Document:

IBM OEM Purchase Agreement

 Exhibit 10.14.2 
  
 Confidential Treatment Requested 

  
 OEM PURCHASE AGREEMENT 
  
 between 
  
 International Business Machines Corporation 
  
 And 
  
 McDATA Corporation 
  
 Date: September 23, 2004 
  

 TABLE OF CONTENTS 
  

					
	 1.
	  	DEFINITIONS	  	3
			
	 2.
	  	[LEFT INTENTIONALLY BLANK]	  	4
			
	 3.
	  	TERM	  	4
			
	 4.
	  	LICENSE OF SOFTWARE:	  	5
			
	 5.
	  	DELIVERY	  	6
			
	 6.
	  	FORECAST/ORDER PLACEMENT	  	6
			
	 7.
	  	PRICES	  	7
			
	 8.
	  	LEAD TIME, DELIVERY, ACCEPTANCE AND PAYMENT.	  	8
			
	 9.
	  	ELECTRONIC COMMERCE	  	11
			
	 10.
	  	SERVICE SUPPORT REQUIREMENTS	  	11
			
	 11.
	  	ASSEMBLY, TEST, DOCUMENTATION AND PACKAGING	  	12
			
	 12.
	  	PRODUCT CHANGES	  	13
			
	 13.
	  	CONTINUING AVAILABILITY	  	14
			
	 14.
	  	QUALIFICATION AND QUALITY ASSURANCE	  	16
			
	 15.
	  	REPAIRS	  	17
			
	 16.
	  	REPRESENTATIONS AND WARRANTIES	  	17
			
	 17.
	  	INDEMNIFICATION	  	19
			
	 18.
	  	LIMITATION OF LIABILITY	  	20
			
	 19.
	  	TERMINATION	  	20
			
	 20.
	  	FREEDOM OF ACTION	  	21
			
	 21.
	  	PROPRIETARY RIGHTS AND CONFIDENTIAL INFORMATION	  	21
			
	 22.
	  	ASSIGNMENT	  	22
			
	 23.
	  	NOTICES AND COMMUNICATIONS	  	22
			
	 24.
	  	MISCELLANEOUS	  	23
			
	 	  	 ATTACHMENT 1
	  	25
			
	 	  	 ATTACHMENT 2
	  	33
			
	 	  	 ATTACHMENT 3
	  	34
			
	 	  	 ATTACHMENT 4
	  	39
			
	 	  	 ATTACHMENT 5
	  	40
			
	 	  	 ATTACHMENT 6
	  	42
			
	 	  	 ATTACHMENT 7
	  	43
			
	 	  	 ATTACHMENT 8
	  	44
			
	 	  	 ATTACHMENT 9
	  	46
			
	 	  	 ATTACHMENT 10
	  	47

  

 Page 2 of 26 

 OEM PURCHASE AGREEMENT 
  
 This Agreement, effective as of the date of the last signature below, is entered into by and between McDATA Corporation, a Delaware
corporation with its principal place of business at 380 Interlocken Crescent, Suite 600, Broomfield, CO 80021 (“McDATA”), and International Business Machines Corporation a New York corporation with its principal place of business at Old
Orchard Road, Armonk, New York (“IBM “). 
  

	1.	DEFINITIONS 

  
 In this Agreement, unless the context otherwise requires, the following terms will have the meanings set forth in this Section 1.0. 
  

	1.1	“Agreement” means this Agreement and any Attachments, Exhibits or appendices specifically referenced in this Agreement. 

  

	1.2	“Affiliates” means entities that control, are controlled by, or are under common control with a party to this Agreement. 

  

	1.3	“Code” means computer programming code, including both “Object Code” (computer programming code substantially in binary form that is directly
executable by a computer after processing, but without compilation or assembly) and “Source Code” (computer programming code that may be displayed in a form readable and understandable by a programmer of ordinary skill, excluding
Object Code). Code may include, but is not limited to: (a) applications; (b) firmware and microcode; (c) device drivers; (d) operating systems; (e) utilities; (f) tools and (g) corrections, modifications and enhancements to the foregoing.

  

	1.4	“Day(s)” shall mean business Days unless otherwise specified. 

  

	1.5	“Deliverables” means the Product, as described in Attachment 2 and also includes Documentation, Derivative Works, Services and tools. 

  

	1.6	“Derivative Works” means a work that is based on an underlying work and that would be a copyright infringement if prepared without the authorization of the
copyright owner of the underlying work. 

  

	1.7	“Documentation” means the documents which McDATA generally makes available to its customers containing descriptive, operating, installation, engineering and
maintenance information for Products, including specifications, as such documents may be amended from time to time and any updates, modifications and enhancements made to them. 

  

	1.8	“Effective Date” shall mean the date this Agreement is signed by the last signatory hereto. 

  

	1.9	“End User” shall mean, an entity, which acquires the Product for its own use and not for resale or distribution.  

  

	1.10	“Enhancements” means changes or additions made by McDATA, other than Error Corrections to the Product. If an Enhancement adds substantial value to the Product and
is offered to customers for an additional charge it will be considered a “Major Enhancement”, and all other Enhancements, including those that support new releases of operating systems and devices, will be considered “Basic
Enhancements”. 

  

	1.11	“Error” means deficiency or deficiencies that require corrections. 

  

	1.12	“Error Corrections” means revisions that correct Errors in the Product. 

  

 Page 3 of 26 

	1.13	“Equipment” means hardware products listed on Attachment A, excluding Software, Documentation, and tools. 

  

	1.14	“Forecast” shall mean an estimate of IBM’s requirements for the Product during a specific time frame. 

  

	1.15	“Harmful Code” shall mean any computer code, programming instruction, or set of instructions (including without limitation, self-replicating and self propagating
programming instructions commonly called viruses and worms) that are constructed with the ability to damage, interfere with, or otherwise adversely affect computer programs, data files, or hardware, without the consent or intent of the computer
user. 

  

	1.16	“Information” shall mean that information disclosed by either party to the other, in oral or written form, in connection with this Agreement.

  

	1.17	“Lead-time” shall mean the period of time between the date a Purchase Order is accepted by McDATA and the Ship Date. 

  

	1.18	“Parts” shall mean field replaceable parts used to maintain Products purchased under this Agreement. 

  

	1.19	“Products” is any material described in or that conforms to the description of Products listed in Attachment 2 and includes Equipment, Software and Documentation,
Error Corrections, and Enhancements. 

  

	1.20	“Prices” means the agreed upon prices for Product, which shall exclude all applicable taxes and fees and, which are specified in Attachment 1. Prices as defined on
Attachment 1 do not include rebates, volume incentives, etc. unless specifically defined in Attachment 1. 

  

	1.21	“Purchase Order” or “Order” shall mean any order (by any means of transmission) issued by IBM for the purpose of ordering specific Products pursuant to
this Agreement. 

  

	1.22	“Reseller” means entities that are authorized by IBM in accordance with the terms of this Agreement to resell IBM’s product(s). 

  

	1.23	“Services” means work that McDATA shall perform for IBM and/or its designee as described in Section 8.0, Attachment 3, and Attachment 10 herein.

  

	1.24	“Software” means Object Code, including tools, licensed or provided to IBM by McDATA under this Agreement as identified under Attachment 1.

  

	1.25	“Specifications” means the technical and/or functional requirements of the Product as set forth in and/or referenced in Attachment 2. 

  

	2.	[LEFT INTENTIONALLY BLANK] 

  

	3.	TERM 

  

	3.1	Unless otherwise terminated in accordance with the provisions herein, this Agreement shall remain in effect for the period commencing on the Effective Date and continuing for five
(5) years thereafter (the “Initial Term”). Upon expiration of the Initial Term and each Renewal Term thereafter, this Agreement will be automatically renewed for an additional one (1) year term (“Renewal Term”) unless terminated
by either party upon ninety (90) days’ notice prior to the expiration of the Initial Term or any Renewal Term. The Initial Term and the Renewal Term shall be collectively referred to as the Term. 

  

					
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	4.	LICENSE OF SOFTWARE: 

  

	4.1	Distribution of Software: 

  

	 	4.1.1	McDATA hereby grants to IBM and its Affiliates, [***] license, without the right to sublicense (except as set forth in Section 4.3, Resellers), to distribute the Software, in Object
Code only, and the User Documentation for the Software to IBM’s End Users and Resellers as set forth in this subsection. McDATA shall include its then-current standard license agreement for the Software (the “License Agreement”)
together with the Product. IBM or its Resellers shall provide the License Agreement to the End User at the time of Product delivery to the End User. The License Agreement shall be between such End User and McDATA and its suppliers (as applicable).
The current version of the License Agreement as of the Effective Date is attached hereto as Attachment 5. The License Agreement may be modified from time to time by McDATA upon reasonable prior notice to IBM to, among other things, cover new
features or functionality included in modified, updated or enhanced versions of the Software or User Documentation for the Software. 

  

	 	4.1.2	IBM will use its commercially reasonable efforts to assist McDATA in the protection of the intellectual property rights of McDATA and its suppliers in the Software and the User
Documentation in cases of violation or infringement by End Users, including without limitation by cooperating fully with McDATA in any action or proceeding to enforce such intellectual property rights in the Software or the User Documentation. IBM
will promptly notify McDATA if IBM becomes aware of any material breach of any License Agreement relating to the Software, the User Documentation or intellectual property rights of McDATA or its suppliers in or to either of the foregoing.

  

	 	4.1.3	Termination of IBM’s right to distribute under this Agreement shall not terminate any License Agreement, which agreements shall continue in accordance with their terms.

  

	4.2	Additional License Terms: McDATA hereby grants to IBM [***] license, without the right to sublicense, to use and reproduce the Software and the User Documentation for the
Software solely for the purposes of (i) supporting IBM’s End Users and Resellers as set forth in this Agreement; (ii) performing internal testing of the Software and/or (3) demonstration and marketing. IBM is authorized to make a reasonable
number of copies of the Software Master Copy, in Object Code format only, and Master Documentation Copy (as defined in Section 5.0 hereof) solely for the purpose of exercising its rights under the foregoing internal use licenses granted by McDATA to
IBM: 

  

	 	a)	Maintenance: IBM may keep copies of the Software Master Copy in the offices of its service organization. 

  

	 	b)	Development/Testing: IBM may keep copies of the Software Master Copy with the final and beta versions of the Software for the purpose of testing with Product.

  

	 	c)	Back-up: IBM may make a reasonable number of back-up copies of the Software Master Copy delivered under Section 5.0. 

  

	 	d)	Demonstration and Marketing: IBM may make a reasonable number of copies to use in connection with its normal marketing and demonstration activities. 

  

					
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 IBM agrees to reproduce, on all copies made by or for IBM, and shall not remove, alter, or obscure in any
way, any proprietary rights notices (including copyright notices) of McDATA and its suppliers on or within the Software and the User Documentation. 
  

	4.3	Resellers. IBM may sublicense the license rights granted in Sections 4.1.1, 4.1.2 and 4.2(i) above to its Resellers, provided such Resellers are subject to the same
restrictions and have executed a written agreement with IBM regarding same. 

  

	4.4	Software Copyright; License Restrictions: McDATA retains all copyright rights to Software. IBM shall not reverse assembly, reverse compile, decode, or otherwise reverse
translate Software. In addition, except as expressly permitted under this Section 4, IBM agrees that it shall not, or authorize others, to: (a) modify, adapt, alter, translate, or create derivative works from the Software or the User Documentation;
(b) sublicense, distribute, sell, use, lease, rent, loan, or otherwise transfer the Software or the User Documentation to any third party; (c) disclose the results (without McDATA’s permission) of any performance benchmarks of the Software to
any third party; or (d) otherwise use the Software or the User Documentation for any purpose not expressly permitted herein. 

  

	4.5	[***] 

  

	5.	DELIVERY 

  

	5.1	Software Master Copy: No later then thirty (30) Days from the Effective Date, McDATA shall deliver to IBM one copy of the Software in Object Code form (“Software Master
Copy”) electronically and on electronic media. From time to time as may be required after McDATA’s initial delivery of the Software Master Copy, McDATA shall deliver to IBM electronically and on electronic media, an updated Software Master
Copy that shall include any Enhancements and Error Corrections to the Software. 

  

	5.2	Documentation Master Copy: No later then thirty (30) Days from the Effective Date, McDATA shall deliver to IBM one copy of the Documentation (“Documentation Master
Copy”) electronically and on electronic media. From time to time as may be required after McDATA’s initial delivery of the Documentation Master Copy, McDATA shall deliver to IBM electronically and on electronic media, an updated
Documentation Master Copy that shall include any Enhancements and Error Corrections to the Documentation. 

  

	6.	FORECAST/ORDER PLACEMENT 

  

	6.1	Forecast: IBM shall provide McDATA with a non-binding [***] monthly rolling Forecast no less often than monthly throughout the term of this Agreement for Products and Parts
as mutually agreed between the parties. The first Forecast shall be made available to McDATA no later than [***] prior to the date IBM declares the Product as being generally available (“GA”) to IBM’s customers. Forecasts are not
Orders or a commitment to buy, and are used for planning purposes only, and IBM has no obligation to purchase units of Products in accordance with its Forecasts. McDATA understands and agrees that such Forecasts are for McDATA’s planning
purposes only and they do not create any obligation or liability on the part of IBM, either directly or indirectly. 

  

	6.2	Orders: All purchases pursuant to this Agreement shall be made by means of Purchase Orders issued from time to time by IBM or an IBM Affiliate addressed to McDATA and
accepted by McDATA in writing. Purchase Orders are IBM’s work authorization to ship and invoice Products, Parts and Services from McDATA. Each Purchase Order shall include (i) the name of IBM or of the IBM Affiliate placing the Purchase Order,
(ii) the 

  

					
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 desired quantity and models of Products, (iii) IBM’s part numbers to be put on Products (subject to
Section 11.7), (iv) the applicable prices, charges and fees with respect to such Products and Services, (v) the requested ship date, (vi) the method of shipment and name of carrier, and (vii) the location to which the Products should be shipped. All
Purchase Orders issued by IBM or IBM Affiliates shall refer to and specifically incorporate this Agreement by reference provided such Purchase Orders are accepted by McDATA. Neither this Agreement nor any Forecast will constitute a Purchase Order.

  
 Both McDATA and IBM will work in good faith to establish a
blanket PO process and a Point of Sale Report of End User Customer information by [***]. 
  

	6.3	Acceptance: McDATA shall receive, process and accept all Purchase Orders issued by IBM hereunder and shall respond with written and/or electronic sales order acknowledgements
as required by IBM within [***]of receipt of a Purchase Order. McDATA agrees to accept IBM’s Purchase Orders, which conform to the material terms and conditions of this Agreement. If, however, McDATA rejects any Purchase Order or any portion
thereof, McDATA shall immediately document in writing its reasons for such rejection. When McDATA accepts a Purchase Order or part thereof, McDATA shall provide IBM with an acknowledged ship date (“Ship Date”). If IBM does not receive an
acknowledgement or rejection within such period, McDATA will be deemed to have accepted the Purchase Order inclusive of the requested Ship Date. 

  

	6.4	Rescheduling/Reconfiguration: Prior to shipment, IBM may, [***], reschedule a Purchase Order, delivery date or any part thereof. Subject to Section 8.1, IBM may, [***],
increase or decrease quantities listed on a Purchase Order prior to shipment. McDATA agrees to receive IBM’s purchase change orders specifying changes in the configuration of any Product at any time, and McDATA agrees to use commercially
reasonable efforts to accommodate such change order. In the event IBM’s purchase change orders specify changes in the configuration, and such changes require quantities which are outside the then-current purchase order, McDATA agrees to
accommodate such changes and ship such Product on a commercially reasonable efforts basis based on availability of such Products. In the event, McDATA cannot satisfy any such change order without impacting scheduled delivery, it will apprise IBM of
the possibility of a delay and of the revised ship date such that IBM can manage the situation with its customer. 

  

	6.5	Cancellations and Volume Decreases: Prior to shipment, IBM may, [***] decrease or cancel a Purchase Order or any part thereof, provided; however, McDATA must be notified in
writing of the cancellation.  

  

	6.6	Shipping Address Changes: IBM may make a change to the shipment address for any Purchase Order any time prior to shipment. If shipment is delayed due to IBM not providing
complete information or shipping labels, IBM agrees that McDATA will not be responsible for any costs, liabilities or scored as inadequate for late shipments due to such changes. 

  

	7.	PRICES 

  

	7.1	Purchase Price/Price Changes: Except as provided below, IBM shall pay the Price for the Products listed in Attachment 1. The Price for Equipment, excluding Major
Enhancements, [***] during the Initial Term of this Agreement. In the event that McDATA and IBM mutually agree upon a Product price change, the new price and the effective date of such new price will be communicated in writing, by an authorized
representative of McDATA and accepted by an authorized representative of IBM including, but not limited to, via email. 

  

	7.2	[***] 

  

	7.3	Record Keeping and Audit Rights: The parties agree that an independent auditor, acceptable to both IBM and McDATA, [***]. IBM and McDATA agree that the information disclosed
under this section by McDATA to 

  

					
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 IBM will be confidential and covered under a confidentiality agreement between the parties as required
under Section 21.0 below. 
  

	7.4	[***]. 

  

	7.5	Value Engineering: McDATA agrees to use reasonable commercial efforts to engineer the Product so as to reduce the unit Price to IBM. The value engineering shall address but
not be limited to engineering alternatives, manufacturing process improvements, quality control improvements, component substitutions, tooling cost reductions, and packaging improvements. 

  

	7.6	Price Adjustments: The Parties agree to meet as required from time to time but not more often than [***] to discuss changes in market conditions and [***]. 

  

	8.	LEAD TIME, DELIVERY, ACCEPTANCE AND PAYMENT. 

  

	8.1	Lead-times for Products: For orders of the Products that are within the quantities set forth in the Forecast, McDATA shall provide a lead time of [***]. Such lead times shall
be applicable when IBM declares the Products as generally available. For orders of Products that do not exceed the forecasted quantities by greater than [***] percent, McDATA shall use commercially reasonable efforts to ship the requested quantity
of Products within a [***] lead time but no greater than a [***] lead time. In all other cases, McDATA shall use commercially reasonable efforts to ship such products subject to the availability or Products and/or components within McDATA’s
supply chain. 

  

	8.2	Upside Support Supply: Based upon the agreed-to Forecast in the first month of each calendar quarter, McDATA shall place and maintain approximately [***] of Forecast
inventory of Products at its manufacturing locations in semi-finished goods (non-configured) status for purchase by IBM. During the last [***] of the calendar quarter, McDATA may reduce such upside buffer quantities if IBM’s confirmed purchase
orders are lower than Forecast quantities. 

  

	8.3	Shipment: All Products purchased under this Agreement will be shipped [***] (based on Incoterms 2000) to IBM and/or designated End Users or IBM Resellers, except where IBM
requires product in a consignment hub where shipment will be [***] or other terms negotiated between the parties. As used in this Agreement, shipment and delivery are synonymous. For purposes of this Agreement, shipment and delivery occur upon
delivery of Products by McDATA at McDATA’s point of shipment to the common carrier specified by IBM. McDATA will notify IBM prior to shipping a partial quantity of a particular Order of Products. In the event that McDATA is unable to ship
Products on the committed Ship Date as specified in Section 8.1, McDATA agrees, at IBM’s option, to use reasonable premium freight transportation to expedite delivery to IBM. 

  

	8.4	Ship-to Information. McDATA and IBM will work together toward providing customer ship-to information to McDATA. McDATA will use such ship to information as agreed to by IBM.
All Customer ship to information is deemed confidential of IBM in all formats. McDATA is hereby authorized to use such information for [***]. 

  

	8.5	Delivery Flexibility: IBM and McDATA will work together to ensure maximum order delivery flexibility. McDATA shall obtain IBM’s approval prior to making any early
shipments. Early shipments are defined as any deliveries made [***]or more prior to IBM’s requested shipment date. 

  

	8.6	Title and Risk of Loss: Title to Equipment, exclusive of Software, and risk of loss will pass from McDATA to IBM [***], as specified in IBM’s Purchase Order. Title to
Software Products remains with McDATA but risk of loss passes upon shipment to IBM thereof [***] (INCOTERMS 2000) McDATA’s point of shipment. At the time of Product delivery, McDATA shall provide IBM with all documents of title necessary for
IBM (or its Affiliates) to take possession of such Products. 

  

					
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	8.7	Payment: The terms of payment for all Orders will be net [***] from the date of IBM’s receipt of a correct invoice addressed as indicated in the “Bill To”
section of the Purchase Order following IBM’s receipt of Products. Payments shall be made by electronic fund transfer unless mutually agreed to otherwise. All prices and payments will be in US Dollars. McDATA’s invoices shall contain the
following information: (a) IBM’s Purchase Order numbers; (b) McDATA’s part number as defined in Attachment 1; (c) a description of the items shipped; (d) the quantity of items shipped; (e) the unit and extended price applicable thereto;
and (f) if applicable, IBM’s part number if different from McDATA’s. 

  

	8.8	Payment Terms for Beta Products. “Beta Program Products” means Products provided to IBM for early testing and evaluation by End Users. McDATA shall provide IBM with
[***] Beta Program Products per Product. McDATA shall provide an appropriate McDATA testing and evaluation agreement for IBM to provide to End Users covering the End User’s use of the Beta Program Products. For those Beta Program Products not
returned to McDATA within [***] days or at the end of the testing and evaluation period, whichever is sooner, unless McDATA otherwise agrees to extend the testing and evaluation period, McDATA will invoice IBM for such Beta Program Products. IBM
will pay McDATA for such Products in accordance with the terms of this Agreement. 

  

	8.9	Taxes: Product prices do not include any sales tax, use tax, value-added tax, or any other taxes, fees, duties or governmental charges for the importation, movement,
delivery, use, or possession of the Products, including replacement and repair parts. IBM shall provide McDATA with a resale or other appropriate exemption certificate in conjunction with this Agreement. In the event that IBM does not provide to
McDATA a resale or other appropriate exemption certificate, any such taxes or amounts in lieu thereof that are charged to or payable by McDATA (exclusive of taxes based on McDATA’s net income) will be invoiced to and paid by IBM in the manner
set forth in Section 8.7 of this Agreement. 

  

	8.10	Ship and Uninstall Procedure:  

 Ship and
Uninstall Equipment (“S&U Equipment”) is hereby defined as Product, features or options (with the exception of Products as distributed by IBM through their HVEC channel) which have been shipped as one order to IBM or IBM’s
End User Customer which have not been removed from its original shipping boxes nor installed at an End User Customer’s site, and which IBM wishes to return to McDATA for credit, damage repair or reconfiguration. 
  
 McDATA agrees to accept the return of any S&U Equipment which has been
returned to IBM as cancellations from Reseller’s End User Customers; provided, such S&U Equipment returns are initiated within [***] days of the original shipment date from McDATA for domestic orders or within ** days of the original
shipment date from McDATA for international orders, and return is completed no later than ** days from such date of shipment. For purposes of this procedure, initiation of such return to McDATA shall not occur until a Return Material Authorization
(“RMA”) number has been obtained from McDATA. 
  
 IBM
will inform McDATA of all bill of lading information. Shipping charges shall be borne by [***].  
  
 McDATA will confirm to IBM the receipt of S&U Equipment within [***] business days of receipt, and will identify the serial number and RMA number
associated with the S&U Equipment and verify that all parts of the applicable order have been returned, and will evaluate the condition of the returned equipment. Any discrepancies in this inventory will be communicated to IBM for
reconciliation. If the S&U Equipment has been damaged in shipment to or from the IBM End User Customer site, or requires reconfiguration to bring the equipment back to an equivalent to new (ETN) level, McDATA will assess and charge IBM for the
costs associated with those damages or reconfiguration. 
  

					
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 McDATA will charge a base handling fee of [***] of the original purchase price of the S&U Equipment.
Any costs associated with damages to or reconfiguration of the S&U Equipment will be additive to such [***] fee. 
  
 After such receipt, inspection and assessment of charges, McDATA will [***] to IBM in the amount of [***]. The parties understand and agree that such
[***] shall be [***] by the base handling fee, and any costs related to the repair of damages or reconfiguration. 
  

	8.11	Product Hubbing 

  

	8.11.1	Hub Arrangement The parties hereby agree that “Hub Product” is defined as any McDATA OEM Product for which a portion of sales of such Product are subject to a
hubbing arrangement. The following terms and conditions will apply to any Hub Product(s) for which an agreement has been executed between and among McDATA, IBM and/or a third party (‘Hub Provider”) to allow such Hub Product to be shipped
to and held in such third party’s warehouse (or warehouses) (“Hub(s)”). Hubs will be established in [***], and in [***]. The parties reserve the right to discuss the addition of a Hub to be established in [***], at such time as
quantities warrant such an additional Hub (“AP Hub”). Until the establishment of an [***] Hub, McDATA agrees to accept Purchase Orders from IBM’s entity in [***]. Further, the parties reserve the right to discuss the addition of a Hub
in other location(s), subject to the mutual written agreement of the parties. 

  

	8.11.2	Hub Stocking. On a [***] basis IBM, or Hub Provider, will provide a [***]rolling forecast to McDATA showing the demand for the Hub Products to be sent to the Hub(s), such
quantities shall be identified by the specific geographic locations of the Hubs (“Hub Forecast”). McDATA agrees to ship quantities of such Product to the Hubs sufficient to maintain a [***] minimum and [***] maximum inventory level, both
of which are based on the forward-looking [***] period forecast and the appropriate lead time to replenish the inventory, depending on geographic location. The minimum inventory level is further defined to be equal to the balance of the material
physically in the hub location available for immediate sale (“On-Hand Balance”) plus the material en route to the hub location scheduled for arrival within the transit lead time for that hub (“In-Transit Balance”). McDATA may
reduce Hub inventory to [***] only when there is no demand reflected in [***] of the Hub Forecast for the forward-looking [***] period. 

  
 At the beginning of each calendar quarter, IBM and McDATA may meet to discuss actual IBM demand for the prior quarter. If the quantity of Hub Product
pulled was less than [***] of the Hub Forecast provided in the [***] of the prior quarter, then McDATA and IBM will meet to discuss the following options, under which IBM may either a) [***], or b) [***], or c) [***]. The foregoing represents
IBM’s sole liability related to Hub Products under this program. 
  

	8.11.3	Ship Performance McDATA’s goal will be to satisfy a [***] product availability rate at each Hub location. Product Availability is defined as Hub Products being available
for pull by Hub Provider at the time a valid pull notification is received by McDATA. At the beginning of each calendar quarter, IBM and McDATA may meet to discuss the above Product Availability rate goal. Should the parties agree that the Product
Availability rate goal was not achieved, McDATA will immediately acknowledge the deficiency. Within [***] of such acknowledgement, McDATA will begin the Corrective/Preventive Action Process to determine the root cause, and will develop an
appropriate corrective action. Hub Product pull requests in excess of Hub Forecast will not be used in the calculation of the product availability rate, nor in the determination of root cause. 

