and signed by Landlord. No delay
or omission in the exercise of any right or remedy accruing to either party upon any breach by the other party under this Lease shall impair such right or remedy or be construed as a waiver of any
such breach theretofore or thereafter occurring. The waiver by either party of any breach of any provision of this Lease shall not be deemed to be a waiver of any subsequent breach of the same or of
any other provisions herein contained. 

    13.4  Limitation On Exercise of Rights.  At any time that an Event of Tenant's Default has occurred and
remains uncured, (i) it shall not be unreasonable for Landlord to deny or withhold any consent or approval requested of it by Tenant which Landlord would otherwise be obligated to give, and
(ii) Tenant may not exercise any option to extend, right to terminate this Lease, or other right granted to it by this Lease which would otherwise be available to it. 

    13.5  Waiver by Tenant of Certain Remedies.  Tenant waives the provisions of Sections 1932(1), 1941 and
1942 of the California Civil Code and any similar or successor law regarding Tenant's right to terminate this Lease or to make repairs and deduct the expenses of such repairs from the rent due under
this Lease. Tenant hereby waives any right of redemption or relief from forfeiture under the laws of the State of California, or under any other present or future law, including the provisions of
Sections 1174 and 1179 of the California Code of Civil Procedure. 

    14.  Assignment and Subletting.  

    14.1  Transfer by Tenant.  The following provisions shall apply to any assignment, subletting or other
transfer by Tenant or any subtenant or assignee or other successor in interest of the original Tenant (collectively referred to in this ¶14.1 as "Tenant"): 

    A.  Tenant
shall not do any of the following (collectively referred to herein as a "Transfer"), whether voluntarily, involuntarily or by operation of law, without the
prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed: (i) sublet all or any part of the Premises or allow it to be sublet, occupied or used by any
person or entity other than Tenant; (ii) assign its interest in this Lease; (iii) mortgage or encumber the Lease (or otherwise use the Lease as a security device) in any manner; or
(iv) materially amend or modify an assignment, sublease or other transfer that has been previously approved by Landlord. Tenant shall reimburse Landlord for all actual and reasonable costs and
attorneys' fees incurred by Landlord in connection with the evaluation, processing, and/or documentation of any requested Transfer, whether or not Landlord's consent is granted. Landlord's reasonable
costs shall include the cost of any review or investigation performed by Landlord or consultant acting on Landlord's behalf of (i) Hazardous Materials (as defined in ¶7.2F of this
Lease) used, stored, released, or disposed of by the potential subtenant or assignee, and/or (ii) violations of Hazardous Materials law (as defined in ¶7.2F of this Lease) by the
tenant or the proposed Subtenant or Assignee. Any Transfer so approved by Landlord shall not be effective until Tenant has delivered to Landlord an executed counterpart of the document evidencing the
Transfer which (i) is in a form reasonably approved by Landlord, (ii) contains the same terms and conditions as stated in Tenant's notice given to Landlord pursuant to
¶14.1B, and (iii) in the case of an assignment of the Lease, contains the agreement of the proposed transferee to assume all obligations of Tenant under this Lease arising after the
effective date of such Transfer and to remain jointly and severally liable therefor with Tenant. Any attempted Transfer without Landlord's consent shall constitute an Event of Tenant's Default and
shall be voidable at Landlord's option. Landlord's consent to 

23

 

any one Transfer shall not constitute a waiver of the provisions of this ¶14.1 as to any subsequent Transfer or a consent to any subsequent Transfer. No Transfer, even with the consent of
Landlord, shall relieve Tenant of its personal and primary obligation to pay the rent and to perform all of the other obligations to be preformed by Tenant hereunder. The acceptance of rent by
Landlord from any person shall not be deemed to be a waiver by Landlord of any provision of this Lease nor to be a consent to any Transfer 

    B.  At
least thirty (30) days before a proposed Transfer is to become effective, Tenant shall give Landlord written notice of the proposed terms of such Transfer
and request Landlord's approval, which notice shall include the following: (i) the name and legal composition of the proposed transferee; (ii) a current
financial statement of the transferee, financial statements of the transferee covering the preceding three (3) years if the same exist, and (if available) an audited financial statement of the
transferee for a period ending not more than one year prior to the proposed effective date of the Transfer, all of which statements are prepared in accordance with generally accepted accounting
principles; (iii) the nature of the proposed transferee's business to be carried on in the Premises; (iv) all consideration to be given on account of the Transfer; and (v) an
accurately filled out response to Landlord's standard Hazardous Materials Questionnaire. Tenant shall provide to Landlord such other information as may be reasonably requested by Landlord within seven
days after Landlord's receipt of such notice from Tenant. Landlord shall respond in writing to Tenant's request for Landlord's consent to a Transfer within the later of (i) fifteen
(15) days of receipt of such request together with the required accompanying documentation, or (ii) seven (7) days after Landlord's receipt of all information which Landlord
reasonably requests within seven (7) days after it receives Tenant's first notice regarding the Transfer in question. If Landlord fails to respond in writing within said period, Landlord will
be deemed to have withheld consent to such Transfer. Tenant shall immediately notify Landlord of any material modification to the proposed terms of such Transfer. 

