Document:

Lease dated July 1, 2007

 Exhibit 10.26.1 
 First Amendment to Lease Agreement 
 Lease Renewal 
 This First Amendment to Lease Agreement (the “Amendment”) is made and entered into to be effective as of July 1, 2007 (the “Effective
Date”), by and between SUNNYVALE BUSINESS PARK I, LLC, a Delaware limited liability company, and SUNNYVALE BUSINESS PARK SUB, LLC, a Delaware limited liability company (collectively, “Landlord”), and SYNPLICITY, INC., a
California corporation (“Tenant”), with reference to the following facts: 
 Recitals 
 A. Sunnyvale Business Park, a California limited partnership (the “Original Landlord”), and Tenant have entered into that certain Lease Agreement
dated as of July 9, 2002 (the “Lease”), for the leasing of certain premises consisting of approximately 66,212 rentable square feet located at 600 West California Avenue, Sunnyvale, California (the “Premises”)
as such Premises are more fully described in the Lease. 
 B. In June 2005, Original Landlord transferred its right, title and interest to Sunnyvale
Park II, LLC, Sunnyvale Park III, LLC and Sunnyvale Park IV, LLC, as tenants in common (collectively, “Interim Landlord”) and Interim Landlord assumed the obligations of Original Landlord under the Lease to the extent such
obligations first arose on and after June 30, 2005. In December 2005, Interim Landlord transferred all of their rights, title and interests in and to the Lease to Landlord and Landlord assumed the obligations of Interim Landlord under the Lease
to the extent such obligations first arose and accrued on or after December 12, 2005. 
 C. Landlord and Tenant now wish to amend the Lease to
provide for, among other things, the extension of the Term of the Lease, upon and subject to each of the terms, conditions, and provisions set forth herein. 
 NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 
 1. Recitals: Landlord and Tenant agree that the above recitals are true and correct and are hereby incorporated herein as though set forth
in full. 
 2. Term: The Term of the Lease, which is currently scheduled to expire on August 31, 2007, is hereby extended
from September 1, 2007 (the “Extension Commencement Date”) to June 30, 2013 (the “Revised Expiration Date”), unless sooner terminated in accordance with the terms of the Lease. The 70-month period from and
after the Extension Commencement Date through the Revised Expiration Date shall hereinafter be referred to as the “Extended Term”. 
 3. Condition of Premises: Tenant acknowledges and agrees that its possession of the Premises after July 1, 2007 is a continuation of Tenant’s possession of the Premises under the Lease. Tenant is familiar with the
condition of the Premises, and agrees to accept the Premises in their existing condition and state of repair, “AS IS”, without any obligation of Landlord to remodel, improve or alter the Premises, to perform any other construction or work
of improvement upon the Premises, or to provide Tenant with any construction or refurbishing allowance except as provided in Exhibit A attached to this Amendment. Notwithstanding the foregoing, Landlord shall remain obligated to maintain,
repair and replace portions of the Premises, to the extent provided in the Lease. The Tenant Improvements (defined in Exhibit A) shall be installed in accordance with the terms, conditions, criteria and provisions set forth in Exhibit
A attached to this Amendment, and not pursuant to Exhibit B attached to the Lease. Any Tenant Improvements to be constructed hereunder shall be in compliance with the requirements of the Americans with Disabilities Act, a federal law codified at
42 U.S.C. 12101 et seq., including, but not limited to Title III thereof, all regulations and guidelines related thereto and all requirements of Title 24 of the State of California, and all costs incurred for purposes of compliance therewith shall
be a part of and included in the costs of the Tenant Improvements. Tenant acknowledges that no representations or warranties of any kind, express or implied, respecting the condition of the Premises, Building, or Park or have been made by Landlord
or any agent of Landlord to Tenant, except as expressly set forth herein. 
 4. Base Rent: The Basic Lease Information and
Section 3 of the Lease are hereby modified to provide that, as of the Effective Date, the monthly Base Rent payable by Tenant to Landlord, in accordance with the provisions of Section 3 of the Lease shall be as follows:

  

			
	 Period
	  	 Monthly Base Rent

	 7/1/07-6/30/08
	  	$102,628.60
	 7/1/08-6/30/09
	  	$105,939.20
	 7/1/09-6/30/10
	  	$109,249.80
	 7/1/10-6/30/11
	  	$112,560.40
	 7/1/11-6/30/12
	  	$115,871.00
	 7/1/12-6/30/13
	  	$119,181.60

 5. Option to Extend: As of the Effective Date, the Lease shall be amended by
inserting and incorporating therein Addendum 1 attached hereto. 
  

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 6. Expansion Space: As of the Effective Date, the Lease shall be amended by inserting and
incorporating therein Addendum 2 attached hereto. 
 7. Security Deposit: As of the Effective Date, Section 4 of the Lease
is hereby amended by adding the following at the end of such Section: 
 “Tenant hereby waives (i) California Civil
Code Section 1950.7 (or any successor law) and any and all other laws, rules and regulations applicable to security deposits in the commercial context (“Security Deposit Laws”), and (ii) any and all rights, duties and
obligations either party may now or, in the future, will have relating to or arising from the Security Deposit Laws. Notwithstanding anything to the contrary contained herein, the Security Deposit may be retained and applied by Landlord (a) to
offset Rent which is unpaid beyond applicable notice and cure periods either before or after termination of this Lease, and (b) against other damages suffered by Landlord as a result of a default of any term, covenant or condition of this Lease
by Tenant beyond applicable notice and cure periods before or after termination of this Lease.” 
 8. Operating Expenses:
As of the Effective Date, Section 6.1.11 of the Lease is hereby amended by adding the following at the end of such Section: 
 “; and (h) costs incurred by Landlord to separately meter and divide utilities between the Premises and other tenants’ premises within the Building.” 
 9. Wi-Fi Network: As of the Effective Date, Article 10 of the Lease is hereby amended by adding the following subsection: 
 “10.1.1 Wi-Fi Network. Without limiting the generality of the foregoing, in the event Tenant desires to install
wireless intranet, Internet and communications network (“Wi-Fi Network“) in the Premises for the use by Tenant and its employees, then the same shall be subject to the provisions of this Section 10.1.1 (in addition to the other
provisions of this Article 10). In the event Landlord consents to Tenant’s installation of such Wi-Fi Network, Tenant shall, in accordance with Section 10.2 below, remove the Wi-Fi Network from the Premises prior to the termination of the
Lease. Tenant shall use the Wi-Fi Network so as not to cause any interference to other tenants in the Building or to other tenants at the Park or with any other tenant’s communication equipment, and not to damage the Building or Park or
interfere with the normal operation of the Building or Park and Tenant hereby agrees to indemnify, defend and hold Landlord harmless from and against any and all claims, costs, damages, expenses and liabilities (including attorneys’ fees)
arising out of Tenant’s failure to comply with the provisions of this Section 10.1.1, except to the extent same is caused by the gross negligence or willful misconduct of Landlord and which is not covered by the insurance carried by Tenant
under this Lease (or which would not be covered by the insurance required to be carried by Tenant under this Lease). Should any interference occur, Tenant shall take all necessary steps as soon as reasonably possible and no later than three
(3) business days following such occurrence to correct such interference. If such interference continues after such three (3) business day period, Tenant shall immediately cease operating such Wi-Fi Network until such interference is
corrected or remedied to Landlord’s satisfaction. Tenant acknowledges that Landlord has granted and/or may grant telecommunication rights to other tenants and occupants of the Building and to telecommunication service providers and in no event
shall Landlord be liable to Tenant for any interference of the same with such Wi-Fi Network. Landlord makes no representation that the Wi-Fi Network will be able to receive or transmit communication signals without interference or disturbance.
Tenant shall (i) be solely responsible for any damage caused as a result of the Wi-Fi Network, (ii) promptly pay any tax, license or permit fees charged pursuant to any laws or regulations in connection with the installation, maintenance
or use of the Wi-Fi Network and comply with all precautions and safeguards recommended by all governmental authorities, and (iii) pay for all necessary repairs, replacements to or maintenance of the Wi-Fi Network, and (iv) be responsible
for any modifications, additions or repairs to the Building systems or infrastructure which are required by reason of the installation or operation of Tenant’s Wi-Fi Network. Should Landlord be required to retain professionals to research any
interference issues that may arise and to confirm Tenant’s compliance with the terms of this Section 10.1.1, Landlord shall retain such professionals at commercially reasonable rates, and Tenant shall reimburse Landlord within twenty
(20) days following submission to Tenant of an invoice from Landlord, which costs shall not exceed $1,000 per year (except in the event of a default by Tenant hereunder). This reimbursement obligation is independent of any rights or remedies
Landlord may have in the event of a breach of default by Tenant under this Lease.” 
 10. Surrender of Premises: As of the
Effective Date, Section 10.2 of the Lease is hereby amended by adding the following at the end of such Section: 
 “Notwithstanding anything to the contrary contained herein, Landlord shall, after the expiration or earlier termination of the Lease, remove all the electronic, fiber, phone and data cabling and related equipment that has been
installed in or around the Premises (collectively, the “Cabling”). Landlord and Tenant hereby acknowledge and agree that parties shall share equally in the cost of removing all such Cabling. Tenant hereby authorizes Landlord to
deduct Tenant’s portion of such Cabling removal costs from the Security Deposit following the expiration or earlier termination of the Lease. As of the date hereof, Landlord estimates that the total cost to remove the Cabling is approximately
Ten Thousand Dollars ($10,000).” 
  

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 11. Right of Entry: As of the Effective Date, the second full sentence of Section 18
of the Lease is hereby amended by adding the following at the end of such sentence: 
 “; provided, however, Landlord
shall not provide any of Landlord’s contractors with keys to the Premises, except in the event of an emergency, and all of Landlord’s contractors must sign at Tenant’s front desk before accessing the Premises.” 
 12. Furniture: As of the Effective Date, Section 41 of the Lease is hereby deleted in its entirety and, inserted in lieu thereof is
the following: 
 “Landlord and Tenant acknowledge and agree that during the Term of this Lease, Landlord shall lease to
Tenant, at no additional cost or expense, certain furniture systems listed in Exhibit J attached hereto and made a part hereof (“Furniture”). Such leasing of the Furniture to Tenant is on an “AS-IS, WITH ALL FAULTS”
basis and subject to all of the terms of this Lease (including, without limitation, Article 10, of this Lease), without recourse, representation or warranty of any kind or nature, express or implied, including without limitation, habitability,
merchantability or fitness for a particular purpose. At any time prior to the expiration or earlier termination of this Lease, Tenant shall have the right to purchase all (but not less than all) of the Furniture for One Dollar ($1). In the event
that Tenant elects to purchase the Furniture, (a) Tenant shall notify Landlord and the parties shall execute a commercially reasonable bill of sale to effectuate such purchase (b) the Furniture shall be sold to Tenant on an “AS-IS,
WITH ALL FAULTS” basis and without recourse, representation or warranty of any kind or nature, express or implied, including without limitation, habitability, merchantability or fitness for a particular purpose, and (c) the Furniture shall
promptly be removed from the Premises by Tenant upon the expiration or earlier termination of the Lease in accordance with the terms of Article 10 of the Lease. In the event that Tenant does not elect to purchase the Furniture, then, upon the
expiration or earlier termination of the Lease, the Furniture shall be returned and surrendered to Landlord in the same condition received, reasonable wear and tear and damage by Landlord or by casualty, excepted. Landlord shall have no obligation
to repair, maintain or insure any of the Furniture. Tenant shall not have the right or ability to (i) remove or materially modify the Furniture (unless the Furniture has already been purchased from Landlord pursuant to the terms hereof) or
(ii) assign or sublet any of the Furniture except in conjunction with this Lease and the Premises (unless the Furniture has already been purchased from Landlord pursuant to the terms hereof). Tenant shall pay any taxes and assessments
attributable to the Furniture.” 
 13. OFAC Compliance: As of the Effective Date, the following provision shall be added
to the Lease as Article 42 and made a part thereof: 
 “42. OFAC Compliance 
 (a) Tenant represents and warrants that (i) Tenant and each person or entity owning an interest in Tenant is (1) not currently
identified on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) and/or on any other similar list maintained by OFAC pursuant to any
authorizing statute, executive order or regulation (collectively, the “List”), and (2) not a person or entity with whom a citizen of the United States is prohibited to engage in transactions by any trade embargo, economic
sanction, or other prohibition of United States law, regulation, or Executive Order of the President of the United States, (ii) none of the funds or other assets of Tenant constitute property of, or are beneficially owned, directly or
indirectly, by any Embargoed Person (as hereinafter defined), (iii) no Embargoed Person has any interest of any nature whatsoever in Tenant (whether directly or indirectly), (iv) none of the funds of Tenant have been derived from any
unlawful activity with the result that the investment in Tenant is prohibited by law or that the Lease is in violation of law, and (v) Tenant has implemented procedures, and will consistently apply those procedures, to ensure the foregoing
representations and warranties remain true and correct at all times. The term “Embargoed Person” means any person, entity or government subject to trade restrictions under U.S. law, including but not limited to, the International
Emergency Economic Powers Act, 50 U.S.C. §1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or regulations promulgated thereunder with the result that the investment in Tenant is prohibited by law
or Tenant is in violation of law. 
 (b) Tenant covenants and agrees (i) to comply with all requirements of law relating
to money laundering, anti-terrorism, trade embargos and economic sanctions, now or hereafter in effect, (ii) to immediately notify Landlord in writing if any of the representations, warranties or covenants set forth in this paragraph or the
preceding paragraph are no longer true or have been breached or if Tenant has a reasonable basis to believe that they may no longer be true or have been breached, (iii) not to use funds from any “Prohibited Person” (as such term is
defined in the September 24, 2001 Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism) to make any payment due to Landlord under the Lease and (iv) at the request
of Landlord, to provide such information as may be requested by Landlord to determine Tenant’s compliance with the terms hereof. 
  

