Document:

EX-10.17

 Exhibit 10.17 
  

 
 AMENDED AND RESTATED LEASE
AGREEMENT 
 (Port 101) 

DATED AS OF DECEMBER 31, 2013 

BETWEEN 
 BTMU
CAPITAL LEASING & FINANCE, INC., 
 AS LESSOR, 

AND 
 LAM
RESEARCH CORPORATION, 
 AS LESSEE 

 
  

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
		
	 ARTICLE I DEFINITIONS
	  	 	1	  
	 ARTICLE II LEASE OF LEASED PROPERTY; LEASE TERM
	  	 	2	  
	 SECTION 2.1.
	  	 Acceptance and Lease
	  	 	2	  
	 SECTION 2.2.
	  	 Lease Term
	  	 	2	  
	 ARTICLE III TAXES
	  	 	2	  
	 SECTION 3.1.
	  	 Impositions
	  	 	2	  
	 SECTION 3.2.
	  	 Contests
	  	 	3	  
	 ARTICLE IV RENT
	  	 	3	  
	 SECTION 4.1.
	  	 Rental Payments
	  	 	3	  
	 SECTION 4.2.
	  	 Supplemental Rent
	  	 	3	  
	 SECTION 4.3.
	  	 Method and Amount of Payment
	  	 	3	  
	 SECTION 4.4.
	  	 Late Payment
	  	 	3	  
	 ARTICLE V NET LEASE
	  	 	4	  
	 ARTICLE VI UTILITY CHARGES
	  	 	5	  
	 ARTICLE VII CONDITION AND USE OF LEASED PROPERTY
	  	 	6	  
	 ARTICLE VIII LIENS; EASEMENTS
	  	 	6	  
	 SECTION 8.1.
	  	 Liens
	  	 	6	  
	 SECTION 8.2.
	  	 Easements
	  	 	7	  
	 ARTICLE IX MAINTENANCE AND REPAIR; ALTERATIONS AND ADDITIONS
	  	 	8	  
	 SECTION 9.1.
	  	 Maintenance and Repair; Compliance With Law
	  	 	8	  
	 SECTION 9.2.
	  	 Improvements and Alterations
	  	 	8	  
	 SECTION 9.3.
	  	 Alterations Subject to Lease
	  	 	9	  
	 SECTION 9.4.
	  	 Maintenance and Repair Reports
	  	 	10	  
	 SECTION 9.5.
	  	 Permitted Contests
	  	 	10	  
	 ARTICLE X USE
	  	 	11	  
	 SECTION 10.1.
	  	 Use
	  	 	11	  
	 SECTION 10.2.
	  	 Trade Compliance
	  	 	11	  
	 ARTICLE XI INSURANCE
	  	 	11	  
	 SECTION 11.1.
	  	 Required Coverages
	  	 	11	  
	 SECTION 11.2.
	  	 Delivery of Insurance Certificates
	  	 	13	  

  
 i 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	  	 	  	Page	 
		
	 ARTICLE XII ASSIGNMENT AND SUBLEASING
	  	 	14	  
	 ARTICLE XIII LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE
	  	 	15	  
	 SECTION 13.1.
	  	 Event of Loss
	  	 	15	  
	 SECTION 13.2.
	  	 Condemnation
	  	 	16	  
	 SECTION 13.3.
	  	 Casualty
	  	 	16	  
	 SECTION 13.4.
	  	 Proceeds
	  	 	17	  
	 SECTION 13.5.
	  	 Negotiations
	  	 	17	  
	 SECTION 13.6.
	  	 No Rent Abatement
	  	 	17	  
	 ARTICLE XIV CERTAIN DUTIES AND RESPONSIBILITIES
	  	 	17	  
	 ARTICLE XV INSPECTION
	  	 	18	  
	 ARTICLE XVI ENVIRONMENTAL MATTERS
	  	 	18	  
	 SECTION 16.1.
	  	 Environmental Matters
	  	 	18	  
	 SECTION 16.2.
	  	 Notice of Environmental Matters
	  	 	19	  
	 ARTICLE XVII EVENTS OF DEFAULT
	  	 	19	  
	 ARTICLE XVIII ENFORCEMENT
	  	 	22	  
	 SECTION 18.1.
	  	 Remedies
	  	 	22	  
	 SECTION 18.2.
	  	 Proceeds of Sale; Deficiency
	  	 	26	  
	 SECTION 18.3.
	  	 Waiver of Certain Rights
	  	 	26	  
	 SECTION 18.4.
	  	 Remedies Cumulative; No Waiver; Consents
	  	 	27	  
	 ARTICLE XIX RIGHT TO CURE
	  	 	27	  
	 ARTICLE XX EARLY TERMINATION OPTION; OBLIGATION TO PURCHASE; MID-TERM REMARKETING OPTION
	  	 	27	  
	 SECTION 20.1.
	  	 Early Termination Option
	  	 	27	  
	 SECTION 20.2.
	  	 Required Purchase
	  	 	28	  
	 SECTION 20.3.
	  	 Mid-term Remarketing Option
	  	 	28	  
	 ARTICLE XXI END OF TERM OPTIONS
	  	 	28	  
	 SECTION 21.1.
	  	 End of Term Options
	  	 	28	  
	 SECTION 21.2.
	  	 Election of Options
	  	 	29	  
	 ARTICLE XXII RETURN OPTION
	  	 	29	  
	 SECTION 22.1.
	  	 Return Option Procedures
	  	 	29	  

  
 ii 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	  	 	  	Page	 
			
	 SECTION 22.2.
	  	 Sale
	  	 	31	  
	 SECTION 22.3.
	  	 Application of Sale Proceeds and Recourse Payments
	  	 	32	  
	 SECTION 22.4.
	  	 Failure to Sell Leased Property
	  	 	33	  
	 SECTION 22.5.
	  	 Surrender and Return
	  	 	36	  
	 ARTICLE XXIII MISCELLANEOUS
	  	 	37	  
	 SECTION 23.1.
	  	 Binding Effect; Successors and Assigns; Survival
	  	 	37	  
	 SECTION 23.2.
	  	 Severability
	  	 	37	  
	 SECTION 23.3.
	  	 Notices
	  	 	37	  
	 SECTION 23.4.
	  	 Amendment; Complete Agreements
	  	 	37	  
	 SECTION 23.5.
	  	 Headings
	  	 	38	  
	 SECTION 23.6.
	  	 Original Executed Counterpart
	  	 	38	  
	 SECTION 23.7.
	  	 Governing Law
	  	 	38	  
	 SECTION 23.8.
	  	 No Joint Venture
	  	 	38	  
	 SECTION 23.9.
	  	 No Accord and Satisfaction
	  	 	38	  
	 SECTION 23.10.
	  	 Survival
	  	 	38	  
	 SECTION 23.11.
	  	 Transfer of Leased Property
	  	 	38	  
	 SECTION 23.12.
	  	 Enforcement of Certain Warranties
	  	 	39	  
	 SECTION 23.13.
	  	 Security Interest in Funds
	  	 	39	  
	 SECTION 23.14.
	  	 Submission to Jurisdiction
	  	 	40	  
	 SECTION 23.15.
	  	 Jury Trial
	  	 	40	  
	 SECTION 23.16.
	  	 Payments
	  	 	41	  

  

			
	EXHIBITS	  	
		
	EXHIBIT A	  	Description of Site

  
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 AMENDED AND RESTATED LEASE AGREEMENT 

(Port 101) 

THIS AMENDED AND RESTATED LEASE AGREEMENT (Port 101), dated as of December 31, 2013 (as amended, supplemented, or otherwise modified from
time to time (this “Lease”), is between BTMU CAPITAL LEASING & FINANCE, INC., a Delaware corporation, as Lessor (the “Lessor”) and whose principal offices are
located at 111 Huntington Avenue, Boston, Massachusetts 02199, and LAM RESEARCH CORPORATION, a Delaware corporation, as Lessee (the “Lessee”) and whose principal offices are located at 4300 Cushing
Parkway, Fremont, California 95438. 
 WITNESSETH: 

Lessee and Lessor are entering into this Lease and the Operative Documents. 

A. Subject to the terms and conditions set forth in the Operative Documents, on the Closing Date, Lessor has agreed to acquire
the land described on Exhibit A attached hereto (the “Site”) and the existing improvements thereon (the “Existing Improvements”) and Personal Property used thereon (collectively, the
“Leased Property”) which Leased Property is subject to that certain Lease Agreement (Livermore/Parcel #7), dated as of December 18, 2007 (“Existing Lease Port 101”), between BNP Paribas Leasing
Corporation, a Delaware corporation (the “Existing Lessor”), and the Lessee. 
 B. Existing Lessor has
assigned all of its right, title and interest in and to the Existing Lease Port 101 and the Leased Property to Lessor. 
 C. The Lessee and
the Lessor desire to continue to lease the Leased Property and to amend and restate the Existing Lease in accordance with the terms and conditions set forth below. 

NOW, THEREFORE, in consideration of the mutual agreements herein contained and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties hereto, intending to be legally bound hereby, hereby agree that the Existing Lease is hereby amended and restated in its entirety as follows: 

ARTICLE I 
 DEFINITIONS

 For all purposes hereof, the capitalized terms used herein and not otherwise defined shall have the meanings assigned
thereto in Appendix I to that certain Participation Agreement dated as of even date herewith, between the Lessee and the Lessor (as the same may be amended, modified, restated or supplemented from time to time, the “Participation
Agreement”). 

 ARTICLE II 

LEASE OF LEASED PROPERTY; LEASE TERM 

SECTION 2.1. Acceptance and Lease. 

The Lessor, subject to the satisfaction or waiver of the conditions set forth in Section 3.1 of the Participation Agreement, hereby agrees
to lease all of the Leased Property (the location of which is more particularly described on Exhibit A hereto) to the Lessee hereunder and the Lessee hereby agrees, expressly for the direct benefit of the Lessor, to lease from the Lessor for
the Lease Term, all of the Leased Property. Without limiting the generality of the foregoing, Lessee acknowledges that the leasehold estate conveyed by this Lease and Lessee’s rights hereunder are expressly made subject and subordinate to the
terms and conditions of the matters listed in Schedule B to the Title Policy and all other Permitted Liens, and any other Liens not constituting Lessor Liens. 

Subject to Articles XII and XVIII hereof, the Lessor will not lease nor otherwise make the Leased Property, in whole or in part, available to
any Person other than the Lessee and its permitted successors, assigns and sublessees during the Lease Term, and (without derogating in any way from the Lessor’s rights under Article XV hereof) during the Lease Term the Lessee shall have
unimpeded physical control of the Leased Property notwithstanding the Lessor’s rights to inspect the Leased Property under Article XV. 

SECTION 2.2. Lease Term. 

Unless earlier terminated, the term of this Lease for the Leased Property shall consist of a base lease term (the
“Base Term” or the “Lease Term”) which shall commence on and including the Closing Date (such day, the “Base Term Commencement Date”) and ending on December 31, 2020.

 ARTICLE III 

TAXES 
 SECTION 3.1.
Impositions. 
 During the Lease Term, Lessee agrees to pay prior to delinquency without penalty or interest all Taxes imposed upon
or levied against the Leased Property or any part thereof or interest therein consistent with Section 7.2 of the Participation Agreement. The Site consists of one or more separate tax lots for real property tax assessment purposes. Any Tax
relating to a fiscal period of any taxing Authority falling partially within and partially outside the Lease Term shall be apportioned and adjusted between Lessor and Lessee. Lessee covenants to furnish Lessor, upon Lessor’s request, within
forty-five (45) days after the last date when any Tax must be paid by Lessee, official receipts of the appropriate taxing Authority or other proof reasonably satisfactory to Lessor evidencing the payment thereof. 

  
 2 

 SECTION 3.2. Contests. 

Lessee shall have the right to contest any Tax in accordance with Section 7.2(b) of the Participation Agreement. 

ARTICLE IV 
 RENT

 SECTION 4.1. Rental Payments. 

Commencing on the first Payment Date following the Base Term Commencement Date, the Lessee shall pay to the Lessor Basic Rent, without offset
or deduction, (i) on each Payment Date, (ii) on the Return Date, and (iii) on any date on which this Lease terminates or upon demand following an Event of Default pursuant to Article XVII. 

SECTION 4.2. Supplemental Rent. 

The Lessee shall pay to the Lessor, or to whomever shall be entitled thereto as expressly provided herein or in any other Operative Document
(and the Lessor hereby directs the Lessee, on behalf of the Lessor, to so pay any such other Person), any and all Supplemental Rent promptly as the same shall become due and payable and, in the event of any failure on the part of the Lessee to pay
any Supplemental Rent, the Lessor shall have all rights, powers and remedies provided for herein or by law or in equity or otherwise in the case of nonpayment of Basic Rent. Lessee hereby reaffirms that its obligation to pay Supplemental Rent shall
include the payment of any and all Additional Costs. The expiration or other termination of the Lessee’s obligations to pay Basic Rent hereunder shall not limit or modify the obligations of the Lessee with respect to Supplemental Rent. 

SECTION 4.3. Method and Amount of Payment. 

Basic Rent and Supplemental Rent shall be paid by wire transfer by the Lessee to the Lessor (or, in the case of Supplemental Rent, to such
Person as may be entitled thereto) at such place as the Lessor (or such other Person) shall specify in writing to the Lessee pursuant to Schedule II to the Participation Agreement. Each payment of Rent shall be made by the Lessee prior to 11:00 A.M.
New York time (and payments made after such time shall be deemed to have been made on the next day) at the place of payment in funds consisting of Dollars which shall be immediately available on the scheduled date when such payment shall be due
unless the scheduled date shall not be a Business Day, in which case such payment shall be due and made on the next succeeding Business Day. The provisions of the foregoing sentence of this Section 4.3 shall be applicable only to Basic Rent and
to Supplemental Rent payable to, or on behalf of or for the account of, the Lessor and any other Indemnitee. 
 SECTION 4.4. Late
Payment. 
 If any Basic Rent shall not be paid within three (3) Business Days of the due date applicable thereto, the Lessee
shall pay to the Lessor, or if any Supplemental Rent payable to or on behalf or for the account of the Lessor or other Indemnitee is not paid when due, the Lessee 

  
 3 

 
shall pay to whomever shall be entitled thereto, in each case as Supplemental Rent, interest at the Overdue Rate (to the maximum extent permitted by law) on such overdue amount from and including
the due date thereof (without regard to any applicable grace period) to but excluding the Business Day of payment thereof. 
 ARTICLE V

 NET LEASE 
 This
Lease shall constitute a net lease and, notwithstanding any other provision of this Lease, it is intended that Basic Rent, Supplemental Rent, the Lease Balance and all other amounts due and payable under the Operative Documents shall be paid without
counterclaim, setoff, deduction or defense of any kind and without abatement, suspension, deferment, diminution or reduction of any kind, and the Lessee’s obligation to pay all such amounts throughout the Lease Term is absolute and
unconditional. The obligations and liabilities of the Lessee hereunder shall, to the fullest extent permitted by Applicable Laws, in no way be released, discharged or otherwise affected for any reason (other than the indefeasible payment or
performance in full of such liability or obligation) including: (a) any defect in the condition, merchantability, design, construction, quality or fitness for use of the Leased Property or any portion thereof, or any failure of the Leased
Property or any portion thereof to comply with all Applicable Laws including any inability to occupy or use the Leased Property or any portion thereof by reason of such non-compliance; (b) any damage to, abandonment, loss, contamination of or
Release from or destruction of or any requisition or taking of the Leased Property or any portion thereof including eviction; (c) any restriction, prevention or curtailment of or interference with any use of the Leased Property or any portion
thereof, including eviction; (d) any defect in title to or rights to the Leased Property or any portion thereof or any Lien on such title or rights or on the Leased Property or any portion thereof; (e) any change, waiver, extension,
indulgence or other action or omission or breach in respect of any obligation or liability of or by the Lessor; (f) any bankruptcy, insolvency, reorganization, composition, adjustment, dissolution, liquidation or other like proceedings relating
to the Lessee, the Lessor or any other Person, or any action taken with respect to this Lease by any trustee or receiver of the Lessee, the Lessor or any other Person, or by any court, in any such proceeding; (g) any claim that the Lessee has
or might have against any Person, including the Lessor or any Indemnitee arising from any of the circumstances set forth in this sentence (but will not constitute a waiver of such claim); (h) any failure on the part of the Lessor to perform or
comply with any of the terms of this Lease, any other Operative Document or of any other agreement whether or not related to the Overall Transaction; (i) any invalidity or unenforceability or disaffirmance against or by the Lessee of this Lease
or any provision hereof or any of the other Operative Documents or any provision of any thereof; (j) the impossibility of performance by the Lessee, the Lessor or both; (k) any action by any court, administrative agency or other Authority;
(l) the construction of any Alterations; (m) the failure of the Lessee to achieve any accounting or tax benefits or the characterization of the transaction intended by Section 2.12 of the Participation Agreement; or (n) any other
occurrence whatsoever, whether similar or dissimilar to the foregoing, whether or not the Lessee shall have notice or knowledge of any of the foregoing. Except as specifically set forth in Article XIII or Section 20.1 of this Lease, this Lease
shall be noncancellable by the Lessee for any reason whatsoever and the Lessee, to the fullest extent permitted by Applicable Laws, waives all rights now or hereafter conferred by statute or otherwise to quit, terminate or surrender this

  
 4 

 
Lease, or to any diminution, abatement or reduction of Rent payable by the Lessee hereunder. If for any reason whatsoever this Lease shall be terminated or amended in whole or in part by
operation of law or otherwise, except as expressly provided in Article XIII or Section 20.1 of this Lease, the Lessee shall, unless prohibited by Applicable Laws, pay to the Lessor (or, in the case of Supplemental Rent, to whomever shall be
entitled thereto) a compensation in an amount equal to each Rent payment (including the Lease Balance and any other amount due and payable under any Operative Documents) at the time and in the manner that such payment would have become due and
payable under the terms of this Lease if it had not been terminated or amended in whole or in part. Each payment of Rent including any payment of the Lease Balance and Break Even Price made by the Lessee hereunder shall be final and, absent manifest
error in the computation of the amount thereof, the Lessee shall not seek or have any right to recover all or any part of such payment from the Lessor or any party to any agreements related thereto for any reason whatsoever. Lessee assumes the sole
responsibility for the condition, use, operation, maintenance, and management of the Leased Property and the Lessor shall have no responsibility in respect thereof and shall have no liability for damage to the Leased Property or the property
relating thereto of the Lessee or any subtenant of the Lessee on any account or for any reason whatsoever. Without affecting the Lessee’s obligation to pay Basic Rent, Supplemental Rent, the Lease Balance and all other amounts due and payable
under the Operative Documents or to perform its obligations under the Operative Documents, the Lessee may, notwithstanding any other provision of the Operative Documents (other than Section 8.11 of the Participation Agreement), seek damages of
any kind or any other remedy at law or equity against the Lessor for such willful misconduct or gross negligence or negligence in the handling of funds or for a breach by the Lessor of its obligations under this Lease or the other Operative
Documents. 
 ARTICLE VI 

UTILITY CHARGES 
 During
the Lease Term the Lessee shall pay or cause to be paid all development and improvement charges and all charges for electricity, power, gas, oil, water, telephone, sanitary sewer service and all other rents, utilities or public dues used in or on
the Improvements or the Site during the Lease Term. Lessee shall be entitled to receive any credit or refund with respect to any utility charge or public dues paid by the Lessee and the amount of any credit or refund received by the Lessor on
account of any utility charges paid by the Lessee, net of the costs and expenses reasonably incurred by the Lessor in obtaining such credit or refund, which amount shall be promptly paid over to the Lessee. All charges for utilities imposed or
public dues with respect to the Improvements and the Site for a billing period during which this Lease expires or terminates (except pursuant to Article XX or Section 21.1(a), in which case the Lessee shall be solely responsible for all such
charges) shall be adjusted and prorated on a daily basis between the Lessee and any purchaser of the Leased Property, and each party shall pay or reimburse the other for each party’s pro rata share thereof; provided, that in no event shall the
Lessor have any liability therefor. 

  
 5 

 ARTICLE VII 

CONDITION AND USE OF LEASED PROPERTY 

LESSEE ACKNOWLEDGES AND AGREES THAT IT IS LEASING THE LEASED PROPERTY “AS IS” IN ITS PRESENT CONDITION, SUBJECT TO (A) ANY
RIGHTS OF ANY PARTIES IN POSSESSION THEREOF OR OF THE SITE, (B) THE STATE OF THE TITLE THERETO OR TO THE SITE EXISTING AT THE TIME THE LESSOR ACQUIRED ITS INTEREST IN THE LEASED PROPERTY, (C) ANY STATE OF FACTS WHICH AN ACCURATE SURVEY OR
PHYSICAL INSPECTION MIGHT SHOW (INCLUDING ANY SURVEY DELIVERED ON OR PRIOR TO THE CLOSING DATE), (D) ALL APPLICABLE LAWS, AND (E) ANY VIOLATIONS OF APPLICABLE LAWS WHICH MAY EXIST AT THE COMMENCEMENT OF THE LEASE TERM. LESSEE HAS EXAMINED
THE LEASED PROPERTY AND (INSOFAR AS THE LESSOR IS CONCERNED) HAS FOUND THE SAME TO BE SATISFACTORY. WITHOUT LIMITING THE SPECIFIC REPRESENTATIONS AND WARRANTIES IN ARTICLE IV OF THE PARTICIPATION AGREEMENT, THE LESSOR HAS NOT MADE NOR SHALL BE
DEEMED TO HAVE MADE ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, NOR SHALL BE DEEMED TO HAVE ANY LIABILITY WHATSOEVER AS TO THE TITLE TO THE LEASED PROPERTY OR THE SITE OR TO THE VALUE, MERCHANTABILITY, HABITABILITY, CONDITION, OR FITNESS FOR
USE OF THE LEASED PROPERTY OR THE SITE, OR ANY PART THEREOF, OR ANY OTHER REPRESENTATION OR WARRANTY WHATSOEVER, EXPRESS OR IMPLIED, WITH RESPECT TO THE LEASED PROPERTY OR THE SITE, OR ANY PART THEREOF, AND THE LESSOR SHALL NOT BE LIABLE FOR ANY
LATENT, HIDDEN, OR PATENT DEFECT THEREIN OR THE FAILURE OF THE LEASED PROPERTY OR ANY PORTION THEREOF, TO COMPLY WITH ANY APPLICABLE LAWS, except that the Lessor hereby represents and warrants that as of the date of this Lease, the Leased Property
is free of Lessor Liens. The Lessee, having been afforded full opportunity to inspect the Leased Property, is satisfied with the results of its inspections and is entering into this Lease solely on the basis of the results of its own inspections,
and all risks incident to the matters discussed in the preceding sentence, as between the Lessor, on the one hand, and the Lessee, on the other, are to be borne by the Lessee. The provisions of this Article VII have been negotiated, and, except to
the extent otherwise expressly stated, the foregoing provisions are intended to be a complete exclusion and negation of any representations or warranties by the Lessor, express or implied, with respect to the Leased Property (or any interest
therein) that may arise pursuant to any law now or hereafter in effect or otherwise. 
 ARTICLE VIII 

LIENS; EASEMENTS 

SECTION 8.1. Liens. 

During the Lease Term and subject to Lessee’s right to engage in Permitted Contests in accordance with Section 9.5, the Lessee will
not directly or indirectly create, incur, assume or suffer to exist any Lien (other than Permitted Liens) on or with respect to any portion of the Leased Property or any portion thereof or the Lessor’s interest therein. Lessee, at its own
expense, will promptly pay, satisfy and otherwise take such actions as may be necessary to keep 

  
 6 

 
the Leased Property free and clear of, and duly to discharge, eliminate or bond in a manner reasonably satisfactory to the Lessor, any such Lien (other than Permitted Liens) if the same shall
arise at any time. 
 SECTION 8.2. Easements. 

