Document:

Lease Agmt with KeyBank U.S.A., N.A.

 EXHIBIT 10.87 
  
 LEASE AGREEMENT WITH KEYBANK U.S.A., N.A. 
 FOR A PORTION OF THE KEYBANK PARSIPPANY BUILDING 

  
 AGREEMENT OF LEASE 
  
 between 
  
 TWO GATEHALL ASSOCIATES, LLC

  
 Landlord 
  
 and 
  
 KEYBANK USA NATIONAL ASSOCIATION, a national banking
association 
  
 The Entire Rentable Portion of the First and Second Floors 
  
 Two Gatehall Road 
  
 Parsippany, New Jersey 

  
 TABLE OF CONTENTS 
  
 
	  	  	  	  	 PAGE
 

	 Preamble (Basic Provisions and Definitions)
 	  	 1
 
	 
	 1.
 	  	 Demised Premises, Term, and Purpose
 	  	 3
 
	 
	 2.
 	  	 Rent
 	  	 3
 
	 
	 3.
 	  	 Operating Expenses and Real Estate Taxes
 	  	 4
 
	 
	 4.
 	  	 Completion of Improvements and Commencement of Rent
 	  	 9
 
	 
	 5.
 	  	 Covenants as to Condition of Demised Premises and Compliance with Laws
 	  	 9
 
	 
	 6.
 	  	 Tenant Improvements, Alterations, and Installations
 	  	 10
 
	 
	 7.
 	  	 Various Negative Covenants by Tenant
 	  	 11
 
	 
	 8.
 	  	 Various Affirmative Covenants by Tenant
 	  	 12
 
	 
	 9.
 	  	 Signage
 	  	 12
 
	 
	 10.
 	  	 Casualty and Insurance
 	  	 13
 
	 
	 11.
 	  	 Indemnification
 	  	 14
 
	 
	 12.
 	  	 Non-Liability of Landlord
 	  	 15
 
	 
	 13.
 	  	 Remedies and Termination Upon Tenant Default
 	  	 15
 
	 
	 14.
 	  	 Remedies Cumulative; Non-Waiver by Landlord
 	  	 16
 
	 
	 15.
 	  	 Services; Electric Energy
 	  	 17
 
	 
	 16.
 	  	 Subordination
 	  	 18
 
	 
	 17.
 	  	 Curing Tenant’s and Landlord’s Defaults
 	  	 18
 
	 
	 18.
 	  	 Notices
 	  	 19
 
	 
	 19.
 	  	 Quiet Enjoyment
 	  	 20
 
	 
	 20.
 	  	 Security Deposit
 	  	 20
 
	 
	 21.
 	  	 Inspection and Entry by Landlord
 	  	 20
 
	 
	 22.
 	  	 Brokerage
 	  	 20
 
	 
	 23.
 	  	 Parking
 	  	 21
 
	 
	 24.
 	  	 Renewal Option
 	  	 21
 
	 
	 25.
 	  	 Landlord’s Inability to Perform
 	  	 22
 
	 
	 26.
 	  	 Condemnation
 	  	 22
 
	 
	 27.
 	  	 Assignment and Subletting
 	  	 23
 

 

 
 -i- 

 
	  	  	  	  	 Page
 

	 
	 28.
 	  	 Environmental Laws
 	  	 26
 
	 
	 29.
 	  	 Parties Bound
 	  	 27
 
	 
	 30.
 	  	 Miscellaneous
 	  	 28
 
	 
	 31.
 	  	 Hold Over Tenancy
 	  	 29
 
	 
	 32.
 	  	 Landlord Estoppel
 	  	 29
 
	 
	 33.
 	  	 Financial Statements
 	  	 29
 
	 
	 34.
 	  	 UPS/Emergency Generator
 	  	 29
 
	 
	 35.
 	  	 Cafeteria
 	  	 29
 

 
  
 LIST OF EXHIBITS 
  
 
	 Exhibits
 
	  	  
	 
	 A
 	  	 Floor Plan
 
	 
	 A-1
 	  	 Site Plan of Building
 
	 
	 B
 	  	 Work Letter to Lease
 
	 
	  	  	 Schedule I: Base Building Specifications
 
	 
	 C
 	  	 Rules and Regulations
 
	 
	 D
 	  	 Cleaning Services
 
	 
	 E
 	  	 Parking Plan
 
	 
	 F
 	  	 HVAC Specifications
 
	 
	 G
 	  	 Fixed Rent Schedule
 
	 
	 H
 	  	 Temporary Space
 
	 
	 I.
 	  	 Form of Subordination Non-Disturbance and Attornment Agreement
 
	 
	 J.
 	  	 Cafeteria Location
 

 

 
 -ii- 

  
 INDEX OF DEFINED TERMS 
  
 
	 TERMS
 
	  	 PARAGRAPH
 

	 
	 Additional Rent
 	  	 Pgh 2(a)
 
	 
	 Additional Insureds
 	  	 Pgh 10(b)
 
	 
	 Building Common Areas
 	  	 Pgh l(d)
 
	 
	 Building
 	  	 Preamble
 
	 
	 Building’s Proportionate Share of Complex Operating Expenses
 	  	 Preamble
 
	 
	 Business Days
 	  	 Preamble
 
	 
	 Business Hours
 	  	 Preamble
 
	 
	 Commencement Date
 	  	 Pgh 1(b)
 
	 
	 Common Areas
 	  	 Pgh 1(d)
 
	 
	 Demised Premises
 	  	 Preamble
 
	 
	 Designated Broker
 	  	 Preamble
 
	 
	 Exclusive Spaces
 	  	 Preamble
 
	 
	 Expiration Date
 	  	 Preamble
 
	 
	 Fair Market Renewal Rent
 	  	 Pgh 24(a)
 
	 
	 Final Plans
 	  	 Exhibit B, Section 1.1
 
	 
	 Fixed Rent
 	  	 Preamble
 
	 
	 Improvements
 	  	 Pgh 1(e)
 
	 
	 Land
 	  	 Pgh 1(a)
 
	 
	 Landlord
 	  	 Pgh 30(c)
 
	 
	 Late Charge
 	  	 Preamble
 
	 
	 Laws
 	  	 Pgh 5(b)
 
	 
	 Lease Year
 	  	 Pgh 3(a)
 
	 
	 Monthly Fixed Rent
 	  	 Preamble
 
	 
	 NJDEP
 	  	 Pgh 28
 
	 
	 Non-Exclusive Space
 	  	 Preamble
 
	 
	 Operating Expense/Real Estate Tax Projection
 	  	 Pgh 3(c)(ii)
 
	 
	 Operating Expenses
 	  	 Pgh 3(a)
 

 

 
 -iii- 

 
	 TERMS
 
	  	 PARAGRAPH
 

	 
	 Permitted Use
 	  	 Preamble
 
	 
	 Preliminary Plans
 	  	 Exhibit B, Section 1.1
 
	 
	 Prime Rate
 	  	 Preamble
 
	 
	 Punch List
 	  	 Pgh 4(c)
 
	 
	 Real Estate Taxes
 	  	 Pgh 3(a)
 
	 
	 Renewal Term(s)
 	  	 Preamble
 
	 
	 Rent Abatement
 	  	 Pgh 2(d)
 
	 
	 Rentable Area
 	  	 Preamble
 
	 
	 Substantially Completed
 	  	 Pgh 4(b)
 
	 
	 Tenant Delay
 	  	 Preamble
 
	 
	 Tenant Improvements
 	  	 Pgh 4(a)
 
	 
	 Tenant’s Proportionate Share
 	  	 Preamble
 
	 
	 Term
 	  	 Preamble
 

 

 
 -iv- 

 LEASE AGREEMENT DATED MAY 29, 2000 
  
 BETWEEN TWO GATEHALL ASSOCIATES, LLC (“Landlord”), having an office c/o GALE & WENTWORTH, LLC, 200 Campus Drive, Suite 200, Florham Park, New Jersey 07932 and KEYBANK USA NATIONAL
ASSOCIATION, a national banking association (“Tenant”) having an address c/o Keycorp, 127 Public Square, Cleveland, Ohio 44114. 
  
  
 PREAMBLE 
  
 BASIC LEASE PROVISIONS AND DEFINITIONS.

  
 In addition to other terms elsewhere defined in this Lease, the following terms whenever used in this Lease
should have only the meanings set forth in this Preamble, unless such meanings are expressly modified, limited, or expanded elsewhere herein. 
  
 I.  Demised Premises:    The Demised Premises are as depicted on the floor plans annexed hereto and made a part hereof as Exhibit A and consist of two
hundred thousand (200,000) square feet of Rentable Area (as defined in Building Office and Managers Association (“BOMA”) standard #ANSI Z65.1-1980 “Modified”) of office space located on the
first (1st) and second (2nd) floors in the building consisting of approximately four hundred thousand (400,000) square feet of Rentable Area situated on the Land (as defined in Paragraph 1(a) of this Lease) located at Two Gatehall Drive in the
Township of Parsippany, Morris County, New Jersey, as shown on the site plan attached hereto and a part hereof as Exhibit A-1 (the “Building”). 
  
 II.  Term:    Fifteen (15) years from the Rent Commencement Date (as hereinafter defined) subject to renewal in accordance with Section 24 of this Lease.

  
 III.  Commencement Date: 
  
 Subject to Tenant Delay, Landlord Delay and Force Majeure (as such terms are hereinafter defined in this Lease and the Exhibits), the term of this Lease shall commence on
the date of Substantial Completion of the Demised Premises. “Substantial Completion” shall mean the date when (i) the Tenant Improvements shall have been completed in accordance with the Final Plans (as modified by any Change Orders, as
defined hereinafter) except for Punch List Items, as defined hereinafter and (ii) a temporary or permanent certificate of occupancy has been issued. Substantial Completion is anticipated by Landlord to occur on or about March 1, 2001, subject to
Force Majeure, Tenant Delay and Landlord Delay. As used herein, Landlord shall be deemed to have “Substantially Completed” the Tenant Improvements notwithstanding that details of construction, decoration, and mechanical adjustment, which
in the aggregate are minor in character and do not substantially interfere with the tenantability of the Demised Premises in any material respect, remain to be performed in such portion of the Demised Premises or any part thereof. 

 
 IV.  Rent Commencement Date: 
  
 (A)  The Rent Commencement Date shall be the date on which Fixed Rent and Additional Rent hereunder shall first begin to accrue, and except as
otherwise provided herein as a result of Force Majeure, Tenant Delay and/or Landlord Delay, the Rent Commencement Date shall be the same date as the Commencement Date but in no event earlier than March 1, 2001. 
  
 (B)  Tenant shall receive a rent credit of one day for each day the Commencement Date is delayed beyond March 1,
2001 unless such delay is due to Force Majeure or a Tenant Delay net of any Landlord Delay. If the occurrence of the Commencement Date is delayed by reason of Tenant Delay net of any Landlord Delay, the Rent Commencement Date shall be the date, as
reasonably designated by Landlord, which would have been the Commencement Date in the absence of such Tenant Delay net of any Landlord Delay provided that the Rent Commencement Date shall be no earlier than March 1, 2001. 

 V.  Expiration Date:    Midnight on the last day of the calendar month
occurring fifteen (15) years after the Rent Commencement Date subject to renewal in accordance with Section 24 of this Lease. 
  
 VI.  Renewal Term:    Three (3) successive five (5) year periods. Each such five (5) year period is sometimes hereinafter referred to as a “Renewal Term.” 
  
 VII.  Permitted Use:    General first-class office use, including executive, administrative
and general office use and uses ancillary thereto, and for no other purpose; provided, however, subject to municipal approval, Tenant may use a portion of the first floor of the Demised Premises not to exceed 6,000 rentable square feet, during
normal business hours, to operate a retail bank branch. Such retail bank branch may be operated and occupied by a subsidiary or affiliate of Tenant in accordance with Section 27 hereof. Tenant shall be responsible for providing adequate security for
such branch and for all costs in connection therewith. 
  
 VIII.  Fixed
Rent:    Fixed Rent during the initial term of this Lease shall be in accordance with Exhibit G attached hereto. During any Renewal Term Fixed Rent shall be at the Fair Market Renewal Rent, as defined in Paragraph
24 of this Lease. 
  
 IX.  Late Charge:    An amount equal to the sum of:
(i) interest at Prime Rate, as defined hereinafter, plus four (4%) percent per annum, which interest shall accrue from the date any payment of Fixed Rent or Additional Rent is due until the date of payment of the same; plus (ii) an administrative
fee equal to four (4%) percent of said late payment. 
  
 X.  Tenant’s Proportionate
Share:    Fifty (50%) percent, which percentage is arrived at by dividing (i) the Rentable Area of the Demised Premises (which, as of the Commencement Date, is agreed to be Two Hundred Thousand (200,000) square feet) by
(ii) the Rentable Area of the Building (which, as of the Commencement Date, is agreed to be Four Hundred Thousand (400,000) square feet). Notwithstanding the foregoing, Tenant acknowledges that its Proportionate Share with respect to certain
expenses which are directly or disproportionately attributable to Tenant or not provided to other tenants of the Building shall be appropriately adjusted to reflect such fact. 
  
 XI.  Security Deposit:    None. 
  
 XII.  Tenant’s S.I.C. Code (as per most recent S.I.C Manual as published by the United States Office of Management Budget):    522298. 

 
 XIII.  Designated Broker:    TC Northeast Metro, Inc. and Gale & Wentworth Real
Estate Advisors, LLC. 
  
 XIV.  Number of Tenant Allocated Parking
Spaces:    Eight Hundred Thirty (830) (including 16 handicap parking spaces as required by law and local municipal ordinance) exclusive spaces reserved in parking area serving the Building (“Exclusive
Spaces”), as depicted on the parking plan attached hereto as Exhibit E, and zero (0) non-exclusive spaces in the common parking area serving the Building and other buildings on the Land (“Non-Exclusive
Spaces”). Parking spaces are subject to the further provisions of Paragraph 23 of this Lease. 
  
 XV.  Prime Rate:    The prime commercial lending rate on 90 day loans announced by Citibank, N.A., or its successor. 
  
 XVI.  Building Holidays:    Building Holidays shall be President’s Day; Good Friday; Memorial Day; Independence Day; Labor
Day; Thanksgiving Day and day after; Christmas Day and New Year’s Day; the Monday before or the Friday after if Christmas Day, New Year’s Day, or Independence Day falls on Tuesday or on Thursday; and the Monday after or the Friday before
if Christmas Day, New Year’s Day, or Independence Day falls on Saturday or on Sunday. 
  
 XVII.  Business Days:    Weekdays excluding Building Holidays. 
  
 XVIII.  Business Hours:    The generally customary daytime business hours of Tenant (but not before 8:00 A.M. or after 6:00 P.M. on weekdays) and 8:00 A.M. to 1:00 P.M. on Saturdays.
Business Hours do not include Sundays or Building Holidays. 

 
 2 

 The parties hereby agree to the following terms and conditions: 
  

1.  Demised Premises, Term, and Purpose. 
  
 (a)  Landlord does hereby lease to Tenant, and Tenant does hereby lease from Landlord the Demised Premises located in the Building, together with
the non-exclusive right to use any pedestrian easements and/or vehicular easements that may exist from time to time for the benefit of tenants of the Building over any portion of the Land, together with all other Common Areas, as defined in
Paragraph 1(d), for the Term commencing on the Commencement Date and ending on the Expiration Date, or such earlier date upon which the Term may expire or be terminated pursuant to the provisions of this Lease or pursuant to law. The parcel of land
on which the Building is located (the “Land”) is known and designated as Lot 55, Block 175 on the tax maps of the Township of Parsippany. 
  
 (b)  The Demised Premises shall be used by Tenant for the Permitted Use and for no other use or purpose. The Permitted Use shall not be deemed to
include the following uses which are expressly prohibited: governmental offices; drive-up facility; educational, training, or similar classes for members of the general public; union offices; medical or similar treatments; barber or beauty parlor;
gaming or political activities; pornographic; employment, recruiting, or placement activities (except executive search); retail or wholesale sale and delivery of goods; repairing, servicing, or receiving for repair or service; and any other use or
uses that are of the same or similar nature or character. Tenant shall not use or occupy the Demised Premises or any part thereof for any purpose deemed unlawful, disreputable, or extra-hazardous on account of fire or other casualty or for any
purposes that shall impair the character of the Building. Tenant, at its sole cost and expense, shall obtain any consents, licenses, permits, or approvals required or obtainable in normal course to conduct its business at the Demised Premises.

  
 (c)  The “Common Areas” shall consist of the “Building Common
Areas,” as defined hereinafter. The Common Areas shall be operated and maintained by Landlord and/or such other owners or operators for the benefit of all tenants in a first-class manner similar to that of other office buildings in the Morris
County, New Jersey area that are reasonably similar to the Building with respect to tenant mix, size, and age. The use of the Common Areas shall be in common with Landlord, other tenants of the Building, and other persons entitled to use the same.
Landlord shall not diminish the Common Areas in any way that has a materially negative impact on Tenant’s ability to conduct its business for the Permitted Use at the Demised Premises. 
  
 The “Building Common Areas” shall be those parts of the Building and other improvements designated by Landlord for the common use of all tenants
of the Building, including, but not limited to: utility lines, pumpstations, drainage basins, swales, detention or retention ponds, and other facilities on or serving the Land; halls; lobbies; delivery passages; drinking fountains; public toilets;
parking facilities; lobby plantings and interior landscaped areas, exterior landscaped areas on the Land; and other facilities or Improvements owned, operated, or maintained, in whole or in part, by Landlord for use by all tenants of the Building.

  
 (d)  For purposes of this Lease the term “Improvements” shall mean and
include all, whether existing now or in the future, buildings, including the Building, and/or appurtenant structures or improvements of any kind, whether above, on, or below the Land surface (including, without limitation, outbuildings; loading
areas; canopies; walls; waterlines; sewer, electrical, and gas distribution facilities; parking facilities; walkways; streets; curbs; roads; rights of way; fences; hedges; exterior plantings; poles; and signs). 
  
 2.  Rent. 
  
 (a)  Beginning on the Rent Commencement Date, the rent reserved under this Lease for the Term hereof shall be and consist of: (i) the Fixed Rent payable in equal monthly installments in
advance on the first day of each and every calendar month during the Term (except that Tenant shall pay one (1) monthly installment on the execution of this Lease, which installment shall be applied to the Monthly Fixed Rent due for the first
(1st) month of the Term); plus (ii) such additional rent (“Additional Rent”) in an
amount equal to Tenant’s Proportionate Share of Operating Expenses and of Real Estate Taxes (as such terms are defined in Paragraph 3 of this Lease); all charges for services and utilities pursuant to Paragraph 15 hereof; and any other charges
or amounts that shall become due and payable hereunder, 

 
 3 

 enforcement of any of the agreements, covenants, and obligations under this Lease and including, without limitation, the
actual out-of-pocket expenses incurred by Landlord in the enforcement of any of the agreements, covenants, and obligations under this Lease and including reasonable legal fees that may accrue in the event suit for rent or dispossess proceedings are
necessary to obtain the possession of the Demised Premises or to collect the rent; all of which Additional Rent shall be payable as hereinafter provided. All rent shall be paid to Landlord at its office stated above or such other place Landlord may
designate in writing. If the Rent Commencement Date shall occur on a date other than the first calendar day of a month, the rent for the partial month commencing on the Rent Commencement Date shall be appropriately pro-rated on the basis of the
monthly rent payable during the first year of the Term. 
  
 (b)  Tenant does hereby
covenant and agree to pay promptly the Fixed Rent and Additional Rent herein reserved as and when the same shall become due and payable, without demand therefor and without any set-off, recoupment, or deduction whatsoever, except as provided in
Exhibit G attached hereto. All Additional Rent payable hereunder that is not due and payable on a monthly basis during the Term, unless otherwise specified herein, shall be due and payable within twenty (20) days of delivery by Landlord to
Tenant of notice to pay the same. 
  
 (c)  In the event that any payment of Fixed Rent or
Additional Rent shall be paid more than five (5) days after the due date for the same as provided herein, Tenant shall pay, together with such payment, the Late Charge. Furthermore, if Tenant fails to remit a full monthly installment of the Monthly
Fixed Rent or of the Additional Rent on or before the due date provided herein for two (2) consecutive months, then Landlord may require (i) all Fixed Rent and Additional Rent payments to be paid in advance on a quarterly annual basis, rather than a
monthly basis, and (ii) an increase in an amount equal to one (1) installment of Monthly Fixed Rent in the Security Deposit. In addition, if Tenant submits to Landlord a check for which there are insufficient funds available, then Landlord may
charge Tenant as Additional Rent an administrative and handling fee in the amount of One Hundred and 00/100 Dollars. 
  
 3.  Operating Expenses and Real Estate Taxes. 
  
 (a)  For
purposes of this Paragraph, the following definitions shall apply: 
  
 “Lease Year”
shall mean the period commencing from the Commencement Date and expiring at the end of the calendar year in which the Commencement Date occurs and each calendar year subsequent thereto during the Term and any Renewal Term. 
  
 “Real Estate Taxes” shall mean all real property taxes and assessments now or hereafter imposed upon the
Land, the Improvements and other real property included with or located upon the Land. If, due to a change in the method of taxation or assessment, any franchise, income, profit or other tax, however designated, shall be substituted by the
applicable taxing authority, in whole or in part, for the Real Estate Taxes now or hereafter imposed on the Land, the Improvements, or other real property included in the Land, such franchise, income, profit, or other tax shall be deemed to be
included in the term “Real Estate Taxes.” Real Estate Taxes shall not include any inheritance, estate, succession, transfer, gift, franchise, net income, capital stock tax, corporate, capital levy, stamp, or transfer tax (except to the
extent that, as provided for above, such tax is substituted for and in lieu of Real Estate Taxes now or hereafter imposed). The Real Estate Taxes assessed for the 2000 calendar year are $954,860.68. In no event shall Landlord collect any amounts
with respect to Real Estate Taxes which would, when taken together with those amounts collected by Landlord from other tenants in the Building (and in the event the Building is less than 100% occupied, paid directly by Landlord), exceed 100% of the
actual Taxes for any calendar year. Taxes shall not include (i) any late charges assessed due to Landlord’s failure to timely pay taxes, and (ii) taxes on or relating to inheritance, estate, succession, transfer, gift, franchise, net profits or
income tax imposed by Landlord or agents of Landlord. 
  
 “Operating Expenses” shall
mean the total of all the costs and expenses paid or incurred by Landlord (and/or others to the extent such costs paid or incurred by others are chargeable to Landlord) with respect to the management, operation, maintenance, and repair of the Land,
the Building, and any of the other Improvements and the services provided tenants therein [excepting the cost of installing separate electric meters for the Demised Premises and electrical energy expenses paid directly by tenants (including Tenant)
to Landlord or the applicable utility supplying said service pursuant to Paragraph 15 of this Lease and equivalent 

 
 4 

 provisions of other leases], including, without duplication, but not limited to: all utilities, including without
limitation, water, electricity, gas, lighting, sewer and waste disposal; air conditioning, ventilation, and heating; lobby maintenance and cleaning; maintenance of elevators; protection and security; lobby plantings and interior landscape
maintenance; exterior landscape maintenance; roads, streets and driveways, snow removal; parking lot maintenance, striping, and repairs (after the initial retopping and restriping currently contemplated by Landlord at Landlord’s cost and
expense); operation, maintenance, repair, or replacement of utility lines, pumpstations, drainage basins, detention basins, swales, detention or retention ponds, and other facilities on or serving the Land; maintenance and painting of non-tenanted
areas; fire, all-risk, boiler and machinery, sprinkler, apparatus, public liability, environmental, property damage, rent, and plate glass insurance; supplies; wages, salaries, disability benefits, pensions, hospitalization, retirement plans, group
insurance, worker’s compensation insurance, payroll, social security, unemployment, and other similar taxes with respect to employees of Landlord; uniforms and workers’ clothes for such employees and the cleaning thereof and other similar
employees benefits and expenses imposed on Landlord pursuant to law or to any collective bargaining agreement with respect to Landlord’s employees (up to and including the Building manager) to the extent and in such proportion that the services
of such employees are dedicated to the operation of the Building; the cost for a bookkeeper and for an accountant and any other professional and consulting fees, including legal and auditing fees to the extent and in such proportion that the
services of such professional and consultants are dedicated to the operation of the Building; association fees or dues; the expenses, including payments to attorneys and appraisers, incurred by Landlord in connection with any application or
proceeding wherein Landlord obtains or seeks to obtain reduction or refund of the Real Estate Taxes payable or paid; management fees of the Building not to exceed 3 1/2% of gross rentals; and any other expenses of any other kind whatsoever reasonably incurred in managing, operating, maintaining, or repairing the Building, the Land or any other
of the Improvements. 
  
 Landlord agrees that with respect to all maintenance, repair,
replacement, and improvement expenses referred to in the immediately preceding paragraph involving contracts or individual expenditures exceeding Twenty-five Thousand and 00/100 Dollars ($25,000.00), other than emergency repairs, Landlord shall
obtain at least two (2) competitive bids and shall utilize the lower (or lowest, as the case may be) responsible bidder for such work. 
  
 It is agreed, however, that the foregoing Operating Expenses shall exclude or have deducted from them, as the case may be and as shall be appropriate: 
  
 (i)  leasing commissions; 
  
 (ii)  salaries and other employee costs for executives above the grade of Building manager; 
  

(iii)  expenditures for capital improvements, except (x) those which under generally accepted accounting principles consistently applied
(“GAAP”) are expensed or regarded as deferred expenses and (y) capital expenses required to comply with any Law, as hereinafter defined, enacted after the date of this Lease, and (z) capital expenditures incurred to reduce Operating
Expenses to the extent of the savings realized therefrom; in any of which cases the costs thereof shall be included in Operating Expenses for the calendar year in which the costs are incurred and for subsequent calendar years on a straight line
basis amortized over the useful life of such capital improvement or such other appropriate period not exceeding ten (10) years with an interest factor equal to the Prime Rate at the time of Landlord’s having actually incurred said expenditure,
provided, however, that nothing herein shall relieve Tenant of the responsibility for payments for capital improvements charged to Tenant pursuant to Paragraph 5 hereof and capital expenditures required by Law due solely to Tenant’s use of the
Demised Premises or any action of Tenant will be paid in full by Tenant within thirty (30) days of written demand therefor by Landlord; 
  
 (iv)  advertising, marketing, and promotional expenditures; 
  
 (v)  legal fees for lease negotiations and disputes with tenants; 

 
 5 

 (vi)  legal and auditing fees, other than legal and auditing fees reasonably incurred in
connection with (x) the maintenance and operation of the Building or (y) the preparation of statements required pursuant to additional rent or lease escalation provisions; 
  
 (vii)  as a deduction, amounts received by Landlord through proceeds of insurance to the extent the proceeds are compensation for expenses that
were previously included as Operating Expenses hereunder; 
  
 (viii)  costs of
environmental remediation, fines, penalties or other costs incurred by Landlord arising from, or in connection with, the presence of Hazardous Materials as of the date possession of the Demised Premises is delivered to Tenant costs as a result of or
the presence of Hazardous Materials after the Date of possession of the Demised Premises not to exceed $100,000 per occurrence (in all cases excluding remediation as a result of Tenant’s action); 
  
 (ix)  amounts paid to an affiliate of Landlord for services rendered or goods furnished to the extent the
amount paid exceeds the amount that would have been paid for goods and services of similar quality and promptness if procured in an arms-length transaction from a non-affiliate of Landlord; 
  
 (x)  political or charitable contributions; 
  
 (xi)  fines, penalties and interest not brought about by the acts or omissions of Tenant, or its employees or agents; 
  
 (xii)  costs incurred in connection with the development, construction and operation of additional buildings;

  
 (xiii)  any insurable casualty damage which is not covered by Landlord’s property
insurance (a) due to the application of any deductible or retention in excess of $5,000 per occurrence, or (b) due to an insufficient limit of insurance or application of any coinsurance penalty. 
  