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 (c) Tenant hereby acknowledges and agrees that Tenant’s inclusion on the List at any
time during the Lease Term shall be a material default of the Lease. Notwithstanding anything herein to the contrary, Tenant shall not permit the Premises or any portion thereof to be used or occupied by any person or entity on the List or by any
Embargoed Person (on a permanent, temporary or transient basis), and any such use or occupancy of the Premises by any such person or entity shall be a material default of the Lease.” 
 14. HVAC Warranty: Landlord and Tenant acknowledge and agree that, pursuant to that certain report prepared by Paragon Mechanical, Inc.,
dated January 18, 2007 (the “HVAC Report”), certain repair work to the HVAC equipment serving the Premises is necessary. Landlord agrees to complete at its sole cost and expense and without charging any of such repair costs to
Tenant as an element of Operating Costs (or in any other manner), all of the work identified in the HVAC Report and any HVAC repair work that is related thereto. Landlord hereby represents and warrants to Tenant that, commencing on July 1, 2007
and continuing until October 31, 2007 (the “Review Period”), the HVAC equipment serving the Premises will be in good working order and condition. In the event that Tenant notifies Landlord during the Review Period, in writing,
that the HVAC equipment serving the Premises is not in good working condition, Landlord shall use commercially reasonable efforts to cause such HVAC equipment to be promptly repaired, at Landlord’s sole cost and expense, unless any deficiencies
to such systems are caused by the acts or omissions of Tenant or any of Tenant’s Representatives. If Tenant fails to timely deliver written notice to Landlord within the Review Period that the HVAC equipment is not in good working condition,
Landlord shall have no obligation to perform any repair or replacement work to such HVAC equipment thereafter, except as otherwise expressly provided in the Lease. 
 15. Brokers: Tenant represents and warrants that it has had no dealings with any real estate broker, agent or finder in connection with this Amendment except for Donette Clarens and Christine
Sahadi-Slonek of Cornish & Carey Commercial to whom Landlord shall pay a brokerage commission equal to four percent (4%) of the total rental for the Extended Term. If Tenant has dealt with any other person, real estate broker or agent
with respect to this Amendment, Tenant shall be solely responsible for the payment of any fee due to said person or firm, and Tenant shall indemnify, defend and hold Landlord free and harmless against any liability, claim, judgment, damages with
respect thereto, including attorneys’ fees and costs. 
 16. Effect of Amendment: Except as modified herein, the terms and
conditions of the Lease shall remain unmodified and continue in full force and effect. In the event of any conflict between the terms and conditions of the Lease and this Amendment, the terms and conditions of this Amendment shall prevail.

 17. Definitions: Unless otherwise defined in this Amendment, all terms not defined in this Amendment shall have the meaning
set forth in the Lease. 
 18. Authority: Landlord and Tenant represent and warrant that (1) with respect to each person
executing this Amendment on the respective parties’ behalf, such person is duly and validly authorized to do so on behalf of the entity it purports to so bind, and (2) if such party is a partnership, limited liability company, corporation
or trustee, that such partnership, corporation or trustee has full right and authority to enter into this Lease and perform all of its obligations hereunder. Tenant hereby warrants that this Amendment is valid and binding upon Tenant and enforceable
against Tenant in accordance with its terms. 
 19. Incorporation. The terms and provisions of the Lease are hereby
incorporated in this Amendment. 
 IN WITNESS WHEREOF, the parties have executed this Amendment as of the date and year first above written.

 Landlord: 
 SUNNYVALE BUSINESS PARK I, LLC, 

a Delaware limited liability company 
  

											
	By:	 	PRINCIPAL REAL ESTATE INVESTORS, LLC,	 		 		 	
		 	a Delaware limited liability company,	 		 		 	
		 	its authorized signatory	 		 		 	
						
		 	By:	 	/s/ John H. Root	 		 	Dated:	 	 
		 	Name:	 	John H. Root	 		 		 	
		 	Its:	 	Investment Director Asset Management	 		 		 	

 SUNNYVALE BUSINESS PARK SUB, LLC, 
 a Delaware limited liability company 
  

											
	By:	 	PRINCIPAL REAL ESTATE INVESTORS, LLC,	 		 		 	
		 	a Delaware limited liability company,	 		 		 	
		 	its authorized signatory	 		 		 	
						
		 	By:	 	/s/ John H. Root	 		 	Dated:	 	 
		 	Name:	 	John H. Root	 		 		 	
		 	Its:	 	Investment Director Asset Management	 		 		 	

 ///signatures continue on next page/// 
  

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 ///continued from previous page/// 
 Tenant: 
 SYNPLICITY, INC., 
 a California corporation 
  

									
		 		 	
					
	By:	 	/s/ Gary Meyers	 		 	Dated:	 	 
	Name:	 	Gary Meyers	 		 		 	
	Its:	 	President and CEO	 		 		 	
					
	By:	 	/s/ John Hanlon	 		 	Dated:	 	 
	Name:	 	John Hanlon	 		 		 	
	Its:	 	Sr. VP and CFO	 		 		 	

  
  

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 Exhibit A to First Amendment to Lease Agreement 
 Tenant Improvements 
 This exhibit, entitled
“Tenant Improvements”, is and shall constitute Exhibit A to that certain First Amendment to Lease Agreement dated July 1, 2007 (the “Amendment”), by and between SUNNYVALE BUSINESS PARK I, LLC, a Delaware
limited liability company, and SUNNYVALE BUSINESS PARK SUB, LLC, a Delaware limited liability company ( collectively, “Landlord”), and SYNPLICITY, INC., a California corporation (“Tenant”), for the leasing of
certain premises located at 600 West California Avenue, Sunnyvale, California (the “Premises”). The terms, conditions and provisions of this Exhibit A are hereby incorporated into and are made a part of the Lease. Any
capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease and the Amendment: 
 1. Tenant To Construct Tenant Improvements. Subject to the provisions below, Tenant shall be solely responsible for the planning, construction and completion of the interior tenant improvements (“Tenant
Improvements”) to the Premises in accordance with the terms and conditions of this Exhibit A. The Tenant Improvements shall not include any of Tenant’s personal property, telephone and/or data equipment, trade fixtures,
furnishings, equipment or similar items. 
 2. Tenant Improvement Plans. 
 A. Preliminary Plans and Specifications. Prior to the construction of the Tenant Improvements, Tenant shall retain a licensed and insured
architect (“Architect”) to prepare preliminary working architectural and engineering plans and specifications (“Preliminary Plans and Specifications”) for the Tenant Improvements. Tenant shall deliver the
Preliminary Plans and Specifications to Landlord. The Preliminary Plans and Specifications shall be in sufficient detail to show locations, types and requirements for all heat loads, people loads, floor loads, power and plumbing, regular and special
HVAC needs, telephone communications, telephone and electrical outlets, lighting, lighting fixtures and related power, and electrical and telephone switches. Landlord shall reasonably approve or disapprove the Preliminary Plans and Specifications
within five (5) days after Landlord receives the Preliminary Plans and Specifications and, if disapproved, Landlord shall return the Preliminary Plans and Specifications to Tenant, who shall make all necessary revisions within ten
(10) days after Tenant’s receipt thereof. This procedure shall be repeated until Landlord approves the Preliminary Plans and Specifications. The approved Preliminary Plans and Specifications, as modified, shall be deemed the “Final
Preliminary Plans and Specifications”. 
 B. Final Plans and Specifications. After the Final Preliminary Plans and
Specifications are approved by Landlord and are deemed to be the Final Preliminary Plans and Specifications, Tenant shall cause the Architect to prepare in twenty (20) days following Landlord’s approval of the Final Preliminary Plans and
Specifications the final working architectural and engineering plans, specifications and drawings, (“Final Plans and Specifications”) for the Tenant Improvements. Tenant shall then deliver the Final Plans and Specifications to
Landlord. Landlord shall reasonably approve or disapprove the Final Plans and Specifications within five (5) days after Landlord receives the Final Plans and Specifications and, if disapproved, Landlord shall return the Final Plans and
Specifications to Tenant who shall make all necessary revisions within ten (10) days after Tenant’s receipt thereof. This procedure shall be repeated until Landlord approves, in writing, the Final Plans and Specifications. Landlord shall
not reasonably disapprove any portion of the Final Preliminary Plans and Specifications to the extent in conformance with the Preliminary Plans and Specifications previously approved by Landlord. The approved Final Plans and Specifications, as
modified, shall be deemed the “Construction Documents”. Landlord agrees that the Tenant Improvements may include the items listed in the attached Exhibit A-2; provided, however, such Tenant Improvements, and the
construction and installation thereof, shall be subject to all of the terms and conditions of the Amendment. 
 C. Miscellaneous.
All deliveries of the Preliminary Plans and Specifications, the Final Preliminary Plans and Specifications, the Final Plans and Specifications, and the Construction Documents shall be delivered by messenger service, by personal hand delivery
or by overnight parcel service. While Landlord has the right to approve the Preliminary Plans and Specifications, the Final Preliminary Plans and Specifications, the Final Plans and Specifications, and the Construction Documents, Landlord’s
interest in doing so is to protect the Premises, the Building and Landlord’s interest. Accordingly, Tenant shall not rely upon Landlord’s approvals, and Landlord shall not be the guarantor of, nor responsible for, the adequacy and
correctness or accuracy of the Preliminary Plans and Specifications, the Final Preliminary Plans and Specifications, the Final Plans and Specifications, and the Construction Documents, or the compliance thereof with applicable laws, and Landlord
shall incur no liability of any kind by reason of granting such approvals. 
 D. Building Standard Work. The Construction
Documents shall provide that the Tenant Improvements to be constructed in accordance therewith must be at least equal, in quality, to Landlord’s building standard materials, quantities and procedures then in use by Landlord. 
 E. Construction Agreements. Tenant hereby covenants and agrees that a provision shall be included in each and every agreement made with the
Architect and the Contractor with respect to the Tenant Improvements specifying that Landlord shall be a third party beneficiary thereof, including without limitation, a third party beneficiary of all covenants, representations, indemnities and
warranties made by the Architect and/or Contractor. 
 3. Permits. Tenant at its sole cost and expense (subject to the provisions of Paragraph
5 below) shall obtain all governmental approvals of the Construction Documents to the full extent necessary for the issuance of a building permit for the Tenant Improvements based upon such Construction Documents. Tenant at its sole cost and expense
shall also cause to be obtained all other necessary approvals and permits from all governmental 

  

 Exhibit A, Page 1 

 
agencies having jurisdiction or authority for the construction and installation of the Tenant Improvements in accordance with the approved Construction
Documents. Tenant at its sole cost and expense (subject to the provisions of Paragraph 5 below) shall undertake all steps necessary to insure that the construction of the Tenant Improvements is accomplished in strict compliance with all statutes,
laws, ordinances, codes, rules, and regulations applicable to the construction of the Tenant Improvements and the requirements and standards of any insurance underwriting board, inspection bureau or insurance carrier insuring the Premises and/or the
Building. 
 4. Construction. 
 A. Tenant shall be solely responsible for the construction, installation and completion of the Tenant Improvements in accordance with the Construction Documents approved by Landlord and is solely responsible for the payment of all
amounts when payable in connection therewith without any cost or expense to Landlord, except for Landlord’s obligation to contribute the Tenant Improvement Allowance in accordance with the provisions of Paragraph 5 below. Tenant shall
diligently proceed with the construction, installation and completion of the Tenant Improvements in accordance with the Construction Documents and the completion schedule reasonably approved by Landlord. No material changes shall be made to the
Construction Documents and the completion schedule approved by Landlord without Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed. In the event that, following approval of the Construction Documents
by Landlord, Tenant desires to not construct any approved Tenant Improvement, then, in accordance with the immediately preceding sentence, Tenant shall revise the Construction Documents and again obtain approval thereof from Landlord, such approval
not to be unreasonably withheld or delayed. 
 B. Tenant at its sole cost and expense (subject to the provisions of Paragraph 5 below)
shall employ a licensed, insured and bonded general contractor (“Contractor”) to construct the Tenant Improvements in accordance with the Construction Documents. The construction contracts between Tenant and the Contractor and
between the Contractor and subcontractors shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld or delayed. Proof that the Contractor is licensed in California, is bonded as required under
California law, and has the insurance specified in Exhibit A-1, attached hereto and incorporated herein by this reference, shall be provided to Landlord at the time that Tenant requests approval of the Contractor from Landlord. Tenant shall
comply with or cause the Contractor to comply with all other terms and provisions of Exhibit A-1.  
 C. Prior to the
commencement of the construction and installation of the Tenant Improvements, Tenant shall provide the following to Landlord, all of which shall be to Landlord’s reasonable satisfaction: 
 (i) An estimated budget and cost breakdown for the Tenant Improvements. 
 (ii) Estimated completion schedule for the Tenant Improvements. 
 (iii) Copies of all required approvals and permits from governmental agencies having jurisdiction or authority for the construction and
installation of the Tenant Improvements; provided, however, if prior to commencement of the construction and installation of Tenant Improvements Tenant has not received the electrical, plumbing or mechanical permits, Tenant shall only be required to
provide Landlord with evidence that Tenant has made application therefor, and, upon receipt by Tenant of such permits, Tenant shall promptly provide Landlord with copies thereof. 
 (iv) Evidence of Tenant’s procurement of insurance required to be obtained pursuant to the provisions of Paragraphs 4.B and 4.G.