    C.  In
the event that Tenant seeks to make any Transfer, Landlord shall have the right to terminate this Lease or, in the case of a sublease of less than all of the
Premises, terminate this Lease as to that part of the Premises proposed to be so sublet, either (i) on the condition that the proposed transferee immediately enter into a direct lease of the
Premises with Landlord (or, in the case of a partial sublease, a lease for the portion proposed to be so sublet) on the same terms and conditions contained in Tenant's notice, or (ii) so that
Landlord is thereafter free to lease the Premises (or, in the case of a partial sublease, the portion proposed to be so sublet) to whomever it pleases on whatever terms are acceptable to Landlord. In
the event Landlord elects to so terminate this Lease, then (i) if such termination is conditioned upon the execution of a lease between Landlord and the proposed transferee, Tenant's
obligations under this Lease shall not be terminated until such transferee executes a new lease with Landlord, enters into possession and commences the payment of rent, and (ii) if Landlord
elects simply to terminate this Lease (or, in the case of a partial sublease, terminate this Lease as to the portion to be so sublet), the Lease shall so terminate in its entirety (or as to the space
to be so sublet) fifteen (15) days after Landlord has notified Tenant in writing of such election. Upon such termination, Tenant shall be released from any further obligation under this Lease
if it is terminated in its entirety, or shall be released from any further obligation under the Lease with respect to the space proposed to be sublet in the case of a proposed partial sublease. In the
case of a partial termination of the Lease, the Base Monthly Rent and Tenant's Share shall be reduced to an amount which bears the same relationship to the original amount thereof as the area of that
part of the Premises which remains subject to the Lease bears to the original area of the premises. Landlord and Tenant shall execute a cancellation and release with respect to the Lease to effect
such termination. Upon completion by Tenant of the initial Tenant Improvements as defined in Exhibit B costing 

24

 

in the aggregate at least Four Hundred Thousand and 00/100 Dollars ($400,000.00), Landlord shall no longer have the right as provided in this ¶14.1C to terminate the Lease in connection
with a proposed Transfer as to that portion of the Premises subject to the proposed Transfer; provided however that all other provisions of ¶14.1 regarding Transfers shall nevertheless
govern such Transfer. 

    D.  If
Landlord consents to a Transfer proposed by Tenant, Tenant may enter into such Transfer, and if Tenant does so, the following shall apply: 

    (1) Tenant
shall not be released of its liability for the performance of all of its obligations under the Lease. 

    (2) If
Tenant assigns its interest in this Lease, then Tenant shall pay to Landlord fifty percent (50%) of all Subrent (as defined in ¶14.1D(5)) received by
Tenant over and above (i) the assignee's agreement to assume the obligations of Tenant under this Lease, and (ii) all Permitted Transfer Costs related to such assignment. In the case of
Assignment, the amount of Subrent owed to Landlord shall be paid to Landlord on the same basis, whether periodic or in lump sum, that such Subrent is paid to Tenant by the assignee. 

    (3) If
Tenant sublets any part of the Premises, then with respect to the space so subleased, Tenant shall pay to Landlord fifty percent (50%) of the positive
difference, if any, between (i) all Subrent paid by the subtenant to Tenant, less (ii) the sum of all Base Monthly Rent and Additional Rent allocable to the space sublet and all
Permitted Transfer Costs related to such sublease. Such amount shall be paid to Landlord on the same basis, whether periodic or in lump sum, that such Subrent is paid to Tenant by its subtenant. In
calculating Landlord's share of any periodic payments, all Permitted Transfer Costs shall be first recovered by Tenant. 

    (4) Tenant's
obligations under this ¶14.1D shall survive any Transfer, and Tenant's failure to perform its obligations hereunder shall be an Event of
Tenant's Default. If requested in writing by Landlord, Tenant shall deliver an itemized statement of the method by which the amount to which Landlord is entitled was calculated, certified by Tenant as
true and correct. Landlord shall have the right at reasonable intervals to inspect Tenant's books and records relating to the payments due hereunder. Upon request therefor, Tenant shall deliver to
Landlord copies of all bills, invoices or other documents upon which its calculations are based. Landlord may condition its approval of any Transfer upon obtaining a certification from both Tenant and
the proposed transferee of all Subrent and other amounts that are to be paid to Tenant in connection with such Transfer. 

    (5) As
used in this ¶14.1D, the term "Subrent" shall mean any consideration of any kind received, or to be received, by Tenant as a result of the Transfer,
if such sums are related to Tenant's interest in this Lease or in the Premises (including payments from or on behalf of the transferee in excess of book value for Tenant's assets, fixtures, leasehold
improvements, inventory, accounts, goodwill, equipment, furniture, and general intangibles). As used in this ¶14.1D, the term "Permitted Transfer Costs" shall mean (i) all
reasonable leasing commissions paid to third parties not affiliated with Tenant in order to
obtain the Transfer in question; (ii) all reasonable attorneys' fees incurred by Tenant with respect to the Transfer in question; (iii) the cost of work performed to prepare the Premises
for the assignee or subtenant, (iv) actual out-of-pocket marketing and advertising costs, and (v) the unamortized cost of the initial Tenant Improvements. 