Notwithstanding Section 8.1, at the request of Lessee, Lessor shall, from time to time during the Lease Term and upon reasonable
advance written notice from Lessee and receipt of the materials specified below, consent to and join in any (i) grant of easements, licenses, rights of way and other rights in the nature of easements, including utility easements which in each
case facilitate Lessee’s use, development and operation of the Leased Property, (ii) release or termination of easements, licenses, rights of way or other rights in the nature of easements which releases and terminations are for the
benefit of the Site or the Improvements or any portion thereof, (iii) dedication or transfer of portions of the Site, not improved with a building, for road, highway or other public purposes, provided the same are for the benefit of the Site or
Improvements, (iv) execution of agreements for ingress and egress and amendments to any covenants and restrictions affecting the Site or Improvements or any portion thereof, and (v) request to any Authority for platting or subdivision or
replatting or resubdivision approval with respect to the Site or any portion thereof or any parcel of land of which the Site or any portion thereof forms a part or a request for any variance from zoning or other governmental requirements,
provided that: 
 (a) any such action shall be at the sole cost and expense of Lessee and Lessee shall pay all reasonable
out-of-pocket costs of the Lessor in connection therewith (including the reasonable fees of attorneys, architects, engineers, planners, appraisers and other professionals reasonably retained by the Lessor in connection with any such action); 

(b) Lessee shall have delivered to the Lessor a certificate of a Responsible Officer of Lessee stating that: 

(i) such action will not cause the Leased Property, the Site or the Improvements or any portion thereof to fail to comply in
any material respect with the provisions of the Lease or any other Operative Documents, or in any material respect with Applicable Laws; and 

(ii) such action will not materially reduce the Fair Market Value, utility or useful life of the Leased Property, the Site or
the Improvements or Lessor’s interest therein; 
 (c) in the case of any release or conveyance, if the Lessor so reasonably requests,
the Lessee will cause to be issued and delivered to the Lessor by the Title Insurance Company endorsements to the Title Policies (to the extent available) pursuant to which the Title Insurance Company agrees that its liability for the payment of any
loss or damage under the terms and provisions of the Title Policies will not be affected by reason of the fact that a portion of the real property referred to in Schedule A of the Title Policies has been released or conveyed by Lessor; and 

(d) there shall be no abatement of Rent as a result thereof. 

  
 7 

 ARTICLE IX 

MAINTENANCE AND REPAIR; ALTERATIONS AND ADDITIONS 

SECTION 9.1. Maintenance and Repair; Compliance With Law. 

At all times during the Lease Term, the Lessee shall (a) maintain the Improvements and the Site in good operating condition and repair,
subject to ordinary wear and tear, and in any event in a manner consistent with other similar facilities or buildings owned or leased by the Lessee and its Subsidiaries; (b) subject to Section 9.5, maintain the Improvements and the Site in
accordance with all Applicable Laws (including all Environmental Laws) in all material respects, whether or not such maintenance requires structural modifications; (c) maintain the Improvements and the Site in such a way that the Improvements
and the Site shall not constitute a danger to persons or things; (d) comply in all material respects with the Insurance Requirements which are in effect at any time with respect to the Leased Property or any part thereof; (e) use the
Improvements and the Site only in accordance with Article X; (f) make all necessary or appropriate repairs, replacements and renewals of the Improvements and the Site or any part thereof which may be required to keep the Improvements and the
Site in the condition required by the preceding clauses (a) through (e), whether interior or exterior, structural or nonstructural, ordinary or extraordinary, foreseen or unforeseen, and including repairs, replacements and renewals that would
constitute capital expenditures under GAAP if incurred by an owner of property; and (g) procure, maintain and comply in all material respects with all licenses, permits, orders, approvals, consents and other authorizations required for the
construction, use, maintenance and operation of the Improvements and the Site. The Lessee waives any right that it may now have or hereafter acquire to (x) require the Lessor to maintain, repair, replace, alter, remove or rebuild all or any
part of the Improvements or the Site or (y) make repairs at the expense of the Lessor pursuant to any Applicable Laws or other agreements. 

SECTION 9.2. Improvements and Alterations. 

(a) The Lessee, at the Lessee’s own cost and expense, (i) shall make alterations, renovations, repairs, improvements and additions to
the Leased Property or any part thereof and substitutions and replacements therefor (collectively, “Alterations”) which are (A) necessary to repair or maintain the Improvements or the Site in the condition
required by Section 9.1 or (B) necessary or advisable to restore the Improvements and the Site to its condition existing prior to a Casualty or Condemnation to the extent required pursuant to Article XIII, and (ii) so long as no
Material Default or Event of Default has occurred and is continuing, may undertake Alterations on the Leased Property so long as such Alterations comply in all material respects with Applicable Laws and are consistent and comply with
Section 9.1 and subsection (b) of this Section 9.2. 
 (b) The making of any Alterations pursuant to subsection (a)(i) above of
this Section 9.2 must be in compliance with the following requirements: 
 The Lessee shall not make any Alterations in violation of the terms of any
restriction, easement, condition, covenant or other similar matter affecting title to or binding on the Improvements or the Site. 

  
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 (i) No Alterations shall be undertaken until the Lessee shall have procured and
paid for, so far as the same may be required from time to time, all permits and authorizations relating to such Alterations of all municipal and other Authorities having jurisdiction over the Improvements or the Site. Lessor, at the Lessee’s
expense, shall join in the application for any such permit or authorization and execute and deliver any document in connection therewith, whenever such joinder is necessary or advisable; provided that, however, such joinder shall not constitute or
be deemed to constitute, any assumption or responsibility or liability whatsoever. 
 (ii) The Alterations shall be completed
in a good and workmanlike manner and in compliance in all material respects with all Applicable Laws then in effect and with the Insurance Requirements. 

(iii) All Alterations shall, when completed, be of such a character as to not materially diminish (A) the utility of the
Improvements as a corporate office complex including a corporate office building and any uses ancillary thereto, (B) the then current Fair Market Value as determined by reference to the Appraisal, or (C) the Fair Market Value as determined
by reference to the Appraisal as of the scheduled expiration date of the Lease Term. 
 (iv) The Lessee shall have made
adequate arrangements for payment of the cost of all Alterations when due so that the Improvements and the Site shall at all times be free of Liens for labor and materials supplied or claimed to have been supplied to the Improvements or the Site,
other than Permitted Liens; provided, that the Lessee shall have the right to engage in Permitted Contests in accordance with Section 9.5. 

(v) The Alterations must be located solely on the Site. 

SECTION 9.3. Alterations Subject to Lease. 

The following Alterations without further act shall be deemed to constitute a part of the Leased Property and be subject to this Lease: 

(a) Alterations that are in replacement of or in substitution for a portion of the Improvements; 

(b) Alterations that are required to be made pursuant to the terms of Section 9.1 or 9.2(a)(i) hereof; or 

(c) Alterations that are Non-severable or immovable. 

To the extent any Alterations are deemed to constitute part of the Leased Property pursuant to the preceding sentence, the Lessee hereby
acknowledges and agrees that such Alterations will become upon installation property of the Lessor. The Lessee will, at the Lessor’s request, execute and deliver any documents reasonably necessary to evidence or cause the vesting of such
interests in and to such Alterations to the Lessor. 

  
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 If such Alterations are not within any of the categories set forth in clauses (a) through
(c) of this Section 9.3 and have not become property of the Lessor in accordance therewith, then such Alterations shall remain the sole property of the Lessee and such Alterations shall not be deemed to be Alterations which are part of the
Leased Property. All such Alterations not constituting part of the Leased Property may, so long as no Event of Default is continuing, be removed at any time by the Lessee other than Alterations the removal of which would result in a violation of
Applicable Laws. The Lessee shall at its expense prior to the Lease Expiration Date repair any damage to the Improvements or the Site caused by the removal of such Alterations. Lessor (or the purchaser of the Leased Property if the Lessee elects the
Return Option or in connection with a sale pursuant to Section 18.1) may purchase from the Lessee any such Alterations (if not already owned by the Lessor) that the Lessee intends to remove from the Improvements or the Site prior to the Lease
Expiration Date, which purchase shall be at the Fair Market Value of such Alterations as determined by the Appraiser at the time of such purchase. 

SECTION 9.4. Maintenance and Repair Reports. 

During the Lease Term, the Lessee shall keep maintenance and repair reports in sufficient detail, on the same basis as records are kept for
similar properties owned or leased by the Lessee or its Subsidiaries, to indicate the nature and date of major work done. Such reports shall be kept on file by the Lessee at its offices during the Lease Term, and shall be made available at the
Lessee’s office to the Lessor upon reasonable request. 
 SECTION 9.5. Permitted Contests. 

If, to the extent and for so long as (a) a contest of the legality, validity or applicability to the Improvements or the Site or any
interest therein of, or the operation, use or maintenance thereof by the Lessee of (i) any Applicable Laws, (ii) any term or condition of, or any revocation or amendment of, or other proceeding relating to, any Governmental Action, or
(iii) any Lien or Tax shall be made in good faith, by appropriate proceedings initiated timely and diligently prosecuted, by the Lessee or (b) compliance with such Applicable Laws, Governmental Action, Lien or Tax shall have been excused
or exempted by a valid nonconforming use permit, waiver, extension or forbearance, the Lessee shall not be required to comply with such Applicable Laws, Governmental Action, Lien or Tax but only if and so long as any such contest shall constitute a
Permitted Contest. 
 Lessor will not be required to join in any Permitted Contest pursuant to this Section 9.5 unless a provision of
any Applicable Laws requires, or, in the good faith opinion of the Lessee, it is helpful to the Lessee that such proceedings be brought by or in the name of the Lessor; and in that event, the Lessor will join in the proceedings or permit them or any
part thereof to be brought in its name if and so long as (i) no Event of Default is continuing, (ii) the Lessee has not elected the Return Option, and (iii) the Lessee pays all related out-of-pocket expenses, and the Lessee shall be
deemed to have acknowledged and agreed that the Lessor is indemnified therefor pursuant to Section 7.1 of the Participation Agreement. 

  
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 ARTICLE X 

USE 
 SECTION 10.1.
Use. 
 The Site on which the Improvements are located shall be used solely for the purposes of a corporate office complex including
a corporate office building and any uses ancillary thereto. Lessee shall not use the Leased Property or any portion thereof for any purpose or in any manner that would diminish (A) the utility of the Improvements as a corporate office complex
including a corporate office building and any uses ancillary thereto, (B) the then current Fair Market Value as determined by reference to the Appraisal, or (C) the Fair Market Value as determined by reference to the Appraisal as of the
scheduled expiration date of the Lease Term. Lessee shall use the Leased Property in compliance in all material respects with (a) any Applicable Laws (including Environmental Laws), except to the extent permitted by Section 9.5,
(b) any Insurance Requirements, and (c) all of the Operative Documents. Lessee shall pay, or cause to be paid, all charges and costs required in connection with the use of the Leased Property in accordance with this Lease and the
Participation Agreement. Lessee shall not commit or permit any intentional waste of the Leased Property or any material part thereof. 

SECTION 10.2. Trade Compliance. 

Lessee shall comply with the Trading with the Enemy Act, as amended, and all of the foreign assets control regulations of the United States
Treasury Department (31 CFR, Subtitle B, Chapter V, as amended), federal embargo laws and regulations, and the USA PATRIOT Act in the conduct of all of its activities, including the following: (i) the use, assignment, or sublease of Site or the
Improvements by Prohibited Persons; and (ii) the export of any products manufactured at the Improvements to any destination or Prohibited Person. 

ARTICLE XI 
 INSURANCE

 SECTION 11.1. Required Coverages. 

During the Lease Term, the Lessee will provide or cause to be provided insurance with respect to the Improvements and the Site of a character
usually obtained by the Lessee against loss or damage of the kinds and in the amounts customarily insured against by the Lessee with respect to similar properties, and carry such other insurance as is usually carried by the Lessee with respect to
similar properties; provided, that in any event the Lessee will maintain: 
 (a) Comprehensive General Liability Insurance.
Lessee will maintain a comprehensive general liability insurance policy on an occurrence basis, including contractual liability and pollution liability insurance for sudden and accidental contamination occurring on, in or about the Improvements or
the Site with a combined single limit against claims for third-party bodily injury, including death and third-party property damage in an amount at least equal to $25,000,000 per occurrence and $25,000,000 in the aggregate, which may be a blanket
policy. Such coverage may be subject to deductibles or self-insurance up to an amount that is customarily carried by the Lessee with respect to similar property. Such liability insurance shall 

  
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name the Lessor as an additional insured and the Lessor shall continue to be named as an additional insured and such policy shall remain in effect until at least the third anniversary of the end
of the Lease Term. 
 (b) Builder’s Risk Insurance. At any other time in connection with any construction of or Alteration to
any Improvements, the Lessee shall arrange, on behalf of the Lessor and all contractors, to obtain and keep in force an all-risk builder’s risk insurance with respect to the Improvements and the construction of such Alterations or Improvements
insuring the Lessor’s interest in the Improvements and the construction of such Alterations or Improvements including resulting damage from collapse, coverage for fire, hurricanes, flood and earthquakes and coverage against damage or loss
caused by machinery accidents and operational and performance testing and start-up, with extended coverage, in an amount not less than the full replacement cost of the insured building (without deduction for depreciation). Such coverage shall
provide (1) coverage for insuring the buildings, non-temporary structures, machinery, equipment (exclusive of manufacturing and laboratory equipment), facilities, fixtures, supplies and other property constituting part of the Leased Properties
including but not limited to boiler and machinery insurance covering pressure vessels, air tanks, boilers, machinery, pressure piping, heating, ventilation and air conditioning equipment, and elevator and escalator equipment, (2) inland transit
coverage from deisgnated storage facilities, (3) off-site (within 1000 feet of the insured Improvements) coverage with sublimits sufficient to insure the full replacement value of any equipment, supplies and materials not stored at the Land,
(4) removal of debris, (5) increased cost of construction, and (6) coverage for foundations and other property below the surface of the ground, but the interest of contractors, subcontractors and agents in insured property during
construction at the insured location to the extent of Lessee’s legal liability for insured physical loss or damage to such property. Such coverage shall (x) not be subject to any self-insurance and shall be subject to a deductible of no
more than $50,000 per occurrence except for (i) $100,000 per occurrence for water damage, (ii) $1,000,000 per occurrence for earthquake damage and (iii) $500,000 per occurrence for flood damage, and (y) be in such form and
amounts and covering such risks as were approved by the Lessor on the Closing Date. Lessee shall promptly deliver all reports or information to the appropriate recipient which may be required under such policy or policies in order to ensure that the
coverage provided with respect to the construction of such Alterations or Improvements is in an amount at least equal to the aggregate Advances funded under the Operative Documents for the construction of such Alterations or Improvements. 

(c) Property Insurance. During the Base Term, Lessee will maintain all-risk insurance (including builder’s risk insurance
including coverage for fire, hurricanes, flood and earthquakes and coverage against damage or loss caused by machinery accidents and operational and performance testing and start-up) against loss or damage covering the Leased Property or any portion
thereof against such risks customarily maintained by the Lessee with respect to similar properties in an amount not less than the replacement cost of the Improvements, including any costs that may be required to cause the Leased Property to be
reconstructed to comply with then current Applicable Laws. Such property insurance coverage may be subject to deductibles or self-insurance up to an amount that is customarily carried by the Lessee with respect to similar property. Such property
insurance shall name each of the Lessor as sole loss payee and as an additional insured. 

  
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 (d) Other Insurance. Insurance shall not cover any terrorism or war risks unless
the Lessee carries insurance for such risks generally on similar property it owns or leases. 
 Insurance provided pursuant to this
Section 11.1 (other than permitted self-insurance) shall be written by reputable insurance companies that are financially sound and solvent with a rating of at least “A-” by A.M. Best’s or Standard and Poor’s or by other
insurers approved in writing by the Lessor (including consistent with the Lessee’s past practices, insurance companies affiliated with the Lessee). Each policy referred to in this Section 11.1 shall provide that: (i) it will not be
canceled or allowed to lapse without renewal, except after not less than thirty (30) days’ prior written notice to the Lessor or ten (10) days’ prior notice to the Lessor in the case of non-payment of premium; (ii) other
than standard policy exclusions, there is no provision in the policies where the interests of the Lessor shall be invalidated by any act or negligence of or breach of warranty by the Lessee or any Person having an interest in the Improvements or the
Site; (iii) such insurance is primary and non-contributory with respect to any other insurance carried by or available to the Lessor; (iv) the insurer shall waive customary rights of subrogation, setoff, counterclaim, or other deduction,
whether by attachment or otherwise, against any additional insured or loss payee; (v) such general liability policy and pollution legal liability policy shall contain a severability clause providing for coverage of the Lessor as if a separate
policy had been issued to the Lessor; (vi) the Lessee will notify the Lessor promptly of any policy cancellation, reduction in policy limits, lapse, modification or amendment, and (vii) the insurer shall not allow for unpaid premiums to be
paid by the Lessor. 
 Except as expressly set forth herein, the insurance required to be maintained by the Lessee under this
Section 11.1 may be subject to such deductible amounts or periods, as applicable as is consistent with the Lessee’s practice for other properties similar to the Leased Properties owned or leased by the Lessee, and may be carried under
blanket policies maintained by or on behalf of the Lessee so long as such policies otherwise comply with the provisions of this Section 11. 

SECTION 11.2. Delivery of Insurance Certificates. 

Pursuant to Section 3.1(c) of the Participation Agreement, the Lessee shall deliver to the Lessor certificates of insurance reasonably
satisfactory to the Lessor evidencing the existence of all insurance required to be maintained hereunder and setting forth the respective coverages, limits of liability, carrier, policy number and period of coverage. Thereafter, throughout the Lease
Term, at the time each of the Lessee’s insurance policies is renewed (but in no event less frequently than once every twelve (12) months) or upon written request by the Lessor during the continuance of an Event of Default, the Lessee shall
deliver to the Lessor certificates of insurance evidencing that all insurance required by Section 11.1 to be maintained by the Lessee with respect to the Leased Property is in effect. 

Lessee agrees that nothing in this Article XI shall prohibit the Lessor from maintaining its own insurance coverage, at its own expense, which
coverage shall not reduce the obligations of the Lessee under this Article XI; provided, however, that no such insurance shall be maintained if its maintenance would prevent the Lessee from maintaining insurance as to the Improvements and the Site
with insurers when required to do so herein. 

  
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 ARTICLE XII 

ASSIGNMENT AND SUBLEASING 

During the Lease Term, the Lessee may assign, sublease or transfer to any Person, at any time, in whole or in part, its right, title or
interest in, to or under this Lease or any portion of the Leased Property without the prior written consent of the Lessor so long as (v) any such assignment, sublease or transfer would not subject the Lessor to a violation of laws or
regulations applicable to the Lessor including those promulgated by OFAC, (w) no Event of Default shall have occurred and be continuing or, after giving effect to such assignment, sublease or transfer, would exist, (x) any such sublease is
expressly subject and subordinate to this Lease, (y) Lessee remains liable for all obligations under this Lease after giving effect to any such assignment, sublease or transfer, and (z) Lessor retains all of its interests in and benefits
of the Cash Collateral and receives prior certification thereof from the Lessee and such other evidence thereof as the Lessor may reasonably request. Unless and until Lessee has exercised the Early Termination Option or the Purchase Option, no
sublease may have a term that extends beyond the Base Term Expiration Date. In all cases, Lessee will promptly provide Lessor copies of each such assignment, sublease or transfer. 

No sublease will discharge or diminish any of the Lessee’s obligations hereunder and the Lessee shall remain directly and primarily
liable under the Lease with respect to the Leased Property and the Operative Documents to which it is a party. Each sublease permitted hereby shall be made and shall expressly provide in writing that it is subject and subordinate to this Lease and
the rights of the Lessor hereunder, shall expressly provide for the surrender of the Leased Property by the sublessee at the election of the Lessor after an Event of Default, shall provide that such provisions may be directly enforced by the Lessor
and shall provide that such sublessee expressly agrees to comply with the use restrictions set forth in Article X hereof. 
 Notwithstanding
the first paragraph of this Article XII, Lessee may not assign or transfer its rights and obligations under this Lease and the other Operative Documents unless (a) on the effective date of any such assignment and transfer, no Event of Default
exists, (b) the parties enter into an assignment agreement in form and substance reasonably satisfactory to the Lessor, (c) all filings of or in respect of any such assignment and transfer necessary to protect the rights of the Lessor in
the Leased Property and the other Operative Documents are made in a timely fashion, (d) without limiting any provisions of this Article XII, any such assignment and transfer shall include an appropriate provision for the operation, maintenance
and insurance of the Leased Property in accordance with the terms hereof, (e) the Lessor shall have received opinions of counsel with respect thereto and such other matters as the Lessor may reasonably request, (f) such assignment and
transfer will not result in a Material Adverse Effect, (g) such assignment and transfer will not result in the imposition of any unindemnified Taxes, (h) the Lessor shall have received such other documents and instruments and the Lessee
shall take such further acts as the Lessor may reasonably request to evidence and facilitate such assignment and transfer, provided that no such document or instrument shall increase Lessee’s obligations or diminish Lessee’s rights under
the Operative Documents or otherwise, and (i) such assignment and transfer will not, with respect to the Lessor, violate the use restrictions set forth in Article X hereof or Applicable Laws and provided, further that, Lessee shall provide to
the Lessor not less than thirty (30) days’ prior written notice of such assignment or transfer, such notice to identify 

  
 14 

 
the assignee or transferee. No such assignment and transfer will diminish or discharge any of the Lessee’s obligations under this Lease or the other Operative Documents. 

ARTICLE XIII 
 LOSS,
DESTRUCTION, CONDEMNATION OR DAMAGE 
 SECTION 13.1. Event of Loss. 

(a) Event of Loss During Base Term. 

(i) Event of Taking. If an Event of Taking shall occur during the Base Term, the Lessee shall give the Lessor prompt
written notice of such occurrence and the date thereof and the Lessee shall on the next succeeding Payment Date (the “Next Date”) after such Event of Taking shall have occurred or, if such Event of Taking shall have occurred
within ten (10) Business Days preceding a Payment Date, then on the next succeeding Payment Date after such Next Date shall have occurred, terminate this Lease and, as compensation for such Event of Taking, pay to the Lessor on such Payment
Date the Break Even Price. 
 (ii) Event of Loss. If an Event of Loss (other than an Event of Taking) shall occur
during the Base Term, the Lessee shall give the Lessor prompt written notice of such occurrence and the date thereof which notice shall contain an election by the Lessee to either (A) purchase the Leased Property from the Lessor on the Next
Date after such Event of Loss shall have occurred or, if such Event of Loss shall have occurred within ten (10) Business Days preceding a Payment Date, then on the next succeeding Payment Date after such Next Date shall have occurred, at a
purchase price equal to the Break Even Price of the Leased Property (and if the Lessee makes such election the Break Even Price shall become due and payable and the Lessee shall purchase the Leased Property on such Payment Date), or
(B) provided no Material Default or Event of Default shall have occurred and be continuing and rebuilding of the Improvements is capable of being completed prior to the end of the Lease Term (as certified in writing by a construction consultant
appointed by Lessee and acceptable to the Lessor), rebuild the Improvements and continue the Lease. If the Lessee elects to rebuild the Improvements, the Lessee shall rebuild the Improvements to the condition required to be maintained pursuant to
Section 9.1 and so as not to diminish (A) the utility of the Improvements as a corporate office complex including a corporate office building, and any uses ancillary thereto, (B) the then current Fair Market Value as determined by
reference to the Appraisal, or (C) the Fair Market Value as determined by reference to the Appraisal as of the scheduled expiration date of the Lease Term. 

(b) Purchase and Termination. Upon receipt in full by the Lessor of the Break Even Price pursuant to this Section 13.1, the
Lease shall terminate and the obligations of the Lessee hereunder and under the other Operative Documents (other than any obligations expressed herein, or any other Operative Document as surviving termination of this Lease (including any obligations
with respect to any existing Event of Default)) shall terminate as of the date of such receipt. Upon such receipt in full of the Break Even Price, the Leased Property and all rights to  

  
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any remaining awards or proceeds shall be transferred to the Lessee or its designee in accordance with Section 23.11 hereof. 

(c) Application of Payments Relating to an Event of Loss. Subject to Section 13.4, all condemnation proceeds and property
insurance proceeds received at any time by Lessee during the Lease Term from any Authority or other Person with respect to any Event of Loss shall be promptly remitted to the Lessor (up to, but not exceeding, the Break Even Price) and, upon the
payment in full of the Break Even Price, the Lessor shall assign to the Lessee all rights to any condemnation proceeds and property insurance proceeds and any such condemnation proceeds and property insurance proceeds remaining thereafter or
thereafter received shall be paid by the Lessor (whichever shall receive same) over to Lessee, or as Lessee may direct, and any receipt of such proceeds shall satisfy the Lessee’s obligations under Section 13.1. 

SECTION 13.2. Condemnation. 

In case of a Condemnation for temporary use of all or a portion of the Leased Property or a Condemnation of a portion of the Leased Property,
in each case which is not an Event of Taking, this Lease shall remain in full force and effect, without any abatement or reduction of Rent, and the proceeds and awards received from any Authority relating to such Condemnation shall, so long as no
Material Default or Event of Default shall have occurred and be continuing, be paid by the Lessor to the Lessee and, to the extent applicable, shall be used by the Lessee to repair and restore the affected Leased Property to the condition required
by Section 9.1. Notwithstanding anything herein to the contrary, any portion of such proceeds that is awarded with respect to the time period after the expiration or termination of the Lease Term (unless the Lessee shall have exercised an
option to purchase the Leased Property and consummated such purchase) shall be paid to the Lessor; provided, that if the Lessee has paid the Break Even Price to the Lessor, such proceeds (or the portion of such proceeds in excess of portion thereof
applied to the Break Even Price) shall be paid by the Lessor over to the Lessee. 
 SECTION 13.3. Casualty. 