In no event shall Landlord collect any amounts with respect to any individual item of Expenses which would, when taken together with those amounts
collected by Landlord from other tenants in the Building (and in the event the Building is less than 100% occupied, paid by Landlord directly), exceed 100% of the actual Expenses incurred by Landlord with respect to such items. Landlord agrees to
provide to Tenant, prior to the execution of this Lease Date, an estimate of Tenant’s Pro Rata Share of Operating Expenses for the first Lease year of the Term. Tenant acknowledges that such estimate is a good faith estimate only and shall not
be binding on Landlord. 
  
 If Landlord and/or others shall purchase any item of capital equipment or
make any capital expenditures designed to result in savings or reductions in Operating Expenses, then the costs for same shall be included in Operating Expenses. The costs of such capital equipment or capital expenditures are to be included in
Operating Expenses for the calendar year in which the costs are incurred and subsequent calendar years on a straight line basis amortized over such period of time as reasonably can be estimated as the time in which such savings or reductions in
Operating Expenses are expected to equal Landlord’s costs for such capital equipment or capital expenditure with an interest factor equal to the Prime Rate at the time of Landlord’s having actually incurred said costs. If Landlord and/or
others shall lease any such item of capital equipment designed to result in saving or reductions in Operating Expenses, then the rentals and other costs paid pursuant to such leasing shall be included in Operating Expenses for the calendar year in
which they were incurred. 
  
 If during all or part of the Initial Year or any Lease Year, Landlord
and/or others does not furnish any particular item(s) of work or service that would constitute an Operating Expense hereunder to portions of the Building due to the fact that: (1) construction of the Building is not completed, (2) such portions of
the Building are not completed, (3) the Building shall have been less than ninety-five (95%) percent occupied; or (4) such item of work or service is not required or desired by the tenant of such portion or such tenant is itself obtaining and
providing such item of work or service or for any other reason; then, for the purposes of computing the Additional Rent payable hereunder, the amount of the Operating Expenses for 

 
 6 

 such item for such period shall be increased by an amount equal to the additional operating and maintenance expenses that
would reasonably have been incurred during such period by Landlord and/or others if it or they had at its or their own expense furnished such item of work or service to such portion of the Building. Furthermore, Real Estate Taxes, for the purposes
of this Lease, shall reflect the fully assessed value of the Building multiplied by the tax rate then in effect. If all the Building, Land, and Improvements to be included in the Building have not been included in the assessed value of the Building
for the calculation of Real Estate Taxes, then the Real Estate Taxes shall be adjusted by Landlord to reflect the amount of Real Estate Taxes that would be imposed on the Building if all of the Building, Land, and Improvements to be included in the
Building were completed and included in said assessed value of the Building and in the Real Estate Taxes. 
  
 (b)  In the event (i) that the Commencement Date shall occur on a day other than the first day of a calendar year, or (ii) that the Expiration Date or other termination date of this Lease shall occur on a day other than the
last day of a calendar year, or (iii) of any abatement of the Fixed Rent payable hereunder pursuant to any provision of this Lease for any period of time not equal to a full calendar year, or (iv) of any increase or decrease in the Rentable Area of
the Demised Premises or any increase or decrease in the Rentable Area of the Building, then in each such event in applying the provisions of this Paragraph 3 with respect to such calendar year in which such events have occurred, appropriate
adjustments shall be made to Tenant’s Proportionate Share of Operating Expenses and Real Estate Taxes payable pursuant to Paragraph 3(c) so as to apportion such payment on the basis of (1) the pro rata portion of the calendar year during which
such payment is to be made and/or (2) the increase or decrease in Tenant’s Proportionate Share of Operating Expenses and Real Estate Taxes by virtue of the changes in any such Rentable Area. 
  

(c)  Tenant shall be responsible for and shall pay to Landlord in accordance with this Paragraph 3 Tenant’s Proportionate Share of
Operating Expenses and of Real Estate Taxes paid or incurred by Landlord in each Lease Year during the Term, as hereinafter provided. 
  
 (i)  During each Lease Year Tenant shall pay to Landlord monthly, on the first day of each calendar month, as Additional Rent, Landlord’s estimate of Tenant’s Proportionate Share of
Operating Expenses and of Real Estate Taxes to be paid or incurred by Landlord in that particular Lease Year. 
  
 (ii)  Prior to the end of the first (1st) Lease Year of the Term and thereafter for each successive Lease Year, or part thereof, Landlord shall send to Tenant a statement of the projected Operating Expenses (including line
item detail) and Real Estate Taxes for the applicable Lease Year (“Operating Expense/Real Estate Tax Projection”) and shall indicate what the estimated amount of Tenant’s Proportionate Share of said Operating Expenses and said
Real Estate Taxes shall be, said amount to be paid in equal monthly installments (rounded to the nearest whole dollar) in advance on the first day of each month by Tenant as Additional Rent, commencing January lst of the applicable Lease Year.

  
 (iii)  If during the course of any Lease Year, Landlord shall have reason to believe
that the Operating Expenses or Real Estate Taxes shall be higher than that upon which the aforesaid Operating Expense/Real Estate Tax Projection was originally based, as set forth in Subparagraph (c)(ii) above, then Landlord shall be entitled to
adjust the Operating Expense/Real Estate Tax Projection by a lump sum invoice for the months of the Lease Year which precede the revised Operating Expense/Real Estate Tax Projection and to advise Tenant of an adjustment in future monthly projection
amounts to the end result that Landlord’s Operating Expense/Real Estate Tax Projection shall be on a reasonably current basis each Lease Year. 
  
 (iv)  Within ninety (90) days following the end of each Lease Year, Landlord shall send to Tenant a statement of the actual Operating Expenses and
Real Estate Taxes incurred for the prior Lease Year showing Tenant’s Proportionate Share of the Operating Expenses and of the Real Estate Taxes due from Tenant. In the event that the amount prepaid by Tenant exceeds the amount that was actually
due based upon actual year-end cost, Landlord shall pay to Tenant an amount equal to the over-charge. Landlord shall reimburse Tenant for such over-charge by either, at Landlord’s option, (1) paying such amount together with the statement of
the actual increase or (2) crediting such amount to the next installment of 

 
 7 

 Fixed or Additional Rent due and payable by Tenant. In the event that Landlord has undercharged Tenant, then Landlord
shall provide Tenant with an invoice stating the additional amount due, which amount shall be paid in full by Tenant within twenty (20) days of receipt. 
  
 (d)  Each and every of the aforesaid Operating Expense/Real Estate Tax Projection amounts, whether requiring lump sum payment or constituting
projected monthly amounts added to the Fixed Rent, shall for all purposes be treated and considered as Additional Rent and the failure of Tenant to pay the same as and when due in advance and without demand shall have the same effect as a failure to
pay any installment of the Fixed Rent and shall afford Landlord all or any of the remedies provided in this Lease therefor, including, without limitation, the Late Charge as provided in Paragraph 2(c) of this Lease. 
  
 (e)  Tenant acknowledges and agrees that Landlord shall have the right to change the period of the Lease Year,
either before or during the Term, to any other fiscal year or twelve month period. In the event that Landlord makes such a change, then the same shall be effective upon written notice to Tenant and, in such event, Tenant shall pay Tenant’s
Proportionate Share of Operating Expenses and of Real Estate Taxes paid or incurred by Landlord over the Operating Expenses and Real Estate Taxes paid or incurred by Landlord for the period from the end of the initially designated Lease Year, as
last billed, to the beginning of the newly designated Lease Year, prorated for such period, within twenty (20) days of the rendering by Landlord of the bill for such interim period. 
  
 (f)  Tenant acknowledges that Landlord shall have the exclusive right, but not the obligation, to contest or appeal any assessment for Real Estate
Taxes. Notwithstanding the foregoing, if Tenant notifies Landlord in writing of its desire to contest or appeal an assessment and Landlord fails to contest or appeal such assessment within ninety (90) days of receipt of Tenant’s notice, Tenant
may thereafter, at Tenant’s sole cost and expense, contest or appeal such assessment; provided, however, if Tenant loses such contest and such loss results in an increase in the assessment, Tenant shall be responsible for paying the entire
increase. 
  
 (g)  For the protection of Tenant, Landlord shall maintain books of account
that shall be open to Tenant and its representatives so that Tenant, at its sole cost and expense, may audit said books of account to determine that any Operating Expenses have, in fact, been paid or incurred, said audit to be subject to the
following conditions: 
  
 (1)  Such audit shall be conducted only during regular business
hours at the office where Landlord maintains said books of account; 
  
 (2)  Tenant shall
provide to Landlord fourteen (14) days’ prior written notice; 
  
 (3)  Tenant has not
been notified that an Event of Default has occurred from the time Tenant provides Landlord with notice through the time such audit is conducted; 
  
 (4)  Tenant shall deliver to Landlord a copy of the results of such audit within fifteen (15) days of its receipt by Tenant; 
  
 (5)  Any information obtained by Tenant in connection with such an audit is sensitive and proprietary in nature, and Tenant agrees that all such
information shall be kept private and confidential; 
  
 (6)  Only an independent and
nationally recognized accounting firm (or another accounting firm reasonably acceptable to Lender) that is not being compensated by Tenant on a contingency fee basis may perform such audit; and 
  

(7)  Any such audit must be concluded within five (5) days after it is first commenced. 
  

If, as a result of the audit, any disagreement with respect to any one or more of the charges exists and is not satisfactorily settled between Landlord and Tenant,
said disagreement may be referred by either party to an independent certified public accountant to be mutually agreed upon, and if such an accountant cannot be agreed upon, the American Arbitration Association may be asked 

 
 8 

 by either party to select an arbitrator whose decision shall be final and binding upon both parties, who shall jointly share any cost of such
arbitration. Pending resolution of said dispute, Tenant shall pay to Landlord the sum so billed by Landlord, subject to the ultimate resolution as described above. Notwithstanding anything herein to the contrary, once Landlord shall have finally
determined the Operating Expenses at the expiration of each Lease Year as described in Paragraph 3(c)(iv) above, then Tenant shall be entitled to audit and dispute any charge so established for a period of one hundred twenty (120) days after
Tenant’s receipt of such statement, and Tenant specifically waives any right to dispute or audit any such charge at the expiration of said one hundred twenty (120) day period. Furthermore, no subtenant shall have any right to conduct an audit,
and no assignee shall conduct an audit for any period during which such assignee was not in possession of the Demised Premises. 
  
 4.  Completion of Improvements and Commencement of Rent. 
  
 (a)  Landlord agrees to provide the improvements and other work in and to the Demised Premises (the “Tenant Improvements”) in accordance with the terms, conditions, and provisions of Exhibit B
attached hereto and made a part hereof. 
  
 (b)  The Demised Premises shall be deemed ready
for occupancy and the Commencement Date hereunder shall occur on the date that: (i) such portion of the Demised Premises shall be delivered to Tenant in tenantable condition, free of violations of any health, safety, fire, and other statutes and
regulations governing such portion of the Demised Premises and its use, all of which shall be established by the issuance by the appropriate governmental authority of a certificate (temporary or final) permitting occupancy of such portion of the
Demised Premises for the purposes set forth herein, it being understood if a temporary certificate of occupancy has been issued, Landlord shall proceed to complete the Tenant Improvements in order that a permanent certificate of occupancy may be
obtained; and (ii) Landlord has Substantially Completed, as defined hereinafter, the Tenant Improvements. 
  
 (c)  Tenant shall occupy such portion of the Demised Premises as soon as the same are ready for its occupancy and the Commencement Date shall have occurred (but not prior to said date except to install Tenant’s
personal property as provided in this Lease). If and when Tenant shall take actual possession of all or any part of the Demised Premises, it shall be conclusively presumed that the same is in satisfactory condition, except for latent defects and
those items of work remaining to be performed by Landlord pursuant to this Paragraph 4 or any items of work set forth in a punch list (“Punch List”) to be submitted to and acknowledged by Landlord in writing within thirty (30) days
after the Commencement Date. Landlord shall complete the Punch List within ninety (90) days after the identification thereof subject to Force Majeure. 
  
 (d)  Upon prior written notice to Landlord, Tenant shall be permitted to enter the Demised Premises prior to the anticipated Commencement Date for
the purpose of moving personal property into the Demised Premises, all without obligation to pay Fixed Rent or Additional Rent therefor, provided all of such work shall be performed for Tenant so as not to cause or create any labor dispute for
Landlord or to disrupt the performance of the Tenant Improvements, and further provided Tenant complies with all of the other terms and provisions of this Lease, to include but not be limited to the provisions of Paragraph 10 of this Lease.

  
 5.  Covenants as to Condition of Demised Premises and Compliance with Laws. 

 
 (a)  Subject to Paragraph 10(d) below, in the event that the Building or any of the equipment affixed
thereto or stored therein should be damaged (other than by ordinary wear and tear) as a result of any act of Tenant, its agents, servants, employees, invitees, or contractors, Tenant shall, within thirty (30) days of notice, pay to Landlord the
actual out-of-pocket cost of all required repairs, including structural repairs. Upon the request of Tenant, Landlord shall provide to Tenant copies of invoices and other reasonable back up information for any such expenses. 
  
 (b)  Tenant shall commit no act of waste and shall take good care of the Demised Premises and the equipment
affixed thereto and stored therein and, at Tenant’s sole cost and expense, shall maintain the Demised Premises in good condition and state of repair. In addition, Tenant, at Tenant’s sole cost and expense, shall promptly comply with all
laws, rules, regulations, and ordinances of all governmental authorities or agencies having jurisdiction over 

 
 9 

 the Demised Premises and of all insurance bodies (including, without limitation, the Board of Fire Underwriters) at any
time duly issued or in force, applicable to the Demised Premises or any part thereof or to Tenant’s use thereof, including, without limitation the Americans with Disabilities Act (collectively “Laws” or, as the context
requires, “law” or “laws”). Tenant agrees to provide Landlord with immediate notice of the need for any of the foregoing maintenance, repairs, or modifications, and Landlord shall perform, or cause to be performed,
all of the same with the costs incurred therefor to be paid by Tenant immediately upon demand as Additional Rent. 
  
 (c)  Landlord shall maintain and repair the Building Common Areas, the costs of which shall be passed through as an Operating Expense to the extent permitted in Paragraph 3 but subject to the obligations of Tenant to pay
for the same as a direct Additional Rent expense as specifically provided in this Paragraph 5. Such maintenance and repair shall specifically include (i) maintenance and repairs to the Building’s HVAC, fire safety (including without limitation,
sprinklers), electrical, plumbing, or other systems to the extent that such systems service the Demised Premises in common with other tenanted areas (but specifically excluding the distribution portions of such Building systems located within the
Demised Premises and specifically excluding the fixtures and systems that serve the Demised Premises exclusively, in which case Landlord shall make such repair and/or modification, but Tenant shall pay to Landlord the actual out-of-pocket costs
incurred therefor within thirty (30) days of demand as Additional Rent) and (ii) any structural maintenance or repairs to the Building. Upon the request of Tenant, Landlord shall provide to Tenant copies of invoices and other reasonable back up
information for any such expenses. In addition, Landlord shall perform all maintenance and make all repairs to the Common Areas of the Building and to the Land that are necessary to comply with any applicable Laws, the actual out-of-pocket costs of
which shall be passed through to the Building tenants as an Operating Expense, unless excluded therefrom under the provisions of Paragraph 3. 
  
 (d)  Upon the Expiration Date or sooner termination of this Lease, Tenant shall deliver up the Demised Premises in good order and condition, wear and tear from a reasonable use thereof and
insured casualty excepted. 
  
 6.  Tenant Improvements, Alterations, and Installations.

  
 (a)  All fixtures, equipment, improvements, alterations, installations that are
attached to the Demised Premises; any additions and appurtenances made by Tenant to the Demised Premises; and any Tenant Improvements (excluding Tenant’s trade fixtures, business equipment, movable partitions, and personal property) shall
become the property of Landlord upon installation. Not later than the last day of the Term, Tenant shall, at its expense, remove from the Demised Premises all of Tenant’s trade fixtures, business equipment, movable partitions, personal
property, and any Alterations (as defined hereinafter) Landlord elects by written notice to Tenant to have removed pursuant to this Paragraph 6. Tenant, at its sole cost and expense, shall repair injury done by or in connection with the installation
or removal of the Alterations required to be removed. Any equipment, fixtures, goods, or other property of Tenant not removed by Tenant upon the termination of this Lease or upon any quitting, vacating, or abandonment of the Demised Premises by
Tenant shall be considered as abandoned, and Landlord shall have the right, without any notice to Tenant, to sell or otherwise dispose of the same, at the expense of Tenant, and shall not be accountable to Tenant for any part of the proceeds of such
sale, if any. Landlord may have any such property stored at Tenant’s risk and expense. 
  
 (b)  Tenant, without Landlord’s prior consent, shall have the right to make non-structural Alterations in or to the Demised Premises that (i) involve a total cost of not more than Fifty Thousand and 00/100 Dollars
($50,000.00) in any twelve (12) month period; (ii) do not require a building permit to be issued by any governmental authority to make same legally; (iii) do not affect any existing building systems outside the Demised Premises and do not impair or
adversely affect any existing building systems within the Demised Premises; and (iv) do not result in a violation of the Permitted Use of the Demised Premises. No other Alterations (structural or non-structural) shall be made by Tenant without
Landlord’s express prior written approval. Landlord agrees that approval of Alterations of a non-structural nature that do not affect any building systems shall not be unreasonably withheld, conditioned or delayed. Landlord agrees not to
unreasonably withhold, condition or delay its consent to a nonmaterial alteration within the Demised Premises which does affect a building system. Tenant shall give 

 
 10 

 Landlord prior written notice of any proposed alterations, installations, additions, or improvements
(“Alterations”) with copies of proposed plans and as-built plans upon completion of the Alterations. Tenant acknowledges that the proposed plans and the as-built plans, both of which shall be complete, detailed, and
accurate, shall be provided to Landlord on AutoCAD disks. Landlord shall have the right to elect that Tenant remove any Alteration made to the Demised Premises prior to the expiration of the Lease and to restore the Demised Premises to the condition
existing prior to said Alteration. All such Alterations shall be done at Tenant’s sole expense and the making thereof shall not interfere with the use of the Building by other tenants. Tenant agrees to indemnify, defend, and hold harmless
Landlord and any mortgagee of Landlord, if any, from any and all costs, expenses, claims, causes of action, damages, and liabilities of any type or nature whatsoever (including, but not limited to, reasonable attorneys’ fees and costs of
litigation) arising out of or relating to the making of the Alterations by Tenant. The foregoing indemnity shall survive the expiration or sooner termination of this Lease. Nothing herein contained shall be construed as constituting the permission
of Landlord for a mechanic or subcontractor to file a construction lien claim against the Demised Premises, and Tenant agrees to secure the removal of any such construction lien that a contractor purports to file against the Demised Premises by
payment or otherwise pursuant to law. All Alterations shall be effected in compliance with all applicable Laws. 
  
 (c)  Except as described in this Article 6, all improvements to the Premises including the Tenant Improvements (collectively, “Leasehold Improvements”) shall be owned by Landlord and shall remain upon the Premises
without compensation to Tenant. However, Landlord, by written notice to Tenant at the time Landlord consents to the installation of such Leasehold Improvements, may require Tenant to remove upon the expiration or earlier termination of this Lease,
at Tenant’s expense any Leasehold Improvements that are performed by or for the benefit of Tenant and, in Landlord’s reasonable judgment, are of a nature that would require removal and repair costs that are materially in excess of the
removal and repair costs associated with standard office improvements (collectively referred to as “Required Removables”). The Required Removables designated by Landlord shall be removed by Tenant before the Termination Date. Tenant shall
repair damage caused by the installation or removal of Required Removables. If Tenant fails to remove any Required Removables or perform related repairs in a timely manner, Landlord, at Tenant’s expense, may, after providing five (5) days
advance written notice to Tenant, remove and dispose of the Required Removables and perform the required repairs. Tenant, within 30 days after receipt of an invoice, shall reimburse Landlord for the actual out-of-pocket costs incurred by Landlord.
Notwithstanding anything to the contrary contained herein, (i) under no circumstances shall Tenant be required to remove the initial tenant improvements (including cabling) installed pursuant to the Work Letter attached to this Lease, (ii) all
personal property not primarily a part of the Building, including moveable partitions, business and trade fixtures, machinery and equipment, communications and office equipment, whether or not attached to or built into the Demised Premises, which
are installed in the Demised Premises by or for the account of Tenant and can be removed without damage to the Building or the Demised Premises or the structural, mechanical or electrical components thereof, and all furniture, furnishings and other
articles of moveable personal property owned by Tenant and located in the Demised Premises (collectively “Tenant’s Property”) shall remain the property of Tenant and may be removed by Tenant or any person claiming under Tenant at any
time or times during the Term. Tenant shall repair and restore any damage to the Building or the Demised Premises occasioned by the removal by Tenant or any person claiming under Tenant of any of Tenant’s Property from the Demised Premises.
Upon the expiration of the Term or earlier termination of this Lease, Tenant shall have the obligation, if directed in writing by Landlord to do so, to remove Tenant’s Personal Property any other alterations, improvements or additions to the
Demised Premises made by or for the account of Tenant. Except as described above, all Alterations shall become Landlord property at the end of the Term. 
  
 7.  Various Negative Covenants by Tenant.    Tenant agrees that it shall not, without Landlord’s prior written consent, which consent may be withheld in
Landlord’s sole discretion: 
  
 (a)  do anything in or near the Demised Premises that
will increase the rate of fire insurance on the Building; 
  
 (b)  permit the accumulation
of waste or refuse matter in or near the Demised Premises, except in containers provided therefor; 

 
 11 

 (c)  except as expressly permitted herein, permit any signs, lettering, or advertising matter
to be erected or attached to the Demised Premises that is visible from outside of the Demised Premises; 
  
 (d)  mortgage, hypothecate, pledge, assign, transfer, or sublet all or a portion of the Demised Premises or this Lease, as the case may be, except to the extent specifically permitted in Paragraph 27; or 

 
 (e)  encumber or obstruct the Common Areas surrounding the Demised Premises, nor cause the same to be
encumbered or obstructed, nor encumber or obstruct any access ways to the Demised Premises, nor cause the same to be encumbered or obstructed. 
  
 8.  Various Affirmative Covenants of Tenant.    Tenant covenants and agrees that Tenant will: 
  
 (a)  At any time and from time to time execute, acknowledge, and deliver to Landlord, or to anyone Landlord shall designate, ten (10) days of
receipt of request therefor, a tenant estoppel certificate in form reasonably acceptable to Landlord or to the financial institutions requesting the same relating to matters customarily included in tenant estoppel certificates. Notwithstanding
anything herein to the contrary, in the event Tenant fails to return the requested estoppel certificate within such ten (10) day period, then the estoppel certificate shall be deemed accepted as complete and accurate by Tenant. 

 
 (b)  Faithfully observe and comply with the rules and regulations attached hereto and made a part
hereof as Exhibit C and such additional reasonable rules and regulations as Landlord may hereafter at any time or from time to time communicate in writing to Tenant, and which, in the reasonable judgment of Landlord, shall be necessary or
desirable for the reputation, safety, care, or appearance of the Building, or the preservation of good order therein, or the operation or maintenance of the Building, or the equipment thereof, or the comfort of tenants or others in the Building,
provided, however, that in the case of any conflict between the provisions of this Lease and any such rule or regulation, the provisions of this Lease control. Nothing contained in this Lease shall be construed to impose upon Landlord any duty or
obligation to enforce the rules and regulations or the terms, covenants, or conditions in any other lease as against any other tenant, and Landlord shall not be liable to Tenant for violation of any rule or regulation by any other tenant, its
employees, agents, visitors, invitees, subtenants, or licensees. To the extent that Landlord does enforce said rules and regulations, Landlord agrees to use all reasonable efforts to do so in a non-discriminatory manner. 
  
 9.  Signage. 
  
 (a)  Building Directory.    Landlord shall, at the request of Tenant, maintain a listing of the name of Tenant on the directory(ies) located at the Building. Said
listing, which shall not include any individual names of Tenant’s employees, shall be Building standard lettering. 
  
 (b)  Building Sign.    Landlord shall, at Tenant’s cost and expense, display Tenant’s name and logo on a non-exclusive ground monument sign to be located at the entrance to the
Building. The size of such sign and lettering to be used on the monument shall be subject to municipal approval and Landlord’s prior approval, which approval shall not be unreasonably withheld, and shall comply with reasonable rules and
regulations of Landlord and local municipal regulations. 
  
 (c)  Facade
Sign.    Tenant shall have the non-exclusive right, at Tenant’s sole cost and expense, to display its corporate name or corporate logo on the facade of the Building. The size and location of such lettering shall be
subject to municipal approval and Landlord’s prior approval, which approval shall not be unreasonably withheld or delayed. At the end of the Term of this Lease, any such façade sign shall be removed by Tenant, at Tenant’s sole cost
and expense. Landlord shall not grant similar façade signage rights to any other tenant that is a bank, lending institution or which is in competition with Tenant. Tenant acknowledges that Exodus Communications, Inc. is not a bank or lending
institution which is in competition with Tenant. 

 
 12 

 10.  Casualty and Insurance. 
  
 (a)  In the event of partial or total destruction of the Building or of the Demised Premises by reason of fire or any other cause, Tenant shall
immediately notify Landlord of the same, and Landlord shall promptly restore and rebuild the Building and/or the Demised Premises (excluding the Tenant Improvements constructed by Landlord pursuant to Exhibit B and Tenant’s trade
fixtures, equipment, and personal property) at Landlord’s expense (but only to the extent of the insurance proceeds covering such damage actually received by Landlord), unless Landlord elects by notice to Tenant within ninety (90) days of said
destruction not to restore and rebuild the Building and/or Demised Premises, and, in such case, upon a date specified in said notice by Landlord, this Lease shall terminate. If Landlord elects to restore and rebuild the Demised Premises, then during
the period of restoration of any such area, if any portion of the Demised Premises is rendered untenantable by said damage, Tenant waives the benefit of N.J.S.A. 46:8-6 and 46:8-7 and agrees that Tenant will not be relieved of its obligation to pay
Fixed and Additional Rent in case of damage to or destruction of the Demised Premises or the Building, except with respect to the portion of the Fixed and Additional Rent herein reserved that relates to said untenantable portion only. Tenant
acknowledges that Landlord will not carry insurance on Tenant’s furniture, furnishings, fixtures, equipment, personal property, Tenant Improvements, and other Alterations; therefore, Tenant agrees that Landlord shall have no obligation to
repair any damage to the same. 
  