25

 

    D.  If
Tenant is a corporation, the following shall be deemed a voluntary assignment of Tenant's interest in this Lease: (i) any dissolution, merger,
consolidation, or other reorganization of or affecting Tenant, whether or not Tenant is the surviving corporation; and (ii) if the capital stock of Tenant is not publicly traded, the sale or
transfer to one person or entity (or to any group of related persons or entities) stock possessing more than 50% of the total combined voting power of all classes of Tenant's capital stock issued,
outstanding and entitled to vote for the election of directors. If Tenant is a partnership, any withdrawal or substitution (whether voluntary, involuntary or by operation of law, and whether occurring
at one time or over a period of time) of any partner owning 25% or more (cumulatively) of any interest in the capital or profits of the partnership, or the dissolution of the partnership, shall be
deemed a voluntary assignment of Tenant's interest in this Lease. 

    E.  Notwithstanding
anything contained in ¶14.1, so long as Tenant otherwise complies with the provisions of ¶14.1 Tenant may enter into any of
the following without Landlord's prior written consent, and Landlord shall not be entitled to terminate the Lease pursuant to ¶14.1C or to receive any part of any Subrent resulting
therefrom that would otherwise be due it pursuant to ¶14.1D: 

    (1) Tenant
may sublease all or part of the Premises or assign its interest in this Lease to any corporation which controls, is controlled by, or is under common control
with the original Tenant to this Lease by means of an ownership interest of more than fifty percent (50%); 

    (2) Tenant
may assign its interest in the Lease to a corporation which results from a merger, consolidation or other reorganization in which Tenant is not the surviving
corporation, so long as the surviving corporation has a net worth at the time of such assignment that is equal to or greater than the net worth of Tenant immediately prior to such transaction; and 

    (3) Tenant
may assign this Lease to a corporation which purchases or otherwise acquires all or substantially all of the assets of Tenant, so long as such acquiring
corporation has a net worth at the time of such assignment that is equal to or greater than the net worth of Tenant immediately prior to such transaction. 

    14.2  Transfer By Landlord.  Landlord and its successors in interest shall have the right to transfer
their interest in this Lease and the Project at any time and to any person or entity. In the event of any such transfer, the Landlord originally named herein (and, in the case of any subsequent
transfer, the transferor) from the date of such transfer, shall be automatically relieved, without any further act by any person or entity, of all liability for the performance of the obligations of
the Landlord hereunder which may accrue after the date of such transfer. After the date of any such transfer, the term "Landlord" as used herein shall mean the transferee of such interest in the
Premises. 

    15.  General Provisions.  

    15.1  Landlord's Right to Enter.  Landlord and its Agents may enter the Premises at any reasonable time
after giving at least one business day's prior notice to Tenant (and immediately in the case of emergency) for the purpose of: (i) inspecting the same; (ii) posting notices of
non-responsibility; (iii) supplying any service to be provided by Landlord to Tenant; (iv) showing the Premises to prospective purchasers, mortgagees, tenants;
(v) making necessary alterations, additions or repairs; (vi) performing Tenant's obligations when Tenant has failed to do so after written notice from Landlord; (vii) placing upon
the Premises ordinary "for lease" signs or "for sale" signs during the last nine (9) months of the Lease Term; and (viii) responding to an emergency. Landlord shall have the right to use
any and all means Landlord may deem necessary and proper to enter the Premises in an emergency. Any entry into the Premises obtained by Landlord in accordance with this ¶15.1 shall not be
a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction, actual or constructive, of Tenant from the Premises. 

26

  

    15.2  Surrender of the Premises.  Upon the expiration or sooner termination of this Lease, Tenant shall
vacate and surrender the Premises to Landlord in the same condition as existed at the Commencement Date, except for (i) reasonable wear and tear, (ii) damage caused by any peril or
condemnation, (iii) contamination by Hazardous Materials for which Tenant is not responsible pursuant to ¶7.2A or ¶7.2B, and (iv) the initial Tenant Improvements.
In this regard, normal wear and tear shall be construed to mean wear and tear caused to the Premises by use over time and by the natural aging process which occurs in spite of prudent application of
maintenance, repair and janitorial practices, and does not include items of neglected or deferred maintenance. In any event, Tenant shall surrender the Premises to Landlord in broom-clean condition.
If Landlord so requests, Tenant shall, prior to the expiration or sooner termination of this Lease, remove any Tenant's Alterations which Tenant is required to remove pursuant to ¶5.2 and
repair all damage caused by such removal. If the Premises are not so surrendered at the termination of this Lease, Tenant shall be liable to Landlord for all costs incurred by Landlord in returning
the Premises to the required condition. Tenant shall indemnify Landlord against loss or liability resulting from delay by Tenant in so surrendering the Premises, including, without limitation, any
losses to Landlord due to lost opportunities to lease to succeeding tenants. 

    15.3  Holding Over.  This Lease shall terminate without further notice at the expiration of the Lease
Term. Any holding over by Tenant after expiration of the Lease Term shall not constitute a renewal or extension of the Lease or give Tenant any rights in or to the Premises except as expressly
provided in this Lease. Any holding over after such expiration with the written consent of Landlord shall be construed to be a tenancy from month to month on the same terms and conditions herein
specified insofar as applicable except that Base Monthly Rent shall be increased to an amount equal to 150% of the Base Monthly Rent payable during the last full calendar month of the Lease Term. 

    15.4  Subordination.  The following provisions shall govern the relationship of this Lease to any
Security Instrument: 

    A.  The
Lease is subject and subordinate to all Security Instruments existing as of the Effective Date. However, if any Lender so requires, this Lease shall become
prior and superior to any such Security Instrument. 