  

					
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	8.11.4	New Software Releases and Hub Product Returns For any McDATA Hub Product which has been designated as a “customer set up” unit, McDATA will not be required to
rework inventory in the Hub in the event there is a new release or maintenance release of code from McDATA. A new maintenance release of Software code required for service, maintenance and warranty purposes will be made available for download by the
Customer from a McDATA-maintained web site. The parties agree that the terms of Section 8.10 (Ship and Uninstall (“S&U) Procedure) shall not apply to Hub Products, and further understand that McDATA is not obligated to accept returns of Hub
Product that has been shipped from the Hub. 

  

	8.11.5	Shipping Notwithstanding the provisions of Section 8.3 (Shipment), [***] will be responsible for shipping charges of the Hub Product from McDATA’s point of origin to the
Hub. All shipments from the Hub will be [***] the Hub, and [***] is responsible for all shipping charges therefor. IBM will act as the importer of record for all Hub Product shipped from the Hub and will be responsible for associated customs, duty,
and Value Add Tax (VAT) administration. Title to and risk of loss of the Hub Product will pass to IBM upon [***]. 

  

	8.11.6	Hub Product Warranty. McDATA agrees to provide a [***] warranty period from date of shipment from the Hub. Product Discontinuance for Products Held in Hub Discontinuance of
any Hub Product shall be in accordance with the terms set forth in this agreement The parties agree to work together to minimize the liability of each party upon end-of-life notice of a Hub Product. 

  

	9.	ELECTRONIC COMMERCE 

  
 To the extent permitted by local law, the parties will conduct transactions using an electronic commerce approach. The parties will electronically
transmit and receive legally binding purchase and sale obligations (“Documents”), including electronic credit entries transmitted by IBM to the account specified by McDATA, as more specifically set forth in Attachment 6. Each party, at its
own expense, will provide and maintain the equipment, Software, services and testing necessary for it to effectively and reliably transmit and receive such Documents. Either party may use a third party service provider for network services, provided
the other party is given [***] prior written notice of any changes to such services. A Document will be deemed received upon arrival at the receiving party’s mailbox or Internet address. The receiving party will promptly notify the originating
party if a Document is received in an unintelligible form, provided that the originating party can be identified. In the absence of such notice, the originating party’s record of the contents of such Document will prevail. Each party will
authenticate Documents using a digital signature or User ID, as specified by IBM, and will maintain security procedures to prevent its unauthorized use. Each party will be responsible for the management and security of its data stored on or
transmitted over the other’s network. Each party will be responsible for any and all results obtained from its respective use of EDI. 
  
 Each party grants the other party only the licenses and rights necessary to electronically transmit Documents. 
  

	10.	SERVICE SUPPORT REQUIREMENTS 

  

	10.1	Product Support: During the term of this Agreement and for [***] years thereafter, in accordance with Product end of life support provisions in Attachment 3, McDATA agrees to
provide such Products support assistance as IBM may reasonably require. The complete support requirements are set forth in Attachment 3 and Attachment 10 and shall include, in addition to resolving End User problems, the ongoing validation and
re-certification and/or alteration of the design of the Products during the term of the Agreement. 

  

					
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	10.2	Maintenance Parts/Repair Service. During the term of the Agreement and for [***] years thereafter, McDATA agrees to sell Parts to IBM and/or its authorized agents. [***]

  

	11.	ASSEMBLY, TEST, DOCUMENTATION AND PACKAGING 

  

	11.1	Build to Specifications: McDATA shall provide and package Products only as specified in this Agreement, according to Product Specifications. McDATA shall ensure all Products
meet safety, performance, quality, reliability and other Specifications required by this Agreement and by relevant laws. 

  

	11.2	Product Labels and Serial Numbers: McDATA shall ensure that no labels or other markings appear on the Products or packaging except as expressly specified by IBM. Each Product
unit shall be clearly identified by a Machine Type Model number and a unique, individual serial number in a consistent location identified by IBM. McDATA’s numbering system and the proposed Product information Plate must be reviewed and
approved by IBM. McDATA shall provide Product serial numbers and use commercially reasonable efforts to provide other data requested by IBM, which IBM and McDATA shall use for warranty entitlement purposes. 

  

	11.3	Product Certifications: McDATA shall obtain and maintain all certifications that are required for IBM and IBM’s Affiliates to sell the Products worldwide. McDATA will
affix certifications labels on Products that meet the relevant Specifications. McDATA will submit written evidence of such certifications or approvals to IBM upon request. 

  

	11.4	Country of Origin Certification: McDATA will certify the country(ies) of origin for each Product by using the form provided in Attachment 7 “Country of Origin
Certification Form.” The information provided on such completed form will be considered part of this Agreement. McDATA will notify IBM before it changes countries of origin and will fulfill reasonable requirements from IBM and its customers for
Products from particular countries or origin. IBM will rely upon this certification, and timely updates in making representations to customers and complying with various laws and regulations. McDATA shall also identify the country(ies) of origin on
each Product’s information plate and external carton. 

  

	11.5	Facility Inspections: McDATA shall permit IBM to inspect McDATA’s facilities. McDATA shall provide IBM at least [***] written notice for any facility McDATA plans to use
in the performance of work hereunder and allow IBM to inspect each such facility during such [***] period. IBM may also perform at reasonable intervals quality and process audits of reasonable scope at McDATA’s manufacturing facility, including
McDATA’s manufacturing, test, quality and failure analysis processes and operations sufficient to determine, in IBM’s sole judgment, whether Product quality and Specifications are being met. IBM shall advise McDATA in advance of the scope
and method of which such audits are to be conducted. These audits will be subject to at least [***] advance notice by IBM. However, IBM will use its best efforts to not schedule such plant visits during [***]. IBM shall allow McDATA personnel to
accompany IBM on any such plant visit. In advance of an audit, IBM may request McDATA to provide at [***]. 

  

	11.6	Documentation. At IBM’s request, McDATA agrees to promptly provide IBM electronic copies of and/or copies of Documentation and electronic information IBM reasonably
deems necessary to give effect to this Agreement. Such Documentation and electronic information shall include but is not limited to, installation and configuration guides, usage guides and maintenance manuals. Subject to the terms of this Agreement,
McDATA hereby grants to IBM a license to modify the Documentation, including substituting IBM labels, logos, and markings, and to distribute/resell any and all such documents with the Product. 

  

					
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	11.7	Packaging: McDATA shall package Products shipped to IBM or its Customers in accordance with IBM’s packaging Specifications. 

  

	12.	PRODUCT CHANGES 

  

	12.1	Product Changes: McDATA shall not make changes to the form, fit or function of Product and Software supplied under this Agreement without either IBM’s prior written
consent or expiration of the notice period below without a written response from IBM. McDATA agrees to provide IBM [***] prior written notification if McDATA intends to make any material changes which will affect the Product and/or Software form,
fit or function. The notification shall include a written description of the proposed change(s), including the reason for the change(s) and the expected effect of the change(s) on the Product and Software, including its [***]. McDATA will send such
change proposals to IBM’s designated McDATA engineer, via mail, email, fax or as agreed between the parties. On such notice, McDATA will state a date by which IBM’s comment and approval are required; such date shall be a minimum of [***]
from the date of such notice. If IBM has not responded on or before that date, McDATA will escalate to IBM management to receive comments within [***] days. After such time, if IBM still has not responded with comments, McDATA will assume IBM
approves such change and will proceed with the change process. If the changes proposed by McDATA necessitate evaluation by IBM of compatibility with IBM’s systems and/or specifications, McDATA, upon IBM’s request, shall provide to IBM,
[***], evaluation units, parts or designs within [***] of IBM’s request, to evaluate proposed Product changes. IBM shall have the right to accept, reject or mutually agree to an alternate plan for McDATA’s proposed changes and will inform
McDATA of its approval or rejection of those changes in writing within [***] of IBM’s receipt of notice of such changes, whichever is later. In any event, IBM’s approval shall not be unreasonably withheld. If IBM rejects the changes, IBM
may require McDATA to [***] or [***]. McDATA shall have the right to make any other design changes to the Products which do not affect the form, fit or function and do not affect an IBM custom feature at any time prior to shipment. IBM shall have
the right to review any such change to ensure that such change does not affect form, fit or function. 

  

	12.2	Mandatory Changes: In the event that changes are required to make the Products, or Software conform to governmental standards (including any law, rule, regulation or other
legal standard or to protect data integrity or for safety or environmental reason(s)) (“Mandatory Engineering Changes”), McDATA shall immediately implement the Mandatory Engineering Changes in new Products and the Software [***] to IBM.

  

	 	a)	McDATA shall provide IBM with written notification of any Mandatory Engineering Changes as soon as possible after McDATA knows of such change. 

  

	 	b)	McDATA and IBM shall discuss and mutually agree upon one or more of the following remedies for implementing Mandatory Engineering Changes on previously delivered Products and
Software. All such Mandatory Engineering Change kits shall be at no charge to IBM. McDATA shall use best efforts to immediately implement the agreed to remedies. 

  

	 	i)	IBM may request an RMA number and return the affected Products to McDATA or to an authorized repair facility for repair or replacement. McDATA shall pay the transportation costs of
shipping affected Products and Software and documentation to IBM, IBM customer’s locations, or a location designated by IBM. 

  

	 	ii)	At IBM’s request McDATA will ship to IBM Mandatory Engineering Change kits (including Products, and Software for Products). McDATA shall provide IBM with installation
instructions and any special tools, equipment, media and other related requirements necessary to implement the Mandatory Engineering Changes at IBM’s or IBM’s customer’s locations. 

  

					
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	 	iii)	McDATA may be requested to provide on-site technical assistance at the appropriate location to install Mandatory Engineering Changes. 

  

	 	c)	In the event the Mandatory Engineering Changes adversely affect utilization of Products, and/or Software and such Mandatory Engineering Changes are not made compatible with the
Products and/or Software and IBM is not provided with an acceptable remedy within [***] after McDATA receives notification, then IBM shall have the option to (a) [***] and/or (b) [***]. 

  

	 	d)	If IBM determines that it is necessary for IBM testing, McDATA shall provide IBM, [***], [***] kits for evaluation and qualification. 

  

	12.3	IBM Requested Changes: IBM may request, in writing, that McDATA evaluate [***] a change to the method of packing, packaging, or evaluate an engineering change (which may
include Basic or Major Enhancements) to the Products or Software. Such request will include a description of the proposed change sufficient to permit McDATA to evaluate its feasibility. Unless otherwise agreed to by the parties, McDATA shall notify
IBM in writing of McDATA’s acceptance or non acceptance of such proposed changes within [***] from the date of McDATA’s receipt of such request from IBM. McDATA’s written evaluation shall state all [***], if any, created by the
changes and the date by which McDATA will be able to implement such changes. IBM must provide prior written approval to McDATA before the change can be implemented. 

  

	12.4	Enhancements and Error Corrections: During the term of the Agreement, McDATA will make available to IBM, [***], Basic Enhancements and Error Corrections for the Products.
McDATA will offer to IBM within [***] of availability, Major Enhancements to the Products that McDATA creates or authorizes others to create at [***]. If IBM accepts McDATA’s offer, IBM will amend Attachment 2 to include such [***], and the
Major Enhancements will become part of the Products. 

  

	13.	CONTINUING AVAILABILITY 

  

	13.1	New Products: During the term of this Agreement, and subject to the terms of Section 7.2, McDATA will offer to sell to IBM future products developed, manufactured,
distributed or sold by McDATA, except for products or services proprietary to other customers. If IBM agrees to purchase new products, the new products will be added to Attachment 2 and will become Products subject to the terms and conditions of
this Agreement. 

  

	13.2	Product Withdrawals: McDATA will notify IBM in writing at least [***] prior to withdrawal of a Product and/or Software. McDATA will ship Products and Software for open
Purchase Orders, which McDATA has accepted before the withdrawal date. If, during the term of this Agreement, McDATA announces other Products which are designated by McDATA as a replacement for Products (“Replacement Products”) listed in
Attachment 1, McDATA and IBM will jointly (a) [***] and (b) [***]. For purposes of this Agreement, Replacement Product shall mean a product that replaces Products and Software listed in Attachment 1 and which, in addition to any Enhancements,
conforms to all of the Specifications set forth in Attachment 2. Subject to negotiation of [***] and the availability of the Replacement Product during the remaining term of this Agreement, McDATA grants to IBM and its Affiliates the right to
purchase such Replacement Product under terms and conditions substantially similar to the terms and conditions contained in this Agreement. 

  

	13.3	Disaster Recovery: McDATA shall maintain a disaster recovery plan to support its ability to provide each Product sold hereunder to protect the support of such Products to IBM
and its customers. McDATA shall provide IBM with a copy of such plans and changes thereto. McDATA remains solely liable for the adequacy of the disaster recovery plan. 

  

					
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	13.4	Supply of Products: McDATA shall notify IBM, as soon as reasonably possible, of any actual or potential manufacturing process and/or equipment failure or any other factor
which may cause an interruption or reduction in the delivery of Products or any other deliverables hereunder. 

  
 Notwithstanding any other provisions of this Agreement, in the event that McDATA’s ability to supply the Product or any of the components that
comprise the Product is constrained for reasons which include, but are not limited to, component availability, and the Ship Date cannot be met, McDATA will reduce the quantities of such Products to be supplied to IBM by no more than [***].

  

	13.5	Source Code, Schematics And Escrow. Except as set forth in this Section 13.5, Source Code for the Product shall not be provided, and is not licensed, to IBM hereunder. McDATA
and IBM shall, within [***] from the Effective Date of the Agreement, identify an escrow custodian (“Escrow Custodian”) acceptable to both parties and enter into a contract with such Escrow Custodian (“Escrow Agreement”) for the
pre-arranged holding and releasing of Products (including Source Code) to IBM with a sufficient grant of rights to IBM to permit IBM to produce or have produced the Products (“Escrow Material”); provided, however, that with respect to any
third-party code contained within the materials, McDATA shall only have the obligation to deposit source code for such third party code to the extent it is permitted to do so in accordance with its agreements with such third parties. McDATA shall
also concurrently appoint and legally empower the named Escrow Custodian to act as the Trustee and Administrator under the Escrow Agreement. Within [***] after the execution of the Escrow Agreement, McDATA shall deposit with the Escrow Custodian the
most current production level of the Escrow Material. Thereafter, McDATA shall within [***] after the release of an update to the Products, deposit updated Escrow Material with the Escrow Custodian. Additionally the IBM Administrative Coordinator
may request McDATA to deposit updated Escrow Materials with the Escrow Custodian at any time, but no more frequently than [***] intervals. McDATA agrees to bear all costs arising out of compliance with this Section 13.4, including without
limitation, the cost of establishing and maintaining the escrow of the Products and software and of any and all documentation preparation necessary to meet the requirements of this Section and the Escrow Agreement. In addition to any other rights
and remedies available to IBM, IBM shall have the right to receive delivery of the Escrowed Material under the Escrow Agreement if any of the following triggering events occur: (a) McDATA becomes insolvent or bankrupt; (b) McDATA, in a manner that
materially breaches the terms of this Agreement, notifies IBM in writing that it intends to cease production of the Products, or intends to cease supporting, maintaining or updating the Products; or (c) McDATA fails: (i) to perform any of its
material supply obligations hereunder at any time during the term of this Agreement (including any extensions or renewals) or (ii) in the case of its support obligations only, during the term of the Agreement and for five (5) years thereafter (as
provided for in Section 3.0 above) McDATA materially fails to maintain and support the Products, and McDATA does not cure such failure within the time periods set forth for dispute resolution in Section 24.8. With respect to item (c), such
triggering event will also be deemed to have occurred if IBM has, in good faith, requested reasonable assurances from McDATA of its ability to continue to perform its obligations and McDATA fails to provide IBM with such reasonable assurances within
thirty (30) days of such request. The grant of rights to IBM with respect to Escrowed Materials shall be in the form of a worldwide, nonexclusive, irrevocable manufacturing rights license agreement to make or have made the Products and Software to
the extent necessary to give effect to IBM’s rights and business interests as contemplated under this Agreement. Such license shall be irrevocable and in force for (a) the remaining Term of this Agreement or (b) twenty-four (24) months, which
ever is shorter (“Escrow Term License Period”). IBM shall return McDATA’s Escrowed Material and documentation to McDATA no later than thirty (30) Days after the expiration of the Escrow Term License Period. 

 

					
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	14.	QUALIFICATION AND QUALITY ASSURANCE 

  

	14.1	Qualification: All Products and Software are subject to IBM’s qualification processes as communicated to McDATA and agreed to between the parties. McDATA will use
reasonable commercial efforts to assist IBM in its Products’ qualification process by providing the following in a timely manner: (a) agreed to quantity of each Product for testing and validation by IBM for a period of ninety (90) days or as
mutually extended by the parties, (b) all requested Products’ documents and information, (c) a copy of all test plans and reports, (d) a copy of all regulatory certifications, (e) a defined support structure, and (f) assistance in resolving any
problems that may arise. For those Qualification Products not returned to McDATA within ninety (90) days, unless McDATA and IBM otherwise agree to extend the loan period, McDATA will invoice IBM for such Qualification Products. McDATA will notify
IBM that it is invoicing IBM for such units. IBM will pay McDATA for such Products in accordance with the terms of this Agreement. 

  

	14.2	Quality McDATA agrees to satisfy IBM’s quality assurance requirements as set forth in IBM’s document # QAI1057 (“PPQP”, Rev. 5.2.3 dated 4/15/2004, as
updated and accepted by McDATA) and IBM’s document “OEM Assurance Process” (Version 5, dated April 2004), which is incorporated herein by reference. McDATA shall implement a “zero defect” manufacturing and quality program.
Such program shall implement, maintain and continuously improve quality necessary to produce and deliver to IBM only those Products strictly conforming to the Product Specifications and shall implement improvement programs and specific corrective
action plans designed to continuously improve McDATA’s performance in as-delivered quality, on-time delivery, cycle time reduction and field reliability. These programs and actions will be communicated to IBM on a regular basis. McDATA commits
to delivering Products at a Ship Product Quality Level (SPQL) as specified and agreed to in the PPQP (“Quality Standards”). Specific IBM requested corrective action will be responded to promptly in accordance with an agreed to process and
will be monitored by IBM. Any acceptance by IBM of Products and Products not conforming to the quality obligations of McDATA under this Agreement shall not be a waiver of McDATA’s obligations in any respect. IBM shall have the right to reject
entire shipments that exceed defect levels set forth in the Quality Standards. McDATA will, upon reasonable notice from IBM, provide access to related records demonstrating conformance with the Quality Standards. Quarterly, or as agreed to between
the parties, the parties shall meet and review the performance of the Products against the Quality Standards established for the current year, and based on such review, shall establish a mutually agreed upon Quality Standards for the following year.
Commencing with the start of the sixth (6th) calendar month after the start of production shipment, if McDATA fails
to meet agreed to Quality Standards and such non-conformance persists for greater than three (3) consecutive calendar months, IBM shall notify McDATA in writing of such failure and non-conformance. In the event McDATA does not meet the Quality
Standards for the three (3) consecutive months after McDATA receipt of such notice, McDATA will in addition to employing commercially reasonable efforts to meet the agreed to Quality Standard, meet with IBM to determine what process or Product
changes are needed to meet such standards. 

  

	14.3	ISO: McDATA agrees to manufacture the Equipment and Parts in an ISO 9002 certified manufacturing facility and agrees that said facility will remain ISO 9002 certified
throughout the Term of this Agreement. If McDATA’s ISO 9002 certification should lapse for any reason, McDATA agrees that during the period it takes to become re-certified that McDATA will pay all reasonable expenses necessary to have the
Equipment ship from an ISO 9002 certified facility. If McDATA relocates its manufacturing facility during the Term of this Agreement, such manufacturing facility will be certified ISO 9002 prior to relocation.  

  

					
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	14.4	Reliability: McDATA commits to delivering Products and Products conforming with the reliability, design verification, compatibility testing, interoperability requirements and
related Specifications listed and/or referenced in Attachment 2. 

  

	14.5	Traceability: McDATA agrees to provide the following process controls: 

  

	 	a)	Product serialization and lot management by date code; 

  

	 	b)	A Built Product History for each Product manufactured and shipped for IBM; 

  

	 	c)	Traceability for specific lot codes of Part(s) used to manufacture and ship a specific lot code of Product(s); and 

  

	 	d)	Verification of bar code labels placed on Product(s). 

  

	14.6	Epidemic Defects: McDATA will repair or replace, at no charge to IBM any epidemic defects found to exist in the Products at any time prior to two (2) years after the end of
the normal warranty period (“Epidemic Failure Period”). For purposes of this Agreement, Epidemic Defects shall mean a defect rate of three percent (3 %) or more occurring with the same Product for the same cause over a rolling ninety (90)
day period (“Epidemic Failure Period”). In the event the Products’ failure rate exceeds the Epidemic Defects during the Epidemic Failure Period, IBM has the option of having McDATA, at McDATA’s expense: (i) sort, screen, repair
and/or replace IBM’s Product stock and units in the field, including stock contained in work in progress subject to such failure; (ii) conduct a thorough investigation into the failure’s root cause or risk, and with IBM’s concurrence,
implement corrective action; (iii) reimburse IBM for the costs based on IBM’s internal service rate, if any, of IBM service calls to IBM’s customer locations; and/or (iv) accept the return of any and all affected Products(s) for a full
refund if McDATA cannot provide such corrective action for such Epidemic Failure. 

  

	15.	REPAIRS 

  

	15.1	Out Of Warranty Repairs: Re-workable Products are Products (i) which have failed and such failures have been isolated and identified by McDATA, but may be reworked to perform
in accordance with the Products’ Specifications, and (ii) whose price to IBM is greater than $100.00. Upon receipt of Re-workable Products, McDATA will rework and return the reworked Products to IBM in accordance with Attachment 10.

  
 McDATA agrees to repair any out-of-warranty
Products during the term of the Agreement or through the end of service date, whichever is sooner, which IBM may elect to have repaired by McDATA and which McDATA deems repairable at the prices listed in Attachment A. McDATA will warranty repaired
Products for twelve (12) months from date of shipment to IBM. 
  
 McDATA will repair non-warranty items at the prices listed in Attachment 10, Parts Prices. 
  
 Attachment 1 sets forth terms and conditions for Re-workable Product. 
  

	16.	REPRESENTATIONS AND WARRANTIES 

  

	16.1	General Representations and Warranty. McDATA makes the following ongoing representations and warranties: 

  

	 	a)	McDATA has the right to enter into this Agreement and its performance of this Agreement will not violate the terms of any contract, obligation, law, regulation or ordinance to which
it is or becomes subject; 

  

					
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	 	b)	no claim, lien or action exists or is threatened against McDATA that would interfere with IBM’s use or sale of the Products; 

  

	 	c)	Products are free from defects in design, material and workmanship and will conform to the warranties, Specifications as set forth in Attachment 2, and requirements in this
Agreement for the time period from the date of shipment as specified in this Agreement; 

  

	 	d)	Products are safe for any use consistent with and will comply with the warranties, Specifications and requirements of this Agreement; 

  

	 	e)	Services will be performed using reasonable care and skill in accordance with the relevant Service offerings; 

  

	 	f)	Products will interact in any capacity with monetary data are Euro ready such that when used in accordance with their associated documentation they are capable of correctly
processing monetary data in the Euro denomination and respecting the Euro currency formatting conventions (including Euro sign); 

  

	 	g)	Products will be tested for, and do not contain, Harmful Code; 

  

	 	h)	All authors have agreed not to assert their moral rights (personal rights associated with authorship of a work under applicable law) in Products to the extent permitted by law;

  

	 	i)	Products are newly manufactured from new and serviceable used parts which are warranted under this Section to be equivalent to new in appearance and function.

  

	 	j)	McDATA has fully disclosed to IBM all third-party Code contained in Products, including code licensed under open source licenses. 

  
 Equipment Warranty: For all Products, except Software, not subject to
misuse, abuse, or other cause directly attributable to IBM or its End User, McDATA warrants, that for a period of thirteen (13) months from the date of delivery of each unit of Equipment to IBM that the Products shall be free of defects in material
and workmanship. McDATA’s obligation under this warranty shall be limited to repair or replacement of, or if repair or replacement is not possible, issue a credit for, any Equipment which has been returned by IBM within thirteen (13) months of
receipt of the Equipment by IBM and which McDATA verifies as defective. In the event McDATA is unable to verify as defective Equipment that IBM returns as a result of McDATA’s supplied diagnostics identifying said Equipment as faulty (“NDF
Product”) and IBM provides McDATA the data from those diagnostics tools, McDATA nevertheless agrees to replace said NDF Equipment and McDATA will not return the NDF Product to IBM if such Equipment is returned “no defect found” a
second time. If McDATA has reasonable cause to believe that IBM’s process has allowed an excessive number of NDF Products (more than five percent {5%} of the total number of units returned from IBM to McDATA) to be returned to McDATA or IBM has
cause to believe that McDATA’s diagnostic tools are not sufficient to find such NDF errors, each party will notify the other party. IBM and McDATA will cooperate to examine IBM’s process and work to improve service delivery to reduce NDF
Products. The parties will confer to address appropriate steps to correct IBM’s control processes and establish an acceptable verification process for NDF Products. IBM will pay for the shipment by IBM of non-conforming Products to McDATA, and
McDATA will pay for the return shipment of repaired or replacement Products to IBM under this Section 16.1. 
  
 Software Media Warranty. McDATA warrants the electronic media for a period of ninety (90) days from the date of delivery. If, during this 90-day
period, IBM discovers a defect in the electronic media, IBM shall return the defective media to McDATA for a replacement. Any replacement electronic media is warranted for the remainder of the original warranty period. IBM’s sole remedy and
McDATA’s exclusive obligation under this Warranty shall be the replacement of the defective electronic media. This warranty is only effective when the Software is used on or in conjunction with the Product(s) to which it relates. Further, the
warranties are 
  

					
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 contingent upon proper use of the Software by IBM or IBM’s Customers, and will not apply if the
Software has been modified without the prior written consent of McDATA. McDATA makes no warranty that use of the Software will be uninterrupted or error-free, or that its use will meet IBM’s or IBM’s Customer’s suitability
requirements. 
  