Upon any Casualty during the Base Term with respect to the Leased Property which is not an Event of Loss, this Lease shall remain in full force
and effect, without any abatement or reduction of Rent and, if the cost of repair would exceed $2,000,000 (as reasonably determined by Lessee), the Lessee shall give to the Lessor written notice of such Casualty. As soon as practicable after such
Casualty with respect to the Leased Property has occurred, the Lessee shall repair and rebuild the affected portions of the Leased Property suffering such Casualty (or cause such affected portions to be repaired and rebuilt) to the condition
required to be maintained by Section 9.1 and so that the Fair Market Value, utility, useful life and functional capability of such item as restored is at least equivalent to the Fair Market Value, utility and useful life and functional
capability of such item as in effect immediately prior to the occurrence of such Casualty (assuming the Improvements were being maintained in accordance with Section 9.1); provided, that at all times during such repair or rebuilding the Lessee
shall maintain the Improvements in accordance with Section 9.1. 

  
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 SECTION 13.4. Proceeds. 

If a Material Default or an Event of Default shall have occurred and be continuing, any proceeds received from any Authority or any insurance
proceeds, in either case with respect to any Casualty or an Event of Loss, shall be held by the Lessor. So long as no Material Default or Event of Default shall have occurred and be continuing, any such proceeds received from any Authority or any
insurance proceeds with respect to any Casualty, or if the Lessee has elected to rebuild the Improvements upon an Event of Loss pursuant to Section 13.1 hereof, with respect to such Event of Loss, shall be paid by the Lessor or by the insurers
over to the Lessee up to $2,000,000. Any such proceeds received from any Authority or any insurance proceeds with respect to any Casualty or, if the Lessee has elected to rebuild the Improvements, with respect to an Event of Loss, in each case, not
paid over to the Lessee in accordance with the previous sentence, shall be held by the Lessor and made available to the Lessee to pay costs actually incurred by the Lessee to restore the Leased Property as required herein in accordance with
Section 13.1, as applicable, and any proceeds received from any Authority or any insurance proceeds remaining after such restoration shall be paid by the Lessor over to the Lessee. 

SECTION 13.5. Negotiations. 

In the event any part of the Leased Property becomes subject to condemnation or requisition proceedings during the Lease Term, the Lessee shall
give notice thereof to the Lessor promptly after the Lessee has knowledge thereof and, to the extent permitted by any Applicable Laws, the Lessee shall control the negotiations with the relevant Authority unless an Event of Default has occurred and
is continuing, in which case the Lessor shall be entitled to control such negotiations in consultation with the Lessee; provided, that in any event the Lessor may participate at the Lessor’s expense (or if an Event of Default is continuing or
such negotiations occur during the Construction Period, at the Lessee’s expense) in such negotiations. Lessee shall give to the Lessor such information, and copies of such documents, which relate to such proceedings, or which relate to the
settlement of amounts due under insurance policies required by Section 11.1, and are in the possession of the Lessee, as are reasonably requested by the Lessor. If the proceedings relate to an Event of Taking, the Lessee shall act diligently in
connection therewith. Nothing contained in this Section 13.5 shall diminish the Lessor’s rights with respect to condemnation proceeds and property insurance proceeds under Section 13.1. 

SECTION 13.6. No Rent Abatement. 

Rent shall not abate hereunder by reason of any Casualty, any Event of Loss, any Event of Taking or any Condemnation of any portion of the
Leased Property, and the Lessee shall continue to perform and fulfill all of the Lessee’s obligations, covenants and agreements hereunder notwithstanding such Casualty, Event of Loss, Event of Taking or Condemnation until the Lease Expiration
Date. 
 ARTICLE XIV 

CERTAIN DUTIES AND RESPONSIBILITIES 

Lessor undertakes to perform such duties and only such duties as are specifically set forth herein and in the other Operative Documents, and
no implied covenants or obligations shall be 

  
 17 

 
read into this Lease against the Lessor, and the Lessor agrees that it shall not, nor shall it have a duty to, manage, control, use, sell, maintain, insure, register, lease, operate, modify,
dispose of or otherwise deal with the Improvements or the Site in any manner whatsoever, except as required by the terms of the Operative Documents and as otherwise provided herein. 

ARTICLE XV 
 INSPECTION

 Upon seven (7) Business Days prior notice to the Lessee, the Lessor or its authorized representatives (the
“Inspecting Parties”) at any time during the Lease Term may inspect (a) the Improvements and the Site and (b) the books and records of the Lessee and its Affiliates relating to the Improvements and the Site and make
copies and abstracts therefrom. All such inspections shall be (i) during the Lessee’s normal business hours, (ii) subject to the Lessee’s reasonable confidentiality requirements, and (iii) at the expense and risk of the
Inspecting Parties, except that, if a Default or Event of Default has occurred and is continuing, the Lessee shall reimburse the Inspecting Parties for the reasonable out-of-pocket costs and expenses of such inspections and, except for the
Inspecting Party’s gross negligence or willful misconduct, such inspection shall be at the Lessee’s risk. No inspection shall unreasonably interfere with the Lessee’s operations. None of the Inspecting Parties shall have any duty to
make any such inspection or inquiry. None of the Inspecting Parties shall incur any liability or obligation by reason of making any such inspection or inquiry unless and to the extent such Inspecting Party causes damage to the Improvements or the
Site or any property of the Lessee or any other Person during the course of such inspection. 
 ARTICLE XVI 

ENVIRONMENTAL MATTERS 

SECTION 16.1. Environmental Matters. 

At the Lessee’s sole cost and expense, the Lessee shall promptly and diligently and in accordance with Applicable Laws
commence and complete any response, clean up, remedial or other action necessary to remove, clean up or remediate any Environmental Violation with respect to the Improvements or the Site to the extent required of the Lessee or the Lessor in order to
comply with Applicable Laws (a “Remediation”). Lessee shall, upon completion of remedial action by the Lessee (i) with respect to any Material Environmental Violation described in clause (ii) of the definition
thereof, cause to be prepared by an authorized representative of the Lessee a certificate describing in sufficient detail such Environmental Violation and the actions taken by the Lessee (or its agents) in response to such Environmental Violation
and a statement of such authorized representative of the Lessee that such Environmental Violation has been remedied in compliance in all material respects with Applicable Laws and (ii) with respect to any other Material Environmental Violation,
cause to be prepared by the Environmental Expert a report describing in sufficient detail such Environmental Violation and the actions taken by the Lessee (or its agents) in response to such Environmental Violation, and a statement by the
Environmental Expert that the Environmental Violation has been remedied in compliance in all material respects with Applicable Laws. Each Environmental Violation shall be remedied prior to the Lease Expiration Date unless the Leased Property has
been purchased by the Lessee in  

  
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accordance with Section 20.1, 20.2 or 22.1(a), provided that if remedying such Environmental Violation requires continued operation of a remediation system or monitoring of testing wells or
similar ongoing testing, the Lessee shall have access at reasonable times and shall remain obligated to perform such actions unless the Lessor, in its sole discretion, notifies Lessee to terminate such actions. Nothing in this Article XVI shall
reduce or limit the Lessee’s obligations under Article VII of the Participation Agreement (which obligations shall include any Claims arising from such actions). 

SECTION 16.2. Notice of Environmental Matters. 

Promptly upon the Lessee’s obtaining knowledge of the existence of any Material Environmental Violation with respect to the
Improvements or the Site, the Lessee shall notify the Lessor in writing of such Material Environmental Violation. Promptly, but in any event within thirty (30) days from the date a Responsible Officer of the Lessee has actual knowledge thereof,
the Lessee shall provide to Lessor written notice of any pending or, to the Lessee’s knowledge, threatened (in writing) claim, action or proceeding involving any Material Environmental Violation with respect to the Improvements or the Site. All
such notices shall describe in reasonable detail the nature of the claim, action or proceeding and the Lessee’s proposed response thereto. In addition, the Lessee shall provide to the Lessor, within thirty (30) days of receipt, copies of
all material written communications with any Authority relating to any Material Environmental Violation. Lessee shall also promptly provide such detailed reports of any Material Environmental Violation as may reasonably be requested by the Lessor.
For purposes hereof, “Material Environmental Violation” shall mean any Environmental Violation (i) which imposes or, in the good faith judgment of the Lessee or the Lessor, could reasonably be expected to impose criminal
liability on the Lessor, or (ii) the cost of which to remediate is or could reasonably be expected to be in excess of $1,000,000. 

ARTICLE XVII 
 EVENTS OF
DEFAULT 
 The occurrence of any one or more of the following events, whether any such event shall be voluntary or
involuntary or come about or be effected by operation of law or pursuant to or in compliance with any judgment, decree or order of any court or any order, rule or regulation of any administrative or governmental body, shall constitute an
“Event of Default”: 
 (a) the Lessee shall fail to make any payment of Basic Rent when due and such
failure shall continue for a period of three (3) Business Days after notice thereof, or the Lessee shall fail to make any payment of the Break Even Price, Lease Balance or other amounts due and payable under Article XIII, Article XX,
Section 21.1(a) or Article XXII when due; 
 (b) the Lessee shall fail to make payment of any Supplemental Rent (other than any
Supplemental Rent described in clause (a) above) when due and such failure shall continue for a period of ten (10) Business Days after notice thereof; 

(c) the Lessee shall fail to maintain insurance as required by Article XI of this Lease; 

  
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 (d) the Lessee shall fail to perform or observe any of the terms, covenants, conditions and
agreements set forth in Articles XXI and XXII of this Lease other than the failure to give notice of an end of term option pursuant to Section 21.1 hereof; 

(e) any representation, warranty, certification or statement made or deemed to be made by the Lessee under this Lease, any other Operative
Document (except as to any Other Lease Document) or in any certificate, financial statement or other document delivered pursuant hereto or thereto, shall at any time prove to have been incorrect in any material respect when made or deemed made and
Lessee shall fail to cure the underlying facts causing such representation, warranty, certification or statement to be incorrect in all material respects for a period of ten (10) Business Days after the earlier of Actual Knowledge or notice
thereof; 
 (f) the Lessee shall default in the performance or observance of any term, covenant, condition or agreement contained in this
Lease (other than as specifically provided for otherwise in this Article XVII) or any other Operative Document (except as to any Other Lease Document) and such default shall continue for a period of thirty (30) days after the earlier of Actual
Knowledge thereof or written notice thereof has been given to the Lessee; provided, however, that if such failure is capable of cure but cannot be cured by payment of money or cannot be cured by diligent efforts within such thirty (30) day
period but such diligent efforts shall be properly commenced within such thirty (30) day period and the Lessee is diligently pursuing, and shall continue to pursue diligently remedy of such failure, such cure period shall be extended for an
additional period of time in excess of such cure period as may be necessary to cure, not to extend beyond the earlier to occur of (i) the Lease Expiration Date or (ii) one hundred and twenty (120) days after the earlier of Actual
Knowledge thereof or written notice thereof having been given to the Lessee; 
 (g) (i) Lessee or any of its Subsidiaries shall default
beyond any applicable period of grace in any payment of principal of or interest on any indebtedness for borrowed money on which Lessee or any of its subsidiaries is liable in an aggregate principal amount then outstanding of $50,000,000 or more or
(ii) an event of default (other than a failure to pay principal or interest) as defined in any mortgage, indenture, agreement or instrument under which there may be issued, or by which there may be secured or evidenced, any such indebtedness
shall happen and shall result in such indebtedness becoming or being declared due and payable prior to the date on which it could otherwise become due and payable; 

(h) the Lessee or any material Subsidiary shall file a voluntary petition of insolvency, bankruptcy or a voluntary petition or an answer
seeking reorganization in a proceeding under any bankruptcy, insolvency or other similar laws (as now or hereafter in effect) or an answer admitting the material allegations of a petition filed against the Lessee in any such proceeding; or the
Lessee shall, by voluntary petition, answer or consent, seek relief under the provisions of Bankruptcy Code or any other now existing or future bankruptcy, insolvency or other similar law providing for reorganization, administration or winding-up or
for an agreement, composition, extension or adjustment with their respective creditors, or shall adopt a resolution of liquidation, including but not limited to, any petition or notice filed by the Board of Directors of the Lessee or such Subsidiary
or the Lessee shall admit in writing its inability or fail generally to pay its debts or the Lessee shall seek the appointment of a trustee in bankruptcy, administrator or a receiver for any kind of insolvency proceedings for itself or any
substantial portion of its assets, 

  
 20 

 
or shall consent to any such relief or to the appointment of or taking possession by any such official in an involuntary case or other proceeding commenced against it, or shall make a general
assignment for the benefit of creditors, or shall fail generally to pay its debts as they become due, or shall take any corporate action to authorize any of the foregoing; 

(i) an involuntary case or other proceeding shall be commenced against the Lessee or any material Subsidiary seeking its bankruptcy,
liquidation, reorganization, winding-up or other relief with respect to it or its debts under the Bankruptcy Code or any bankruptcy, insolvency or other similar law now or hereafter in effect or seeking the appointment of a trustee, receiver,
liquidator, custodian or other similar official of it or any substantial part of its property, and such involuntary case or other proceeding shall remain undismissed and unstayed for a period of sixty (60) consecutive days; or the Lessee or any
material Subsidiary shall be declared bankrupt or any other order for relief shall be entered against the Lessee or any material Subsidiary under the U.S. Federal bankruptcy laws or any other relevant bankruptcy laws of any jurisdiction; 

(j) a final judgment or order for the payment of money in excess of $125,000,000 (to the extent not covered by insurance) shall be rendered
against the Lessee or any material Subsidiary and the Lessee or such Subsidiary shall not discharge the same or provide for its discharge in accordance with its terms, or procure a stay of execution thereof, within sixty (60) days after the
date of entry thereof and, in the case of any such stay of execution, within said period of sixty (60) days (or such longer period during which execution of such judgment shall have been stayed) appeal therefrom and cause the execution thereof
to be stayed during such appeal; 
 (k) a Change in Control shall occur; 

(l) (i) Lessee or any ERISA Affiliate shall fail to pay within thirty (30) days of the due date thereof an amount or
amounts aggregating in excess of $100,000,000 which it shall have become liable to pay to the PBGC or to a Plan under Title IV of ERISA; (ii) notice of intent to terminate a Plan having unfunded benefit liabilities (within the meaning of
Section 4001(a)(18) of ERISA) in excess of $100,000,000 (a “Material Plan”) shall be filed under Title IV of ERISA by Lessee or any ERISA Affiliate, any plan administrator or any combination of the foregoing;
(iii) the PBGC shall institute proceedings under Title IV of ERISA to terminate or to cause a trustee to be appointed to administer any Material Plan; (iv) the failure of Lessee or any ERISA Affiliate to make any required contribution to a
Multiemployer Plan unless the failure is cured within thirty (30) days, (v) the withdrawal or partial withdrawal of Lessee or any ERISA Affiliate from any Multiemployer Plan, (vi) the receipt by Lessee or any ERISA Affiliate of any
notice, or the receipt by any Multiemployer Plan from Lessee or any ERISA Affiliate of any notice, concerning the imposition of Withdrawal Liability or a determination that a Multiemployer Plan is, or is expected to be,
“insolvent” (within the meaning of Section 4245 of ERISA) or in “reorganization” (within the meaning of Section 4241 of (ERISA) or (vii) the imposition of liability on Lessee or any
ERISA Affiliate by reason of the application of Section 4212(c) of ERISA, in each case with respect to clauses (iv)-(vii), to the extent that such event, taken together with any other such events described in clauses (iv)-(vii), could
reasonably be expected to result in Lessee incurring aggregate liability in excess of $100,000,000; 

  
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 (m) any Operative Document (except as to any Other Lease Document) or any assignment, security
interest or Lien granted thereunder (except in accordance with its terms), in whole or in part, terminates, ceases to be a legal, valid and binding enforceable obligation of the Lessee or any of its Affiliates or the Lessee or any of its Affiliates,
directly or indirectly, contests in any manner in any court the effectiveness, validity, binding nature or enforceability thereof; or any assignment, security interest or Lien securing the Lessee’s obligations under the Operative Documents, in
whole or in material part, ceases to be perfected (except as the result of any affirmative act of the Lessor, failure by the Lessor to file a UCC continuation statement or by operation of law) with the same priority as was in effect on the Closing
Date; or 
 (n) an Event of Default shall have occurred under and as defined in the Pledge Agreement (Port 101). 

ARTICLE XVIII 

ENFORCEMENT 
 SECTION
18.1. Remedies. 
 (a) During the continuation of an Event of Default and notwithstanding any Event of Loss or termination of the
Lease pursuant to Article XIII, at the Lessor’s option and without limiting the Lessor in the exercise of any other right or remedy the Lessor may have on account of such Event of Default, and without any further demand or notice, the Lessor
may to the fullest extent permitted under Applicable Laws cause the following to occur: 
 (i) By notice to the Lessee, the
Lessor may terminate the Lessee’s right to possession of the Leased Property. 
 (ii) The Lessor may (i) demand
that Lessee, and Lessee shall upon the written demand of the Lessor, return the Leased Property promptly to the Lessor in the condition required by Section 22.5 and the Lessor shall not be liable for the reimbursement of Lessee for any costs
and expenses incurred by Lessee in connection therewith, and (ii) without prejudice to any other remedy which the Lessor may have for possession of the Leased Property, and to the extent and in the manner permitted by Applicable Laws, enter
upon the Site and Improvements and take immediate possession of (to the exclusion of Lessee) the Leased Property or any part thereof and expel or remove Lessee, by summary proceedings or otherwise, all without liability to Lessee for or by reason of
such entry or taking of possession (provided that, the Lessor shall remain liable for actual damages caused by its bad faith, gross negligence or willful misconduct), whether for the restoration of damage to property caused by such taking of
possession or otherwise and, in addition to the Lessor’s other damages, Lessee shall be responsible for all actual and reasonable costs and expenses incurred by the Lessor in connection with any reletting, including brokers’ fees and all
costs of any alterations or repairs made by the Lessor; 
 (iii) The Lessor may terminate this Lease with respect to all or
any part of the Leased Property and/or declare the aggregate outstanding Lease Balance to be immediately due and payable, and the Lessor shall be entitled to (x) recover from the Lessee the following amounts and (y) take the following
actions: 

  
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 (1) the Lessee shall pay all accrued and unpaid Rent hereunder (including Basic
Rent and Supplemental Rent) for the period commencing on the Closing Date through the Final Rent Payment Date with respect to the Leased Property; 

(2) the Lessor may elect either of the following with respect to any or all of the Leased Property: 

(A) the Lessor may demand, by written notice to the Lessee specifying a payment date (the “Final Rent
Payment Date”) on a Business Day no earlier than thirty (30) days after the date of such notice but, in any event, no later than the date the Leased Property or part thereof is sold pursuant to clause (B)(2) hereof,
that the Lessee purchase the Leased Property, and the Lessee shall pay to the Lessor, on the Final Rent Payment Date (in lieu of Basic Rent due after the Final Rent Payment Date), an amount equal to the sum of (x) the Lease Balance computed for
the period commencing on the Closing Date to and including the Final Rent Payment Date, plus (y) all accrued and unpaid Rent due and unpaid for the period commencing on the Closing Date to and including the Final Rent Payment Date (less any
amounts paid by the Lessee under clause (x) above), and upon payment of such amount, and the amount of all other sums due and payable by the Lessee under this Lease and the other Operative Documents (and interest at the Overdue Rate on the
amounts payable under this clause (B)(1) from the Final Rent Payment Date to the date of actual payment), the Leased Property shall be transferred to the Lessee or its designee pursuant to Section 23.11; or 

(B) the Lessor may sell its interest in the Leased Property and/or pursue any and all remedies under the Security Documents,
and, in any event, the Lessee shall pay to the Lessor an amount equal to the excess, if any, of (x) all amounts described in clause (B)(1) above due the Lessor over (y) the net Sale Proceeds received by the Lessor from the foregoing sale
(provided, that in calculating such net Sale Proceeds, all fees, costs, expenses and Taxes to the extent not indemnified and not paid by the Lessee pursuant to Section 7.2 of the Participation Agreement incurred by the Lessor in connection with
such sale, including legal fees, shall be deducted from such Sale Proceeds); 
 (3) Any other amount necessary to compensate
the Lessor for all the damages caused by or resulting from the Lessee’s failure to perform the Lessee’s obligation under this Lease, including the costs and expenses (including reasonable attorneys’ fees, advertising costs and
brokers’ commissions) of recovering possession of the Leased Property, removing Persons or property from the Leased Property, placing the Leased Property in good order, condition, and repair, preparing and altering the Leased Property for
reletting, and all other costs and expenses of reletting; and 

  
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 (4) Such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time by Applicable Laws. 
 (iv) The Lessor may exercise any and all rights and remedies under the
Security Documents including with respect to the Cash Collateral subject to the Pledge Agreement and accounts under the Blocked Account Agreement. 

(v) If an Event of Default under this Lease is continuing, this Lease shall continue in effect for so long as the Lessor does
not terminate this Lease, and the Lessor may enforce all of the Lessor’s rights and remedies under this Lease, including the right to recover the Rent hereunder (including Basic Rent (when applicable) and Supplemental Rent) as it becomes due
under this Lease. Lessee’s right to possession shall not be deemed to have been terminated by the Lessor except pursuant to clause (i) above. The following do not constitute a termination of this Lease: 

(1) Acts of maintenance or preservation or efforts to relet the Leased Property; and 

(2) Withholding of consent to assignment or subletting, or terminating a subletting or assignment by the Lessee. 

(vi) In the event that the Lessor elects to continue this Lease in full force and effect following the termination of the
Lessee’s right of possession of the Improvements, the Lessor, to the maximum extent permitted by Applicable Laws, may enforce all its rights and remedies under this Lease including the right to recover Rent hereunder as it becomes due. During
the continuance of an Event of Default or following the termination of the Lessee’s right to possession of the Improvements, the Lessor may enter the Improvements and the Site in accordance with Applicable Laws without terminating this Lease
and sublet all or any part of the Leased Property for the Lessee’s account to any Person, for such term (which may be a period beyond the remaining Lease Term), at such rents and on such other terms and conditions as are commercially
reasonable. In the event of any such subletting, rents received by the Lessor from such subletting shall be applied (a) first, to the payment of the reasonable costs incurred by the Lessor in maintaining, preserving, altering and preparing the
Leased Property for subletting and other reasonable costs of subletting, including reasonable brokers’ commissions and attorneys’ fees; (b) second, to the payment of Rent hereunder then due and payable; (c) third, to the payment
of future Rent hereunder as the same may become due and payable hereunder; (d) fourth, to the payment of all other obligations of the Lessee hereunder and under the other Operative Documents (including the Lease Balance), and (e) fifth,
the balance, if any, shall be paid to the Lessee upon (but not before) expiration of the Lease Term. If the rents received by the Lessor from such subletting, after application as provided above, are insufficient in any period to pay the Rent due
and payable hereunder for such period, the Lessee shall pay such deficiency to the Lessor upon demand. Notwithstanding any such subletting for the Lessee’s account without termination, the Lessor may at any time thereafter, by written notice to
the Lessee, elect to terminate this Lease. 

  
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 (vii) The Lessor may exercise any other right or remedy that may be available to
it under Applicable Laws or in equity, or proceed by appropriate court action (legal or equitable) to enforce the terms or to recover damages for the breach hereof, including those arising from a breach by the Lessee of its obligations under
Section 20.2 hereof. Separate suits may be brought to collect any such damages for any Rent installment period(s), and such suits shall not in any manner prejudice the Lessor’s right to collect any such damages for any subsequent Rent
installment period(s), or the Lessor may defer any such suit until after the expiration of the Lease Term, in which event such suit shall be deemed not to have accrued until the expiration of the Lease Term. 

(viii) The Lessor may retain and apply against the Lessor’s damages all sums which the Lessor would, absent such Event of
Default, be required to pay to, or turn over to, the Lessee pursuant to the terms of this Lease. 
 The Lessee acknowledges and agrees that
upon the declaration of an Event of Default the amount due and owing by the Lessee to the Lessor hereunder shall be the Lease Balance and that to the maximum extent permitted by Applicable Laws, the Lessee waives any right to contest the Lease
Balance as the liquidated sum or agreed upon sum due and owing. 
 (b) In the event that an Event of Default is declared (or deemed
declared) solely and exclusively on the basis of one or more 97-1 Events of Default, 
 (x) a claim or demand by the Lessor
for payment by Lessee of or in respect of the Lease Balance under Section 18.1(a) hereof shall be limited as follows: 

(i) any obligation of the Lessee to pay the Lease Balance and amounts due under clauses (C) and (D) of
Section 18.1(a)(iii) shall be reduced to be an obligation to pay an amount equal to the Recourse Deficiency Amount; provided, however, that if Lessee shall not pay the full Lease Balance and such other amounts, the Lessor shall not have any
obligation to transfer the Leased Property to the Lessee or its designee as provided in clause (B)(1) of Section 18.1(a)(iii); and 

(ii) any obligation of the Lessee to pay any shortfall determined by reference to the Lease Balance as provided in clauses
(B)(2) of Section 18.1(a)(iii), and amounts due under clauses (C) and (D) of Section 18.1(a)(iii) shall be revised to be an obligation to pay the lesser of (i) such shortfall plus such other amounts and (ii) the
Recourse Deficiency Amount; and 
 the references to “Lease Balance” in the last paragraph of Section 18.1(a) and in
Section 18.2 shall be deemed references to the amount described in clause (i) or clause (ii) above, as applicable, provided, however, that the foregoing limitation shall not limit or affect any other rights of the Lessor as Lessor
shall have all rights and remedies available under the Operative Documents or available at law, equity or otherwise including the right to demand the payment of Supplemental Rent (other than the Lease Balance) and the right to require surrender and
return or sale to a third party of the Leased Property all as set forth herein; and 

  
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 (y) if Section 18.1(a)(vi) is applicable, the reference to Lease Balance in
clause (d) thereof shall be a reference to the Recourse Deficiency Amount so long as the Lease has not been terminated. 