    B.  At
Landlord's election, this Lease shall become subject and subordinate to any Security Instrument created after the Effective Date. The effective subordination of
this Lease to any Security Instrument and Tenant's delivery of an instrument of subordination and/or attornment to the holder of any Security Instrument shall be subject to the fulfillment of the
conditions precedent that (i) the holder of the Security Instrument shall first have agreed in writing that so long as Tenant is not in default, this Lease
shall not be terminated by foreclosure or sale pursuant to the terms for such Security Instrument; and (ii) such subordination shall not otherwise restrict or limit the rights or increase the
obligations of Tenant under this Lease. 

    C.  Tenant
shall upon request execute any document or instrument reasonably required by any Lender to make this Lease either prior or subordinate to a Security
Instrument, which may include such other matters as the Lender customarily and reasonably requires in connection with such agreements, including provisions that the Lender not be liable for
(i) the return of any security deposit unless the Lender receives it from Landlord, and (ii) any defaults on the part of Landlord occurring prior to the time the Lender takes possession
of the Project in connection with the enforcement of its Security Instrument. Tenant's failure to execute any such document or instrument within 10 business days after written demand therefor shall
constitute an Event of Tenant's Default. 

27

 

    15.5  Mortgagee Protection and Attornment.  In the event of any default on the part of the Landlord,
Tenant will use reasonable efforts to give notice by registered mail to any Lender whose name and address has been provided to Tenant in writing and shall offer such Lender a reasonable opportunity to
cure the default (but not longer than Landlord's cure period). Tenant shall attorn to any purchaser of the Premises at any foreclosure sale or private sale conducted pursuant to any Security
Instrument encumbering the Premises, or to any grantee or transferee designated in any deed given in lieu of foreclosure. 

    15.6  Estoppel Certificates and Financial Statements.  At all times during the Lease Term, each party
agrees, following any request by the other party, promptly to execute and deliver to the requesting party within 10 business days following delivery of such request an estoppel certificate:
(i) certifying that this Lease is unmodified and in full force and effect or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full
force and effect, (ii) stating the date to which the rent and other charges are paid in advance, if any, (iii) acknowledging that there are not, to the certifying party's knowledge, any
uncured defaults on the part of any party hereunder or, if there are uncured defaults, specifying the nature of such defaults, and (iv) certifying such other information about the Lease as may
be reasonably required by the requesting party. A failure to deliver an estoppel certificate within 15 business days after delivery of a request therefor shall be a conclusive admission that, as of
the date of the request for such statement: (i) this Lease is unmodified except as may be represented by the requesting party in said request and is in full force and effect, (ii) there
are no uncured defaults in the requesting party's performance, and (iii) no rent has been paid more than 30 days in advance. At any time during the Lease Term Tenant shall, upon
15 days' prior written notice from Landlord, provide Tenant's most recent financial statement and financial statements covering the 24 month period prior to the date of such most recent
financial statement to any existing Lender or to any potential Lender or buyer of the Premises. Such statements shall be prepared in accordance with generally accepted accounting principles and, if
such is the normal practice of Tenant, shall be audited by an independent certified public accountant. 

    15.7  Reasonable Consent.  Whenever any party's approval or consent is required by this Lease before an
action may be taken by the other party, such approval or consent shall not be unreasonably withheld or delayed. 

    15.8  Notices.  Any notice required or desired to be given regarding this Lease shall be in writing and
may be given by personal delivery, by facsimile telecopy, by courier service, or by mail. A notice shall be deemed to have been given (i) on the third business day after mailing if such notice
was deposited in the United States mail, certified or registered, postage prepaid, addressed to the party to be served at its Address for Notices specified in  Section Q or Section R of the Summary (as applicable), (ii) when delivered if given
by personal delivery, and (iii) in all other cases when actually received at the party's Address for Notices. Either party may change its address by giving notice of the same in accordance with
this ¶15.8; provided, however, that any address to which notices may be sent must be a California address. 

    15.9  Attorneys' Fees.  In the event either Landlord or Tenant shall bring any action or legal proceeding
for an alleged breach of any provision of this Lease, to recover rent, to terminate this Lease or otherwise to enforce, protect or establish any term or covenant of this Lease, the prevailing party
shall be entitled to recover as a part of such action or proceeding, or in a separate action brought for that purpose, reasonable attorneys' fees, court costs, and experts' fees as may be fixed by the
court. 

    15.10  Corporate Authority.  If Tenant is a corporation (or partnership), each individual executing this
Lease on behalf of Tenant represents and warrants that he is duly authorized to execute and deliver this Lease on behalf of such corporation in accordance with the by-laws of 

28

 

such corporation (or partnership in accordance with the partnership agreement of such partnership) and that this Lease is binding upon such corporation (or partnership) in accordance with its terms.
Each of the persons executing this Lease on behalf of a corporation does hereby covenant and warrant that the party for whom it is executing this Lease is a duly authorized and existing corporation,
that it is qualified to do business in California, and that the corporation has full right and authority to enter into this Lease. 