	16.2	Disclaimer of Other Warranties: THE WARRANTIES EXPRESSLY PROVIDED IN THIS AGREEMENT ON THE PRODUCTS AND SERVICES ARE IN LIEU OF AND EXCLUDE ALL OTHER WARRANTIES OR
CONDITIONS, WRITTEN OR ORAL, STATUTORY, COMMON LAW, EXPRESS OR IMPLIED, INCLUDING BUT NOT LIMITED TO, THE WARRANTY OR IMPLIED CONDITION OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE 

  

	16.3	Safety and Regulatory Agency Requirements: McDATA warrants that all Products and packaging material will comply with all applicable federal, state, and other governmental
(domestic and International) regulations in effect at the time of manufacture (including the 1990 Clean Air Act). On request, McDATA shall provide to IBM copies of all applicable regulatory certification test reports in order to support IBM product
certification. 

  

	16.4	Year 2000: McDATA represents and warrants (a) that all Products purchased pursuant to the Agreement are Year 2000 ready such that they are capable of correctly processing,
providing, receiving and displaying date data, as well as exchanging accurate date data, with all products with which the Products are designed to be used within and between the twentieth and twenty-first century; and (b) that its business
management processes and systems necessary to provide the Products, including without limitation information systems and equipment, are Year 2000 ready. 

  

	17.	INDEMNIFICATION 

  

	17.1	General Indemnification: McDATA, at its expense, agrees to defend, hold harmless and indemnify against any and all claims arising from: 

  

	 	a)	breach of any McDATA’s representations and/or warranties under this Agreement; 

  

	 	b)	unauthorized alteration, reproduction, or distribution of any portion of the Code or Documentation; 

  

	 	c)	damage to property, personal injury, death or any other damage or loss by whomever suffered, resulting or claimed to result in whole or in part from any actual or alleged defect in
Products or Services, including the failure of Products to comply with Specifications; 

  

	 	d)	unlawful, unfair, or deceptive trade practices attributable to McDATA or McDATA’s Affiliates, agents or representatives 

  

	 	e)	failure of McDATA, Products, Services, or other deliverables provided by McDATA to comply with any governmental law, statute, ordinance, administrative order, rule or regulation of
any country where Products are manufactured, distributed, sold or used; 

  

	 	f)	McDATA’s performance or failure to perform under this Agreement, including failure of McDATA to deliver Products on time; or 

  
 Damage to property, personal injury, death or any other damage or loss by
whomever suffered, resulting or claiming to result in whole or in part from operations under this Agreement to the extent that such injuries, deaths or damage are caused by McDATA’s employees and/or third parties. 
  

	17.2	Intellectual Property Indemnification: McDATA, at its expense, shall defend any claim or proceeding brought against IBM, its Affiliates and Resellers which is asserted on the
basis that any Deliverable furnished hereunder constitutes an infringement of any U.S. or foreign patent, copyright, trade secret or other proprietary right of any third party. 

  

					
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	 	 	 	McDATA Confidential
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	17.3	Right to Indemnification: IBM’s right to the foregoing indemnifications is conditioned upon IBM notifying McDATA promptly in writing of any applicable suit, and allowing
McDATA to have sole control of the defense of any such claim or proceeding and all negotiations for its settlement or compromise. 

  

	17.4	Other Obligation Arising from Infringement: In the case of claims arising under Section 17.2, if any Deliverable is held to be infringing and its use is enjoined, McDATA
shall, by its own election and at its own expense, either (a) procure for IBM, its Affiliates, Resellers and/or End Users the right to continue using such Deliverable; or (b) modify it so that it becomes non-infringing, or (c) reimburse IBM for the
net book value of the units of Product found to be infringing, as depreciated in accordance with generally accepted accounting principles. McDATA will have no obligation to indemnify IBM for claims that McDATA’s Deliverables infringe the
intellectual property rights of a third party to the extent such claims arise as a result of (i) IBM’s combination of Deliverables with other products or services not contemplated in the Documentation or this Agreement; (ii) McDATA’s
implementation of an IBM originated design; or (iii) IBM’s modification of the Deliverables except for intended modifications required for use of the Deliverables. 

  

	18.	LIMITATION OF LIABILITY 

  
 Circumstances may arise where because of a default on McDATA’s part or other liability, IBM is entitled to recover damages from McDATA. In each such
instance, regardless of the basis on which IBM is entitled to recover damages from McDATA (including fundamental breach, negligence, misrepresentation, or other contract or tort claim), McDATA shall be liable for no more than : 
  

	 	(a)	payments referred to in Section 14.6 (Epidemic Failure) and Section 17 (Indemnity) above; 

  

	 	(b)	damages for bodily injury (including death) and damage to real and tangible personal property; and 

  

	 	(c)	the amount of any actual direct damages up to the charges for the Deliverables, Products and/or Services that are the subject of the claim 

  
 Except for breaches of intellectual property or breaches of confidentiality,
under no circumstances will either party be liable to the other for any of the following even if informed of their possibility: 
  

	 	(a)	loss of or damage to data; 

  

	 	(b)	special, incidental or indirect damages or for any economic consequential damages; or 

  

	 	(c)	lost profits, business, revenue, goodwill or anticipated savings. 

  

	19.	TERMINATION 

  

	19.1	Termination: Either Party may terminate this Agreement if: 

  

	 	a)	the other party breaches any material term of this Agreement, and fails to remedy such breach within thirty (30) Days of receiving a written notice to do so by the non-defaulting
party; 

  

	 	b)	any proceeding in bankruptcy, receivership, liquidation or insolvency is commenced against the other party or its property, and the same is not dismissed within thirty (30) Days;

  

					
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	 	 	 	McDATA Confidential
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	 	c)	the other party makes any assignments for the benefit of its creditors, becomes insolvent, commits any act of bankruptcy, ceases to do business as a going concern, seeks any
arrangement or compromise with its creditors under any statute or otherwise; or 

  

	 	d)	the other party assigns this Agreement in breach of Section 22.0. 

  
 IBM may terminate this Agreement at any time, without cause, by giving McDATA at least sixty (60) Days prior written notice. 
  

	19.2	Effect of Termination or Expiry: In the event that this Agreement is terminated or expires for any reason: 

  

	 	a)	If IBM terminates this Agreement, McDATA shall, at IBM’s option process all Purchase Orders received from IBM and accepted by McDATA prior to the receipt of IBM’s notice
of termination; 

  

	 	b)	If McDATA terminates this Agreement, McDATA will process all Purchase Orders received from IBM and accepted by McDATA prior to IBM’s receipt of McDATA’s notice of
termination; 

  

	 	c)	IBM shall be entitled to continue to distribute any Products contained in its inventory on the effective date of termination, or Products subsequently received from McDATA;

  

	 	d)	Notwithstanding any other provision of this Agreement, no termination or expiry of this Agreement shall; 

  

	 	i)	affect the rights of End Users to continue to use any Products; 

  

	 	ii)	affect IBM’s right to continue to provide technical or maintenance support to End Users to the extent that all maintenance and support fees are paid by IBM to McDATA;

  

	 	iii)	affect the rights of IBM to receive technical or maintenance support services from McDATA as described herein, for the duration of any End User Software License to the extent that
all maintenance and support fees are paid by IBM to McDATA; or 

  

	 	iv)	affect McDATA’s right to receive payment for Products delivered. 

  

	20.	FREEDOM OF ACTION 

  

	20.1	Competitive Products: Nothing in this Agreement shall be construed as: (1) prohibiting or restricting either party (and their Affiliates) to, without infringing the
intellectual property rights of the other, develop, have developed, manufacture, have manufactured product and/or market products or services for itself or any third party, directly or indirectly, now or in the future, which may be competitive with
those that are offered by the other party; or (2) affecting the price either party charges for its products, other than the price that IBM will pay for Products supplied by McDATA. 

  

	20.2	Marketing: Nothing in this Agreement obligates IBM to purchase, announce, offer, or market Products in any quantity or in any particular manner. Products may be marketed or
discounted at the sole discretion of IBM without notice to McDATA. Each party is free to enter into similar agreements with third parties. 

  

	21.	PROPRIETARY RIGHTS AND CONFIDENTIAL INFORMATION 

  

	21.1	Information Exchange: Except as set forth in Section 21, McDATA and IBM agree that all Information exchanged by the parties under this Agreement will be non-confidential. If
the exchange of confidential information becomes necessary, any such exchange will be governed by the terms and conditions under the Confidential Disclosure Agreement(s) listed in Attachment 4. 

  

					
	 IBM Confidential
	 	 	 	McDATA Confidential
	 	 	Page 21 of 26	 	 

  

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	21.2	Confidentiality of Agreement: Each party shall keep the existence of this Agreement confidential, and shall keep its contents confidential during the existence of this
Agreement and for a period of three (3) years thereafter and will not, without first obtaining the written consent of the other party, disclose any portion of this Agreement or any information contained herein to any third party except as may be
required to comply with or enforce this Agreement or as may be required by law. McDATA will cooperate with any IBM requests to keep certain provisions of the Agreement that is filed confidential. If confidential information is to be disclosed
pursuant to a lawful requirement or the request of a Government Agency, the recipient shall provide the discloser sufficient prior notice to contest such order, obtain a protective order or other injunctive relief. Neither party will publicize or
otherwise advertise the existence of this Agreement or its terms without the prior written consent of the other party, however, each party has the right to disclose the existence of this Agreement and its terms to its attorneys, accountants, banking
institutions when seeking financial services and its auditors. 

  

	21.3	All Necessary Rights: McDATA shall acquire and maintain all rights and licenses it needs: (1) to fulfill its responsibilities under this Agreement, and (2) to allow IBM to
acquire, market, use and service the Products and for IBM to allow others to do the same. 

  

	21.4	IBM Intellectual Rights/Other Agreements: IBM grants no rights to McDATA under this agreement to any IBM intellectual property (including trademarks, tradenames or service
marks), other than a revocable, non-exclusive, non-transferable right to purchase and use labels, packaging, and Documentation bearing IBM trademarks, tradenames and service marks for the sole purpose of supplying Products under this Agreement and
to apply IBM’s trademarks, tradenames and servicemarks to the Products as specified by IBM. Any rights or licenses to IBM’s intellectual property granted to McDATA under separate agreements shall continue and/or terminate in accordance
with such separate agreements. 

  

	21.5	Trademarks and Trade Names: Except as set forth in Section 21.4, neither this Agreement nor the sale of Products hereunder shall be deemed to give either party any right to
use the other party’s trademarks, service marks, trade names, or product names directly or indirectly in connection with any products, promotion or publication, without the prior written approval of the other party. 

  

	22.	ASSIGNMENT 

  

	22.1	This Agreement and any right or obligation it governs may only be assigned or delegated by either party with the prior written consent of the other party, which consent will not be
unreasonably withheld. This Agreement will be binding upon any successor to which either party directly or indirectly transfers all or a substantial part of its business and assets pertaining to the Products and Software, whether by merger, sale of
assets, sale of stock or otherwise. The party making such a transfer will assign this Agreement and the rights and obligations hereunder and obtain from the assignee, in a form satisfactory to the other party, an acceptance of such assignment and an
assumption of all of the assignor party’s obligations under this Agreement. 

  

	23.	NOTICES AND COMMUNICATIONS 

  

	23.1	Notices: Notices and other communications will be delivered by any method providing for proof of delivery, except that a notice of default or termination may be delivered by
facsimile transmission if the original document is also promptly delivered to the recipient. A notice will be deemed given on the date of receipt at the following address(es): 

  

			
	IBM	 	McDATA

  

					
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	 	 	 	McDATA Confidential
	 	 	Page 22 of 26	 	 

  

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	 OEM Procurement Group
 International Business Machines Corporation
 3039 Cornwallis Road
 RTP, NC 27708
 Attn:     Malcolm McDonald
 Tel:       (919) 649-8831
	 	 McDATA
 380 Interlocken Crescent, Suite 600
 Broomfield, CO 80021
 Attn: Don Hanson, IBM Acct. Exec
 Tel(720) 558-3398

		
	 Cc:    Office of General Counsel
           International Business Machines Corp.
           5600 Cottle Road
           San Jose, CA 95193
	 	 Cc:     Thomas O. McGimpsey, Esq.
            Vice President and General Counsel
            380 Interlocken Crescent, Suite 600
            Broomfield, CO 80021

  

	23.2	Meetings and McDATA Performance: McDATA appoints it’s Account Manager and IBM appoints its designated McDATA Business Manager as liaisons to monitor McDATA’s
performance under this Agreement. These liaisons will also be responsible for coordinating meetings, discussions and reports provided for in this Agreement. The names and telephone and facsimile numbers of the liaisons will be provided and may be
changed by notice from one party to the other. 

  
 IBM’s designated liaison will conduct quarterly McDATA performance review and planning meetings with McDATA’s account management team. IBM and McDATA shall mutually develop McDATA performance requirements and goals based on
McDATA’s obligations and responsibilities under this Agreement, to be evaluated by the parties at these periodic meetings. McDATA’s performance requirements and goals will be based on: (i) Product quality and reliability; (ii) total cost
of Product; (iii) Product availability; (iv) McDATA’s technology leadership; (v) McDATA’s responsiveness; (vi) repair throughput time; (vii) repair cost; and (viii) such other requirements and goals as mutually agreed upon between the
parties. The locations and times for these meetings will be determined by IBM and McDATA. The purpose of these meetings will include the following: 
  

	 	(a)	Review McDATA’s performance over the previous quarter; 

  

	 	(b)	Review action items and resolution; 

  

	 	(c)	Identify opportunities and areas of improvement; 

  

	 	(d)	Agreement on commitments, set target dates, and identify persons responsible; 

  

	 	(e)	Review appropriate McDATA reports; 

  

	 	(f)	Review McDATA quarterly financial reports and business plans; 

  

	 	(g)	Review McDATA quality and reliability improvement plans; 

  

	 	(h)	Publish minutes. 

  

	24.	MISCELLANEOUS 

  

	24.1	Excused Performance: Neither party will be liable for damages because of delays in or failure of performance when the delay or failure is due to acts of God, acts of civil or
military authority, fire, flood, strikes, war, epidemics, shortage of power, or other cause beyond such party’s reasonable control and without its fault or negligence, if the party (a) uses commercially reasonable efforts to promptly notify the
other in advance of conditions which will result in a delay in or failure of performances (b) uses commercially reasonable efforts to avoid or remove the conditions, and immediately continues performance when the conditions are removed.

  

	24.2	Entire Agreement/Headings: This Agreement, its Attachments, Exhibits and other Agreements and documents referenced herein contain the entire Agreement between the parties and
may not be altered, amended or modified, 

  

					
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	 	 	 	McDATA Confidential
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 except by an agreement in writing signed by authorized representatives of both parties. This Agreement
supersedes any other agreement or understanding, whether written or oral, that may have been made or entered into with regard to the subject matter hereof by McDATA and IBM, as well as any terms stated on any Purchase Order, acknowledgment,
acceptance form, or other printed document used by either party, even if acknowledged by the party sought to be bound. The Section headings in this Agreement are for convenience only and will neither be considered a part of, nor affect the
interpretation of, any provision. 
  

	24.3	Waiver/Severability: Failure to enforce any provision of this Agreement is not a waiver of future enforcement of that or any other provision or of either party’s
remedies for such non-enforcement. The provisions of this Agreement are severable; if any provision of this Agreement is found by competent judicial authority to be invalid, illegal or unenforceable in any respect and the remainder of this Agreement
shall continue in effect so long as it still expresses the intent of the parties. If the intent of the parties cannot be preserved, this Agreement shall be either renegotiated or terminated. 

  

	24.4	Survival: All obligations and duties, which by their nature survive the expiration or termination of this Agreement, shall remain in effect beyond any expiration or
termination. 

  

	24.5	Laws: This Agreement will be construed, governed and interpreted in accordance with the substantive laws of the State of New York, without regard to conflicts of law
principles. Any proceeding to enforce, or to resolve disputes relating to this Agreement shall be brought before a court of competent jurisdiction in the State of New York, including a federal District Court sitting within such State. In such
proceedings, neither party shall assert that a court lacks jurisdiction over such party or the subject matter hereof. The parties hereto expressly waive any right they might have to a jury trial and agree that any proceeding under this Agreement
shall be tried by a judge without a jury. 

  

	24.6	Compliance With Law and Export: Both parties will, in the manufacture and sale of the Products and Software, and in all other performance under this Agreement, fully comply
with all applicable federal, state, local and other governmental laws and regulations. IBM hereby acknowledges that this Agreement is subject to compliance with all applicable U.S. and local government export controls. In particular, IBM agrees not
to export, directly or indirectly, any controlled technical data or software received under this Agreement, or any Products or Software in violation of the U.S. Export Control Administration Regulations. IBM further confirms that it is knowledgeable
about U.S. and local government export licensing requirements or that it will become so prior to engaging, directly or indirectly, in any export transaction involving Products or technical data of Software. Promptly upon request by IBM, McDATA will
provide IBM with requested information regarding the export classification status or category of the Products and Products. 

  

	24.7	Relationship of Parties: The relationship of McDATA and IBM as established under this Agreement is and will remain one of independent contractors. Neither party will at any
time or in any way represent itself as being a dealer, agent or other representative of the other party or as having authority to assume or create obligations or act in any manner on behalf of the other party. 

  

	24.8	Dispute Resolution: The parties shall attempt in good faith to resolve or cure all disputes or defaults by mutual agreement before initiating any legal action or attempting
to enforce any rights or remedies hereunder except the enforcement of legal rights in the context of bankruptcy or assignment or disposition of assets. Either party wishing to resolve or cure a dispute or default shall give written notice to the
other party. Within ten (10) days after receipt of such notice, the Vice President of Worldwide Sales for McDATA and the responsible Business Line Executive for IBM shall meet to discuss and to attempt to resolve or cure such dispute or default. If
they are unable to resolve or cure such dispute or default within fifteen (15) days after delivery of such notice, each party will designate an appropriate senior executive (in IBM’s case, an executive holding the title of General Manager

  

					
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	 	 	 	McDATA Confidential
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 or higher) to engage in discussions for resolution or cure. Such executives meet to discuss and attempt
to resolve or cure such dispute within the ten (10) days after the expiration of the fifteen day period previously mentioned. If they are unable to agree on an appropriate cure or resolution within thirty (30) days after the end of such fifteen (15)
day period, both parties may pursue any rights or remedies as they may have hereunder, at law or equity. The failure or refusal of either party to meet and discuss any dispute or default as provided above shall entitle the other party to immediately
exercise any rights or remedies which it may have hereunder, at law or in equity, without the need for further meetings or discussions. The parties agree that in respect of any violation of any provision of this Agreement, including without
limitation violation of any proprietary or confidential information, for which an award of damages is an inadequate remedy to protect the injured party, the injured party is entitled to seek equitable relief, including a preliminary injunction, in a
court of competent jurisdiction without exhaustion of, resort to, the foregoing dispute resolution process. 
  

	24.9	Press Releases: Press releases and other like publicity or advertising which mentions the other party by name shall be agreed upon by both parties in writing prior to any
release. 

  

			
	McDATA CORPORATION	 	 INTERNATIONAL         BUSINESS         MACHINES

CORPORATION

		
	 /S/ Thomas O. McGimpsey

	 	 /S/ Gary Wingler

	                            Authorized
Signature	 	                            Authorized
Signature
	 Thomas O. McGimpsey

	 	 Gary Wingler

	                            Name (Type or
Print)	 	                            Name (Type or
Print)
	 Vice President of Business Development

	 	 OEM Procurement Manager

	                                       
 Title	 	                                       
 Title
	 September 23, 2004

	 	 September 23, 2004

	                                       
 Date	 	                                       
 Date

  

					
	 IBM Confidential
	 	 	 	McDATA Confidential
	 	 	Page 25 of 26	 	 

  

 [***] Certain information on this page has been omitted and filed separately with the Commission. Confidential treatment has been requested with respect to the omitted portions. 

 CONFIDENTIAL TREATMENT REQUESTED FOR ALL ATTACHMENTSNew Headquarters Office Lease Agreement

 Execution Copy 
  
 Exhibit 10.19.6 
 Confidential Treatment Requested 
  
 OFFICE
LEASE 
  
 between 
  
 RIDGE PARKWAY ASSOCIATES, LLC, 
 a Delaware limited liability company 
 (“Landlord”) 
  
 and 
  
 McDATA CORPORATION, 
 a Delaware corporation 
 (“Tenant”) 
  
 demising premises located
at: 
  
 11802 Ridge Parkway 
 Building 2 
 Broomfield, Colorado 

 TABLE OF CONTENTS 
  
 AMENDED AND RESTATED OFFICE LEASE 
  

					
	 Article

	  	 Title

	  	Page

		
	 ARTICLE I — DEFINITIONS
	  	1
		
	 ARTICLE II – PREMISES; TENANT IMPROVEMENT ALLOWANCE
	  	8
		
	 ARTICLE III – LEASE TERM
	  	9
		
	 ARTICLE IV — RENT
	  	10
		
	 ARTICLE V – SECURITY DEPOSIT
	  	17
		
	 ARTICLE VI — USE OF PREMISES
	  	17
		
	 ARTICLE VII — UTILITIES AND SERVICES
	  	18
		
	 ARTICLE VIII — MAINTENANCE AND REPAIRS
	  	20
		
	 ARTICLE IX — ALTERATIONS, ADDITIONS AND IMPROVEMENTS
	  	22
		
	 ARTICLE X — INDEMNIFICATION AND INSURANCE
	  	25
		
	 ARTICLE XI — DAMAGE OR DESTRUCTION
	  	27
		
	 ARTICLE XII — CONDEMNATION
	  	28
		
	 ARTICLE XIII – LANDLORD IMPROVEMENTS
	  	29
		
	 ARTICLE XIV — ASSIGNMENT AND SUBLETTING
	  	29
		
	 ARTICLE XV — DEFAULT AND REMEDIES
	  	31
		
	 ARTICLE XVI — ATTORNEYS’ FEES; COSTS OF SUIT
	  	35
		
	 ARTICLE XVII — SUBORDINATION AND ATTORNMENT
	  	35
		
	 ARTICLE XVIII — QUIET ENJOYMENT
	  	36
		
	 ARTICLE XIX — RULES AND REGULATIONS
	  	36
		
	 ARTICLE XX — ESTOPPEL CERTIFICATES
	  	36
		
	 ARTICLE XXI — ENTRY BY LANDLORD
	  	37
		
	 ARTICLE XXII — LANDLORD’S LEASE UNDERTAKINGS-EXCULPATION FROM PERSONAL LIABILITY; TRANSFER OF LANDLORD’S
INTEREST
	  	37

			
		
	 ARTICLE XXIII – HOLDOVER TENANCY
	  	38
		
	 ARTICLE XXIV — NOTICES
	  	38
		
	 ARTICLE XXV — BROKERS
	  	39
		
	 ARTICLE XXVI — ELECTRONIC SERVICES
	  	39
		
	 ARTICLE XXVII — MISCELLANEOUS
	  	40
		
	 SECTION 1 - PURCHASE AND SALE
	  	7
		
	 SECTION 2 - PURCHASE PRICE
	  	8
		
	 SECTION 4 - REPRESENTATIONS AND WARRANTIES
	  	8
	 4.1 Purchaser’s Representations and Warranties
	  	8
	 4.2 Seller’s Representations and Warranties
	  	9
	 4.3 ‘As Is’ Sale
	  	9
	 4.4 Release; Indemnity
	  	10
		
	 SECTION 5 - CLOSING
	  	10
	 5.1 Closing
	  	10
	 5.2 Possession
	  	10
	 5.3 Proration
	  	10
	 5.4 Closing Costs
	  	11
	 5.5 Seller’s Obligations at the Closing
	  	11
	 5.6 Purchaser’s Obligations at the Closing
	  	12
	 5.7 Closing Escrow
	  	13
		
	 SECTION 6 - RISK OF LOSS
	  	13
	 6.1 Condemnation
	  	13
	 6.2 Casualty
	  	13
		
	 SECTION 7 - DEFAULT; TERMINATION
	  	14
	 7.1 Default by Seller
	  	14
	 7.2 Default by Purchaser.
	  	14
	 7.4 Confirmation of Termination
	  	14
		
	 SECTION 8 - FUTURE OPERATIONS
	  	15
		
	 SECTION 9 - MISCELLANEOUS
	  	15
	 9.1 Notices
	  	15
	 9.2 Real Estate Commissions
	  	15
	 9.3 Entire Agreement
	  	15
	 9.4 Amendment
	  	15
	 9.5 Headings
	  	15
	 9.6 Time of Essence
	  	15
	 9.7 Successors and Assigns; Assignments; Tax Free Exchanges
	  	16

			
	 9.8 Invalid Provision
	  	16
	 9.9 Attorneys’ Fees
	  	16
	 9.10 Confidentiality
	  	16
	 9.11 No Survival
	  	17
	 9.12 Multiple Counterparts
	  	17
	 9.13 Exhibits
	  	17
	 9.14 Construction; Independent Counsel
	  	17
	 9.15 No Recordation
	  	17
	 9.16 Jury Waiver
	  	17
	 9.17 Governing Law
	  	18
		
	 SECTION 10 - ESCROW PROVISIONS
	  	18
	 10.1 Escrow Account and Notice
	  	18
	 10.2 Dispute Regarding Escrow Payments
	  	18
	 10.3 Limitation on Escrow Agent Liability
	  	19

 EXHIBITS 
  
 Exhibit A — Site Plan 
 Exhibit B — Legal Description of the Land 
 Exhibit C — Work Letter Agreement 
 Exhibit D — Rules and Regulations 
 Exhibit E
– Schedule of Environmental Reports 
 Exhibit F — Premises Acceptance Agreement 
 Exhibit G — Janitorial Specifications 
 Exhibit
H — Form of SNDA 
  
 ADDENDA 

 
 Addendum 1 – Right of First Refusal Space 
 Addendum 2 – Option to Renew or Extend 
 Addendum
3 – Purchase Option 
 Addendum 4 – Cancellation Option 
 Addendum 5 – Additional Emergency Generator 

 OFFICE LEASE 
  
 THIS OFFICE LEASE (this “Lease”), dated as of September 9, 2004, is made and entered into by and between
RIDGE PARKWAY ASSOCIATES, LLC, a Delaware limited liability company (“Landlord”), and McDATA CORPORATION, a Delaware corporation (“Tenant”). 
  
 W I T N E S S E T H: That; 
  
 WHEREAS, Landlord and Tenant desire to enter into this Lease. 
  
 NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00)
and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  
 ARTICLE I — DEFINITIONS 
  
 Unless the context otherwise specifies or requires, for purposes of this Lease, the following terms shall have the meanings specified in this Article I:

  
 1.01 “ADA Standards” shall have the meaning
ascribed to such term in Section 9.01. 
  
 1.02
“Additional Generator” shall have the meaning ascribed to such term in Section 8.05. 
  
 1.03 “Additional Improvement Allowance” shall have the meaning ascribed to such term in Section 2.03. 
  