SECTION 18.2. Proceeds of Sale; Deficiency. 

(a) All payments received and amounts held or realized by the Lessor at any time when an Event of Default shall be continuing and after the
Lease Balance shall have been accelerated pursuant to this Article XVIII as well as all payments or amounts then held or thereafter received by the Lessor (except for rents received by the Lessor from subletting pursuant to Section 18.1(a)(vi),
which shall be distributed as set forth therein) and the proceeds of sale pursuant to Section 18.1(a)(iii)(B)(2) shall be distributed forthwith upon receipt by the Lessor as follows: 

first, to the Lessor, so much of such amount as is required to reimburse the Lessor for any fees, costs, expenses, Taxes or other loss
incurred by it (to the extent not previously reimbursed); 
 second, to the Lessor, so much of such amounts as are required to pay
all expenses or fees incurred by the Lessor in connection therewith including Break Funding Amounts, if any; 
 third, to the Lessor,
so much of such amount as is required to pay all accrued Yield thereon; 
 fourth, to the Lessor, so much of such amounts as are
required to pay in full the outstanding amount of the Lease Balance; 
 fifth, to the Lessor, so much of such amounts as are required
to pay all outstanding obligations of Lessee pursuant to the Operative Documents including all indemnities which are due and payable; and 

sixth, to Lessee, the balance of such amount, if any. 

SECTION 18.3. Waiver of Certain Rights. 

To the maximum extent permitted by Applicable Laws, (a) the Lessee hereby waives the benefit of any appraisement, valuation, stay,
extension, reinstatement and redemption laws now or hereafter in force and all rights of marshalling in the event of any sale of the Leased Property or any interest therein and (b) if this Lease shall be terminated pursuant to this Article
XVIII, the Lessee waives, to the fullest extent permitted by Applicable Laws, (i) any notice of re-entry or the institution of legal proceedings to obtain re-entry or possession, (ii) any right of redemption, re-entry or repossession,
(iii) the benefit of any laws now or hereafter in force exempting property from liability for rent or for debt or limiting the Lessor with respect to the election of remedies, (iv) any other rights which might otherwise limit or modify any
of the Lessor’s rights or remedies under this Article XVIII, and (v) any rights now or hereafter conferred under California Applicable Laws that may require the Lessor to sell, lease or otherwise use the Leased Property, or any part
thereof in mitigation of the Lessor’s damages upon the occurrence of an 

  
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Event of Default or that may otherwise limit or modify any of the Lessor’s rights or remedies under this Article XVIII. 

SECTION 18.4. Remedies Cumulative; No Waiver; Consents. 

To the extent permitted by, and subject to the mandatory requirements of, Applicable Laws, each and every right, power and remedy herein
specifically given to the Lessor or otherwise in this Lease shall be cumulative and shall be in addition to every other right, power and remedy herein specifically given or now or hereafter existing at law, in equity or by statute, and each and
every right, power and remedy whether specifically herein given or otherwise existing may be exercised from time to time and as often and in such order as may be deemed expedient by the Lessor, and the exercise or the beginning of the exercise of
any power or remedy shall not be construed to be a waiver of the right to exercise at the same time or thereafter any other right, power or remedy. No delay or omission by the Lessor in the exercise of any right, power or remedy or in the pursuit of
any remedy shall impair any such right, power or remedy or be construed to be a waiver of any default on the part of the Lessee or be an acquiescence therein. Lessor’s consent to any request made by the Lessee shall not be deemed to constitute
or preclude the necessity for obtaining the Lessor’s consent, in the future, to all similar requests. No express or implied waiver by the Lessor of any Event of Default shall in any way be, or be construed to be, a waiver of any future or
subsequent Default or Event of Default. 
 ARTICLE XIX 

RIGHT TO CURE 
 If any
Event of Default other than those described in paragraphs (h) and (i) of Article XVII shall be continuing and in the Lessor’s reasonably exercised judgment the Lessee is not acting diligently and appropriately to cure such Event of
Default, the Lessor may, but shall not be obligated to, on five (5) Business Days’ prior notice to the Lessee (except in the event of an emergency, in which case only one (1) Business Day’s prior notice shall be required), cure
such Event of Default and the Lessor shall not thereby be deemed to have waived any default caused by such failure to cure, and the amount of such payment and the amount of the expenses of the Lessor (including reasonable attorneys’ fees and
expenses) incurred in connection with such cure, together with interest thereon at the Overdue Rate, shall be deemed Supplemental Rent, payable by the Lessee to the Lessor upon demand. 

ARTICLE XX 
 EARLY
TERMINATION OPTION; OBLIGATION TO PURCHASE; MID-TERM REMARKETING OPTION 
 SECTION 20.1. Early Termination Option. 

Without limitation of the Lessee’s purchase obligation pursuant to Section 20.2, the Lessee may, at its option, on any
Business Day following the Base Term Commencement Date but prior to the Lessee’s election to exercise the Return Option, purchase all, but not less than all, of the Leased Property (the “Early Termination Option”) at a
price equal to the Break Even Price. In order to exercise its option to purchase the Leased Property pursuant to this Section 20.1, the Lessee shall give the Lessor not less than thirty (30) days’ prior written notice of such 

  
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election which election, in each case, shall be irrevocable when made. Notwithstanding anything herein to the contrary, the Lessee shall not be permitted to exercise the Early Termination Option
following the occurrence and during the continuance of an Event of Default unless it shall (i) elect the Early Termination Option on or before ten (10) Business Days following such Event of Default, and (ii) consummate the purchase of
the Leased Property by Lessee (or its designee) before twenty (20) Business Days following such Event of Default. Upon receipt of the Break Even Price, the Leased Property shall be transferred to the Lessee (or its designee) pursuant to
Section 23.11. 
 SECTION 20.2. Required Purchase. 

So long as the Lessor has not exercised any other remedy inconsistent therewith, the Lessee shall be obligated to purchase the Leased Property
for the Break Even Price automatically and without notice upon the occurrence of any Event of Default described in clauses (h) or (i) of Article XVII and upon receipt of the Break Even Price the Leased Property shall be transferred to the
Lessee (or its designee) pursuant to Section 23.11. 
 SECTION 20.3. Mid-term Remarketing Option. 

At any time during the Lease Term other than after the occurrence and during the continuance of an Event of Default, Lessee shall
have the option (the “Remarketing Option”) to designate a third party purchaser and to cause the Lessor to sell the Leased Property to such purchaser on the date designated for the sale thereof by Lessee (the
“Remarketing Sale Date”) provided, that the Lessor shall have received the Remarketing Sale Proceeds of such sale together with (in the case where such Remarketing Sale Proceeds do not equal or exceed the Break Even Price)
additional cash amounts paid to the Lessor by the Lessee, as Supplemental Rent, in an amount equal to the excess of the Break Even Price over such Remarketing Sale Proceeds. If the Remarketing Sale Proceeds exceed the Break Even Price as of such
Remarketing Sale Date, the Lessor shall pay over to the Lessee the portion of the Remarketing Sale Proceeds in excess thereof after satisfaction of all amounts due hereunder or under the other Operative Documents. Subject to, and concurrent with,
the receipt by the Lessor of funds equal to or in excess of the Break Even Price, on the Remarketing Sale Date, the Lessor shall convey to the Lessee or its designee the Leased Property in accordance with Section 23.11. The Lessee shall be
responsible for the payment of all fees and expenses of the Lessor (including reasonable attorneys’ fees and expenses) incurred in connection with any exercise or purported exercise of the Remarketing Option. 

ARTICLE XXI 
 END OF TERM
OPTIONS 
 SECTION 21.1. End of Term Options 

At least one hundred and eighty (180) days prior to the Return Date, but not more than two hundred seventy (270) days, the Lessee
shall, by delivery of an irrevocable written notice to the Lessor, exercise one of the following options: 

  
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 (a) Purchase for cash for the Break Even Price all, but not less than all, of the
Leased Property then subject to this Lease on the last day of the Lease Term (the “Purchase Option”) and if the Lessee shall have elected the Purchase Option, upon the payment to the Lessor of the Break Even Price, the Leased
Property shall be transferred to the Lessee (or its designee) pursuant to Section 23.11; or 
 (b) Provided
no Default or Event of Default (other than an Event of Default that is declared solely and exclusively on the basis of one or more 97-1 Event of Default with respect to which the Lessor has not yet commenced exercising remedies) shall have occurred
and be continuing, return the Leased Property to the Lessor at the end of the scheduled expiration date of the Lease Term (the “Return Option”). The Return Option shall be conditioned upon and subject to the fulfillment by
the Lessee of each of the terms and conditions set forth in Article XXII and, thereafter, the Lessee shall have no further obligations to pay Basic Rent or the remaining Lease Balance. Lessee shall not enter into any additional subleases or renew
any subleases with respect to the Leased Property following the Lessee’s election of the Return Option. Following the Lessee’s election of the Return Option, the Lessee shall not remove any Alterations. 

SECTION 21.2. Election of Options. 

In the event Lessor shall not have received the foregoing notice from Lessee prior to the date that is one hundred and eighty (180) days
prior to the last day of the Return Date, by delivery of written notice via nationally recognized overnight courier to the Lessee, Lessor may notify the Lessee of the expiration of the election notice period set forth in the preceding section. If,
in any event, the Lessee fails to make a timely election under Section 21.1 hereof, the Lessee shall be deemed to have elected the Return Option. Lessee may not elect the Return Option if there exists on the date the election is made a Default,
an Event of Default or an Event of Loss. In the event a Default or an Event of Default (other than an Event of Default that is declared solely and exclusively on the basis of one or more 97-1 Events of Default with respect to which the Lessor has
not yet commenced exercising remedies) or an Event of Loss shall have occurred after the election by the Lessee, or deemed election by the Lessee, of the Return Option, then notwithstanding any such election or deemed election, Lessee shall be
deemed to have elected the Purchase Option with respect to the Leased Property. In the event a Default or Event of Default that is solely and exclusively based on one or more 97-1 Events of Default shall have occurred after the election by Lessee of
the Return Option, (i) Lessee may continue with its Return Option so long as the Lessor has not commenced exercising remedies with respect thereto, and (ii) Lessee shall not be permitted to continue with its Return Option and shall be
subject to Section 18 hereof including the limitations set forth in Section 18.1(b) hereof, in the event the Lessor shall have commenced remedies with respect thereto. 

ARTICLE XXII 
 RETURN
OPTION 
 SECTION 22.1. Return Option Procedures. 

(a) If the Lessee elects or is deemed to have elected the Return Option and the Lessor elects to require the Lessee to offer to sell the Leased
Property, at the option of the Lessor, (x)

  
 29 

 
the purchaser shall be reasonably entitled (whether on or before the Return Date or thereafter) to be granted a temporary easement or other right of access from the Lessee on the Leased Property
to enable the purchaser to have access over paths and streets necessary to remarket the Leased Property (the “Easement”) (which obligation of the Lessee to grant such Easement hereunder shall survive the termination of this
Lease), or (y) the Lessee shall use commercially reasonable efforts as non-exclusive agent for the Lessor to obtain the highest all cash purchase price for the Leased Property. In the event the Lessee receives any bid, the Lessee shall within
five (5) Business Days after receipt thereof and, at least five (5) Business Days prior to the Return Date, certify to the Lessor in writing the amount and terms of such bid and the name and address of the party (who shall not be the
Lessee or any Subsidiary of the Lessee or, unless the sum of (i) the Sale Proceeds pursuant to a proposed bid which the Lessee desires to accept plus (ii) the Recourse Deficiency Amount plus (iii) any amount payable pursuant to
Section 7.5 of the Participation Agreement is not less than the Break Even Price, any Person with whom the Lessee has an understanding or arrangement regarding their future use, possession or ownership of the Leased Property or the
Lessor’s other rights, title and interest in and to the Leased Property, but who may be the Lessor, any Affiliate thereof, or any Person contacted by the Lessor (other than any Person otherwise forbidden from being such purchaser pursuant to
the foregoing parenthetical)) submitting such bid, and the Lessee and any sublessee shall confirm in writing both to the Lessor and to the bidder that it will vacate the Leased Property and take such reasonable steps as may be required to grant to
the bidder the Easement on or before the Return Date. 
 (b) If the sum of (i) the Sales Proceeds pursuant to a proposed bid which the
Lessee desires to accept plus (ii) the Recourse Deficiency Amount plus (iii) any amount payable pursuant to Section 7.5 of the Participation Agreement is not less than the Break Even Price, then the Lessee shall determine and accept
the winning bid; otherwise, Lessor shall have the right, in its sole and absolute discretion to accept or reject any bid so presented by the Lessee. As non-exclusive selling agent, Lessee’s expenses and the out-of-pocket expenses incurred by
the Lessor in connection with any such bidding and sale process pursuant to this Section 22.1 as well as all costs and expenses incurred by the Lessor or a buyer or potential buyer of the Leased Property to place the Leased Property in the
condition required by Section 9.1, shall be deducted from the Sale Proceeds. On the Return Date, so long as no Event of Default or Default (other than an Event of Default that is declared solely and exclusively on the basis of one or more 97-1
Events of Default with respect to which the Lessor has not yet commenced exercising remedies) shall have occurred and be continuing: (w) the Lessee shall transfer all of the Lessee’s right, title and interest in the Leased Property if any,
that the Lessor does not yet hold pursuant to the terms of the Operative Documents to the bidder, if any, which shall have submitted the bid (if any) accepted pursuant to this Section 22.1(b), in the same manner and in the same condition and
otherwise in accordance with all of the terms of this Lease, warranted free and clear of all Liens other than Permitted Liens described in clauses (a) and (b) of the definition thereof; (x) subject to the prior or current payment by
the Lessee of all amounts due under clause (y) of this sentence, the Lessor shall comply with any conditions to transfer set forth in Section 22.2 and the transfer provisions of Section 22.1(b) in order to transfer its interests in
the Leased Property for cash to such bidder; (y) the Lessee, as non-exclusive selling agent, shall simultaneously pay to the Lessor all of the amounts required pursuant to Section 22.3; and (z) after payment in full of all amounts
owing to the Lessor hereunder and under the terms of the bid, this Lease shall terminate or, at Lessee’s option, shall be assigned by Lessor without recourse or warranty by Lessor to a 

  
 30 

 
designee concurrent with the payment of such designated amount. The Lessor shall not have any responsibility for procuring any purchaser; provided, however, that the Lessor and its designees may
engage in activities to market and sell the Leased Property and may terminate Lessee as its non-exclusive selling agent upon one (1) Business Day’s notice. Any such activities reasonably undertaken by the Lessor pursuant to this
Section 22.1(b) shall be at the Lessor’s sole cost and expense (which shall be deducted from the Sale Proceeds in accordance with the foregoing), shall not reduce the Lessee’s obligations, as non-exclusive selling agent, under this
Section 22.1(b) or during the Extended Remarketing Period) to use commercially reasonable efforts, as non-exclusive selling agent, to sell the Leased Property in accordance with the requirements of this Section 22.1(b) and
Section 22.2. If the Sale Proceeds exceed the Break Even Price as of the Return Date, the Lessee shall retain or be entitled to receive the portion of the Sale Proceeds in excess thereof. If the Sale Proceeds are less than the aggregate
outstanding Break Even Price, the Lessee shall pay or shall cause to be paid to the Lessor, as Supplemental Rent, on the date of such sale (but not later than the Return Date), in addition to the Sale Proceeds, an additional amount as set forth in
the last sentence of Section 22.3(a) hereof. 
 SECTION 22.2. Sale. 

Lessee, as non-exclusive selling agent, shall, on the Return Date, at the Lessee’s own expense (without right of reimbursement therefor
out of gross sale proceeds except as provided in the third sentence of Section 22.1(b) above), negotiate the terms of any applicable sale, such that the Leased Property transferred to the purchaser in accordance with Section 22.1 hereof is
(i) free and clear of all Liens, other than Permitted Liens described in clauses (a) or (b) of the definition thereof and (ii) (A) in the condition required by the terms of this Lease, (B) capable of operating in
accordance with the purposes set forth in the Appraisal, (C) without any lessees claiming relief or exemption from judicial execution, and (D) in compliance with all Applicable Laws. Lessee, as non-exclusive selling agent, shall obtain all
necessary governmental consents and approvals and make all governmental filings required by the Lessee or the Lessor in connection with any sale and grant of rights. Lessee, as non-exclusive selling agent, shall cooperate with the purchaser of the
Leased Property in order to facilitate the transfers of the use, ownership and operation of the Leased Property by such purchaser after the date of the sale or transfer, including providing all books, reports and records regarding the maintenance,
repair and ownership of the Leased Property and granting or assigning all licenses necessary for the operation of the Leased Property and cooperating in seeking and obtaining all necessary Governmental Actions. Lessee shall also, on the Return Date,
vacate and cause any sublessee to vacate the Leased Property. As a further condition to the Lessee’s rights hereunder, the Lessee shall pay the total cost for the completion of all Alterations commenced after the Base Term Commencement Date and
prior to the Return Date, and, subject to the Lessee’s right to use applicable insurance proceeds as set forth in Article XIII hereof, for the repair and rebuilding of the affected portions of the Leased Property suffering a Casualty after the
Base Term Commencement Date. Such Alterations and all such repairs and rebuilding shall be completed prior to the Return Date. Unless the Lessee shall have exercised or been deemed to have exercised its Purchase Option or the Leased Property is to
be sold to an independent purchaser, prior to the Return Date, the Lessee shall furnish to the Lessor and the independent purchaser hereunder a reasonably current preliminary environmental survey for the Leased Property dated no earlier than
forty-five (45) days prior to the Return Date, from an environmental consultant satisfactory in the reasonable discretion of Lessor certifying that there exists no environmental 

  
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contamination with respect to the Leased Property which would adversely affect the marketability, fair market value or useful life, as determined by the Appraisal, of the Leased Property or have
an adverse effect on the Lessor and addressed to Lessor in form and substance satisfactory in the reasonable discretion of Lessor. The obligations of the Lessee under this Section 22.2 shall survive the expiration or termination of this Lease.
Unless the Lessee shall have exercised or been deemed to have exercised its Purchase Option or the Leased Property is to be sold to an independent purchaser, the Lessor shall be entitled to perform such investigation, including obtaining reports of
engineers and other experts as to the condition and state of repair and maintenance of the Improvements and the Site required by this Section 22.2 and as to the compliance of the Leased Property with Applicable Laws, including Environmental
Laws, as it deems appropriate. Lessee, at its sole cost and expense (without right of reimbursement therefor out of gross sale proceeds but, subject to the Lessee’s right to use applicable insurance and condemnation proceeds as set forth in
Article XIII hereof), shall cause the repair or other remediation of any discrepancies between the actual condition of the Improvements and the Site and the condition required under this Lease, such repair or remediation to be completed not later
than the Return Date. 
 SECTION 22.3. Application of Sale Proceeds and Recourse Payments. 

(a) On the Return Date, in connection with the Lessee’s exercise of the Return Option, the Lessee shall pay to the Lessor all Rent then
due together with all other amounts due and payable by the Lessee to the Lessor or any Indemnitee. The Lessee also shall cause to be paid to the Lessor, from the aggregate Sale Proceeds (after application of gross sale proceeds to payment of any
deed or transfer tax thereon not paid by the purchaser thereof and payment or reimbursement to the Lessee and/or the Lessor for any costs or expenses incurred by the Lessee and/or the Lessor in connection with the actions required under Sections
22.1 and 22.2, excluding any provision thereof which expressly specifies that the Lessee’s costs shall not be reimbursable out of gross sale proceeds), the aggregate outstanding Break Even Price as of the Return Date (as determined after the
payment of all Rent due on such date and application of all other payments hereunder by Lessee in accordance with Section 22.3(c) hereof). If the Sale Proceeds exceed the Break Even Price as of the Return Date, the Lessee shall retain or be
entitled to receive the portion of the Sale Proceeds in excess thereof. If the Sale Proceeds are less than the aggregate outstanding Break Even Price, the Lessee shall pay or shall cause to be paid to the Lessor, as Supplemental Rent, on the Return
Date, in addition to the Sale Proceeds, an additional amount equal to the lesser of (x) the amount that the Break Even Price exceeds the Sale Proceeds or, (y) provided no Default or Event of Default (other than an Event of Default that is
declared solely and exclusively on the basis of one or more 97-1 Events of Default with respect to which the Lessor has not yet commenced exercising remedies) has occurred and is continuing, the Recourse Deficiency Amount. 

(b) The obligation of the Lessee to pay the amounts determined pursuant to Sections 22.3(a) and 22.4 shall be recourse obligations of the
Lessee, and such payments by the Lessee shall not limit any other obligation of the Lessee under the Operative Documents, including pursuant to Article VII of the Participation Agreement. 

(c) If on any date the Lessor shall receive any amounts that constitute payment of the Recourse Deficiency Amount and any Sale Proceeds
following Lessee’s election to return or 

  
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deemed election to have returned the Leased Property at the Return Date, the Lessor shall apply such amounts in the following order of priority: 

first, to the Lessor, so much of such amount as is required to reimburse the Lessor for any fees, costs, expenses, Taxes or other loss
incurred by it (to the extent not previously reimbursed); 
 second, to the Lessor, so much of such amounts as are required to pay
all expenses or fees incurred by the Lessor in connection therewith including Break Funding Amounts, if any; 
 third, to the Lessor,
so much of such amount as is required to pay all accrued Yield thereon; 
 fourth, to the Lessor, so much of such amounts as are
required to pay in full the outstanding amount of the Lease Balance; 
 fifth, to the Lessor, so much of such amounts as are required
to pay all outstanding obligations of Lessee pursuant to the Operative Documents including all indemnities due and payable; and 

sixth, to Lessee, the balance of such amount, if any. 

SECTION 22.4. Failure to Sell Leased Property. 

(a) If the Leased Property shall not have been sold on or prior to the Return Date, in accordance with and subject to the provisions of this
Article XXII, then the Lessee and the Lessor hereby agree as follows: 
 (i) the Lessee shall pay or shall cause to be paid
to the Lessor, as Supplemental Rent, on the Return Date, in addition to the Sale Proceeds, an amount equal to the Recourse Deficiency Amount plus all other Rent then due under this Lease and the other Operative Documents or, in the event a Default
or Event of Default (other than an Event of Default that is declared solely and exclusively on the basis of one or more 97-1 Events of Default with respect to which the Lessor has not yet commenced exercising remedies) shall have occurred and be
continuing on such date, the Break Even Price and, in the case where the Break Even Price is paid, the Lessor shall convey to the Lessee or its designee the Leased Property in accordance with Section 23.11; and 

(ii) at the option of the Lessor, if the Lessee has not paid the Break
Even Price as set forth in Section 22.4(a)(i) above, the Lessee shall be required to continue using commercially reasonable efforts as non-exclusive agent for the Lessor to sell the Leased Property in accordance with Sections 22.1 and 22.2 for
the period (the “Extended Remarketing Period”) commencing on the Return Date, and ending on the earliest of (w) the date occurring twenty-fourth (24th) months
following the Return Date, (x) the sale of the Leased Property in accordance with the provisions of Sections 22.1 and 22.2 or such earlier date as the Lessor has received payment in full of the Break Even Amount, (y) the delivery of a
written notice from the Lessor to the Lessee at any time terminating this 

  
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Lease, which notice shall indicate that such termination is being made pursuant to this Section 22.4(a)(ii) and the date such termination shall be effective, and (z) the delivery of a
written notice from the Lessee to the Lessor pursuant to which the Lessee notifies the Lessor of its election to terminate the Extended Remarketing Period. The notice given by the Lessee pursuant to Section 22.4(a)(ii)(z) shall indicate that it
is being made pursuant to Section 22.4(a)(ii)(z) and shall set forth the date of termination of the Extended Remarketing Period; provided, however, in no event shall such effective date occur prior to the twenty-fourth (24th) month following the Return Date. On the last day of the Extended Remarketing Period, if the Leased Property has not been sold during the Extended Remarketing Period in accordance with
Section 22.2, the Lessee shall also make the payments required under Section 22.4(a), to the extent not already paid under such Section. Nothing in this Section 22.4(a)(ii) shall adversely affect any other rights the Lessor may have
to terminate this Lease pursuant to any other Section of this Lease or the Lessor’s right to pursue any remedy hereunder as a result of an Event of Default arising as a result of the Lessee’s failure to comply with the requirements set
forth herein including pursuant to Article XVII or the Lessee’s obligation to pay amounts arising under Article VII of the Participation Agreement. 