 (b)  Tenant shall, at Tenant’s sole cost and
expense, except to the extent prohibited by law with respect to worker’s compensation insurance, for the benefit of Tenant, Landlord, and any Additional Insured (as hereinafter defined) and/or any other additional insured as Landlord shall from
time to time reasonably determine, maintain or cause to be maintained (i) commercial general liability insurance coverage with a limit of not less than Five Million and 00/100 Dollars ($5,000,000.00) per each occurrence (the “CGL”),
to include commercial excess liability coverage, if necessary [If the CGL contains a general aggregate, it shall apply separately to the Demised Premises. The CGL shall be written on ISO occurrence form CG00011093 or a substitute providing
equivalent coverage and shall cover liability arising from the Demised Premises, operations, independent contractors, products-completed operations, personal injury, advertising liability, and liability under an insured contract. The commercial
excess liability coverage shall be consistent with the primary coverage.]; (ii) worker’s compensation insurance covering all persons employed in connection with the construction of any improvements by Tenant and the operation of its business
upon the Demised Premises, although Tenant may self insure worker’s compensation claims if approved to do so by the regulatory authorities in New Jersey; and (iii) Special Form (“all risk”) coverage on all of Tenant’s personal
property, including, but not limited to, standard fire and extended coverage insurance with vandalism and malicious mischief endorsements on all of the Tenant Improvements and Alterations in or about the Demised Premises, to the extent of their full
replacement value. If, in the opinion of any mortgagees or ground lessors of the Land and/or the Building, the foregoing coverages and/or limits shall become inadequate or less than that commonly maintained by prudent tenants in similar buildings in
the area by tenants making similar uses, Landlord shall have the right to require Tenant to increase its insurance coverage and/or limits. All such insurance shall, to the extent permitted by law, name any mortgagees and ground lessors of the Land
and the Building, and their successors and assigns (the “Additional Insureds”) and Landlord, as additional insureds and shall be written by an insurance carrier authorized to do business in the State of New Jersey and that is rated
at least A+ XII by A.M. Best Company, Oldwick, New Jersey. 
  
 (c)  Prior to the
Commencement Date, Tenant shall deliver to Landlord a certificate of each policy required under this Lease, which certificate shall be in a form reasonably satisfactory to Landlord and shall, at a minimum: (i) specify the additional insured status
of Landlord and of the Additional Insureds, (ii) evidence the waiver of subrogation required pursuant to Paragraph 10(d), and (iii) provide that said policy shall not be otherwise materially changed or canceled or lapse without providing to Landlord
at the address specified in Paragraph 18 of this Lease at least thirty (30) days’ written notice of such other material change, cancellation, or lapse. Tenant agrees to provide to Landlord timely renewal certificates as the coverage renews.
Notwithstanding anything herein to the contrary, all policies required to be effected by Tenant under this Lease shall be maintained in force throughout the Term or any Renewal Term. 
  
 (d)  Landlord and Tenant waive all rights of recovery against each other and the Additional Insureds for any loss, damages, or injury of any
nature whatsoever to property for 

 
 13 

 
which the waiving party is required to be insured. In addition, during the Term, Landlord and Tenant shall each maintain in effect in each insurance policy required under this Lease that relates
to property damage a waiver of subrogation in favor of the other party and the Additional Insureds from its then-current insurance carriers and shall upon written request of the other party (made not more frequently than two (2) times each Lease
Year) furnish evidence of such currently effective waiver which shall be in customary form. 
  
 (e)  Each insurance policy required to be maintained under this Lease shall state that, with respect to the interest of Landlord and of the Additional Insureds, the insurance maintained pursuant to each such policy shall
not be invalidated by any action or inaction of Tenant and shall insure Landlord and the Additional Insureds regardless of any breach or violation of any warranties, declarations, conditions, or exclusions by Tenant. 
  
 (f)  Each insurance policy (if separate policies are issued) required to be maintained under this Lease shall
state that all provisions of each such insurance policy, except for the limits of liability, shall operate in the same manner as if a separate policy had been issued to each person or entity insured thereunder. 
  
 (g)  Each insurance policy required to be maintained by Tenant under this Lease shall state that the insurance
provided thereunder is primary insurance without any right of contribution from any other insurance which may be carried by or for the benefit of Landlord or the Additional Insureds. 
  
 (h)  Each insurance policy required to be maintained under this Lease shall recognize the indemnification set forth in Paragraph 11 of this Lease.

  
 (i)  The failure of Tenant to maintain any of the insurance required under this Lease,
or to cause to be provided in any insurance policy the requirements set forth in this Paragraph 10, shall constitute a default under this Lease without any notice of any such default. 
  
 (j)  Landlord shall maintain or cause to be maintained: (i) commercial general liability insurance on an occurrence basis, on ISO form CG0001 or
its equivalent in respect of the Building and the conduct and operation of its business therein, with combined base and umbrella coverage limits of not less than Ten Million and 00/100 Dollars ($10,000,000.00) for bodily injury or death and property
damage in any one occurrence, including water damage and sprinkler leakage legal liability; and (ii) Special Form (“All Risk”) property insurance (including, without limitation, rent insurance) in respect of the Building and the buildings
and other improvements (including, without limitation, the Common Areas) (except for the property Tenant is required to cover with insurance under Paragraph 10(b) and similar property of other tenants and occupants in the Building) for the benefit
of the Additional Insureds, as their interests may appear. The property insurance with respect to the Building shall be in the amount of full replacement value with coinsurance waived or in an amount sufficient to avoid the effect of the
co-insurance provisions of the applicable policy or policies. Landlord shall have the right to provide any insurance maintained or caused to be maintained by it under blanket policies provided that such policies shall in all other respects comply
with the requirements of this Paragraph 10(j). The cost of maintaining the insurance required of Landlord under this Subparagraph (j) shall be an Operating Expense under Paragraph 3 hereof. Landlord shall also comply with New Jersey Workers’
Compensation laws with respect to all employees and contractors engaged by Landlord who may perform services in connection with operations at the Premises, and shall maintain Auto Liability insurance at a limit not less than $1,000,000.00 per
occurrence for bodily injury and property damage combined, for claims arising from the use of owned, non-owned, hired or borrowed autos in connection with operations at the Premises. 
  
 11.  Indemnification. 
  
 (a)  Subject to Paragraph 10(d) above, Tenant shall indemnify, defend, and hold harmless Landlord, the Additional Insureds, any mortgagee, and any lessor under any underlying leases or ground leases, from and
against any expense (including, without limitation, legal and collection fees), loss, liability, suffered or incurred as a result of or in connection with (a) any breach of Tenant of its obligations contained in this Lease, or (b) its acts or
omissions or the acts or omissions of its agents, representatives, servants, invitees, licensees, contractors, or employees. This provision shall survive the expiration or sooner termination of this Lease. 

 
 14 

 (b)  Subject to waiver of subrogation, Landlord shall indemnify, defend, and hold harmless,
Tenant from and against any expense (including, without limitation, legal and collection fees), loss, liability suffered or incurred as a result of or in connection with (a) any breach of Landlord of its obligations contained in this Lease, or (b)
its acts or omissions or the acts or omissions of its agents, representatives, servants, invitees, licensees, contractors or employees. This provision shall survive the expiration or sooner termination of this Lease. 
  
 (c)  Neither Landlord or Tenant shall be liable for consequential damages, except in the case of a holding over
by Tenant. 
  
 (d)  Notwithstanding the foregoing, Landlord agrees that Tenant shall not be
liable for any loss or liability suffered or incurred as a result of the negligence or willful misconduct of Landlord, its agents, representatives, servants, invitees, licensees, contractors or employee. 
  
 12.  Non-Liability of Landlord. 
  
 Landlord shall not be liable to Tenant for (and Tenant shall make no claim for) any property damage or personal injury that may be sustained by Tenant or by
any other person as a consequence of the failure, breakage, leakage, inadequacy, defect, or obstruction of the water, plumbing, steam, sewer, waste or soil pipes, roof drains, leaders, gutters, valleys, downspouts, or the like or of the electrical,
gas, power, conveyor, refrigeration, sprinkler, air conditioning, or heating systems, elevators or hoisting equipment; or by reason of the elements; or resulting from the carelessness, negligence, or improper conduct on the part of any other tenant
of Landlord or on the part of Landlord’s or Tenant’s or any other tenant’s agents, employees, guests, licensees, invitees, subtenants, assignees, or successors; or attributable to any interference with, interruption, or failure of any
services or utilities to be furnished or supplied by Landlord. Notwithstanding the foregoing, Landlord agrees that Tenant shall not be liable for any loss or liability suffered or incurred as a result of the negligence or willful misconduct of
Landlord, its agents, representatives, servants, invitees, licensees, contractors or employee. Tenant shall give Landlord prompt written notice of the occurrence of any events set forth in this Paragraph 12. 
  
 13.  Remedies and Termination Upon Tenant Default. 
  
 (a)  In the event that: 
  
 (i)  Tenant shall default in the payment of any Fixed Rent, or any Additional Rent, or other charge payable monthly hereunder by Tenant to Landlord, on any date upon which the same becomes
due, and such default shall continue for five (5) days after written notice thereof. 
  
 (ii)  Tenant shall default in the payment of any Additional Rent that is not due and payable hereunder on a monthly basis on the date upon which the same becomes due, and such default shall continue for five (5) days after
Landlord shall have given to Tenant a written notice specifying such default; or 
  
 (iii)  Tenant shall default in the due keeping, observing, or performing of any covenant, agreement, term, provision, or condition of Paragraph 1(c) of this Lease on the part of Tenant to be kept, observed, or performed and
if such default shall continue and shall not be remedied by Tenant within one (1) Business Day after Landlord shall have given to Tenant a written notice specifying the same; or 
  
 (iv)  Tenant shall default in the due keeping, observing, or performing of any covenant, agreement, term, provision, or condition of this Lease on
the part of Tenant to be kept, observed, or performed (other than a default of the character referred to in clauses (i), (ii), or (iii) of this Paragraph 13(a), and if such default shall continue and shall not be remedied by Tenant within fifteen
(15) days after Landlord shall have given to Tenant a written notice specifying the same unless Tenant has commenced and diligently pursues and effects a cure of such default within an additional forty-five (45) day period (60 days in the
aggregate); or 

 
 15 

 (v)  by or against Tenant or any guarantor or surety of this Lease for adjudication of such
party as a bankrupt or insolvent, or for the reorganization of such party, or for the appointment of a receiver or trustee of property of such party; an assignment by Tenant or any guarantor or surety for the benefit of creditors; the taking of
possession of the property of Tenant or any guarantor or surety pursuant to statutory authority for the dissolution or liquidation of Tenant or such guarantor or surety; or 
  
 (vi)  Failure by any surety or guarantor of this Lease to comply with all the provisions of the suretyship or guaranty agreement or attempt to
revoke or contest its obligations under such guaranty agreement. 
  
 then, Landlord may, in addition to any other
remedies herein contained, as may be permitted by law, without being liable for prosecution therefor, or for damages, re-enter the Demised Premises and have and again possess and enjoy the same; and as agent for Tenant or otherwise, re-let the
Demised Premises and receive the rents therefor and apply the same first to the payment of such expenses, reasonable attorneys’ fees and costs, as Landlord may have been put to in re-entering and repossessing the same and in making such repairs
and alterations as may be necessary and second to the payment of the rents due hereunder. In addition to any post-judgment collection fees, Tenant shall remain liable for such rents as may be in arrears and also the rents as may accrue subsequent to
the re-entry by Landlord to the extent of the difference between the rents reserved hereunder and the rents, if any, received by Landlord during the remainder of the unexpired Term hereof, after deducting the aforementioned expenses, fees, and
costs; the same to be paid as such deficiencies arise and are ascertained each month. Landlord, at its option, may require Tenant to pay in a single lump sum payment, at the time of such termination or re-entry, as the case may be, a sum which
represents the present value (using a discount rate of four (4%) percent per annum) of the excess of the aggregate of the Fixed Rent that would have been payable by Tenant for the period commencing with such termination or re-entry, as the case may
be, and ending on the originally fixed Expiration Date of the Term, over the aggregate rental value of the Demised Premises for the same period. Nothing contained in this Lease shall be construed to impose upon Landlord the duty to mitigate damages
in the event of a default by Tenant. 
  
 (b)  Upon the occurrence of any of the
contingencies set forth in the preceding Subparagraph (a) of this Paragraph 13, or should Tenant be adjudicated bankrupt or insolvent or placed in receivership, or should proceedings be instituted by or against Tenant for bankruptcy, insolvency,
receivership, agreement of composition, or assignment for the benefit of creditors, or if this Lease or the estate of Tenant hereunder shall pass to another by virtue of any court proceedings, writ of execution, levy, sale, or by operation of law,
Landlord may, if Landlord so elects, at any time thereafter, terminate this Lease and the Term hereof, upon giving to Tenant or to any trustee, receiver, assignee, or other person in charge of or acting as custodian of the assets or property of
Tenant, five (5) days’ notice in writing of Landlord’s intention so to do. Upon the giving of such notice, this Lease and the Term hereof shall end on the date fixed in such notice as if the same date were the Expiration Date; and Landlord
shall have the right to remove all persons, goods, fixtures, and chattels therefrom by force or otherwise without liability for damages. 
  
 (c)  Tenant hereby appoints Landlord attorney-in-fact, irrevocably, to execute and deliver, on behalf of Tenant, any document reasonably needed by Landlord during any period Tenant is in
default of any terms and provisions of this Lease beyond any applicable notice and cure period to cure any such default. 
  
 14.  Remedies Cumulative; Non-Waiver By Landlord.    The various rights, remedies, options, and elections of Landlord expressed herein are cumulative, and the failure of Landlord to enforce strict
performance by Tenant of the conditions and covenants of this Lease, to exercise any election or option, or to resort or have recourse to any remedy herein conferred, or the acceptance by Landlord of any installment of rent after any breach by
Tenant, in any one or more instances, shall not be construed or deemed to be a waiver or a relinquishment for the future by Landlord of any such conditions and covenants, options, elections, or remedies, but the same shall continue in full force and
effect. 

 
 16 

 15.  Services; Electric Energy. 
  
 (a)  During Business Hours, Landlord shall (i) supply heating, ventilation, and air conditioning to the Demised Premises in accordance with the
HVAC specifications attached hereto as Exhibit F; (ii) provide snow and ice removal for the parking area, sidewalks, and driveways in a reasonably expeditious manner; and (iii) provide refuse removal from a dumpster to be provided on site to
be used for normal paper waste attendant to an office building. Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements that Landlord may prescribe for the proper functioning and protection of
such air conditioning system. Landlord shall clean the Demised Premises in accordance with the cleaning schedule annexed hereto as Exhibit D. The cost of the services and utilities provided pursuant to this Paragraph 15(a) is included in
Operating Expenses, as defined in Paragraph 3(a). 
  
 In the event of a failure of one of foregoing
services, Tenant shall provide Landlord with notice of the same. Upon receipt of such notice, Landlord agrees promptly, diligently, and with continuity to take all reasonable steps to remedy such failure and further agrees to use all reasonable
efforts to minimize interruption to Tenant’s business. Landlord shall be obligated to employ contractors or labor at overtime or other premium pay rates and incur overtime costs and expenses only (i) if a condition imminently threatening safety
or health exists or (ii) at Tenant’s request and expense (provided that the amounts payable by Tenant pursuant to this clause (ii) shall only include amounts in excess of regular, non-overtime pay rates). In the event of any such interruption
of service which prevents Tenant from conducting business in the Demised Premises and which is in the control of Landlord to correct and which remains uncured for a period of five (5) business days, Tenant shall be entitled to an abatement of Fixed
Rent for each business day beyond five (5) business days such interruption continues. 
  
 (b)  Landlord reserves the right, without liability to Tenant and without constituting any claim of constructive eviction, to stop or interrupt any heating, lighting, ventilating, air conditioning, gas, steam, power,
electricity, water, or other service and to stop or interrupt the use of any building or Building facilities at such times as may be necessary and for as long as may reasonably be required by reason of accidents, strikes, or the making of repairs,
alterations, or improvements, or inability to secure a proper supply of fuel, gas, steam, water, electricity, labor or supplies, or by reason of any other similar or dissimilar cause beyond the reasonable control of Landlord. Landlord shall give
Tenant reasonable prior written notice of any such interruption, except in the case of emergency. No such stoppage or interruption shall entitle Tenant to any diminution or abatement of rent or other compensation, nor shall this Lease or any of the
obligations of Tenant be affected or reduced by reason of any such stoppage or interruption. 
  
 (c)  Landlord shall furnish to Tenant, through the transmission facilities installed in the Demised Premises, electric energy to be used by Tenant, at Tenant’s expense as provided for in this Paragraph 15, in the
Demised Premises in such reasonable quantity as shall be sufficient to meet Tenant’s ordinary business needs for lighting and the operation of its business machines, including, without limitation, photocopy equipment and computer and data
processing and similar equipment, provided that Landlord shall not be obligated to provide such electrical energy in any amount in excess of six (6) watts per square foot of Rentable Area. 
  
 (d)  Landlord shall, prior to the Commencement Date, at Landlord’s sole cost and expense, install a separate electrical meter so as to
measure Tenant’s consumption of electricity with respect to the Demised Premises. Landlord shall charge Tenant for such electrical usage at Landlord’s actual cost therefor (based upon the average kilowatt hour cost of each invoice) without
mark-up, and Tenant shall pay such amount to Landlord as Additional Rent hereunder within thirty (30) days of Landlord’s giving Tenant notice of the amount then due. 
  
 (e)  If the cost to Landlord of electricity shall have been increased or decreased subsequently, by change in Landlord’s electric rates,
charges, fuel adjustment, or by taxes of any kind imposed thereon, or for any other reason, then the aforesaid electricity charge shall be increased or decreased in the same percentage. 
  
 (f)  If Landlord discontinues furnishing electric energy to Tenant, Tenant shall arrange to obtain electric energy directly from the public
utility company furnishing electric service to the Building. Such electric energy may be furnished to Tenant by means of the then 

 
 17 

 
existing Building system feeders, risers, and wiring to the extent that the same are available, suitable and safe for such purposes. All meters and additional panel boards, feeds, risers, wiring,
and other conductors and equipment that may be required to obtain electric energy directly from such public utility company shall be installed by Landlord at Tenant’s expense. There shall be no discontinuance of the furnishing of electric
current to the Demised Premises by Landlord until Tenant has completed its arrangements to obtain electric current directly from the public utility company furnishing electric current to the Building so that there is no interruption in the
continuity of electric service. 
  
 (g)  In the event that Tenant shall require electric
energy for use in the Demised Premises in excess of the quantity to be initially furnished pursuant to Exhibit B and if, in Landlord’s judgment, such excess requirements cannot be furnished unless additional risers, conduits, feeders,
switchboards, and/or appurtenances are installed in the Building, Landlord, upon written request of Tenant, shall proceed with reasonable diligence to install such additional risers, conduits, feeders, switchboards, and/or appurtenances, provided
the same and the use thereof shall not cause permanent damage or injury to the Building or the Demised Premises, or cause or create a dangerous or hazardous condition, or entail excessive or unreasonable alterations or repairs, or interfere with or
disrupt other tenants or occupants of the Building, and Tenant agrees to pay all actual out-of-pocket costs and expenses incurred by Landlord in connection with such installation. 
  
 (h)  Landlord, at Tenant’s expense, shall purchase and install all lamps (including, but not limited to, incandescent and fluorescent),
starters, and ballasts used in the Demised Premises. 
  
 (i)  In order that Landlord may at
all times have all necessary information which it requires in order to maintain and protect its equipment, Tenant agrees that Tenant shall not make any material alteration or material addition to the electrical equipment and/or appliances in the
Demised Premises without the prior written consent of Landlord in each instance, which Landlord may withhold in its sole discretion, and shall promptly advise Landlord of any other alteration or addition to such electrical equipment and/or
appliances. 
  
 16.  Subordination.    Provided Tenant shall have received a
subordination, non-disturbance and attornment agreement in the form attached hereto as Exhibit I, or such other commercially reasonable form required by any ground lessor or mortgagee of Landlord, this Lease shall be subject and subordinate
in all respects to any underlying leases, ground leases, licenses, or agreements, and to all mortgages which may now or hereafter be placed on or affect such leases, licenses, or agreements or the Land or the Demised Premises, and also to all
renewals, modifications, consolidations, and extensions of such underlying leases, ground leases, licenses, agreements, and mortgages. Tenant shall execute and deliver such further instruments confirming such subordination as may be reasonably
required by any holder of any such mortgage or by any lessor, licensor, or party to an agreement under any such underlying lease, ground lease, license, or agreement, respectively. If any underlying lease, ground lease, license, or agreement to
which this Lease is subject and subordinate terminates, or if any mortgage to which this Lease is subordinate is foreclosed, Tenant shall, on timely request, attorn to the holder of the reversionary interest or to the mortgagee in possession, as the
case may be. If Landlord shall notify Tenant that the Demised Premises or the Building is encumbered by a mortgage, then notwithstanding anything in this Lease to the contrary, no notice of default intended for Landlord shall be deemed properly
given unless a copy thereof is simultaneously sent to such mortgagee in the manner provided for in Paragraph 18. 
  
 17.  Curing Tenant’s and Landlord’s Defaults. 
  
 (a)  If Tenant shall fail or refuse to comply with and perform any conditions and covenants of this Lease, Landlord may, if Landlord so elects, carry out and perform such conditions and covenants, at the cost and expense of
Tenant, and the actual out-of-pocket cost and expense shall be payable within twenty (20) days of demand (with reasonable supporting documentation), or, at the option of Landlord, shall be added to the installment of Monthly Fixed Rent due
immediately thereafter but in no case later than one month after such demand, whichever occurs sooner, and shall be due and payable as such. This remedy shall be in addition to such other remedies Landlord may have hereunder by reason of the breach
of Tenant of any of the covenants and conditions in this Lease contained. 

 
 18 

 (b)  Landlord shall be in default of this Lease if it fails to perform any obligation of
Landlord under this Lease and if such failure is not cured within fifteen (15) days after written notice thereof is given by Tenant to Landlord; however, if said failure cannot reasonably be cured within fifteen (15) days, Landlord shall not be in
default of this Lease if Landlord commences to cure the failure within the fifteen (15) day period and diligently continues to cure the default. If Landlord does not cure a default in accordance with the foregoing time periods, Tenant shall give to
Landlord’s first mortgagee(s), if any, notice of such default (in addition to the notice required to be given pursuant to Paragraph 16) and an additional cure period equal to that specified above for Landlord. If such default remains uncured
after the expiration of the first mortgagee’s cure period, Tenant may, upon at least ten (10) days prior written notice to Landlord and Landlord’s first mortgagee, cure the default at Landlord’s expense. If Tenant pays any reasonable
sum in order to cure Landlord’s default, such reasonable sum shall be reimbursed by Landlord to Tenant upon thirty (30) days’ written notice, which notice shall include supporting documentation. If Landlord fails to so reimburse Tenant and
if the existence of the default is not being disputed by Landlord, Tenant may withhold from future Fixed Rent payments due and owing the sum owed to Tenant. If the default is being disputed by Landlord, Tenant may not offset its rent obligations
until the existence of Landlord’s default and Tenant’s entitlement to reimbursement hereunder has been established by the judgment of a court of competent jurisdiction. 
  
 (c)  In addition to any and all other remedies Tenant may have under this Lease in the event Landlord defaults (i) in its obligation to provide
janitorial and window washing services pursuant to this Lease or (ii) in its obligation to maintain certain items within the Demised Premises or the Building in accordance with this Lease (excepting structural items, HVAC and other Building systems
and any other equipment or components warranties for which may be voided by unauthorized service thereto), and such defaults continue beyond the cure period therefor, then Tenant may, upon five (5) business days notice to Landlord, perform such cure
and Landlord shall reimburse Tenant for the direct out-of-pocket costs therefor within thirty (30) days after Landlord’s receipt of bills and invoices therefor. 
  
 18.  Notices.    Any notice, demand, statement, or other communication which under the terms of this Lease or under any statute or law
must or may be given shall be given by hand delivery; or by registered or certified mail, return receipt requested; or by reputable private overnight delivery service providing a receipt of delivery or refusal, delivered, or addressed to the
respective parties at the following address: 
  
 
	 To Landlord:
 	  	 c/o Gale & Wentworth, LLC
 
	  	  	 200 Campus Drive
 
	  	  	 Suite 200
 
	  	  	 Florham Park, New Jersey 07932
 
	  	  	 Attn:    Robert B. Palestri
 
	  	  	  
 and
 
	  	  	  
 c/o Gale & Wentworth, LLC
 
	  	  	 200 Campus Drive
 
	  	  	 Suite 200
 
	  	  	 Florham Park, New Jersey 07932
 
	  	  	 Attn:    Stephen Cusma, Esq.
 
	  	  	  
 and
 
	  	  	  
 Emmet, Marvin & Martin, LLP
 
	  	  	 120 Broadway—32nd Floor
 
	  	  	 New York, New York 10271
 
	  	  	 Attention:    Patrick A. McCartney, Esq.
 
	  
 To Tenant:
 	  	  
 At its address stated in the opening recital.
  
 
	  	  	 Attention:    Mr. Joseph Ward
 
	  	  	 Director of Real Estate
 

 

 
 19 

  
 
	  	  	 and
 
	  	  	  
 Trammell Crow Outsourcing Services
 
	  	  	 c/o Keycorp
 
	  	  	 2025 Ontario, 4th Floor
 
	  	  	 Cleveland, Ohio 44115
 
	  	  	 Attention:    Mr. Thomas Fischer
 

 
  
 Any such notice, demand, statement, or other communication shall be deemed to have been
given or made (i) upon delivery, if hand delivered, (ii) on the second Business Day after mailing, if mailed, postage paid, certified or registered mail, and (iii) on the next Business Day, if delivered, charges prepaid or charged to sender, by a
reputable private overnight delivery service. Any of the above addresses may be changed at any time by notice given as provided above. Legal counsel for the respective parties may provide the requisite notice(s) hereunder on behalf of their
respective client. 
  
 19.  Quiet Enjoyment.    Landlord covenants that Tenant,
upon keeping and performing each and every covenant, agreement, term, provision, and condition herein contained on the part and on behalf of Tenant to be kept and performed, shall quietly enjoy the Demised Premises without hindrance or molestation
by Landlord or by any other person lawfully claiming by, through, or under the same, subject to the covenants, agreements, terms, provisions, and conditions of this Lease and the effects of the application of same. 
  