 D. Landlord shall at all reasonable times (but subject to the terms and provisions of the Lease) have a right to inspect the Tenant
Improvements (provided Landlord does not materially interfere with the work being performed by the Contractor or its subcontractors) and Tenant shall immediately cease work upon written notice from Landlord if the Tenant Improvements are not in
compliance with the Construction Documents approved by Landlord. If Landlord shall give notice of faulty construction or any other deviation from the Construction Documents, Tenant shall cause the Contractor to make corrections promptly. However,
neither the privilege herein granted to Landlord to make such inspections, nor the making of such inspections by Landlord, shall operate as a waiver of any rights of Landlord to require good and workmanlike construction and improvements constructed
in accordance with the Construction Documents. 
 E. Subject to Landlord complying with its obligations in Paragraph 5 below, Tenant
shall pay and discharge promptly and fully all claims for labor done and materials and services furnished in connection with the Tenant Improvements. The Tenant Improvements shall not be commenced until five (5) business days after Landlord has
received notice from Tenant stating the date the construction of the Tenant Improvements is to commence so that Landlord can post and record any appropriate Notice of Non-responsibility. 
 F. Tenant acknowledges and agrees that the agreements and covenants of Tenant in Sections 10 and 9 of the Lease shall be fully applicable to
Tenant’s construction of the Tenant Improvements; provided, however, Tenant shall not be obligated to obtain a completion bond with respect to construction of the Tenant Improvements. 
 G. Tenant shall maintain, and cause to be maintained, during the construction of the Tenant Improvements, at its sole cost and expense, insurance
of the types and in the amounts specified in Exhibit A-1 and in Section 12 of the Lease, together with builders’ risk insurance for the amount of the completed value of the Tenant Improvements on an all-risk non-reporting form
covering all improvements under construction, including building materials, and other insurance in amounts and against such risks as the Landlord shall reasonably require in connection with the Tenant Improvements. 
  

 Exhibit A, Page 2 

 H. No materials, equipment or fixtures shall be delivered to or installed upon the Premises
pursuant to any agreement by which another party has a security interest or rights to remove or repossess such items, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. 
 I. Landlord reserves the right to establish reasonable rules and regulations for the use of the Building during the course of construction of the
Tenant Improvements, including, but not limited to, construction parking, storage of materials, hours of work, use of elevators, and clean-up of construction related debris. 
 J. Upon completion of the Tenant Improvements, Tenant shall deliver to Landlord the following, all of which shall be to Landlord’s reasonable
satisfaction: 
 (i) Any certificates required for occupancy, including a permanent and complete Certificate of Occupancy
issued by the City of Sunnyvale. 
 (ii) A Certificate of Completion signed by the Architect who prepared the Construction
Documents, reasonably approved by Landlord. 
 (iii) A cost breakdown itemizing all expenses for the Tenant Improvements,
together with invoices and receipts for the same or other evidence of payment. 
 (iv) Final and unconditional mechanic’s
lien waivers for all the Tenant Improvements. 
 (v) A Notice of Completion for execution by Landlord, which certificate once
executed by Landlord shall be recorded by Tenant in the official records of the County of Santa Clara, and Tenant shall then deliver to Landlord a true and correct copy of the recorded Notice of Completion. 
 (vi) A true and complete copy of all as-built plans and drawings for the Tenant Improvements. 
 As used in this Exhibit A, “Substantial Completion” shall mean Landlord’s receipt of all of the documents set forth in this
Section 4.J. 
 5. Tenant Improvement Allowance. 
 A. Subject to Tenant’s compliance with the provisions of this Exhibit A, Landlord shall provide to Tenant an allowance in the amount of Three Hundred Thirty-One Thousand Sixty Dollars and 00/100
dollars and ($331,060.00) (the “Tenant Improvement Allowance”) to construct and install only the Tenant Improvements. The Tenant Improvement Allowance shall be used to design, prepare, plan, obtain the approval of, construct and
install the Tenant Improvements and for no other purpose. Except as otherwise expressly provided herein, Landlord shall have no obligation to contribute the Tenant Improvement Allowance to the Tenant Improvement Costs (as defined below) unless and
until the Construction Documents have been approved by Landlord and Tenant has complied with all requirements set forth in Paragraph 4.C. of this Exhibit A. In addition to the foregoing, Landlord shall have no obligation to disburse all or
any portion of the Tenant Improvement Allowance to Tenant unless Tenant makes a progress payment request pursuant to the terms and conditions of Section 5.B. below prior to September 30, 2008. The costs to be paid out of the Tenant
Improvement Allowance shall include all reasonable costs and expenses associated with the design, preparation, approval, planning, construction and installation of the Tenant Improvements, including the items expressly set forth in Exhibit
A-2, (the “Tenant Improvement Costs”), including all of the following: 
 (i) All costs of the
Preliminary Plans and Specifications, the Final Plans and Specifications, and the Construction Documents, and engineering costs associated with completion of the State of California energy utilization calculations under Title 24 legislation:

 (ii) All costs of obtaining building permits and other necessary authorizations from local governmental authorities;

 (iii) All costs of interior design and finish schedule plans and specifications including as-built drawings, if applicable;

 (iv) All direct and indirect costs of procuring, constructing and installing the Tenant Improvements in the Premises,
including, but not limited to, the construction fee for overhead and profit and the cost of all on-site supervisory and administrative staff, office, equipment and temporary services rendered by the Contractor in connection with the construction of
the Tenant Improvements; provided, however, that the construction fee for overhead and profit, the cost of all on-site supervisory and administrative staff, office, equipment and temporary services shall not exceed amounts which are reasonable and
customary for such items in the local construction industry; 
 (v) All fees payable to the Architect and any engineer if they
are required to redesign any portion of the Tenant Improvements following Tenant’s and Landlord’s approval of the Construction Documents; 
 (vi) Utility connection fees, if any; 
 (vii) Inspection fees and filing fees payable to
local governmental authorities, if any; 
 (viii) All costs of all permanently affixed equipment and non-trade fixtures
provided for in the Construction Documents, including the cost of installation; and, 
 (ix) A construction management fee
payable to Landlord in the amount of five percent (5%) of the Tenant Improvement Allowance (the “CM Fee”). 
  

 Exhibit A, Page 3 

 The Tenant Improvement Allowance shall be the maximum contribution by Landlord for the Tenant Improvement Costs, and the
disbursement of the Tenant Improvement Allowance is subject to the terms contained hereinbelow. 
 B. Except for payment of the CM
Fee, and subject to Section 5.A. above, Landlord will make payments to Tenant from the Tenant Improvement Allowance to reimburse Tenant for Tenant Improvement Costs paid or incurred by Tenant. Payment of the CM Fee shall be made by means of a
deduction or credit against the Tenant Improvement Allowance. All other payments of the Tenant Improvement Allowance shall be by progress payments not more frequently than once per month and only after satisfaction of the following conditions
precedent: (a) receipt by Landlord of conditional mechanics’ lien releases for the work completed and to be paid by said progress payment, conditioned only on the payment of the sums set forth in the mechanics’ lien release, executed
by the Contractor and all subcontractors, labor suppliers and materialmen; (b) receipt by Landlord of unconditional mechanics’ lien releases from the Contractor and all subcontractors, labor suppliers and materialmen for all work other
than that being paid by the current progress payment previously completed by the Contractor, subcontractors, labor suppliers and materialmen and for which Tenant has received funds from the Tenant Improvement Allowance to pay for such work;
(c) receipt by Landlord of any and all documentation reasonably required by Landlord detailing the work that has been completed and the materials and supplies used as of the date of Tenant’s request for the progress payment, including,
without limitation, invoices, bills, or statements for the work completed and the materials and supplies used; and (d) completion by Landlord or Landlord’s agents of any inspections of the work completed and materials and supplies used as
deemed reasonably necessary by Landlord. Except for the CM Fee payment (credit), Tenant Improvement Allowance progress payments shall be paid to Tenant within fourteen (14) days from the satisfaction of the conditions set forth in the
immediately preceding sentence. The preceding notwithstanding, all Tenant Improvement Costs paid or incurred by Tenant prior to Landlord’s approval of the Construction Documents in connection with the design and planning of the Tenant
Improvements by Architect shall be paid from the Tenant Improvement Allowance, without any retention, within fourteen (14) days following Landlord’s receipt of invoices, bills or statements from Architect evidencing such costs.
Notwithstanding the foregoing to the contrary, Landlord shall be entitled to withhold and retain five percent (5%) of the Tenant Improvement Allowance or of any Tenant Improvement Allowance progress payment until the date that is thirty
(30) days after Substantial Completion. 
 C. Landlord shall not be obligated to pay any Tenant Improvement Allowance progress
payment or the Tenant Improvement Allowance retention if on the date Tenant is entitled to receive the Tenant Improvement Allowance progress payment or the Tenant Improvement Allowance retention Tenant is in default of the Lease. Such payments shall
resume upon Tenant curing any such default within the time periods which may be provided for in the Lease. 
 D. Should the total cost
of constructing the Tenant Improvements be less than the Tenant Improvement Allowance, the Tenant Improvement Allowance shall be automatically reduced to the amount equal to said actual cost. 
 E. The term “Excess Tenant Improvement Costs” as used herein shall mean and refer to the aggregate of the amount by which the
actual Tenant Improvement Costs exceed the Tenant Improvement Allowance. Tenant shall promptly pay any and all Excess Tenant Improvement Costs. 
 6.
Termination. If the Lease is terminated prior to the date on which the Tenant Improvements are completed, for any reason due to the default of Tenant hereunder, in addition to any other remedies available to Landlord under the Lease,
Tenant shall pay to Landlord as Additional Rent under the Lease, within five (5) days of receipt of a statement therefor, any and all costs incurred by Landlord and not reimbursed or otherwise paid by Tenant through the date of termination in
connection with the Tenant Improvements to the extent planned, installed and/or constructed as of such date of termination, including, but not limited to, any costs related to the removal of all or any portion of the Tenant Improvements and
restoration costs related thereto. Subject to the provisions of Section 10.2 of the Lease, upon the expiration or earlier termination of the Lease, Tenant shall not be required to remove the Tenant Improvements it being the intention of the
parties that the Tenant Improvements are to be considered incorporated into the Building. 
 7. Lease Provisions; Conflict. The terms and
provisions of the Lease and Amendment, insofar as they are applicable, in whole or in part, to this Exhibit A, are hereby incorporated herein by reference. In the event of any conflict between the terms of the Lease and Amendment and this
Exhibit A, the terms of this Exhibit A shall prevail. Any amounts payable by Tenant to Landlord hereunder shall be deemed to be Additional Rent under the Lease and, upon any default in the payment of same, Landlord shall have all
rights and remedies available to it as provided for in the Lease and Amendment. 
  

 Exhibit A, Page 4 

 Exhibit A-1 
 Construction Insurance Requirements 
 Before commencing work, the contractor shall procure and maintain at its sole
cost and expense until completion and final acceptance of the work, at least the following minimum levels of insurance. 
 A. Workers’
Compensation in statutory amounts and Employers Liability Insurance in the minimum amounts of $100,000 each accident for bodily injury by accident and $100,000 each employee for bodily injury by disease with a $500,000 policy limit, covering each
and every worker used in connection with the contract work. 
 B. Comprehensive General Liability Insurance on an occurrence basis including, but not
limited to, protection for Premises/Operations Liability, Broad Form Contractual Liability, Owner’s and Contractor’s Protective, and Products/Completed Operations Liability*, in the following minimum limits of liability. 
  

			
	 Bodily Injury, Property Damage, and Personal Injury Liability
	  	$2,000,000/each occurrence
		  	$3,000,000/aggregate

 * Products/Completed Operations Liability Insurance is to be provided for a period of at least one
(1) year after completion of work. 
 Coverage should include protection for Explosion, Collapse and Underground Damage. 
 C. Comprehensive Automobile Liability Insurance with the following minimum limits of liability. 
  

			
	 Bodily Injury and Property
	  	$1,000,000/each occurrence
	 Damage Liability
	  	$2,000,000/aggregate

 This insurance will apply to all owned, non-owned or hired automobiles to be used by the
Contractor in the completion of the work. 
 D. Umbrella Liability Insurance in a minimum amount of five million dollars ($5,000,000), providing
excess coverage on a following-form basis over the Employer’s Liability limit in Paragraph A and the liability coverages outlined in Paragraphs B and C. 
 E. Equipment and Installation coverages in the broadest form available covering Contractor’s tools and equipment and material not accepted by Tenant. Tenant will provide Builders Risk Insurance on all accepted and installed
materials. 
 All policies of insurance, duplicates thereof or certificates evidencing coverage shall be delivered to Landlord prior to commencement of any
work and shall name Landlord, and its partners and lenders as additional insureds as their interests may appear. All insurance policies shall (1) be issued by a company or companies licensed to be business in the state of California,
(2) provide that no cancellation, non-renewal or material modification shall be effective without thirty (30) days prior written notice provided to Landlord, (3) provide no deductible greater than $15,000 per occurrence,
(4) contain a waiver to subrogation clause in favor of Landlord, and its partners and lenders, and (5) comply with the requirements of Sections 12.2, 12.3 and 12.4 of the Lease to the extent such requirements are applicable. 
  

 Exhibit A-1 

 Exhibit A-2 
 Tenant Improvements 
 Subject to the terms and conditions of the Amendment, Tenant Improvements may include the
following (to be described in detail in the Preliminary Plans and Specifications): 
  

	1.	Expansion of the existing shower facilities in the Premises to include complete bathroom facilities. 

  

	2.	Installation of new conduit in the cement flooring of the conference rooms for the purpose of running voice, data, and power cabling. 