 1.04 “Additional Insureds” shall have the meaning ascribed
to such term in Section 10.05. 
  
 1.05 “Adjustment
Rate” shall mean interest at the rate of ten percent (10%) per annum, compounded monthly. 
  
 1.06 “Affiliate” shall mean a person or entity directly or indirectly, through one or more intermediaries, that Controls, is Controlled
by, or under common Control with the party in question. 
  
 1.07
“Alterations” shall have the meaning ascribed to such term in Section 9.01. 
  
 1.08 “Applicable Laws” shall mean all laws, ordinances, regulations and directives of any governmental authority having jurisdiction. 
  
 1.09 “Base Rent” shall mean the base rental payable with respect to the Premises pursuant to Section 4.01
below. 
  
 1.10 “Building One” shall mean the
building which contains approximately 168,127 square feet of Rentable Area located at 11802 Ridge Parkway, is adjacent to the Project, and is known as Building One as shown on the Site Plan. 

 1.11 “Building Standard Method for Measurement” shall mean the calculation of Rentable
Area made in accordance with ANSI-Z65.1-1996 BOMA Standard Measurement (1996 standard). 
  
 1.12 “Building Two” shall mean the building which contains approximately 168,127 square feet of Rentable Area located at 11802 Ridge Parkway, contains the Premises and is known as Building Two as
shown on the Site Plan. 
  
 1.13 “Business Hours”
shall mean the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday and 8:00 a.m. to 12:00 p.m. on Saturdays exclusive of Holidays. For purposes of this Lease, “Holidays” shall mean New Year’s Day, Memorial Day, Independence Day,
Labor Day, Thanksgiving Day and Christmas Day. 
  
 1.14
“Cancellation Date” shall have the meaning ascribed to such term in Addendum 4. 
  
 1.15 “Cancellation Notice” shall have the meaning ascribed to such term in Addendum 4. 
  
 1.16 “Cancellation Payment” shall have the meaning ascribed
to such term in Addendum 4. 
  
 1.17
“CGLI” shall have the meaning ascribed to such term in Section 10.03(A). 
  
 1.18 “Commencement Date” shall mean the date of this Lease. 
  
 1.19 “Common Areas” shall mean all driveways, accessways, sidewalks, landscaped areas, parking areas, lobbies, elevators, entrances, the
roof and other areas of the Project designated by Landlord from time to time for use by tenants and their employees and invitees. In addition, the Common Areas shall include the exclusive right to use interior Common Areas for its employees, agents
and invitees and the nonexclusive right to use electrical, mechanical, or telecom rooms at no additional charge for the purposes for which they were intended; provided that Tenant obtains Landlord’s prior written approval which will not be
unreasonably withheld, delayed or conditioned and such use does not interfere with any service which Landlord is obligated to provide pursuant to this Lease. 
  
 1.20 “Comparable Buildings” shall mean other comparable office projects of similar type, quality, size, location, visibility, age,
systems, infrastructure age and capacity, and reputation in the Northwest Denver Office Corridor as the same may exist from time to time. 
  
 1.21 “Condemnation” shall have the meaning ascribed to such term in Section 12.01. 
  
 1.22 “Construction Period” shall mean the seven (7) month
period ending on the Rent Commencement Date. 
  
 1.23
“Control” shall mean with respect to an entity that is a corporation, the right to exercise, directly or indirectly, fifty percent (50%) or more of the voting rights attributable to the shares of the controlled corporation and, with
respect to an entity that is not a corporation, the possession directly or indirectly, of the power to direct or cause the direction of the management or policies of the controlled entity. 
  
 1.24 “Controllable Operating Expense Base” shall have the
meaning ascribed to such term in Section 4.05. 
  
 1.25
“Controllable Operating Expense Limit” shall have the meaning ascribed to such term in Section 4.05. 

 1.26 “Controllable Operating Expenses” shall have the meaning ascribed to such term in
Section 4.05. 
  
 1.27 “Early Occupancy Period”
shall have the meaning ascribed to such term in Section 2.05. 
  
 1.28 “Environmental Laws” shall mean and include all now and hereafter existing statutes, laws, ordinances, codes, regulations, rules, rulings, orders, decrees, directives, policies and requirements by any Regulatory
Authority regulating, relating to, or imposing liability or standards of conduct concerning public health and safety or the environment. 
  
 1.29 “Event of Default” shall have the meaning ascribed to such term in Section 15.01. 
  
 1.30 “Excess Operating Expenses” shall mean the amount by
which Operating Expenses and Property Taxes for the Early Occupancy Period exceeds [***] per square foot of Rentable Area per year. 
  
 1.31 “Existing Generator” shall have the meaning ascribed to such term in Section 8.05. 
  
 1.32 “Expiration Date” shall mean January 31, 2017.

  
 1.33 “First Class Building Standards” shall
mean of a quality that is equal to or exceeds the quality of Comparable Buildings. 
  
 1.34 “Handle,” “handle,” “Handled,” “handled,” “Handling,” or “handling” shall mean any installation, handling,
generation, storage, treatment, use, disposal, discharge, release, manufacture, refinement, presence, migration, emission, abatement, removal, transportation, or any other activity of any type in connection with or involving Hazardous Materials.

  
 1.35 “Hazardous Materials” shall mean: any
material or substance: (i) which is designated or becomes designated as a “hazardous substance,” “hazardous waste,” “infectious waste,” “chemical mixture or substance,” or “air pollutant” under
Environmental Laws; (ii) containing petroleum, crude oil or any fraction thereof; (iii) containing polychlorinated biphenyls (PCB’s); (iv) containing asbestos; (v) which is radioactive; or (vi) which is infectious. 
  
 1.36 “Improvement Allowance” shall mean the Initial
Improvement Allowance and the Additional Improvement Allowance, if taken. 
  
 1.37 “Initial Improvement Allowance” shall have the meaning ascribed to such term in Section 2.02. 
  
 1.38 “Interest Rate” shall mean an interest rate equal to the lesser of the maximum rate permitted by law, if any, [***] per
annum, compounded monthly, from the date due to the date paid. 
  
 1.39 “Land” shall mean Landlord’s interest in the land legally described on Exhibit B. 
  
 1.40 “Landlord” shall mean Ridge Parkway Associates, LLC, a Delaware limited liability company and any successor Landlord hereunder.

 1.41 “Landlord’s Address For Notices” shall mean: 
  

			
	 	  	Ridge Parkway Associates, LLC
	 	  	c/o Alliance Commercial Partners, LLC
	 	  	165 South Union Blvd.
	 	  	Suite 580
	 	  	Lakewood, Colorado 80228
	 	  	Attn: Douglas McCormick
	with mandatory	  	 
	copies to:	  	Whitewater Capital 4, LLC
	 	  	12700 Whitewater Drive
	 	  	Minnetonka, MN 55343
	 	  	Attn: William Muenzberg
		
	    and	  	Faegre & Benson LLP
	 	  	2200 Wells Fargo Center
	 	  	90 South Seventh Street
	 	  	Minneapolis, MN 55402-3901
	 	  	Attn: Matthew R. Bogart

  
 1.42
“Landlord’s Broker” shall mean CB Richard Ellis. 
  
 1.43 “Landlord’s Lease Undertakings” shall have the meaning ascribed to such term in Section 22.01. 
  
 1.44 “Landlord’s Real Estate” shall have the meaning ascribed to such term in Section 22.01. 
  
 1.45 “Landlord’s Statement” shall have the meaning
ascribed to such term in Section 4.04(C). 
  
 1.46
“Lease” and “Lease Documents” shall mean this Lease and any exhibits, addenda or attachments hereto. 
  
 1.47 “Lease Term” shall mean the period between the Commencement Date and the Expiration Date (as hereinafter defined), unless sooner
terminated as otherwise provided in this Lease, as the same may be extended pursuant to the terms of this Lease. 
  
 1.48 “Lease Year” shall mean each twelve-month period during the Lease Term commencing on the Rent Commencement Date and on each
anniversary thereof. 
  
 1.49 “Lines” shall have
the meaning ascribed to such term in Section 26.01. 
  
 1.50
“Market Base Rental Rate” shall mean the annual net rental rate per square foot (exclusive of expense pass-through additions, whether characterized as such or not, and exclusive of any portion of “base rentals”
attributable to expenses or to an “expense stop”) of Rentable Area then being charged in Comparable Buildings for new leases then being entered into for space in the Northwest Denver Office Corridor that is comparable to the space for
which the Market Base Rental Rate is being determined, taking into consideration Market Factors. 
  
 1.51 “Market Factors” shall mean collectively, the location, quality, age, systems and infrastructure, and reputation of the buildings in
which the space being compared is located, visibility, 

 access, ingress/egress, signage rights, parking density and type, floor plan efficiency, floor size, floor load capacity,
systems and infrastructure age and capacity; the amount of commissions and tenant improvement allowances or tenant finishes provided by the landlord; use and size of the space under comparison; location and/or floor level of the subject space and
any comparison space within their respective buildings, including view, elevator lobby exposure, etc.; definition of “Rentable Area” applicable to the spaces; distinction (if any) between “gross” and “net” rental rates;
type, base year or dollar amount for escalation purposes (both operating costs and real estate taxes) if the comparison space is being leased on a “gross” lease basis; any other adjustments (including by way of indexes) to base rental;
extent of services provided or to be provided; inclusion of parking charges in rental, if applicable; lease takeovers/assumptions by the landlord of the comparison space, if applicable; club memberships granted, if any, credit standing and financial
stature of Tenant and of the tenants in any comparison spaces; and term or length of lease of subject space and of any comparison space. 
  
 1.52 “Mortgagee” shall have the meaning ascribed to such term in Section 17.01. 
  
 1.53 “Notified Party” shall have the meaning ascribed to
such term in Section 17.03. 
  
 1.54 “Operating
Expenses” shall have the meaning ascribed to such term in Section 4.03. 
  
 1.55 “Parking Area” shall mean the parking area outlined on the Site Plan which shall contain approximately four (4) parking spaces per 1,000 square feet of Rentable Area in the Premises. 

 
 1.56 “Permitted Expenditures” shall have the meaning a
ascribed to such term in Section 2.02. 
  
 1.57 “Permitted
Transfer” shall have the meaning ascribed to such term in Section 14.02. 
  
 1.58 “Permitted Use” shall mean nonretail, general office purposes and for no other purpose. Landlord acknowledges that “general office purposes” may include without limitation
research and development labs, computer labs, incidental equipment testing and repair, demonstration rooms, in bound customer support functions, training rooms, and/or data center rooms and other uses pertinent to Tenant’s operation which are
generally consistent with an office building. 
  
 1.59
“Premises” shall mean the approximately 168,127 square feet of Rentable Area located in Building Two. 
  
 1.60 “Project” means the Premises and the Common Areas, including without limitation the Parking Area. 
  
 1.61 “Property Taxes” shall mean the aggregate amount of all
real estate taxes, assessments (whether they be general or special), sewer rents and charges, transit taxes, taxes based upon the receipt of rent and any other federal, state or local governmental charge, general, special, ordinary or extraordinary
(but not including income, franchise succession, or transfer taxes, capital stock, inheritance, estate, gift, federal or state taxes on income or any other taxes imposed upon or measured by Landlord’s gross income or profits, unless the same
shall be imposed in lieu of real estate taxes or other ad valorem taxes and taxes attributable to the personal property of other tenants), which Landlord shall pay or become obligated to pay in connection with the Project, or any part thereof.
Property Taxes also shall include all reasonable fees and costs, including attorneys’ fees, appraisals and consultants’ fees, incurred by Landlord in seeking to obtain a reassessment, reduction of, or a limit on the increase in, any
Property Taxes, regardless of whether any reduction or limitation is obtained. Property Taxes for any calendar year shall be Property Taxes which are due for payment or paid in such year, rather than Property Taxes which 

 are assessed or become a lien during such year. Property Taxes shall also include any personal property taxes imposed
upon the furniture, fixtures, machinery, equipment, apparatus, systems and appurtenances of Landlord used at the Project in connection with the management of Project. 
  
 1.62 “Purchase Agreement” shall have the meaning ascribed to such term in Addendum 3.

  
 1.63 “Purchase Notice” shall have the meaning
ascribed to such term in Addendum 3. 
  
 1.64
“Purchase Option” shall have the meaning ascribed to such term in Addendum 3. 
  
 1.65 “Regulatory Authority” shall mean any federal, state or local governmental agency, commission, board or political subdivision having
jurisdiction. 
  
 1.66 “Renewal Option” and
“Renewal Options” shall have the meanings ascribed to such terms in Addendum 2. 
  
 1.67 “Renewal Term” and “Renewal Terms” shall have the meanings ascribed to such terms in Addendum 2.

  
 1.68 “Rent” shall mean any and all amounts
due to Landlord from Tenant pursuant to the provisions of this Lease. 
  
 1.69 “Rent Commencement Date” shall mean February 1, 2006. 
  
 1.70 “Rent Adjustments” has the meaning assigned to it in Section 4.03. 
  
 1.71 “Rentable Area” with respect to the Premises shall mean 168,127 square feet of the rentable area of the Premises which has been
calculated in accordance with the Building Standard Method for Measurement. Neither Landlord nor Tenant shall have the right to remeasure the Premises and Landlord and Tenant agree that the Rentable Area of the Premises shall be 168,127 square feet
for all purposes hereunder. 
  
 1.72 “Rooftop
Installations” shall have the meaning ascribed to such term in Section 26.05. 
  
 1.73 “Security Deposit” shall have the meaning ascribed to such term in Section 5.01. 
  
 1.74 “Site Plan” shall mean the site plan attached hereto as Exhibit A. 
  
 1.75 “SNDA” shall have the meaning ascribed to such term in
Section 17.01. 
  
 1.76 “Tenant” shall mean
McDATA Corporation, a Delaware corporation. 
  
 1.77
“Tenant’s Address for Notices” shall mean: 
  
 Prior to the Rent Commencement Date: 
  
 McDATA
Corporation 
 380 Interlocken Cresent, Suite 600 
 Broomfield, Colorado 80021 
 Attention: Legal Department 

 with required copies to: 
  
 McDATA Corporation 
 4 McDATA Corporation 
 Broomfield, Colorado 80021 
 Attention: Peter Johnson 
  
 and

  
 Partners National Real Estate Group, Inc. 
 3838 Oak Lawn Avenue, Suite 850 
 Dallas,
Texas 75219 
 Attention: Craig Jones 
  
 and 
  
 HKE 
 1660 Lincoln Street 
 Suite 3050 
 Denver, Colorado 80264

 Attention: Jep Seman 
  
 After the Rent Commencement Date: 
  
 McDATA Corporation 
 11802 Ridge Parkway

 Building 2 
 Broomfield,
Colorado 80021 
 Attention: Legal Department 
  
 with required copies to: 
  
 McDATA Corporation 
 4 McDATA Corporation

 Broomfield, Colorado 80021 
 Attention: Peter Johnson 
  
 and 
  
 Partners National Real Estate Group, Inc. 
 3838 Oak Lawn Avenue, Suite 850 
 Dallas,
Texas 75219 
 Attention: Craig Jones 
  
 and 
  
 HKE 
 1660 Lincoln Street 
 Suite 3050 
 Denver, Colorado 80264

 Attention: Jep Seman 

 1.78 “Tenant’s Broker” shall mean Partners National Real Estate Group Inc., a Texas
corporation. 
  
 1.79 “Tenant’s Hazardous
Materials” shall mean any Hazardous Materials brought into the Premises or the Project by Tenant, its subtenants or its assigns, or their respective contractors, clients, members, managers, partners, officers, directors, employees, agents
or invitees. 
  
 1.80 “Tenant’s Percentage
Share” shall mean a fraction, the numerator of which is the Rentable Area of the Premises (i.e., 168,127 square feet) and the denominator of which is the Rentable Area of Building Two (i.e. 168,127 square feet), and is equal to one hundred
percent (100%). 
  
 1.81 “Transfer” shall have
the meaning ascribed to such term in Section 14.01. 
  
 1.82
“Work” shall have the meaning ascribed to such term in the Work Letter. 
  
 1.83 “Work Letter” shall mean the Work Letter Agreement attached hereto as Exhibit C. 
  
  
 ARTICLE II – PREMISES; TENANT IMPROVEMENT ALLOWANCE

  
 2.01 Lease of Premises. Landlord hereby
leases the Premises to Tenant, and Tenant hereby leases the Premises from Landlord, for the Lease Term subject to the terms, covenants and conditions set forth in this Lease. 
  
 2.02 Tenant Improvement Allowance. Subject to and in accordance with the terms of the Work Letter, Landlord
shall provide Tenant a tenant improvement allowance of up to [***] per square foot of Rentable Area in the Premises (the “Initial Improvement Allowance”). The Initial Improvement Allowance may be used interchangeably by
Tenant in its sole discretion only to cover any expense (labor and materials, shipping and handling) associated with the construction of the Work, including the cost of architectural/engineering design services, engineering costs, relocation costs,
signage costs, as well as, acquisition and installation of voice and data cabling, fiber optic equipment and installation, and computer equipment supplemental HVAC units, UPS systems, furniture, fixtures, and trade fixtures (“Permitted
Expenditures”) all of which shall be constructed by or on behalf of Tenant in accordance with the terms of the Work Letter. Subject to the following sentence, any portion of the Initial Improvement Allowance which is not used for Permitted
Expenditures may be used by Tenant as an offset against monthly Base Rent until fully utilized; provided that in no event shall more than [***] per square foot of the Initial Improvement Allowance be used to offset Base Rent. In order to
offset any portion of the Initial Improvement Allowance against Base Rent, Tenant must provide Landlord with written notice on or before December 31, 2005 specifying the amount of the Initial Improvement Allowance that Tenant is electing to offset
against Base Rent (subject to the limitations set forth in the prior sentence.) 
  
 2.03 Additional Improvement Allowance. Provided that Tenant utilizes the full Initial Improvement Allowance for Permitted Expenditures, Landlord agrees to provide to Tenant, an additional allowance of up
to [***] per square foot of Rentable Area in the Premises (the “Additional Improvement Allowance”). Tenant may elect to receive the Additional Improvement Allowance by providing Landlord with written notice on or before
November 1, 2005. In the event that Tenant elects to receive the Additional Improvement Allowance or any portion thereof, Landlord shall make such Additional Improvement Allowance available to Tenant in the same manner and for the same purposes as
set forth for the Improvement Allowance in Section 2.02 above; provided that no portion of the Additional Improvement Allowance may be used as an offset against Base Rent. On the Rent 

 Commencement Date, the monthly Base Rent payable by Tenant shall be increased by an amount sufficient to amortize the
amount of the Additional Improvement Allowance funded (or to be funded by Landlord pursuant to pending draw requests) in equal monthly installments assuming an interest rate equal to the Adjustment Rate over one hundred thirty-two (132) months. In
such event, Landlord and Tenant shall execute a lease amendment confirming the new Base Rent.  
  
 2.04 Condition of Premises. Except as expressly set forth in this Lease (including the Work Letter), Tenant acknowledges that Landlord has
not made any representations or warranty with respect to the condition of the Premises or the Project or with respect to the suitability or fitness of either for the conduct of Tenant’s Permitted Use or for any other purpose. Tenant
acknowledges that it is had a full opportunity to make its own determination on this regard. Except as is expressly set forth in this Lease (including the Work Letter), Tenant agrees to accept the Premises in its current, “as is, where is”
condition without any agreements, representations, understandings or obligations on the part of Landlord having been made with respect to the performance of any alterations, repairs or improvements (or to provide any allowance for same). Without
limiting the generality of the foregoing, Tenant acknowledges that the current certificate of occupancy allows the Premises to be used only for limited warehousing purposes only and that Tenant shall be responsible for constructing all improvements
necessary in order to allow the Premises to be utilized for the Permitted Use. Notwithstanding anything to the contrary, Landlord agrees to conduct a preconstruction walk through and building systems check with Tenant and its representatives no
later than March 1, 2005 and to promptly undertake any repairs and corrections identified and necessary to ensure that the Major Mechanical Systems (as defined in the Work Letter) are in the condition required by Section 2(a)(i) of the Work Letter
no later than July 1, 2005. 
  
 2.05 Early
Possession. Tenant shall have the right at any time following the Commencement Date to enter into the Premises for purposes of constructing the Work. Notwithstanding the foregoing, Tenant shall not have the right to draw any of the
Initial Improvement Allowance or the Additional Improvement Allowance prior to the dates set forth in the Work Letter. Notwithstanding anything in this Lease to the contrary, Tenant shall not have the right to occupy the Premises for the conduct of
its business operations prior to the Rent Commencement Date without Landlord’s prior written consent, which consent shall not be unreasonably withheld, delayed or conditioned. If, upon receiving Landlord’s consent, Tenant occupies any
portion of the Premises for the purposes of conducting its business therein prior to the Rent Commencement Date, then for the period between date Tenant commences such business operations and the Rent Commencement Date (the “Early Occupancy
Period”), Tenant shall pay to Landlord the Excess Operating Expenses for such period. 
  
 2.06 Parking. During the Lease Term, Tenant shall have the right for the benefit of its employees, agents and contractors to use the Parking Area without charge (except for Tenant’s obligation to
pay Operating Expenses), including, without limitation, the right, of Tenant’s expense, to designate portions of the Parking Areas as being reserved for visitor and/or executive parking. Tenant’s use of the Parking Area shall be in
compliance with all Applicable Laws and encumbrances recorded against the Property. Tenant shall take all steps necessary to prevent its employees, agents and invitees from parking in any areas other than the Parking Area. Landlord and Tenant shall
cooperate and take commercially reasonable efforts to prevent third parties from parking in the Parking Area. 
  
  
 ARTICLE III – LEASE TERM 
  
 3.01 The Lease Term shall be for the period described in Section 1.47 of this Lease. 

 ARTICLE IV — RENT 
  
 4.01 Base Rent. During the Lease Term, Tenant shall pay to Landlord as rental for the Premises the Base Rent
described below per square foot of Rentable Area: 
  

							
	 Period

	 	 Annual Base Rent
 Per Square Foot of
 Rentable Area

	 	 Annual Base
 Rent

	 	 Monthly
 Base Rent

				
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]
	 [***]
	 	[***]	 	[***]	 	[***]

  
 4.02 Rental
Abatement. Notwithstanding anything to the contrary contained in this Lease, Base Rent and Rent Adjustments shall abate and shall not be payable with respect to any portion of the Premises during the first Lease Year. Notwithstanding the
foregoing, there shall be no abatement with respect to any of the following, all of which Tenant shall be obligated to pay or reimburse as required by this Lease: (i) after hours HVAC charges pursuant to Section 7.01(B), (ii) the cost of any
services in excess of those customarily provided to office tenants in Comparable Buildings including without limitation the cost of operating and maintaining any supplemental HVAC units or electrical equipment or cleaning services in access of those
standards set forth on Exhibit G hereto; provided that there shall be no charge for excess electrical consumption unless it exceeds [***] watts per square foot of Rentable Area during Business Hours, (iii) any other indemnity or
reimbursement obligation (other than Rent Adjustments) specifically set forth in this Lease; and (iv) any repair or maintenance expenses incurred by Landlord in excess of [***] to repair or maintain the Project during such Lease Year
(exclusive of costs, if any, incurred by Landlord in replacing substantial portions of the Parking Area or capital repair or replacements of Major Mechanical Systems (as defined in the Work Letter)). 
  
 4.03 Additional Rent. In addition to Base Rent and as
additional rent payable with respect to the Premises, Tenant shall commencing on the first day of the Second Lease Year pay to Landlord the sum of the Property Taxes and the Operating Expenses (as defined below) (collectively the “Rent
Adjustments”). Tenant shall pay Rent Adjustments monthly on the first day of each calendar month during the Term commencing on the first day of the second Lease Year. Rent Adjustments shall be computed and reconciled on a calendar year
basis and any Rent Adjustments for any partial calendar years shall be prorated. Nothing in this Section 4.03 shall limit (i) Tenant’s right to abate Rent Adjustments for the first Lease Year as set forth in Section 4.02 above or (ii)
Landlord’s right to collect Excess Operating Expenses with respect to the Early Occupancy Period, if any. The term “Operating Expenses” shall mean all reasonable and customary costs, fees, disbursements and expenses paid or
incurred by or on behalf of Landlord in the operation, ownership, maintenance, insurance, management, replacement and repair of the Project (excluding Property Taxes), including without limitation: 
  
 (i) Premiums for property, casualty, liability, rent interruption or other
types of insurance carried by Landlord and required by this Lease, any lender to or equity investor in the Project, or which is carried by prudent building owners of Comparable Buildings; 

 (ii) Salaries, wages and other amounts paid or payable for personnel including the building manager,
superintendent, operation and maintenance staff, and other employees or agents of Landlord involved in the management, maintenance and operation of the Project, including contributions and premiums towards fringe benefits, unemployment, disability
and worker’s compensation insurance, pension plan contributions and similar premiums and contributions and the total charges of independent contractors engaged in the operation, repair, care, maintenance and cleaning of any portion of the
Project; 
  
 (iii) Cleaning expenses, including without limitation
janitorial services, window cleaning, and garbage and refuse removal; 
  
 (iv) Landscaping expenses, including without limitation irrigating, trimming, mowing, fertilizing, seeding, and replacing plants; 
  
 (v) Heating, ventilating, air conditioning and steam/utilities expenses, including fuel, gas, electricity, water and sewer not specifically measured and
charged to tenants; 
  
 (vi) Subject to the provisions of clause
(xv) of the following paragraph, the cost of maintaining, operating, repairing and replacing components of equipment or machinery, including without limitation heating, refrigeration, ventilation, electrical, plumbing, mechanical, elevator,
escalator, sprinklers, fire/life safety, security and energy management systems, including service contracts, maintenance contracts, supplies and parts; 
  
 (vii) Other items of repair or maintenance of elements of the Project; 
  
 (viii) The costs of policing, security and supervision of the Project; 
  
 (ix) The costs of maintaining, operating, preparing and replacing the Parking
Area and other Common Areas; 
  
 (x) The cost of the rental of any
machinery or equipment (other than items which are to be capitalized as required below) and the cost of supplies used in the maintenance and operation of the Project; 
  
 (xi) Audit fees and the cost of accounting services incurred in the preparation of statements referred to in this Lease and
financial statements and in the computation of the rents and charges payable by tenants of the Project; 
  
 (xii) Legal fees and expenses; 
  
 (xiii) Payments under any easement, operating agreement; declaration, restrictive covenant, or instrument existing as of the Commencement Date (or
hereafter consented to by Tenant) pertaining to the sharing of costs between neighboring property owners; 
  
 (xiv) A fee to Landlord or its property manager for the administration and management of the Project; and 

 (xv) Capital expenditures to the extent not excluded pursuant to the following paragraph.