 20.  Security Deposit.    Intentionally Omitted. 
  
 21.  Inspection and Entry by Landlord. 
  
 (a)  During the Term, Tenant agrees to permit Landlord and Landlord’s agents, employees, or other representatives to show the Demised
Premises to any lessor under any underlying lease or ground lease, to any mortgagee, or to any persons wishing to purchase the same or the Building. In addition, Tenant agrees that, from and after the twelfth (12th) month preceding the Expiration
Date, Landlord or Landlord’s agents, employees, or other representatives shall have the right to show the Demised Premises to any prospective tenants. 
  
 (b)  Tenant agrees that Landlord and Landlord’s agents, employees, or other representatives, shall have the right to enter into and upon the
Demised Premises or any part thereof, at all reasonable hours, for the purpose of inspecting the same, or reading meters, or performing maintenance, or making such repairs or alterations therein as may be necessary for the safety and preservation
thereof. This clause shall not be deemed to be a covenant by Landlord nor be construed to create an obligation on the part of Landlord to make such inspection or repairs. 
  
 (c)  Except in the event of an emergency, Landlord’s rights under Paragraphs 21(a) and 21(b) shall be exercised at reasonable times upon
reasonable prior notice and in such a manner intended not to unreasonably interfere with the conduct of Tenant’s business in the Demised Premises. Tenant may have its representative accompany Landlord (or Landlord’s representative) during
any inspections or other entries of the Demised Premises by or on behalf of Landlord. 
  
 (d)  Notwithstanding anything to the contrary contained in this Lease, in the event that at any time during the Term Tenant shall give a written notice to Landlord designating an area of the Demised Premises which is used
by Tenant as a bank branch in accordance with Section VII of the Preamble, or for the storage of money, securities or valuable or confidential documents as the “Security Area” then from and after the date designated in such Notice,
which shall be not less than five (5) days after the date of Landlord’s receipt of Tenant’s Notice, except in the event of an emergency, Landlord and its agents shall not exercise any right to enter the Security Area, unless Landlord is
accompanied by an employee of Tenant; provided, that, Tenant shall make an employee available to accompany Landlord or its agents during such entry at any time during Business Hours. 
  
 22.  Brokerage.    Tenant and Landlord warrant and represent to each other that neither has dealt
with any broker or brokers regarding the negotiation of this Lease, other than the Designated Broker. Tenant and Landlord agree to be responsible for and to indemnify and hold the other harmless from and against any claim for a commission or other
compensation by any 

 
 20 

 
broker other than the Designated Broker claiming to have negotiated with the indemnifying party with respect to the Demised Premises or to have called the said Demised Premises to Tenant’s
attention or to have called Tenant to Landlord’s attention. 
  
 23.  Parking.    Tenant shall have the right under this Lease to the exclusive use of the Exclusive Spaces reserved in the parking area serving the Building, as depicted on the parking plan
attached hereto as Exhibit E, which Exclusive Spaces shall be marked as such for Tenant’s exclusive use by directional or other signage and by painting Tenant’s corporate name on each space, and the nonexclusive use of the
Non-Exclusive Spaces in the open common parking lot on the Land serving the Building and other buildings on or to be constructed on the Land. Tenant shall comply with such reasonable Rules and Regulations as Landlord may promulgate from time to time
with respect to said parking. Landlord shall have the right to assign the location of said Non-Exclusive Spaces or may designate the location of same from time to time. 
  
 24.  Renewal Options. 
  
 (a)  Tenant is hereby granted three (3) successive option(s) to renew this Lease for a Renewal Term of five (5) years each, subject to the terms of this Paragraph 24. In the event that Tenant desires to renew this
Lease, it shall give notice in writing to Landlord of its intention to renew the Lease at least twelve (12) months prior to the Expiration Date and at least twelve (12) months prior to the expiration of the (first) Renewal Term, as the case may be.
During each of the Renewal Terms, Tenant shall lease the Demised Premises in its “AS IS” condition and all of the terms and conditions of this Lease shall otherwise remain in effect during each of the Renewal Terms, except that the annual
Fixed Rent payable during each of the Renewal Terms shall be the annual fair market rental value of the Demised Premises based on a comparison of the rents and accrued escalations then being paid by tenants renewing leases for comparable space in
the competitive market area of the Demised Premises, excluding from consideration rent concessions, such as free rent and work letter allowances, made to tenants leasing space initially, but taking into consideration rent concessions, such as
refitting allowance, made to tenants renewing leases (“Fair Market Renewal Rent”); provided, however, that in no event shall the annual Fixed Rent be less than the annual Fixed Rent payable during the year preceding
the first year of each such Renewal Term. 
  
 (b)  The Fair Market Renewal Rent of the
Demised Premises for purposes of Subparagraph (a) of this Paragraph 24 shall take into account the provisions of this Lease and shall be determined pursuant to the provisions of this Subparagraph 24(b). The Fair Market Renewal Rent shall be set
forth by Landlord in a notice to Tenant at least sixty (60) days prior to the commencement of each of the applicable Renewal Terms. The Fair Market Renewal Rent set forth in such notice shall be binding upon both parties, unless Tenant shall notify
Landlord of its objection within twenty (20) days after receipt of such notice. In the event of such an objection, which is not resolved within twenty (20) days thereafter, Tenant, at its own expense, shall designate an MAI or SREA appraiser in the
Morris County area. Tenant’s designated appraiser shall then determine and promptly report to both parties in writing the Fair Market Renewal Rent of the Demised Premises, which report shall be binding upon both parties, unless Landlord shall
object to same within twenty (20) days after receipt of said report. If Landlord shall so object, both parties shall jointly appoint a separate MAI or SREA appraiser who shall determine the Fair Market Renewal Rent by selecting either
Landlord’s Fair Market Renewal Rent determination or Tenant’s designated appraiser’s Fair Market Renewal Rent determination according to whichever of the two valuations is closer to the actual Fair Market Renewal Rent in the opinion
of such separate appraiser. The costs of such separate appraiser shall be shared equally by Landlord and Tenant. 
  
 (c)  It shall be a condition of the exercise of the option set forth in this Paragraph 24, that at the time of the exercise of said option, Tenant shall not be in default under this Lease beyond applicable grace periods
after notice. 
  
 (d)  Tenant acknowledges and agrees that the option(s) set forth in this
Paragraph 24 shall be personal to Tenant and shall not be exercisable by any party (including any assignees other than a corporate successor or affiliate with a net worth equal to or greater than that of Tenant as of the date hereof) other than
Tenant named herein. Furthermore, notwithstanding anything herein to the contrary, Tenant shall not have the right to exercise the renewal option(s) set forth herein if the amount of Rentable Area of the Demised Premises 

 
 21 

 occupied by Tenant (or such corporate successor or affiliate with a net worth equal to or greater than that of Tenant as of the date hereof) at
the time of the renewal is twenty-five (25%) percent or less than the amount of Rentable Area leased by Tenant as of the Commencement Date. 
  
 25.  Landlord’s Inability to Perform.    This Lease and the obligation of Tenant to pay the rent hereunder and to comply with the covenants and conditions
hereof shall not be affected, curtailed, impaired, or excused because of Landlord’s inability to supply any service or material called for herein, by reason of any rule, order, regulation, or preemption by any governmental entity, authority,
department, agency, or subdivision or for any delay that may arise by reason of negotiations for the adjustment of any fire or other casualty loss or because of strikes or other labor trouble or for any cause beyond the control of Landlord or for
any other reason constituting Force Majeure. “Force Majeure” shall mean and include those situations beyond either party’s control, including by way of example and not limitation, acts of God; accidents; repairs;
strikes; shortages of labor, supplies, or materials; inclement weather; scheduling of planning board meetings or other municipal action affecting any issuance of construction permits and/or approvals; or, where applicable, the passage of time while
waiting for an adjustment of insurance proceeds. 
  
 26.  Condemnation. 
  
 (a)  In the event that the whole of the Demised Premises shall be lawfully condemned or taken in any manner for
any public or quasi-public use or purpose or is transferred, under threat of condemnation, by Landlord to any party having the right of condemnation (any of such acts are referred to herein as “eminent domain”), this
Lease and the Term and estate hereby granted shall forthwith cease and terminate as to the date of vesting of title (“date of taking”), and Tenant shall have no claim against Landlord for, or make any claim for the
value of, any unexpired term of this Lease, and the Fixed Rent and Additional Rent shall be apportioned as of such date. 
  
 (b)  In the event that any part of the Demised Premises shall be so condemned or taken, this Lease shall be and remain unaffected by such condemnation or taking, except that the Fixed Rent and Additional Rent
allocable to the part so taken shall be apportioned as of the date of taking, and Tenant shall have no claim against Landlord for, or make any claim for the value of, the portion of the unexpired Term of this Lease allocable to the part so taken,
provided, however, that Landlord may elect to cancel this Lease in the event that more than twenty-five (25%) percent of the Demised Premises should be so condemned or taken, provided such notice of election is given by Landlord to Tenant not later
than sixty (60) days after the date when title shall vest in the condemning authority. Upon the giving of such notice, this Lease shall terminate on the thirtieth (30th) day following the date of such notice, and the Fixed Rent and Additional Rent
shall be apportioned as of such termination date, and Tenant shall have no claim against Landlord for, or make any claim for the value of, the unexpired Term of this Lease. Upon such partial taking and this Lease continuing in force as to any part
of the Demised Premises, the Fixed Rent and Additional Rent shall be diminished by an amount representing the part of the Fixed Rent and Additional Rent properly applicable to the portion or portions of the Demised Premises that may be so condemned
shall be reduced proportionately. If, as a result of the partial taking (and this Lease continuing in force as to the part of the Demised Premises not so taken), any part of the Demised Premises not taken is damaged, Landlord agrees with reasonable
promptness to commence the work necessary to restore the damaged portion to the condition existing immediately prior to the taking and to prosecute the same with reasonable diligence to its completion. In the event Landlord and Tenant are unable to
agree as to the amount by which the Fixed Rent and Additional Rent shall be diminished, the matter shall be determined by a mutually acceptable third party. Pending such determination, Tenant shall pay to Landlord the Fixed Rent and Additional Rent
as fixed by Landlord, subject to adjustment upon resolution of such dispute. 
  
 (c)  Nothing herein provided shall preclude Tenant from appearing, claiming, proving, and receiving in the condemnation proceeding Tenant’s moving expenses and the value of trade fixtures provided such claim shall be
separate from and shall not adversely affect Landlord’s award. 
  
 (d)  Subject to the
provisions of Paragraph 26(c), the entire award for any act of eminent domain shall be paid to Landlord, and, in the event of a partial taking, if this Lease is not canceled by either party pursuant to the provisions of this Paragraph 26, Landlord,
at 

 
 22 

 Landlord’s own expense, shall restore the unaffected part of the Demised Premises to substantially the same
condition and tenantability as existed prior to the taking. Until said unaffected portion is restored, Tenant shall be entitled to a proportionate abatement of Fixed Rent and Additional Rent of that portion of the Demised Premises that is being
restored and is not usable until the completion of the restoration or until said portion of the Demised Premises is used by Tenant, whichever occurs sooner. Said unaffected portion shall be restored within a reasonable time, provided, however, if
Landlord is delayed by Force Majeure, the time for completion shall be extended for a period equivalent to the delay. If such partial taking shall occur in the last year of the Term, either party, irrespective of the area of the space remaining, may
elect to cancel this Lease and the Term hereby granted, provided such party shall, within sixty (60) days after such taking, give notice to that effect, and upon the giving of such notice, the Fixed Rent and Additional Rent shall be apportioned and
paid to the date of expiration of the term specified, which date shall be not more than thirty (30) days after the date of such notice, and this Lease and the Term hereby granted shall cease, expire and come to an end upon the expiration of the
period specified in said notice. If either party shall so elect to end this Lease and the Term hereby granted, Landlord need not restore any part of the Demised Premises and the entire award for partial condemnation shall be paid to Landlord, and
Tenant shall have no claim to any part thereof. 
  
 (e)  If the temporary use or occupancy
of all or any part of the Demised Premises shall be so taken, (i) the Term shall not be reduced or affected in any way except as provided in (iv) below, (ii) Tenant shall continue to be responsible for all of its obligations hereunder and shall
continue to pay all Fixed Rent and Additional Rent when due, (iii) Tenant shall be entitled to receive that portion of the award that represents reimbursement for the cost of restoration of the Demised Premises, compensation for the use and
occupancy of the Demised Premises and for any taking of Tenant’s property, except that, if the temporary period of taking shall extend beyond the expiration of the Term, the portion of the award representing compensation for the use and
occupancy of the Demised Premises shall be apportioned between Landlord and Tenant as of the Expiration Date, and Landlord shall receive that portion of the award which represents reimbursements for the cost of restoration of the Demised Premises,
and (iv) if the date of taking shall occur during the last two (2) years of the Term and the taking shall exceed twenty-five (25%) percent of the Demised Premises, Tenant may elect to cancel this Lease by notice of election given by Tenant to
Landlord not later than sixty (60) days after the date when title shall vest in the condemning authority. Upon the giving of such notice, this Lease shall terminate on the thirtieth (30th) day following the date of such notice, and the Fixed Rent
and Additional Rent shall be apportioned as of such termination date, with Landlord, and not Tenant, to receive the portion of the award that represents reimbursement for the cost of restoration of the Demised Premises and the portion of the award
representing compensation for the use and occupancy of the Demised Premises for the time subsequent to the cancellation date. 
  
 27.  Assignment and Subletting. 
  
 Tenant may not mortgage,
hypothecate, pledge, assign, transfer, or sublet all or a portion of the Demised Premises or this Lease, as the case may be, except as specifically permitted in this Paragraph 27. 
  
 (a)  In the event that Tenant desires to assign this Lease or sublease any portion of the Demised Premises to any other party, Tenant shall notify
Landlord of such intention at least thirty (30) Business Days prior to the effective date of any such assignment or sublease. Tenant acknowledges that such notice shall contain at least the following terms: (1) the effective date of the proposed
assignment or sublease, (2) the term (including any renewal options) of any proposed sublease), (3) the terms and conditions of such assignment or sublease, and (4) complete and accurate banking, financial, and other credit information with respect
to the proposed assignee or sublessee, which information must be sufficient to enable Landlord to judge the fiscal strength of said proposed assignee or sublessee. Tenant acknowledges that the fixed rent and additional rent to be charged to any
permitted sublessee may not be less than those amounts that would be charged by Landlord in an arms-length transaction. 
  
 (i)  In the event of an assignment or a sublease for the remainder of the Term of forty (40%) percent or more of the Rentable Area of the Demised Premises, Landlord shall have the option, exercisable in writing to
Tenant within twenty (20) Business Days of Landlord’s receipt of such notice from Tenant, to recapture this Lease, or the space intended to be sublet, as the case may be, in which case, (x) from and after the effective 

 
 23 

 date provided in Tenant’s notice (or such later date that such assignment or sublease is actually effective pursuant
to the instrument executed in connection with such transaction), Tenant shall be fully released from any and all obligations hereunder with respect to the Demised Premises in the case of an assignment, or with respect to the space to have been
sublet, in the case of a sublease, and (y) upon a recapture of a portion of the Demised Premises, Landlord shall, at Tenant’s sole cost and expense, construct demising walls prior to the commencement of such new tenancy. 

 
 (b)  In the event Landlord does not exercise its recapture right set forth in subparagraph 27(a)(i)
above or in the event Landlord has no right to recapture, Landlord shall not unreasonably withhold, condition or delay its consent to a proposed sublease or assignment provided the following terms and provisions shall apply to any assignment of this
Lease or to any sublease for all or any portion of the Demised Premises, whether said sublease is for the remainder of the Term or not: 
  
 (i)  Tenant shall provide to Landlord the following information at least twenty (20) Business Days prior to the effective date of any such assignment or sublease: the terms and conditions of
its proposed assignment or sublease, together with information regarding the identity, address, and creditworthiness of the proposed assignee or sublessee. 
  
 (ii)  with respect to a sublease, the Demised Premises shall not, without Landlord’s prior written consent (which consent may be withheld by
Landlord in its sole and absolute discretion), have been listed or otherwise publicly advertised for subletting at a rental rate less than the higher of (a) Fixed Rent, Additional Rent and all other charges due under this Lease with respect to such
space, or (b) the prevailing rental rate set by Landlord for space in the Building, nor shall Tenant advise any broker, agent, finder or prospective subtenant that Tenant intends to sublet the Demised Premises at a rate less than the above rates;

  
 (iii)  no Event of Default shall have occurred and be continuing; 

 
 (iv)  the proposed assignee or subtenant shall not be a person or entity with whom Landlord or an
affiliate, subsidiary or parent of Landlord is then negotiating, or has, in the past twelve (12) months, negotiated with, to lease space in the Building or any other building owned by Landlord within a two (2) mile radius of the Building;

  
 (v)  the proposed assignee or subtenant shall not then be a tenant or other occupant of
the Building or of any other building owned by Landlord within the Parsippany, New Jersey area; 
  
 (vi)  in Landlord’s sole judgment, the character of the business to be conducted or the proposed use of the Demised Premises by the proposed assignee or subtenant (a) shall not be likely to increase Landlord’s
operating expenses for the Building beyond that which would be incurred for use by Tenant or for use in accordance with the standards of use of other tenancies then being sought for the Building by Landlord; (b) shall not violate any provisions or
restrictions contained in any other lease or instrument affecting the Building or Real Property; (c) shall not increase the burden on existing cleaning services or elevators over the burden prior to such proposed assignments or subletting; and (d)
shall be consistent with the standards of first-class office buildings in the County of Morris, if Landlord shall have consented to an assignment or sublease and, as a result of the use and occupancy of the subleased portion on the Demised Premises
by the subtenant, operating expenses for the Building are increased, then Tenant shall pay to Landlord, within ten (10) days after notice, as Additional Rent, all such resulting increases in operating expenses; 
  
 (vii)  any subletting shall end no later than one (1) day before the Expiration Date (as extended by any renewal
option theretofore exercised by Tenant); 
  
 (viii)  the subletting or assignment must
comply with all Requirements of Law and any space subleased, any space subleased, any space previously subleased, and the space, if any, retained by Tenant must be commercially reasonable in size and configuration as separate rental units and
suitable for normal renting purposes; and 
  
 (ix)  The proposed assignment or sublease
shall be subject to Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned, or delayed, 

 
 24 

 and shall be further subject to the consent of any mortgagee or ground lessor, if required under the terms of any
mortgage or ground lease. In the event Landlord approves of any proposed assignment or sublease described herein, the following terms and conditions shall apply to the same: 
  
 (1)  In the case of an assignment, the assignee shall assume, by written instrument, all of the obligations of this Lease arising after the date
of the assignment, and a copy of such assumption agreement shall be furnished to Landlord within ten (10) days of its execution. In the case of a sublease, the sublessee shall acknowledge in writing and take subject to the terms and conditions of
this Lease applicable to the portion of the Demised Premises sublet. 
  
 (2)  Tenant and
each assignee shall be and remain liable for the observance of all of the covenants and provisions of this Lease, including, but not limited to, the payment of Fixed Rent, Additional Rent and other charges due hereunder through the entire Term of
this Lease, as the same may be renewed, extended or otherwise modified, provided, however, that Tenant’s liability hereunder shall not apply to any obligations created by any subsequent modification or amendment made without the consent of
Tenant, to any renewals of the Term occurring subsequent to such assignment, or to expansions of the Demised Premises. 
  
 (3)  In any event, the acceptance by Landlord of any rent from any of the subtenants or the failure of Landlord to insist upon the strict performance of any of the terms, conditions and covenants herein from any
assignee or subtenant shall not release Tenant herein from any and all of the obligations herein during and for the entire Term of this Lease. 
  
 (4)  The assignment or sublease shall provide that there shall be no further assignments and/or subletting without Landlord’s consent, which shall not be unreasonably withheld,
conditioned, or delayed if the requirements of this Paragraph 27 are complied with. 
  
 (5)  Tenant shall pay the actual reasonable legal costs incurred by Landlord to cover its handling charges for each request for consent to any assignment or sublet prior to its consideration of the same. Tenant acknowledges
that its sole remedies with respect to any assertion that Landlord’s failure to consent to any assignment or sublet is unreasonable shall be the remedy of specific performance, and Tenant shall have no other claim or cause of action against
Landlord as a result of Landlord’s actions in refusing to consent thereto. 
  
 (6)  Tenant shall promptly deliver to Landlord, as and when received, fifty percent (50%) of the excess of any rent or other consideration paid to Tenant by any subtenant or assignee in excess of the Fixed Rent plus
Additional Rent payable pursuant to Paragraph 3 for such space then being paid by Tenant to Landlord pursuant to the provisions of this Lease over the actual reasonable out-of-pocket costs of Tenant in making such assignment or sublease for (a)
customary brokerage fees, attorneys’ fees, and advertising fees, and (b) improvement and alteration costs to prepare the Demised Premises for such sublease or assignment, not to exceed then prevailing market terms. 
  
 (c)  Notwithstanding anything here to the contrary, Tenant may assign its entire interest under this Lease or
sublease all or any portion of the Premises to (i) an affiliate of Tenant (meaning an entity that controls, is controlled by, or is under common control with Tenant), (ii) any subsidiary or parent of Tenant, or (iii) to a successor to Tenant by
purchase, merger, consolidation or reorganization without the consent of Landlord, provided that all of the following conditions are satisfied (a “Permitted Transfer”): (1) Tenant is not in default beyond any applicable notice and cure
period set forth in Section 13 under this Lease; (2) in the case of (iii) above, Tenant’s successor shall own all or substantially all of the assets of Tenant and Tenant’s successor shall have a net worth which is at least equal to
Tenant’s net worth at the date of this Lease; (3) Tenant shall give Landlord written notice at least 30 days after the effective date of the Permitted Transfer; and (4) in all cases Guarantor reaffirms all of its obligations under the guaranty
of this Lease dated on or about the date hereof. Tenant’s notice to Landlord shall include information and documentation showing that each of the above conditions has been satisfied. If requested by Landlord, in the case of an assignment of the
Lease, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. 

 
 25 

 (d)  Tenant expressly acknowledges that any of the following instances shall be deemed to be a
reasonable basis on which Landlord may withhold its consent under this Paragraph: 
  
 (i)  the proposed assignee or subtenant is not, in Landlord’s opinion, appropriate for the Building or in keeping with the character of its existing first class tenancies; 
  
 (ii)  the proposed assignee’s or subtenant’s occupancy will cause a density of traffic or make demands
on Building services, maintenance, or facilities unreasonably in excess of those related to Tenant’s occupancy; 
  
 (iii)  the proposed assignee or subtenant is (1) a tenant of the Building or any other building within the Parsippany, New Jersey area owned by or through the persons constituting Landlord hereunder or any
affiliate, subsidiary, or parent of Landlord or (2) is vacating premises in such a building; or 
  
 (iv)  Landlord (or any affiliate, subsidiary, or parent of Landlord) is negotiating or has negotiated with the proposed assignee or subtenant within the period of twelve (12) months preceding Tenant’s request for
consent, 
  
 Tenant further expressly acknowledges that the foregoing is not a complete list and shall in no way be construed to be a
limitation on Landlord’s ability to reasonably withhold its consent for other reasons not included above. 
  
 28.  Environmental Laws. 
  
 (a)  Tenant agrees to comply
with all present or future federal, state, or local laws, statutes, codes, ordinances, rules, or regulations dealing with and/or relating to (i) air emissions, (ii) water discharges, (iii) noise emissions, (iv) air, water or ground pollution, (v)
Hazardous Substances, or (vi) any other environmental or health matter, including, but not limited to the extent related to the conduct of Tenant’s business in the Demised Premises pursuant to the Lease: 
  
 (i)  the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C.
Section 9601 et seq., the Emergency Planning and Community Right-To-Know Act, 42 U.S.C. Sections 11001-11050, the Resource Conservation and Recovery Act of 1976, 42 U.S.C. Section 6901 et seq., the Toxic Substances Control Act, 15 U.S.C. Section
2601 et seq., and the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801 et seq. (“ISRA”) Industrial Site Recovery Act of the State of New Jersey, N.J.S.A. 13:1K-6 et seq., the New Jersey Spill Compensation
and Control Act, N.J.S.A. 58:10-23.11 et seq., the Hazardous Substance Discharge—Reports and Notices Act, N.J.S.A. 13:1K-15 et seq., and in the regulations adopted and promulgated pursuant to each of said laws, and any successor statutes or
regulations, amendments and/or substitutions thereto; 
  
 (ii)  the United States
Department of Transportation Table (49 C.F.R. 172.101 and any amendments thereto) or by the Environmental Protection Agency (or any successor agency); 
  
 (iii)  40 C.F.R. Section 261.20-261.24, inclusive of Section 302 of the Superfund Amendment and Reauthorization Act of 1986 (“SARA”) and
any successor statutes or regulations thereto, 
  
 (collectively, “Environmental
Laws”) having jurisdiction over the Demised Premises and/or Tenant. Tenant agrees that such compliance shall be at Tenant’s sole cost and expense. Tenant shall immediately provide Landlord, as they are issued or received by
Tenant, with copies of all correspondence, reports, notices, orders, findings, declarations, and other materials that are pertinent to Tenant’s compliance with Environmental Laws, in connection with Tenant’s use and occupancy of the
Demised Premises. 
  
 (b)  Tenant represents to Landlord that Tenant’s Standard
Industrial Classification (SIC) Number as used on Tenant’s Federal Tax Return is as set forth in the Preamble of this Lease. Tenant shall not conduct any operations at the Demised Premises that shall cause the Building or the Demised Premises
to be deemed an “industrial establishment” as currently defined in ISRA or otherwise trigger ISRA. If, due to an amendment to ISRA or 

 
 26 

 otherwise Tenant’s operations become subject to ISRA during the Term of the Lease, Tenant shall comply with all ISRA
requirements at Tenant’s sole cost and expense. Such expenses shall include, but not limited to, any applicable state agency fees, engineering fees, clean-up costs, filing fees, and suretyship expenses. In addition, in the event any other
Building tenant or Landlord triggers ISRA, Tenant agrees to cooperate with Landlord, at Landlord’s cost and expense, and provide any information relating to Tenant and its operations at the Demised Premises that is needed by Landlord to comply
with ISRA. The foregoing undertakings shall survive the termination or sooner expiration of the Lease and surrender of the Demised Premises and shall also survive the sale, lease, or assignment of the Demised Premises by Landlord for a period of one
(1) year. 
  