  

 Exhibit A-2 

 Addendum 1 
 Option to Extend 
 This Option to Extend Addendum (the “Addendum”) is incorporated as part of that
certain First Amendment to Lease Agreement dated July 1, 2007(the “Amendment”), by and between SUNNYVALE BUSINESS PARK I, LLC, a Delaware limited liability company, and SUNNYVALE BUSINESS PARK SUB, LLC, a Delaware limited
liability company (collectively, “Landlord”), and SYNPLICITY, INC., a California corporation (“Tenant”), for the leasing of those certain premises located at 600 West California Avenue, Sunnyvale, California, as
more particularly described in the Amendment (the “Premises”). The Amendment amends that certain Lease Agreement dated as of July 9, 2002, by and between Landlord (as successor-in-interest) and Tenant (the
“Lease”). Any capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease and the Amendment. 
 1. Grant of Extension Option. Subject to the provisions, limitations and conditions set forth in Paragraph 5 below, Tenant shall have an option (“Option”) to extend the Extended Term for
five (5) years (the “Second Extended Term”). 
 2. Tenant’s Option Notice. Tenant shall have the right to deliver
written notice to Landlord of its intent to exercise this Option (the “Option Notice”). If Landlord does not receive the Option Notice from Tenant on a date which is neither more than Two Hundred Seventy (270) days nor less
than One Hundred Eighty (180) days prior to the end of the Extended Term, all rights under this Option shall automatically terminate and shall be of no further force or effect. Upon the proper exercise of this Option, subject to the provisions,
limitations and conditions set forth in Paragraph 5 below, the Extended Term shall be extended for the Second Extended Term. 
 3. Establishing the
Initial Monthly Base Rent for the Second Extended Term. The initial monthly Base Rent for the Second Extended Term shall be equal to ninety-five percent (95%) of the then Fair Market Rental Rate, as hereinafter defined. As used herein,
the “Fair Market Rental Rate” payable by Tenant for the Second Extended Term shall mean the Base Rent for the highest and best use for comparable space at which non-equity tenants, as of the commencement of the lease term for the
Second Extended Term, will be leasing non-sublease, non-equity, unencumbered space comparable in size, location and quality to the Premises for a comparable term, which comparable space is located in the Building and in other comparable buildings in
the vicinity of the Building, taking into consideration all out-of-pocket concessions generally being granted at such time for such comparable space, including the condition and value of existing tenant improvements in the Premises. The Fair Market
Rental Rate shall include the periodic rental increases that would be included for space leased for the period of the Second Extended Term. 
 If Landlord and Tenant are unable to agree on the Fair Market Rental Rate for the Second Extended Term within ten
(10) days of receipt by Landlord of the Option Notice for the Second Extended Term, Landlord and Tenant each, at its cost and by giving notice to the other party, shall appoint a competent and impartial commercial real estate broker
(hereinafter “broker”) with at least ten (10) years’ full-time commercial real estate brokerage experience in the geographical area of the Premises to set the Fair Market Rental Rate for the Second Extended Term. If either
Landlord or Tenant does not appoint a broker within ten (10) days after the other party has given notice of the name of its broker, the single broker appointed shall be the sole broker and shall set the Fair Market Rental Rate for the Second
Extended Term. If two (2) brokers are appointed by Landlord and Tenant as stated in this paragraph, they shall meet promptly and attempt to set the Fair Market Rental Rate. In addition, if either of the first two (2) brokers fails to
submit their opinion of the Fair Market Rental Rate within the time frames set forth below, then the single Fair Market Rental Rate submitted shall automatically be the initial monthly Base Rent for the Second Extended Term and shall be binding upon
Landlord and Tenant. If the two (2) brokers are unable to agree within ten (10) days after the second broker has been appointed, they shall attempt to select a third broker, meeting the qualifications stated in this paragraph within ten
(10) days after the last day the two (2) brokers are given to set the Fair Market Rental Rate. If the two (2) brokers are unable to agree on the third broker, either Landlord or Tenant by giving ten (10) days’ written notice
to the other party, can apply to the Presiding Judge of the Superior Court of the county in which the Premises is located for the selection of a third broker who meets the qualifications stated in this paragraph. Landlord and Tenant each shall bear
one-half ( 1/2) of the cost of appointing the third broker and of paying the third broker’s fee. The third
broker, however selected, shall be a person who has not previously acted in any capacity for either Landlord or Tenant. Within fifteen (15) days after the selection of the third broker, the third broker shall select one of the two Fair Market
Rental Rates submitted by the first two brokers as the Fair Market Rental Rate for the Second Extended Term. The determination of the Fair Market Rental Rate by the third broker shall be binding upon Landlord and Tenant. 
 In no event shall the monthly Base Rent for any period of the Second Extended Term as determined pursuant to this Addendum, be less than the highest monthly Base Rent
charged during the Extended Term. Upon determination of the initial monthly Base Rent for the Second Extended Term pursuant to the terms outlined above, Landlord and Tenant shall immediately execute an amendment to the Lease. Such lease amendment
shall set forth among other things, the initial monthly Base Rent for the Second Extended Term and the actual commencement date and expiration date of the Second Extended Term. Tenant shall have no other right to further extend the initial term of
the Lease under this Addendum unless Landlord and Tenant otherwise expressly agree in writing. 
 4. Condition of Premises and Brokerage Commissions
for the Second Extended Term. If Tenant timely and properly exercises this Option, in strict accordance with the terms contained herein: (1) Tenant shall accept the Premises in its then “As-Is” condition and, accordingly,
Landlord shall not be required to perform any additional improvements to the Premises; and (2) Tenant hereby agrees that it will be solely responsible for any and all brokerage commissions and finder’s fees payable to any broker now or
hereafter procured or hired by Tenant or who otherwise claims a commission based on any act or statement of Tenant (“Tenant’s Broker”) in connection with the Option. Tenant hereby further agrees that Landlord shall in no event
or circumstance be responsible for the payment of any such commissions and fees to Tenant’s Broker, and Tenant shall indemnify, defend and hold Landlord free and harmless against any liability, claim, judgment, or damages with respect thereto,
including attorneys’ fees and costs. 
 5. Limitations On, and Conditions To, Extension Option. This Option is personal to Tenant and may
not be assigned, voluntarily or involuntarily, separate from or as part of the Lease. At Landlord’s option, all rights 

  

 Addendum 1, Page 1 

 
of Tenant under this Option shall terminate and be of no force or effect if any of the following individual events occur or any combination thereof occur:
(1) Tenant has been in default at any time during the initial term of the Lease beyond all applicable notice and cure periods, or is in default of any provision of the Lease on the date Landlord receives the Option Notice; and/or
(2) Tenant has assigned its rights and obligations under all or part of the Lease or Tenant has subleased all or part of the Premises; and/or (3) the net profits and financial condition of Tenant are not reasonably adequate and sufficient
in relation to the then remaining obligations of Tenant under this Lease as reasonably determined by Landlord; and/or (4) Tenant has failed to exercise properly this Option in a timely manner in strict accordance with the provisions of this
Addendum; and/or (5) Tenant no longer has possession of all or any part of the Premises under the Lease, or if the Lease has been terminated earlier, pursuant to the terms and provisions of the Lease. 
 6. Time is of the Essence. Time is of the essence with respect to each and every time period set forth in this Addendum. 
  

 Addendum 1, Page 2 

 Addendum 2 
 Right of First Offer 
 This Addendum 2 (the “ROFO Addendum”) is incorporated as a part of that
certain First Amendment to Lease Agreement dated July 1, 2007 (the “Amendment”), by and between SUNNYVALE BUSINESS PARK I, LLC, a Delaware limited liability company, and SUNNYVALE BUSINESS PARK SUB, LLC, a Delaware limited
liability company (collectively, “Landlord”), and SYNPLICITY, INC., a California corporation (“Tenant”), for the leasing of those certain premises located at 600 West California Avenue, Sunnyvale, California, as
more particularly described in the Amendment (the “Premises”). The Amendment amends that certain Lease Agreement dated as of July 9, 2002, by and between Landlord (as successor-in-interest) and Tenant (the
“Lease”). Any capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease and the Amendment. 
 1. Right of First Offer. During the Extended Term, Tenant shall have a recurring right of first offer (“First Offer Right”) to lease the remainder of the space within the Building not
currently leased by Tenant (the “First Offer Space”) which may become available for lease as provided hereinbelow as determined by Landlord. For purposes hereof, the First Offer Space shall become available for lease to Tenant
immediately prior to the time Landlord intends to submit to a third party a bona fide proposal or letter of intent to lease all or any portion of the First Offer Space. Notwithstanding anything herein to the contrary, Tenant’s First Offer Right
set forth herein shall be subject and subordinate to all expansion, first offer and similar rights currently set forth in any lease which has been executed as of the date of execution of this Amendment, as such leases may be modified, amended or
extended (collectively, the “Superior Rights”). 
 2. Terms and Conditions. Landlord shall give Tenant written notice (the
“First Offer Notice”) that the First Offer Space will or has become available for lease by Tenant as provided above (as such availability is determined by Landlord) pursuant to the terms of Tenant’s First Offer Right, as set
forth in this ROFO Addendum, provided that no holder of Superior Rights desires to lease all or any portion of the First Offer Space. Any such Landlord’s First Offer Notice delivered by Landlord in accordance with the provisions of
Section 1 above shall set forth the terms upon which Landlord would lease the First Offer Space to Tenant, including, without limitation (i) the anticipated date upon which the First Offer Space will be available for lease by Tenant and
the commencement date therefor, (ii) the Base Rent payable for the First Offer Space, which shall be equal to the then Fair Market Rental Rate for the First Offer Space (as defined in this Section 2 below and as determined by Landlord),
and (iii) the term of the lease for the First Offer Space which shall in all events be coterminous with the Term of the Lease for the original Premises. As of the commencement of the First Offer Space term, Landlord shall deliver to Tenant
possession of the First Offer Space in its then existing condition and state of repair, “AS IS”, without any obligation of Landlord to remodel, improve or alter the First Offer Space, to perform any other construction or work of
improvement upon the First Offer Space, or to provide Tenant with any construction or refurbishment allowance. Tenant acknowledges that no representations or warranties of any kind, express or implied, respecting the condition of the First Offer
Space, Building, or Park have been made by Landlord or any agent of Landlord to Tenant, except as expressly set forth herein. Tenant further acknowledges that neither Landlord nor any of Landlord’s agents, representatives or employees have made
any representations as to the suitability or fitness of the First Offer Space for the conduct of Tenant’s business, or for any other purpose. Any exception to the foregoing provisions must be made by express written agreement signed by both
parties. As used herein, the “Fair Market Rental Rate” payable by Tenant for the First Offer Space shall mean the Base Rent for the highest and best use for comparable space at which non-equity tenants, as of the commencement of the
lease term for the First Offer Space, will be leasing non-sublease, non-equity, unencumbered space comparable in size, location and quality to the First Offer Space for a comparable term, which comparable space is located in the Building and in
other comparable first-class buildings in the vicinity of the Building, taking into consideration all out-of-pocket concessions generally being granted at such time for such comparable space for the lease term for the First Offer Space, including
the condition and value of existing tenant improvements in the First Offer Space. The Fair Market Rental Rate shall include the periodic rental increases that would be included for space leased for the period the First Offer Space will be covered by
the Lease and the Amendment. 
 3. Procedure for Acceptance. On or before the date which is fourteen (14) days after Tenant’s receipt
of Landlord’s First Offer Notice (the “Election Date”), Tenant shall deliver written notice to Landlord (“Tenant’s Election Notice”) pursuant to which Tenant shall have the right to elect either to:
(i) lease the entire First Offer Space described in the First Offer Notice upon the terms set forth in the First Offer Notice; or (ii) refuse to lease such First Offer Space identified in the First Offer Notice. If Tenant does not respond
in writing to Landlord’s First Offer Notice by the Election Date, Tenant shall be deemed to have elected not to lease the First Offer Space. If Tenant elects or is deemed to have elected not to lease the First Offer Space, then Landlord shall
thereafter have the right to lease all or any portion of such First Offer Space to anyone to whom Landlord desires on any terms Landlord desires. Tenant’s First Offer Right as set forth in this ROFO Addendum shall be continuous throughout the
Term, and, if not exercised with respect to any particular First Offer Notice, shall be applicable to each subsequent occasion that the First Offer Space becomes available for lease (as determined by Landlord). 
 4. Determination of First Offer Space Fair Market Rent. If Landlord and Tenant are unable to agree on the Fair Market Rental Rate for the First Offer Space
within ten (10) days of receipt by Landlord of Tenant’s Election Notice for the First Offer Space, Landlord and Tenant each, at its cost and by giving notice to the other party, shall appoint a competent and impartial commercial real
estate broker (hereinafter “broker”) with at least ten (10) years’ full-time commercial real estate brokerage experience in the geographical area of the Premises to set the Fair Market Rental Rate for the First Offer
Space. If either Landlord or Tenant does not appoint a broker within ten (10) days after the other party has given notice of the name of its broker, the single broker appointed shall be the sole broker and shall set the Fair Market Rental Rate
for the First Offer Space. If two (2) brokers are appointed by Landlord and Tenant as stated in this paragraph, they shall meet promptly and attempt to set the Fair Market Rental Rate. In addition, if either of the first two (2) brokers
fails to submit their opinion of the Fair Market Rental Rate within the time frames set forth below, then the single Fair Market Rental Rate submitted shall 

  