  
 Notwithstanding anything to the contrary contained in this Lease, the term
Operating Expenses shall not include any of the following items: (i) any cost relating to the marketing, solicitation, negotiation and execution of leases of space in the Project, including without limitation, promotional and advertising expenses,
commissions, finders fees, and referral fees, accounting, legal and other professional fees and expenses relating to the negotiation and preparation of any lease, license, sublease or other such document, costs of design, plans, permits, licenses,
inspection, utilities, construction and clean up of tenant improvements to the Premises or the premises of other tenants or other occupants, the amount of any allowances or credits paid to or granted to tenants or other occupants of any such design
or construction, and all other costs of alterations of space in the Project leased to or occupied by other tenants or occupants; (ii) legal or accounting expenses in negotiating or enforcing the terms of any space lease or contract related to the
sale of the Project or to any ground lease related to all or any portion of the Project; (iii) interest, amortization payments, late charges, fees and other charges on any mortgage, deed of trust, deed to secure debt or other evidence of
indebtedness, whether or not secured by all or any portion of the Project; (iv) any cost of any service or items sold or provided to tenants or other occupants for which Landlord or Landlord’s managing agent has been or is entitled to be
reimbursed by such tenants or other occupants for such service; (v) costs of HVAC supplied outside of Business Hours to any tenant of the Project; (vi) wages, salaries, fees, fringe benefits, and any other form of compensation paid to any executive
employee of Landlord and/or Landlord’s managing agent above the grade of Building Manager as such term is commonly understood in the property management industry, provided, however, all wages, salaries and other compensation otherwise allowed
to be included in Operating Expenses shall also exclude any portion of such costs related to any employee’s time devoted to other efforts unrelated to the maintenance and operation of the Project; (vii) costs incurred by Landlord for repairs or
other work caused by fire, windstorm or other casualty for which Landlord is required to maintain insurance pursuant to this Lease, except costs incurred by Landlord in restoring the Project in accordance with this Lease resulting from commercially
reasonable deductibles as provided in Section 10.05; (viii) any amount (other than the management fee) paid by Landlord or Landlord’s managing agent to a subsidiary or affiliate of Landlord or Landlord’s managing agent, or to any party as
a result of a non-competitive selection process, for management or other services to the Project, or for supplies or other materials, to the extent the cost of such services, supplies, or materials exceed the cost that would have been paid had the
services, supplies or materials been provided by parties unaffiliated with the Landlord or Landlord’s managing agent on a competitive basis and are consistent with those incurred by similar buildings in the same metropolitan area in which the
Building/Project is located; (ix) any rental payments and related costs pursuant to any ground lease of land underlying all or any portion of the Project and any reciprocal easement agreement and/or covenant, condition and restriction agreement
which is entered into after the Commencement Date without Tenant’s consent; (x) depreciation and amortization; (xi) rentals and other related expenses incurred in leasing air conditioning systems, elevators or other equipment, the cost of which
if purchased would be excluded from Operating Expenses as a capital cost, excepting from this exclusion equipment not affixed to the Project which is used in providing janitorial or similar services and, further excepting from this exclusion such
equipment rented or leased to remedy or ameliorate an emergency condition in the Project; (xii) costs of initially constructing the Project; (xiii) any cost or expense related to monitoring, testing, removal, cleaning, abatement or remediation of
any Hazardous Material, including toxic mold, in or about the Project or real property, and including, without limitation, Hazardous Materials in the ground water or soil, except to the extent caused by Tenant’s Handling of any Hazardous
Materials or due to any defects in the construction of the Work or any other Alterations; (xiv) any management fee in excess of [***]of the aggregate of Base Rent and Rent Adjustments provided that for purposes of calculating the management
fee, Landlord may include any expenses excluded from Operating Expenses due to the Controllable Operating Expense Limit; (xv) the cost of replacing, resurfacing or overlaying more than [***] of the surface area of the Parking Area during any
one Lease 

 Year during the initial Lease Term but not during any Renewal Term (provided that the foregoing shall not limit
Landlord’s ability to pass through the cost of maintaining and resealing the Parking Area or costs of repairing portions of the Parking Area as needed, including partial patches and overlays); (xvi) any office rental and any parking charges,
either actual or not, for the Landlord’s and/or Landlord’s managing agent’s management, engineering, maintenance, security, parking or other vendor personnel; (xvii) any costs incurred in connection with the original design and
construction of the Project or any major changes to same, including but not limited to, additions or deletions of floors, renovations of the common areas, correction of defects in design and/or construction of the Project including defective
equipment, replacement of major components which have reached the end of their useful life irrespective of whether the replacement may result in reducing the Operating Expenses, and the repair of damage to the Project in connection with any type of
insured casualty or condemnation; (xviii) all costs of a capital nature, including, but not limited to, capital improvements, capital repairs, capital equipment, and capital tools, all as determined in accordance with generally accepted accounting
principles, consistently applied, and sound management practices, except (i) any capital improvement made to the Project which actually reduces Operating Expenses, amortized on a straight-line basis, including interest at the lesser of the interest
rate actually paid by Landlord or [***] per annum, over the improvement’s useful life in accordance with generally accepted accounting principles, provided, however, the annual amortization shall not exceed the annual amount of Operating
Costs actually saved as a result of such capital improvement, or (ii) capital expenditures required by government regulation or law enacted after the Commencement Date, the amount of such costs to be amortized on a straight-line basis, with interest
at the lesser of the interest rate actually paid by Landlord or [***] per annum, over the asset’s useful life in accordance with generally accepted accounting principles; (xix) any cost incurred in connection with upgrading the Project
to comply with insurance requirements, life safety codes, ordinances, statutes, or other laws in effect prior to the Commencement Date, including without limitation the Americans With Disabilities Act (or similar laws, statutes, ordinances or rules
imposed by the State, County, City, or other agency where the Building/Project is located), including penalties or damages incurred as a result of non-compliance, except to the extent that such non-compliance relates to the construction of the Work
or any other Alteration constructed by Tenant; (xx) any cost incurred in connection with modifying, upgrading, replacing, repairing or maintaining the Project’s telecommunication systems, including the purchase, installation and operation of
any informational displays in the Project’s elevators or lobbies except to the extent requested by Tenant; (xxi) expenses in connection with services or other benefits which are provided to another tenant or occupant of the Project and which do
not benefit Tenant to include the repairs and maintenance of the common area of a multi-tenant floor (e.g. elevator lobby, restrooms and hallways) if Tenant is a full-floor tenant and such repairs and maintenance are not provided to Tenant; (xxii)
Landlord’s personal and corporate income taxes, inheritance and estate taxes, franchise, gift and transfer taxes; (xxiii) special assessments or special taxes initiated or obtained after the Commencement Date as a means of financing
improvements to the Project; (xxiv) except to the extent requested by Tenant, all advertising and promotional costs including any form of entertainment expenses, dining expenses, any costs relating to tenant or vendor relation programs including
flowers, gifts, luncheons, parties, and other social events but excluding any cost associated with life safety information services; (xxv) any fines, costs, late charges, liquidated damages, penalties, tax penalties or related interest charges,
imposed on Landlord or Landlord’s managing agent except to the extent that any of the foregoing result from Tenant’s failure to timely pay any amount due under this Lease; (xxvi) any costs, fees, dues, contributions or similar expenses for
political, charitable, industry association or similar organizations, as well as the cost of any newspaper, magazine, trade or other subscriptions, excepting the Building’s/Project’s annual membership dues in the local Building Owners and
Managers Association; (xxvii) costs, other than those incurred in ordinary maintenance and repair, for sculptures, paintings, fountains or other objects of art or the display of such items not requested by Tenant; (xxviii) any compensation or
benefits paid to or provided to clerks, attendants or other persons in commercial concessions operated by or on behalf of the Landlord; (xxix) any reserves of any kind; and (xxx) any cost 

 which are covered by any warranty or guaranty applicable to the Project but only to the extent actually collected by
Landlord and net of reasonable collection costs. 
  
 If any Operating Expense is
incurred for providing goods, services or any other items for the benefit of any building or property outside of the Project, then such expense shall be reasonably and equitably allocated and apportioned by Landlord to each of the buildings
receiving the benefit of such goods, services or other items based on the amount of the benefit derived by each of the buildings. Landlord will account for Operating Expenses using sound management and accounting standards and in accordance with
industry standards and practices. Operating Expenses shall be reduced by or adjusted to account for all cash discounts, trade discounts, quantity discounts, rebates, refunds, credits, or other amounts received by Landlord or Landlord’s property
manager for its purchase of or provision of any goods, utilities or services to the Project. 
  
 4.04 Adjustment Procedure; Estimates. The Rent Adjustments specified in Section 4.03 shall be determined and paid as follows: 
  
 (A) During each calendar year during the Lease Term, Landlord shall give Tenant written notice of its
estimate of any amounts payable under Section 4.03 for that calendar year. On or before the first day of each calendar month during the calendar year, Tenant shall pay to Landlord one-twelfth (1/12th) of such estimated amounts; provided, however, that Landlord may, by written notice to Tenant, revise its estimate for such year, and subsequent payments by
Tenant for such year shall be based upon such revised estimate. 
  
 (B) As soon as practical following the end of any calendar year, but not later than May 1st, Landlord shall deliver to Tenant a statement of that year’s Property Taxes and Operating Expenses which shows by line
item in reasonable detail the calculations performed by Landlord in determining Property Taxes and Operating Expenses, and the actual Rent Adjustments to be made pursuant to Section 4.03 for such calendar year, as determined by Landlord (the
“Landlord’s Statement”) and such Landlord’s Statement shall be binding upon Tenant, except as provided in Section 4.06 below. Landlord shall utilize the same form of Landlord’s Statement for each calendar year during
the Term, including maintaining the same calculations, methods and line items from year-to-year. In addition, the Landlord’s Statement for the 2006 Calendar Year shall include Landlord’s calculation of the Controllable Operating Expense
Base. If the amount of the actual Rent Adjustments is more than the estimated payments for such calendar year made by Tenant, Tenant shall pay the deficiency to Landlord within thirty (30) days of receipt of Landlord’s Statement. If the amount
of the actual Rent Adjustments is less than the estimated payments for such calendar year previously paid by Tenant, any excess shall be credited against Rent Adjustments next payable by Tenant under this Lease or, if the Lease Term has expired, any
excess shall be paid to Tenant within thirty (30) days following the date of Landlord’s Statement. No delay in providing the statement described in this subparagraph (A) shall act as a waiver of Landlord’s right to receive payment pursuant
to Section 4.03 above. 
  
 (C) If this Lease
shall expire or terminate on a day other than the end of a calendar year, the amount of the Rent Adjustments to be paid pursuant to Section 4.03 that is applicable to the calendar year in which such expiration or termination occurs shall be prorated
based on the fraction the numerator of which is the number of days from January 1 of the calendar year to the expiration or termination date and the denominator of which is 365. The expiration or termination of this Lease shall not affect the
obligations of Landlord and Tenant pursuant to this Article 4 to be performed after such expiration or termination. 

 4.05 Limit on Controllable Operating Expenses. Notwithstanding anything in this Lease to
the contrary, commencing with the 2007 calendar year, the amount of Controllable Operating Expenses (as defined below) that Landlord may include in Operating Expenses in any calendar year shall not exceed the Controllable Operating Expense Limit for
such calendar year. “Controllable Operating Expenses” shall mean all Operating Expenses other than the cost of utilities, insurance, snow removal and any amounts payable by Landlord under reciprocal easements or other recorded
encumbrances in existence on the Commencement Date (or otherwise consented to by Tenant) and excess expenses incurred by Landlord due to Tenant’s request for additional services or consumption of utilities or services in excess of those
customarily provided by landlords in Comparable Building; provided that Tenant’s consumption of electricity shall not be considered excessive unless it exceeds an average of six (6) watts per square foot during Business Hours. Nothing in this
Section 4.05 shall be construed as imposing any limit or cap on Property Taxes. The “Controllable Operating Expense Limit” for 2007 calendar year shall equal [***] of the actual Controllable Operating Expenses Base (as
defined below) and thereafter, the Controllable Operating Expense Limit for any calendar year during the Lease Term shall equal [***] of the Controllable Operating Expense Limit for the immediately preceding calendar year.
“Controllable Operating Expense Base” shall mean the amount of Controllable Operating Expenses incurred by Landlord in the 2006 calendar year; provided that if Tenant fails to occupy 100% of the Premises for the entire 2006 calendar
year, then such amount shall be adjusted to the amount of Controllable Operating Expenses that Landlord reasonable estimates that Landlord would have incurred had Tenant fully occupied the Premises for the entire 2006 calendar year, and further
provided, that the amount of the management fee that Landlord may include in Controllable Operating Expense Base shall be computed as though Tenant had paid Base Rent and Rent Adjustments during the entire 2006 calendar year at the rate payable for
the second Lease Year. Notwithstanding anything to the contrary, if during any calendar year all or any portion of any Operating Expense is excluded from Rent Adjustments due to the limit on Controllable Operating Expenses for such calendar year,
then Landlord may not recover such excluded Operating Expense in subsequent calendar years. 
  
 4.06 Review of Landlord’s Statement. Provided that (i) Tenant is not then in default under this Lease beyond any applicable cure period, (ii) Tenant has paid Landlord all amounts, if any, which are
shown as due and owing on Landlord’s Statement, and (iii) Tenant otherwise strictly complies with the provisions of this Section 4.06, Tenant shall have the right, once each calendar year, to reasonably review supporting data for any portion of
a Landlord’s Statement (and upon Tenant’s request Landlord shall promptly make such supporting data available for review) in accordance with the following procedure: 
  
 (A) Tenant shall, within thirty (30) days after any such Landlord’s Statement is delivered, deliver a
written notice to Landlord indicating that Tenant is electing to exercise its rights under this Section 4.06 and specifying the portions of the Landlord’s Statement that Tenant is electing to review. Tenant will complete its review of
Landlord’s records and deliver to Landlord a written notice specifying in reasonable detail any portions of the Landlord’s Statement which Tenant claims are incorrect within ninety (90) days following the date of Landlord’s Statement.
The right of Tenant under this Section 4.06 may only be exercised once for any Landlord’s Statement, and if Tenant fails to meet any of the above conditions as a prerequisite to the exercise of such right, the right of Tenant under this Section
4.06 for a particular Landlord’s Statement shall be deemed waived. 
  
 (B) Tenant acknowledges that Landlord maintains its records for the Project at Landlord’s manager’s corporate offices presently located at the address set forth in Section 1.41 and Tenant agrees that any
review of records under this Section 4.06 shall be at the sole expense of Tenant and shall be conducted by an independent firm of certified public accountants or real estate consultants of national standing (which firm, accountants or 

 consultants shall not be retained on a basis where more than fifty percent (50%) of such party’s
compensation is based upon contingency or incentive fee). Tenant acknowledges and agrees that any records reviewed under this Section 4.06 constitute confidential information of Landlord, which shall not be disclosed to anyone other than the
accountants performing the review and the principals of Tenant who receive the results of the review. 
  
 (C) Any errors disclosed by the review shall be promptly corrected by Landlord, provided, that if Landlord disagrees with any such claimed
errors, Landlord shall have the right to cause another review to be made by a separate, independent firm of certified public accountants of national standing. In the event of a disagreement between the computation of Landlord’s accounting firm
and Tenant’s accountants or consultants, the review that discloses the least amount of deviation from the Landlord’s Statement shall be deemed to be correct. In the event that the results of the review of records (taking into account, if
applicable, the results of any additional review caused by Landlord) reveal that Tenant has overpaid obligations for a preceding period, the amount of such overpayment shall be credited against Tenant’s subsequent installment obligations to pay
the estimated Rent Adjustments. In the event that such results show that Tenant has underpaid its obligations for a preceding period, Tenant shall be liable for Landlord’s actual accounting fees, and the amount of such underpayment shall be
paid by Tenant to Landlord with the next succeeding installment obligation of estimated Rent Adjustments. If for any Lease Year, the amount that Landlord collectively includes for Operating Expenses and Property Taxes exceeds the amounts that
Landlord was entitled to include for such Lease Year by more than [***], Landlord will reimburse Tenant for its reasonable, out-of-pocket expenses incurred in reviewing Operating Expenses and Property Taxes (not to exceed [***]) and
Landlord shall pay Tenant interest at the Interest Rate on the amount of such overcharges computed from the date of Landlord’s Statement until such overcharges are paid or credited to Tenant.  
  
 4.07 Payment. Monthly Base Rent and Rent Adjustments shall be
payable in advance on the first day of each calendar month of the Lease Term. If the Rent Commencement Date is other than the first day of a calendar month, the Base Rent for such initial but partial month shall be prorated in the proportion that
the number of days this Lease is in effect during such partial month bears to the total number of days in the calendar month. All Rent, and all other amounts payable to Landlord by Tenant pursuant to the provisions of this Lease, shall be paid to
Landlord, without notice, demand, abatement, deduction or offset (except as otherwise specifically set forth herein), in lawful money of the United States at such place as Landlord may designate from time to time by written notice given to Tenant.
The covenant of payment of Rent is an independent covenant of Tenant in this Lease. 
  
 4.08 Late Charge; Interest. Tenant acknowledges that the late payment of Base Rent, Rent Adjustments or any other amounts payable by Tenant to Landlord hereunder will cause Landlord to incur
administrative costs and other damages, the exact amount of which would be impracticable or extremely difficult to ascertain. Landlord and Tenant agree that if Landlord does not receive any such payment on or before the fifth (5th) day after the date such payment is due and payable, Tenant shall pay Landlord as additional rent interest on the delinquent
amounts from the date such amount was payable until paid at the Interest Rate. In addition, if Tenant fails to make any payment to Landlord under this Lease on or before the fifth (5th) day after such payment is due and payable, Tenant shall pay to Landlord as additional rent a late charge equal to two and one-half percent (2.5%) of the
overdue amount to cover such additional administrative costs. Notwithstanding the foregoing, Landlord will waive the first late fee payable during any calendar year if Tenant pays such delinquent amount within five (5) days following written notice
from Landlord to Tenant that such payment is delinquent. 

 4.09 Rent Taxes. Notwithstanding any provision in this Lease to the contrary, Tenant shall
pay any rent, sales, service, transfer or value added tax, or any other applicable tax on the Rent or services herein or otherwise respecting this Lease (and such taxes shall not be included in Property Taxes) whether imposed on either Landlord or
Tenant by Applicable Law. 
  
 ARTICLE V – SECURITY
DEPOSIT 
  
 5.01 Security Deposit. Subject
to and conditioned upon the terms of this Section 5.01, Landlord hereby waives the Security Deposit. Notwithstanding the foregoing, if at any time following the Commencement Date, Tenant’s financial statements indicate that Tenant has less than
[***] in cash and marketable securities, then Tenant shall immediately notify Landlord and shall deposit with Landlord a sum equal to [***] (the “Security Deposit”) The Security Deposit shall serve as security for the
faithful performance by Tenant of the terms, provisions and conditions of this Lease. It is agreed that in the event Tenant defaults in any of the terms, provisions or conditions of this Lease beyond any applicable cure period, including but not
limited to the payment of Base Rent or Rent Adjustments, Landlord may use, apply or retain the whole or any part of the security so deposited to the extent required for the payment of any Base Rent, Rent Adjustments or any other sum as to which
Tenant is in default or for any sum which Landlord may expend or may be required to expend by reason of Tenant’s default, including but not limited to any damages or deficiency in the re-letting of the Demised Premises, whether such damages
accrued before or after summary proceedings or other re-entry by Landlord. In any such event, Tenant shall be obligated to restore the security within ten (10) days after demand by Landlord to the full amount called for hereunder. In the event that
Tenant shall fully and faithfully comply with all of the terms, provisions, covenants and conditions of this Lease, including but not limited to payment of all Base Rent and Rent Adjustments due hereunder, the security deposit shall be returned to
Tenant within thirty (30) days after the Expiration Date of the Lease and after delivery of entire possession of the Demised Premises to Landlord and an inspection by Landlord indicating Tenant’s compliance with the surrender obligations of
this Lease. Landlord shall comply with all Applicable Laws concerning security deposits for commercial leases. 
  
 ARTICLE VI — USE OF PREMISES 
  
 6.01 Tenant’s Permitted Use. Tenant shall use the Premises only for Tenant’s Permitted Use and shall not use or permit the
Premises to be used for any other purpose. Tenant shall, at its sole cost and expense, obtain all governmental licenses and permits required to allow Tenant to conduct Tenant’s Permitted Use. 
  
 6.02 Compliance With Laws and Other Requirements. 

 
 (A) Tenant shall cause the Premises to comply in all material respects
with all Applicable Laws, any certificate of occupancy and any covenant, encumbrance, or restriction affecting the Project or the Premises which are currently or in the future may become applicable to the Premises; provided that with respect to
private covenants, encumbrances, or restrictions created after the Commencement Date, Tenant shall only be required to comply to the extent such matters are consented to by Tenant or otherwise do not materially interfere with Tenant’s
operations in the Premises or impose any material monetary obligation on Tenant. 
  
 (B) Tenant shall not use the Premises or Common Areas, or permit the Premises to be used, in any manner which: (a) violates any Applicable Law; (b) knowingly causes or is reasonably likely to cause damage to the
Premises or the Project; (c) violates a requirement or condition of any fire and extended insurance policy covering the Project and/or the Premises, or directly increases the cost of 

 such policy; (d) constitutes or is reasonably likely to constitute a public or regulated nuisance, annoyance or
inconvenience to occupants of adjacent properties; or (e) violates the Rules and Regulations described in Article XIX. 
  
 6.03 Hazardous Materials. 
  
 (A) No Hazardous Materials shall be Handled upon, about, above or beneath the Project by or on behalf of Tenant, its subtenants or its assignees, or their
respective contractors, clients, members, managers, partners, officers, directors, employees, agents, or invitees. Notwithstanding the foregoing, normal quantities of Tenant’s Hazardous Materials customarily used in the conduct of general
administrative office activities (e.g., copier fluids and cleaning supplies) and fuels used in connection with the use of the Existing Generator or the Additional Generator may be Handled at the Project without Landlord’s prior written consent.
Tenant’s Hazardous Materials shall be Handled at all times in compliance with the manufacturer’s instructions therefor and all applicable Environmental Laws, as defined herein. 
  
 (B) Notwithstanding the obligation of Tenant to indemnify Landlord pursuant to this Lease, Tenant shall, at its sole cost
and expense, promptly take all actions required by any “Regulatory Authority”, (as defined herein,) or necessary for Landlord to make full economic use of the Premises or any portion of the Project, which arises from the Handling of
Hazardous Materials upon, about, above or beneath the Premises or any portion of the Project by Tenant, its subtenants or its assignees, or their respective contractors, clients, members, managers, partners, officers, directors, employees, agents or
invitees. Such actions shall include, but not be limited to, the investigation of the environmental condition of the Premises or any portion of the Project, the preparation of any feasibility studies or reports and the performance of any cleanup,
remedial, removal or restoration work. Tenant shall take all actions necessary to restore the Premises or any portion of the Project to the condition existing prior to the introduction of Tenant’s Hazardous Materials. Tenant shall nevertheless
obtain Landlord’s written approval prior to undertaking any actions required by this Section, which approval shall not be unreasonably withheld so long as such actions would not potentially have a material adverse long-term or short-term effect
on the Premises or any portion of the Project. 
  
 (C) Landlord
represents and warrants that, to Landlord’s best knowledge, no Hazardous Materials are located in the Premises other than those identified on the reports listed on Exhibit E attached hereto. 
  
 ARTICLE VII — UTILITIES AND SERVICES 
  
 7.01 Building Services. Subject to Tenant’s obligation to
construct the Work and Landlord’s right to recover its expenses through Operating Expenses, Landlord agrees to furnish or cause to be furnished to the Premises the following utilities and services at least at levels and in types provided in
Comparable Buildings and more particularly provided below: 
  
 (A) Non-attended automatic passenger and freight elevator service as such elevators exist on the Commencement Date. 
  
 (B) During Business Hours and subject to events or conditions beyond Landlord’s reasonable control, air conditioning, heating and ventilation as are
required for the comfortable use and occupancy of the Premises. Landlord shall make available to Tenant heating, ventilation or air conditioning in excess of that which Landlord shall be required to provide hereunder on dates and during hours as
requested by Tenant. Landlord shall charge Tenant a per hour amount equal to Landlord’s estimate of its cost from time to time of providing excess HVAC and such charges will be separate from 

 and in addition to Tenant’s Rent Adjustments. Tenant acknowledges that Landlord’s ability to provide sufficient
HVAC is dependent upon many factors over which Landlord does not have control, including, without limitation, Tenant’s completion of the Work, subsequent Alterations, the placement of Tenant’s furniture, the ratio of square footage to
people present in the Premises, and the presence of heat generating equipment. Tenant agrees to cooperate with Landlord to mitigate any such factors which might interfere with Landlord’s ability to provide adequate HVAC to the Premises.

  
 (C) Hot and cold domestic water. 
  
 (D) Janitorial and cleaning services five (5) days per week, exclusive of
Holidays, in accordance with the specifications described in Exhibit G attached hereto. Tenant reserves the right to restrict cleaning services from access to certain areas of the Premises. If Tenant is dissatisfied with the services
provided by Landlord’s janitorial contractor, Landlord will cooperate with Tenant to replace such contractor with a contractor satisfactory to Tenant and Landlord, provided that the cost of such replacement contractor is not materially higher
than the cost of the replaced contractor. Tenant shall have the right to take over interior cleaning of the Premises by providing Landlord with at least sixty (60) days’ prior written notice and in such event, interior janitorial expenses shall
be excluded from Controllable Operating Expenses.  
  
 (E)
Sufficient electrical capacity to operate incandescent lights, computers, calculating machines, printers, facsimile machines, telephone systems, ordinary kitchen equipment such as refrigerators, dishwashers, garbage disposals and microwave ovens,
photocopying machines and such other machines and equipment of similar low voltage electrical consumption typical of tenants in Comparable Buildings. 
  