    15.11  Miscellaneous.  Should any provision of this Lease prove to be invalid or illegal, such invalidity
or illegality shall in no way affect, impair or invalidate any other provision hereof, and such remaining provisions shall remain in full force and effect. Time is of the essence with respect to the
performance of every provision of this Lease in which time of performance is a factor. The captions used in this Lease are for convenience only and shall not be considered in the construction or
interpretation of any
provision hereof. Any executed copy of this Lease shall be deemed an original for all purposes. This Lease shall, subject to the provisions regarding assignment, apply to and bind the respective
heirs, successors, executors, administrators and assigns of Landlord and Tenant. "Party" shall mean Landlord or Tenant, as the context implies. If Tenant consists of more than one person or entity,
then all members of Tenant shall be jointly and severally liable hereunder. This Lease shall be construed and enforced in accordance with the laws of the State of California. The language in all parts
of this Lease shall in all cases be construed as a whole according to its fair meaning, and not strictly for or against either Landlord or Tenant. When the context of this Lease requires, the neuter
gender includes the masculine, the feminine, a partnership or corporation or joint venture, and the singular includes the plural. The terms "shall", "will" and "agree" are mandatory. The term "may" is
permissive. When a party is required to do something by this Lease, it shall do so at its sole cost and expense without right of reimbursement from the other party unless a provision of this Lease
expressly requires reimbursement. Landlord and Tenant agree that (i) Tenant's Gross Leasable Area includes any atriums, depressed loading docks, covered entrances or egresses, and covered
loading areas, (ii) each has had an opportunity to determine to its satisfaction the actual area of the Project and the Premises, (iii) all measurements of area contained in this Lease
are conclusively agreed to be correct and binding upon the parties, even if a subsequent measurement of any one of these areas determines that it is more or less than the amount of area reflected in
this Lease, and (iv) any such subsequent determination that the area is more or less than shown in this Lease shall not result in a change in any of the computations of rent, improvement
allowances, or other matters described in this Lease where area is a factor. Where a party hereto is obligated not to perform any act, such party is also obligated to restrain any others within its
control from performing said act, including the Agents of such party. Landlord shall not become or be deemed a partner or a joint venturer with Tenant by reason of the provisions of this Lease. 

    15.12  Termination by Exercise of Right.  If this Lease is terminated pursuant to its terms by the proper
exercise of a right to terminate specifically granted to Landlord or Tenant by this Lease, then this Lease shall terminate 30 days after the date the right to terminate is properly exercised
(unless another date is specified in that part of the Lease creating the right, in which event the date so specified for termination shall prevail), the rent and all other charges due hereunder shall
be prorated as of the date of termination, and neither Landlord nor Tenant shall have any further rights or obligations under this Lease except for those that have accrued prior to the date of
termination or those obligations which this Lease specifically provides are to survive termination. This ¶15.12 does not apply to a termination of this Lease by Landlord as a result of an
Event of Tenant's Default. 

    15.13  Brokerage Commissions.  Each party hereto (i) represents and warrants to the other that it
has not had any dealings with any real estate brokers, leasing agents or salesmen, or incurred any obligations for the payment of real estate brokerage commissions or finder's fees 

29

 

which would be earned or due and payable by reason of the execution of this Lease, other than to the Retained Real Estate Brokers described in  Section S of the Summary, and (ii) agrees to
indemnify, defend, and hold harmless the other party from any claim for any such commission
or fees which result
from the actions of the indemnifying party. Landlord shall be responsible for the payment of any commission owed to the Retained Real Estate Brokers for the payment of a commission as a result of the
execution of this Lease. 

    15.14  Force Majeure.  Any prevention, delay or stoppage due to strikes, lock-outs, inclement
weather, labor disputes, inability to obtain labor, materials, fuels or reasonable substitutes therefor, governmental restrictions, regulations, controls, action or inaction, civil commotion, fire or
other acts of God, and other causes beyond the reasonable control of the party obligated to perform (except financial inability) shall excuse the performance, for a period equal to the period of any
said prevention, delay or stoppage, of any obligation hereunder except the obligation of Tenant to pay rent to any other sums due hereunder. 

    15.15  Entire Agreement.  This Lease constitutes the entire agreement between the parties, and there are
no binding agreements or representations between the parties except as expressed herein. Tenant acknowledges that neither Landlord nor Landlord's Agents has made any legally binding representation or
warranty as to any matter except those expressly set forth herein, including any warranty as to (i) whether the Premises may be used for Tenant's intended use under existing Law,
(ii) the suitability of the Premises or the Project for the conduct of Tenant's business, or (iii) the condition of any improvements. There are no oral agreements between Landlord and
Tenant affecting this Lease, and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between Landlord and Tenant or
displayed by Landlord to Tenant with respect to the subject matter of this Lease. This instrument shall not be legally binding until it is executed by both Landlord and Tenant. No subsequent change or
addition to this Lease shall be binding unless in writing and signed by Landlord and Tenant. 

[SIGNATURES TO FOLLOW ON NEXT PAGE]

30

 

    IN
WITNESS WHEREOF, Landlord and Tenant have executed this Lease with the intent to be legally bound thereby, to be effective as of the Effective Date. 