 Addendum 2, Page 1 

 
automatically be the initial monthly Base Rent for the First Offer Space and shall be binding upon Landlord and Tenant. If the two (2) brokers are
unable to agree within ten (10) days after the second broker has been appointed, they shall attempt to select a third broker, meeting the qualifications stated in this paragraph within ten (10) days after the last day the two
(2) brokers are given to set the Fair Market Rental Rate. If the two (2) brokers are unable to agree on the third broker, either Landlord or Tenant by giving ten (10) days’ written notice to the other party, can apply to the
Presiding Judge of the Superior Court of the county in which the Premises is located for the selection of a third broker who meets the qualifications stated in this paragraph. Landlord and Tenant each shall bear one-half ( 1/2) of the cost of appointing the third broker and of paying the third broker’s fee. The third broker, however
selected, shall be a person who has not previously acted in any capacity for either Landlord or Tenant. Within fifteen (15) days after the selection of the third broker, the third broker shall select one of the two Fair Market Rental Rates
submitted by the first two brokers as the Fair Market Rental Rate for the First Offer Space. The determination of the Fair Market Rental Rate by the third broker shall be binding upon Landlord and Tenant. 
 5. Lease of First Offer Space. If Tenant timely exercises this First Offer Right as set forth herein, Tenant shall provide Landlord a non-refundable
deposit, equivalent to the last month’s Base Rent for the First Offer Space and the parties shall have ten (10) business days after Landlord receives Tenant’s Election Notice and deposit from Tenant in which to execute an amendment to
the Lease adding such First Offer Space to the Premises on all of the terms and conditions as applicable to the initial Premises, as modified to reflect the terms and conditions as set forth in Landlord’s First Offer Notice. Upon full execution
of an amendment for the First Offer Space, the non-refundable deposit shall be credited toward Base Rent or the security deposit for the First Offer Space, as agreed between the parties. Notwithstanding anything to the contrary contained herein,
Tenant must elect to exercise its First Offer Right provided herein, if at all, with respect to all of the space offered by Landlord to Tenant in Landlord’s First Offer Notice at any particular time, and Tenant may not elect to lease only a
portion thereof. 
 6. Limitations on, and Conditions to, First Offer Right. Notwithstanding anything in the foregoing to the contrary, at
Landlord’s option, and in addition to all of Landlord’s remedies under this Lease, at law or in equity, the First Offer Right hereinabove granted to Tenant shall not be deemed to be properly exercised if any of the following individual
events occur or any combination thereof occur:(i) at any time Tenant has been in default of the performance of any of the covenants, conditions or agreements to be performed under the Lease or the Amendment beyond all applicable notice and cure
periods; and/or (ii) on the scheduled commencement date for Tenant’s lease of the First Offer Space, Tenant is in default under the Lease or the Amendment; and/or (iii) Tenant has assigned its rights and obligations under all or part
of the Lease or Tenant has subleased all or part of the Premises; and/or (iv) Tenant’s financial condition is unacceptable to Landlord at the time Tenant’s Election Notice is delivered to Landlord; and/or (v) Tenant has failed to
exercise properly this First Offer Right in a timely manner in strict accordance with the provisions of this ROFO Addendum; and/or (vi) Tenant no longer has possession of all or any part of the Premises under the Lease, or if the Lease has been
terminated earlier, pursuant to the terms and provisions of the Lease. Tenant’s First Offer Right to lease the First Offer Space is personal to the original Tenant executing this Amendment, and may not be assigned or exercised, voluntarily or
involuntarily, by or to, any person or entity other than the original Tenant, and shall only be available to and exercisable by the Tenant when the original Tenant is in actual and physical possession of the entire Premises.  
 7. Brokers. Tenant hereby agrees that it will solely be responsible for any and all brokerage commissions and finder’s fees payable to any broker in
connection with any of the First Offer Space described herein and Tenant shall indemnify, defend and hold Landlord free and harmless against any liability, claim, judgment, or damages with respect thereto, including attorneys’ fees and
costs. 
  

 Addendum 2, Page 2Lease dated July 21, 2007

 Exhibit 10.37.1 
 

 
 OFFICE LEASE 
 This Lease (“LEASE”), dated for reference purposes only, 
 August 7, 2007 
 is made by and between 
 AMERICAN PROPERTY
MANAGEMENT CORP. as agent for and on behalf of 
 WESTON INVESTMENT CO. LLC, (“LESSOR”), and 
 Synplicity Inc., a California Corporation, (“LESSEE”) 
 AMERICAN PROPERTY MANAGEMENT CORP. Account #C-282-6671-03 
 LESSOR hereby leases to LESSEE the
following: 
 Suite #201 consisting of approximately 2,658 rentable square feet (“Premises”) 
 (See Standard of Measurement Section 1.1) 
 (This measurement includes a load factor for the Building of 10%) 
 in the Beaverton Plaza Office Building 

located at 3720 SW 141st Avenue, Beaverton, OR 97005 (“Building”) 
 for a term commencing sixty (60) days after issuance of a building permit; (“Commencement Date”) 
 and
continuing for a full sixty (60) calendar months; (“Expiration Date”) 
 at an initial Base Rental of
$2,990.25 (U.S.) per month (“Base Rent”) (see Section 37.1) 
 payable in advance on the first day of each month at

 2154 N.E. Broadway, Suite #200, Portland, Oregon 97232-1561 
 commencing sixty (60) days after issuance of a building permit. 
 10/11/06 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (1) 

 LESSOR and LESSEE covenant and agree as follows: 
  

	1.1	STANDARD OF MEASUREMENT 

  

	 	a.)	Useable Square Footage 

 Is that area from the
center of the tenant demising wall to the center of the opposite tenant demising wall which is established by the American National Standard Method of Measurement of Office Floor Space (ANSI Z65.1-1980) and the Building Owners and Manager
Association (BOMA). 
  

	 	b.)	Load Factor 

 Is a percentage of all the Building
common areas such as Building lobby, elevator lobbies, common hallways, common restrooms, common utility service closets, common conference room, common canteen/kitchen lounge areas and designated smoking areas. Not calculated are vertical floor
penetrations such as stairways, elevator shafts or mechanical shafts. 
  

	 	c.)	Rentable Square Footage 

 Is the calculated useable
square footage plus a percentage of the common area of the Building. The total of the two equal rentable square footage. 
 Formula:

 2,416 useable square feet + 10% Load Factor = 2,658 rentable square feet 
 Note: The actual common area square footage may exceed the Load Factor of this Lease. 
  

	 	d.)	These square footages are approximations only and may vary from the actual square footage. Prior to occupancy LESSEE may inspect and measure the Premises to confirm the square
footage. As of occupancy LESSEE shall be deemed to have accepted the Premises, and will be deemed to have waived any objection to the square footage approximations set forth herein. 

  

	2.1	DELIVERY OF POSSESSION 

 Should LESSOR be unable to
deliver possession of the Premises on the date fixed for the Commencement Date of the term, the Commencement Date will be deferred and LESSEE shall owe no rent until receiving notice from LESSOR tendering possession to LESSEE. If possession is not
so tendered within 90 days following the Commencement Date of the term, then LESSEE may elect to cancel this LEASE by providing written notice to LESSOR within 10 days following expiration of the 90 day period. LESSOR shall have no liability to
LESSEE for delay in delivering possession, nor shall such delay extend the term of this LEASE in any manner. 
  

	2.2	EARLY POSSESSION 

 If LESSEE occupies the Premises
prior to said Commencement Date, such occupancy shall be subject to all provisions of this LEASE, such occupancy shall not advance the Expiration Date, and LESSEE shall pay rent for such period at the initial monthly rates set forth above.

  

	2.3	ACCEPTANCE OF PREMISES 

 Except as may be provided
for in any exhibit, appendix or rider hereto, occupancy shall be construed to mean that LESSEE expressly acknowledges that it has fully inspected the Premises and accepts the Premises in their present condition. LESSEE further acknowledges LESSOR
shall not be responsible for any alterations, improvements or repairs unless by written agreement of the parties, attached to and made a part of this LEASE. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (2) 

	3.1	RENT PAYMENT 

 Upon LESSEE’S execution of the
LEASE, LESSEE shall pay the Base Rent for the first calendar month of the LEASE term for which rent is payable. LESSEE shall pay the Base Rent for the Premises and any additional charges provided herein without deduction or offset. Rent for any
partial month during the lease term shall be prorated to reflect the number of days during the month that LESSEE occupies the Premises based on a thirty (30) day month/360 day year. Rent or any additional charges not paid when due shall bear
interest at the rate of one-and-one-half percent (1 1/2%) per month until paid in full. LESSOR may at its option impose a late charge of .10 for each $1 due or $50.00, whichever is greater, for rent or other additional charges paid made more
than 10 days after its due date in lieu of interest for the first month of delinquency, without waiving any other remedies available for default. 
  

	4.1	SECURITY DEPOSIT 

 Concurrently with the execution
of this LEASE by the LESSEE, LESSEE shall deliver to LESSOR Two Thousand Nine Hundred Ninety and 25/100’s dollars ($2,990.25) as security for the full, timely and faithful performance by LESSEE of every covenant and condition of
this LEASE. It is expressly understood and agreed the security deposit is not an advance of rental deposit or a measure of LESSOR’S damages in the case of a default. This deposit shall not bear interest. The security deposit shall not be
considered a trust fund. LESSOR does not represent that LESSOR is acting as a trustee or in any fiduciary capacity in controlling or using LESSEE’S security deposit as provided for herein. If LESSEE shall default with respect to any covenant or
condition of this LEASE, LESSOR may apply the whole or part of such security deposit to the payment of any sum in default or any other sum, which LESSOR may be, required to spend by reason of LESSEE’S default. In such event, LESSEE shall upon
demand immediately pay to LESSOR the amount necessary to restore the security deposit to its original amount. When the Base Rent is adjusted per the terms of this LEASE, an additional amount shall be paid to bring the security deposit amount
equal to the newly adjusted Base Rent amount. If LESSEE, complies with all of the covenants and conditions of this LEASE, the security deposit or any balance thereof shall be returned to the LESSEE within sixty (60) days after the
Expiration Date of the lease term. 
  

	5.1	USE 

 LESSEE shall use the Premises for professional
business office use only with no retail sales or manufacturing and for no other purpose without LESSOR’S consent. In connection with its use, LESSEE shall at its expense promptly comply with all applicable laws, ordinances, rules and
regulations of any public authority and shall not annoy, obstruct, or interfere with the rights of the other tenants of the Building. LESSEE shall create no nuisance nor allow any objectionable fumes, noise, or vibrations to be emitted from the
Premises. LESSEE shall not conduct any activities that will increase LESSOR’S insurance rates for any portion of the Building or that will in any manner degrade or damage the reputation of the Building. 
  

	6.1	EQUIPMENT 

 LESSEE shall install in the Premises
only such office equipment as is customary for general office use and shall not overload the weight capacity of the floors or the capacity of the electrical circuits of the Premises or Building or alter the plumbing or wiring of the Premises or
Building. LESSOR must approve, in advance, the location and manner of installing any electrical, heat generating or communication equipment or exceptionally heavy articles. Any additional air conditioning required because of heat generating
equipment or special lighting installed by the LESSEE shall be installed and maintained at LESSEE’S expense. LESSOR shall have no obligation to permit the installation of equipment by any telecommunications provider whose equipment is not then
servicing the building. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (3) 

	7.1	SIGNS 

 No signs, awnings, antennas, or other
apparatus shall be painted on or attached to the Building or anything placed on any glass or woodwork of the Premises or positioned so as to be visible from outside the Premises without LESSOR’S written approval as to design, size, location and
color. All signs installed by LESSEE shall comply with LESSOR’S standards for signs and all applicable codes and ordinances and all signs and sign hardware shall be removed upon termination of this LEASE with the sign location restored to its
former state unless LESSOR elects to retain all or any portion thereof. LESSOR shall provide and install building standard signage in the name of the LESSEE as it appears in this LEASE for the Building lobby and suite entry. LESSEE shall be
responsible for all signage expense if the LEASE term is twelve months or less. Any changes thereafter requested by LESSEE and approved by LESSOR shall be at LESSEE’S sole expense. 
  

	8.1	UTILITIES AND SERVICES 

 LESSOR shall furnish heat,
electricity, elevator service, and if the Premises are air conditioned, air conditioning during the normal Buildings hours of 7:00 A.M. to 6:00 P.M., Monday through Friday, except holidays and 7:00 A.M. to 2:00 P.M. Saturdays, except holidays. The
acceptable temperature range for the Premises is between 67 degrees to 75 degrees Fahrenheit, as measured from the thermostat level which is approximately sixty inches (60") above the floor, unless there are extreme weather conditions which
create an unusually hot or cold condition. Janitorial service will be provided in accordance with the regular schedule of the Building, which schedule and service may change from time to time. LESSEE shall comply with all government laws and
regulations regarding the use or reduction of use of utilities on the Premises. Interruption of services or utilities shall not be deemed an eviction or disturbance of LESSEE’S use and possession of the Premises, render LESSOR liable to LESSEE
for damages, or relieve LESSEE from performance of LESSEE’S obligations under this LEASE, but LESSOR shall take all reasonable steps to correct any interruptions in service. Electrical service furnished will be 110 volts unless different
service already exists in the Premises. The LESSOR shall only provide repair and maintenance to building standard florescent light fixtures. The LESSOR shall not be responsible for repair, maintenance (including light bulb replacement) for
non-building standard light fixtures. LESSEE shall provide its own surge protection for power furnished to the Premises. 
  

	8.2	EXTRA USAGE 

 If LESSEE uses excessive amounts of
LESSOR provided utilities and/or services of any kind because of operation during normal Building hours and/or outside of normal Building hours, high demands from office machinery and equipment, nonstandard lighting or any other cause, LESSOR may
impose a reasonable charge for supplying such extra utilities and/or services, which charge shall be payable monthly by LESSEE in conjunction with rent payments. In case of dispute over any extra charge under this paragraph, LESSOR shall designate a
qualified independent engineer whose decision shall be conclusive on both parties. LESSOR and LESSEE shall each pay one-half of the cost of such determination. 
  

	8.3	REMOVAL OF DEBRIS 

 LESSEE shall be solely
responsible for and promptly pay for the removal of all debris, cardboard, all and any other refuse generated in LESSEE’S moving into premises including the replacement of office furniture and equipment during tenancy and in vacating the
Premises. Upon request, LESSOR shall supply LESSEE the name of a recycling company to remove recyclable items. LESSEE shall pay such additional charge in full upon receipt of statement. 
  