 7.02 Interruption of Services. Except as specifically set forth below, Landlord shall not be liable for any failure to furnish, stoppage of,
or interruption in furnishing any of the services or utilities described in Section 7.01, when such failure is caused by accident, breakage, repairs, strikes, lockouts, labor disputes, labor disturbances, governmental regulation, civil disturbances,
acts of war, moratorium or other governmental action, or any other cause beyond Landlord’s reasonable control, and in such event, Tenant shall not be entitled to any damages nor shall any failure or interruption abate or suspend Tenant’s
obligation to pay Base Rent, Rent Adjustments and additional rent required under this Lease or constitute or be construed as a constructive or other eviction of Tenant. Further, in the event any governmental authority or public utility promulgates
or revises any law, ordinance, rule or regulation, or issues mandatory controls or voluntary controls relating to the use or conservation of energy, water, gas, light or electricity, the reduction of automobile or other emissions, or the provision
of any other utility or service, Landlord may take any reasonably appropriate action to comply with such law, ordinance, rule, regulation, mandatory control or voluntary guideline and Tenant’s obligations hereunder shall not be affected by any
such action of Landlord. Tenant shall be solely responsible for securing Building Two and providing security within Building Two. The parties acknowledge that safety and security devices, services and programs provided by Landlord with respect to
the exterior Common Areas, if any, while intended to deter crime and ensure safety, may not in given instances prevent theft or other criminal acts, or ensure safety of persons or property. Landlord shall not be liable to Tenant for any liability or
loss to Tenant, its employees and visitors resulting from any safety or security device, service or program not being effective, or malfunctioning, or being circumvented by a criminal except to the extent caused by the gross negligence or
intentional misconduct of Landlord or Landlord’s officers, employees, agents or contractors. Tenant agrees to cooperate in any reasonable safety or security program developed by Landlord or required by Applicable Law. Notwithstanding anything
contained herein, Landlord agrees to use commercially reasonable efforts to promptly remedy any interruption or cessation in the furnishing of any of the services or utilities described in Section 7.01. Notwithstanding the foregoing, if (i) any
essential service or utility is interrupted for more than three (3) Business Days as a result of Landlord’s 

 grossly negligent act or willful misconduct; (ii) such interruption would not be covered by the policy of business
interruption insurance which Tenant is required to maintain pursuant to Section 10.02(B); (iii) Landlord is not taking all commercially reasonable steps to remedy such interruption; and (iv) as a result Tenant is unable to operate in all or any
portion to use the Premises for the duration of such interruption, then Base Rent shall abate for the duration of such interruption. If Landlord fails to complete any repairs or maintenance required by this Section 7.02 following the expiration of
any notice and cure periods afforded to Landlord or Landlord’s Mortgagee in this Lease (including, without the limitation, the provisions of Section 15.09 and Section 17.03) and such failure substantially interferes with Tenant’s ability
to conduct its business in the Premises, Tenant shall have the right to send Landlord a notice stating that if Landlord fails to commence such repairs or maintenance within the (10) Business Days, then Tenant shall perform such repairs or
maintenance which notice to be effective must state with specificity the repairs or maintenance that Tenant intends to perform. If Landlord is not otherwise using commercially reasonable efforts to complete such repairs or maintenance upon the
expiration of such ten (10) Business Day notice period, Tenant shall have the right to perform such repair or maintenance and collect from Landlord that portion of the reasonable costs and expenses of performing such repair or maintenance that would
not have otherwise been chargeable to Tenant under this Lease together with interest thereon at the Interest Rate. Notwithstanding the foregoing, Tenant shall not have the right to offset any such costs, expenses and interest against Rent due
hereunder unless and until Tenant obtains a final, nonappealable judgment against Landlord that Tenant is entitled to collect such amounts from Landlord and Landlord fails to pay the amount of such judgment within thirty (30) days following the date
upon which such judgment became final and nonappealable and in that event, Tenant’s rights to offset against Rent shall be limited to twenty percent (20%) of monthly installments of Base Rent. 
  
 7.03 Security. Subject to complying with the obligations of
Article IX hereof, Tenant shall have the right, at Tenant’s sole cost and expense, at anytime to install, operate and maintain a card access or other secured access system that will provide Tenant’s employees with access to the Premises on
a 24 hour per day, 365 day per year basis. In addition, at any time during the Lease Term, Tenant shall have the right upon not less than sixty (60) days notice to take over the administration of security services for the exterior Common Areas of
the Project subject to Landlord’s approval of any contractors providing security services to the Project which approval shall not be unreasonably withheld or delayed. If Tenant elects to take over administration of security services to the
exterior Common Areas of the Project, Tenant shall contract and pay for such services directly and Landlord shall have no further obligation to provide such security services for the Project. Nothing in this Section 7.03 shall release Tenant from
its obligation to reimburse Landlord through Operating Expenses for Project’s share of reasonable exterior security costs provided to the larger development that are properly allocable to the Project as reasonably determined by Landlord.

  
 ARTICLE VIII — MAINTENANCE AND REPAIRS

  
 8.01 Landlord’s Obligations. Except
as otherwise provided in Section 8.02, 8.03 and 8.04 below, Landlord shall maintain the Project in good order, maintenance and repair throughout the Lease Term in accordance with First Class Building Standards. All repairs that affect the
Project’s (i) structural components, including but not limited to the foundation, slab and piers, (ii) the Project’s mechanical (including HVAC), electrical, fire/life safety and plumbing systems, (iii) the exterior Common Areas; (iv)
exterior windows and doors; and (v) elevators serving the Project shall be made solely by Landlord; provided, that Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for
an unreasonable time (based upon the urgency or nature of the repair) after written notice of the need for such repairs or maintenance is given to Landlord by Tenant. Landlord will promptly and diligently perform any required repairs in a good and
workmanlike manner in accordance with standards applicable to Comparable Buildings. Except as provided in Article XI, there shall be no liability of Landlord, by reason of any injury or inconvenience to, or interference 

 with, Tenant’s business or operations arising from the making of, or failure to make, any maintenance or repairs in
or to any portion of the Project. Notwithstanding the foregoing, Landlord shall take commercially reasonable efforts to mitigate any interference caused by Landlord’s repairs or maintenance; provided that Landlord will not be required to incur
any material additional expenses such as overtime (except in the event of an emergency and then only to the extent necessary to prevent further damage) unless Tenant’s Representative agrees to reimburse Landlord for such additional expense and
such additional expense is excluded from Controllable Operating Expenses. Landlord shall not be required to maintain any specialized areas or equipment at the Project such as data rooms, specialized HVAC or electrical equipment, and UPS. Subject to
any limitations contained in Article IV, all expenses incurred by Landlord in repairing or maintaining the Premises shall constitute Operating Expenses. Any Contractor or Subcontractor utilized by Landlord or Tenant to perform repair and maintenance
work in the Project will be reputable, licensed and insured. 
  
 8.02 Tenant’s Obligations. During the Lease Term, Tenant shall, at its sole cost and expense, maintain the interior, nonstructural portions of the Premises in good order and repair (including, without limitation, the
carpet, wall-covering, interior doors and other fixtures, equipment, alterations and improvements whether installed by Landlord or Tenant), normal wear and tear excepted and subject to any casualty or condemnation not required to be repaired by
Tenant. In addition, Tenant shall maintain any specialized areas or equipment data rooms, specialized HVAC or electrical equipment, and UPS. Further, Tenant shall be responsible for, and upon demand by Landlord shall promptly reimburse Landlord for,
the uninsured portion of the cost of any damage to any portion of the Project or the Premises caused by (a) Tenant’s activities in the Project; (b) the performance or existence of any alterations, additions or improvements made by Tenant in or
to the Premises; (c) the installation, use, operation or movement of Tenant’s property in or about the Project; or (d) any act or omission by Tenant or its directors, managers, officers, partners, employees, agents, contractors or invitees
other than damage caused by ordinary wear and tear. 
  
 8.03
Landlord’s Rights. Landlord and its contractors shall have the right, at all reasonable times and upon twenty-four hours prior oral or telephonic notice to Tenant’s designated representative at the Project and abiding by
Tenant’s security measures which may include for example, a Tenant escort and/or restricted access to secured access areas, other than in the case of any emergency in which case no notice shall be required, to enter upon the Project to make any
repairs to the Project reasonably required or deemed reasonably necessary by Landlord and to erect such equipment, including scaffolding, as is reasonably necessary to effect such repairs. Notwithstanding the foregoing, Landlord shall take all
reasonable steps under the circumstances to avoid interfering with Tenant’s operations in the Project while performing any such repairs, but Landlord shall not be obligated to pay overtime or incur additional charges in order to perform such
repairs (except in the event of an emergency and then only to the extent necessary to prevent further damage) unless Tenant agrees to reimburse Landlord for such overtime or additional charges (and in such event such overtime and additional charges
shall be excluded from Controllable Operating Expenses). 
  
 8.04
Tenant’s Right to Operate and Maintain the Project. Notwithstanding anything in this Lease to the contrary, Tenant shall have the right at any time during the Lease Term to elect to take over the management of the Project by
providing Landlord with sixty (60) days prior written notice. Prior to electing to take over the management of the Project, Tenant may request that Landlord provide Tenant with its reasonable estimate by line item of the insurance charges, Property
Taxes, costs associated with repair and maintenance of slabs, foundation, exterior walls and windows, and roof (the “Structural Repairs”) and revised Management Fee that Landlord will continue to charge if Tenant manages the Project. If
Tenant elects to take over the management of the Property, Tenant shall operate and maintain the Project in accordance with First Class Building Standards, Applicable Laws, and all encumbrances recorded against the Property, including performing
such preventive maintenance and periodic repairs as 

 Landlord may reasonably require with contractors acceptable to Landlord. If Tenant elects to take over the management of
the Project, (i) there shall be no limit on Controllable Operating Expenses, (ii) Tenant shall perform all of Landlord’s repair and maintenance obligations under this Lease and shall pay or perform all categories of Operating Expenses except
for the Structural Repairs and Landlord’s insurance charges for insurance maintained by Landlord pursuant to Article 10 hereof; (iii) the Management Fee shall be reduced to [***] of insurance charges and Property Taxes; (iv) Landlord
shall revise its monthly estimate of Operating Expenses to reflect only the cost of Landlord’s insurance expenses incurred in accordance with Article 10, the Structural Repairs and the revised Management Fee, (v) Tenant shall continue to pay
Landlord its monthly estimates of Property Taxes, (vi) Tenant shall pay all Operating Expenses for which Tenant is contracting for directly before such Operating Expenses are delinquent, and (vii) Landlord shall continue to have the right to
maintain the insurance required by Article 10. Notwithstanding the foregoing, if Tenant elects to take over property management of the Project, Landlord will continue to perform the Structural Repairs and Tenant may from time to time request that
Landlord perform any repair or maintenance that Landlord would have otherwise been required to perform if Tenant has not elected to take over property management and in such event Landlord shall perform such repairs or maintenance in accordance with
the requirements of this Lease and Tenant shall reimburse Landlord for the costs of such repairs and maintenance, including Structural Repairs, together with a supervision charge of seven and one-half percent (7.5%) of the cost of any such repair
within fifteen (15) days of Landlord’s invoice; provided that Tenant shall not be obligated to reimburse Landlord for any expenses that would have been excluded from the definition of Operating Expenses pursuant to Section 4.03 above. Should
Tenant elect to take over management of Project, Landlord agrees to cooperate with Tenant to ensure to the extent possible the transfer and continued application of all warranties and rebates attaching to those portions of the Project and Project
components which Tenant will be obligated to maintain and repair. 
  
 8.05 Back Up Generator. During the Lease Term, Tenant shall have the exclusive right to use the existing generator dedicated to Building Two as shown on the Site Plan (the “Existing
Generator”). Landlord hereby represents and warrants that the Existing Generator has been regularly serviced and maintained and is in good working condition as of the Commencement Date. Prior to the Rent Commencement Date, the Landlord
shall continue to regularly maintain (which shall constitute at least monthly start ups) the Existing Generator in good working condition as evidenced by service records provided by Landlord upon Tenant’s request. Following the Rent
Commencement Date, Tenant shall operate, maintain and repair the Existing Generator in accordance with all Applicable Laws. Upon the expiration or termination of the Lease Term, Tenant shall surrender the Existing Generator to Landlord in good
repair and condition, normal wear and tear excluded. In addition, Tenant shall have the right subject to Landlord’s approval which shall not be unreasonably withheld, delayed or conditioned and in accordance with the requirements of
Addendum 5 to install, at Tenant’s sole cost and expense, one (1) additional emergency diesel powered generator (the “Additional Generator”). Tenant shall obtain all necessary governmental permits required to
install and/or operate the Existing Generator and the Additional Generator. Upon the expiration or termination of the lease Term, Tenant shall have the right to remove (or if Landlord elects to require such removal, the obligation to remove) the
Additional Generator and repair any damage caused by such removal. 
  
 ARTICLE IX — ALTERATIONS, ADDITIONS AND IMPROVEMENTS 
  
 9.01 Landlord’s Consent; Conditions. Except for the Work (which shall be governed by Exhibit C attached hereto), Tenant
shall not make or permit to be made any alterations, additions, or improvements in or to the Premises or the Project (“Alterations”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld,
conditioned or delayed. Notwithstanding the foregoing, Tenant shall have the right to make interior, nonmechanical, nonstructural Alterations costing less than $25,000 per Alteration without Landlord’s consent. Landlord may impose as a
condition 

 to making any Alterations such requirements as Landlord in its discretion deems reasonably necessary or desirable,
including, without limitation: Tenant’s submission to Landlord, for Landlord’s prior written approval, of all plans and specifications relating to the Alterations; Landlord’s prior written approval of the time or times when the
Alterations are to be performed; Landlord’s prior written approval of the contractors and subcontractors performing work in connection with the Alterations; employment of union contractors and subcontractors who shall not cause labor
disharmony; Tenant’s receipt of all necessary permits and approvals from all governmental authorities having jurisdiction over the Premises prior to the construction of the Alterations; Tenant’s delivery to Landlord of such performance or
completion bonds as Landlord may request in connection with any Alteration expected to cost $100,000 or more and such insurance as Landlord shall reasonably require; and a commitment from Tenant to pay to Landlord the actual, reasonable, third-party
costs and expenses incurred by Landlord in reviewing the plans and specifications for the Alterations, not to exceed $10,000 per Alteration. Tenant is required to provide Landlord written notice of whether the Alterations include the Handling of any
Hazardous Materials and whether these materials are of a customary and typical nature for industry practices. Upon completion of the Alterations, Tenant shall provide Landlord with copies of as-built plans. Neither the approval by Landlord of plans
and specifications relating to any Alterations nor Landlord’s supervision or monitoring of any Alterations shall constitute any warranty by Landlord to Tenant of the adequacy of the design for Tenant’s intended use or the proper
performance of the Alterations. Notwithstanding Landlord’s review of any plans and specifications and whether or not Landlord in its sole discretion approves or disapproves the plans and specifications, Tenant and not Landlord shall be
responsible for compliance of such plans and specifications and of the Alterations with all applicable laws, ordinances, regulations and directives of all governmental authorities, including, without limitation, Title III of the Americans with
Disabilities Act of 1990, all regulations issued thereunder and the Accessibility Guidelines for Buildings and Facilities issued pursuant thereto, as the same are in effect on the date hereof and as may be hereafter modified, amended or supplemented
(collectively, the “ADA Standards”). 
  
 9.02
Performance of Alterations Work. All work relating to the Alterations shall be performed in compliance with the plans and specifications approved by Landlord, and the requirements of all carriers of insurance on the Premises and the
Project, the Board of Underwriters, Fire Rating Bureau, or similar organization. All work shall be performed in a diligent, good and workmanlike manner and so as not to unreasonably interfere with any other tenants or occupants of Building One or
other neighboring properties. No asbestos-containing materials shall be used or incorporated in the Alterations. No lead-containing surfacing material, solder, or other construction materials or fixtures where the presence of lead might create a
condition of exposure not in compliance with Environmental Laws shall be incorporated in the Alterations. 
  
 9.03 Liens. Tenant shall pay when due all costs for work performed and materials supplied to the Premises by or on behalf of Tenant. Tenant
shall keep Landlord, the Premises and the Project free from all liens, stop notices and violation notices relating to the Alterations or any other work performed for, materials furnished to or obligations incurred by or for Tenant and Tenant shall
indemnify, hold harmless and defend Landlord, the Premises and the Project of and from any and all loss, cost, damage, liability and expense, including reasonable attorneys’ fees actually incurred, arising out of or related to any such liens or
notices arising as a result of Tenant’s failure or alleged failure to pay such sums. Further, Tenant shall give Landlord not less then seven (7) business days’ prior written notice before commencing any Alterations in or about the Premises
to permit Landlord to post appropriate notices of non-responsibility. After the completion of such work, Tenant shall, upon Landlord’s request, furnish Landlord with sworn contractor’s statements and lien waivers covering all work
theretofore performed. Tenant shall satisfy or otherwise discharge all liens, stop notices or other claims or encumbrances within twenty (20) days after Landlord notifies Tenant in writing that any such lien, stop notice, claim or encumbrance has
been filed. If Tenant fails to pay, bond over or otherwise remove such lien, claim or encumbrance within such twenty (20) days, Landlord, at its election, may pay and satisfy the same and in such event the sums so paid by Landlord, with interest
from the date of payment at the Interest Rate shall be deemed to be additional rent due and payable by Tenant at once without notice or demand. 

 9.04 Surrender of Premises. Upon expiration or earlier termination of this Lease, Tenant
shall surrender the Premises to Landlord in good condition, except for ordinary wear and tear and any casualty or condemnation damage not required to be repaired or restored by Tenant pursuant to the terms of this Lease. All Alterations (including
the Work) shall become a part of the Premises and shall become the property of Landlord upon the expiration or earlier termination of this Lease unless Landlord, at the time that Landlord consented to such Alteration, indicated that such Alteration
must be removed upon the expiration or termination of the Lease Term in which case Tenant shall remove such Alteration and repair any resulting damage at Tenant’s sole expense. Notwithstanding the foregoing, if Tenant initially builds out the
Premises to serve as its corporate headquarters or otherwise builds out the Premises so that at least [***] of the Rentable Area is built out as traditional office space, Landlord shall not have the right to require Tenant to remove any of
the Work except that Landlord may require Tenant to remove (and repair any damage caused by such removal) any of the following: (i) structural penetrations such as interior stairways (but not floor outlets); (ii) any data rooms in excess of 10,000
square feet; (iii) any kitchen/food preparation area in excess of 2,000 square feet; and (iv) any other items specifically addressed in Sections 8.02, 8.05, 9.04 and 9.05, Article 26, and Addendum 5 of this Lease. All business
and trade fixtures, machinery and equipment, furniture, movable partitions and items of personal property owned by Tenant or installed by Tenant at its expense in the Premises shall be and remain the property of Tenant; and upon the expiration or
earlier termination of this Lease, Tenant shall, at its sole expense, remove all such items and repair any damage to the Premises or the Project caused by such removal. If Tenant fails to remove any such items or repair such damage promptly after
the expiration or earlier termination of the Lease, Landlord may, but need not, do so with no liability to Tenant, and Tenant shall pay Landlord the cost thereof upon demand.  
  
 9.05 Signage. Subject to the terms of this Section 9.05, Tenant shall have the right, at its sole cost and
expense, to install, operate and maintain corporate identification signage (including Tenant’s corporate logo) on the exterior of the building, appropriate signage on any building monument sign, building, directory and suite identification
signage. Landlord and Tenant acknowledge that the approved-PUD for the Ridge Parkway Development authorizes the construction of a monument sign on Highway 128 for the benefit of the entire Ridge Parkway Development (the “Ridge Parkway
Monument Sign”). Subject to obtaining all necessary approvals and permits required by applicable Regulatory Authorities, Landlord shall construct the Ridge Parkway Monument Sign prior to the Rent Commencement Date and Tenant, subject to
Landlord’s consent, as to design and manner of installation, which consent shall not be unreasonably withheld, delayed or conditioned, shall have the exclusive right to install its sign panel on the top one-third of such sign. Tenant shall also
have the right to a pro rata share of any additional signage included in the existing, approved PUD should such additional signage be made available to occupants of Ridge Parkway Development. In addition, Landlord will cooperate with Tenant’s
efforts to obtain governmental approvals for an additional monument sign adjacent to Highway 128 but Landlord shall not have any liability if Tenant is unable to get such sign approved and Landlord shall not be required to approve any such sign if
it would reduce the existing signage rights otherwise available to the Ridge Parkway development, including, but not limited to, the Ridge Parkway Monument Sign. All exterior signage installed by such Tenant shall be subject to Landlord’s
approval which shall not be unreasonably withheld, delayed or conditioned and shall be subject to and installed in compliance with all Applicable Laws and any encumbrances recorded against the Property. Landlord agrees to review in advance of
submittal to governmental authorities Tenant’s sign package. Landlord does not make any representation or warranty regarding the availability of any signage except for the signage shown on the approved-PUD. Notwithstanding anything in this
Lease to the contrary, upon the expiration or termination of the Lease Term, Tenant, at Landlord’s option, shall remove all or any portion of Tenant’s signage designated by Landlord for removal and repair all damage caused by such removal.
Landlord 

 agrees to cooperate with and use good faith efforts to assist Tenant in its effort to obtain governmental approvals for
Building Two exterior signage and to cause the Building Two access drive to be renamed “McDATA Drive”, but Landlord shall have no liability if Tenant’s efforts are unsuccessful. 
  
 ARTICLE X — INDEMNIFICATION AND INSURANCE 
  
 10.01 Indemnification. 
  
 (A) Tenant agrees to indemnify, hold harmless and defend Landlord from and
against any legal action, damages, loss, liability and any other expense in connection with loss of life, bodily injury or property damage arising from or out of the use or occupancy of the Premises or the Project caused by the negligent act or
omission or willful misconduct of Tenant, its agents, employees, contractors, subcontractors, licensees or subtenants or the breach by Tenant of its obligations under Section 6.03 of this Lease, except to the extent caused in whole or in part by the
negligent act or omission or willful misconduct of Landlord, its agents, employees, contractors, subcontractors, or licenses. 
  
 (B) Landlord agrees to indemnify, hold harmless and defend Tenant from and against any legal action, damages, loss, liability and any other expense in
connection with loss of life, bodily injury or property damage and for incidents occurring in or about the Project caused by the negligent act or omission or willful misconduct of Landlord, its agents, employees, contractors, subcontractors or
licensees, except to the extent caused in whole or in part by the negligent or omission or willful misconduct of Tenant, its agents, employees, contractors, subcontractors, licensees or subtenants. 
  
 (C) Notwithstanding anything to the contrary contained herein, nothing shall
be interpreted or used to in any way affect, limit, reduce or abrogate any insurance coverage provided by any insurers to either Tenant or Landlord. 
  
 (D) Notwithstanding anything to the contrary contained in this Lease, nothing herein shall be construed to infer or imply that Tenant is a partner, joint
venturer, agent, employee, or otherwise acting by or at the direction of Landlord. 
  
 10.02 Property Insurance. 
  
 (A) At all times during the Lease Term, Tenant shall procure and maintain, at its sole expense, “all-risk” property insurance, for damage or other loss caused by fire or other casualty or cause including,
but not limited to, vandalism and malicious mischief, theft, water damage of any type, including sprinkler leakage, bursting of pipes, and explosion, insuring on a replacement cost basis, and on a no coinsurance basis, covering (a) all Alterations
made by or for Tenant in the Premises; and (b) Tenant’s trade fixtures, equipment and other personal property from time to time situated in the Premises. The proceeds of such insurance shall be used for the repair or replacement of the property
so insured, except that if not so applied or if this Lease is terminated following a casualty, the proceeds applicable to the leasehold improvements shall be paid to Landlord and the proceeds applicable to Tenant’s personal property, trade
fixtures and equipment shall be paid to Tenant. Such policy shall include a waiver of subrogation in favor of the Additional Insureds.  
  
 (B) At all times during the Lease Term, Tenant shall procure and maintain business interruption insurance in such amount as will reimburse Tenant for
direct or indirect loss of earnings attributable to all perils insured against in Section 10.02(A) for a duration of not less than two hundred seventy (270) days. 

 (C) Landlord shall, at all times during the Lease Term, procure and maintain “all-risk”
property insurance in the amount not less than one hundred percent (100%) of the full replacement cost and on a no coinsurance basis covering Building Two and such other insurance as may be required by a Mortgagee or otherwise desired by Landlord.
Such policy shall include a waiver of subrogation as specified below. 
  
 10.03 Liability Insurance. 
  
 (A) At all
times during the Lease Term, Tenant shall procure and maintain, at its sole expense, commercial general liability insurance, including but not limited to Premises/Operations, Personal Injury, Contractual Liability, Fire Legal Liability, Independent
Contractors, Broad Form Property Damage and Product/Completed Operations coverages (“CGLI”), applying to the use and occupancy of the Premises and the business operated by Tenant. Such insurance shall have a minimum combined single
limit of liability of at least [***] per occurrence and a general aggregate limit of at least [***]. Such liability insurance shall be written as primary policies, not excess or contributing with or secondary to any other insurance as
may be available to the Additional Insureds. In addition, Tenant shall maintain an excess (umbrella) liability policy having a general aggregate liability of at least [***]. 
  
 (B) Prior to the sale, storage, use or giving away of alcoholic beverages on or from the Premises by Tenant or another
person, Tenant, at its own expense, shall obtain a policy or policies of insurance in a form reasonably acceptable to Landlord saving harmless and protecting the Additional Insureds and the Project against any and all damages, claims, liens,
judgments, expenses and costs, including reasonable attorneys’ fees actually incurred, arising under any present or future law, statute, or ordinance of the State of Colorado or other governmental authority having jurisdiction over the Project,
by reason of any storage, sale, use or giving away of alcoholic beverages on or from the Premises. Such policy or policies of insurance shall have a minimum combined single limit of [***] per occurrence and shall apply to bodily injury, fatal
or nonfatal; injury to means of support; and injury to property of any person. 
  
 (C) Landlord shall, at all times during the Lease Term, procure and maintain CGLI for the Project. Such insurance shall have minimum combined single limit of liability of at least [***] per occurrence, and a
general aggregate limit of at least [***]; or such higher limit as may be required by any Mortgagee. Notwithstanding the foregoing, if Tenant elects to take over the management of the Project pursuant to Section 8.04, Landlord shall no longer
be required to carry such insurance. 
  
 10.04 Workers’
Compensation Insurance. At all times during the Lease Term, Tenant shall procure and maintain Workers’ Compensation Insurance in accordance with the laws of the State of Colorado, and Employer’s Liability insurance with a limit not
less than [***] Bodily Injury Each Accident; [***] Bodily Injury By Disease — Each Person; and [***] Bodily Injury to Disease — Policy Limit. Such policy shall include a waiver of subrogation in favor of the Additional
Insureds. 
  