 (c)  Tenant shall not generate, store, manufacture, refine, transport, treat,
dispose of, or otherwise permit to be present on or about the Demised Premises any Hazardous Substances with the exception of de minimis quantities of Hazardous Substances commonly used in the cleaning and maintenance of general business offices in
quantities appropriate to such use. As used herein, “Hazardous Substance” shall be defined as any “hazardous chemical,” “hazardous substance,” “hazardous waste,” or similar term as defined
in the Comprehensive Environmental Response Compensation and Liability Act, as amended (42 U.S.C. §§9601, et seq.), ISRA, the New Jersey Spill Compensation and Control Act, as amended, (N.J.S.A. 58:10-23.llb, et seq.),
any rules or regulations promulgated thereunder, or in any other present or future Environmental Laws. In no event shall Tenant have liability or obligation to Landlord for compliance with Environmental Laws or for Hazardous Substances present
within the Demised Premises or the Building at or before the date hereof or if introduced in the Demised Premises after the date hereof unless so introduced by Tenant or any of its agents, contractors, vendors or any other party with access to the
Demised Premises granted by Tenant. 
  
 (d)  Tenant agrees to indemnify, defend, and hold
harmless Landlord and each mortgagee of the Demised Premises from and against any and all liabilities, damages, claims, losses, judgments, causes of action, costs, and expenses (including the reasonable fees and expenses of counsel) that may be
incurred by Landlord or any such mortgagee or threatened against Landlord or such mortgagee, relating to or arising out of any breach by Tenant of this Paragraph 28, which indemnification shall survive the expiration or sooner termination of this
Lease until the expiration of the applicable statute of limitations. 
  
 (e)  Landlord
hereby represents and warrants that neither Landlord nor, to the best of Landlord’s knowledge, any previous owner of the Demised Premises, used, generated, stored or disposed of, on, under or about the Demised Premises any Hazardous Wastes or
Hazardous Substances, except in the ordinary course of business in compliance with all applicable federal, state and local laws or regulations. Landlord covenants that it shall not cause or permit any portion of the Building to be used to generate,
manufacture, refine, transport, treat, store, handle, dispose, produce or process Hazardous Wastes or Substances, except in the ordinary course of its business in compliance with all applicable federal, state and local laws or regulations. Landlord
agrees to indemnify, defend and hold harmless Tenant from and against any and all liabilities, damages, claims, losses, judgments, causes of action, costs and expenses (including reasonable fees and expenses of counsel) relating to or arising out of
any breach by Landlord of this Paragraph 28, which indemnification shall survive the expiration on sooner termination of this Lease until the expiration of the applicable statute of limitations. 
  

29.  Parties Bound. 
  
 (a)  The covenants, agreements, terms, provisions, and conditions of this Lease shall bind and benefit the respective successors, assigns, and legal representatives of the parties hereto with the same effect as if
mentioned in each instance where a party hereto is named or referred to, except that no violation of the provisions of Paragraph 7(d) or of Paragraph 27 hereof shall operate to vest any rights in any successor, assignee, or legal representative of
Tenant and that the provisions of this Paragraph 29 shall not be construed as modifying the conditions contained in Paragraph 13 hereof. 
  
 (b)  Tenant acknowledges and agrees that neither Landlord, the Morgan Guaranty Trust Company of New York, as trustee of the Commingled Pension Trust Fund (Special Situation
Investments—Real Estate) of Morgan Guaranty Trust Company of New York, nor any shareholder, officer, director, partner (general or limited), limited liability company member, tenant-in-common, venturer, trustee, trust beneficiary, grantor,
trustee-grantor, or other 

 
 27 

 individual or entity having an interest in Landlord shall have any personal liability for the performance of any of the
terms, covenants, or conditions to be performed by Landlord under this Lease; rather, Tenant agrees to look solely to Landlord’s interest and estate in the Land and the Building for the satisfaction of Tenant’s remedies arising out of or
related to this Lease. 
  
 (c)  The term “Landlord” as used
in this Lease means only the owner, or the mortgagee in possession, for the time being, of the Demised Premises (or the owner of a lease of the Demised Premises) so that in the event of, and from and after the date of, any sale or other transfer of
the Land, the Building, or the Demised Premises, or of this Lease, such Landlord shall be and hereby is entirely freed and relieved of all covenants and obligations of Landlord under this Lease, and it shall be deemed and construed without further
agreement between the parties or their successors-in-interest, or between the parties and the purchaser at any such sale, or the said lessee of the Land, Building, or of the Demised Premises, that the purchaser or other transferee of the same has
assumed and agreed to carry out any and all covenants and obligations of Landlord hereunder. 
  
 30.  Miscellaneous. 
  
 (a)  This Lease contains the
entire contract between the parties. No representative, agent, or employee of Landlord has been authorized to make any representations or promises with reference to the leasing of the Demised Premises or to vary, alter, or modify the terms hereof.
No additions, changes or modifications, renewals, or extensions hereof shall be binding unless reduced to writing and signed by Landlord and Tenant. 
  
 (b)  The terms, conditions, covenants, and provisions of this Lease shall be deemed to be severable. If any clause or provision herein contained
be adjudged to be invalid or unenforceable by a court of competent jurisdiction or by operation of any applicable law, it shall not affect the validity of any other clause or provision herein, but such other clauses or provisions shall remain in
full force and effect. 
  
 (c)  The paragraph headings in this Lease are for convenience
only and are not to be considered in construing the same. 
  
 (d)  If, in connection with
obtaining financing for the Building, a banking, insurance, or other recognized institutional lender shall request reasonable modifications in this Lease as a condition to such financing, Tenant shall not unreasonably withhold, delay, or defer its
consent thereto, provided that such modifications do not in any significant manner increase the obligations of Tenant hereunder or affect the leasehold interest created or the conduct of Tenant’s business operations at the Demised Premises.

  
 (e)  This Lease shall be governed by and construed in accordance with the laws of the
State of New Jersey. 
  
 (f)  The parties agree that any litigation arising out of this
Lease shall be venued in the Superior Court of New Jersey. Each party waives trial by jury in any action or proceeding arising out of this Lease. In addition, if Landlord commences any summary proceedings or an action for nonpayment of fixed or
Additional Rent, Tenant shall not interpose any non-mandatory counterclaim of any nature or description in any such proceeding or action. 
  
 (g)  Tenant shall not do or cause anything to be done whereby the Demised Premises may be encumbered by a construction lien. If any construction lien is filed against the Demised Premises,
the Building, or the Land as a result of any Alterations, repairs, or any other work or act of Tenant, Tenant shall discharge or bond the same within thirty (30) days from the date of notice of the filing of said lien. If Tenant shall fail to
discharge or bond the lien, Landlord may bond or pay lien or claim for the account of Tenant without inquiring into the validity of the lien or claim, and Tenant shall reimburse Landlord upon demand. 
  
 (h)  Tenant represents that the undersigned officer(s) have been duly authorized to enter into this Lease and
that the execution and consummation of this Lease by Tenant does not and shall not violate any provision of any by-laws, certificate of incorporation, agreement, order, judgment, governmental regulation, or any other obligations to which Tenant is a
party or is subject. Upon execution hereof, Tenant shall deliver a Secretary’s certificate evidencing its authority to execute this Lease. 

 
 28 

 (i)  In any case where Landlord’s consent, permission, or approval is requested (or
required to be requested) by Tenant in connection with this Lease, Landlord shall have the right to charge Tenant all costs (architectural, engineering and legal) as Additional Rent that Landlord incurs in determining whether such consent,
permission, or approval shall be granted. 
  
 31.  Hold Over Tenancy.    If
Tenant shall remain in the Demised Premises after the expiration of the Term of this Lease without having executed and delivered a new lease (or amendment to this Lease) with Landlord, such holding over shall not constitute a renewal or extension of
this Lease. Landlord may, at its option, (i) elect to treat Tenant as one who has not removed at the end of its Term and thereupon be entitled to all the remedies against Tenant provided by law in that situation, or (ii) construe such holding over
as a month-to-month tenancy subject to all the terms and conditions of this Lease, except as to the duration thereof, in which event Tenant shall pay to Landlord one hundred fifty (150%) percent during the first sixty (60) days of the hold-over and
thereafter two hundred (200%) percent of the greater of: (x) the Fixed Monthly Rent in effect on the Expiration Date and (y) the then fair market rent of the Demised Premises; plus all other sums due hereunder, making such payment in accordance with
this Lease. Tenant shall be otherwise bound by all of the terms, covenants, and conditions contained in this Lease. 
  
 32.  Landlord Estoppel.    Landlord shall from time to time, execute, acknowledge and deliver to Tenant within ten (10) business days of receipt of written request therefor, an estoppel
certificate relating to matters customarily included in a landlord’s estoppel certificate. Notwithstanding anything herein to the contrary, in the event Landlord fails to deliver the requested estoppel certificate within such ten (10) business
day period, then the estoppel certificate shall be deemed accepted as complete and accurate by Landlord. 
  
 33.  Financial Statements.    Tenant agrees, within (90) days after the end of Tenant’s accounting year, to furnish to Landlord and to any mortgagee or ground lessor of the Building and/or
Land a certified balance sheet and profit and loss statement for the last accounting year. 
  
 34.  UPS/Emergency Generator.    Tenant shall have the option, upon obtaining Landlord’s prior written consent, which consent shall not be unreasonably withheld, to install an emergency
generator/uninterrupted power source to service the Demised Premises in an area to be located either within or outside of the Demised Premises, the location and size of such area shall be designated by Landlord in its sole and absolute discretion,
provided however that Tenants right shall be subject to and conditional upon the following: 
  
 (i)  There shall exist no default on the part of Tenant under this Lease which remains uncured after the applicable notice and grace periods; 
  
 (ii)  the designated area shall become and be deemed to be part of the Demised Premises for purposes of this Lease and the Fixed Rent payable
hereunder and Tenant’s Operating Share and Tenant’s Tax Share shall each be increased on a pro rata basis based upon the total square footage of the designated area; 
  
 (iii)  the equipment so installed and the performance of such installation and any other work in connection therewith shall all be subject to and
performed in accordance with the requirements of Articles 3, 4, 6 and 9 and any other applicable provision of this Lease. 
  
 35.  Cafeteria.    Tenant hereby acknowledges and agrees that Landlord shall retain a food service operator for the operation of a cafeteria and/or food service establishment within the Building,
which cafeteria and/or food service establishment may be equipped to furnish and/or serve, among other things, hot lunches and breakfasts at whatever rates or pricing such operator may elect to charge therefore. Landlord currently intends to locate
the cafeteria in the portion of the Building located as Exhibit J attached hereto. Landlord reserves the right to relocate the cafeteria. Tenant acknowledges that the operator need not be open for business until Tenant has accepted all of the
Demised Premises and same is occupied by a sufficient number of employees to justify the operation of the cafeteria. Tenant acknowledges that Landlord shall have no obligation to subsidize or support the cafeteria operator in any way. If the initial
cafeteria operator shall close, Landlord shall use commercially reasonable efforts to locate a substitute operator subject to the terms hereof it being understood that if Landlord is not able to retain a substitute operator, or if providing a
cafeteria is not in Landlord’s reasonable determination 

 
 29 

 economically feasible, Landlord shall be under no obligation to operate or provide a cafeteria. Tenant and its employees, guests and invitees
may patronize such establishment provided however, such patronage shall be at the Tenant’s and/or patrons sole costs, election and risk and shall be subject to any and all reasonable rules and regulations as the operator of such establishment
may enact or impose from time to time and the Landlord shall not be liable for any injury to person or property, or for loss, usury or damage by reason thereof. Tenant hereby expressly acknowledges and agrees that Landlord has made no
representations and/or guarantees as to the quality, selection, safety and/or cost thereof and Landlord shall in no event be obligated to subsidize the cost of the cafeteria and/or of patronage thereof. 
  
 36.  Landlord Representations.    Landlord warrants and represents to Tenant as of the date hereof:

  
 (a)  to the knowledge of Landlord the Common Areas are in material compliance with all
municipal, state and federal laws effecting the Building the non-compliance with which would materially adversely impact Tenant’s occupancy of the Demised Premises, including the American with Disabilities Act as well as the regulations and
accessibility guidelines promulgated thereunder; and 
  
 (b)  to the knowledge of Landlord,
the Demised Premises is in material compliance with all Environmental Laws. 
  
 37.  Roof
Rights.    Tenant may, at its cost and expense, upon the prior written approval of the Landlord which approval shall not be unreasonably withheld install an antenna or a satellite dish on the roof space of the Building or on
the ground outside the Building but only in a place and of a size that conforms with any applicable governmental ordinance and Landlord’s criteria for such antenna and dishes. Any such installation shall include the installation of a conduit
(to the extent necessary) to the roof area subject to rights of other tenants and Landlord’s approval. Landlord shall have no liability to Tenant if Tenant’s antenna or satellite dish shall not properly function due to the existence of
another antenna, satellite dish or other instrument on the roof or on the ground outside the Building. Tenant shall maintain any antenna or satellite dish permitted hereunder in a good state of repair and shall save the Landlord and other occupants
of the Building harmless from any loss, cost or damage as a result of the installation, maintenance of or existence of the same, and shall repair any damage which may have been caused by the installation or maintenance of the same. Notwithstanding
the foregoing, Tenant shall not have access to the roof of the Building without a representative of the Landlord present. Any equipment installed on the roof shall be removed by Tenant, at Tenant’s sole cost and expense, at the end of the Term
of the Lease. 
  
 38.  ADA Compliance.    Landlord, at Landlord’s expense,
shall be responsible for causing the Common Areas of the Building to comply with the Americans with Disabilities Act as of the Rent Commencement Date, as may be amended from time to time, and the regulations promulgated pursuant to such Act
(“ADA”). Tenant shall be responsible for causing the Demised Premises to comply with ADA. If, because of any installations made by Tenant in the Demised Premises, it becomes necessary for Landlord to modify any portions of the Common Areas
of the Building to comply with the ADA, then such cost shall be borne by Tenant. If, because of any subsequent changes or amendments to the statute, rules or regulations of the ADA after the Rent Commencement Date, Landlord is obligated to alter the
Common Areas, Landlord may seek reimbursement of the costs and expenses of such alterations by including such costs and expenses in the Operating Expenses and by amortizing the costs of such alterations as capital improvements pursuant to Paragraph
3 of this Lease. 
  
 39.  Temporary Space. 
  

(a)  Commencing on the later to occur of: (i) August 1, 2000; or (ii) five (5) days from the date that Landlord recaptures the Temporary
Space from the existing Tenant (the “Temporary Space Commencement Date”), and pending the completion of the Demised Premises, Tenant is hereby granted the right to occupy 10,000 rentable square feet of space on the first (1st) floor of the
Building (hereinafter referred to as the “Temporary Space”), in its present “AS IS” condition, which Temporary Space is as shown on Exhibit H attached hereto. To the extent additional space adjacent to the Temporary Space
becomes available, Landlord shall make up to 5,000 rentable square feet of such space available to Tenant on the same terms as the Temporary Space pursuant to this Section 39. The right to occupy the Temporary Space shall terminate upon the earlier
to occur of (i) the date when the Tenant vacates such Temporary 

 
 30 

 
Space; or (ii) the Commencement Date of the Demised Premises. During the period of the Tenant’s occupancy of the aforementioned Temporary Space, Tenant will comply with all of the terms and
conditions contained in this Lease. 
  
 (b)  Landlord and Tenant hereby agree that Tenant
shall not be required to pay Fixed Rent or Tenant’s Proportionate Share of Real Estate Taxes and Operating Expenses for the Temporary Space for the period commencing on the Temporary Space Commencement Date and expiring on the Commencement Date
of the Demised Premises. 
  
 (c)  Tenant agrees that it shall be responsible for paying all
charges for electricity and telephone service used by Tenant at the Temporary Space in accordance with the terms and provisions of the Lease. 
  
 (d)  Tenant agrees that it shall provide evidence to Landlord, which evidence shall be acceptable to Landlord in all respects, that the Temporary Space is insured in accordance with the terms
and provisions of Paragraph 10. Such evidence must be provided to Landlord at least three (3) days prior to the Temporary Space Commencement Date. 
  
 40.  Effectiveness.    Tenant acknowledges that Landlord has entered into an agreement to purchase the Land and the Building. The effectiveness of this Lease is
subject to Landlord consummating the acquisition of the Land and the Building. If Landlord does not close on the purchase of the Land and the Building on or before June 30, 2000 this Lease shall terminate and be of no force or effect. 

 
 41.  Termination.    Tenant may terminate this Lease if Substantial Completion of the
Demised Premises has not been achieved by Landlord by March 1, 2002 unless due to Force Majeure or Tenant Delay net of any Landlord Delay. 
  
 IN WITNESS WHEREOF Landlord and Tenant have caused this Lease to be executed as of the date first above written. 
  
 
	  	  	 LANDLORD:
 
	 WITNESS:
 	  	 TWO GATEHALL ASSOCIATES, LLC
 
	  	  	  
	             /S/    CHRISTOPHER F. SAMETH
 
	  	 By:                     /S/    MARK
YEAGER                              
 

	 Name: Christopher F. Sameth
 	  	 Name: Mark Yeager            
 
	  	  	             Its Authorized
Representative        
 
	  	  	  
	  	  	 Date: 5/31/00
 
	  	  	  
	  	  	  
	  	  	 TENANT:
 
	 ATTEST:
 	  	 KEYBANK USA NATIONAL ASSOCIATION,
a national banking association
 
	  	  	  
	  	  	 By:                     /S/    JOSEPH D. WARD
 

	  	  	 Name: Joseph D. Ward        
 Title: Designated Signer      
 
	              /s/    THOMAS G.
FISCHER            
 
	  	  
	 Name: Thomas G. Fischer    
 	  	  
	  	  	 Date: 5/26/00
 

 

 
 31 

  
 STATE OF NEW JERSEY ) 
                                       
       ) ss.: 
 COUNTY OF MORRIS      ) 
  
 On the 31st day of May, 2000 before me personally came Mark Yeager, to me known, who, being by me duly sworn, did depose and say that he is an Authorized Representative of
Two Gatehall Associates, LLC, the limited liability company described in and which executed the foregoing instrument; and that he signed his name thereto by order of the Board of Directors of said limited liability company. 
  
 
	  
	 
	  	 	 /s/    MARY ANN CLYNE
        
 

	  	 	 Notary Public
 

 
  
 My Commission Expires: 
 June 18, 2002 
  
 MARY ANN CLYNE 

NOTARY PUBLIC OF NEW JERSEY 
 My Commission Exp. June 18, 2002 

  
 STATE OF
OHIO                 ) 
                                       
         ) ss.: 
 COUNTY OF CUYAHOGA) 
  
 The foregoing instrument was acknowledged before me this 26th day of May, 2000, by Joseph D. Ward, the Designated Signer of KEYBANK USA NATIONAL ASSOCIATION, a national banking association.

  
 
	  
	 
	  	 	 /s/    LYNN M. KLESCH        
 

	  	 	 Notary Public
 

 
  
 My Commission Expires: 
  
 Lynn M. Klesch, Notary Public 
 State of Ohio-Cuyahoga CountyLease Agmt with Gemini Technology Services

 EXHIBIT 10.88 
  
 LEASE AGREEMENT WITH GEMINI TECHNOLOGY SERVICES 
 FOR A PORTION OF THE KEYBAK PARSIPPANY BUILDING 

  
  
 LEASE AGREEMENT 
  
 BETWEEN 
  
 TWO GATEHALL ASSOCIATES, L.L.C., 
  
 LESSOR, 
  
 —AND— 
  
 EXODUS COMMUNICATIONS, INC., 
  
 LESSEE. 
  

 
 DATED:     July 6, 2000 
  
 
 
  
  
 Prepared by: 
  
 Michael E. Rothpletz, Jr., Esq. 
 Drinker Biddle & Shanley LLP 
 500 Campus Drive 
 Florham Park, New Jersey 07932-1047

  

  
 TABLE OF CONTENTS 
  
 
	  	  	  	  	 Page
 

	 Preliminary Statement
 	  	 1
 
	 
	 1.
 	  	 Definitions
 	  	 1
 
	 
	 2.
 	  	 Demise; Term
 	  	 12
 
	 
	 3.
 	  	 Basic Rent; Additional Rent
 	  	 18
 
	 
	 4.
 	  	 Real Estate Taxes
 	  	 19
 
	 
	 5.
 	  	 Operating Expenses
 	  	 22
 
	 
	 6.
 	  	 Utility Costs
 	  	 26
 
	 
	 7.
 	  	 Maintenance, Alterations and Additions; Removal of Trade Fixtures
 	  	 29
 
	 
	 8.
 	  	 Use of Demised Premises; Lessor Representations
 	  	 37
 
	 
	 9.
 	  	 Lessor’s Services
 	  	 39
 
	 
	 10.
 	  	 Compliance with Requirements
 	  	 41
 
	 
	 11.
 	  	 Compliance with Environmental Laws
 	  	 42
 
	 
	 12.
 	  	 Discharge of Liens
 	  	 45
 
	 
	 13.
 	  	 Permitted Contests
 	  	 46
 
	 
	 14.
 	  	 Insurance; Indemnification
 	  	 46
 
	 
	 15.
 	  	 Estoppel Certificates
 	  	 50
 
	 
	 16.
 	  	 Assignment and Subletting
 	  	 51
 
	 
	 17.
 	  	 Casualty
 	  	 61
 
	 
	 18.
 	  	 Condemnation
 	  	 65
 
	 
	 19.
 	  	 Events of Default
 	  	 66
 
	 
	 20.
 	  	 Conditional Limitations; Remedies
 	  	 68
 
	 
	 21.
 	  	 Access; Reservation of Easements
 	  	 71
 
	 
	 22.
 	  	 Accord and Satisfaction
 	  	 72
 
	 
	 23.
 	  	 Subordination
 	  	 73
 
	 
	 24.
 	  	 Lessee’s Removal
 	  	 75
 
	 
	 25.
 	  	 Brokers
 	  	 76
 
	 
	 26.
 	  	 Notices
 	  	 76
 
	 
	 27.
 	  	 Nature of Lessor’s Obligations
 	  	 78
 
	 
	 28.
 	  	 Security Deposit
 	  	 78
 
	 
	 29.
 	  	 Parking
 	  	 83
 
	 
	 30.
 	  	 Signage
 	  	 85
 
	 
	 31.
 	  	 Special Uses
 	  	 86
 
	 
	 32.
 	  	 Tenant Improvement Work; Existing Tenant Facilities and Operation
 	  	 91
 
	 
	 33.
 	  	 Miscellaneous
 	  	 98
 

 
  
 
	 EXHIBIT A
 	  	 DESCRIPTION OF LAND
 
	 EXHIBIT B
 	  	 BASIC RENT
 
	 EXHIBIT C-1
 	  	 FLOOR PLAN OF GROUND FLOOR SPACE
 
	 EXHIBIT C-2
 	  	 FLOOR PLAN OF THIRD FLOOR SPACE
 

 

 
 i 

 
	 EXHIBIT D
 	  	 TENANT IMPROVEMENT WORK
 
	 EXHIBIT E-1
 	  	 FLOOR PLAN FOR STAGE 1 OF THE DEMISED PREMISES
 
	 EXHIBIT E-2
 	  	 FLOOR PLAN FOR STAGE 2 OF THE DEMISED PREMISES
 
	 EXHIBIT E-3
 	  	 FLOOR PLAN FOR STAGE 3 OF THE DEMISED PREMISES
 
	 EXHIBIT E-4
 	  	 FLOOR PLAN FOR STAGE 4 OF THE DEMISED PREMISES
 
	 EXHIBIT E-5
 	  	 FLOOR PLAN FOR STAGE 5 OF THE DEMISED PREMISES
 
	 EXHIBIT F
 	  	 DESIGNATED PARKING SPACES AFTER EFFECTIVE DATE FOR STAGE 4 OF DEMISED PREMISES
 
	 EXHIBIT G
 	  	 LIST OF WORKING DRAWINGS AND SPECIFICATIONS
 
	 EXHIBIT H
 	  	 LIST OF LESSEE’S EQUIPMENT, IMPROVEMENTS AND TRADE FIXTURES TO BE REMOVED
 
	 EXHIBIT I
 	  	 FORM OF CONFIDENTIAL NON DISCLOSURE AGREEMENT
 
	 EXHIBIT J
 	  	 PARTITION WALL IN TELCO ROOM ON GROUND FLOOR AND AROUND THE INNER DATA CENTER OF THE THIRD FLOOR AND IDENTIFICATION OF THE INNER AND OUTER DATA
CENTERS
 

 

 
 ii 

  
 LEASE AGREEMENT 
  
 LEASE AGREEMENT (this “Lease”), made as of July 6, 2000, between TWO GATEHALL ASSOCIATES, L.L.C. (the “LESSOR”), a Delaware limited liability
company, having an address c/o Gale & Wentworth, LLC, 200 Campus Drive, Florham Park, New Jersey 07932, and EXODUS COMMUNICATIONS, INC. (the “LESSEE”), a Delaware corporation, having an address at 2831 Mission College Boulevard, Santa
Clara, California, 95054-1838. 
  
 PRELIMINARY STATEMENT 
  
 LESSOR is the owner in fee simple of a certain tract of land lying and being in the Township of Parsippany-Troy Hills, County of Morris, and State of New Jersey (the
“Land”), as more particularly described on Exhibit A annexed hereto, upon which there is an office building (the “Building”) and other related improvements. For the purposes of this Lease, the Land and the
Building, including all other improvements on the Land and all fixtures and appurtenances to the Land and the Building, are hereinafter collectively referred to as the “Premises”. The Premises are commonly known as Two Gatehall
Drive, Parsippany, New Jersey. 
  
 LESSEE desires to lease from LESSOR approximately 204,515 rentable square feet of
space in the Building in accordance with, and subject to, the provisions of this Lease. 
  
 NOW, THEREFORE,
LESSOR and LESSEE agree as follows: 
  
 ARTICLE 1 
 DEFINITIONS 
  
 1.1  As used in this Lease, the following terms have the
following respective meanings: 
  
 (a)  Additional
Rent:    defined in Section 3.2. 
  
 (b)  Additional
Insureds:    defined in Section 14.1. 
  
 (c)  Base
Operating Expenses:    LESSOR’S Operating Expenses for the Base Period. 
  
 (d)  Base Period:    calendar year 2000. 

  
 (e)  Base Taxes:    Taxes
for the Base Period. 
  
 (f)   Base Utility Costs:    Utility
Costs for the Base Period. 
  
 (g)  Basic Rent:    defined in
Section 3.1 and specified in Exhibit B annexed hereto. 
  
 (h)  Basic Rent
Payment Dates:    the first day of each consecutive calendar month during the Term. 
  
 (i)  Building:    defined in the Preliminary Statement. 
  
 (j)  Building Holidays:    shall mean Saturday, Sunday, New Year’s Day, President’s Day, Good Friday, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, the day after
Thanksgiving and Christmas Day. 
  
 (k)  Building Hours:    7:00
AM to 7:00 PM, Monday through Friday, and 8:00 AM to 12:00 PM on Saturday, except for Building Holidays. 
  
 (l)  Building Repair:    defined in Section 7.3(c). 
  
 (m)  Cables:    defined is Section 32.4(a). 
  
 (n)  CGL:    defined in Section 14.1. 
  