	9.1	MAINTENANCE AND REPAIRS 

 LESSOR shall have no
liability for failure to perform required maintenance and repair unless written notice of the needed maintenance or repair is given by LESSEE and LESSOR fails to commence efforts to remedy the problem in a reasonable time and manner. LESSOR shall
have the right to erect scaffolding and other apparatus necessary for the purpose of making repairs, and LESSOR shall have no liability for interference 

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (4) 

 
with LESSEE’S use because of repairs and installations, nor shall LESSOR be required to provide LESSEE with advance written notice of LESSOR’S
access to the Premises. LESSEE shall have no claim against LESSOR for any interruption or reduction of services or interference with LESSEE’S occupancy, and no such interruption or reduction shall be construed as a constructive or other
eviction of LESSEE. Repair of damage caused by negligent or intentional acts or breach of this LEASE by LESSEE, its employees, or invitees shall be at LESSEE’S expense. 
 The LESSOR shall only provide repair and maintenance to building standard florescent light fixtures. The LESSOR shall not be responsible for repair,
maintenance (including light bulb replacement) for non-building standard light fixtures. 
  

	10.1 	ALTERATIONS 

 LESSEE shall not make any alterations,
additions, or improvements to the Premises, change the color or character of the interior, or install any wall or floor covering without LESSOR’S prior written consent. Any such additions, alterations, or improvements, except for removable
machinery and unattached moveable trade fixtures shall at once become part of the realty and belong to LESSOR. LESSOR may at its option require that LESSEE remove any alterations and restore the Premises to the original condition upon termination of
this LEASE. LESSOR shall have the right to approve the contractor used by LESSEE for any work in the Premises, and to post notices of nonresponsibility in connection with any work being performed by LESSEE in the Premises. LESSEE agrees that any
Building or fixture modifications within the LESSEE’S Premises that is required to accommodate the LESSEE, employees or invitees of the LESSEE, as required by the Americans with Disabilities Act (ADA), will be at the expense of the LESSEE.

 The LESSEE shall not alter any lock or install a new or additional lock or any bolt on any door of the Premises without prior written
consent of the LESSOR. In the event LESSEE desires to change or modify door locks on the Premises, LESSEE shall notify LESSOR in advance and shall use LESSOR’S authorized locksmith and LESSEE shall bear such cost. 
  

	11.1 	INDEMNITY 

 LESSEE shall not allow any liens to
attach to the Building or LESSEE’S interest in the Premises as a result of its activities. LESSEE shall indemnify and defend LESSOR from any claim, liability, damage, or loss occurring on the Premises, arising out of any activity by LESSEE, its
agents, or invitees or resulting from LESSEE’S failure to comply with any term or condition of this LEASE. LESSOR shall have no liability to LESSEE because of loss or damage caused by the acts or omissions of other tenants of the Building, or
by third parties. 
  

	12.1 	INSURANCE 

 LESSEE shall carry liability insurance
in the amount of no less than $1,000,000.00 and which insurance shall have an endorsement naming LESSOR and LESSOR’S agent, if any, as an additional insured and covering the liability insured under Paragraph 11.1 of this LEASE. LESSEE shall
furnish a certificate evidencing such insurance, which shall state that the coverage shall not be canceled or materially changed without 10 days advance written notice to LESSOR and LESSOR’S agent, if any, and a renewal certificate shall be
furnished at least 10 days prior to expiration of any policy. LESSEE is responsible for their own fire insurance, see Section 14.1. 
  

	13.1 	FIRE OR CASUALTY 

 “Major Damage” means
damage by fire or other casualty to the Building or the Premises which causes the Premises or any substantial portion of the Building to be unusable, or which will cost more than 25 percent (25%) of pre-damage value of the Building to repair,
or which is not covered by insurance. In case of Major Damage, LESSOR may elect to terminate this LEASE by notice in writing to LESSEE within 60 days after such date. If this LEASE is not terminated following Major Damage, LESSOR shall promptly
restore the 

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (5) 

 
Premises to the condition existing just prior to the damage. LESSEE shall promptly restore all damage to tenant improvements or alterations installed or paid
by LESSEE or pay the cost of such restoration to LESSOR if LESSOR elects to do the restoration of such improvements. Rent shall be reduced from the date of damage until the date restoration work being performed by LESSOR is substantially complete,
with the reduction to be in proportion to the area of the Premises not useable by LESSEE. 
  

	14.1 	WAIVER OF SUBROGATION 

 LESSEE shall be responsible
for insuring its personal property and trade fixtures located on the Premises. Neither LESSOR nor LESSEE shall be liable to the other for any loss or damage caused by fire, water damage, sprinkler leakage, or any of the risks that are or could be
covered by a standard all risk insurance policy with an extended coverage endorsement, or for any business interruption, and there shall be no subrogated claim by one party’s insurance carrier against the other party arising out of any such
loss. 
  

	15.1 	EMINENT DOMAIN 

 If a condemning authority takes
title by eminent domain or by agreement in lieu thereof to the entire Building or a portion sufficient to render the Premises unsuitable for LESSEE’S use, then either party may elect to terminate this LEASE effective on the date that possession
is taken by the condemning authority. Rent shall be reduced for the remainder of the term in an amount proportionate to the reduction in the area of the Premises caused by the taking. All condemnation proceeds shall belong to LESSOR, and LESSEE
shall have no claim against LESSOR or the condemnation award because of the taking. 
  

	16.1 	ASSIGNMENT AND SUBLETTING 

 This LEASE shall bind
and inure to the benefit of the parties, their respective heirs, successors, and assigns, provided that LESSEE shall not assign its interest under this LEASE or sublet all or any portion of the Premises without first obtaining LESSOR’S consent
in writing. This provision shall apply to all transfers by operation of law including but not limited to mergers and changes in control of LESSEE. No assignment or subletting shall relieve LESSEE of its obligation to pay rent or perform other
obligations required by this LEASE, and no consent to one assignment or subletting shall be a consent to any further assignment or subletting. LESSOR shall not unreasonably withhold its consent to any assignment, or to subletting provided the
subrental rate or effective rental paid by the assignee is not less than the current scheduled rental rate of the Building for comparable space and the proposed LESSEE is compatible with LESSOR’S normal standards for the Building. If LESSEE
proposes a subletting or assignment to which LESSOR is required to consent under this paragraph, LESSOR shall have the option of terminating this LEASE and dealing directly with the proposed sublessee or assignee, or any third party. If an
assignment or subletting is permitted, any cash profit, or the net value of any other consideration received by LESSEE as a result of such transaction shall be paid to LESSOR promptly following its receipt by LESSEE. LESSEE shall pay any costs
incurred by LESSOR in connection with a request for assignment or subletting, including reasonable attorneys’ fees. 
  

	17.1 	DEFAULT 

 Any of the following shall constitute a
default by LESSEE under this LEASE: 
  

	 	(a)	LESSEE’S failure to pay rent or any other charge under this LEASE within 10 days after it is due. 

  

	 	(b)	LESSEE’S failure to comply with any other term or condition within 10 days following written notice from LESSOR specifying the noncompliance. If such noncompliance cannot be
cured within this 10 day period, the provision shall be satisfied if LESSEE commences correction within such period and thereafter proceeds in good faith and with reasonable diligence to effect compliance as soon as possible. Time is of the essence
in the performance of this LEASE. 

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (6) 

	 	(c)	The making by LESSEE of any general assignment or general arrangement for the benefit of creditors; or the filing by or against LESSEE of a petition to have LESSEE adjudged a
bankrupt, or a petition or reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against LESSEE, the same is dismissed within sixty (60) days); or the appointment of a trustee or a receiver
to take possession of substantially of all LESSEE’S assets located at the Premises or of LESSEE’S interest in this LEASE, where possession is not restored to LESSEE within thirty (30) days; or the attachment, execution, or other
judicial seizure of substantially all of LESSEE’S assets located at the Premises or of LESSEE’S interest in this LEASE, where such seizure is not discharged within thirty (30) days. 

  

	 	(d)	Assignment or subletting by LESSEE in violation of Paragraph 16.1. 

  

	 	(e)	Vacation or abandonment of the Premises without the written consent of LESSOR. 

  

	17.2 	REMEDIES FOR DEFAULT 

 In case of default as
described in Paragraph 17.1, LESSOR shall have the right to the following remedies which are intended to be cumulative and in addition to any other remedies provided under applicable law: 
  

	 	(a)	LESSOR may terminate the LEASE and retake possession of the Premises. Following such retaking of possession, efforts by LESSOR to relet the Premises shall be sufficient if LESSOR
follows its usual procedure for finding tenants for the space at rates not less than the current rates for other comparable space in the Building. If LESSOR has other vacant space in the Building, prospective tenants may be placed in such other
space without prejudice to LESSOR’S claim to damages or loss of rental from LESSEE. 

  

	 	(b)	LESSOR may recover all damages caused by LESSEE’S default which shall include an amount equal to rentals lost because of the default, lease commissions paid for this LEASE, the
unamortized cost of any tenant improvements installed by LESSOR to meet LESSEE’S special requirements and the cost of any clean up, refurbishing, lock changes and removal of the LESSEE’S property and fixtures. LESSOR may sue periodically
to recover damages as they occur throughout the lease term, and no action for accrued damages shall bar a later action for damages subsequently accruing. LESSOR may elect in any one action to recover accrued damages plus damages attributable to the
remaining term of the LEASE. Such damages shall be measured based upon the rent due under this LEASE for the remainder of the term, discounted to the time of judgment at the prevailing interest rates on judgments. 

  

	 	(c)	LESSOR may make any payment or perform any obligation which LESSEE has failed to perform, in which case LESSOR shall be entitled to recover from LESSEE upon demand all amounts so
expended, plus interest from the date of the expenditure at the rate of one-and-one-half percent (1 1/2%) per month. Any such payment or performance by LESSOR shall not waive LESSEE’S default. 

  

	18.1	SURRENDER 

 On the Expiration Date or early
termination of this LEASE, LESSEE shall deliver all keys to LESSOR to avoid a minimum lock change charge of $150.00 per lock and surrender the Premises broom clean and in the same condition as at the commencement date of the term subject only to
reasonable wear from ordinary use. LESSEE shall remove all of its furnishings and trade fixtures that remain its property and restore all damage resulting from such removal. Failure to remove shall be an abandonment of the property and LESSOR may
dispose of it in any manner without liability and LESSEE shall pay a reasonable charge for such removal and disposal. If LESSEE fails to vacate the Premises when required, including failure to remove all its personal property, LESSOR may elect
either: (1) to treat LESSEE as a tenant from month to month, subject to all the provisions of this LEASE except that rent shall be one-and-one-half (1 1/2) times the total rent being charged when the lease term expired; or (2) to eject
LESSEE from the Premises and recover damages caused by wrongful holdover. During the period of sixty (60) days prior to the termination date of this LEASE, the LESSOR may post on said premises or in the windows thereof signs of appropriate size
notifying the public that the premises are “For Lease.” 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (7) 

	19.1 	REGULATIONS 

 LESSOR shall have the right (but shall
not be obligated) to make, revise and enforce regulations or policies consistent with this LEASE for the purpose of moving, use of common areas, prohibiting smoking or promoting safety, health, order, economy, cleanliness, and good service to all
tenants of the Building. All such regulations and policies shall be complied with as if part of this LEASE. 
  

	20.1 	ACCESS 

 During times other than normal Building
hours LESSEE’S officers and employees or those having business with LESSEE may be required to identify themselves or show passes in order to gain access to the Building. LESSOR shall have no liability for permitting or refusing to permit access
by anyone. LESSOR shall have the right to enter upon the Premises at any time by passkey or otherwise to determine LESSEE’S compliance with this LEASE, to perform necessary repairs to the Building or the Premises, examine the condition of the
Premises, to show the Premises to any prospective tenant or purchasers or for any other lawful purpose. Except in the case of emergency, such entry shall be at such times and in such manner as to minimize interference with the reasonable business
use of the Premises by LESSEE. 
  

	21.1 	FURNITURE AND BULKY ARTICLES 

 LESSEE shall move
furniture and bulky articles in and out of the Building or make independent use of the elevators only at times approved by LESSOR following at least 24 hours’ advance written notice to LESSOR of the intended move. Items of 1,000 pounds or
greater shall require LESSOR’S approval. 
  

	22.1 	NOTICES 

 Notices between the parties relating to
this LEASE shall be in writing, effective when delivered, or facsimile, or if mailed, effective on the second day following mailing, postage prepaid, to the address for the party stated in this LEASE or to such other address as either party may
specify by written notice to the other. Notice to LESSEE may always be delivered to the Premises. Rent shall be payable to LESSOR at the LESSOR’S address and in the same manner, but shall be considered paid only when received. 
  

	23.1 	SUBORDINATION 

 This LEASE shall be subject and
subordinate to any mortgages, deeds of trust, or land sale contracts (hereafter collectively referred to as encumbrances) now existing against the Building. At LESSOR’S option this LEASE shall be subject and subordinate to any future
encumbrance hereafter placed against the Building (including the underlying land) or any modifications of existing encumbrances, and LESSEE shall execute such documents as may reasonably be requested by LESSOR or the holder of the encumbrance to
evidence this subordination. 
  

	24.1 	TRANSFER OF BUILDING 

 If the Building is sold or
otherwise transferred by LESSOR or any successor, LESSEE shall attorn to the purchaser or transferee and recognize it as the LESSOR under this LEASE, and, provided the purchaser assumes all obligations hereunder, the transferor shall have no further
liability hereunder. 
  

	25.1 	ESTOPPELS 

 Either party will within 20 days after
written notice from the other execute, acknowledge and deliver to the other party a certificate certifying whether or not this LEASE has been modified and is in full force and effect; whether there are any modifications or alleged breaches by any
other party; the dates to which rent has been paid in advance, and the amount of any security deposit, Lease Consideration, or prepaid rent; and any other facts that may reasonably be requested. Failure to deliver the certificate within the
specified time shall be 

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (8) 

 
conclusive upon the party of whom the certificate was requested that the lease is in full force and effect and has not been modified except as may be
represented by the party requesting the certificate. If requested by the holder of any encumbrance, or any ground lessor, LESSEE will agree to give such holder or LESSOR notice of and an opportunity to cure any default by LESSOR under this LEASE.