	LANDLORD:	 	MARTIN CBP ASSOCIATES, L.P.,

a Delaware limited partnership
	

 	
 	

By:	
 	

MARTIN/CYPRESS, LLC,

a California limited liability company,

general partner
	

 	
 	

 	
 	

By:	
 	

THE MARTIN GROUP OF COMPANIES, INC.,

a California corporation,

managing member
	

 	
 	

 	
 	

 	
 	

By:	
 	

 	
 	

 
	 	 	 	 	 	 	 	 	

	

 	
 	

 	
 	

 	
 	

 	
 	

Its:	
 	

 
	 	 	 	 	 	 	 	 	 	 	

	
TENANT:	
 	

MPATH INTERACTIVE, INC.,

a Delaware corporation
	

 	
 	

By:	
 	

 	
 	

 	
 	

 	
 	

 
	 	 	 	 	

	

 	
 	

 	
 	

Its:	
 	

 	
 	

 	
 	

 
	 	 	 	 	 	 	

	

 	
 	

By:	
 	

 	
 	

 	
 	

 	
 	

 
	 	 	 	 	

	

 	
 	

 	
 	

Its:	
 	

 	
 	

 	
 	

 
	 	 	 	 	 	 	

31

 
 

Exhibit "A"
  Site Plan
  (To Be Attached)    
  

 
 

Exhibit "B"
  
    TENANT IMPROVEMENT AGREEMENT    
  

    This Tenant Improvement Agreement ("Agreement") is part of the Lease ("Lease") relating to certain premises ("Premises") which are more particularly shown in  Exhibit
 A of the Lease. Landlord and Tenant agree as follows with respect to the improvements to be installed in the Premises, the scope and
description of which shall be as set forth on the Tenant's Final Plans once approved by Landlord pursuant to Section 2.2 hereof (the "Tenant Improvements"): 

    1.  General.  

    1.1.  Tenant Improvements.  Tenant acknowledges that it shall lease the Premises in their "as is"
condition and Landlord shall have no obligation to make any improvements or to perform any work in the Premises whatsoever, except as otherwise expressly set forth herein or in the Lease. Landlord
shall have no obligation to install any additional units or distribution systems required or necessary for Tenant's use of and/or alterations to the Premises. Tenant shall be responsible for
performing all other work required to prepare the Premises for Tenant's occupancy pursuant to the Lease and as otherwise may be required to comply with applicable law. The work which is to be
performed by Tenant pursuant to the Lease and this Agreement is referred to as the "Tenant's Work". Tenant's Work shall be performed at Tenant's sole cost and expense and Tenant represents that the
Tenant Improvements to be installed pursuant to Tenant's Work shall cost in the aggregate at least Four Hundred Thousand and 00/100 Dollars ($400,000.00). Tenant acknowledges that a material
consideration for Landlord in entering into the Lease on the terms and conditions of the Lease is Tenant's agreement to install Tenant Improvements costing at least such amount. 

    2.  Approval of Plans for Tenant's Work.  

    2.1.  Approval of Architect.  Landlord retains the right to approve, in its reasonable discretion, the
engagement of an Architect by Tenant for the preparation of plans for Tenant's Work. Tenant shall retain such architect's administrative services throughout the performance of Tenant's Work. 

    2.2.  Tenant's Final Plans.  Within ninety (90) days after the date hereof and before commencing
any Tenant's Work, Tenant shall deliver to Landlord, for Landlord's review and approval, complete plans, specifications and working drawings which include (i) interior elevations;
(ii) floor plans; (iii) architectural finish schedule; (iv) reflected ceiling plans; (v) electrical, mechanical and plumbing plans; and (vi) outline specifications
which show in detail the intended design, construction and finishing of all portions of Tenant's Work, in sufficient detail for construction ("Tenant's Final Plans"). Within ten (10) business
days after Landlord's receipt of Tenant's Final Plans, Landlord shall either approve or disapprove Tenant's Final Plans in writing. If Landlord timely disapproves of Tenant's Final Plans, Landlord
shall set forth with specificity those items not acceptable t Landlord and the reasons therefor. Tenant shall then revise and resubmit Tenant's Final Plans to Landlord, and Landlord shall have five
(5) business days to approve or disapprove of such revised plans. If the revised Tenant's Final Plans have adequately and completely addressed the issues set forth by Landlord in its notice of
disapproval to Tenant, Landlord shall approve Tenant's Final Plans. Landlord's failure to notify Tenant of its approval or disapproval of Tenant's Final Plans within the foregoing time periods shall
be deemed Landlord's disapproval of Tenant's Final Plans. 

    2.3.  Landlord's Approval.  Landlord's approval of any of Tenant's plans, signs or materials samples
shall not be valid unless such approval is in writing and signed by Landlord. Landlord's approval of any of Tenant's plans, including any preliminary draft or version thereof, shall not be deemed to
be a representation as to their completeness, adequacy for Tenant's intended use of the Premises or compliance with applicable law. Tenant shall pay to Landlord all reasonable costs incurred by
Landlord's architect in the review of Tenant's Preliminary Plans and Tenant's Final Plans. Landlord shall not be entitled to any construction management fees. 

    3.  Standard of Construction.  Tenant's Work shall comply with all applicable laws, codes, rules and
regulations of all governmental and quasi-governmental authorities with jurisdiction. Only new and first-class materials shall be used in the construction of Tenant's Work. Tenant shall not change in
any material respect any portion of Tenant's Work from the description thereof contained in Tenant's Final Plans, as approved by Landlord, unless Tenant first obtains Landlord's written approval,
which approval shall not be unreasonably withheld or delayed. 