 (o)  Commencement Date:    December 27, 2000; provided, however, if the Effective Date for Stage 1 of the Demised Premises has not occurred within two (2) days after the date of this Lease, then
the Commencement Date shall be automatically extended beyond December 27, 2000 for a period equal to the number of days between the date of this Lease and the Effective Date for Stage 1 of the Demised Premises. 
  
 (p)  Conduits:    defined in Section 31.1. 
  
 (q)  Demised Premises:    (i) that portion of the ground floor of the Building
cross-hatched on Exhibit C-1 (the “Ground Floor Space”), and (ii) that portion of the third (3rd) floor of the Building cross-hatched on Exhibit C-2 (the “Third Floor Space”), subject, however, to the provisions of Section 2.1(b). The parties hereby agree that (x) the Ground Floor Space
consists of 86,973 rentable square feet, (y) the Third Floor Space
 

 
 2 

 
consists of 117,542 rentable square feet, and (z) the Demised Premises consists of a total of 204,515 rentable square feet. 
  
 (r)  Effective Date:    defined in Section 2.1(b). 
  
 (s)  Environmental Laws:    all statutes, regulations, codes and ordinances of any governmental entity, authority,
agency and/or department relating to (i) air emissions, (ii) water discharges, (iii) noise emissions, (iv) air, water or ground pollution or (v) any other environmental or health matter, including, but not limited to, ISRA, the New Jersey Spill
Compensation and Control Act, N.J.S.A. 58:10-23.11 et seq. and the regulations promulgated thereunder, the Hazardous Substance Discharge Reports and Notices Act, N.J.S.A. 13:1K-15 et seq. and the regulations promulgated
thereunder, and the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq. and the regulations promulgated thereunder. 
  
 (t)  Equipment:    defined in Section 31.1. 
  
 (u)  Estimate:    defined in Section 17.5(a). 
  
 (v)  Events of Default:    defined in Article 19. 
  
 (w)  Excess Costs:    defined in Section 17.6(b). 
  
 (x)  Existing Tenant:    The CIT Group, Inc., or any successor or assign thereof, or any person or entity occupying
space in the Building leased by CIT Group, Inc. (or its successors or assigns). 
  
 (y)  Excusable Delay:    any delay caused by governmental action, or lack thereof; shortages or unavailability of materials and/or supplies; labor disputes (including, but not limited to, strikes,
slow downs, job actions, picketing and/or secondary boycotts); fire or other casualty; delays in transportation; acts of God; directives or requests by any governmental entity, authority, agency or department; any court or administrative orders or
regulations; adjustments of insurance; acts of declared or undeclared war, public disorder, riot or civil commotion; or by anything else beyond the reasonable control of LESSOR or LESSEE, as the case may be, including, with respect to either party,
delays caused directly or indirectly by the other party hereto. 
  
 (z)  Fair Market
Value:    the amount a willing and independent buyer would pay for the Premises to a willing and 

 
 3 

 
independent seller (neither party being forced to buy or sell); provided, however, in determining such amount any alterations and improvements made to the Premises by LESSEE shall not be taken
into account. 
  
 (aa)  Final Plans:    defined in Paragraph
2(c) of Exhibit D annexed hereto. 
  
 (ab)  First Option
Period:    defined in Section 2.3. 
  
 (ac)  Generator:    defined in Section 32.4(a). 
  
 (ad)  Ground Floor Space:    defined in clause (q) of this Section 1.1. 
  
 (ae)  Inner Data Center:    the portion of the Third Floor Space designated as the Inner Data Center on Exhibit J annexed hereto. 
  
 (af)  Insurance Requirements:    all terms of any insurance policy maintained by
LESSOR with respect to the Premises and all requirements of the National Board of Fire Underwriters (or any other body exercising similar function) applicable to or affecting all or any part of the Premises. 
  
 (ag)  ISRA:    Industrial Site Recovery Act of the State of New Jersey, N.J.S.A.
13:1K-6 et. seq. and the regulations promulgated thereunder, together with any amendments thereto and/or substitutions thereof. 
  
 (ah)  Land:    defined in the Preliminary Statement and described by metes and bounds annexed hereto as Exhibit A. 
  
 (ai)  Legal Requirements:    all statutes, codes, ordinances, regulations, rules,
orders, directives and requirements of any governmental entity, authority, agency and/or department, which now or at any time hereafter may be applicable to the Premises or any part thereof, including, but not limited to, all Environmental Laws.

  
 (aj)  LESSEE:    the party defined as such in the first
paragraph of this Lease. 
  
 (ak)  LESSEE’S
Notice:    defined in Section 16.2. 
  
 (al)  LESSEE’S Proportionate Share:    for all purposes of this Lease, it is agreed that LESSEE’S Proportionate
 

 
 4 

 
Share shall be (i) 17.63% from the Effective Date for Stage 1 of the Demised Premises until the day immediately preceding the Effective Date for Stage 2 of the Demised Premises, (ii) 39.95% from
the Effective Date for Stage 2 of the Demised Premises until the day immediately preceding the Effective Date for Stage 3 of the Demised Premises, (iii) 42.62% from the Effective Date for Stage 3 of the Demised Premises until the day immediately
preceding the Effective Date for Stage 4 of the Demised Premises, (iv) 47.22% from the Effective Date for Stage 4 of the Demised Premises until the day immediately preceding the Effective Date for Stage 5 of the Demised Premises, and (v) 50.75% from
the Effective Date for Stage 5 of the Demised Premises until the Termination Date. 
  
 (am)  INTENTIONALLY OMITTED. 
  
 (an)  LESSEE’S
Visitors:    LESSEE’S agents, servants, employees, subtenants, contractors, invitees, licensees and all other persons invited by LESSEE into the Demised Premises as guests or doing lawful business with LESSEE.

  
 (ao)  LESSOR:    the party defined as such in the first
paragraph of this Lease, including at any time after the date hereof, the then owner of LESSOR’S interest in the Premises. 
  
 (ap)  LESSOR’S Estimated Operating Expenses:    defined in Section 5.2. 
  
 (aq)  LESSOR’S Expense Statement:    defined in Section 5.2. 
  
 (ar)  LESSOR’S Operating Expenses:    those costs or expenses actually paid or
incurred by LESSOR in connection with the ownership, operation, management, maintenance and repair of the Premises, including, but not limited to, the cost of sewer meter charges; water; window cleaning; exterminating; snow and ice removal;
maintenance and cleaning of the parking lots and driveways (including resurfacing and re-striping); regulation of traffic; landscape and grounds maintenance; costs of insurance; maintenance, repair and replacement of utility systems; maintenance and
repairs of any kind for which LESSOR is not reimbursed; painting and/or sealing of the exterior of the Building and the common areas; management fees; maintenance and service agreements; security services and/or alarm and fire protection systems and
equipment; janitorial services; elevator service (if provided); wages, salaries, fringe benefits and other labor costs of all persons engaged by LESSOR for the operation,
 

 
 5 

 
maintenance and repair of the Premises; payroll taxes and workers’ compensation for such persons; legal and accounting expenses (except legal expenses incurred in (i) preparing leases, (ii)
enforcing the terms of leases, (iii) defense of LESSOR’S title to or interest in the Premises or any part thereof, or (iv) defense of disputes with other tenants or occupants of the Premises); licenses, permits and other governmental charges;
rentals of machinery and equipment used in the operation and maintenance of the Premises (except for rentals of equipment the cost of which, if purchased, would be excluded from LESSOR’S Operating Expenses pursuant to the terms hereof); and any
other expense or cost, which, in accordance with generally accepted accounting principles consistently applied and the standard management practices for buildings comparable to the Building, would be considered as an expense of operating, managing,
maintaining or repairing the Premises. Supplementing the foregoing, (i) to the extent any person whose wage, salary, fringe benefits and taxes (payroll and workers’ compensation, etc.) are included in LESSOR’S Operating Expenses does not
devote his/her entire time to the Premises, then said wage, salary, fringe benefits and other items shall be included only in proportion to the amount of time spent with respect to the Premises, (ii) if any service is provided by an affiliate or
subsidiary of LESSOR or the managing agent, the cost included in LESSOR’S Operating Expenses for such service shall not exceed the reasonable and customary cost charged by an independent third party performing the same services, and (iii) the
management fees for any calendar year within the Term shall not exceed the customary amount generally paid for first class multi-tenant office buildings in the Parsippany-Troy Hills, New Jersey area (but in no event shall the management fees for any
calendar year within the Term exceed three percent (3%) of the then aggregate annual rental [including fixed rent and additional rent] payable by all tenants [including LESSEE] of the Premises). Excluded from LESSOR’S Operating Expenses are (1)
Taxes; (2) Utility Costs; (3) costs of any repairs to the roof of the Building and to the interior or exterior load bearing walls of the Building; (4) costs of any repairs to the foundation of the Building and to the structural columns and beams of
the Building; (5) costs reimbursed by insurance or which would be reimbursed by insurance required to be maintained by LESSOR pursuant to this Lease; (6) the cost of any work or service performed by LESSOR for LESSEE or for any other tenant of the
Building to the extent such work or service is not required by this Lease or the lease for such other tenant, whichever the case may be, regardless of whether LESSEE or such other tenant reimburses LESSOR; (7) the cost of any work or service
performed by LESSOR for any tenant of the Building pursuant to the terms of said tenant’s lease to the extent such
 

 
 6 

 
work or service is in excess of the work or service which LESSOR is obligated to perform under this Lease; (8) costs (including permit, license and inspection fees) in connection with preparing,
improving, decorating, expanding or altering any space for any tenant of the Premises other than LESSEE; (9) advertising expenses; (10) real estate brokers’ commissions; (11) franchise, transfer, inheritance or capital stock taxes or other
taxes imposed upon or measured by the income or profits of LESSOR; (12) any expenses incurred by LESSOR which are considered capital in nature pursuant to generally accepted accounting principles and are amortized for tax purposes (other than those
expenses set forth in Section 5.1(b) which may be capital in nature); (13) expenses for repair or replacement paid by condemnation awards; (14) costs associated with damage or repairs to the Premises necessitated by the gross negligence or
willful misconduct of LESSOR or LESSOR’S employees; (15) reserves for LESSOR’S repair, replacement or improvement of the Premises or any portion thereof; (16) executive wages and salaries; (17) charitable or political contributions or fees
paid to trade associates; (18) all principal, interest, loan fees, and other carrying costs related to any mortgage or deed of trust encumbering the Premises and all rental and other payments due under any ground or underlying lease, unless such
costs are directly attributable to LESSEE’S or LESSEE’S Visitors’ activities in, on or about the Premises, or as a result of a LESSEE’S breach or default under this Lease; (19) any costs incurred due to violations of any Legal
Requirements which are occurring as of the date of this Lease; (20) fines or penalties payable as a result of any violation of any Legal Requirement; (21) the cost of acquisition of any item of sculpture or other object of art for the Premises, to
the extent that the cost of such item or object exceeds $5,000.00; (22) the amount of any increase in insurance premiums occurring after the date of this Lease and caused solely as the result of the particular use (as opposed to general office use)
of any tenant (other than LESSEE) or occupant of the Building; and (23) costs to remediate or cleanup any “hazardous substance” or “hazardous waste” (as those terms are defined in any Environmental Law). All accounting for
LESSOR’S Operating Expenses shall be on the accrual basis. In the event that at any time after the date hereof, the Building is less than ninety five percent (95%) leased and occupied by tenants, LESSOR’S Operating Expenses shall be
projected as if the Building were ninety five percent (95%) occupied at all times. 
  
 (as)  LESSOR’S Tax Statement:    defined in Section 4.2. 

 
 7 

  
 (at)  LESSOR’S Utility
Statement:    defined in Section 6.2. 
  
 (au)  Lien:    any mortgage, pledge, lien, charge, encumbrance or security interest of any kind, including any inchoate mechanic’s or materialmen’s lien. 
  
 (av)  Major Work:    defined in Section 7.5(b). 
  
 (aw)  Minor Work:    defined in Section 7.5(a). 
  
 (ax)  Monthly Expense Payment:    defined in Section 5.3. 

 
 (ay)  Monthly Tax Payment:    defined in Section 4.3. 

 
 (az)  Net Award:    any insurance proceeds or condemnation award payable
in connection with any damage, destruction or Taking, less any expenses actually incurred by LESSOR in recovering such amount. 
  
 (ba)  Net Rental Proceeds:    in the case of a sublease, the amount by which the aggregate of all rents, additional charges or other consideration payable under a
sublease to LESSEE by the subtenant (including sums paid for the sale or rental of LESSEE’S fixtures, leasehold improvements, equipment, furniture or other personal property) exceeds the sum of (i) the Basic Rent plus all amounts payable by
LESSEE pursuant to the provisions hereof during the term of the sublease in respect of the subleased space, (ii) brokerage commissions at prevailing rates due and owing to a real estate brokerage firm, (iii) other customary and reasonable costs
incurred by LESSEE in connection with the subleasing (including, but not limited to, attorneys’ fees and advertising costs), and (iv) the then net unamortized or undepreciated cost of the fixtures, leasehold improvements, equipment, furniture
or other personal property included in the subletting; and in the case of an assignment, the amount by which all sums and other considerations paid to LESSEE by the assignee of this Lease for or by reason of such assignment (including sums paid for
the sale of LESSEE’S fixtures, leasehold improvements, equipment, furniture or other personal property) exceeds the sum of (i) brokerage commissions at prevailing rates due and owing to a real estate brokerage firm, (ii) other customary and
reasonable costs incurred by LESSEE in connection with the assignment (including, without limitation, attorneys’ fees and advertising costs), and (iii) the then net unamortized or undepreciated cost
 

 
 8 

 
of the fixtures, leasehold improvements, equipment, furniture or other personal property sold to the assignee. 
  
 (bb)  Outer Data Center:    the portion of the Third Floor Space designated as the Outer Data Center on Exhibit
J annexed hereto. 
  
 (bc)  Other Tenant:    defined in
Section 30.1. 
  
 (bd)  Premises:    defined in the
Preliminary Statement. 
  
 (be)  Prime Rate:    the prime
commercial lending rate publicly announced from time to time by Citibank N.A. or any successor thereto. 
  
 (bf)  Projected Taxes:    defined in Section 4.2. 
  
 (bg)  Recapture Notice:    defined in Section 16.5(a). 
  
 (bh)  Recapture Space:    defined in Section 16.5(a). 
  
 (bi)  Restoration:    the restoration, replacement or rebuilding of the Building or any portion thereof (other than alterations or improvements made by LESSEE) as nearly as practicable to
its value, condition and character immediately prior to any damage, destruction or Taking. 
  
 (bj)  Restoration Costs:    defined in Section 17.6(b). 
  
 (bk)  Roof Top HVAC Equipment:    heating, ventilating and air-conditioning equipment to service the Demised Premises, including direct expansion units, condensers and related equipment.

  
 (bl)  Roof Top Telecommunications Equipment:    satellite
dish antennae for use in connection with LESSEE’S telecommunications business conducted in the Demised Premises and related equipment, including platforms on which the antennae will be located. 
  
 (bm)  Second Option Period:    defined in Section 2.3. 

 
 (bn)  Stage:    defined in Section 2.1(b). 

 
 9 

  
 (bo)  Stage 1 of the Demised
Premises:    defined in Section 2.1(b). 
  
 (bp)  Stage 2
of the Demised Premises:    defined in Section 2.1(b). 
  
 (bq)  Stage 3 of the Demised Premises:    defined in Section 2.1(b). 
  
 (br)  Stage 4 of the Demised Premises:    defined in Section 2.1(b). 
  
 (bs)  Stage 5 of the Demised Premises:    defined in Section 2.1(b). 
  
 (bt)  Taking:    a taking of all or any part of the Premises, or any interest therein
or right accruing thereto, as the result of, or in lieu of, or in anticipation of, the exercise of the right of condemnation or eminent domain pursuant to any law, general or special, or by reason of the temporary requisition of the use or occupancy
of the Premises or any part thereof, by any governmental or quasi-governmental authority, civil or military. 
  
 (bu)  Taxes:    all real estate taxes and assessments or substitutes therefor or supplements thereto, upon, applicable, attributable or assessed against the Premises or any part thereof, or any
improvement thereon owned by LESSOR and used in connection with the operation of the Building. Taxes shall not include any (i) net income, capital stock, transfer, franchise, gift, estate or inheritance tax; (ii) any cost to the extent otherwise
included in LESSOR’s Operating Expenses; (iii) any environmental assessments, charges or liens arising in connection with the remediation of “hazardous substances” or “hazardous wastes” (as such terms are defined in any
Environmental Law), the causation of which arose, with respect to any Stage, prior to the Effective Date for such Stage, or, with respect to any other portion of the Premises, prior to the date of this Lease, or to the extent caused by LESSOR, its
agents, employees or contractors or any tenant of the Premises (other than LESSEE or LESSEE’s Visitors); (iv) reserves for future Taxes; or (v) any personal property taxes attributable to any sculpture, painting or other object of art if the
cost of such sculpture, painting or other object exceeds $5,000.00. If any assessments are payable in installments over a period of time, LESSEE shall be liable only for the payment of those installments falling due during the Term, with appropriate
proration for fractional
 

 
 10 

 
years. Notwithstanding anything to the contrary contained herein, if and to the extent that due to a change in the method of taxation or assessment any franchise, capital stock, capital, rent,
income, profit or other tax or charge shall be substituted by the applicable taxing authority for the Taxes now or hereafter imposed upon the Premises, such franchise, capital stock, capital, rent, income, profit or other tax or charge shall be
deemed included in the term “Taxes”, provided, however, that the amount of such tax, assessment, levy, imposition, charge or fee deemed to be included in the term “Taxes” shall be determined as if the Premises were
the only asset of LESSOR and as if the rent received therefrom were the only income of LESSOR. 
  
 (bv)  Tenant Improvement Work:    defined in Paragraph 2(C) of Exhibit D annexed hereto. 
  
 (bw)  Term:    defined in Section 2.2(a). 
  
 (bx)  Termination Date:    (i) December 31, 2013, or (ii) if LESSEE exercises its extension right with respect to the
First Option Period pursuant to Section 2.3 hereof, December 31, 2018, or (iii) if LESSEE exercises its extension right with respect to the Second Option Period pursuant to Section 2.3 hereof, December 31, 2023, or (iv) if LESSEE
exercises its extension right with respect to the Third Option Period pursuant to Section 2.3 hereof, December 31, 2028, or (v) such earlier date upon which the Term may expire or be terminated pursuant to any of the conditions of this Lease
or pursuant to law. 
  
 (by)  Third Floor Space:    defined in
clause (q) of this Section 1.1. 
  
 (bz)  Third Option
Period:    defined in Section 2.3. 
  
 (ca)  Underlying
Encumbrance:    defined in Section 23.1. 
  
 (cb)  Utility Costs:    all costs (including surcharges and adjustments) incurred by LESSOR for electric service, fuel and gas service for the common areas and the common facilities of the
Premises for any calendar year. 
  
 (cc)  Utility
Increase:    defined in Section 6.2. 
  
 (cd)  Utility Payment:    defined in Section 6.2. 

 
 11 

  
 ARTICLE 2 
 DEMISE; TERM 
  
 2.1  (a)  LESSOR, for and in consideration of the
covenants hereinafter contained and made on the part of the LESSEE, does hereby demise and lease to LESSEE, and LESSEE does hereby hire from LESSOR, the Demised Premises, together with the right to use certain automobile parking spaces on the Land,
certain portions of the roof of the Building and certain other portions of the Premises as expressly permitted herein, subject, however, to the terms and conditions of this Lease. 
  
 (b)  Subject to the terms of this Section 2.1(b), the Demised Premises will be delivered to LESSEE in the following stages (each such stage
being called a “Stage”): (i) a portion of the Ground Floor Space consisting of 22,643 rentable square feet and a portion of the Third Floor Space consisting of 48,388 rentable square feet, the locations of which are
cross-hatched on Exhibit E-1 (said portion of the Ground Floor Space and of the Third Floor Space being called collectively “Stage 1 of the Demised Premises”), will be delivered to LESSEE on or about the date of
this Lease, (ii) a portion of the Third Floor Space consisting of 51,414 rentable square feet and a portion of the Ground Floor Space consisting of 38,551 rentable square feet, the locations of which are cross-hatched on Exhibit E-2 (said
portion of the Third Floor Space and said portion of the Ground Floor Space being collectively called “Stage 2 of the Demised Premises”), will be delivered to LESSEE on or about August 15, 2000, (iii) a portion of the Third
Floor Space consisting of 10,767 rentable square feet, the location of which is cross-hatched on Exhibit E-3 (said portion of the Third Floor Space being called “Stage 3 of the Demised Premises”), will be delivered to
LESSEE on or about October 15, 2000, (iv) a portion of the Ground Floor Space consisting of 11,340 rentable square feet and the remainder of the Third Floor Space consisting of 7,189 rentable square feet, the locations of which are cross-hatched on
Exhibit E-4 (said portion of the Ground Floor Space and said remainder of the Third Floor Space being collectively called “Stage 4 of the Demised Premises”) will be delivered to LESSEE on or about December 17, 2000,
and (v) the remainder of the Ground Floor Space consisting of 14,225 rentable square feet, the location of which is cross-hatched on Exhibit E-5 (said portion of the Ground Floor Space being called “Stage 5 of the Demised
Premises”) will be delivered to LESSEE on or about March 30, 2001. Notwithstanding the foregoing, the actual date on which LESSOR gives LESSEE notice that LESSEE may enter any Stage of the Demised
 

 
 12 

 
Premises shall be deemed to be the “Effective Date” for such Stage, it being understood that the Effective Date for any Stage may be before or after the delivery date for the
applicable Stage set forth above in this Section 2.1(b). From and after the Effective Date for any Stage, LESSEE shall have exclusive possession of such Stage, subject, however, to the terms of this Lease. If LESSOR is unable to deliver
possession of any Stage as of the delivery date for such Stage set forth above in this Section 2.1(b) as a result of the Existing Tenant failing to surrender such Stage or any portion thereof or for any other reason beyond the reasonable
control of LESSOR, such non-delivery shall not affect the validity of this Lease and LESSOR shall not be liable for any damages which LESSEE may incur as a result of the delay in the Effective Date for any such Stage, subject, however, to the
provisions of Section 2.1(c). In the event that the Existing Tenant fails to surrender any Stage to LESSOR within thirty (30) days after the delivery date for such Stage set forth above, then LESSOR shall use, at no cost to LESSEE,
commercially reasonable efforts to evict the Existing Tenant from such Stage as promptly as practicable through appropriate legal proceedings. Notwithstanding anything to the contrary contained herein, as of the Effective Date for Stage 1 of the
Demised Premises, the term “Demised Premises” shall mean only Stage 1 of the Demised Premises, and thereafter the term “Demised Premises” shall be deemed to also include each additional Stage as of the
Effective Date for such additional Stage. 
  
 (c)  If the Effective Date for any Stage has
not occurred within fifteen (15) calendar days after the delivery date for such Stage set forth in Section 2.1(b), then upon the commencement of Basic Rent payments for such Stage pursuant to Exhibit B hereof, LESSEE shall be entitled
to a credit against Basic Rent first coming due thereafter in an amount equal to the product of (i) the “daily Basic Rent” (as hereinafter defined) for such Stage, times (ii) the number of calendar days during the period commencing on the
sixteenth (16th) calendar day after the delivery date for such Stage set forth in Section 2.1(b)
and ending on the earlier to occur of the Effective Date for such Stage or the twenty ninth (29th)
calendar day after the delivery date for such Stage set forth in Section 2.1(b). If the Effective Date for any Stage has not occurred within thirty (30) calendar days after the delivery date for such Stage set forth in Section 2.1(b),
then upon the commencement of Basic Rent payments for such Stage pursuant to Exhibit B hereof, LESSEE shall be entitled to an additional credit against Basic Rent first coming due in an amount equal to the product of (x) two
 

 
 13 

 
(2)  times the daily Basic Rent for such Stage, times (y) the number of calendar days during the period commencing on the thirtieth (30th) calendar day after the delivery date for such Stage set forth in Section 2.1(b) and ending on the Effective Date for such Stage. The
“daily Basic Rent” for any Stage, for the purpose of this Section, means an amount equal to the quotient of (1) the annual Basic Rent for the applicable Stage as of the commencement of Basic Rent payments for such Stage pursuant to
Exhibit B, divided by (2) three hundred sixty five (365). For example, the “daily Basic Rent” for Stage 1 of the Demised Premises would be $5,448.87 ($1,988,840.00 ÷ 365). 
  

2.2  (a)  The term (the “Term”) of this Lease shall commence on the Commencement Date and shall end on the Termination
Date. Pursuant to Article 32 hereof, LESSEE shall have the right to access the Premises prior to the Commencement Date to undertake Tenant Improvement Work. LESSEE acknowledges and agrees that such access shall be in accordance with all of
the terms and conditions of this Lease, except for the provisions relating to the payment of Basic Rent, regardless of whether or not the Term shall thereafter commence. 
  
 (b)  Within fifteen (15) days after the occurrence of the Effective Date for Stage 1 of the Demised Premises, LESSOR and LESSEE shall enter into
an agreement memorializing the Effective Date for Stage 1 of the Demised Premises and memorializing the Commencement Date. Within fifteen (15) days after the occurrence of the Effective Date for each subsequent Stage of the Demised Premises, LESSOR
and LESSEE shall enter into an agreement memorializing (i) such Effective Date, (ii) the Basic Rent payable with respect to the applicable Stage, and (iii) the aggregate Basic Rent payable with respect to all Stages for which an Effective Date has
occurred. 
  
 (c)  LESSEE acknowledges and agrees that, except as expressly set forth in
this Lease, neither LESSOR nor any employee, agent or representative of LESSOR has made any express or implied representations or warranties with respect to (i) the physical condition of the Demised Premises or any other portion of the Premises, the
fitness or quality thereof or any other matter or thing whatsoever with respect to the Demised Premises or any other portion of the Premises, (ii) whether LESSEE’S anticipated use of the Premises or the improvements and alterations which LESSEE
intends to make are permitted under applicable Legal Requirements, or (iii) any other aspect of this transaction whatsoever, and that LESSEE is not relying upon any such representation or warranty in entering into this Lease.
 

 
 14 

 
Supplementing the foregoing, LESSEE agrees further to accept the Demised Premises and those other portions of the Premises that Lessee has the right to use pursuant to the terms hereof and each
fixture or other item constituting a portion thereof in their “AS IS” condition as of the date of this Lease (except that each Stage of the Demised Premises shall be broom clean as of the Effective Date for such Stage), subject to ordinary
wear and tear between the date hereof and the date that each portion of the Demises Premises is delivered to LESSEE in accordance with the terms hereof and subject to the rights of the Existing Tenant to remove any or all of its trade fixtures from
the Premises, including, without limitation, glass partitions located in the Third Floor Space. 
  