 10.05 Policy Requirements. The
policies of Tenant described in Sections 10.02, 10.03 and 10.04 shall insure Tenant and such policies shall also be endorsed to include, on a primary and non-contributory basis, Landlord and Landlord’s agents, managers, members, partners,
officers, directors employees, and any deed of trust holder or Mortgagee of Landlord or any ground lessor as additional insureds (“Additional Insureds”). All insurance required to be maintained by Tenant or Landlord shall be issued
by insurance companies authorized to do insurance business in the State of Colorado and rated not less than A-X in A.M. Best’s Key Rating Insurance Guide. Evidence of insurance on Standard Accord 

 forms (or, at Landlord’s option, copies of the applicable policies) evidencing the insurance required under this
Article X shall be delivered to Landlord not less than twenty (20) business days prior to Tenant’s entry onto the Project to commence construction of the Work. No such policy shall be subject to cancellation or modification without thirty (30)
days prior written notice to Landlord and to any deed of trust holder, Mortgagee or ground lessor designated by Landlord to Tenant. Tenant shall furnish Landlord with a replacement certificate evidencing coverage with respect to any insurance not
less than thirty (30) days prior to the expiration of the current policy. At Tenant’s request, Landlord shall make available for Tenant’s inspection a certificate or certificates of insurance certifying that the insurance coverage required
of Landlord is in force. Tenant shall have the right to provide the insurance required by this Article X pursuant to blanket policies, but only if such blanket policies expressly provide coverage to the Project and Landlord as required by this Lease
and sets minimum guaranteed coverage amounts for the Project. No property damage policy for Tenant’s or Landlord’s insurance provided for herein shall provide for a deductible amount which exceeds the lesser of (a) $10,000, or (b) the
amount required by any mortgagee of the Project. Each policy of Tenant shall contain a clause setting forth that such policy shall be primary with respect to any policies maintained by Landlord or the other Additional Insureds and that any coverage
carried by Landlord or the other Additional Insureds shall be excess insurance. The amount of any insurance company’s liability under the policies specified herein shall not be reduced by the existence of such other insurance. 
  
 10.06 Waiver of Subrogation. Notwithstanding any other term or
provision of this Lease to the contrary, each party hereby releases the other and their respective employees, agents, servants, licensees, contractors, subcontractors and subtenants from and waives any claim and right of recovery against the other
and their employees, agents, servants, licensees, contractors, subcontractors and subtenants for any loss or damage to the Project, Premises, and improvements located thereon, or to the contents of the foregoing and any personal property stored or
placed thereon by either of them caused by the perils insurable against under (i) standard fire and extended coverage insurance policies with “all risk” endorsement or (ii) the insurance that Landlord and Tenant are required to carry
pursuant to the terms of this Lease, whichever is greater, whether such damage or loss was caused by the negligence of either of them of their respective employees, agents, servants, licensees, contractors, subcontractors or subtenants. The
foregoing mutual release and waiver of subrogation shall apply whether or not such insurance was in force at the time of the loss or damage. Any policy of insurance to be provided by Tenant or Landlord pursuant to this Article X shall contain a
clause denying the applicable insurer any right of subrogation against the other party. 
  
 10.07 Failure to Insure. If Tenant or Landlord fails to maintain any insurance which such party is required to maintain pursuant to this Article X, neither Landlord nor Tenant shall be liable to the
other for any loss or cost resulting from such failure to maintain. Neither Landlord nor Tenant may self-insure against any risks required to be covered by insurance without the other’s prior written consent. 
  
 ARTICLE XI — DAMAGE OR DESTRUCTION 
  
 11.01 Total Destruction. Except as provided in Section 11.03
below, this Lease shall automatically terminate if Building Two is totally destroyed. 
  
 11.02 Partial Destruction of Premises. If the Project is damaged by any casualty then, within thirty (30) days following the earlier of the date Landlord first becomes aware of such damage or destruction
or the date Landlord receives notice from Tenant of such damage or destruction, Landlord shall provide Tenant with written notice (a “Restoration Notice”) specifying Landlord’s reasonable opinion of the time it will take to
restore the Project (exclusive of any Alterations made to the Premises by Tenant). If in Landlord’s opinion, the Project can be restored to its pre-existing condition within two 

 hundred seventy (270) days after the date of the damage or destruction and Landlord’s lender agrees to make
available insurance proceeds for restoration, Landlord shall, except as provided in Section 11.03, promptly and with due diligence repair any damage to the Project (inclusive of Base Building Improvements but exclusive of the Tenant Improvement Work
or any other Alterations to the Premises made by Tenant, which shall be promptly repaired by Tenant at its sole expense) and, until such repairs are completed, the Base Rent shall be abated from the date of damage or destruction in the same
proportion that the rentable area of the portion of the Premises which is unusable by Tenant in the conduct of its business bears to the total rentable area of the Premises. If such repairs cannot, in Landlord’s opinion, be made within said two
hundred seventy (270) day period or Landlord’s lender does not elect to make available insurance proceeds, then either Landlord or Tenant may, at its option, exercisable by written notice given to the other within fifteen (15) days after the
date of Landlord’s Restoration Notice, elect to terminate this Lease. If this Lease is not terminated by Landlord or Tenant, Landlord shall proceed to restore the Project (inclusive of Base Building Improvements but exclusive of the Tenant
Improvement Work or any other Alterations made by Tenant) within a reasonable time after the damage or destruction, in which event this Lease shall remain in full force and effect but the Base Rent shall be abated as provided in the preceding
sentence. If Landlord fails to restore the Premises within thirty (30) days following the date specified in Landlord’s Restoration Notice (as such date is extended by events beyond Landlord’s reasonable control), Tenant shall have the
right to terminate this Lease by providing Landlord with written notice of termination provided that if Landlord substantially completes such restoration (as evidenced by a certification from the architect of record and Tenant’s right to
lawfully enter onto the Premises to reconstruct the Tenant Improvement Work) within thirty (30) days following Tenant’s notice of termination, Tenant’s termination notice shall be null and void and this Lease shall continue in full force
and effect. 
  
 11.03 Exceptions to Landlord’s
Obligations. Notwithstanding anything to the contrary contained in this Article XI, Landlord shall have no obligation to repair the Project if the damage or destruction occurs less than one (1) year prior to the Expiration Date, exclusive of
option periods. Further, Tenant’s Base Rent shall not be abated if the damage or destruction is repaired by the earlier of the date Landlord first becomes aware of such damage or destruction or thirty (30) days after Landlord receives written
notice from Tenant of the casualty. 
  
 11.04
Waiver. The provisions contained in this Lease shall supersede any contrary laws (whether statutory, common law or otherwise) now or hereafter in effect relating to damage, destruction, self-help or termination. 
  
 ARTICLE XII — CONDEMNATION 
  
 12.01 Taking. If so much of the Premises as to render the
balance unusable by Tenant for the proper conduct of its business shall be taken under the power of eminent domain or the threat thereof, by condemnation, sale in lieu of condemnation or in any other manner for any public or quasi-public purpose
(collectively “Condemnation”) or if so much of the Parking Area is taken so that the parking available to the Premises falls below 3 spaces per 1,000 square feet of Rentable Area (and Landlord does not make replacement parking
available), then this Lease shall terminate on the date that title or possession to the Premises is taken by the condemning authority, whichever is earlier. 
  
 12.02 Award. In the event of any Condemnation, the entire award for such taking shall belong to Landlord. Tenant shall have no claim against
Landlord or the award for the value of any unexpired term of this Lease or otherwise. Tenant shall be entitled to independently pursue a separate award in a separate proceeding for Tenant’s relocation costs directly associated with the taking,
provided such separate award does not diminish Landlord’s award. 

 12.03 Temporary Taking. No temporary taking of the Premises shall terminate this Lease or
entitle Tenant to any abatement of the Rent payable to Landlord under this Lease; provided, further, that any award for such temporary taking shall belong to Tenant to the extent that the award applies to any time period during the Lease Term and to
Landlord to the extent that the award applies to any time period outside the Lease Term. 
  
 ARTICLE XIII – LANDLORD IMPROVEMENTS 
  
 13.01 Landlord Improvements. Except as otherwise specifically provided by this Lease, Landlord shall have no obligation to construct any work necessary to prepare the Premises for Tenant’s
occupancy. Without limiting the foregoing, Tenant acknowledges that the current certificate of occupancy allows the Premises to be utilized for warehouse purposes and that Tenant will be responsible for constructing all improvements necessary in
order for the Premises to be allowed to be utilized for office purposes. 
  
 ARTICLE XIV — ASSIGNMENT AND SUBLETTING 
  
 14.01 Restriction. Subject to the provisions of this Article XIV, without the prior written consent of Landlord (which consent shall not be unreasonably withheld, delayed or conditioned), Tenant shall not, either voluntarily
or by operation of law, assign, encumber, or otherwise transfer this Lease or any interest herein, or sublet the Premises or any part thereof, or permit the Premises to be occupied by anyone other than Tenant or Tenant’s employees (any such
assignment, encumbrance, subletting, occupation or transfer is hereinafter referred to as a “Transfer”). For purposes of this Lease, the term “Transfer” shall also include (a) if Tenant is a partnership, the withdrawal of
or change, voluntary or involuntary or by operation of law, of a majority of the partners, or a transfer of a majority or partnership interests or the dissolution of the partnership, (b) if Tenant is a closely held corporation (i.e. whose stock is
not publicly held and not traded through an exchange or over the counter) or a limited liability company, the dissolution, merger, consolidation, division, liquidation or other reorganization of Tenant, or within a twelve month period: (i) the sale
or other transfer of more than an aggregate of fifty percent (50%) of the voting securities of Tenant (other than to immediate family members by reason of gift or death) or (ii) the sale, mortgage, hypothecation or pledge of more than an aggregate
of fifty percent (50%) of Tenant’s net assets, and (c) any change by Tenant in the form of its legal organization under applicable state law (such as, for example, a change from a general partnership to a limited partnership or from a
corporation to a limited liability company). An assignment, subletting or other action in violation of the foregoing shall be void and, at Landlord’s option, shall constitute a material breach of this Lease. If Tenant desires to make a Transfer
(including a Permitted Transfer) then at least thirty (30) days but not more than one hundred eighty (180) days prior to the effective date of the proposed assignment or subletting, Tenant shall submit to Landlord in connection with Tenant’s
request for Landlord’s consent: 
  
 (A) A
statement containing (i) the name and address of the proposed assignee or subtenant; (ii) such financial information with respect to the proposed assignee or subtenant as Landlord shall reasonably require; (iii) the type of use proposed for the
Premises; and (iv) all of the principal terms of the proposed assignment or subletting; and 
  
 (B) Final drafts of the documents memorializing the assignment or sublease on a form approved by Landlord (and any consent to any Transfer
(including any Permitted Transfer) shall be conditioned upon Landlord receiving two (2) fully executed originals of such documentation in the form approved by Landlord). 

 14.02 Permitted Transfer. Notwithstanding anything contained to the contrary in this
Article XIV, Tenant may assign this Lease in its entirety or sublease all or any portion of the Premises without the prior written consent of Landlord to (1) an Affiliate of Tenant, (2) any partnership, corporation or other business entity into or
with which Tenant shall be merged, converted or consolidated or to which substantially all of Tenant’s assets may be transferred, or (3) a partnership, corporation or other business entity which is a direct successor to Tenant and which
acquires all or substantially all of Tenant’s business and assets, (each of the foregoing, a “Permitted Transfer”) provided that in each such case, (a) Tenant shall have notified Landlord in writing at least twenty (20)
days’ prior to the effective date of such assignment or subletting, (b) the proposed transferee shall deliver to Landlord a written agreement whereby it expressly assumes for the benefit of Landlord all of the Tenant’s obligations under
this Lease; provided, however, that any sublessee of less than all of the space in the Premises shall be liable only for obligations under this Lease that are properly allocable to the space subject to the applicable sublease, (c) if such Transfer
is a sublease, the subtenant acknowledges that all of its rights under the sublease are subordinate and subject to the terms and conditions of this Lease, (d) Tenant shall have reimbursed Landlord for the costs and expenses required by the Lease,
and (e) in the case of an assignment or subletting described in clauses (2) and (3) of this paragraph, Tenant shall have provided Landlord with evidence reasonably acceptable to Landlord that the proposed assignee/sublessee has a demonstrable net
worth not less than the net worth of Tenant as of the date of such assignment or subletting. 
  
 14.03 Landlord’s Recapture Rights. At any time within ten (10) business days after Landlord’s receipt of all (but not less than all) of the information and documents described in Section 14.01
above, Landlord may, at its option by written notice to Tenant, elect to: (a) in the case of an assignment of the Lease or a sublease of the entire Premises, terminate the Lease in its entirety, or (b) in the case of a sublease of a portion of the
Premises as to the portion of the Premises proposed to be assigned or sublet, with a proportionate adjustment in the Rent payable hereunder if the Lease is terminated as to less than all of the Premises. Notwithstanding the foregoing, Landlord shall
not have the right to exercise its recapture rights if the Transfer is a Permitted Transfer. If Landlord elects to exercise its recapture rights pursuant to this Section 14.03, Tenant shall have the right to rescind its request to assign or sublease
within five (5) business days of Tenant’s receipt of Landlord’s recapture notice. Tenant shall pay Landlord as additional rent upon demand all reasonable costs incurred by Landlord in separating any recaptured space from the Premises,
including, without limitation, the cost of constructing demising walls. If Landlord does not exercise its termination option described in this Section 14.03, then, during the above-described ten (10) business day period, then Landlord shall be
deemed to have waived its right to recapture the Premises and Landlord shall either consent to an assignment or transfer or deny its consent to the proposed assignment or subletting in accordance with the requirements of this Article XIV.

  
 14.04 Landlord’s Consent; Standards.
Landlord’s consent to a proposed assignment or subletting shall not be unreasonably withheld, delayed or conditioned; but, in addition to any other grounds for denial, Landlord’s consent shall be deemed reasonably withheld if, in
Landlord’s good faith judgment: (i) the proposed assignee or subtenant does not have the financial strength to perform its obligations under this Lease or any proposed sublease; (ii) the proposed assignee or subtenant intends to use any part of
the Premises for a purpose not permitted under this Lease; or (iii) there is an Event of Default existing as of the date Tenant requests Landlord’s consent to an assignment or transfer or the effective date of such assignment or sublease.

  
 14.05 Sublease Profits. In the event that the
rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto) exceeds the rental payable under this Lease in connection
with any Transfer other than a Permitted Transfer, then Tenant shall be bound and obligated to pay Landlord as additional rent 

 hereunder [***] of all such excess rental and other excess consideration (after deducting Tenant’s
reasonable, out-of-pocket expenses incurred in connection with such sublease or assignment) within ten (10) days following receipt thereof by Tenant.  
  
 14.06 Landlord’s Costs. If Tenant shall Transfer this Lease or all or any part of the Premises or shall request the consent of Landlord
to any Transfer, Tenant shall pay to Landlord as additional rent Landlord’s costs related thereto, including reasonable attorneys’ fees not to exceed $10,000 per Transfer. 
  
 14.07 Continuing Liability of Tenant. Following any Transfer, Tenant shall remain as fully and primarily
liable for the payment of Rent and for the performance of all other obligations of Tenant contained in this Lease to the same extent as if the Transfer had not occurred; provided, however, that any act or omission of any transferee, other than
Landlord, that violates the terms of this Lease shall be deemed a violation of this Lease by Tenant. Notwithstanding the foregoing, if (i) Tenant’s interest in this Lease is assigned to an entity which acquires all or substantially all of
Tenant’s assets pursuant to a Permitted Transfer, (ii) such assignee assumes all of Tenant’s obligations under this Lease pursuant to an assignment instrument approved by Landlord, and (iii) such assignee has a tangible net worth at least
equal to the tangible net worth of Tenant on the Commencement Date, then Tenant shall be released from any obligations arising on or after the date of such Permitted Transfer. 
  
 14.08 Non-Waiver. The consent by Landlord to any Transfer shall not relieve Tenant, or any person claiming
through or by Tenant, of the obligation to obtain the consent of Landlord, pursuant to this Article XIV, to any further Transfer. In the event of an assignment or subletting, Landlord may collect Rent from the assignee or the subtenant without
waiving any rights hereunder and collection of the Rent from a person other than Tenant shall not be deemed a waiver of any of Landlord’s rights under this Article XIV, an acceptance of assignee or subtenant as Tenant, or a release of Tenant
from the performance of Tenant’s obligations under this Lease. If Tenant shall default under this Lease and fail to cure within the time permitted, Landlord is irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any
transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such default is cured. 
  
 ARTICLE XV — DEFAULT AND REMEDIES 
  
 15.01 Events of Default By Tenant. The occurrence of any of the
following shall constitute an “Event of Default” by Tenant: 
  
 (A) The failure by Tenant to pay Base Rent, Rent Adjustments, additional rent or make any other payment required to be made by Tenant hereunder within five (5) days following the date when the same is due and owing;
provided however, that Landlord shall give Tenant written notice of a monetary default two (2) times in each calendar year, and no Event of Default shall exist if Tenant pays such amount within five (5) days following such notice. 
  
 (B) Failure by Tenant to timely execute, acknowledge and deliver forthwith, a
subordination and attornment agreement as required by Article XVII hereof or an estoppel certificate as required by Section 20.01 hereof within five (5) days following written notice to Tenant that Tenant’s ten (10) day period to deliver an
estoppel certificate pursuant to Section 20.01 has expired. 
  
 (C) The making by Tenant of any assignment of this Lease or any sublease of all or part of the Premises, except as expressly permitted under Article XIV of this Lease. 

 (D) Failure by Tenant to obtain a release or discharge of or bond over any lien placed upon the Premises
in violation of Section 9.03 hereof; 
  
 (E) The making by Tenant
of any general assignment for the benefit of creditors, the filing by or against Tenant of a petition under any federal or state bankruptcy or insolvency laws (unless, in the case of a petition filed against Tenant the same is dismissed within
thirty (30) days after filing); the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets at the Premises or Tenant’s interest in this Lease or the Premises, when possession is not restored to
Tenant within thirty (30) days; or the attachment, execution or other seizure of substantially all of Tenant’s assets located at the Premises or Tenant’s interest in this Lease or the Premises, if such seizure is not discharged within
thirty (30) days. 
  
 (F) The failure by Tenant to observe or
perform any other provision of this Lease to be observed or performed by Tenant, other than those described in Subsections 15.01(A), (B), (C), (D) or (E) above, if such failure continues for thirty (30) days after written notice thereof by Landlord
to Tenant; provided, however, that if the nature of the default is such that it cannot be cured within the thirty (30) day period, no default shall exist if Tenant commences the curing of the default within the thirty (30) day period and thereafter
diligently prosecutes the same to completion provided that the cure is completed within ninety (90) days after the aforementioned written notice. The thirty (30) day notice described herein shall be in lieu of, and not in addition to, any notice
required under law now or hereafter in effect requiring that notice of default be given prior to the commencement of an unlawful detainer or other legal proceeding. 
  
 15.02 Landlord’s Right to Terminate Upon Tenant Default. Upon the occurrence of an Event of Default as
described in Section 15.01 above, Landlord shall have the right to terminate this Lease and recover possession of the Premises by giving written notice to Tenant of Landlord’s election to terminate this Lease in which event Landlord shall be
entitled to receive from Tenant: 
  
 (A) The
worth at the time of award of any unpaid Rent which had been earned at the time of such termination; plus 
  
 (B) The worth at the time of award of the amount by which the unpaid Rent which would have been earned after termination until the time of
award exceeds the amount of such rental loss Tenant proves could have been reasonably avoided; plus 
  
 (C) The worth at the time of award of the amount by which the unpaid Rent for the balance of the term after the time of award exceeds the
amount of such rental loss that Tenant proves could be reasonably avoided; plus 
  
 (D) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its
obligations under this Lease or which in the ordinary course of things would be likely to result therefrom (including reasonable attorneys’ fees and court costs); and 
  
 (E) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time by applicable law. 
  
 As used in
subparagraphs (A) and (B) above, “worth at the time of award” shall be computed by allowing interest on such amounts at the then highest lawful rate of interest, but in no event to exceed one percent (1%) per annum plus the rate
established by the Federal Reserve Bank of St. Louis on advances made to member banks under Sections of the Federal Reserve Act (“discount rate”) prevailing at the time 

 of the award. As used in paragraph (C) above, “worth at the time of award” shall be computed by discounting
such amount by (i) the discount rate of the Federal Reserve Bank of St. Louis prevailing at the time of award plus (ii) one percent (1%). 
  
 15.03 Mitigation of Damages. If Landlord terminates this Lease, Landlord shall have no obligation to mitigate Landlord’s damages except
as may be required by Applicable Laws. If Landlord has not terminated this Lease, Landlord shall have no obligation to mitigate except as may be required by Applicable Laws and may permit the Premises to remain vacant or abandoned. If in accordance
with applicable law, Landlord is required to mitigate damages: (i) Landlord shall be required only to use commercially reasonable efforts to mitigate, which shall not exceed such efforts as Landlord generally uses to lease other space in the
Building One or Building Two (to the extent Landlord owns Building Two); (ii) Landlord will not be deemed to have failed to mitigate if Landlord or its affiliates lease any portions of Building One or other projects owned by Landlord or its
affiliates in the same geographic area, before reletting all or any portion of the Premises; and (iii) any failure to mitigate as described herein with respect to any period of time shall only reduce the Rent and other amounts to which Landlord is
entitled hereunder by the reasonable rental value of the Premises during such period. In recognition that the value of the Project depends on the rental rates and terms of leases therein, Landlord’s rejection of a prospective replacement tenant
based on an offer of rentals below Landlord’s prevailing rates for new leases of comparable space at the Project at the time in question, or at Landlord’s option, below the rates provided in this Lease, or containing terms less favorable
than those contained herein, shall not give rise to a claim by Tenant that Landlord failed to mitigate Landlord’s damages. 
  
 15.04 Landlord’s Right To Continue Lease Upon Tenant Default. Upon the occurrence of an Event of Default, if Landlord does not elect to
terminate this Lease as provided in Section 15.02 above, Landlord may from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease. Without limiting the foregoing, Landlord may continue this Lease in
effect after Tenant’s default and abandonment and recover Rent as it becomes due and/or terminate Tenant’s right to possession of the Premises. In the event Landlord re-lets the Premises, to the fullest extent permitted by law, the
proceeds of any reletting reasonably applicable to the remaining term of this Lease shall be applied first to pay to Landlord all costs and expenses of such reletting (including without limitation, costs and expenses of retaking or repossessing the
Premises, removing persons and property therefrom, securing new tenants, including expenses for redecoration, alterations and other costs in connection with preparing the Premises for the new tenant, and if Landlord shall maintain and operate the
Premises, the costs thereof) and receivers’ fees incurred in connection with the appointment of and performance by a receiver to protect the Premises and Landlord’s interest under this Lease and any necessary or commercially reasonable
alterations; second, to the payment of any indebtedness of Tenant to Landlord other than Rent due and unpaid hereunder; third, to the payment of Rent due and unpaid hereunder; and the residue, if any, shall be held by Landlord and applied in payment
of other or future obligations of Tenant to Landlord as the same may become due and payable, and Tenant shall not be entitled to receive any portion of such revenue. If, in connection with any reletting, the new lease term extends beyond the Term,
or the premises covered thereby include other premises not part of the Premises, Landlord, in its good faith judgement, shall make a fair apportionment of the rent received from such reletting and the expenses incurred in connection therewith in
determining the net proceeds from such reletting. 
  
 15.05
Right of Landlord to Perform. All covenants and agreements to be performed by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense. If Tenant shall fail to pay any sum of money, other than its
monthly rental obligation, required to be paid by it hereunder or shall fail to perform any other act on its part to be performed hereunder within the applicable cure periods provided herein, Landlord may, but shall not be obligated to, make any
payment or perform any such other act on Tenant’s part to be made or performed, without waiving or releasing Tenant of its obligations under this Lease. Any sums so paid by Landlord and all necessary incidental costs, together 

 with interest thereon at the Interest Rate, shall be payable to Landlord as additional rent on demand and Landlord shall
have the same rights and remedies in the event of nonpayment as in the case of default by Tenant in the payment of Rent except as otherwise specifically provided herein. 
  
 15.06 No Punitive Damages. In no event shall Landlord or Tenant be liable to the other for punitive damages,
lost profits, business interruption, or speculative damages. 
  
 15.07 Non-Waiver. Nothing in this Article shall be deemed to affect Landlord’s rights to indemnification for liability or liabilities arising prior to termination of this Lease or Tenant’s right to possession of the
Premises for personal injury or property damages under the indemnification clause or clauses contained in this Lease. No acceptance by Landlord of a lesser sum than the Rent then due shall be deemed to be other than on account of the earliest
installment of such rent due, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to
Landlord’s right to recover the balance of such installment or pursue any other remedy in the Lease or at law or in equity provided. The delivery of keys to any employee of Landlord or to Landlord’s agent or any employee of either shall
not operate as a termination of this Lease or a surrender of the Premises. 
  
 15.08 Cumulative Remedies. The specific remedies to which Landlord may resort under the terms of the Lease are cumulative and are not intended to be exclusive of any other remedies or means of redress to
which it may be lawfully entitled in case of any breach or threatened breach by Tenant of any provisions of the Lease. In addition to the other remedies provided in the Lease, including the right to terminate this Lease or to terminate Tenant’s
right of possession of the Premises and reenter and repossess the Premises and remove all persons and property from the Premises without terminating this Lease as provided in Section 15.02, Landlord shall be entitled to a restraint by injunction of
the violation of any of the terms, covenants, or conditions of the Lease or to a decree compelling specific performance of any such terms, covenants, or conditions. 
  
 15.09 Default by Landlord. Landlord’s failure to perform or observe any of its obligations under this
Lease shall constitute a default by Landlord under this Lease only if such failure shall continue for a period of thirty (30) days (or the additional time, if any, that is reasonably necessary to promptly and diligently cure the failure provided
that the failure to pay any sums owing by Landlord shall not be subject to additional time) after Landlord receives written notice from Tenant specifying the default. The notice shall give in reasonable detail the nature and extent of the failure
and shall identify the Lease provision(s) containing the obligation(s). If Landlord shall default in the performance of any of its obligations under this Lease (after notice and opportunity to cure as provided herein), Tenant may pursue any remedies
available to it under the law and this Lease. In recognition that Landlord must receive timely payments of Rent and operate the Project, Tenant shall have no right of self-help to perform repairs or any other obligation of Landlord, and shall have
no right to withhold, set-off, or abate Rent except as otherwise expressly provided herein. 
  
 15.10 Lock Box. If Landlord shall direct Tenant to pay Base Rent or additional rent in respect of Rent Adjustments (or both, as the case may be) to a “lockbox” or other depository whereby
payments issued in payment of Base Rent or additional rent (or both, as the case may be) are initially cashed or deposited by a person or entity other than Landlord (albeit on Landlord’s authority), then, for any and all purposes under this
Lease: (i) Landlord shall not be deemed to have accepted such payment until fifteen (15) business days after the date on which Landlord shall have actually received such funds; and (ii) Landlord shall be deemed to have accepted such payment if (and
only if) within said fifteen (15) business day period, Landlord shall not have returned (or attempted to return) such payment to Tenant. Nothing contained in the immediately preceding sentence shall be construed to place Tenant in default of
Tenant’s obligation to pay Rent if and for so long as Tenant shall timely pay the Rent required pursuant to this Lease in the manner designated by Landlord. 