    4.  Prior to Commencement of Tenant's Work.  

    4.1.  Approval of Contractors.  Tenant's general contractor and primary subcontractors shall be subject
to Landlord's prior written approval and Tenant shall submit to Landlord, prior to the commencement of construction, by notice given in the manner specified in the Lease, the following information:
(i) the name and address of the general contractor and all primary subcontractors which Tenant proposes to
engage for the performance of Tenant's Work; (ii) the construction cost breakdown and total cost for all portions of Tenant's Work; (iii) the actual commencement date of construction and
the estimated date of completion of Tenant's Work, including fixturization; (iv) evidence of insurance as required by Section 6; and
(v) Tenant's contractor's performance and/or labor and materials bonds, if required by Landlord. All contractors engaged by Tenant shall be bondable, licensed contractors, possessing good labor
relations, capable of performing quality workmanship and working in harmony with Landlord's construction manager and other contractors on the job. 

    4.2.  Landlord's Approval of Sufficiency of Funds.  Prior to commencing any portion of Tenant's Work,
Tenant shall furnish to Landlord, for Landlord's review and approval, funding commitments or evidence of other financing arrangements that provide for payment of all costs of Tenant's Work. Such
evidence shall be in a form reasonably satisfactory to Landlord. 

    4.3.  Notice of Nonresponsibility.  Prior to the commencement of construction, Landlord shall have the
right to post in a conspicuous location on the Premises, as well as to record in the Alameda County Recorder's office, a Notice of Nonresponsibility. 

    5.  Commencement and Performance of Tenant's Work.  

    5.1.  Date of Commencement.  Tenant shall diligently proceed with Tenant's Work and shall complete
Tenant's Work as soon as possible. 

    5.2.  Coordination of Tenant's Work.  Tenant's contractors shall perform Tenant's Work in a manner and at
times that do not unreasonably interfere with the ongoing construction or business operations in the Building. Tenant and its contractors shall not do anything that would jeopardize the labor
relations of others in the Building. Any delays in the completion of Tenant's Work, and any damage to any work caused by Tenant's contractors, shall be at Tenant's cost and expense. 

    5.3.  Staging Areas.  Storage of Tenant's contractors' construction materials, tools and equipment shall
be confined within the Premises and in any other areas designated for such purposes by Landlord. If such materials, tools and equipment are assigned space or spaces outside the Premises, they shall be
moved to such other space as Landlord may direct from time to time in order to avoid interference or delays with other work or the ongoing construction or business operations in the Building. In no
event shall any materials or debris be stored in the common areas of the Building or in the premises of other tenants. Tenant's contractors shall not run pipes or conduits over or through any other
tenant's space, or the common areas of the Building, except as directed by Landlord. 

    5.4.  Supervision of Contractors.  Tenant's Work shall be performed in accordance with such reasonable
rules and regulations as Landlord shall promulgate from time to time. Tenant shall be fully responsible for, and shall indemnify, defend and protect Landlord with respect to, the operations and
activities of
Tenant's general contractor and all subcontractors employed by such general contractor, and all other individuals or contractors employed by Tenant in the completion of Tenant's Work. All such
contractors and/or individuals shall repair any damage which they may 

cause to any work in the Premises or the Building, and Tenant shall reimburse Landlord for any and all expenses reasonably and actually incurred by Landlord by reason of faulty work performed by
Tenant's contractor or subcontractors, damage to other work in the Building caused by Tenant's contractor or contractors, and delays caused by such work as the result of inadequate
clean-up. 

    5.5.  Changes to Tenant's Work.  Tenant shall obtain Landlord's written approval (which shall not be
unreasonably withheld or delayed) prior to performing any work that deviates in any material respect from Tenant's Final Plans, as previously approved by Landlord, or making any material modifications
to Landlord's building shell and/or utilities or other work not explicitly shown on Tenant's Final Plans, as previously approved in writing by Landlord. 

    6.  Insurance Required of Tenant and Tenant's Contractors.  

    6.1.  Workers' Compensation and Liability Insurance.  Tenant's general contractor and all subcontractors
shall carry, at a minimum, the following coverages, with the following limits of liability: 

    (a)  Workers' Compensation.  Workers' Compensation, as required by state law, plus Employer's Liability
Insurance, with a limit of not less than five hundred thousand dollars ($500,000.00), and any other insurance required by any employee benefit statute or other similar statute. 

    (b)  Liability.  Commercial General Liability Insurance (including Contractor's Protective Liability)
with a minimum combined single limit of liability of not less than Five Million Dollars ($5,000,000.00) provided that the insurance limits applicable to subcontractors shall be One Million Dollars
($1,000,000.00) per occurrence and Two Million Dollars ($2,000,000.00) in the aggregate. Such insurance shall provide for explosion, collapse and underground coverage. All such insurance shall provide
coverage against any and all claims for bodily injury, including death resulting therefrom, and damage to or destruction of property of any kind whatsoever and to whomsoever belonging and arising from
such contractor's operations, whether such operations are performed by Tenant's general contractor, subcontractors or any of their subcontractors, or by anyone directly or indirectly employed by any
of them. 