  

	26.1 	ATTORNEYS FEES 

 In any litigation arising out of
this LEASE, the prevailing party shall be entitled to recover, in addition to costs and disbursements, attorneys’ fees at trial and on any appeal. If LESSOR incurs attorneys’ fees because of a default by LESSEE, LESSEE shall pay all such
fees whether or not litigation is filed. 
  

	27.1 	QUIET ENJOYMENT 

 LESSOR warrants that so long as
LESSEE complies with all terms of this LEASE, it shall be entitled to peaceable and undisturbed possession of the Premises free from any eviction or disturbance by LESSOR. Neither LESSOR nor its managing agent shall have any liability to LESSEE for
loss or damages arising out of the acts, including criminal acts, of other tenants of the Building or third parties, nor any liability for any reason, which exceeds the value of its interest in the Building. 
  

	28.1 	COMPLETE AGREEMENT 

 This LEASE and the attached
Exhibits and Schedules constitute the entire agreement of the parties and supersede all prior written and oral agreements and representations. Neither LESSOR nor LESSEE is relying on any representations other than those expressly set forth herein.
There are no implied covenants or other agreements between the parties except as expressly set forth in this LEASE. 
  

	29.1 	CHAIR MATS 

 LESSEE shall provide, at LESSEE’S
expense, chair mats for all desk rolling chairs within the leased space and will be responsible for carpet wear caused by chairs, which could have been avoided by the use of chair mats. 
  

	30.1 	PARKING 

 LESSEE shall have the nonexclusive use of
nine (9) parking spaces for every 2,416 useable square feet of leased space for the use during normal business hours. LESSOR has sole control of parking and may designate areas for patrons of the property/Building and assign
LESSEE and employees of the LESSEE to designated parking areas. LESSEE and employees shall park their cars only in these areas designated for the purpose by the LESSOR. LESSEE shall furnish to LESSOR license numbers of vehicles used by the LESSEE
and the employees of the LESSEE, and notify LESSOR of any changes within five (5) days. If LESSEE or its employees fail to park their vehicles in designated parking areas, then LESSOR may charge LESSEE twenty dollars ($20.00) per day per
vehicle for each or partial day, in any area other than those designated, or if the area is signed as a towing area, to have the vehicle(s) towed at the LESSOR’S option and at the expense of the LESSEE and its employees. LESSEE acknowledges and
agrees that LESSOR shall not be responsible for the enforcement of any parking rules or regulations in connection with reserved parking spaces contained in this LEASE and/or in the Building rules. 
 There shall be no overnight storage of vehicles or trailers in the parking areas or outside of Premises. LESSOR may remove vehicle from property and
LESSEE shall bear the cost of such removal. 
  

	31.1 	COMMON AREA 

 Where the Building has a common
entrance or meeting room, the LESSEE may use these facilities at no cost on a first-come, first-serve basis by contacting the LESSOR and reserving the room in advance. Abusing the privilege of the rooms may result in the loss of said use.

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (9) 

	32.1 	NOTICE TO OWNERS, BUYERS, AND TENANTS REGARDING HAZARDOUS WASTES OR SUBSTANCES UNDERGROUND STORAGE TANKS 

 Comprehensive Federal and State laws and regulations have been enacted in the last few years in an effort to develop controls over the use, storage,
handling, cleanup, removal and disposal of hazardous wastes or substances. Some of these laws and regulations, such as, for example, the so-called “Superfund Act”, provide for broad liability schemes wherein an owner, tenant or other user
of the property may be liable for cleanup costs and damages regardless of fault. Other laws and regulations set standards for the handling of asbestos or establish requirements for the use, modification, abandonment or closing of underground storage
tanks. 
 It is not practical or possible to list all such laws and regulations in this LEASE. Therefore, owners, buyers and tenants are urged
to consult legal counsel to determine their respective rights and liabilities with respect to the issues described in this notice as well as all other aspects of the proposed transaction. If hazardous wastes or substances have been, or are going to
be used, stored, handled or disposed of on the property, or if the property has or may have underground storage tanks, it is essential that legal and technical advice be obtained to determine, among other things, what permits and approvals have been
or may be required, if any, the estimated costs and expenses associated with the use, storage, handling, cleanup, removal or disposal of the hazardous wastes or substances and what contractual provisions and protections are necessary or desirable.
It may also be important to obtain expert assistance for site investigations as to the likelihood of hazardous wastes or substances, or underground storage tanks being on the property. 
 Although LESSOR will disclose any knowledge it actually possesses with respect to the existence of hazardous wastes or substances, or underground storage
tanks on the property, LESSOR has not made investigations or obtained reports regarding the subject matter of this notice, except as may be described in a separate written document signed by LESSOR. LESSOR makes no representations regarding the
existence or nonexistence of hazardous wastes or substances, or underground storage tanks on the property. You should contact a professional, such as a civil engineer, geologist, industrial hygienist or other persons with experience in these matters
to advise you concerning the property. 
 The term “hazardous wastes or substances” is used in this notice in its very broadest
sense and includes, but is not limited to petroleum base products, paints and solvents, lead cyanide, DDT, printing inks, acids, pesticides, ammonium compounds, asbestos, PCBs and other chemical products. Hazardous wastes or substances and
underground storage tanks may be present on all types of real property. This notice is therefore meant to apply to any transaction involving any type of real property, whether improved or unimproved. 
  

	33.1 	MODIFICATION 

 This LEASE may not be modified except
by endorsement in writing attached to this LEASE, dated and signed by all the parties hereto, and LESSOR shall not be bound by any oral or written statement of any servant, agent, or employee modifying this LEASE. 
  

	34.1 	PARTIES AFFECTED 

 The rights, liabilities and
remedies provided for herein shall extend to the heirs, legal representatives, successors and, so far as the terms of this LEASE permit, assigns of the parties hereto, and the words “LESSOR” and “LESSEE” and their accompanying
verbs or pronouns, wherever used in this LEASE, shall apply equally to all persons, firms, or corporations which may be or become parties hereto. 
  

	35.1 	SECURITY 

 LESSEE and not LESSOR, is responsible for
security of the Premises. Any breach in security of the Premises, common areas, common access doors, and/or elevators shall not constitute an eviction of the LESSEE or relieve LESSEE from any of LESSEE'S obligations under this LEASE. All tenants
shall have the responsibility for maintaining the security to common access. LESSOR may modify the type or amount of security measures or services provided to the Building or the Premises at any time without notice. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (10) 

	36.1 	RIGHT TO RELOCATE 

 LESSOR hereby reserves the right
at any time during the term hereof to change the location of the Premises in the Building or other acceptable property as may be required. In the event LESSOR elects to exercise the foregoing option it shall advise LESSEE with sixty (60) days
prior written notice of its intention. If LESSEE does not accept relocation space this LEASE will terminate at end of sixty (60) day notice period. LESSEE hereby agrees to be bound by its election to relocate or terminate this LEASE and,
further, to execute upon receipt from LESSOR, whatever amendments or other instruments may be required to correctly reflect the foregoing changes and/or alterations. LESSOR shall relocate LESSEE at LESSOR’S sole expense. LESSEE shall be
relocated to a premise of like kind and quality. 
  

	37.1 	COST-OF-LIVING ADJUSTMENT (CPI) 

 The Base Rental
will be adjusted on the rental adjustment dates described in Section 37.2 based on the following factors: 
 The percentage
increase in the yearly Consumer Price Index for U.S. City average (all urban consumers), which as of March 2007 was 205.352 and the same Consumer Price Index as of March 2008, and on the same month of each year of the LEASE term. Such information
will be secured from the U.S. Bureau of Labor Statistics. Said increase shall be subject to a minimum annual increase of 3% and a maximum annual increase of 5%. 
 An amount shall be paid to bring the Security Deposit up to the newly adjusted monthly Base Rental. 
  

	37.2	RENTAL ADJUSTMENT DATES 

 Annually beginning
month thirteen (13) of the LEASE term on the first day of this month. 
  

	37.3	UTILITY ADJUSTMENT 

 LESSEE shall pay as Additional
Rent, one (1) time per year, LESSEE’S proportionate share of any increase in basic utility costs for the Building. 
 The base
period shall be July 2006 through June 2007, during which time the actual utility costs were $TBD. The comparison period shall be defined as the twelve calendar month period directly following the base period and every
consecutive twelve calendar month period thereafter. The actual utility costs shall be defined as all Building meter accounts paid by the LESSOR. For the purposes of the utility adjustment, the Utility Building size shall be the actual useable
square feet less any space separately metered or submetered or 16,930 square feet and the LESSEE’S pro-rata share is 14.3% which is based on the actual Premises useable square feet divided by the Utility Building size. Since the
useable square feet of the Building can change, the above Utility Building size and LESSEE’S pro-rata share is subject to change. 
 The one (1) time per year utility payment, if any, shall be paid by the LESSEE annually beginning month thirteen (13) of the LEASE term on the first day of this month. 
 First, before any comparison of utility costs is made, the base period actual utility costs shall be increased by the CPI percentage change using the base
period CPI compared to the comparison period CPI to create an “adjusted” base amount. Next, the “adjusted” base amount shall be subtracted from the comparison period actual utility costs. Last, the difference shall be multiplied
by the LESSEE’S pro-rata share. The one (1) time per year utility payment, if any, shall be paid by the LESSEE annually beginning month thirteen (13) of the LEASE term on the first day of this month. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (11) 

 An example is as follows: 
  

							
	 Example
	  	 	  	 	  	 
	1.)	  	Actual Building Size	  		  	20,000 useable sq. ft.
	2.)	  	Building Tenants who pay their utilities direct on separate meters or separately read submeters	  		  	2,500 useable sq. ft.
	3.)	  	Adjusted Building Size	  		  	17,500 useable sq. ft.
	4.)	  	LESSEE’S Premises =	  		  	1,000 useable sq. ft.
	5.)	  	LESSEE’S pro-rata share =	  		  	5.7%
	6.)	  	Actual Utility Costs during Base Period for	  		  	
		  	Entire Building	  		  	$17,500.00 ($1.00/rsf/yr)
		  	Base Period CPI	  	183.5 (May 2003)	  	
		  	Comparison Period CPI	  	194.4 (May 2005)	  	
	7.)	  	CPI Percentage Increase	  		  	x 5.9%
	8.)	  	“Adjusted” Base Amount	  		  	$18,532.50
	9.)	  	Actual Utility Costs during Comparison Period for Entire Building	  		  	$19,600.00 (12% increase)
	10.)	  	Difference between Comparison Period Actual Utility Costs and “Adjusted” Base Amount	  		  	$ 1,067.50
	11.)	  	Tenant’s annual Pro-rata Share 5.7% or $60.85, which is a one (1) time per year payment made by the LESSEE.	  		  	

  

	38.1 	SMOKING - ENTIRE NON-SMOKING BUILDING 

 The Building
in which the Premises is located has been designated as an entire NON-SMOKING Building. This includes all areas of the Building, both common areas as well as individual tenant spaces. Thus, smoking in the Premises or common areas within the
Building is not permitted. 
  

	39.1 	WAIVER 

 Any waiver by the LESSOR of any breach of
any covenant herein contained to be kept and performed by the LESSEE shall not be deemed or considered as a continuing waiver, and shall not operate to bar or prevent the LESSOR from declaring a forfeiture for any succeeding breach, either of the
same condition or covenant otherwise. 
  

	40.1 	PERSONAL GUARANTEE 

 None Required

  

	41.1 	INTERIOR DESIGN & MODIFICATION 

 See
Exhibit “B-1” and “B-2” Space Plan 
  

	42.1 	LESSOR AGREED TENANT IMPROVEMENTS 

 See Exhibit
“C” Interior Space Work Agreement 
 If any provisions contained in this Exhibit “C” Interior Space Work Agreement are
inconsistent with any other provisions contained in this LEASE (ie: Exhibit “B-1” and “B-2” Space Plan), the provisions contained in this Exhibit “C” Interior Space Work Agreement shall control. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (12) 

	43.1 	LESSEE TENANT IMPROVEMENTS OR ALTERATIONS 

  

	 	(a)	The LESSOR must review and approve in writing any LESSEE Tenant Improvements or Alterations to the Premises. The LESSOR requests a walk-through with LESSEE and LESSEE’S
contractor prior to commencement of any improvements by LESSEE to the Premises. 

  

	 	(b)	The LESSEE shall be responsible for all Tenant Improvements or Alterations to the Premises not performed by the LESSOR and all costs associated with said LESSEE Tenant Improvements
or Alterations. Said Tenant Improvements or Alterations are to comply with applicable building (including Americans With Disabilities Act, or ADA) and fire codes and are to be performed by licensed and bonded contractor with a building permit from
the City of Portland or the appropriate governmental agency. Prior to the commencement of work, LESSEE’S general contractor shall provide LESSOR proof of insurance indemnifying LESSOR for claims that may arise during the course of Tenant
Improvements or Alterations. All tenant improvements performed by LESSEE shall have prior written approval by LESSOR using materials of quality satisfactory to LESSOR. LESSEE shall provide construction drawings, which will be attached to the LEASE
as Exhibit “D” and approved by LESSOR in writing prior to commencement of LESSEE tenant improvements. 

  

	 	(c)	The LESSEE will be responsible for all costs associated with LESSEE Tenant Improvements or Alterations. 

  

	 	(d)	LESSEE to appoint one (1) person as a LESSEE representative project manager regarding all LESSEE Tenant Improvement or Alterations coordination. LESSOR will only interface with
that person. 

  

	 	(e)	Before commencing any Tenant Improvements or Alterations using LESSEE outside contractors, LESSEE shall notify LESSOR of the expected commencement and completion dates of the LESSEE
tenant improvement work. LESSEE shall not permit any mechanics’ or materials’ liens to be levied against the Premises or the Building for any labor or materials furnished to LESSEE or its agents or contractors; provided, however, that
LESSEE shall not be required to pay or otherwise satisfy any claims or discharge such liens so long as LESSEE, in good faith and at its own expense, contests the same or the validity thereof by appropriated proceedings and posts a bond or takes
other steps acceptable to LESSOR that stay enforcement of such lien. 