 ARTICLE XVI — ATTORNEYS’ FEES; COSTS OF SUIT 
  
 16.01 Attorneys Fees. If either Landlord or Tenant shall
commence any action or other proceeding against the other arising out of, or relating to, this Lease or the Premises, the prevailing party shall be entitled to recover from the losing party, in addition to any other relief, its reasonable
attorneys’ fees actually incurred irrespective of whether or not the action or other proceeding is prosecuted to judgment and irrespective of any court schedule of reasonable attorneys’ fees. In addition, Tenant or Landlord shall reimburse
the other party, upon demand, for all reasonable attorneys’ fees incurred in collecting Rent, resolving any actual default by the other party, securing indemnification as provided in Article X and Sections 23.01 and 25.01 herein or otherwise
seeking enforcement against Tenant, its subtenants and assigns, or Landlord of such party’s obligations under this Lease. 
  
 ARTICLE XVII — SUBORDINATION AND ATTORNMENT 
  
 17.01 Subordination. Subject to execution by Landlord, Tenant and the holder of the interest in question of an SNDA (as hereinafter defined)
in the form described below, this Lease, and the rights of Tenant hereunder, will be subject and subordinate to the interest of (i) all future ground leases and master leases of all or any part of the Project; (ii) existing or future mortgages and
deeds of trust encumbering all or any part of the Project; (iii) all past and future advances made under any such mortgages or deeds of trust; and (iv) all renewals, modifications, replacements and extensions of any such ground leases, master
leases, mortgages and deeds of trust; provided, however, that any lessor under any such ground lease or master lease or any mortgagee or beneficiary under any such mortgage or deed of trust (any such lessor, mortgagee or beneficiary is herein
referred to as a “Mortgagee”) shall have the right to elect, by written notice given to Tenant, to have this Lease made superior in whole or in part to any such ground lease, master lease, mortgage or deed of trust (or subject and
subordinate to such ground lease, master lease, mortgage or deed of trust but superior to any junior mortgage or junior deed of trust). Within ten (10) business days of demand, Tenant shall execute, acknowledge and deliver any instruments confirming
the subordination and/or attornment herein provided for so long as such instrument is consistent with this Lease and the subordination, nondisturbance and attornment agreement attached hereto as Exhibit H with such modifications as any
Mortgagee may reasonably request (the “SNDA”). Landlord and Tenant agree to execute a SNDA with the existing Mortgagee contemporaneously with the execution of this Lease. In addition, Tenant’s agreement to subordinate to any
future mortgage, deed of trust or ground lease shall be subject to the execution and delivery of a document substantially the same as the SNDA. Landlord represents and warrants that the only Mortgagee existing as of the Commencement Date is MONY
Life Insurance Company. 
  
 17.02 Attornment.
If the interests of Landlord under the Lease shall be transferred to any superior Mortgagee or other purchaser or person taking title to the Project by reason of the termination of any superior lease or the foreclosure of any superior mortgage or
deed of trust, Tenant shall be bound to such Successor Landlord under all of the terms, covenants and conditions of the Lease for the balance of the term thereof remaining and any extensions or renewals thereof which may be effected in accordance
with any option therefor in the Lease, with the same force and effect as if Successor Landlord were the landlord under the Lease, subject to the terms of the executed SNDA entered into by the parties and Tenant shall attorn to and recognize as
Tenant’s landlord under this Lease such Successor Landlord, as its landlord, said attornment to be effective and self-operative without the execution of any further instruments upon Successor Landlord’s succeeding to the interest of
Landlord under the Lease. Tenant shall, with ten (10) business days of demand, execute any documents reasonably requested by any such successor Landlord to evidence the attornment described in this Section 17.02. 

 17.03 Mortgagee Protection. Tenant agrees to give any Mortgagee, by registered or certified
mail, a copy of any notice of default served upon Landlord by Tenant, provided that prior to such notice Tenant has been notified in writing (by way of service on Tenant of a copy of Assignment of Rents and Leases, or otherwise) of the address of
such Mortgagee (hereafter the “Notified Party”). Tenant further agrees that if Landlord shall have failed to cure such default within thirty (30) days after such notice to Landlord (or if such default cannot be cured or corrected
within that time, then such additional time as may be necessary if Landlord has commenced within such thirty (30) days and is diligently pursuing the remedies or steps necessary to cure or correct such default), then the Notified Party shall have an
additional thirty (30) days within which to cure or correct such default (or if such default cannot be cured or corrected within that time, then such additional time as may be necessary if the Notified Party has commenced within such thirty (30)
days and is diligently pursuing the remedies or steps necessary to cure or correct such default) but in no event more than ninety (90) days to cure such default. Until the time allowed, as aforesaid, for the Notified Party to cure such default has
expired without cure, Tenant shall have no right to, and shall not, terminate this Lease on account of Landlord’s default. 
  
 ARTICLE XVIII — QUIET ENJOYMENT 
  
 18.01 Provided that no Event of Default exists, Tenant shall have and peaceably enjoy the Premises during the Lease Term free and clear of claims by or
through Landlord, subject to all of the terms, covenants and conditions contained in this Lease. 
  
 ARTICLE XIX — RULES AND REGULATIONS 
  
 19.01 The Rules and Regulations attached hereto as Exhibit D are hereby incorporated by reference herein and made a part hereof. Tenant
shall abide by, and faithfully observe and comply with the Rules and Regulations and any reasonable and non-discriminatory amendments, modifications and/or additions thereto as may hereafter be adopted and published by written notice to tenants by
Landlord for the safety, care, security, good order and/or cleanliness of the Project. In the event of a conflict between the provisions of this Lease and the Rules and Regulations, the provisions of this Lease shall control. 
  
 ARTICLE XX — ESTOPPEL CERTIFICATES 
  
 20.01 Tenant agrees at any time and from time to time upon not less than ten
(10) days’ prior written notice from Landlord to execute, acknowledge and deliver to Landlord a statement in writing addressed and certifying to Landlord, to any current or prospective Mortgagee or any assignee thereof, to any prospective
purchaser of the land, improvements or both comprising the Project, and to any other party designated by Landlord, that this Lease is unmodified and in full force and effect (of if there have been modifications, that the same is in full force and
effect as modified and stating the modifications); that Tenant has accepted possession of the Premises, which are acceptable in all respects, and that any improvements required by the terms of this Lease to be made by Landlord have been completed to
the satisfaction of Tenant; that Tenant is in full occupancy of the Premises; that no Base Rent or Rent Adjustments has been paid more than thirty (30) days in advance; that the first or current month’s Rent has been paid; that Tenant is
entitled to no free rent or other concessions except as stated in this Lease; that Tenant has not been notified of any previous assignment of Landlord’s or any predecessor landlord’s interest under this Lease; the dates to which Base Rent,
additional rental and other charges have been 

 paid; that Tenant, as of the date of such certificate, has no charge, lien or claim of setoff under this Lease or
otherwise against Base Rent, additional rental or other charges due or to become due under this Lease; that Landlord is not in default in performance of any term, covenant, or condition contained in this Lease; or any other matter relating to this
Lease or the Premises or, if so, specifying each such default. Any such statement delivered pursuant to this Section may be relied upon by Landlord or any Mortgagee, or prospective purchaser and such statement, may so specifically state and; such
other matters as the requesting party may reasonably request. 
  
 ARTICLE XXI — ENTRY BY LANDLORD 
  
 21.01 Landlord may enter the Premises at all reasonable times after reasonable notice and observance of Tenant’s security parameters or procedures, including without limitation identification, sign in and escorting (except in the event
of a perceived emergency) to: inspect the same; exhibit the same to prospective purchasers or Mortgagees or, during the last twelve months of the Term or at any time after Landlord’s receipt of a Cancellation Notice, to tenants; determine
whether Tenant is complying with all of its obligations under this Lease; supply janitorial and other services to be provided by Landlord to Tenant under this Lease; post notices of non-responsibility; and make repairs or improvements in or to the
Project or the Premises; provided, however, that all such work shall be done as promptly as reasonably possible and so as to minimize interference to Tenant. Notwithstanding anything to the contrary set forth above, Tenant reserves the right to
restrict janitorial access to various portions of the Premises and, in such event, Landlord shall have no obligation to provide janitorial services to such portions of the Premises. Tenant hereby waives any claim for damages for any injury or
inconvenience to, or interference with, Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises or any other loss occasioned by such entry, except for claims of gross negligence or willful misconduct by Landlord. Landlord
shall at all times have and retain a key with which to unlock all of the doors in, on or about the Premises (excluding Tenant’s vaults, safes and similar areas designated by Tenant in writing in advance), and Landlord shall have the right in a
perceived emergency to use any and all means by which Landlord may deem proper to open such doors to obtain entry to the Premises, and any entry to the Premises obtained by Landlord by any such means, or otherwise, shall not under any circumstances
be deemed or construed to be a forcible or unlawful entry into or a detainer of the Premises or an eviction, actual or constructive, of Tenant from any part of the Premises. Such entry by Landlord shall not act as a termination of Tenant’s
duties under this Lease. 
  
 ARTICLE XXII —
LANDLORD’S LEASE UNDERTAKINGS-EXCULPATION FROM 
 PERSONAL LIABILITY; TRANSFER OF LANDLORD’S INTEREST

  
 22.01 Landlord’s Lease
Undertakings. Notwithstanding anything to the contrary contained in this Lease or in any exhibits, riders or addenda hereto attached (collectively the “Lease Documents”), it is expressly understood and agreed by and between
the parties hereto: (a) the recourse of Tenant or its successors or assigns against Landlord with respect to the alleged breach by or on the part of Landlord of any representation, warranty, covenant, undertaking or agreement contained in any of the
Lease Documents or otherwise arising out of Tenant’s use of the Premises or the Project (collectively, “Landlord’s Lease Undertakings”) shall extend only to Landlord’s interest in the Project and the rent and other
income derived therefrom (collectively, “Landlord’s Real Estate”) and not to any other assets of Landlord or its members, partners or shareholders; and (b) except to the extent of Landlord’s interest in Landlord’s
Real Estate, no personal liability or personal responsibility of any sort with respect to any of Landlord’s Lease Undertakings or any alleged breach thereof is assumed by, or shall at any time be asserted or enforceable against, Landlord or
against any of its directors, officers, employees, agents, partners, managers, members or representatives. The provision contained in the foregoing sentence is not 

 intended to, and shall not, limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord
or Landlord’s successors in interest or any suit or action in connection with enforcement of rights hereunder or arising herefrom. 
  
 22.02 Transfer of Landlord’s Interest. In the event of any transfer of Landlord’s interest in the Project, Landlord shall be
automatically freed and relieved from all applicable liability with respect to performance of any covenant or obligation on the part of Landlord, provided any security deposits or advance rents held by Landlord are turned over to the grantee, it
being intended hereby that the covenants and obligations contained in this Lease on the part of Landlord shall, subject to all the provisions of this Article XXII, be binding on Landlord, its successors and assigns, only during their respective
periods of ownership. 
  
 ARTICLE XXIII – HOLDOVER
TENANCY 
  
 23.01 Holdover Tenancy. If
Tenant holds possession of the Premises after the expiration or termination of the Lease Term, by lapse of time or otherwise, Tenant shall become a tenant at sufferance upon all of the terms contained herein, except as to Lease Term and Base Rent
and Rent Adjustments. During such holdover period, Tenant shall pay to Landlord a monthly rental equivalent to [***] of the Base Rent and Rent Adjustments payable by Tenant to Landlord with respect to the last month of the Lease Term for the
first three (3) months of such holdover and thereafter, [***] of the Base Rent and Rent Adjustments payable by Tenant to Landlord with respect to the last month of the Lease Term for each month. The monthly rent payable for such holdover
period shall in no event be construed as a penalty or as liquidated damages for such retention of possession. Without limiting the foregoing, Tenant hereby agrees to indemnify, defend and hold harmless Landlord and Landlord’s agents and
employees, from and against any and all claims, liabilities, actions, losses, damages and expenses (including, without limitation, court costs and reasonable attorneys’ fees) asserted against or sustained by any such party and arising from or
by reason of such retention of possession, which obligations shall survive the expiration or termination of the Lease Term. 
  
 ARTICLE XXIV — NOTICES 
  
 24.01 All notices which Landlord or Tenant may be required, or may desire, to serve on the other may be served, as an alternative to personal service,
either by US postal service via registered or certified mail, postage prepaid or by nationally recognized overnight air courier service, addressed to Landlord at the address for Landlord set forth in Section 1.41 above and to Tenant at the address
for Tenant set forth in Section 1.77 above, or addressed to such other address or addresses as either Landlord or Tenant may from time to time designate to the other in writing. Any notice shall be deemed to have been served either: (a) at the time
the same was posted if sent via US postal service; (b) on the first business day after deposit with an overnight air courier service with instructions to deliver on the next business day; or (c) on the date of actual delivery if personally served.
If a party refuses to accept a notice, the notice will be deemed to have been delivered on the date tendered, but rejected. If a notice is sent via U.S. mail or overnight courier service and that service has a labor strike or work stoppage or
catastrophic event during the period that such notice is in their possession then such notice or demand shall not be deemed received until actual delivery. 

 ARTICLE XXV — BROKERS 
  
 25.01 The parties recognize as the brokers who procured this Lease the firm(s) specified in Sections 1.42 and 1.78 and agree
that Landlord shall be solely responsible for the payment of a brokerage commission to said brokers in accordance with separate agreements executed with such brokers. If Tenant has dealt with any other person or real estate broker in respect to
leasing, subleasing or renting space in the Project, Tenant shall be solely responsible for the payment of any fee due said person or firm and Tenant shall protect, indemnify, hold harmless and defend Landlord from any liability in respect thereto.

  
 ARTICLE XXVI — ELECTRONIC SERVICES

  
 26.01 Tenant’s Lines. Tenant may, in a
manner consistent with the provisions and requirements of this Lease, install, maintain, replace, remove or use any communications or computer or other electronic service wires, cables and related devices (collectively the “Lines”)
at the Project in or serving the Premises, provided: (a) Tenant shall obtain Landlord’s prior written consent, which consent may be conditioned as reasonably required by Landlord, (b) if Tenant at any time uses any equipment that may create an
electromagnetic field exceeding the normal insulation ratings of ordinary twisted pair riser cable or cause radiation higher than normal background radiation, the Lines therefor (including riser cables) shall be appropriately insulated to prevent
such excessive electromagnetic fields or radiation from affecting other tenant’s usage of the Lines, and (c) Tenant shall pay all costs in connection therewith. Tenant shall not, without the prior written consent of Landlord, which consent
shall not be unreasonably withheld, delayed or conditioned, in each instance, grant to any third party a security interest or lien in or on the Lines, and any such security interest or lien granted without Landlord’s written consent shall be
null and void. 
  
 26.02 Limitation of Landlord’s
Responsibility. Tenant acknowledges and agrees that all Electronic Services desired by Tenant shall be ordered and utilized at the sole expense of Tenant. Subject to Landlord’s consent in writing (which consent shall not be unreasonably
withheld, delayed or conditioned), Landlord shall allow Tenant to install Tenant’s Electronic Services equipment in any electrical, mechanical and telecom rooms located in Building Two in accordance with rules and regulations adopted by
Landlord from time to time. Unless otherwise specifically agreed to in writing, Landlord shall have no responsibility for the maintenance of Tenant’s Electronic Services equipment, including Lines; nor for any Lines or other infrastructure to
which Tenant’s Electronic Services equipment may be connected. Tenant agrees that, to the extent any Electronic Services are interrupted, curtailed or discontinued, other than to make the location of such Lines available to Tenant’s
Electronic Services Provider for repair or replacement, Landlord shall have no obligation or liability with respect thereto and it shall be the sole obligation of Tenant at its own expense to obtain substitute service. 
  
 26.03 Necessary Service Interruptions. Landlord shall
have the right, upon seventy-two hours’ prior notice to Tenant’s corporate facilities manager, to interrupt or turn off Electronic Services facilities in the event of emergency or as reasonably necessary in connection with maintenance,
repairs or construction at the Project or installation of Electronic Services equipment for the Project or on account of violation by the Electronic Services Provider or owner of the Electronic Services equipment of any obligation to Landlord.

  
 26.04 Removal of Equipment, Wiring and Other
Facilities. Any and all Electronic Services equipment installed in the Tenant’s Premises or elsewhere in Building Two by or on behalf of Tenant, including Lines, or other facilities for Electronic Services reception or transmittal,
shall be removed prior to the expiration or earlier termination of the Lease Term, by Tenant at its sole cost or, at Landlord’s 

 election, by Landlord at Tenant’s sole cost, with the cost thereof to be paid as additional rent. Landlord shall
have the right, however, upon written notice to Tenant given no later than thirty (30) days prior to the expiration or earlier termination of the Lease Term (except that the notice period shall extend to thirty (30) days beyond the date of
termination of the Lease if it is terminated by either party due to a default by the other), to require Tenant to abandon and leave in place, without additional payment to Tenant or credit against Rent, any or all Electronic Services Lines and
related infrastructure, or selected components thereof, whether located in the Tenant’s Premises or elsewhere in the Project. 
  
 26.05 Rooftop Installations. Tenant shall have the right to install antennas or other rooftop communication installations (“Rooftop
Installations”) which are reasonably necessary for Tenant’s operations in the Premises upon receiving Landlord’s prior written approval as to the plans and specifications and manner of installation which approval shall not be
unreasonably withheld, delayed or conditioned. All approved Rooftop Installations shall be installed (i) in accordance with approved plans by contractors approved by Landlord in its reasonable discretion and in a manner which will not void any
rooftop warranty; (ii) in accordance with Applicable Laws and any recorded encumbrances affecting the Property; and (iii) in a manner consistent with First Class Building Standards which shall include, if reasonably required by Landlord, screening
such Rooftop Installations. In no event shall Tenant be entitled to lease space on the rooftop to third parties or to install Rooftop Installations which will not be utilized in connection with Tenant’s operations at the Premises. Landlord
reserves the right to utilize the rooftop for purposes not inconsistent with Tenant’s Rooftop Installations. At Landlord’s option, Tenant shall remove any or all of the Rooftop Installations from the Project upon the expiration or
termination of the Lease Term and repair any damage caused by such removal utilizing contractors approved by Landlord in Landlord’s sole discretion. 
  
 ARTICLE XXVII — MISCELLANEOUS 
  
 27.01 Entire Agreement. This Lease contains all of the agreements and understandings relating to the leasing of the Premises and the
obligations of Landlord and Tenant in connection with such leasing. Landlord has not made, and Tenant is not relying upon, any warranties, or representations, promises or statements made by Landlord or any agent of Landlord, except as expressly set
forth herein. This Lease supersedes any and all prior agreements and understandings between Landlord and Tenant and alone expresses the agreement of the parties. 
  
 27.02 Amendments. This Lease shall not be amended, changed or modified in any way unless in writing executed
by Landlord and Tenant. Neither Landlord nor Tenant shall have waived or released any of its rights hereunder unless in writing and executed by the party against whom such waiver is sought. 
  
 27.03 Successors. Except as expressly provided herein, this
Lease and the obligations of Landlord and Tenant contained herein shall bind and benefit the successors and permitted assigns of the parties hereto. 
  
 27.04 Force Majeure. Landlord or Tenant shall incur no liability to the other party with respect to, and shall not be responsible for any
failure to perform, any of said party’s obligations hereunder if such failure is caused by any circumstance beyond the control of Landlord or Tenant, as applicable, including, but not limited to, strike, labor trouble, governmental rule,
regulations, ordinance, statute or interpretation, or by fire, earthquake, civil commotion, or failure or disruption of utility services. The amount of time for Landlord or Tenant to perform any of its obligations shall be extended by the amount of
time Landlord or Tenant is delayed in performing such obligation by reason of any force majeure occurrence whether similar to or different from the foregoing types of occurrences. Nothing in this Section 27.04 shall operate to extend or delay
Tenant’s obligation to pay Base Rent, Rent Adjustments, or any additional rent payable hereunder or to extend the Rent Commencement Date or the Expiration Date. 

 27.05 Survival of Obligations. Any obligations of Tenant or Landlord accruing prior to the
expiration of the Lease, including indemnification provisions and waivers of subrogation, shall survive the expiration or earlier termination of the Lease, and Tenant or Landlord, as the case may be, shall promptly perform all such obligations
whether or not this Lease has expired or been terminated. 
  
 27.06 Light and Air. No diminution of any light, air or view by any structure now or hereafter erected shall in any manner affect this Lease or the obligations of Tenant hereunder, or increase any of the obligations of
Landlord hereunder. 
  
 27.07 Governing Law. This
Lease shall be governed by, and construed in accordance with, the laws of the State of Colorado, without reference to the conflicts of law provisions thereof. 
  

27.08 Severability. In the event any provision of this Lease is found to be unenforceable, the remainder of this Lease shall not be
affected, and any provision found to be invalid shall be enforceable to the extent permitted by law. The parties agree that in the event two different interpretations may be given to any provision hereunder, one of which will render the provision
unenforceable, and one of which will render the provision enforceable, the interpretation rendering the provision enforceable shall be adopted. 
  
 27.09 Captions. All captions, headings, titles, numerical references and highlighting are for convenience only and shall have no effect on
the interpretation of this Lease. 
  
 27.10
Interpretation. Tenant acknowledges that it has read and reviewed this Lease and that it has had the opportunity to confer with counsel in the negotiation of this Lease. Accordingly, this Lease shall be construed neither for nor
against Landlord or Tenant, but shall be given a fair and reasonable interpretation in accordance with the meaning of its terms and the intent of the parties. 
  

27.11 Independent Covenants. Each covenant, agreement, obligation or other provision of this Lease to be performed hereunder by Tenant
are separate and independent covenants of Tenant, and not dependent on any other provision of the Lease. 
  
 27.12 Number and Gender. All terms and words used in this Lease, regardless of the number or gender in which they are used, shall be deemed
to include the appropriate number and gender, as the context may require. 
  
 27.13 Time is of the Essence. Time is of the essence of this Lease and the performance of all obligations hereunder. 
  
 27.14 Exhibits. Exhibit A through Exhibit H and Addendum 1 through
Addendum 5 are incorporated into this Lease by reference and made a part hereof. 
  
 27.15 Offer to Lease. The submission of this Lease to Tenant or its broker or other agent, does not constitute an offer to Tenant to lease the Premises. This Lease shall have no force and effect until
(a) it is executed and delivered by Tenant to Landlord and (b) it is fully reviewed and executed by Landlord and delivered to Tenant. 
  
 27.16 No Counterclaim; Choice of Venue. It is mutually agreed that in the event Landlord commences any summary proceeding for non-payment of
Rent, Tenant will not interpose any counterclaim of whatever nature or description in any such proceeding. In addition, Tenant hereby 

 submits to local jurisdiction in the State of Colorado and agrees that any action by Tenant against Landlord shall be
instituted in the State of Colorado and that Landlord shall have personal jurisdiction over Tenant for any action brought by Landlord against Tenant in the State of Colorado. 
  
 27.17 Choice of Venue. Tenant and Landlord hereby submit to local jurisdiction in Broomfield County, State of
Colorado and agree that any action by Tenant or Landlord shall be instituted in the State of Colorado and that each party shall have personal jurisdiction over the other for any action brought in the State of Colorado. 
  
 27.18 Rights Reserved by Landlord. Landlord reserves the
following rights exercisable without notice (except as otherwise expressly provided to the contrary in this Lease) and without being deemed an eviction or disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for
set-off or abatement of Rent: (i) to close the Project after normal business hours, except that Tenant and its employees and invitees shall be entitled to admission at all times under such rules and regulations as Landlord prescribes for security
purposes; (ii) to install, operate and maintain security systems which monitor, by close circuit television or otherwise, all persons entering or leaving the Project; and (iii) to retain at all times master keys or pass keys to the Premises.

  
 27.19 Authority. Tenant warrants that all
consents or approvals required of third parties for the execution, delivery and performance of this Lease have been obtained and that Tenant has the right and authority to enter into and perform its covenants contained in this Lease. 
  
 27.20 Financial Statements. Tenant shall within fifteen
(15) days after request, but not more often than twice in a calendar year, deliver to Landlord its most recent quarterly and annual financial statement, including balance sheet, income statement and statement of cash flow. Such financial statement
shall be audited if an audited financial statement exists, and if unaudited shall be certified by Tenant’s president or chief financial officer to be in accordance with generally accepted accounting principles. Once fully executed, Tenant shall
reserve the right to record and disclose Lease Documents as appropriate in order to comply with U.S. Securities and Exchange Commission regulations. 
  
 27.21 Memorandum of Lease. Neither Landlord nor Tenant shall record this Lease; however, either party will, upon the written request
of the other party, execute a short form lease (“Memorandum of Lease”) regarding this Lease, in a form suitable for recording in the county real estate records and otherwise reasonably acceptable to the parties. The party requesting the
execution of such Memorandum of Lease will bear all costs of the Memorandum of Lease, including any recording fees. Upon the execution of an amendment to this Lease and the written request of either party, the parties shall execute a corresponding
amendment to the Memorandum of Lease. Upon the expiration or termination of this Lease, Tenant shall execute and deliver to Landlord a written acknowledgement in recordable form confirming that the Lease is no longer in effect. 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first above
written. 
  

											
	LANDLORD:	 	 TENANT:

		
	 RIDGE PARKWAY ASSOCIATES, LLC,
 a
Delaware limited liability company
	 	 McDATA CORPORATION, a Delaware
 corporation

			
	 By: Alliance Commercial Holdings III, LLC,
 a
Colorado limited liability company, its
 Manager
  
	 	 By:
  
  
	 	 /s/ JOHN KELLEY

						
	 	 	 	 	 	 	 	 	Name:	 	 JOHN KELLEY

	 	 	 	 	 	 	 	 	Title:	 	 CEO and President

	 	 	 	 	 By: Alliance Commercial Partners, L.L.C., a
 Colorado limited liability company, its
 Managing member
	 	 	 	 	 	 
				
	 By:
  
  
	 	 /s/ LARRY A. LANCE

	 	By:	 	 /s/ TOM MCGIMPSEY

	 	 	 Name:
	 	 LARRY A. LANCE

	 	 	 	Name:	 	 TOM MCGIMPSEY

	 	 	Title:	 	Member	 	 	 	Title:	 	 VICE PRESIDENT

  
 M1:1107411.10

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