(b) Following the expiration of the Extended Remarketing Period (or, if not so extended by Lessor, following the Return Date) and the absence
of any sale of the Leased Property, the Lessor and Lessee will use commercially reasonable efforts to agree upon the Fair Market Value of the Leased Property. If the Lessor and Lessee are unable to agree upon the Fair Market Value of the Leased
Property, Lessor shall order a valuation of the Fair Market Value of the Leased Property. Promptly after receipt of such valuation which establishes the Fair Market Value of Leased Property, Lessor shall pay to Lessee an amount equal to the lesser
of (A) the Recourse Deficiency Amount paid by the Lessee in accordance with the Section 22.4(a)(i) and (B) the amount by which the Fair Market Value of the Leased Property exceeds the remaining Break Even Price, less any Force Majeure
Losses (the lower of (A) and (B) being the “Expiration True-Up”). 
 (c) The Lessor may sell or lease the
Leased Property and the Lessor’s other interest in and to the Leased Property to any third party at such reasonable times and for such amounts as the Lessor deems commercially reasonable and appropriate in order to maximize the Lessor’s
opportunity to recover the Lease Balance. If the Lessee returns the Leased Property to the Lessor in accordance with this Section 22.4 and, following the expiration of the Extended Remarketing Period, the Lessor subsequently sells the Leased
Property for cash Sale Proceeds, Sale Proceeds shall be applied by the Lessor in the following order of priority: 
 (i)
first, to the Lessor, Sale Proceeds shall be applied to any fees, costs, expenses, Taxes or other loss incurred by it (to the extent not previously reimbursed); 

(ii) second, to the Lessor, Sale Proceeds shall be applied to the Lease Balance until the Lease Balance (excluding Force
Majeure Losses, if any) is paid in full (provided that, all costs and expenses arising from or related to the Leased Property which accrue after the later of the Return Date and the date the Lessee ceases to occupy the Leased Property shall
be excluded from the Lease Balance for purposes of this Section 22.4(c)(ii)); 

  
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 (iii) third, to the Lessee, Sale Proceeds shall be applied to the Recourse
Deficiency Amount (less the Expiration True-Up), if any, to the extent such amounts were paid by the Lessor to the Lessee in accordance with Section 22.4(b); 

(iv) fourth, to the Lessor, Sale Proceeds shall be applied to Force Majeure Losses and, to the extent not previously
paid to the Lessor pursuant to clause (i) or clause (ii) above, to any other amounts payable to the Lessor pursuant to any expense reimbursement or indemnification by the Lessee pursuant to the provisions of the Operative Documents; 

(v) fifth, to the Lessor, Sale Proceeds shall be applied to any costs or expenses excluded from the Lease Balance as a
result of the proviso in Section 22.4(c)(ii) above; 
 (vi) sixth, to the Lessor, Sale Proceeds shall be applied
to all other amounts, if any, payable by the Lessee to the Lessor under the Operative Documents, to the extent not previously paid to the Lessor pursuant to clauses (i), (ii), (iv) or (v) above; and 

(vii) seventh, to the Lessee, the balance, if any, of any Sale Proceeds shall be distributed to, or as directed by, the
Lessee. 
 (d) The Lessor’s appointment of the Lessee as the Lessor’s non-exclusive agent to use commercially reasonable efforts
to obtain the highest all-cash price for the purchase of the Leased Property and the Lessor’s interest in the Leased Property shall not restrict the Lessor’s right to market or lease the Leased Property and the Lessor’s interest in
the Leased Property or to retain one or more sales agents or brokers (with the costs and expenses thereof being paid out of the Sale Proceeds, as provided in Sections 22.1(a) and 22.3(a) hereof). 

(e) the Lessor reserves all rights under this Lease and the other Operative Documents arising out of the Lessee’s breach of any
provisions of this Lease (including this Article XXII), whether occurring prior to, on or after the Return Date, including the Lessee’s breach of any of its obligations under this Article XXII, including the right to sue the Lessee for damages.

 (f) To the greatest extent permitted by Applicable Law, the Lessee hereby unconditionally and irrevocably waives, and releases the Lessor
from, any right to require the Lessor at any time prior to the Return Date or the expiration of the Extended Remarketing Period, as applicable, to market the Leased Property and the Lessor’s other interest in and to the Leased Property at all
or for any minimum purchase price or on any particular terms and conditions, the Lessee hereby agrees that if the Lessee shall elect or shall be deemed to have elected the Return Option, its ability to sell the Leased Property and the Lessor’s
other interest in and to the Leased Property on or prior to the Return Date, and to cause any Person to submit a bid to the Lessor pursuant to Section 22.1 shall constitute full and complete protection of the Lessee’s interest hereunder.

 (g) During the period following Lessee’s exercise of the Return Option, the obligation of Lessee to pay Rent with respect to the
Leased Property (including the installment of Rent due on the Return Date) shall continue undiminished; provided that such amounts subsequent to the Return Date (assuming the Lessee has returned the property to the Lessor)

  
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shall accrue and be payable out of the Sale Proceeds of any sale in accordance with Section 22.4(c)(v). 

SECTION 22.5. Surrender and Return. 

(a) Upon the expiration or earlier termination of the Lease Term, and provided that Lessee, if so entitled, has not exercised its option to
purchase the Leased Property, Lessee shall peaceably leave and surrender and return the Leased Property to Lessor in the same condition in which the Leased Property existed on the Closing Date and such subsequent date on which any Alterations that
constitute part of the Improvements were constructed, except as completed, repaired, rebuilt, restored, altered or added to as required by or permitted by any provision of this Lease (ordinary wear and tear excepted). Lessee shall remove from the
Leased Property on or prior to such expiration or earlier termination all property situated thereon which is not the property of Lessor and the Leased Property shall be broom clean and Lessee shall repair any damage caused by such removal. Property
not so removed shall become the property of Lessor and Lessor may cause such property to be removed from the Leased Property and disposed of, and Lessee shall pay (without right of reimbursement out of gross sale proceeds) the reasonable cost of any
such removal and disposition and of repairing any damage caused by such removal. 
 (b) Except for surrender upon the expiration or earlier
termination of the Lease Term hereof, no surrender to Lessor of this Lease or of the Leased Property shall be valid or effective unless agreed to and accepted in writing by Lessor. 

(c) Without limiting the generality of the foregoing, upon the surrender and return of the Leased Property to Lessor pursuant to this
Section 22.5, the Leased Property shall be (w) capable of being immediately utilized by a third-party purchaser or third-party lessee without further inspection, repair, replacement, alterations or improvements, licenses, permits, or
approvals, except for any of the foregoing required solely by virtue of the change in ownership (other than to Lessor), use or occupancy of the Leased Property, (x) in compliance with all Applicable Laws including any of the foregoing required
by virtue of a change in ownership, use or occupancy of the Leased Property other than to or by Lessee, (y) subject to any Shared Use Agreement, Appurtenant Rights and Restrictions or other cross easement agreement as may be necessary to comply
with Applicable Laws, to make any such property marketable and to increase the aggregate value of the Leased Property and the other Sites, and (z) free and clear of any Lien. Until the Leased Property has been surrendered and returned to Lessor
in accordance with the provisions of this Section 22.5, Lessee shall continue to pay Lessor all Rent due hereunder. 
 (d) Lessee
acknowledges and agrees that a breach of any of the provisions of this Section 22.5 may result in damages to Lessor that are difficult or impossible to ascertain and that may not be compensable at law. Accordingly, upon application to any court
of equity having jurisdiction over the Leased Property or the Lessee, Lessor shall be entitled to a decree against Lessee requiring specific performance of the covenants of Lessee set forth in this Section 22.5. 

(e) Upon the request of the Lessor, Lessee shall continue to maintain its insurance policies for the Leased Property, to the extent permitted
by such policies, provided that Lessor pays or reimburses Lessee for the pro rata cost thereof. 

  
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 ARTICLE XXIII 

MISCELLANEOUS 

SECTION 23.1. Binding Effect; Successors and Assigns; Survival. 

The terms and provisions of this Lease, and the respective rights and obligations hereunder of the Lessor and the Lessee shall be binding upon
them and their respective successors, legal representatives and assigns (including, in the case of the Lessor, any Person to whom the Lessor may transfer the Leased Property or any interest therein in accordance with the provisions of the Operative
Documents), and inure to their benefit and the benefit of their respective permitted successors, legal representatives and assigns (including, in the case of the Lessor, any Person to whom the Lessor may transfer the Leased Property or any interest
therein in accordance with the provisions of the Operative Documents). 
 SECTION 23.2. Severability. 

Any provision of this Lease that shall be prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the
extent of such prohibition or unenforceability without invalidating the remaining provisions hereof and any such prohibition or unenforceability in any jurisdiction shall not invalidate or render unenforceable such provision in any other
jurisdiction, and the Lessee shall remain liable to perform its obligations hereunder except to the extent of such unenforceability. To the extent permitted by Applicable Laws, the Lessee hereby waives any provision of law that renders any provision
hereof prohibited or unenforceable in any respect. 
 SECTION 23.3. Notices. 

Unless otherwise specified herein, all notices, requests, demands or other communications to or upon the respective parties hereto shall be in
writing and shall be delivered and shall be deemed to have been given in accordance with Section 8.3 of the Participation Agreement. 

SECTION 23.4. Amendment; Complete Agreements. 

Neither this Lease or any other Operative Document nor any terms hereof or thereof may be amended, supplemented or modified except in
accordance with the provisions of the Participation Agreement. This Lease, together with the other Operative Documents, is intended by the parties as a final expression of their agreement and as a complete and exclusive statement of the terms
thereof, all negotiations, considerations and representations between the parties having been incorporated herein and therein. No course of prior dealings between the parties or their officers, employees, agents or Affiliates shall be relevant or
admissible to supplement, explain, or vary any of the terms of this Lease or any other Operative Document. Acceptance of, or acquiescence in, a course of performance rendered under this or any prior agreement between the parties or their Affiliates
shall not be relevant or admissible to determine the meaning of any of the terms of this Lease or any other Operative Document. No representations, undertakings, or agreements have been made or relied upon in the making of this Lease other than
those specifically set forth in the Operative Documents. 

  
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 SECTION 23.5. Headings. 

The Table of Contents and headings of the various Articles and Sections of this Lease are for convenience of reference only and shall not
modify, define or limit any of the terms or provisions hereof. 
 SECTION 23.6. Original Executed Counterpart. 

The single executed original of this Lease marked as Counterpart No. 1 shall be the “original executed
counterpart” of this Lease. To the extent that this Lease constitutes chattel paper, as such term is defined in the Uniform Commercial Code as in effect in any applicable jurisdiction, no security interest in this Lease may be created
through the transfer or possession of any counterpart other than the “original executed counterpart.” 

SECTION 23.7. Governing Law. 

This Lease has been delivered in, and shall in all respects be governed by and construed in accordance with the laws of, the State of New York,
without regard to conflicts of laws principles (except Section 5-1401 of the New York General Obligations Law), including all matters of construction, validity and performance, except as to matters relating to the perfection of the security
interests hereunder and the exercise of rights and remedies with respect thereto, which shall be governed by and construed in accordance with the laws of the State of California. 

SECTION 23.8. No Joint Venture. 

Any intention to create a joint venture or partnership relation hereunder or pursuant to any other Operative Document between the Lessor and
the Lessee is hereby expressly disclaimed. 
 SECTION 23.9. No Accord and Satisfaction. 

The acceptance by the Lessor of any sums from the Lessee (whether as Basic Rent or otherwise) in amounts which are less than the amounts due
and payable by the Lessee hereunder is not intended, nor shall be construed, to constitute an accord and satisfaction of any dispute between the Lessor and the Lessee regarding sums due and payable by the Lessee hereunder, unless the Lessor
specifically deems it as such in writing. 
 SECTION 23.10. Survival. 

The termination of this Lease pursuant to Section 18.1 shall in no event relieve the Lessee of its liabilities and obligations hereunder
which accrued prior to such termination, all of which shall survive any such termination. The extension of any applicable statute of limitations by the Lessee, the Lessor or any other Indemnitee shall not affect such survival. 

SECTION 23.11. Transfer of Leased Property. 

Except as may be applicable under Article XXII, any transfer of the Leased Property pursuant to this Lease shall be at the Lessee’s
expense. Upon receipt by the Lessor of payment 

  
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in full of the Break Even Price pursuant to the applicable provision of this Lease, the Leased Property shall be transferred to the Lessee or any designee it may identify. 

Any transfer of the Lessor’s interest in and to the Leased Property pursuant to this Lease shall be transferred on an “as is, where
is, with all faults” basis, without covenants or warranties of title and without recourse, representation or warranty of any kind, other than with respect to the Lessor, the absence of Lessor Liens, and together with the due assumption by the
Lessee (or its designee), of, and due release of the Lessor from, all obligations relating to the Leased Property. In connection with any transfer to an independent third party, the Lessee shall, or shall ensure that its designee shall, execute and
deliver such documents, certificates and estoppels as may be required to facilitate the transfer of the Leased Property. Any provision in this Lease or other Operative Document to the contrary notwithstanding, no transfer of the Leased Property to
the Lessee or to a third party buyer pursuant to the Return Option shall be made until the Lessor has received all Rent and other amounts then due and owing by the Lessee hereunder and under the other Operative Documents. At or subsequent to the
transfer or return of all or any of the Leased Property to a third party buyer pursuant to the Return Option, the Lessee will provide the Lessor with such lien and title searches as the Lessor may reasonably request to demonstrate to the
Lessor’s satisfaction that the Leased Property is subject to no liens other than Permitted Liens as described in clauses (a) or (b) of the definition thereof. Notwithstanding anything contained herein or in the other Operative
Documents to the contrary, any obligation of the Lessor to transfer any assets to the Lessee shall be satisfied by a transfer of such assets to any designee selected by it. 

SECTION 23.12. Enforcement of Certain Warranties. 

Unless an Event of Default shall have occurred and be continuing, the Lessor authorizes the Lessee (directly or through agents), without
assuming any responsibility for the existence of such warranty or the validity of the authorization granted hereunder at the Lessee’s expense, to assert, during the Lease Term, all of the Lessor’s rights (if any) under any applicable
warranty and any other claim that the Lessee or the Lessor may have under the warranties provided in connection with the Improvements and the Lessor agrees to cooperate, at the Lessee’s expense, with the Lessee and its agents in asserting such
rights. Any amount recovered by the Lessee under any such warranties shall be retained by or paid over to the Lessee, subject to Section 23.13. 

SECTION 23.13. Security Interest in Funds. 

As long as a Material Default or Event of Default shall have occurred and be continuing, any amount that would otherwise be payable to the
Lessee under the Operative Documents shall be paid to or retained by the Lessor (including amounts to be paid to the Lessee pursuant to Article XIII or Section 23.12) as security for the performance by the Lessee in full of its obligations
under this Lease and the other Operative Documents and, provided an Event of Default exists, it may be applied to the obligations of the Lessee hereunder and under the other Operative Documents and distributed pursuant to Section 18.2. At such
time as no Material Default or Event of Default shall be continuing, such amounts, net of any amounts previously applied to the Lessee’s obligations hereunder or under any other Operative Documents, shall be paid to the Lessee. Any such amounts
which are held pending payment to the Lessee or 

  
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application hereunder shall be invested by the Lessor as directed from time to time in writing by the Lessee, and at the expense and risk of the Lessee, in Permitted Investments. Any gain
(including interest received) realized as the result of any such investment (net of any fees, commissions and other expenses, if any, incurred in connection with such investment) shall be applied from time to time in the same manner as the principal
invested. Lessor shall not be liable for any losses on such investments or for any failure to make any investment, 
 SECTION 23.14.
Submission to Jurisdiction. 
 EACH OF THE LESSOR AND THE LESSEE IRREVOCABLY AND UNCONDITIONALLY: 

(a) SUBMITS FOR ITSELF AND ITS PROPERTY IN ANY LEGAL ACTION OR PROCEEDING RELATING TO THIS LEASE, OR FOR RECOGNITION AND ENFORCEMENT OF ANY
JUDGMENT IN RESPECT THEREOF, TO THE NON-EXCLUSIVE GENERAL JURISDICTION OF THE UNITED STATES DISTRICT COURT FOR THE SOUTHERN DISTRICT OF NEW YORK OR OF ANY NEW YORK STATE COURT SITTING IN THE BOROUGH OF MANHATTAN, AND APPELLATE COURTS FROM ANY
THEREOF; 
 (b) CONSENTS THAT ANY SUCH ACTION OR PROCEEDINGS MAY BE BROUGHT TO SUCH COURTS, AND WAIVES ANY OBJECTION THAT IT MAY NOW OR
HEREAFTER HAVE TO THE VENUE OF ANY SUCH ACTION OR PROCEEDING IN ANY SUCH COURT OR THAT SUCH ACTION OR PROCEEDING WAS BROUGHT IN AN INCONVENIENT FORUM AND AGREES NOT TO PLEAD OR CLAIM THE SAME; 

(c) AGREES THAT SERVICE OF PROCESS IN ANY SUCH ACTION OR PROCEEDING MAY BE EFFECTED BY MAILING A COPY THEREOF BY REGISTERED OR CERTIFIED MAIL
(OR ANY SUBSTANTIALLY SIMILAR FORM OF MAIL), POSTAGE PREPAID, TO SUCH PARTY AT ITS ADDRESS SET FORTH ON SCHEDULE II TO THE PARTICIPATION AGREEMENT OR AT SUCH OTHER ADDRESS OF WHICH THE OTHER PARTIES HERETO SHALL HAVE BEEN NOTIFIED PURSUANT TO
SECTION 8.3 OF THE PARTICIPATION AGREEMENT; AND 
 (d) AGREES THAT NOTHING HEREIN SHALL AFFECT THE RIGHT TO EFFECT SERVICE OF PROCESS IN ANY
OTHER MANNER PERMITTED BY LAW OR SHALL LIMIT THE RIGHT TO SUE IN ANY OTHER JURISDICTION. 
 SECTION 23.15. Jury Trial. 

EACH OF THE LESSOR AND THE LESSEE HEREBY IRREVOCABLY WAIVES ANY AND ALL RIGHT TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING TO ENFORCE OR
DEFEND ANY RIGHTS UNDER THIS LEASE OR ANY OTHER OPERATIVE DOCUMENT OR UNDER ANY AMENDMENT, INSTRUMENT, DOCUMENT OR AGREEMENT DELIVERED OR WHICH MAY IN THE FUTURE BE DELIVERED IN CONNECTION HEREWITH OR THEREWITH OR ARISING FROM ANY RELATIONSHIP
EXISTING IN CONNECTION WITH THIS LEASE OR ANY OTHER 

  
 40 

 
OPERATIVE DOCUMENT AND AGREES THAT ANY SUCH ACTION OR PROCEEDING SHALL BE TRIED BEFORE A COURT AND NOT BEFORE A JURY. 

SECTION 23.16. Payments. 

All payments to be made by the Lessee hereunder shall be made to the Lessor in Dollars in immediately available and freely transferable funds
at the place of payment, all such payments to be paid without setoff, counterclaim or reduction and without deduction for, and free from, any and all present or future taxes, levies, imposts, duties, fees, charges, deductions, withholding or
liabilities with respect thereto or any restrictions or conditions of any nature. If the Lessee is required by law to make any deduction or withholding on account of any tax or other withholding or deduction from any sum payable by the undersigned
hereunder, the Lessee shall pay any such tax or other withholding or deduction and shall pay such additional amount necessary to ensure that, after making any payment, deduction or withholding, the Lessor shall receive and retain (free of any
liability in respect of any payment, deduction or withholding) a net sum equal to what it would have received and so retained hereunder had no such deduction, withholding or payment been required to have been made, which payment or withholding is
made subject to the limitations set forth in Sections 7.2(a)(iii) and 7.4 of the Participation Agreement, reimbursement obligations of Indemnitees set forth in Sections 7.2(a)(iii), 7.2(e) and 7.2(f) of the Participation Agreement and other rights
of Lessee set forth in Sections 7.2(b)(i), 7.2(e), 7.2(f) and 7.4 of the Participation Agreement. 
 [Signature Pages Follow] 

  
 41 

 IN WITNESS WHEREOF, the undersigned have each caused this Lease to be duly executed and delivered
by their respective representations thereunto duly authorized as of the day and year first above written. 
  

			
	BTMU CAPITAL LEASING & FINANCE, INC.,
	AS LESSOR
		
	By:	 	 /s/ Michael D. Doyle

	Name:	 	Michael D. Doyle
	Title:	 	President

 [THIS IS COUNTERPART NO.      OF      ORIGINALLY 

EXECUTED COUNTERPARTS] 

 
			
	LAM RESEARCH CORPORATION,
	AS LESSEE
		
	By:	 	 /s/ Odette Go

	Name:	 	Odette Go
	Title:	 	Treasurer

 [THIS IS COUNTERPART NO.      OF      ORIGINALLY 

EXECUTED COUNTERPARTS] 

 Schedule A 

Recourse Deficiency Amount Percentages 

Recourse Deficiency Amount for Port 101: 87.8%. 

 Exhibit A 

Description of Site 
 Real property in the
City of Livermore, County of Alameda, State of California, described as follows: 
 ALL OF PARCEL 7 AS SAID PARCEL IS SHOWN AND SO DESIGNATED ON THE PARCEL
MAP 7341 FILED FOR RECORD IN THE OFFICE OF THE COUNTY RECORDER OF ALAMEDA COUNTY IN BOOK 268 OF PARCEL MAPS AT PAGE 85, TOGETHER WITH A PORTION OF PARCEL 14 AS SAID PARCEL IS SHOWN AND SO DESIGNATED ON THE MAP OF TRACT 7610 FILED FOR RECORD IN THE
OFFICE OF THE COUNTY RECORDER OF ALAMEDA COUNTY IN BOOK 293 OF MAPS AT PAGE 14, MORE PARTICULARLY DESCRIBED AS FOLLOWS: 
 BEGINNING AT THE MOST SOUTHERLY
CORNER COMMON TO SAID PARCEL 7 AND PARCEL 14; 
 THENCE ALONG THE BOUNDARY LINE OF SAID PARCEL 7 THE FOLLOWING TEN (10) COURSES 

1. WESTERLY ALONG A NON-TANGENT 1278.00 FOOT RADIUS CURVE TO THE RIGHT FROM WHICH THE CENTER OF SAID CURVE BEARS NORTH 05° 41’ 02” EAST, THROUGH
A CENTRAL ANGLE OF 3° 38’ 58” AN ARC DISTANCE OF 81.402 FEET; 
 2. ALONG A REVERSE 1022.00 FOOT RADIUS CURVE TO THE LEFT FROM WHICH THE
CENTER OF SAID CURVE BEARS SOUTH 09° 20’ 00” WEST, THROUGH A CENTRAL ANGLE OF 9° 20’ 00” AN ARC DISTANCE OF 166.481 FEET; 
 3.
WEST, 284.906 FEET; 
 4. NORTH, 666.259 FEET; 
 5. EASTERLY
ALONG A NON-TANGENT 1452.00 FOOT RADIUS CURVE TO THE LEFT FROM WHICH THE CENTER OF SAID CURVE BEARS NORTH 01° 01’ 32” EAST, THROUGH A CENTRAL ANGLE OF 15° 46’ 40” AN ARC DISTANCE OF 399.843 FEET; 

6. ALONG A REVERSE 29.00 FOOT RADIUS CURVE TO THE RIGHT FROM WHICH THE CENTER OF SAID CURVE BEARS SOUTH 14° 45’ 08” EAST, THROUGH A CENTRAL
ANGLE OF 36° 52’ 16” AN ARC DISTANCE OF 18.662 FEET; 
 7. ALONG A REVERSE 21.00 FOOT RADIUS CURVE TO THE LEFT FROM WHICH THE CENTER OF SAID
CURVE BEARS NORTH 22° 07’ 08” EAST, THROUGH A CENTRAL ANGLE OF 36° 52’ 16” AN ARC DISTANCE OF 13.514 FEET; 
 8. NORTH 75°
14’ 52” EAST, 30.267 FEET; 

  
 Sch. 2-1 

 9. SOUTH 14° 45’ 08” EAST, 77.744 FEET; AND 

10. SOUTH, 2.171 FEET, 
 THENCE LEAVING SAID BOUNDARY LINE OF
PARCEL 7, EAST, 26.510 FEET; 
 THENCE SOUTH, 22.517 FEET; 

THENCE EAST, 17.000 FEET; 
 THENCE SOUTH, 130.001 FEET; 

THENCE WEST 27.000 FEET; 
 THENCE SOUTH, 222.595 FEET; 

THENCE EAST, 44.018 FEET; 
 THENCE SOUTH, 250.002 FEET; 

THENCE WEST, 5.526 FEET TO A POINT ON THE EASTERLY LINE OF SAID PARCEL 7; 

THENCE ALONG SAID EASTERLY LINE SOUTH, 41.262 FEET TO THE POINT OF BEGINNING.EX-10.18

 Exhibit 10.18 

101 Portolo Avenue         

PLEDGE AGREEMENT 
 (Port
101) 
 BETWEEN 

LAM RESEARCH CORPORATION 

(“LRC”) 
 AND

 BTMU CAPITAL LEASING & FINANCE, INC. 