 2.3  (a)  Subject to the provisions of this Section 2.3, LESSOR hereby grants to LESSEE the right to extend the Term for a five (5) year period from January 1, 2014 to December 31, 2018, inclusive (the
“First Option Period”), and, if LESSEE exercises its right to extend the Term for the First Option Period, then LESSOR hereby grants to LESSEE the right to extend the Term further for an additional five (5) year period from January
1, 2019 to December 31, 2023, inclusive (the “Second Option Period”), and, if LESSEE exercises its right to extend the Term for the Second Option Period, then LESSOR hereby grants to LESSEE the right to extend the Term further for
an additional five (5) year period from January 1, 2024 to December 31, 2028 (the “Third Option Period”). 
  
 (b)  Provided (x) no Event of Default is occurring as of the exercise of LESSEE’S extension right or as of the day preceding the commencement of the Option Period in question, and (y)
LESSEE has not assigned this Lease (other than an assignment pursuant to Section 16.7(b) hereof), then LESSEE shall have the right to extend the Term for the Option Period in question by notice given to LESSOR not less than twelve (12)
months, nor more than fifteen (15) months, prior to the commencement of the Option Period in question. LESSEE acknowledges and agrees that time is of the essence with respect to the giving of such notice. If LESSEE exercises its extension right,
then all of the terms and conditions of this Lease shall apply during the Option Period in question, except that the Basic Rent shall be determined in accordance with the provisions of this Section 2.3, LESSOR shall not be obligated to
perform any work to the Demised Premises or other portions of the Premises beyond the obligations expressly set forth in this Lease, LESSEE shall accept the Demised Premises and the other portions of the Premises that LESSEE has the right to use in
 

 
 15 

 
their then “AS IS” condition and LESSEE shall not have any right to extend the Term beyond the expiration of the Third Option Period. 
  
 (c)  The annual Basic Rent for each Option Period shall be equal to the greater of (x) the annual Basic Rent
payable under this Lease during the year immediately preceding the commencement of the Option Period in question, or (y) ninety-five percent (95%) of the then fair market rental value of the Demised Premises as of the commencement of the Option
Period in question (as determined pursuant to the provisions set forth below). 
  
 (d)  On
or before the eleventh (11th) month preceding the commencement of the Option Period in question, LESSOR
shall notify LESSEE of its determination of ninety-five percent (95%) of the fair market rental value of the Demised Premises for the Option Period in question. If such amount is equal to or less than the annual Basic Rent then payable by LESSEE,
then the Basic Rent during the Option Period in question shall continue to be the annual Basic Rent then payable by LESSEE; if such amount is more than the annual Basic Rent then payable by LESSEE, then the Basic Rent during the Option Period in
question shall be equal to ninety-five percent (95%) of the then fair market rental value of the Demised Premises as determined by LESSOR, subject, however, to LESSEE’S right to object to such determination. LESSEE shall have the right to
object to the fair market rental value set forth in LESSOR’S notice by notice given to LESSOR within fifteen (15) days after receipt of LESSOR’S notice. If LESSEE objects to such fair market rental value, and if the parties are unable to
resolve the dispute within thirty (30) days after LESSOR’S receipt of LESSEE’S objection notice, then the fair market rental value of the Demised Premises shall be determined pursuant to the provisions of the immediately following
subsection. 
  
 (e)  The phrase “fair market rental value” shall mean the rent
generally payable in the general area of Parsippany-Troy Hills, New Jersey for premises of approximately the same size and quality as, and otherwise comparable to, the Demised Premises (and the other portions of the Premises that LESSEE has the
right to use pursuant to the terms hereof) in a building comparable to the Building for an equivalent term; provided, however, the alterations and improvements installed by LESSEE in and about the Demised Premises shall not be considered in
determining such fair market rental value. On or before the fiftieth (50th) day preceding the commencement of the Option
 

 
 16 

 
Period in question, LESSOR and LESSEE shall each appoint an appraiser who is a member of the Member Appraisal Institute of the American Institute of Real Estate Appraisers and who has at least
ten (10) years experience appraising commercial properties in the northern New Jersey area. In the event either party fails to so appoint an appraiser on or before the day specified in the preceding sentence, the person appointed as the appraiser
may appoint an appraiser to represent the party having failed to appoint an appraiser within ten (10) days after the expiration of such period. The two appraisers appointed in either manner shall then proceed to appraise the Demised Premises and
determine its fair market rental value. In the event of their inability to reach a determination of the fair market rental value within thirty (30) days after their appointment, then they shall select a third appraiser. Said third appraiser shall
appraise the Demised Premises within thirty (30) days after his or her appointment to determine its fair market rental value. In such event, the fair market rental value of the Demised Premises shall be the average of the two (2) closest appraisals.
LESSOR and LESSEE agree to be bound by the determination of the fair market rental value of the Demised Premises arrived at by the appraisers. Each party shall be responsible for the fees and disbursements of its appraiser and attorneys, and the
parties shall share equally the fees and disbursements of the third appraiser. 
  
 (f)  In
the event a final determination of the annual Basic Rent for the Option Period in question has not been made by the commencement date of said Option Period, then LESSEE shall pay to LESSOR the Basic Rent at the same rate as most recently paid by
LESSEE. When the annual Basic Rent for the Option Period in question has been determined, if such amount is greater than the rate most recently paid by LESSEE, LESSEE shall pay to LESSOR, with the next monthly installment of Basic Rent due after
such determination, an amount equal to the difference between the Basic Rent previously paid during said Option Period and the amount which would have been payable had the annual Basic Rent for said Option Period been made as of the commencement of
said Option Period. 
  
 (g)  The rights granted to LESSEE under this Section 2.3 are
personal to Exodus Communications, Inc., and they cannot be assigned separately from this Lease or in connection with an assignment of this Lease. 

 
 17 

  
 ARTICLE 3 
 BASIC RENT; ADDITIONAL RENT 
  
 3.1  LESSEE shall pay rent (“Basic
Rent”) to LESSOR during the Term in the amounts and at the times provided in Exhibit B in lawful money of the United States of America. In the event that the date upon which LESSEE first becomes obligated to pay Basic Rent
with respect to any Stage of the Demised Premises shall be other than a Basic Rent Payment Date, then the Basic Rent payment for such Stage for the calendar month in which such obligation first commences shall be prorated to reflect the actual
number of days in such calendar month from and after the date which Basic Rent is payable for the applicable Stage; such prorated amount shall be paid to LESSOR within five (5) business days after the date on which LESSEE first becomes obligated to
pay Basic Rent for the applicable Stage pursuant to Exhibit B. 
  
 3.2  In addition to the Basic
Rent, LESSEE will pay and discharge when due, as additional rent (“Additional Rent”), all other amounts, liabilities and obligations which LESSEE herein agrees to pay to LESSOR, together with (after the giving of any
applicable notice required to be given by LESSOR hereunder) all interest, penalties and costs which may be added thereto pursuant to the terms of this Lease; each such amount, liability and obligation, together with any interest, penalty and/or cost
thereon, shall be deemed Additional Rent regardless of whether it is specifically referred to as Additional Rent in this Lease. LESSOR shall have all the rights, powers and remedies provided for in this Lease or at law or in equity or otherwise for
failure to pay Additional Rent as are available for nonpayment of Basic Rent. 
  
 3.3  If any installment
of Basic Rent or Additional Rent is not paid within ten (10) days after the date when due, LESSEE shall pay to LESSOR on demand, as Additional Rent, a late charge equal to four percent (4%) of the amount unpaid; provided, however, such late charge shall not apply to the first (1st) such late payment in any calendar year. In addition, any installment or installments of Basic Rent or Additional Rent accruing hereunder which are
not paid within ten (10) days after the date when due, shall bear interest at the Prime Rate form the due date thereof until the date of payment, which interest shall be deemed Additional rent hereunder and shall be payable upon demand by LESSOR.

  
  
 3.4  LESSEE will contract for and pay all charges for
telecommunication services at any time rendered or used on or 

 
 18 

 
about the Demised Premises or in connection with the Equipment to the company providing the same before any interest or penalty may be added thereto and will furnish to LESSOR, upon request,
satisfactory proof evidencing such payment. 
  
 3.5  Except as herein provided, LESSEE hereby covenants and
agrees to pay to LESSOR during the Term (and from and after the date hereof), at LESSOR’S address for notices hereunder, or such other place as LESSOR may from time to time designate in writing, without any offset, set-off, counterclaim,
deduction, defense, abatement, suspension, deferment or diminution of any kind, except as expressly set forth in this Lease, (i) the Basic Rent, without notice or demand, (ii) Additional Rent and (iii) all other sums payable by LESSEE hereunder.
Except as otherwise expressly provided herein, this Lease shall not terminate, nor shall LESSEE have any right to terminate or avoid this Lease or be entitled to the abatement of any Basic Rent, Additional Rent or other sums payable hereunder or any
reduction thereof, nor shall the obligations and liabilities of LESSEE hereunder be in any way affected for any reason. The obligations of LESSEE hereunder shall be separate and independent covenants and agreements. 
  
 ARTICLE 4 
 REAL ESTATE TAXES 

 
 4.1  LESSEE shall pay to LESSOR, as Additional Rent, LESSEE’S Proportionate Share of the amount by which the
Taxes for any calendar year during the Term exceeds the Base Taxes; provided, however, that if any special assessments may be payable in installments, LESSOR may elect to pay same over the longest period allowed by law. LESSEE’S Proportionate
Share of the Taxes for less than a year shall be prorated and apportioned. Notwithstanding that the Commencement Date may occur after January 1, 2001, the entire calendar year 2001 shall be deemed to be within the Term for the purposes of this
Article, subject, however, to Section 4.9. 
  
 4.2  Subject to Section 4.9, on or about
January 1, 2001 and thereafter within ninety (90) days following the first day of each succeeding calendar year during the Term, LESSOR shall determine or estimate in good faith the amount by which the Taxes for the calendar year in question will
exceed the Base Taxes (the “Projected Taxes”) and shall submit such information to LESSEE in a written statement (“LESSOR’S Tax Statement”). 

 
 19 

  
 4.3  Commencing on the first Basic Rent Payment Date following the
submission of any LESSOR’S Tax Statement and continuing thereafter on each successive Basic Rent Payment Date until LESSOR renders the next LESSOR’S Tax Statement, LESSEE shall pay to LESSOR on account of its obligation under
Section 4.1 of this Lease, a sum (the “Monthly Tax Payment”) equal to one-twelfth (1/12) of LESSEE’S Proportionate Share of the Projected Taxes for such calendar year. LESSEE’S
first Monthly Tax Payment after receipt of LESSOR’S Tax Statement shall be accompanied by the payment of an amount equal to the product of the number of full months, if any, within the calendar year which shall have elapsed prior to such first
Monthly Tax Payment, times the Monthly Tax Payment; minus any Additional Rent already paid by LESSEE on account of its obligation under Section 4.1 of this Lease for such calendar year. 
  
 4.4  Each LESSOR’S Tax Statement shall reconcile the payments made by LESSEE pursuant to the preceding LESSOR’S Tax
Statement with LESSEE’S Proportionate Share of the actual Taxes imposed for the period covered thereby. Any balance due to LESSOR shall be paid by LESSEE within thirty (30) days after LESSEE’S receipt of LESSOR’S Tax Statement; any
surplus due to LESSEE shall be applied by LESSOR against the next accruing monthly installment(s) of Additional Rent due under this Article. Upon request therefor from LESSEE, made within ninety (90) days after the giving of any LESSOR’S Tax
Statement, LESSOR shall provide LESSEE with copies of the applicable tax bills (or other reasonable evidence of the Taxes) relating to the reconciliation set forth in such Statement. If the Term has expired or has been terminated, LESSEE shall pay
the balance due to LESSOR or, alternatively, LESSOR shall refund the surplus to LESSEE, whichever the case may be, within thirty (30) days after LESSEE’S receipt of LESSOR’S Tax Statement; provided, however, if the Term shall have been
terminated as a result of a default by LESSEE, then LESSOR shall have the right to retain such surplus to the extent LESSEE owes LESSOR any Basic Rent or Additional Rent. 
  
 4.5  (a)  If LESSOR shall receive any refund of Taxes in respect of a calendar year and if LESSEE shall have paid Additional Rent based on the Taxes
paid prior to the refund, LESSOR shall deduct from such tax refund any expenses, including, but not limited to, reasonable attorney’s fees and appraisal fees, actually incurred in obtaining such tax refund, and out of the remaining balance of
such tax refund, LESSOR shall credit LESSEE’S Proportionate Share of such refund against the next accruing monthly installments(s) of Additional Rent, or if the Term shall have expired, LESSEE’S Proportionate Share of such refund shall be
 

 
 20 

 
refunded to LESSEE within thirty (30) days after receipt thereof by LESSOR; provided, however, (i) if the Term shall have expired as a result of a default by LESSEE, LESSOR shall have the right
to retain LESSEE’S Proportionate Share of the refund to the extent LESSEE owes LESSOR any Basic Rent or Additional Rent, and (ii) LESSEE’S Proportionate Share of such refund shall not exceed the amount of Additional Rent actually paid by
LESSEE on account of the Taxes for the calendar year in question. Any expenses actually incurred by LESSOR in contesting the validity or the amount of the assessed valuation of the Premises or any Taxes, to the extent not offset by a tax refund,
shall be included as an item of Taxes for the tax year in which such contest shall be finally determined for the purpose of computing the Additional Rent due LESSOR or any credit due to LESSEE hereunder. 
  
 (b)  Notwithstanding anything to the contrary contained in this Lease, LESSEE shall not have the right to
contest or appeal the validity of any Taxes or the amount of the assessed valuation of the Premises without the prior written consent of LESSOR. If LESSEE shall desire to contest or appeal the validity of any Taxes or the amount of the assessed
valuation of the Premises, then LESSEE shall submit to LESSOR, for its review, a written notice setting forth the basis for such contest or appeal. Within thirty (30) days after LESSOR’S receipt of such notice, LESSOR shall notify LESSEE
whether LESSOR believes, in its reasonable judgment, such contest or appeal is likely to succeed. If LESSOR determines that such contest or appeal has a reasonable likelihood of success, then LESSOR agrees to consent to such contest or appeal. In
such event, LESSOR shall have the option to either (i) file such contest or appeal or (ii) permit LESSEE to file such contest or appeal. If LESSOR determines that such contest or appeal is not likely to succeed, then LESSOR shall have the right to
deny its consent to such contest or appeal. 
  
 4.6  While proceedings for the reduction in assessed
valuation for any year are pending, the computation and payment of LESSEE’S Proportionate Share of Taxes shall be based upon the original assessments for such year. 
  
 4.7  LESSEE shall also pay to LESSOR, as Additional Rent, upon demand, the amount of all increases in Taxes and/or all assessments or impositions made, levied or
assessed against or imposed upon the Premises or any part thereof which are attributable to additions, alterations or improvements in, on or about the Demised Premises or other portions of the Premises made by or on behalf of LESSEE or which belong
to LESSEE. 

 
 21 

  
 4.8  In no event shall any adjustment in LESSEE’S obligation to
pay Additional Rent under this Article 4 result in a decrease in the Basic Rent payable hereunder. LESSEE’S obligation to pay Additional Rent, and LESSOR’S obligation to credit and/or refund to LESSEE any amount, pursuant to the
provisions of this Article 4, shall survive the Termination Date. 
  
 4.9  Notwithstanding anything
to the contrary contained herein, LESSEE’S obligation to pay increases in Taxes pursuant to this Article 4 for calendar year 2001 shall not commence until the first anniversary of the date of this Lease, it being understood that for
calendar year 2001, the amount which LESSEE is obligated to pay pursuant to Section 4.1 shall be prorated to reflect the actual number of days in calendar year 2001 from and after the first anniversary of the date of this Lease. For calendar
year 2001, LESSOR’S Tax Statement shall be given on or about the first anniversary of the date of this Lease and shall reflect such prorated amount. Commencing on the first Basic Rent Payment Date following the submission of LESSOR’S Tax
Statement for calendar year 2001 and continuing thereafter on each successive Basic Rent Payment Date until LESSOR renders the next LESSOR’S Tax Statement, LESSEE shall pay to LESSOR on account of its obligation under Section 4.1, a sum
equal to the quotient of (a) LESSEE’S Proportionate Share of such prorated Projected Taxes for calendar year 2001 (as reflected in LESSOR’S Tax Statement), divided by (b) the number of calendar months remaining in calendar year 2001 from
and after the delivery of LESSOR’S Tax Statement. LESSEE’S portion of any Tax refund for calendar year 2001 pursuant to Section 4.5 shall also be prorated based on the partial calendar year from and after the first anniversary of
the date of this Lease. Except as set forth in this Section 4.9, all of the provisions of Article 4 shall apply with respect to calendar year 2001, including, without limitation, the reconciliation provisions of Section 4.4.

  
 4.10  The provisions of Section 33.3 shall apply to LESSOR’S Tax Statement. 

 
 ARTICLE 5 
 OPERATING EXPENSES

  
 5.1  (a)  LESSEE shall pay to LESSOR, as Additional Rent, LESSEE’S Proportionate
Share of the amount by which LESSOR’S Operating Expenses for any calendar year during the Term exceeds the Base Operating Expenses. LESSEE’S Proportionate Share of LESSOR’S Operating Expenses for less than a calendar year shall be
prorated and apportioned. Notwithstanding that the Commencement
 

 
 22 

 
Date may occur after January 1, 2001, the entire calendar year 2001 shall be deemed to be within the Term for the purposes of this Article, subject, however, to Section 5.8. 

 
 (b)  (i)  LESSOR’S Operating Expenses shall include the cost of any equipment, device,
capital improvement or replacement acquired to achieve cost savings in the operation, maintenance and repair of the Premises, the useful life for which is in whole or in part within the Term. 
  

(ii)  LESSOR’S Operating Expenses shall also include expenses which are considered capital in nature pursuant to generally accepted
accounting principles, consistently applied, and are required by any Legal Requirements which become effective on or after the date of this Lease, the useful life for which is in whole or in part within the Lease Term. 
  
 (iii) The cost of the aforesaid equipment, device, capital improvement, expense or replacement, together with interest
thereon at an interest rate equal to the annual Prime Rate in effect as of the date of installation and/or completion of such equipment, device, capital improvement, expense or replacement plus 2%, shall be amortized (on a straight line basis) over
a period equal to the useful life of the item in question. The annual amortized cost shall be included in LESSOR’S Operating Expenses for the calendar year in question; provided, however, with respect to the costs under clause (i) only, the
amount included in LESSOR’S Operating Expenses for any calendar year shall not exceed the amount of cost savings reasonably anticipated for such calendar year. 
  
 5.2  Subject to Section 5.8, on or about January 1, 2001 and thereafter within ninety (90) days following the first day of each succeeding calendar year
within the Term, LESSOR shall determine or estimate the amount by which LESSOR’S Operating Expenses for the calendar year in question will exceed the Base Operating Expenses (“LESSOR’S Estimated Operating Expenses”) and
shall submit such information to LESSEE in a written statement (“LESSOR’S Expense Statement”). 
  
 5.3  Commencing on the first Basic Rent Payment Date following the submission of any LESSOR’S Expense Statement and continuing thereafter on each successive Basic Rent Payment Date until LESSOR renders the next
LESSOR’S Expense Statement, LESSEE shall pay to LESSOR on account of its obligation under Section 5.1 of this Lease, a sum (the “Monthly Expense Payment”) equal to one-
 

 
 23 

 
twelfth (1/12) of LESSEE’S Proportionate Share of LESSOR’S Estimated Operating Expenses for such calendar year. LESSEE’S first Monthly Expense Payment after receipt of
LESSOR’S Expense Statement shall be accompanied by the payment of an amount equal to the product of the number of full months, if any, within the calendar year which shall have elapsed prior to such first Monthly Expense Payment, times
the Monthly Expense Payment; minus any Additional Rent already paid by LESSEE on account of its obligation under Section 5.1 of this Lease for such calendar year. 
  
 5.4  Each LESSOR’S Expense Statement shall reconcile the payments made by LESSEE pursuant to the preceding LESSOR’S Expense Statement with LESSEE’S
Proportionate Share of LESSOR’S Operating Expenses for the period covered thereby. Any balance due to LESSOR shall be paid by LESSEE within thirty (30) days after LESSEE’S receipt of LESSOR’S Expense Statement; any surplus due to
LESSEE shall be applied by LESSOR against the next accruing monthly installment(s) of Additional Rent due under this Article. If the Term has expired or has been terminated, LESSEE shall pay the balance due to LESSOR or, alternatively, LESSOR shall
refund the surplus to LESSEE, whichever the case may be, within thirty (30) days after LESSEE’S receipt of LESSOR’S Expense Statement; provided, however, if the Term shall have been terminated as a result of a default by LESSEE, then
LESSOR shall have the right to retain such surplus to the extent LESSEE owes LESSOR any Basic Rent or Additional Rent. 
  
 5.5  LESSEE or its representative shall have the right to examine LESSOR’S books and records with respect to the reconciliation of LESSOR’S Operating Expenses for the prior calendar year set forth in LESSOR’S
Expense Statement during normal business hours at any time within ninety (90) days following the delivery by LESSOR to LESSEE of such LESSOR’S Expense Statement. Unless LESSEE shall give LESSOR a notice objecting to said reconciliation and
specifying the respects in which said reconciliation is claimed to be incorrect within thirty (30) days after its examination of LESSOR’S books and records, said reconciliation shall be considered as final and accepted by LESSEE. If LESSEE
objects to any reconciliation as set forth above, and if it is thereafter conclusively determined that LESSEE was overcharged by more than five percent (5%) for the applicable calendar year, LESSEE shall be entitled to a credit against the next
payment of Additional Rent due hereunder in an amount equal to the overcharge and LESSOR shall pay to LESSEE the reasonable costs incurred by LESSEE in examining LESSOR’S books and records with respect to the applicable reconciliation within
fifteen (15) days after receiving a request therefor from LESSEE, together with
 

 
 24 

 
a copy of all applicable invoices. If LESSEE objects to any reconciliation as set forth above, and if it is thereafter conclusively determined that LESSEE was overcharged (but not by more than
five percent (5%)) for the applicable calendar year, LESSEE shall be entitled to a credit against the next payment of Additional Rent due hereunder in an amount equal to the overcharge and LESSEE shall bear the cost of its examination of
LESSOR’S books and records with respect to the applicable reconciliation. If LESSEE’S examination of LESSOR’S books and records determines that LESSEE was undercharged for the applicable calendar year, LESSEE shall promptly pay the
amount of the undercharge to LESSOR and LESSEE shall bear the costs of its examination of LESSSOR’S books and records. Notwithstanding anything to the contrary contained in this Article, LESSEE shall not be permitted to examine LESSOR’S
books and records or to dispute said reconciliation unless LESSEE has paid to LESSOR the amount due as shown on LESSOR’S Expense Statement; said payment is a condition precedent to said examination and/or dispute. 
  
 5.6  In no event shall any adjustment in LESSEE’S obligation to pay Additional Rent under this Article 5 result in a
decrease in the Basic Rent payable hereunder. LESSEE’S obligation to pay Additional Rent, and LESSOR’S obligation to credit and/or refund to LESSEE any amount, pursuant to the provisions of this Article 5, shall survive the
Termination Date. 
  
 5.7  If any tenant in the Building for any reason shall not be provided all services
generally provided by LESSOR to other tenants of the Building, then for purposes of determining LESSOR’S Operating Expenses, LESSOR shall reasonably estimate what LESSOR’S Operating Expenses would have been had such service been provided
to all tenants. 
  
 5.8  Notwithstanding anything to the contrary contained herein, LESSEE’S
obligation to pay increases in LESSOR’S Operating Expenses pursuant to this Article 5 for calendar year 2001 shall not commence until the first anniversary of the date of this Lease, it being understood that for calendar year 2001, the
amount which LESSEE is obligated to pay pursuant to Section 5.1 shall be prorated to reflect the actual number of days in calendar year 2001 from and after the first anniversary of the date of this Lease. For calendar year 2001, LESSOR’S
Expense Statement shall be given on or about the first anniversary of the date of this Lease and shall reflect such prorated amount. Commencing on the first Basic Rent Payment Date following the submission of LESSOR’S Expense Statement for
calendar year 2001 and continuing thereafter on each successive Basic Rent Payment Date until LESSOR renders
 

 
 25 

 
the next LESSOR’S Expense Statement, LESSEE shall pay to LESSOR on account of its obligation under Section 5.1, a sum equal to the quotient of (a) LESSEE’S Proportionate Share of
such prorated LESSOR’S Estimated Operating Expenses for calendar year 2001 (as reflected in LESSOR’S Expense Statement), divided by (b) the number of calendar months remaining in calendar year 2001 from and after the delivery of
LESSOR’S Expense Statement. Except as set forth in this Section 5.8, all of the provisions of Article 5 shall apply with respect to calendar year 2001, including, without limitation, the reconciliation provisions of Section
5.4. 
  
 5.9  LESSEE shall also pay to LESSOR, as Additional Rent, upon demand, the amount of any
increase in LESSOR’S Operating Expenses or in any other costs of operating, maintaining or repairing the Premises which is attributable to LESSEE’S use or manner of use of the Demised Premises or other portions of the Premises, to
activities conducted on or about the Demised Premises or other portions of the Premises by LESSEE or on behalf of LESSEE or to any additions, improvements or alterations to the Demised Premises or other portions of the Premises made by or on behalf
of LESSEE. 
  
 5.10  The provisions of Section 33.3 shall apply to LESSOR’S Expense Statement.

  
 ARTICLE 6 
 UTILITY COSTS

  
 6.1  LESSEE shall pay to LESSOR, as Additional Rent, LESSEE’S Proportionate Share of the
amount by which the Utility Costs for any calendar year during the Term exceeds the Base Utility Costs. LESSEE’S Proportionate Share of the Utility Costs for less than a year shall be prorated and apportioned. Notwithstanding that the
Commencement Date may occur after January 1, 2001, the entire calendar year 2001 shall be deemed to be within the Term for the purposes of this Article, subject, however, to Section 6.5. 
  

6.2  Subject to Section 6.5, on or about January 1, 2001 and thereafter within ninety (90) days following the first day of each succeeding calendar
year during the Term, LESSOR shall determine or estimate the amount by which Utility Costs for such calendar year will exceed Base Utility Costs (such excess being hereinafter referred to as the “Utility Increase”), and LESSOR shall
submit such information to LESSEE in a written statement (“LESSOR’S Utility Statement”). Commencing on the first Basic Rent
 

 
 26 

 
Payment Date following the submission of any LESSOR’S Utility Statement and continuing thereafter on each successive Basic Rent Payment Date until LESSOR renders the next LESSOR’S
Utility Statement, LESSEE shall pay to LESSOR on account of its obligation under Section 6.1 of this Lease, a sum (the “Utility Payment”) equal to one-twelfth (1/12) of LESSEE’S Proportionate Share of the
Utility Increase. LESSEE’S first Utility Payment after receipt of LESSOR’S Utility Statement shall be accompanied by the payment of an amount equal to the product of the number of full months, if any, within the calendar year which have
elapsed prior to such first Utility Payment, times the Utility Payment; minus any Additional Rent already paid by LESSEE on account of its obligation under Section 6.1 of this Lease for such calendar year. 