    6.2.  Tenant's Liability Insurance.  At all times during the performance of Tenant's Work, Tenant shall
obtain and maintain the liability insurance required to be maintained pursuant to the Lease. If required in order to provide such coverage, such policy shall be endorsed to insure against any loss or
damage arising out of the performance of Tenant's Work. 

    6.3.  Tenant's Builder's Risk Insurance.  Tenant shall obtain an "All Physical Loss" Builder's Risk
Insurance policy covering Tenant's Work. The policy shall name Landlord and Tenant as named insureds. The amount of insurance to be provided shall be one hundred percent (100%) of the replacement cost
of Tenant's Work. 

    6.4.  Additional Insureds.  Except as otherwise required by the express terms of this Agreement, all such
insurance policies required under this Agreement shall include Landlord and Landlord's lenders as additional insureds, except Workers' Compensation Insurance, which shall contain an endorsement
waiving all rights of subrogation against Landlord and its agents. All of Tenant's insurance in which Landlord is required to be an additional insured shall provide that such insurance coverage shall
not be reduced or canceled except upon thirty (30) days' prior written notice to Landlord. Tenant shall provide Landlord with certificates of insurance prior to the commencement of Tenant's
Work. Such certificates shall indicate that such insurance complies with the requirements of this Section 6, including the requirement that such
insurance coverage shall not be reduced or canceled except upon thirty (30) days' prior written notice to Landlord. 

    6.5.  Bonds; Liens.  Tenant's general contractor shall furnish bonds for one hundred percent (100%) of
the cost of Tenant's Work, covering the faithful performance of its contract and the payment of all obligations thereunder. Tenant shall keep the Premises free and clear of all claims 

and liens and shall indemnify, defend and protect Landlord against, and hold Landlord harmless from, any and all such claims and liens including, but not be limited to, attorneys' fees and costs. 

    7.  As-Built Plans.  Upon completion of Tenant's Work, Tenant shall submit to Landlord two
(2) complete sets of as-built plans (one (1) of which shall be reproducible) and specifications describing all portions of Tenant's Work. 

    8.  Inspection.  Landlord, and its agents, architects and contractors, shall have the right, but not the
obligation, to inspect Tenant's Work at any reasonable time during the construction thereof provided such rights are exercised in a manner intended not to impede the performance of Tenant's Work. If
Landlord discovers faulty construction or any deviation from the Tenant's Final Plans approved by Landlord, then Tenant, at its cost and expense, shall cause its contractors or subcontractors to make
corrections promptly; provided, however, that neither the privilege herein granted to Landlord to make such inspections, nor the making of such inspection by Landlord to require conformance by Tenant
to the terms and conditions of this Agreement, shall constitute a representation or warranty by Landlord that the Tenant's Work have been constructed in accordance with applicable law or any other
standard. 

 
 

Exhibit "C"
  
    INTENTIONALLY DELETED    
  

 
 

Exhibit "D"    
  

	LANDLORD:	 	Martin CBP Associates, L.P.
	

TENANT:	
 	

Mpath Interactive, Inc.
	

LEASE DATE:	
 	

July            , 1999
	

PREMISES:	
 	

685 Clyde

Mountain View, California
	

Pursuant to paragraph 2.4 of the referenced Lease, the "Commencement Date" is hereby established as September      , 1999. Rent shall Commence on September      , 1999 and the lease
shall terminate on March      , 2005.
	

LANDLORD:	
 	

MARTIN CBP ASSOCIATES, L.P.,

a Delaware limited partnership
	

 	
 	

By:	
 	

MARTIN/CYPRESS, LLC,

a California limited liability company,

general partner
	

 	
 	

 	
 	

By:	
 	

THE MARTIN GROUP OF COMPANIES, INC.,

a California corporation,

managing member
	

 	
 	

 	
 	

 	
 	

By:	
 	

 	
 	

 
	 	 	 	 	 	 	 	 	

	

 	
 	

 	
 	

 	
 	

 	
 	

Its:	
 	

 
	 	 	 	 	 	 	 	 	 	 	

	

TENANT:	
 	

MPATH INTERACTIVE, INC.,

a Delaware corporation
	

 	
 	

By:	
 	

 	
 	

 	
 	

 	
 	

 
	 	 	 	 	

	

 	
 	

 	
 	

Its:	
 	

 	
 	

 	
 	

 
	 	 	 	 	 	 	

 
 

Exhibit "E"
  
    Description of Recording Information
  
    for Private Restrictions    
  

None as of the date of the Lease  

 
 

Exhibit "F"
  
    Sign Criteria
  
    (To Be Attached)    
  

 
 

Exhibit "G"
  
    INTENTIONALLY DELETED    
  

 
 

Exhibit "H"
  
    Hazardous Materials Questionnaire
  
    (ten (10) page questionnaire follows)    
  

QuickLinks

TABLE OF CONTENTS

SUMMARY OF BASIC LEASE TERMS

LEASE

Exhibit "A" Site Plan (To Be Attached)

Exhibit "B" TENANT IMPROVEMENT AGREEMENT

Exhibit "C" INTENTIONALLY DELETED

Exhibit "D"

Exhibit "E" Description of Recording Information for Private Restrictions

Exhibit "F" Sign Criteria (To Be Attached)

Exhibit "G" INTENTIONALLY DELETED

Exhibit "H" Hazardous Materials Questionnaire (ten (10) page questionnaire follows)

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