(“BTMUCLF”) 

December 31, 2013 

 TABLE OF CONTENTS 

 

									
	 	 	 	  	 	  	Page	 
			
	 1.
	 	 DEFINITIONS AND INTERPRETATION
	  	 	2	  
				
		 	(A)	  	 Definitions
	  	 	2	  
				
		 	(B)	  	 Rules of Interpretation
	  	 	8	  
				
		 	(C)	  	 Attachments
	  	 	8	  
			
	 2.
	 	 PLEDGE AND GRANT OF SECURITY INTEREST
	  	 	9	  
			
	 3.
	 	 PROVISIONS CONCERNING THE DEPOSIT TAKERS
	  	 	9	  
				
		 	(A)	  	 Deposit Taker Agreements
	  	 	9	  
				
		 	(B)	  	 Qualification of Deposit Takers Generally
	  	 	10	  
				
		 	(C)	  	 Substitutions for Disqualified Deposit Takers
	  	 	10	  
				
		 	(D)	  	 Other Voluntary Substitutions of Deposit Takers
	  	 	10	  
				
		 	(E)	  	 Delivery of Deposit Taker’s Agreements by LRC and BTMUCLF
	  	 	11	  
				
		 	(F)	  	 Constructive Possession of Collateral
	  	 	11	  
				
		 	(G)	  	 Attempted Setoff by Deposit Taker
	  	 	11	  
			
	 4.
	 	 DELIVERY AND MAINTENANCE OF COLLATERAL
	  	 	11	  
				
		 	(A)	  	 Delivery of Cash Collateral by LRC
	  	 	12	  
				
		 	(B)	  	 Status of the Deposit Accounts Under the Reserve Requirement Regulations
	  	 	12	  
				
		 	(C)	  	 Acknowledgment by LRC that Requirements of this Agreement are Commercially Reasonable
	  	 	12	  
			
	 5.
	 	 WITHDRAWAL OF COLLATERAL
	  	 	12	  
				
		 	(A)	  	 Withdrawal of Cash Collateral Upon the Occurrence and During the Continuance of an Event of Default
	  	 	12	  
				
		 	(B)	  	 Withdrawal and Application of Cash Collateral to Reduce or Satisfy the Secured Obligations to BTMUCLF
	  	 	12	  
				
		 	(C)	  	 Withdrawal and Return of Cash Collateral Following Satisfaction of all Secured Obligations
	  	 	13	  
				
		 	(D)	  	 No Other Right to Require or Make Withdrawals
	  	 	13	  
				
		 	(E)	  	 BTMUCLF’s Covenant Not to Make Unauthorized Withdrawals
	  	 	13	  
			
	 6.
	 	 REPRESENTATIONS AND COVENANTS OF LRC
	  	 	13	  
				
		 	(A)	  	 Representations of LRC
	  	 	13	  
				
		 	(B)	  	 Covenants of LRC
	  	 	15	  
			
	 7.
	 	 AUTHORIZED ACTION BY BTMUCLF
	  	 	16	  

  
 -i- 

 TABLE OF CONTENTS 

(continued) 
  

									
	 	 	 	  	 	  	Page	 
			
	 8.
	 	 DEFAULT AND REMEDIES
	  	 	16	  
				
		 	 (A)
	  	 Remedies
	  	 	16	  
				
		 	 (B)
	  	 Recovery Not Limited
	  	 	18	  
			
	 9.
	 	 MISCELLANEOUS
	  	 	19	  
				
		 	 (A)
	  	 Payments by LRC to BTMUCLF
	  	 	19	  
				
		 	 (B)
	  	 Payments by BTMUCLF to LRC
	  	 	19	  
				
		 	 (C)
	  	 Cumulative Rights, etc.
	  	 	19	  
				
		 	 (D)
	  	 Survival of Agreements
	  	 	20	  
				
		 	 (E)
	  	 Other Liable Party
	  	 	20	  
				
		 	 (F)
	  	 Termination
	  	 	20	  

  
 -ii- 

 PLEDGE AGREEMENT 

(PORT 101) 
 This
PLEDGE AGREEMENT (Port 101) (this “Agreement”), dated as of December 31, 2013 (the “Effective Date”), is made by and between BTMU CAPITAL LEASING & FINANCE, INC. (“BTMUCLF”), a
Delaware corporation, and LAM RESEARCH CORPORATION (“LRC”), a Delaware corporation. 
 RECITALS 

A. LRC, as lessee, and BTMUCLF, as lessor, are parties to that certain Amended and Restated Lease Agreement (Port 101), dated of even
date herewith (as amended, supplemented or otherwise modified from time to time pursuant thereto, the “Lease”), pursuant to which the Lessee has agreed to lease from the Lessor, and the Lessor has agreed to lease to the Lessee, the
Leased Property described therein. 
 B. LRC and BTMUCLF are also parties to that certain Participation Agreement, dated of
even date herewith (as amended, supplemented or otherwise modified, the “Participation Agreement”) pursuant to which BTMUCLF commits to advance funds for the acquisition of Site Port 101 and the Existing Improvements thereon and the
Personal Property used thereon subject to the terms and conditions set forth therein.  
 C. By this Agreement, BTMUCLF and LRC
desire to establish the terms and conditions upon which LRC is pledging cash collateral for its obligations to BTMUCLF under the Lease and the Participation Agreement. 

AGREEMENTS 
  

	1.	DEFINITIONS AND INTERPRETATION. 

 (A) Definitions. As provided in the recitals
above, all capitalized terms used in this Agreement which are defined in the Participation Agreement and not otherwise defined herein shall have the same meanings herein as set forth in Appendix I to the Participation Agreement. All terms used in
this Agreement which are defined in the UCC and not otherwise defined herein shall have the same meanings herein as set forth therein, except where the context otherwise requires. As used in this Agreement, the following terms shall have the
following respective meanings: 
 “Account Office” means, with respect to any Deposit Account maintained by any
Deposit Taker, the office of such Deposit Taker in California or New York at which such Deposit Account is maintained as specified in the applicable Deposit Taker’s Agreement.  

“BTMU” means The Bank of Tokyo-Mitsubishi UFJ, Ltd. 

“BTMU Downgrade Event” means BTMU or any successor of BTMU fails to maintain a debt rating of at least (i) BBB-
(in the case of long term debt) by Standard and Poor’s Corporation (the “S&P Rating”), and (ii) Baa3 (in the case of long term debt) by 

  
 2 

 
Moody’s Investor Service, Inc. (the “Moody Rating”) and LRC shall elect to require that the Collateral held by BTMU to be transferred to an Eligible Deposit Taker
pursuant to Section 3(C) hereof, provided that (i) such transferee shall satisfy the requirements of an Eligible Deposit Taker and (ii) LRC, Lessor and such replacement Eligible Deposit Taker have entered into a control agreement in
form reasonably acceptable to all parties thereto. The parties hereto believe that it is improbable that the ratings systems used by Standard and Poor’s Corporation and by Moody’s Investor Service, Inc. will be discontinued or changed, but
if such ratings systems are discontinued or changed, LRC shall be entitled to select and use a comparable ratings systems as a substitute for the S&P Rating or the Moody Rating, as the case may be, for purposes of determining the status of BTMU
or such successor as an Eligible Deposit Taker. 
 “BTMUCLF” shall have the meaning given to that term in the
introductory paragraph hereof. 
 “Cash Collateral” means (i) all money of LRC which LRC delivers to BTMUCLF or
as directed by it for deposit in the Deposit Accounts maintained by the Deposit Takers pursuant to this Agreement, and (ii) all amounts on deposit in any of the Deposit Accounts from time to time, which have not been withdrawn or applied to
Secured Obligations as provided in this Agreement. 
 “Clearing System” means the Depository Trust Company
(“DTC”) and such other clearing or safekeeping system that may from time to time be used in connection with transactions relating to or the custody of any Securities, and any depository for any of the foregoing. 

“Collateral” has the meaning indicated in Paragraph 2. 

“Control Agreement” means any future blocked account control agreement that may be used by a Deposit Taker following any
credit impairment as provided in the definition of Eligible Deposit Taker. 
 “Default” means any Event of Default
and any default, event or condition which would, with the giving of any requisite notices and the passage of any requisite periods of time, constitute an Event of Default. 

“Deposit Account” means a deposit account maintained by any Deposit Taker into which Cash Collateral has been or may in the
future be deposited as provided in this Agreement. 
 “Deposit Taker” means, for BTMUCLF or any Participant, an
Eligible Deposit Taker designated by it to act as the Deposit Taker for it under this Agreement. BTMUCLF has already designated BTMU as the Deposit Taker for BTMUCLF hereunder. Any Participant which is an Eligible Deposit Taker will be deemed to
have designated itself to act as the Deposit Taker for it, unless some other designation is expressly set forth in this Agreement. Any Participant which is not an Eligible Deposit Taker will be expected to designate BTMU or, to the extent BTMU is
not an Eligible Deposit Taker, another Person 

  
 3 

 
which is an Eligible Deposit Taker (as reasonably approved by LRC) prior to any delivery of Cash Collateral by LRC pursuant to this Agreement. It is also understood, however, that each of BTMUCLF
and any Participants, for itself only, may from time to time designate another Eligible Deposit Taker (as reasonably approved by LRC) as provided in subparagraphs 3(C) and 3(D) below. 

“Deposit Taker Prerequisites” means, with respect to any Deposit Taker: (1) the requirement that such Deposit Taker
establish a Deposit Account and provide to LRC and BTMUCLF the account number and other information regarding such Deposit Account which they must have to complete and submit a Deposit Taker’s Agreement covering such Deposit Account; and
(2) the requirement that such Deposit Taker accept, execute and return a Deposit Taker’s Agreement covering each Deposit Account to be maintained by such Deposit Taker. It is understood that any Deposit Taker’s refusal or failure to
satisfy the Deposit Taker Prerequisites will cause it to be a Disqualified Deposit Taker. 
 “Deposit Taker’s
Agreement” means a completed Deposit Agreement in the form attached as Exhibit A, which specifically identifies a Deposit Account in which a Deposit Taker shall hold Cash Collateral delivered to it pursuant to this Agreement.

 “Disqualified Deposit Taker” means any Person that BTMUCLF or any Participant has designated as a Deposit Taker, but
that has not satisfied or no longer satisfies the following requirements: 
 (a) With respect to each Deposit Account
in which such Person holds or will hold Collateral delivered to it pursuant to this Agreement, such Person must have received from BTMUCLF and LRC an executed Deposit Taker’s Agreement which specifically identifies such Deposit Account and
which designates, at such Person’s election, an Account Office with respect to such Deposit Account in New York or California. 

(b) Such Person must have executed and returned to BTMUCLF a Deposit Taker’s Agreement with respect to each such Deposit
Account and must have complied with its Deposit Taker’s Agreements, and the representations set forth therein with respect to such Person must continue to be true and correct (except that such Person will not become a Disqualified Deposit Taker
because of its failure to comply with its Deposit Taker’s Agreement, or because any such representation does not continue to be true and correct, if such failure is cured and all such representations are made true and correct in all material
respects before the earlier of (i) thirty days after the Deposit Taker is notified thereof, and (ii) any date upon which BTMUCLF’s security interest in any Collateral maintained or held by such Deposit Taker is not a Qualified Pledge
by reason of such failure to comply or such representation not being true and correct). Such Person must have complied in all material respects with the provisions in this Agreement applicable to Deposit Takers. 

  
 4 

 (c) Such Person must be an Eligible Deposit Taker. 

“Eligible Deposit Taker” means: 

(1) (a) BTMU or any successor of BTMU, acting through any branch, office or agency in New York or California that can lawfully
maintain a Deposit Account as a Deposit Taker hereunder so long as no BTMU Downgrade Event shall occur or (b) Union Bank, N.A. or any successor of Union Bank, N.A., acting through any branch, office or agency in New York or California that can
lawfully maintain a Deposit Account as a Deposit Taker hereunder so long as no Union Bank Downgrade Event shall occur; 
 (2)
any Participant or Affiliate of a Participant that is (a) a commercial bank, organized under the laws of the United States of America or a state thereof or under the laws of another country which is doing business in the United States of
America, (b) authorized to maintain deposit accounts for others through Account Offices in New York or California (as specified in its Deposit Taker’s Agreement) so long as no Participant Downgrade Event shall occur; or 

(3) such Person that (a) has been designated by BTMUCLF or a Participant to act as the Deposit Taker for it under this
Agreement, (b) is one of the fifty largest (measured by total assets) U.S. banks, or one of the one hundred largest (measured by total assets) banks in the world, (c) is acting through any branch, office or agency in New York or California
that can lawfully maintain a Deposit Account as a Deposit Taker hereunder, and (d) has a debt ratings of at least (i) A- (in the case of long term debt) and A-1 (in the case of short term debt) or the equivalent thereof by Standard and
Poor’s Corporation (the “S&P Rating”), and (ii) A3 (in the case of long term debt) and P-1 (in the case of short term debt) or the equivalent thereof by Moody’s Investor Service, Inc. (the “Moody
Rating”), the parties hereto believing that it is improbable that the ratings systems used by Standard and Poor’s Corporation and by Moody’s Investor Service, Inc. will be discontinued or changed, but if such ratings systems are
discontinued or changed, LRC shall be entitled to select and use a comparable ratings systems as a substitute for the S&P Rating or the Moody Rating, as the case may be, for purposes of determining the status of any bank as an Eligible Deposit
Taker. 
 If at any time a Deposit Taker fails to satisfy the requirements of this definition above, such Deposit Taker shall cease being an
Eligible Deposit Taker and LRC may, at its option, require that the Collateral held by such ineligible Deposit Taker be transferred to an Eligible Deposit Taker, provided that (i) such Eligible Deposit Taker satisfies the requirements of this
definition above and (ii) LRC, Lessor and such replacement Eligible Deposit Taker have entered into a control agreement in form reasonably acceptable to all parties thereto. 

  
 5 

 “Event of Default” means the occurrence of any of the following: 

(a) an Event of Default as defined in the Lease; 

(b) any failure by LRC to provide funds as and when required by subparagraph 4(A) of this Agreement or under the Deposit
Taker’s Agreement, on the date due; 
 (c) the failure of the pledge or security interest contemplated herein in any
Deposit Account or Cash Collateral to be a Qualified Pledge (regardless of the characterization of any Deposit Accounts or Cash Collateral as deposit accounts, instruments or general intangibles under the UCC); unless, within five days after LRC
becomes aware of such failure, LRC both (1) notifies BTMUCLF of such failure, and (2) cures such failure; 
 (d)
the failure of any representation herein by LRC to be true (other than a failure described in another clause of this definition of Event of Default) and LRC and LRC shall fail to cure the underlying facts causing such representation, warranty,
certification or statement to be incorrect in all material respects for a period of ten (10) Business Days after the earlier of Actual Knowledge or notice thereof; 

(e) the failure of any representation made by LRC in subparagraph 6(A)(1) to be true, if within fifteen days after LRC becomes
aware of such failure, LRC does not (1) notify BTMUCLF of such failure, and (2) cure such failure; and 
 (f) the
failure by LRC timely and properly to observe, keep or perform any covenant, agreement, warranty or condition herein required to be observed, kept or performed (other than a failure described in another clause of this definition of Event of
Default), if diligent efforts are not being taken by LRC to cure such Default and such failure is not cured within thirty (30) days after the earlier of Actual Knowledge thereof by LRC or receipt of written notice thereof; provided, however,
that if such failure is capable of cure but cannot be cured by payment of money or cannot be cured by diligent efforts within such thirty (30) day period but such diligent efforts shall be properly commenced within such thirty (30) day
period and LRC is diligently pursuing, and shall continue to pursue diligently remedy of such failure, such cure period shall be extended for an additional period of time in excess of such cure period as may be necessary to cure, not to extend
beyond the earlier to occur of (i) the Lease Expiration Date or (ii) one hundred and twenty (120) days after the earlier of Actual Knowledge thereof or written notice thereof having been given to LRC. 

“Lien” means, with respect to any property or assets, any right or interest therein of a creditor to secure indebtedness or
other obligations of any kind which is owed to him or any other arrangement with such creditor which provides for the payment of such indebtedness or obligations out of such property or assets or which allows him to have such indebtedness or
obligations satisfied out of such property or assets prior to the general creditors of any owner thereof, including any lien, mortgage, security interest, pledge, 

  
 6 

 
deposit, production payment, rights of a vendor under any title retention or conditional sale agreement or lease substantially equivalent thereto, tax lien, mechanic’s or materialman’s
lien, or any other charge or encumbrance for security purposes, whether arising by law or agreement or otherwise, but excluding any right of setoff which arises without agreement in the ordinary course of business. “Lien” also means any
filed financing statement, any registration with an issuer of uncertificated securities, or any other arrangement which would serve to perfect a Lien described in the preceding sentence, regardless of whether such financing statement is filed, such
registration is made, or such arrangement is undertaken before or after such Lien exists. 
 “Make Whole Amount” means the
sum of the following: 
 (1) the amount (if any) by which the Lease Balance exceeds any Recourse Deficiency Amount which was actually
received by BTMUCLF on the Base Term Expiration Date in accordance with Articles XXI and XXII of the Lease, together with interest on such excess computed at the Overdue Rate for the period commencing on the Base Term Expiration Date and ending on
the date of an Expiration True-Up; plus 
 (2) any unpaid Base Rent or other amounts due to BTMUCLF pursuant to the Lease or other Operative
Documents (except pursuant to Other Lease Documents); plus 
 (3) BTMUCLF’s Transaction Costs; plus 

(4) the amount, but not less than zero, by which (i) all Taxes, insurance premiums and other Claims of every kind suffered or incurred by
BTMUCLF (whether or not reimbursed in whole or in part by another Person) with respect to the ownership, operation or maintenance of the Leased Property during the Extended Remarketing Period, exceeds (ii) any rents or other sums collected by
BTMUCLF during such period from third parties as consideration for any lease or other contracts made by BTMUCLF that authorize the use and enjoyment of the Leased Property by such parties; together with interest on such excess computed at the
Overdue Rate for each day prior to the Base Term Expiration Date. 
 “Other Liable Party” means any Person, other than LRC,
who may now or may at any time hereafter be primarily or secondarily liable for any of the Secured Obligations or who may now or may at any time hereafter have granted to BTMUCLF a Lien against any of its assets to secure any Secured Obligations.

 “Participant” means, with respect to the Lease, any Participation Holder as defined in Section 6.4 of the
Participation Agreement. 
 “Participant Downgrade Event” means Participant or any successor of Participant fails to
maintain a debt rating of at least (i) BBB- (in the case of long term debt) by Standard and Poor’s Corporation (the “S&P Rating”), and (ii) Baa3 (in the case of long term debt) by Moody’s Investor Service,
Inc. (the “Moody Rating”) and LRC shall elect to require that the Collateral held by Participant to be transferred to an Eligible Deposit Taker pursuant to Section 3(C) hereof, provided that (i) such transferee shall
satisfy the requirements of an Eligible Deposit Taker and (ii) LRC, Lessor and such replacement Eligible Deposit Taker 

  
 7 

 
have entered into a control agreement in form reasonably acceptable to all parties thereto. The parties hereto believe that it is improbable that the ratings systems used by Standard and
Poor’s Corporation and by Moody’s Investor Service, Inc. will be discontinued or changed, but if such ratings systems are discontinued or changed, LRC shall be entitled to select and use a comparable ratings systems as a substitute for the
S&P Rating or the Moody Rating, as the case may be, for purposes of determining the status of Participant or such successor as an Eligible Deposit Taker. 

“Percentage” means with respect to each Participant and the Deposit Taker for such Participant, the percentage obtained by
dividing (x) the amount of the outstanding Equity Investment assumed by such Participant pursuant to Section 6.4 of the Participation Agreement by (y) the aggregate amount of the Equity Investment of the Participants. Percentages may
be adjusted from time to time as provided in the Participation Agreement or as provided in supplements thereto executed as provided in the Participation Agreement. 

“Qualified Pledge” means a pledge or security interest that constitutes a valid, perfected, first priority pledge or security
interest. 
 “Secured Obligations” means and includes all obligations of LRC under the Operative Documents (except
with respect to the Other Lease Documents) including, without limitation, (i) LRC’s obligation to pay the Recourse Deficiency Amount as provided in Article XXII of the Lease, (ii) LRC’s obligation to pay the Break Even Price as
the purchase price for the Leased Property pursuant to Sections 20.1, 20.2 or 21.1(a) of the Lease, and (iv) any damages incurred by BTMUCLF or other amounts due under the Operative Documents (except with respect to the Other Lease Documents)
following an Event of Default including any rejection by LRC of the Lease or any other Operative Document (except with respect to the Other Lease Documents) in any bankruptcy, insolvency or similar proceeding. 

“UCC” means the Uniform Commercial Code as in effect in the State of New York from time to time, and the Uniform
Commercial Code as in effect in any other jurisdiction which governs the perfection or non-perfection of the pledge of and security interests in the Collateral created by this Agreement. 

(B) Rules of Interpretation. The rules of interpretation set forth in Appendix I to the Participation Agreement are hereby incorporated by
reference. 
 (C) Attachments. All attachments to this Agreement are a part hereof for all purposes. 

“Union Bank Downgrade Event” means Union Bank, N.A. or any successor of Union Bank, N.A. fails to maintain a debt rating of
at least (i) BBB- (in the case of long term debt) by Standard and Poor’s Corporation (the “S&P Rating”), and (ii) Baa3 (in the case of long term debt) by Moody’s Investor Service, Inc. (the “Moody
Rating”) and LRC shall elect to require that the Collateral held by Union Bank, N.A. to be transferred to an Eligible Deposit Taker pursuant to Section 3(C) hereof, provided that (i) such transferee shall satisfy the requirements
of an Eligible Deposit Taker and (ii) LRC, Lessor and such 

  
 8 

 
replacement Eligible Deposit Taker have entered into a control agreement in form reasonably acceptable to all parties thereto. The parties hereto believe that it is improbable that the ratings
systems used by Standard and Poor’s Corporation and by Moody’s Investor Service, Inc. will be discontinued or changed, but if such ratings systems are discontinued or changed, LRC shall be entitled to select and use a comparable ratings
systems as a substitute for the S&P Rating or the Moody Rating, as the case may be, for purposes of determining the status of Union Bank, N.A. or such successor as an Eligible Deposit Taker. 

 

	2.	PLEDGE AND GRANT OF SECURITY INTEREST. 

 As security for the Secured Obligations,
LRC hereby pledges and assigns to BTMUCLF and grants to BTMUCLF a continuing security interest and lien in and against all right, title and interest of LRC in and to the following property, whether now or hereafter existing, whether tangible or
intangible, whether presently owned or vested in or hereafter acquired by LRC and wherever the same may be located (collectively and severally, the “Collateral”): 

(a) all Cash Collateral and all Deposit Accounts; and all cash and other assets from time to time held in or on deposit in any
Deposit Account and all general intangibles arising from or relating to any Deposit Account or such cash or other assets; and all documents, instruments and agreements evidencing the same; and all extensions, renewals, modifications and replacements
of the foregoing; and any interest or other amounts payable in connection therewith; and 
 (b) all proceeds of the foregoing
(including whatever is receivable or received when Collateral or proceeds is invested, sold, collected, exchanged, returned, substituted or otherwise disposed of, whether such disposition is voluntary or involuntary, including rights to payment and
return premiums and insurance proceeds under insurance with respect to any Collateral, and all rights to payment with respect to any cause of action affecting or relating to the Collateral). 

The pledge, assignment and grant of a security interest made by LRC hereunder is for security of the Secured Obligations only; the parties to this Agreement
do not intend that LRC’s delivery or deposit of any Collateral, including the Cash Collateral, as herein provided will constitute an advance payment of any Secured Obligations or liquidated damages, nor do the parties intend that the Collateral
increase the dollar amount of the Secured Obligations. 
  