  

	 	(f)	LESSEE agrees that there shall be no occupancy of the Premises by LESSEE until any/all notices of mechanics’ liens are removed from the property and LESSOR is in receipt of
lien waivers from all trades for LESSEE Tenant Improvements or Alterations. 

  

	 	(g)	Prior to commencement of any LESSEE Tenant Improvements or Alterations to the Premises, LESSOR shall require LESSEE to have their General Contractor provide LESSOR with proof of
Performance and Payment bond acceptable to the LESSOR listing LESSOR as an Obligee. 

  

	 	(h)	LESSOR also requires LESSEE’S construction agreement with LESSEE’S general contractor for the Premises to include a waiver of any right to lien against the LESSOR’S
property and a statement that the General Contractor’s only resource is the LESSEE and not the LESSOR for any payments related to the improvements of the Premises. 

  

	 	(i)	Upon completion of LESSEE’S Tenant Improvements or Alterations per the construction documents (to be attached to LEASE prior to construction start) approved by LESSOR,
LESSOR’S inspection of the completed said Tenant Improvements or Alterations, and LESSEE supplying a full set of lien releases. 

  

	 	(j)	All materials shall be installed in a good workmanship manner, and quality. 

  

	 	(k)	All LESSEE Tenant Improvements or Alterations will need to be routed through the Facilities Permit Program with the City of Portland if the Building is located within the city
limits of Portland. All associated charges will be billed to the LESSOR and passed through to the LESSEE for payment upon receipt. LESSEE is aware all inspections and associated fees generated by LESSEE or LESSEE’S contractor will be paid by
the LESSEE. All reinspections associated with LESSEE’S Tenant Improvements or Alterations will be paid by LESSEE. 

  

	 	(l)	The LESSEE may not occupy the Premises until LESSOR is in receipt of a copy of a Certificate of Occupancy. (This only applies to initial Tenant Improvements).

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (13) 

	44.1 	FLOOR PLAN 

 See Exhibit “E” Floor Plan

  

	45.1 	TELEPHONES 

 LESSEE agrees, at its expense, to
provide voice and data wiring to the Premises and appropriate common areas. LESSEE agrees to put any equipment associated with LESSEE’S voice and data system in the Premises. LESSEE agrees that LESSOR shall not be liable for any damages or
other liability incurred by LESSEE or any other parties as a result of LESSEE’S wiring the Premises for voice and data or the existing condition of any voice and data wiring or system. LESSEE further agrees to indemnify and hold harmless LESSOR
from any and all liability or claims of LESSEE or others arising or resulting from LESSEE’S wiring of the Premises for voice and data communications. The LESSEE agrees to have LESSEE’S voice/data vendor obtain a low voltage permit and
coordinate Building access and installation with the LESSOR. 
 The LESSOR will agree to remove all existing voice and data
lines/wiring prior to Commencement Date if LESSEE so requests in Exhibit “C” prior to LESSEE signing this LEASE. If LESSEE does not request in Exhibit “C” that LESSOR remove all existing voice and data lines/wiring, then
LESSEE shall be responsible for any removal required. 
 If LESSEE decides to use any of the existing voice and data lines/wiring, the
LESSOR will not be responsible for removing any existing voice and data lines/wiring. 
  

	46.1 	TIME IS OF THE ESSENCE 

 LESSOR and LESSEE
acknowledge that time is of the essence in the execution of this LEASE in order to allow LESSOR adequate time to complete the agreed upon Tenant Improvements. Due to the extent of tenant improvements described in Exhibit “B-1” and
“B-2” Space Plan and Exhibit “C” Interior Space Work Agreement, the LESSOR’S contractor may require up to sixty (60) days after LESSOR is in receipt of a building permit in order to complete said
improvements. If the LEASE is not signed, returned (with Security Deposit and prepaid rent) and accepted by the LESSOR before 12:00 noon June 4, 2007, then LESSEE understands that the Tenant Improvements described in Exhibit
“B-1” and “B-2” Space Plan and Exhibit “C” Interior Space Work Agreement may not be completed by the Lease Commencement date and LESSEE shall not take possession of Premises until said Tenant Improvements are completed.

  

	47.1 	EXPIRATION OF OFFER 

 This offer to lease shall be
null and void at the sole option of the LESSOR if not returned to LESSOR signed by LESSEE in an acceptable form to LESSOR and accompanied by appropriate funds by June 4, 2007. 
  

	48.1 	SPECIAL PROVISION 

  

	 	 (a)
	 LESSEE’S security deposit on file for Suite 210 at 3720 SW 141st Avenue, Beaverton, OR 97005 (account #C-282-6677-06) in the amount of $2,163.00 will be applied as a credit to Suite 201 at 3720 SW 141st Avenue, Beaverton, OR 97005 (account #C-282-6671-03) upon completely vacating Suite 210 with normal wear and tear. LESSEE will remain in Suite 210 until moving to Suite 201 in the
Building. LESSEE’S current monthly rent of $2,305.87 for Suite 210 will remain this amount during LESSEE’S remaining occupancy until moving to Suite 201. 

  

	 	(b)	LESSOR execution of this LEASE is contingent upon LESSOR executing a LEASE for the remaining portion of Suite 214 to another tenant. Both Leases are to be signed and returned by
June 4, 2007. 

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (14) 

 In construing of this LEASE, it is understood that the LESSOR or the LESSEE may be more than one person; that if the
context so requires, the singular pronoun shall be taken to mean and include the plural, the masculine, the feminine, and the neuter, and that generally all grammatical changes shall be made, assumed and implied to make the provisions hereof apply
equally to corporations and to individuals. 
 IN WITNESS WHEREOF, the respective parties have executed this instrument in duplicate on this, the day,
the month, and year first hereinbelow written, any corporation signature being by authority of its Board of Directors. 
  

									
				
	LESSOR:	 		 	By:	 	/s/ Douglas Lindholm
	AMERICAN PROPERTY MANAGEMENT CORP.	 		 	Name:	 	Douglas D. Lindholm
	as agent for and on behalf of WESTON INVESTMENT CO. LLC	 		 	  
 Title:
	 	  
 Vice President of Commercial Property

	(Federal Tax ID# 93-1173413*)	 		 		 	
	 *  Lessee need not supply Lessor a Federal 1099 Form
	 		 		 	
	Address for Notices:	 		 	DATE:	 	6/8/07
	 P.O. Box 12127
	 		 		 	
	 Portland, Oregon 97212-0127
	 		 		 	
			
	LESSEE:	 		 	
			
	Synplicity, Inc., a California Corporation	 		 	
					
		 		 		 	By:	 	/s/ John Hanlon
					
		 		 		 	Name:	 	John Hanlon
	Address for Notices:	 		 	Title:	 	Sr. VP and CFO
	3720 SW 141st Avenue, Suite 201	 		 		 	
	Beaverton, OR 97005	 		 	DATE:	 	_______________________

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (15) 

 EXHIBIT “B-1” SPACE PLAN 
 Synplicity, Inc., a California Corporation 
 3720 SW 141st Avenue, Suite 201 
 Beaverton, OR 97005 
 Account #C-282-6671-03 
  

			
	//////////	  	= Remove
		
	

	  	= New Partition
		
	

	  	= Install Building Standard Door
		
	

	  	= Install Building Standard Relight

 

 
 Suite 201 
 Any changes to this Exhibit “B-1” and “B-2” Space Plans are subject to LESSOR’S approval. Any changes to this plan shall be at LESSEE’S sole cost and expense, shall not delay the Commencement Date, and may
delay LESSEE’S occupancy. 
 If any provision contained in Exhibit “C” Interior Space Work Agreement is inconsistent with any other
provision contained in this LEASE (ie: Exhibit “B-1” and “B-2” Space Plans), the provisions contained in Exhibit “C” Interior Space Work Agreement shall control. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (16) 

 EXHIBIT “B-2” 
 Synplicity, Inc., a California Corporation 
 3720 SW 141st Avenue, Portion of Suite 214 
 Beaverton, OR 97005 
 Account #C-282-6671-03 
 

 
 Any changes to this Exhibit “B-1” and “B-2” Space Plans are subject to LESSOR’S approval. Any
changes to this plan shall be at LESSEE’S sole cost and expense, shall not delay the Commencement Date, and may delay LESSEE’S occupancy. 
 If any provision contained in Exhibit “C” Interior Space Work Agreement is inconsistent with any other provision contained in this LEASE (ie: Exhibit “B-1” and “B-2” Space Plans), the provisions contained in
Exhibit “C” Interior Space Work Agreement shall control. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (17) 

 EXHIBIT “C” INTERIOR SPACE WORK AGREEMENT 
 LESSEE: Synplicity, Inc., a California Corporation 
 ACCOUNT #C-282-6671-03             BUILDING/SUITE #: Beaverton Plaza/#201 
  

									
	 ITEM
	  	 ACCEPTED
 AS-IS
	  	 AGREED
 IMPROVEMENTS
	  	 LESSOR
 EXPENSE
	  	LESSEE
EXPENSE
	 PAINTING:
 (Building Standard Color)
	  	_____	  	Repaint Premises Stream Grey or Weston White.	  	X	  	_____
					
	 FLOORCOVERING:
 (Building Standard Direct Glue Down
Carpet, Color/Cove Base Color)
	  	_____	  	 Recarpet Premise using building standard carpet and cove base.
 Color to be: _______________________________
 Cove base to be: ___________________________

	  	X	  	_____
					
	 VINYL FLOORCOVERING:
 (Building Standard
Vinyl)
	  	X	  	NONE	  	_____	  	_____
					
	 LIGHTING:
 (Building Standard Fixtures and Distribution)

	  	_____	  	Reposition existing lighting, only if required after build out per Exhibit “B” Space Plan.	  	X	  	_____
					
	 ELECTRICAL:
 (Building Standard 110 Volt)
	  	_____	  	Install one (1) duplex 110-volt outlet in every 12 lineal feet of new wall only and install up to three (3) 110-volt duplex dedicated outlets if required and power is
available, location to be established by LESSEE, per Exhibit “B” Space Plan.	  	X	  	_____
					
	 CEILING:
 (Building Standard Acoustical
Tile)
	  	_____	  	Replace any broken/stained ceiling tiles.	  	X	  	_____
					
	 PARTITIONS:
 (Building Standard
Sheetrock)
	  	_____	  	Remove and build partitions using building standard materials per Exhibit “B” Space Plan.	  	X	  	_____
					
	 DOORS/FRAMES:
 (Building Standard
Quality)
	  	_____	  	Install building standard door(s) per Exhibit “B” Space Plan.	  	X	  	_____
					
	 LOCKS/HARDWARE:
 (Building Standard
Quality)
	  	_____	  	 Rekey suite entry door lock(s). All interior doors are to be supplied with passage doorknobs only (no locks).

 LESSOR to provide ___ suite entry door keys.
 LESSOR to provide ___ Building entry keys.
 LESSOR to provide ___ mail box keys
	  	X	  	_____
					
	 RELIGHTS:
 (Building Standard Interior)
	  	_____	  	Install building standard relight(s) per Exhibit “B” Space Plan.	  	X	  	_____
					
	 WINDOWCOVERING:
 (Building Standard
Exterior)
	  	_____	  	Ensure all mini blinds are operating properly at Lease Commencement Date. Repair or replace as required.	  	X	  	_____
					
	 TELEPHONE:
 (Building Standard Mud Rings)
	  	_____	  	Install one (1) mud-ring in every 12 lineal feet of new wall(s) only per Exhibit “B” Space Plan.	  	X	  	_____

  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (18) 

 EXHIBIT “C” INTERIOR SPACE WORK AGREEMENT (Continued) 
 LESSEE: Synplicity, Inc., a California Corporation 
 ACCOUNT #C-282-6671-03             BUILDING/SUITE #: Beaverton Plaza/#201 
  

									
	 ITEM
	  	 ACCEPTED
 AS-IS
	  	 AGREED
 IMPROVEMENTS
	  	 LESSOR
 EXPENSE
	  	LESSEE
EXPENSE
	HVAC:	  	_____	  	Ensure new offices have HVAC supply and return per Exhibit “B” Space Plan.	  	X	  	_____
					
	EXISTING VOICE AND DATA LINES:	  	X	  	 Remove all existing voice and data lines/wiring.
  ̈ YES þ NO
	  	_____	  	_____

 If LESSEE is modifying the existing space layout, or expanding their Premises, it is understood and agreed that
all Lessor Agreed Tenant Improvement work may be performed during normal business hours and will not be deemed as an interruption of LESSEE’S business and that AMERICAN PROPERTY MANAGEMENT CORP. assumes no liability for damage to any existing
hidden electrical located in the walls, ceiling and/or floors (i.e., electrical for phones, fax, computers, office equipment, etc.) that is not indicated on this agreement and brought to the attention of AMERICAN PROPERTY MANAGEMENT CORP. prior to
the office remodel or is not equipped with an appropriate power surge protection device. If any provisions contained in this Exhibit “C” Interior Space Work Agreement are inconsistent with any other provisions contained in this LEASE (ie:
Exhibit “B-1 and “B-2”” Space Plans), the provisions contained in this Exhibit “C” Interior Space Work Agreement shall control. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (19) 

 EXHIBIT “E” FLOOR PLAN 
 Synplicity, Inc., a California Corporation 
 3720 SW 141st Avenue, Suite 201 
 Beaverton, OR 97005 
 Account #C-282-6671-03 
 

 
 The above Floor Plan is meant to show the approximate location of the Premises in relation to the rest of the floor only. It
may not show an accurate as-built drawing and is not meant for tenant improvement purposes. 
  

									
		  	LESSOR INITIAL	  	/s/ DL	  	LESSEE INITIAL	  	/s/ JH

 (20)

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