	3.	PROVISIONS CONCERNING THE DEPOSIT TAKERS. 

 (A) Deposit Taker Agreements. Prior to
the Closing, LRC must (1) ask BTMU, as the designated Deposit Taker for BTMUCLF, and each Eligible Deposit Taker designated by any Participant to act as the Deposit Taker for it under this Agreement, to satisfy the Deposit Taker Prerequisites;
and (2) execute and provide to BTMUCLF a completed Deposit Taker’s Agreement for BTMUCLF’s execution and delivery to each Deposit Taker. Promptly after receipt of a properly completed Deposit Taker’s Agreement executed by LRC and
in form ready to be executed by BTMU or any other Eligible 

  
 9 

 
Deposit Taker named therein, BTMUCLF must execute such Deposit Taker’s Agreement and deliver it to the appropriate Deposit Taker as necessary for the satisfaction of the Deposit Taker
Prerequisites. 
 Without limiting the foregoing, it is understood that (i) BTMUCLF and any Participant may designate BTMU as its Deposit Taker,
(ii) any Participant may designate itself or any of its Affiliates as its Deposit Taker so long as the Participant or its Affiliate, as the case may be, is an Eligible Deposit Taker, and (iii) as provided in both the preceding provisions
of this subparagraph and in subparagraph 3(E), BTMUCLF and LRC must promptly upon request execute and deliver any properly completed Deposit Taker Agreement requested by BTMUCLF or any Participant to facilitate the designations of Deposit Takers
contemplated by this Agreement. If any Participant has not already designated an Eligible Deposit Taker to act as Deposit Taker for it under this Agreement at any time when such a designation is required, then BTMUCLF may make the designation for
such Participant; subject, however, to such Participant’s rights under subparagraphs 3(D) and 3(E). 
 (B) Qualification of Deposit
Takers Generally. Notwithstanding anything herein to the contrary, BTMUCLF may decline to deposit or maintain Cash Collateral hereunder with any Disqualified Deposit Taker. 

(C) Substitutions for Disqualified Deposit Takers. 

(1) Upon learning that any Deposit Taker has become a Disqualified Deposit Taker, LRC or BTMUCLF may request that the party for
whom such Disqualified Deposit Taker has been designated a Deposit Taker (i.e., BTMUCLF or the applicable Participant) (a) designate another Eligible Deposit Taker as its new, substitute Deposit Taker, and (b) direct the substitute
to satisfy the Deposit Taker Prerequisites. 
 (2) Pending the designation of a substitute Deposit Taker as provided in this
subparagraph 3(C) and its execution and delivery to BTMUCLF of an appropriate Deposit Taker’s Agreement, BTMUCLF may withdraw Collateral held by the Deposit Taker to be replaced and deposit such Collateral with other Deposit Takers. If at any
time no Deposit Takers have been designated other than Disqualified Deposit Takers, then BTMUCLF must itself select a new Eligible Deposit Taker to act as a Deposit Taker for it and direct the new Eligible Deposit Taker to satisfy the Deposit Taker
Prerequisites. 
 (3) If, following a BTMU Downgrade Event, BTMU subsequently maintains the S&P Rating and Moody Rating
required by clauses (i) and (ii) of the definition of BTMU Downgrade Event, BTMUCLF may designate BTMU as its new, substitute Deposit Taker and to have Collateral previously withdrawn from BTMU promptly transferred to BTMU to be held in
accordance herewith and the Deposit Taker’s Agreement (or a substitute Deposit Taker’s Agreement on the identical terms as that to which such Collateral was previously subject). 

(D) Other Voluntary Substitutions of Deposit Takers. BTMUCLF may, and with the written approval of BTMUCLF (which approval will not be
unreasonably 

  
 10 

 
withheld) any Participant may, at any time designate for itself a new Deposit Taker (in replacement of any prior Deposit Taker acting for it hereunder); provided, the Person so designated is not
be a Disqualified Taker. 
 (E) Delivery of Deposit Taker’s Agreements by LRC and BTMUCLF. To the extent required for the
designation of a new Deposit Taker by BTMUCLF or any Participant pursuant to subparagraph 3(D), or to permit the substitution or replacement of a Deposit Taker for BTMUCLF or any Participant as provided in subparagraphs 3(C) and 3(D), LRC and
BTMUCLF shall promptly execute and deliver any properly completed Deposit Taker’s Agreement requested by BTMUCLF or the applicable Participant. 

(F) Constructive Possession of Collateral. The possession by a Deposit Taker of any money, instruments, chattel paper, financial assets
or other property constituting Collateral or evidencing Collateral shall be deemed to be possession by BTMUCLF or a person designated by BTMUCLF, for purposes of perfecting the security interest granted to BTMUCLF hereunder pursuant to the UCC or
other Applicable Law; and notifications to a Deposit Taker by other Persons holding any such property, and acknowledgments, receipts or confirmations from any such Persons delivered to a Deposit Taker, and control agreements made by any such Person
with Deposit Taker with respect to any such property, shall be deemed notifications to, or acknowledgments, receipts or confirmations from, or control agreements with, financial intermediaries, bailees or agents (as applicable) of such Deposit Taker
for the benefit of BTMUCLF for the purposes of perfecting such security interests under Applicable Law. 
 However, nothing in this subparagraph will be
construed to permit or authorize any replacement of Cash Collateral required by this Agreement with other types of Collateral or any substitution of other types of Collateral for Cash Collateral hereunder. 

(G) Attempted Setoff by Deposit Taker. By delivery of a Deposit Taker’s Agreement, each Deposit Taker must agree not to setoff or
attempt a setoff, without in each case first obtaining the prior written authorization of BTMUCLF (which BTMUCLF will not grant without the prior written consent of all Participants, if applicable), obligations owed to such Deposit Taker against any
Collateral held by it from time to time. Nevertheless, LRC acknowledges and agrees (without limiting its right to recover any resulting damages from any Deposit Taker that violates such agreements) that BTMUCLF shall not be responsible for, or be
deemed to have taken any action against LRC because of, any violation of such agreement by any Deposit Taker. Further, and without limiting the foregoing, as additional consideration for BTMUCLF’s accommodations to LRC, including BTMUCLF’s
acceptance of the Collateral in lieu of other forms of security as collateral for the Secured Obligations, LRC hereby waives and covenants not to assert any defense or claim arising out of (i) the California antideficiency laws, including
without limitation California Code of Civil Procedure Sections 580a, 580b, 580d and 726, and (ii) without limiting the generality of the foregoing, Walker v. Community Bank, 10 Cal. 3d 729, 111 Cal. Rptr. 897, 518 P.2d 329 (1974),
Security Pacific Nat’l Bank v. Wozab, 51 Cal. 3d 991, 275 Cal. Rptr. 201, 800 P.2d 557 (1990), and similar cases, to the extent such claim arises out of or relates to the exercise of set off rights by any Deposit Taker. 

 

	4.	DELIVERY AND MAINTENANCE OF COLLATERAL. 

  
 11 

 (A) Delivery of Cash Collateral by LRC. On the Base Term Commencement Date as a condition
precedent thereto under the Participation Agreement, LRC must deliver or cause to be delivered to Deposit Takers for deposit directly into the Deposit Accounts, in either case subject to the pledge and security interest created hereby, funds as Cash
Collateral then needed (if any) in an amount equal to the Lease Balance (including any Advances or other amounts added to the Lease Balance on that date as provided in the Participation Agreement). 

(B) Status of the Deposit Accounts Under the Reserve Requirement Regulations. Each Deposit Taker shall be permitted to structure the
Deposit Account maintained by it as a nonpersonal time deposit under 12 C.F.R., Part II, Chapter 204 (commonly known as “Regulation D”). Accordingly, any Deposit Taker may require at least seven days advance notice of any withdrawal or
transfer of funds from the Deposit Account maintained by it and, to the extent LRC has the right to request withdrawals therefrom, may limit the number of withdrawals or transfers from such Deposit Account to no more than six in any calendar month,
notwithstanding anything to the contrary herein or in any deposit agreement that LRC and such Deposit Taker may enter into with respect to such Deposit Account. As necessary to satisfy the seven days notice requirement with respect to withdrawals by
BTMUCLF when required by LRC pursuant to the provisions below, BTMUCLF shall notify the affected Deposit Takers promptly after receipt of any notice from LRC described in subparagraph 5(B). 

(C) Acknowledgment by LRC that Requirements of this Agreement are Commercially Reasonable. LRC acknowledges and agrees that the
requirements set forth herein concerning receipt, deposit, withdrawal, allocation, application and distribution of Cash Collateral by BTMUCLF, including the requirements and time periods set forth in the Paragraph 5, are commercially reasonable.

  

	5.	WITHDRAWAL OF COLLATERAL. 

 (A) Withdrawal of Cash Collateral Upon the Occurrence and
During the Continuance of an Event of Default. Upon the occurrence and during the continuance of an Event of Default, without any instruction or request of LRC, BTMUCLF may withdraw and retain any Cash Collateral held by any Deposit Taker (which
retention by BTMUCLF shall be free and clear of all liens and security interests hereunder and any rights of LRC thereto shall be released, terminated and waived without further action) as a payment on behalf of LRC of any amounts then due from LRC
under Article XVIII of the Lease. To the extent BTMUCLF has exercised its rights and remedies thereunder and has indefeasibly satisfied the Secured Obligations in full in accordance with Article XVIII of the Lease, LRC may require BTMUCLF to
withdraw and promptly pay to LRC any Cash Collateral still held by any Deposit Taker. 
 (B) Withdrawal and Application of Cash
Collateral to Reduce or Satisfy the Secured Obligations to BTMUCLF. Except following the occurrence and during the continuance of an Event of Default, to satisfy the Secured Obligations in full, LRC may require BTMUCLF to withdraw and retain any
Cash Collateral held by any Deposit Taker on the Base Term Expiration Date (which retention by BTMUCLF shall be free and clear of all liens and security interests hereunder and any rights of LRC thereto shall be released,

  
 12 

 
terminated and waived without further action) as a payment on behalf of LRC of any amounts then due from LRC under Articles XX, XXI or XXII of the Lease; provided, that by a notice in the form of
Exhibit B, LRC must have notified BTMUCLF of the required withdrawal and payment to BTMUCLF at least ten days prior to the date upon which it is to occur and when no Event of Default (under and as defined in this Agreement or as defined in
the Lease) has occurred and is continuing. To the extent LRC has validly exercised the Return Option under the Lease and the Recourse Deficiency Amount has been indefeasibly satisfied in full on the Base Term Expiration Date in accordance with
Articles XXI and XXII of the Lease, LRC may require BTMUCLF to withdraw and pay to LRC Cash Collateral held by any Deposit Taker on the Base Term Expiration Date in an amount not to exceed the Make Whole Amount and when no Default or Event of
Default (under and as defined in this Agreement or as defined in the Lease) has occurred and is continuing. 
 (C) Withdrawal and Return
of Cash Collateral Following Satisfaction of all Secured Obligations. Following the Base Term Expiration Date, when all Secured Obligations have been indefeasibly satisfied in full, any remaining Cash Collateral that has not been withdrawn and
applied against the Secured Obligations shall revert to LRC as provided in subparagraph 9(F), whereupon LRC may require BTMUCLF to withdraw such remaining Cash Collateral then maintained pursuant to this Agreement and promptly transfer such
remaining Cash Collateral to LRC. 
 (D) No Other Right to Require or Make Withdrawals. LRC may not withdraw or require any
withdrawal of Collateral from any account or deposit account pledged hereunder, including the Deposit Accounts, except as expressly provided in the preceding subparagraphs of this Paragraph 5. LRC acknowledges that it will have no check writing
privileges or line of credit or credit card privileges under any such pledged account or deposit account, including the Deposit Accounts. 

(E) BTMUCLF’s Covenant Not to Make Unauthorized Withdrawals. Notwithstanding provisions of any Control Agreement or of any Deposit
Taker’s Agreement which may state that BTMUCLF is entitled to withdraw Collateral held by any Deposit Taker without any prior consent or authorization of LRC, BTMUCLF covenants to LRC (as between BTMUCLF and LRC) that BTMUCLF will not exercise
such rights to withdraw Collateral except (1) as required or permitted by this Paragraph 5, (2) in the exercise of BTMUCLF’s rights or remedies as otherwise herein provided, or (3) as may from time to time be requested or
approved by LRC. 
  

	6.	REPRESENTATIONS AND COVENANTS OF LRC. 

 (A) Representations of LRC. LRC represents
to BTMUCLF as follows: 
 (1) LRC is the legal and beneficial owner of the Collateral (or, in the case of after-acquired
Collateral, at the time LRC acquires rights in the Collateral, will be the legal and beneficial owner thereof), subject to the pledge and rights hereby granted in favor of BTMUCLF. No other Person has (or, in the case of after-acquired Collateral,
at the time LRC acquires rights therein, will have) any right, title, claim or interest (by way of Lien, purchase option or otherwise) in, against or to the Collateral, except for rights created hereunder. The Collateral shall

  
 13 

 
be deposited with the Deposit Taker hereunder and under the Deposit Taker’s Agreement free and clear of any Lien. 

(2) BTMUCLF has (or in the case of after-acquired Collateral, at the time LRC acquires rights therein, will have) a valid,
first priority, perfected pledge of and security interest in the Collateral, regardless of the characterization of the Collateral as deposit accounts, instruments or general intangibles under the UCC, but assuming that the representations of each
Deposit Taker in its Deposit Taker’s Agreement are true. 
 (3) LRC has delivered to BTMUCLF, together with all
necessary stock powers, endorsements, assignments and other necessary instruments of transfer, the originals of all documents, instruments and agreements evidencing the Collateral in order to comply with Section 2 of the Initial Control
Agreement. 
 (4) Neither the ownership or the intended use of the Collateral by LRC, nor the pledge of Collateral or the
grant of the security interest by LRC to BTMUCLF herein, nor the exercise by BTMUCLF of its rights or remedies hereunder, will (i) violate any provision of (a) Applicable Law, (b) the articles or certificate of incorporation, charter
or bylaws of LRC, or (c) any agreement, judgment, license, order or permit applicable to or binding upon LRC or its properties, or (ii) result in or require the creation of any Lien, charge or encumbrance upon any assets or properties of
LRC except as expressly contemplated in this Agreement. Except as expressly contemplated in this Agreement, no consent, approval, authorization or order of, and no notice to or filing with any court, governmental authority or third party is required
in connection with the pledge or grant by LRC of the security interest contemplated herein or the exercise by BTMUCLF of its rights and remedies hereunder. 

  
 14 

 (B) Covenants of LRC. LRC hereby agrees as follows: 

(1) LRC, at LRC’s expense, shall promptly procure, execute and deliver to BTMUCLF all documents, instruments and
agreements and perform all acts which are necessary or desirable, or which BTMUCLF may request, to establish, maintain, preserve, protect and perfect the Collateral, the pledge thereof to BTMUCLF or the security interest granted to BTMUCLF therein
and the first priority of such pledge or security interest or to enable BTMUCLF to exercise and enforce its rights and remedies hereunder with respect to any Collateral. Without limiting the generality of the preceding sentence, LRC shall
(A) procure, execute and deliver to BTMUCLF all stock powers, endorsements, assignments, financing statements and other instruments of transfer requested by BTMUCLF, (B) deliver to BTMUCLF promptly upon receipt all originals of Collateral
consisting of instruments, documents and chattel paper, and (C) cause the security interest of BTMUCLF in any Collateral consisting of securities to be recorded or registered in the books of any financial intermediary or Clearing System
requested by BTMUCLF. 
 (2) When Applicable Law provides more than one method of perfection of BTMUCLF’s security
interest in the Collateral, BTMUCLF may choose the method(s) to be used. LRC hereby authorizes BTMUCLF to file any financing statements or financing statement amendment covering all or any portion of the Collateral or relating to the security
interest created herein. 
 (3) LRC shall not use or authorize or consent to any use of any Collateral in violation of any
provision of this Agreement or any other Operative Document or any Applicable Law. 
 (4) LRC shall pay promptly when due all
Taxes and other governmental charges, Liens and other charges now or hereafter imposed upon, relating to or affecting any Collateral or arising on any interest or earnings thereon. 

(5) LRC shall appear in and defend, on behalf of BTMUCLF, any action or proceeding which may affect LRC’s title to or
BTMUCLF’s interest in the Collateral. 
 (6) Subject to the express rights of LRC under Paragraph 5, LRC shall not
surrender or lose possession of (other than to BTMUCLF or a Deposit Taker pursuant hereto), encumber, lease, rent, option, or otherwise dispose of or transfer any Collateral or right or interest therein, and LRC shall keep the Collateral free of all
Liens (other than Liens granted under this Agreement). The rights granted to BTMUCLF pursuant to this Agreement are in addition to the rights granted to BTMUCLF in any Control Agreement or other custody, investment management, trust, account control
agreement or similar agreement. In case of conflict between the provisions of this Agreement and of any other such agreement, the provisions of this Agreement will prevail. 

  
 15 

 (7) LRC will not take any action which would in any manner impair the value or
enforceability of BTMUCLF’s pledge of or security interest in any Collateral, nor will LRC fail to take any action which is required to prevent (and which LRC knows is required to prevent) an impairment of the value or enforceability of
BTMUCLF’s pledge of or security interest in any Collateral. 
 (8) Without limiting the foregoing, within five days
after LRC becomes aware of any failure of the pledge or security interest contemplated herein in any Deposit Account or Cash Collateral to be a valid, perfected, first priority pledge or security interest (regardless of the characterization thereof
as deposit accounts, securities accounts, instruments or general intangibles under the UCC), LRC shall notify BTMUCLF of such failure. 
  

	7.	AUTHORIZED ACTION BY BTMUCLF. 

 LRC hereby irrevocably appoints BTMUCLF as LRC’s
attorney-in-fact for the purpose of authorizing BTMUCLF to perform (but BTMUCLF shall not be obligated to and shall incur no liability to LRC or any third party for failure to perform) any act which LRC is obligated by this Agreement to perform, and
to exercise, consistent with the other provisions of this Agreement, such rights and powers as LRC might exercise with respect to the Collateral during any period in which a Default has occurred and is continuing, including the right to
(a) collect by legal proceedings or otherwise and endorse, receive and receipt for all dividends, interest, payments, proceeds and other sums and property now or hereafter payable on or on account of the Collateral; (b) enter into any
extension, reorganization, deposit, merger, consolidation or other agreement pertaining to, or deposit, surrender, accept, hold or apply other property in exchange for the Collateral; (c) insure, process, preserve and enforce the Collateral;
(d) make any compromise or settlement, and take any action it deems advisable, with respect to the Collateral; (e) pay any indebtedness of LRC relating to the Collateral; and (f) execute UCC financing statements and other documents,
instruments and agreements required hereunder. Such appointment is coupled with an interest and shall be valid and binding on LRC and its successor and assigns. 
  

	8.	DEFAULT AND REMEDIES. 

 (A) Remedies. In addition to all other rights and remedies
granted to BTMUCLF by this Agreement and other Operative Documents (except under Other Lease Documents) or by the UCC and other Applicable Laws, BTMUCLF may, upon the occurrence and during the continuance of any Event of Default (as defined herein
and in the Lease), exercise any one or more of the following rights and remedies, all of which will be in furtherance of its rights as a secured party under the UCC: 

(1) BTMUCLF may collect, receive, appropriate or realize upon the Collateral or otherwise foreclose or enforce the pledge of or
security interests in any or all Collateral in any manner permitted by Applicable Law or in this Agreement. 
 (2) BTMUCLF
may notify any Deposit Taker to pay all or any portion of Cash Collateral held by such Deposit Taker directly to BTMUCLF up to an amount equal to the then outstanding Secured Obligations. BTMUCLF shall apply

  
 16 

 
any Cash Collateral or proceeds of other Collateral received by BTMUCLF after the occurrence of such an Event of Default to the Secured Obligations in any order BTMUCLF believes to be in its best
interest. If any such Cash Collateral or proceeds received by BTMUCLF remains after all Secured Obligations have been paid in full, BTMUCLF will deliver or direct the Deposit Takers to deliver the same to LRC or other Persons entitled thereto. 

Without limiting the foregoing, when any such Event of Default has occurred and is continuing, BTMUCLF may, without notice or demand, sell, redeem, offset,
setoff, debit, charge or otherwise dispose of or liquidate into cash any Collateral and/or to apply it or the proceeds thereof to repay any or all of the Secured Obligations in such order as BTMUCLF believes to be in its best interest, regardless of
whether any such Secured Obligations are contingent, unliquidated or unmatured or whether BTMUCLF has any other recourse to LRC or any Other Liable Party or any other collateral or assets (including the Property). Moreover, regardless of whether
BTMUCLF commences any action to foreclose the lien and security interest granted in the Lease or the Memorandum of Lease (a “Property Foreclosure”) before, after or contemporaneously with any action BTMUCLF may take under this
Pledge Agreement to collect Cash Collateral or proceeds of other Collateral, and regardless of whether BTMUCLF actually receives proceeds of a Property Foreclosure before or after it receives Cash Collateral or proceeds of other Collateral, BTMUCLF
will be entitled to apply Cash Collateral and proceeds of other Collateral to satisfy or reduce the Secured Obligations before applying the proceeds of a Property Foreclosure to other remaining obligations secured as described in the Lease and the
Memo of Lease. Also, BTMUCLF may exercise its rights without regard to any premium or penalty from liquidation of any Collateral and without regard to LRC’s basis or holding period for any Collateral. 

In connection with the exercise of its remedies under this Agreement, BTMUCLF may sell from its offices in Boston, Massachusetts, New York, New York or
elsewhere, in one or more sales, at the price as BTMUCLF deems best, for cash or on credit or for other property, for immediate or future delivery, any item of the Collateral, at any broker’s board or at public or private sale, in any
reasonable manner permissible under the UCC (except that, to the extent permissible under the UCC, LRC waives any requirements of the UCC) and BTMUCLF or anyone else may be the purchaser of the Collateral and hold it free from any claim or right
including, without limitation, any equity of redemption of LRC, which right LRC expressly waives. BTMUCLF may in its sole discretion elect to conduct any sale (and related offers) of any Collateral in such a manner as to avoid the need for
registration or qualification thereof under any Federal or state securities laws, that such conduct may include restrictions (including as to potential purchasers) and other requirements (such as purchaser representations) which may result in prices
or other terms less favorable than those which might have been obtained through a public sale not subject to such restrictions and requirements and that any offer and sale so conducted shall be deemed to have been made in a commercially reasonable
manner. 
 In connection with the exercise of its remedies, BTMUCLF may also, in its sole discretion, for its own benefit, acting either in its own name or
in the name of LRC: 

  
 17 

 (i) hold any monies or proceeds representing the Collateral in a cash collateral
account in U.S. dollars or other currency that BTMUCLF reasonably selects and invest such monies or proceeds on behalf of LRC; 

(ii) convert any Collateral denominated in a currency other than U.S. dollars to U.S. dollars at the spot rate of exchange for
the purchase of U.S. dollars with such other currency which is quoted by a branch or office of BTMUCLF’s Parent selected by BTMUCLF (or, if no such rate is quoted by BTMUCLF’s Parent on any relevant date, then at a rate estimated by
BTMUCLF on the basis of other quoted spot rates) or another prevailing rate that BTMUCLF reasonably deems more appropriate; or 

(iii) apply any portion of the Collateral, first, to pay or reimburse all costs and expenses of BTMUCLF and then to all or any
portion of the Secured Obligations in such order as BTMUCLF may believe to be in its best interest. 
 In any event, LRC will pay to BTMUCLF upon demand all
expenses (including reasonable, out-of-pocket fees, costs and expenses of counsel to BTMUCLF and any Participant) incurred by BTMUCLF in connection with the exercise of any of BTMUCLF’s rights or remedies under this Agreement. 

Notwithstanding that BTMUCLF may continue to hold Collateral and regardless of the value of the Collateral, LRC will remain liable for the payment in full of
any unpaid balance of the Secured Obligations. 
 In any case where notice of any sale or disposition of any Collateral is required, LRC hereby agrees that
ten (10) days notice of such sale or disposition is reasonable. 
 (B) Recovery Not Limited. To the fullest extent permitted by
Applicable Law, LRC waives any right to require that BTMUCLF proceed against any other Person, exhaust any Collateral or other security for the Secured Obligations, or to have any Other Liable Party joined with LRC in any suit arising out of the
Secured Obligations or this Agreement, or pursue any other remedy in their power. LRC waives any and all notice of acceptance of this Agreement. 
 LRC
further waives notice of the creation, modification, rearrangement, renewal or extension for any period of any of the Secured Obligations of any Other Liable Party from time to time and any defense arising by reason of any disability or other
defense of any Other Liable Party or by reason of the cessation from any cause whatsoever of the liability of any Other Liable Party. Until all of the Secured Obligations shall have been paid in full, LRC shall have no right to subrogation,
reimbursement, contribution or indemnity against any Other Liable Party and LRC waives the right to enforce any remedy which BTMUCLF has or may hereafter have against any Other Liable Party, and waives any benefit of and any right to participate in
any other security whatsoever now or hereafter held by or on behalf of BTMUCLF. LRC authorizes BTMUCLF, without notice or demand and without any reservation of rights against LRC and without affecting LRC’s liability hereunder or on the Secured
Obligations, from time to time to (a) take or hold any other property of any type 

  
 18 

 
from any other Person as security for the Secured Obligations, and exchange, enforce, waive and release any or all of such other property, (b) after and during the continuance of any Event
of Default (as defined herein or in the Lease), apply or require the application of the Collateral (in accordance with this Agreement) or such other property in any order they may determine and to direct the order or manner of sale thereof as they
may determine, (c) renew, extend for any period, accelerate, modify, compromise, settle or release any of the obligations of any Other Liable Party with respect to any or all of the Secured Obligations or other security for the Secured
Obligations, and (d) release or substitute any Other Liable Party. 
  

	9.	MISCELLANEOUS. 

 (A) Payments by LRC to BTMUCLF. All payments and deliveries of
funds required to be made by LRC to BTMUCLF hereunder shall be paid or delivered in immediately available funds by wire transfer to the Deposit Account in accordance with wiring instructions which will be provided by BTMUCLF to LRC. Time is of the
essence as to all payments and deliveries of funds by LRC to BTMUCLF under this Agreement. 
 (B) Payments by BTMUCLF to LRC. All
payments of Cash Collateral withdrawn by BTMUCLF from the Deposit Accounts and required to returned by BTMUCLF to LRC hereunder shall be paid or delivered in immediately available funds by wire transfer to: 

 

					
	Bank Name:	    	 	    	
	Bank Address:	    	 	    	
	ABA # (Domestic):        	    	 	    	
	SWIFT ID (Inn):	    	 	    	
	Account Name:	    	 	    	
	Account Number:	    	 	    	
	Bank Contact:	    	 	    	
		    	 	    	
		    	 	    	
	Reference	    	 	    	

 or at such other place and in such other manner as LRC may designate in a notice sent to BTMUCLF. Time is of the essence as to
all such payments by BTMUCLF to LRC. 
 (C) Cumulative Rights, etc. Except as herein expressly provided to the contrary, the rights,
powers and remedies of BTMUCLF under this Agreement shall be in addition to all rights, powers and remedies given to them by virtue of any Applicable Law, any other Operative Document or any other agreement, all of which rights, powers, and remedies
shall be cumulative and may be exercised successively or concurrently without impairing their respective rights hereunder. LRC waives any right to require BTMUCLF to proceed against any Person or to exhaust any Collateral or other collateral or
security or to pursue any remedy in BTMUCLF’s power. 

  
 19 

 (D) Survival of Agreements. All representations and warranties of LRC herein, and all
covenants and agreements herein shall survive the execution and delivery of this Agreement, the execution and delivery of any other Operative Documents and the creation of the Secured Obligations and continue until terminated or released as provided
herein. 
 (E) Other Liable Party. Neither this Agreement nor the exercise by BTMUCLF or the failure of BTMUCLF to exercise any
right, power or remedy conferred herein or by law shall be construed as relieving LRC or any Other Liable Party from liability on the Secured Obligations or any deficiency thereon. This Agreement shall continue irrespective of the fact that the
liability of any Other Liable Party may have ceased or irrespective of the validity or enforceability of any other agreement evidencing or securing the Secured Obligations to which LRC or any Other Liable Party may be a party, and notwithstanding
the reorganization, death, incapacity or bankruptcy of any Other Liable Party, or any other event or proceeding affecting any Other Liable Party. 

(F) Termination. Following the Base Term Expiration Date, upon indefeasible satisfaction in full of all Secured Obligations (other than
contingent indemnity obligations for which no Claim has been made or are not due and payable) and upon written request for the termination of this Agreement delivered by LRC to BTMUCLF, BTMUCLF will execute and deliver, at LRC’s expense, an
acknowledgment that this Agreement and the pledge and security interest created hereby are terminated, whereupon all rights to any remaining Collateral that has not been applied against Secured Obligations in accordance with this Agreement shall
revert to LRC. 
 [Signature pages to follow] 

  
 20 

 IN WITNESS WHEREOF, this Agreement is executed to be effective as of the date first written
above. 
  

			
	BTMU CAPITAL LEASING & FINANCE, INC.,
	a Delaware corporation
		
	By:	 	 /s/ Michael D. Doyle

	Name:	 	Michael D. Doyle
	Title:	 	President

 
			
	LAM RESEARCH CORPORATION,
	a Delaware Corporation
		
	By:	 	 /s/ Odette Go

	Name:	 	Odette Go
	Title:	 	Treasurer

 Exhibit A 

TO PLEDGE AGREEMENT 

DEPOSIT AGREEMENT 

(PORT 101) 
 Dated as of
December 31, 2013 
 The Bank of Tokyo-Mitsubishi UFJ, Ltd. 

Global Markets Division for the Americas 
 1251 Avenues of the
Americas 
 New York, New York 10020-1104 
 Dear Ladies and
Gentlemen: 
 LAM Research Corporation, a Delaware corporation (“LRC”), refers to that certain Pledge Agreement (Port 101),
dated as of December 31, 2013 (as amended or otherwise modified from time to time, the “Pledge Agreement”), between BTMU Capital Leasing & Finance, Inc. (“BTMUCLF”) and LRC. All capitalized terms used
herein and not otherwise defined herein shall have the same meanings herein as set forth in the Pledge Agreement. All terms used in this Agreement which are defined in the UCC and not otherwise defined herein shall have the same meanings herein as
set forth therein, except where the context otherwise requires. 
 This Deposit Agreement (this “Agreement”), is among The Bank of
Tokyo-Mitsubishi UFJ, Ltd. (“Deposit Taker”), LRC and BTMUCLF and shall serve as instructions regarding the following deposit account established by LRC at the Deposit Taker (the “Deposit Account”): 

 

					
	 Account

Type
	    	 Account

Office
	  	 Account/IMMS/WSS

Numbers

			
		    		  	
	  
	    	  
	  	  

 LRC has delivered to Deposit Taker for deposit initially in such Deposit Account, which may not necessarily bear any special
title or which may be entitled: “LAM RESEARCH CORPORATION COLLATERAL ACCOUNT FOR THE BENEFIT OF BTMU CAPITAL LEASING & FINANCE, INC.” or such other title as may be acceptable to Deposit Taker the sum of U.S.$19,227,272.41 in
immediately available funds and which may thereafter be held in (but are not necessarily limited to) the form of one or more time deposits, certificates of deposit, other deposits or instruments of any type which at all times shall be under the

 
dominion and control of the Deposit Taker (such funds, whether now or at any time hereafter on deposit with or payable or withdrawable from the Deposit Taker (whether from the Deposit Account or
any other deposit account, or any time deposit, certificate of deposit, or any other deposit or instrument of any type)), together with any amounts or accruals subsequently added to or earned, including interest, by such funds and all additional
funds hereafter deposited into the Deposit Account hereunder or otherwise or given in substitution for such funds, being referred to herein as the “Deposited Funds”). Any such Deposited Funds and any funds or deposits which at any
time derive from, consist of or represent Deposited Funds (including, but not limited to, time deposits, certificates of deposit, other deposits or instruments of any type), all proceeds, income and profits thereon and therefrom, and the Deposit
Account and any deposit account in which any of the foregoing is deposited or held, and all of LRC’s rights and interests therein and claims against Deposit Taker with respect thereto, are collectively referred to herein as, the “Cash
Collateral”. Without limiting any of Deposit Taker’s other rights or remedies Deposit Taker shall have all the rights and remedies of a secured party under the Uniform Commercial Code and all other applicable law with respect to the
Cash Collateral and each such deposit account, all of which LRC acknowledges is to be deemed a “deposit account” defined by the Uniform Commercial Code. LRC understands that Deposit Taker may combine the Deposited Funds and Cash Collateral
with other funds and will not be required to keep them separate and identifiable and that the Deposited Funds and Cash Collateral may be invested, reinvested, held or otherwise utilized by the Deposit Taker without any direction of the Parties. If
such commingling occurs, Deposit Taker may consider the Deposited Funds to consist at any time of any and all funds in any relevant account up to the amount required to be held by Deposit Taker pursuant hereto. 

1. Lien. As security for immediate payment and performance when due of all of the Secured Obligations as defined in the Pledge
Agreement owing by LRC, whensoever arising, whether now existing or hereafter incurred, of every kind and character, including, without limitation, arising or otherwise existing under or with respect to the Amended and Restated Lease Agreement (Port
101), dated as of December 31, 2013 (as amended or otherwise modified from time to time, the “Lease Agreement”), between BTMUCLF and LRC and the Operative Documents (except with respect to the Other Lease Documents) (all such
obligations, liabilities and indebtedness being referred to herein collectively as the “Secured Obligations”), LRC hereby pledges and assigns to BTMUCLF and grants to BTMUCLF a continuing first priority security interest in the
following (the “Collateral”): (i) the Deposit Account, (ii) the Cash Collateral, (iii) all Deposited Funds, (iv) any and all accounts to which the Deposited Funds or the proceeds thereof are
credited, (v) all amounts, money and other property standing to the credit of any such accounts, together with any and all documents evidencing or constituting such amounts, money and other property, (vi) all instruments, investment
property and the like in which such property is from time to time invested or reinvested and all interest, distributions, other income and the like payable with respect thereto, and (vii) all replacements, renewals, substitutions, products,
profits and proceeds of the foregoing in whatever form. The parties hereto agree that this Agreement complies with Section 9-104(a)(2) of the New York Uniform Commercial Code. So long as this Agreement remains in full force and effect, LRC
shall have no right to be paid or to draw upon, transfer or otherwise dispose of any of the Cash Collateral, and Deposit Taker shall 

  
 2 

 
have exclusive dominion and control of all Cash Collateral. Deposit Taker has and shall have “control”, as contemplated by Article 9 of the Uniform Commercial Code, including
Section 9-104 thereof, of the Deposit Account, the Deposited Funds, the Cash Collateral and of any deposit account in which any Cash Collateral is deposited. 

2. Duties. Deposit Taker agrees to take such action with respect to the Deposit Account as shall from time to time be specified in any
writing purportedly from BTMUCLF as provided herein. LRC and BTMUCLF agree that: (a) Deposit Taker has no duty to monitor the balance of the Deposit Account; (b) BTMUCLF may at any time make withdrawals from the Deposit Account and take
any and all actions with respect to the Deposit Account, and Deposit Taker is hereby authorized to honor any instructions with respect to the Deposit Account (including withdrawals therefrom) which purport to be from BTMUCLF (in each case without
notifying or obtaining the consent of LRC); (c) Deposit Taker may, without further inquiry, rely on and act in accordance with any instructions it receives from (or which purport to be from) BTMUCLF, notwithstanding any conflicting or contrary
instructions it may receive from LRC, and Deposit Taker shall have no liability to BTMUCLF, LRC or any other person in relying on and acting in accordance with any such instructions; (d) Deposit Taker shall have no responsibility to inquire as
to the form, execution, sufficiency or validity of any notice or instructions delivered to it hereunder, nor to inquire as to the identity, authority or rights of the person or persons executing or delivering the same, and (e) Deposit Taker
shall have a reasonable period of time within which to act in accordance with any notice or instructions from BTMUCLF with respect to the Deposit Account. Deposit Taker is hereby authorized immediately, and without demand upon or notice to us or
other formality, to take direction from BTMUCLF acting in accordance with the terms and conditions of the Pledge Agreement to (i) withdraw and deliver any and all Cash Collateral and Deposited Funds to LRC, (ii) withdraw and apply any and
all Cash Collateral and Deposited Funds to reduce or satisfy any and all Secured Obligations in any order and first toward any expenses Deposit Taker incurs in Deposit Taker’s discretion, as and when they arise or are due, without resort to us,
any other collateral or any other obligor, or (iii) withdraw and return Cash Collateral and Deposited Funds to LRC. 
 3. Interest
on the Deposit Account. Deposit Taker will have no obligation to pay any interest on the Deposit Account except as follows: on each Payment Date accrued interest on each Deposit Account maintained by Deposit taker will be paid by wire transfer
to the LRC for the period (the “Interest Period”) since the preceding Payment Date (or if there was no preceding Payment Date, since the Base Term Commencement Date) equal to the product of: 

 

	 	•	 	the Deposited Funds on deposit with the Deposit Taker on the first day of such Interest Period, times 

  

	 	•	 	LIBOR Rate less 0.125% (but in no event less than zero) for such Interest Period, times 

  

	 	•	 	the number of days in such Interest Period, divided by; 

  

	 	•	 	three hundred sixty. 

  
 3 

 As used in this Section 3, capitalized terms defined in the Participation Agreement are intended to have the
respective meanings assigned to them in the Participation Agreement. 
 All payments of interest by Deposit Taker hereunder to LRC hereunder shall be paid
or delivered in immediately available funds by wire transfer to: 
  

					
	Bank Name:	  	 	  	
	Bank Address:	  	 	  	
	ABA # (Domestic):	  	 	  	
	SWIFT ID (Inn):	  	 	  	
	Account Name:	  	 	  	
	Account Number:	  	 	  	
	Bank Contact:	  	 	  	
		  	 	  	
		  	 	  	
	Reference	  	 	  	

 or at such other place and in such other manner as LRC may designate in a notice sent to the Deposit Taker. Time is of the
essence as to all such payments by Deposit Taker to LRC. 
 4. Remedies. LRC agrees that, at any time after an Event of Default has
occurred or any Secured Obligation arises or comes due, Deposit Taker may, without notice or demand (all of which LRC hereby waives), to take direction from BTMUCLF acting in its sole discretion to realize upon and apply all or any part of the Cash
Collateral to the payment of all or any part of the Secured Obligations, in such order and manner as BTMUCLF may elect and Deposit Taker is authorized to take direction from BTMUCLF acting in its sole discretion to break any time deposit or
certificate deposit prior to its stated maturity and for which LRC shall have responsibility for any loss of interest or early withdrawal penalties resulting therefrom. BTMUCLF shall not be required to pursue any other right or remedy against us, or
any other person liable for any part of the Secured Obligations, or enforce its security interest in or liens on any other property securing the Secured Obligations, prior to enforcing Deposit Taker’s rights against the Cash Collateral. Without
limiting the foregoing, Deposit Taker is hereby authorized immediately, and without demand upon or notice to us or other formality, to take direction from BTMUCLF acting in its sole discretion on and during the continuance of an Event of Default (as
such term is defined in the Pledge Agreement), apply and setoff against the Cash Collateral and the Deposited Funds the aggregate amount of all principal of, interest on and other amounts payable with respect to all Secured Obligations existing or
payable as of such date, whether or not then due. 
 5. Representations, Warranties and Covenants. LRC hereby represents, warrants
and covenants to Deposit Taker and BTMUCLF that: (i) the Collateral is and will be owned by us free and clear of all claims, liens, security interests, pledges and encumbrances of any kind, except in Deposit Taker’s favor; (ii) LRC is
a corporation, duly organized and validly existing in good standing under the laws of State of Delaware, and have the right and power to execute, deliver and perform this Agreement, and to pledge, assign and grant a security interest in the
Collateral in accordance herewith; (iii) this Agreement has been duly authorized, executed and delivered by LRC (and those individuals who have signed on its 

  
 4 

 
behalf have the authority to do so consistent with resolutions on file in Deposit Taker’s offices) and constitutes its legal, valid, binding and enforceable obligation; (iv) Deposit
Taker has and will continue at all times to have a first priority perfected and enforceable lien and security interest in the Collateral, subject to no other liens, security interests or encumbrances; (v) LRC shall not take any action or
otherwise make any attempt to draw upon, transfer or otherwise dispose of the Collateral or permit the amount of Collateral to decrease at any time; and (vi) LRC shall from time to time at Deposit Taker’s request, execute, deliver,
acknowledge, file and record such agreements, documents, statements and certificates (including, without limitation, Uniform Commercial Code financing statements), and do such acts and things as are necessary or appropriate to effectuate the
purposes of this Agreement. LRC hereby authorizes Deposit Taker to file any Uniform Commercial Code financing statements, amendments thereto or continuations thereof, and any other appropriate security documents or instruments and to give any
notices necessary or desirable to perfect any lien or security interest granted hereby, all without the signature of the LRC or to execute such items as attorney-in-fact for the LRC, as may be necessary to further the purposes described herein.
Deposit Taker shall at all times have the exclusive right to hold and possess any certificates, instruments or documents included in the Collateral. Should LRC at any time receive any such certificates, instruments or documents it shall hold the
same in trust for, and immediately deliver them to, Deposit Taker. Any breach of any representation, warranty, covenant or agreement made by us herein or elsewhere shall be an “Event of Default”. An “Event of
Default” shall also be as defined in the Pledge Agreement. 
 6. Information. Deposit Taker shall provide BTMUCLF with such
information with respect to the Deposit Account and all items (and proceeds thereof) deposited in the Deposit Account as BTMUCLF may from time to time reasonably request, and LRC hereby consents to such information being provided to BTMUCLF and
agrees to pay all expenses in connection therewith. 
 7. Exculpation; Indemnity. Deposit Taker undertakes to perform only such
duties as are expressly set forth herein. Notwithstanding any other provisions of this Agreement, the parties hereby agree that Deposit Taker shall not be liable for any action taken by it in accordance with this Agreement, including, without
limitation, any action so taken at BTMUCLF’s request or direction, except direct damages attributable to the Deposit Taker’s gross negligence or willful misconduct. In no event shall Deposit Taker be liable for any (i) losses or
delays resulting from acts of God, war, computer malfunction, interruption of communication facilities, labor difficulties or other causes beyond Deposit Taker’s reasonable control, or (ii) for indirect, special, punitive or consequential
damages. LRC agrees to indemnify and hold Deposit Taker harmless from and against all costs, damages, claims, judgments, reasonable attorneys’ fees, expenses, obligations and liabilities of every kind and nature (collectively,
“Losses”) which Deposit Taker may incur, sustain or be required to pay (other than those attributable to Deposit Taker’s gross negligence or willful misconduct) in connection with or arising out of this Agreement or the Deposit
Account (including without limitation, the amount of any overdraft created in the Deposit Account resulting from a Chargeback, and to pay to Deposit Taker on demand the amount of all such Losses. Nothing in this Section, and no indemnification of
Deposit Taker hereunder, shall affect in any way the indemnification obligations of LRC to BTMUCLF under the Pledge Agreement or other 

  
 5 

 
Operative Documents. The provisions of this Section shall survive termination of this Agreement. 

8. Irrevocable Agreement. LRC acknowledges that the agreements made by it and the authorizations granted by it herein are irrevocable
and that the authorizations granted in Section 2 are powers coupled with an interest. 
 9. Set-off. Deposit Taker waives all of
its existing and future rights of set-off and banker’s liens against the Deposit Account and all items (and proceeds thereof) that come into possession of Deposit Taker in connection with the Deposit Account. 

10. Miscellaneous. This Agreement is binding upon the parties hereto and their respective successors and assigns (including any trustee
of LRC appointed or elected in any action under the Bankruptcy Code) and shall inure to their benefit. Neither LRC nor BTMUCLF may assign their respective rights hereunder unless the prior written consent of the Deposit Taker is obtained. Neither
this Agreement nor any provision hereof may be changed, amended, modified or waived, except by an instrument in writing signed by the parties hereto. Any provision of this Agreement that may prove unenforceable under any law or regulation shall not
affect the validity of any other provision hereof. This Agreement shall be governed by the laws of the State of New York, without giving effect to the conflicts of laws provisions of such State (including, without limitation, Section 5-1401 of
the New York General Secured Obligations Law). LRC hereby irrevocably submits to the jurisdiction of the courts of the U.S. Federal and New York State courts sitting in the Borough of Manhattan, New York and waives any objection to or based upon
personal jurisdiction, venue, inconvenient forum or service of process in connection with any action or proceeding arising out of or in connection with this Agreement. LRC hereby irrevocably consents to service of process by first class or certified
mail, or recognized courier for which a receipt is available, sent to the address shown in Deposit Taker’s records. This Agreement may be executed in any number of counterparts which together shall constitute one and the same instrument. LRC
HEREBY IRREVOCABLY WAIVES ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION OR OTHER PROCEEDING BASED UPON OR ARISING OUT OF THIS AGREEMENT, THE PLEDGE AGREEMENT OR ANY RELATED TRANSACTION. 

11. Termination and Resignation. This Agreement may be terminated by agreement of BTMUCLF and LRC upon fifteen (15) days’
prior written notice to Deposit Taker; provided, however, that this Agreement shall terminate immediately upon notice from BTMUCLF that all of LRC’s obligations secured by the Pledge Agreement are satisfied. Deposit Taker may, at any time upon
thirty (30) days’ prior written notice to BTMUCLF and LRC, terminate this Agreement and close the Deposit Account; provided, however, that a substitute deposit taker has been appointed for BTMUCLF or Participant (in its capacity as a
Participant) under and as described in the Pledge Agreement. Upon termination of this Agreement any funds in the Deposit Account shall be subject to the direction of BTMUCLF, including any direction given by BTMUCLF that such funds be wired to
another “Deposit Taker” designated for BTMUCLF or such Participant under and as defined in the Pledge Agreement. 

  
 6 

 12. Notices. Unless otherwise specifically provided herein, any notice or other
communication required or permitted to be given shall be in writing addressed to the respective party as set forth below and may be personally served, telecopied or sent by overnight courier service and shall be deemed to have been given:
(a) if delivered in person, when delivered; (b) if delivered by telecopy, on the date of transmission if transmitted on a Business Day before 4:00 P.M. (New York time) (but only if such telecopied document is also delivered by another
method permitted by this Agreement by the next banking business day), or, if not, on the next succeeding Business Day; or (c) if delivered by reputable overnight courier, the banking business day on which such delivery is made by such courier.

 Notices shall be addressed as follows: 
  

			
	BTMUCLF:	  	BTMU Capital Leasing & Finance, Inc.
		  	111 Huntington Avenue
		  	Boston, Massachusetts 02199
		  	Attention: Portfolio Servicing
		  	Telecopy:
                                        

		
	Deposit Taker:	  	The Bank of Tokyo-Mitsubishi UFJ, Ltd.
		  	Global Markets Division for the Americas
		  	1251 Avenues of the Americas
		  	New York, New York 10020-1104
		  	Attn: Charles Catalano, Director – Institutional Sales Department
		  	Telecopy:
                                        

		  	Email:
                                        

		
	LRC:	  	Lam Research Corporation
		  	4300 Cushing Parkway
		  	Fremont, California 94538
		  	Attention: Odette Go, Treasurer
		  	Telecopy:
                                        

		  	Email:
                                        

 or in any case, to such other address as the party addressed shall have previously designated by written notice to the serving
party, given in accordance with this Section. 
 [signature page follows.] 

  
 7 

 Please countersign below to indicate your acceptance of our agreement herein. 

 

			
	Very truly yours,
	
	LAM RESEARCH CORPORATION,
	a Delaware corporation
		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

  

			
	 ACCEPTED AND AGREED TO as of this

     day of
            ,        

	
	THE BANK OF TOKYO-MITSUBISHI UFJ, LTD.
		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

  

			
	 ACKNOWLEDGED AND AGREED TO as of this

     day of
            ,        

	
	BTMU CAPITAL LEASING & FINANCE, INC.,
	a Delaware corporation
		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

 Exhibit B 

TO PLEDGE AGREEMENT 

NOTICE OF LRC’S REQUIREMENT OF 

DIRECT PAYMENT TO BTMUCLF 
 BTMU Capital
Leasing & Finance, Inc. 
 111 Huntington Avenue 

Boston, Massachusetts 02199 
 Attention: Portfolio Servicing 

 

	 	Re:	Pledge Agreement (Port 101) dated as of December 31, 2013 between Lam Research Corporation and BTMU Capital Leasing & Finance, Inc. 

Gentlemen: 
 Capitalized terms used in
this letter are intended to have the meanings assigned to them in the Pledge Agreement (Port 101) referenced above (the “Pledge Agreement”). This letter constitutes notice to you, as secured party under the Pledge Agreement, that
pursuant to subparagraph 5(B) of the Pledge Agreement, LRC requires you to withdraw from the Deposit Account and to retain, as a payment from LRC required by Articles XX, XXI or XXII of the Lease, the following amount: 

                    Dollars
($        ) 
 on the following date (which, LRC acknowledges, must be the Base Term Expiration Date): 

LRC acknowledges that its right to require such withdrawal is subject to the condition that LRC must give this notice to you at least ten days
prior to the date of required withdrawal and payment specified above, and also to the condition that no Event of Default (under and as defined in the Pledge Agreement or as defined in the Lease referenced therein) has occurred and is continuing.

 Please remember that the express terms of the Pledge Agreement allow the Deposit Takers to require notice of withdrawal at least seven
days before Cash Collateral is to be withdrawn from the Deposit Accounts. Accordingly, you must notify the Deposit Takers seven days prior to the withdrawal of Cash Collateral required by this notice. 

 

			
	Lam Research Corporation
		
	By:	 	  

	Name:	 	  

	Title:

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