 
 6.3  Each LESSOR’S Utility Statement shall reconcile the payments made by LESSEE pursuant to the preceding
LESSOR’S Utility Statement with LESSEE’S Proportionate Share of the actual Utility Increase for the period covered thereby. Any balance due to LESSOR shall be paid by LESSEE within thirty (30) days after LESSEE’S receipt of
LESSOR’S Utility Statement; any surplus due to LESSEE shall be applied by LESSOR against the next accruing monthly installment(s) of Additional Rent due under this Article. If the Term has expired or has been terminated, LESSEE shall pay the
balance due to LESSOR or, alternatively, LESSOR shall refund the surplus to LESSEE, whichever the case may be, within thirty (30) days after LESSEE’S receipt of LESSOR’S Utility Statement; provided, however, if the Term shall have been
terminated as a result of a default by LESSEE, then LESSOR shall have the right to retain such surplus to the extent LESSEE owes LESSOR any Basic Rent or Additional Rent. 
  
 6.4  LESSEE or its representative shall have the right to examine LESSOR’S books and records with respect to the reconciliation of Utility Costs for the
prior calendar year set forth in LESSOR’S Utility Statement during normal business hours at any time within ninety (90) days following the delivery by LESSOR to LESSEE of such LESSOR’S Utility Statement. Unless LESSEE shall give LESSOR a
notice objecting to said reconciliation and specifying the respects in which said reconciliation is claimed to be incorrect within thirty (30) days after its examination of LESSOR’S books and records, said reconciliation shall be considered as
final and accepted by LESSEE. If LESSEE objects to any reconciliation as set forth above, and if it is thereafter conclusively determined that LESSEE was overcharged by more than five percent (5%) for the applicable calendar year, LESSEE shall be
entitled to a credit against the next payment of Additional Rent due hereunder in an amount equal to the overcharge
 

 
 27 

 
and LESSOR shall pay to LESSEE the reasonable costs incurred by LESSEE in examining LESSOR’S books and records with respect to the applicable reconciliation within fifteen (15) days after
receiving a request therefor from LESSEE, together with a copy of all applicable invoices. If LESSEE objects to any reconciliation as set forth above, and if it is thereafter conclusively determined that LESSEE was overcharged (but not by more than
five percent (5%)) for the applicable calendar year, LESSEE shall be entitled to a credit against the next payment of Additional Rent due hereunder in an amount equal to the overcharge and LESSEE shall bear the cost of its examination of
LESSOR’S books and records with respect to the applicable reconciliation. If LESSEE’S examination of LESSOR’S books and records determines that LESSEE was undercharged for the applicable calendar year, LESSEE shall promptly pay the
amount of the undercharge to LESSOR and LESSEE shall bear the costs of its examination of LESSSOR’S books and records. Notwithstanding anything to the contrary contained in this Article, LESSEE shall not be permitted to examine LESSOR’S
books and records or to dispute said reconciliation unless LESSEE has paid to LESSOR the amount due as shown on LESSOR’S Utility Statement; said payment is a condition precedent to said examination and/or dispute. 
  
 6.5  Notwithstanding anything to the contrary contained herein, LESSEE’S obligation to pay increases in Utility Costs
pursuant to this Article 6 for calendar year 2001 shall not commence until the first anniversary of the date of this Lease, it being understood that for calendar year 2001, the amount which LESSEE is obligated to pay pursuant to Section
6.1 shall be prorated to reflect the actual number of days in calendar year 2001 from and after the first anniversary of the date of this Lease. For calendar year 2001, LESSOR’S Utility Statement shall be given on or about the first
anniversary of the date of this Lease and shall reflect such prorated amount. Commencing on the first Basic Rent Payment Date following the submission of LESSOR’S Utility Statement for calendar year 2001 and continuing thereafter on each
successive Basic Rent Payment Date until LESSOR renders the next LESSOR’S Utility Statement, LESSEE shall pay to LESSOR on account of its obligation under Section 6.1, a sum equal to the quotient of (a) LESSEE’S Proportionate Share
of such prorated Utility Increases for calendar year 2001 (as reflected in LESSOR’S Utility Statement), divided by (b) the number of calendar months remaining in calendar year 2001 from and after the delivery of LESSOR’S Utility Statement.
Except as set forth in this Section 6.5, all of the provisions of Article 6 shall apply with respect to calendar year 2001, including, without limitation, the reconciliation provisions under Section 6.3. 

 
 28 

 6.6  In no event shall any adjustment in LESSEE’S obligation to pay Additional Rent under this Article
6 result in a decrease in the Basic Rent payable hereunder. LESSEE’S obligation to pay Additional Rent pursuant to the provisions of this Article 6 shall survive the Termination Date. 
  
 6.7  The provisions of Section 33.3 shall apply to LESSOR’S Utility Statement. 
  
 ARTICLE 7 
 MAINTENANCE, ALTERATIONS AND

 ADDITIONS; REMOVAL OF TRADE FIXTURES 
  
 7.1  LESSEE agrees, at its sole cost and expense, to (i) keep the Demised Premises (including, without limitation, all security, life safety, communications, electrical, mechanical, plumbing, heating, ventilating,
air-conditioning and other systems or portions thereof located within and servicing the Demised Premises) in good order and condition (except for ordinary wear and tear and Restoration for which LESSOR is responsible pursuant to Article 17 or
18 hereof) and will make all non-structural repairs, alterations, renewals and replacements, ordinary and extraordinary, foreseen or unforeseen, and shall take such other action as may be necessary or appropriate to keep and maintain the
Demised Premises (including, without limitation, such systems or portions thereof located within and servicing the Demised Premises) in good order and condition (except for ordinary wear and tear and Restoration for which LESSOR is responsible
pursuant to Article 17 or 18 hereof), and (ii) keep all alterations and improvements undertaken by LESSEE at the Premises, whether within or outside of the Demised Premises (including, without limitation, the Equipment and all
security, life safety, communications, electrical, mechanical, plumbing, heating, ventilating, air-conditioning and other systems, equipment or portions thereof installed or altered by LESSEE) in good order and condition (except for ordinary wear
and tear) and will make all repairs, alterations, renewals and replacements, ordinary and extraordinary, foreseen or unforeseen, and shall take such other action as may be necessary or appropriate to keep and maintain the alterations and
improvements made by LESSEE in good order and condition, and (iii) keep the exterior membrane of the roof of the Building in good order and condition (except for ordinary wear and tear and Restoration for which LESSOR is responsible pursuant to
Article 17 or 18 hereof) and will make all repairs, renewals and replacements, ordinary and extraordinary, foreseen or unforeseen,
 

 
 29 

 
and shall take such other action as may be necessary or appropriate to keep and maintain the exterior membrane of the roof in good order and condition. Except as expressly provided in this Lease,
LESSOR shall not be obligated in any way to maintain, alter or repair the Demised Premises. LESSOR shall not be obligated in any way to maintain, alter, repair, restore or replace any of the alterations or improvements made by LESSEE, including,
without limitation, the Equipment. Notice is hereby given that, except with respect to repairs or restoration undertaken by LESSOR, LESSOR will not be liable for any labor, services or materials furnished or to be furnished to LESSEE, or to anyone
holding the Demised Premises or any part thereof through or under LESSEE, and that no mechanics’ or other liens for any such labor or materials shall attach to or affect the interest of LESSOR in and to the Premises. 
  
 7.2  LESSOR hereby authorizes LESSEE to assert all rights and claims, and to bring suits, actions and proceedings, in
LESSOR’S name or in either or both LESSOR’S and LESSEE’S name, in respect of any and all contracts, manufacturer’s or supplier’s warranties or undertakings, express or implied, relating to any portion of the Premises
required to be maintained, repaired, altered, removed or replaced by LESSEE; provided, however, that LESSOR shall not be obligated to incur any cost in connection therewith. 
  
 7.3  (a)  LESSOR shall maintain and make all repairs and replacements to (i) the foundation, footings, load bearing walls, the structural columns and
beams, the exterior walls, the exterior windows and the roof of the Building (other than the portions of the roof for which LESSEE is responsible pursuant to Section 7.1), (ii) all portions of life safety, electrical and plumbing systems
located outside of the Demised Premises which service the Demised Premises (other than those systems and equipment or portions thereof for which LESSEE is responsible pursuant to Section 7.1 or Article 31), (iii) the common area
lobbies, bathrooms and hallways of the Building and the Building systems servicing such common areas, and (iv) the landscaping, parking lots, driveways and sidewalks on the Land; provided, however, if such repairs and replacements are necessitated
by the intentional acts or negligence of LESSEE or LESSEE’S Visitors, then LESSEE shall reimburse LESSOR, upon demand, for the reasonable cost thereof. The costs and expenses incurred by LESSOR in connection with such maintenance, repairs and
replacements shall be included in LESSOR’S Operating Expenses to the extent permitted by the terms of this Lease. 

 
 30 

 (b)  Notwithstanding anything to the contrary contained herein, except in the case of an
emergency and except as set forth in Section 20.8 hereof, LESSOR shall not make or permit to be made any penetrations of the roof of the Building without obtaining LESSEE’S prior written approval. LESSEE shall not withhold such approval
unless the proposed roof penetration would materially adversely affect LESSEE’S equipment located within or servicing the Demised Premises. Within five (5) days after receiving any request for such approval from LESSOR, together with reasonably
detailed plans for the proposed penetrations, LESSEE shall give LESSOR notice that LESSEE approves or disapproves the proposed penetrations. Any disapproval notice shall state with reasonable specificity the reasons for disapproval and any
modifications to the plans necessary to make the proposed penetrations acceptable to LESSEE. If LESSEE fails to approve or disapprove any proposed penetrations by notice given to LESSOR within said five (5) day period, LESSEE shall be deemed to have
approved the proposed penetrations. All roof penetrations made or permitted to be made by LESSOR shall be in accordance with the plans approved (or deemed to be approved) by LESSEE. 
  
 (c)  If LESSEE reasonably believes that a repair is required to any portion of the Premises for which LESSOR is responsible pursuant to Section
7.3(a), which, if not completed promptly, would materially adversely affect LESSEE’S use or occupancy of the Demised Premises for the purposes permitted herein (any such repair being hereinafter referred to as
“Building Repair”), then LESSEE shall give LESSOR a notice describing, in reasonable detail, such Building Repair. Within a reasonable period of time after LESSOR’S receipt of such notice, LESSOR and LESSEE shall
inspect the Premises to determine whether any such Building Repair is required; in the case of an emergency of the type described in Section 7.3(e), such reasonable period of time shall not be more than twelve (12) hours after LESSOR shall
have received LESSEE’S notice (which notice shall include a statement that the need for a repair constitutes an emergency under this Section 7.3(c) and that an inspection is required within twelve (12) hours after LESSOR’S receipt
of the notice). If it is reasonably determined that a Building Repair is required, then LESSOR agrees to prosecute such Building Repair with due diligence. 
  
 (d)  In the event LESSOR fails to make any Building Repair within a reasonable period of time after the parties have determined that such a
Building Repair is required, then LESSEE shall have the right to give LESSOR a default notice describing in reasonable detail the nature of the Building Repair
 

 
 31 

 
and demanding that the same be repaired. In such event, LESSOR shall have fifteen (15) days after LESSOR’S receipt of such notice to make the Building Repair described in such default
notice; provided, however, if the nature of the Building Repair is such that more than fifteen (15) days are required, then LESSOR shall not be deemed to be in default so long as LESSOR commences the Building Repair within said fifteen (15) day
period and thereafter diligently prosecutes the same to completion. If LESSOR fails to make the Building Repair or, if applicable, fails to commence the Building Repair within said fifteen (15) day period, as the same may be extended, then LESSEE
shall have the right to send LESSOR a second notice after the expiration of said period advising LESSOR of its failure to make the Building Repair or, if applicable, its failure to commence the Building Repair; said second notice shall contain a
statement which is substantially the same as the following statement: “If LESSOR fails to make the Building Repair or, if applicable, fails to commence the Building Repair described herein within five (5)  business days after
LESSOR’S receipt of this second notice, then LESSEE shall have the right, upon notice to LESSOR, to make such repair”. If LESSOR fails to make the Building Repair or, if applicable, fails to commence the Building Repair within said five
(5) business day period, then, upon notice to LESSOR, LESSEE may exercise its right to make said Building Repair. In such event, LESSOR agrees to reimburse LESSEE for the reasonable costs and expenses incurred by LESSEE with respect to said Building
Repair within thirty (30) days after LESSOR’S receipt of a reasonably detailed statement, together with appropriate back-up, setting forth such costs and expenses. 
  
 (e)  If it is reasonably determined that there is an imminent threat of (1) material damage to LESSEE’S equipment located at the Premises, or
(2) a material interference with LESSEE’S ability to conduct its business from the Demised Premises, then such situation shall constitute an emergency and the time periods within which LESSOR shall make the Building Repair in question (as set
forth in Section 7.3(d)) shall be changed as follows: the fifteen (15) day period shall be deemed a one (1) business day period; and the second (2nd) notice shall not be required. In the event of an emergency, LESSEE’S notice to LESSOR
shall set forth the reasons why the failure to make the Building Repair constitutes an emergency and shall contain a statement which is substantially the same as the following statement: “This is an emergency, and LESSEE shall have the right to
make the Building Repair stated therein if LESSOR fails to make or, if applicable, fails to commence the Building Repair described herein within one (1) business day after LESSOR’S receipt of this notice.” 

 
 32 

 (f)  In the event LESSEE exercises its right to make a Building Repair, LESSEE acknowledges and
agrees that (i) LESSEE shall be responsible for any damage to the Premises, or any part thereof, arising out of or in connection with the exercise of its rights under this Section, (ii) all work shall be conducted with due diligence in a good and
workmanlike manner in accordance with all applicable Legal Requirements, and (iii) LESSEE shall not interfere with the use and enjoyment of other tenants of the Building. 
  
 7.4  (a)  All maintenance and repair, and each addition, improvement or alteration, performed by, on behalf of or for the account of LESSEE (i) must
not, individually or in the aggregate, lessen the Fair Market Value of the Premises or adversely affect the usefulness of the Premises (other than the Demised Premises portion of the Premises) for use as an office building facility, (ii) shall be
completed expeditiously in a good and workmanlike manner, and in compliance with all applicable Legal and Insurance Requirements, (iii) shall be completed free and clear of all Liens, (iv) shall be performed by contractors and subcontractors
approved by LESSOR, which approval shall not be unreasonably withheld or delayed, and (v) shall not disrupt, interfere with or otherwise adversely affect (1) life safety, security, electrical, mechanical, plumbing or any other system of the Building
(other than portions thereof located within and exclusively servicing the Demised Premises), and (2) any service or utility furnished to the Building or any portion thereof. LESSOR hereby approves Nova Construction Corp. as the general contractor
and construction manager for the Tenant Improvement Work. If LESSOR determines that the performance of any addition, improvement or alteration or other work undertaken by LESSEE would interfere with any other tenant’s or occupant’s
peaceful use and enjoyment of the Building, LESSOR may require that LESSEE undertake such addition, improvement, alteration or other work at times other than during Building Hours. 
  
 (b)  Supplementing the provisions of Section 7.4(a), in connection with LESSEE’S maintenance, repair or replacement of the exterior
membrane of the roof of the Building or any portion thereof, (i) LESSEE shall give LESSOR not less than five (5) business days prior written notice of any such maintenance, repair or replacement, (ii) all such maintenance, repairs and replacements
shall be completed in accordance with plans approved in advance by LESSOR (which approval shall not be unreasonably withheld, conditioned or delayed), and (iii) LESSEE shall not interfere with the operation of equipment and facilities located
 

 
 33 

 
on or about the roof of the Building. During any roof maintenance, repairs or replacement, LESSOR shall have the right to require that LESSEE or LESSEE’S agents, contractors or employees at
all time be accompanied by a representative of LESSOR. LESSEE shall pay LESSOR for the reasonable cost of furnishing such a representative within fifteen (15) days after receiving any request therefor from LESSOR. 
  
 7.5  (a)  If no Event of Default is occurring, LESSEE may, upon prior notice to LESSOR and submission of plans and
specifications, make interior, non-structural improvements or alterations to the Demised Premises, so long as the same do not affect, alter, interfere with or disrupt any of the life safety, security, electrical, mechanical, plumbing or other system
of the Building, do not affect the outside appearance of the Building, do not affect the roof of the Building, do not affect the ingress to or egress from the Demised Premises and do not affect any structural element of the Building (any such work
being called herein “Minor Work”). The level of detail for plans and specification submitted to LESSOR for such Minor Work shall be sufficient for LESSOR to evaluate and understand the Minor Work; provided, however,
for minor cosmetic work (such as painting or re-carpeting) a written description of the work will satisfy the requirement for plans and specifications. 
  
 (b)  Except as expressly set forth in this Section 7.5, Article 31 or Article 32, LESSEE shall not make any improvement or
alteration to the Demised Premises or other parts of the Premises. LESSEE shall not make any addition, improvement or alteration of the Demised Premises or any other portion of the Premises affecting, altering, interfering with or disrupting any
life safety, security, electrical, mechanical, plumbing or other system of the Building, or affecting the outside appearance, the roof, the ingress to or the egress from the Demised Premises and/or any structural element of the Building (any such
work being hereinafter referred to as “Major Work”), unless LESSEE submits to LESSOR detailed plans and specifications therefor and LESSOR approves such plans and specifications in writing (which such approval
shall be at LESSOR’S sole discretion). Notwithstanding the foregoing, provided no Event of Default is occurring, LESSOR agrees not to unreasonably withhold or condition its approval for Major Work to the interior of the Demised Premises,
provided the Major Work (i) does not interfere with, disrupt or adversely affect any life safety, security, electrical, mechanical, plumbing or other system of the Building, and (ii) does not affect the outside appearance of the Premises. LESSOR
shall approve or disapprove any written request for approval of Major Work by
 

 
 34 

 
notice to LESSEE given within twenty (20) days after receiving such request, together with detailed plans and specifications for the Major Work. 
  
 7.6  (a)  Except as hereinafter provided in this Section 7.6(a) and in Article 31, all additions,
improvements and alterations to the Demised Premises or other portions of the Premises shall, upon installation, become the property of LESSOR and shall be deemed part of, and shall be surrendered with, the Demised Premises and such other portions
of the Premises, unless LESSOR, by notice given to LESSEE elects to relinquish LESSOR’S right thereto. If LESSOR elects to relinquish LESSOR’S right to any such addition, improvement or alteration, LESSEE shall remove said addition,
improvement or alteration, shall promptly repair any damage to the Demised Premises or other portions of the Premises caused by said removal and shall restore the Demised Premises and other portions of the Premises, as the case may be, to the
condition existing prior to the installation of said addition, improvement or alteration; all such work shall be done prior to the Termination Date. Notwithstanding the foregoing, simultaneously with the giving of any approval for alterations,
additions or improvements to the Demised Premises or other portions of the Premises, LESSOR shall advise LESSEE in writing if LESSOR will require the removal of such alterations, additions or improvements prior to the Termination Date. 

 
 (b)  (i)  At any time during the Term, LESSEE may install or place or reinstall or replace
and remove from the Demised Premises any trade equipment, trade fixtures, machinery and personal property belonging to LESSEE, provided that (i) LESSEE shall repair all damage caused by such removal and (ii) LESSEE shall not install any equipment,
machinery or other items upon the roof of the Building or make any openings on or about such roof except as specified in Article 31. Such trade equipment, trade fixtures, machinery and personal property shall not become the property of
LESSOR. 
  
 (ii)  In the event that LESSEE installs or causes to be installed in the
Demised Premises or other parts of the Premises in accordance with the terms of this Lease any of the equipment or other items listed on Exhibit H, such equipment and items shall be deemed to be personal property or trade fixtures for the
purposes of this Section 7.6(b). Without limiting any requirement pursuant to the terms of this Lease for obtaining LESSOR’S approval for the installation of any of the equipment or items specified in Exhibit H, in the event
LESSEE installs any such equipment in the Demised Premises or other parts of the
 

 
 35 

 
Premises pursuant to the terms hereof, then, subject to the provisions of Section 7.7(a) hereof, LESSEE shall remove all such equipment and items in accordance with the provisions of this
Lease upon the expiration or earlier termination of the Term and repair any damage to the Demised Premises or other parts of the Premises caused by the installation or removal of such equipment, all at LESSEE’S sole cost and expense (or, at
LESSOR’S election, LESSOR shall perform such repairs and LESSEE shall reimburse LESSOR for the reasonable costs thereof within thirty (30) days after receipt by LESSEE of LESSOR’S demand therefor). 
  
 7.7  (a)  Notwithstanding anything to the contrary contained in this Lease, prior to the Termination Date, LESSEE
shall, at its sole cost and expense, alter and improve the Demised Premises and other portions of the Premises in accordance with the terms hereof. LESSEE shall install and construct (i) all systems, equipment and facilities necessary to service the
entire Demised Premises as a first class general office space, including, without limitation, electrical, sprinkler, plumbing, heating, ventilating, air-conditioning and life safety systems, and (ii) raised floor systems, lighting fixtures, and
dropped ceilings for the entire Demised Premises. LESSEE shall also complete, at its sole cost and expense, any demolition, restoration and other work necessary in connection with the construction and installation required by this Section. All such
alterations and improvements shall be completed in accordance with plans and specifications approved in writing by LESSOR, which approval shall not be unreasonably withheld, conditioned or delayed. LESSEE shall submit to LESSOR detailed plans and
specifications for the alterations and improvements required hereunder not less than eleven (11) months prior to the Termination Date. All materials, equipment and facilities installed pursuant to this Section shall be new in the final year of the
Term and shall be of comparable quality to such materials, equipment and facilities then generally being installed by landlords of first class office buildings in the Morris County, New Jersey area. LESSEE hereby acknowledges and agrees that the
provisions of Sections 7.4, 7.6 and 8.3 shall also govern the work required by this Section. In the event LESSEE fails to complete the alterations and improvements required hereunder prior to the Termination Date, then LESSEE
shall be deemed a holdover tenant until such alterations and improvements have been completed and shall be subject to the provisions of Section 24.3. 

 
 36 

 ARTICLE 8 
 USE OF DEMISED
PREMISES; LESSOR REPRESENTATIONS 
  
 8.1  LESSEE shall not, except with the prior consent of LESSOR,
use or suffer or permit the use of the Demised Premises or any part thereof for any purposes other than for executive and general offices and for installation, operation, modification and maintenance of equipment and facilities in connection with
LESSEE’S telecommunications business; provided, however, anything in this Lease to the contrary notwithstanding, that (a) the portions of the Demised Premises which are identified as toilets or utility areas shall be used by LESSEE only for the
purposes for which they are designed and (b) LESSEE complies with the requirements of Section 8.2 hereof. 
  
 8.2  LESSEE shall not use, or suffer or permit the use of, the Demised Premises or any part thereof or any other part of the Premises in any manner or for any purpose or do, bring or keep anything, or suffer or permit
anything to be done, brought or kept, therein (including, but not limited to, the installation or operation of any electrical, electronic, communications or other equipment) (a) which would violate any covenant, agreement, term, provision or
condition of this Lease or is unlawful or in contravention of the certificate of occupancy for the Building, or is in contravention of any Legal or Insurance Requirement to which the Premises is subject, or (b) which would overload or could cause an
overload of the electrical or mechanical systems of the Building or which would exceed the floor load per square foot which the floor was designed to carry and which is allowed by law, or (c) which would interfere with other tenants’ or
occupants’ peaceful use and enjoyment of other leased space or common areas of the Premises, or (d) which in the reasonable judgment of the LESSOR may in any way impair or interfere with the proper and economic operation of the electrical,
heating, ventilating, air conditioning and other systems of the Building. LESSEE shall not use or suffer or permit the Building or any component thereof to be used in any manner or permit anything to be done therein or anything to be brought into or
kept thereon which, in the reasonable judgment of LESSOR, would in any way impair or tend to impair or exceed the design criteria, the structural integrity, character or appearance of the Building, or result in the use of the Building or any
component thereof in a manner or for a purpose not intended; nor shall the LESSEE use, or suffer or permit the use of, the Demised Premises or any part thereof in any manner, or do, or suffer or permit the doing of, anything therein or in connection
with the LESSEE’S business or advertising which, in the
 

 
 37 

 
reasonable judgment of the LESSOR, may be prejudicial to the business of LESSOR. Subject to Section 32.5, LESSEE shall not use, suffer or permit the use of the Demised Premises or any part
thereof or any other portion of the Premises to be used in any manner or for any purpose do, bring or keep anything therein which would emit sound which is audible in any leasable areas of the Building other than the Demised Premises or which would
cause vibrations outside of the Demised Premises. 
  
 8.3  LESSEE shall obtain, at its sole cost and
expense, all approvals, permits, licenses or authorizations of any nature required in connection with the operation of LESSEE’S business at the Demised Premises and the improvements and alterations to be made by LESSEE at the Premises,
including, without limitation, the Tenant Improvement Work. Within five (5) business days after the submission thereof, LESSEE shall provide LESSOR with copies of all applications, plans and other documents submitted to any governmental authority in
connection with approvals, permits, licenses and authorizations necessary for any alteration or improvement to the Premises and LESSEE shall notify LESSOR in advance of any hearing or other meeting with any governmental official(s) in connection
therewith. LESSOR shall reasonably cooperate with LESSEE, at no cost to LESSOR, in connection with LESSEE’S applications for permits, approvals, licenses and authorizations necessary for the Tenant Improvement Work; provided, however, LESSOR
shall not be required to incur any obligation or liability in connection therewith. LESSEE shall promptly furnish LESSOR with a copy of all permits, approvals, authorizations and licenses issued with respect to improvements and alterations to be
made by LESSEE. 
  
 8.4  (a)  LESSOR represents that as of the date hereof (i) it has no
knowledge that any of the common area lobbies, corridors, or bathrooms of the Building or the parking lots and sidewalks on the Land or any of the common Building systems are in violation of any Legal Requirements, (ii) it has no knowledge of any
spill, discharge or release of any “hazardous substance” or “hazardous waste” (as those terms are defined in any Environmental Law) at the Premises or that the Premises are in violation of any Environmental Law, and (iii) to the
best of its knowledge, the common systems referenced in clause (i) above are in good working condition and the common areas and systems referenced in said clause (i) were constructed in a good and workmanlike manner with good quality materials.

  
 (b)  In the event of any breach of a representation contained in Section 8.4,
LESSOR shall, at its sole 

 
 38 

 
cost and expense, cure such breach as promptly as practicable, subject to Excusable Delays. Provided LESSOR complies with the provisions of this Section 8.4(b), LESSOR shall have no
liability to LESSEE for any breach of a representation set forth in Section 8.4(a) and LESSEE shall have no other remedy with respect to such breach. 
  
 ARTICLE 9 
 LESSOR’S SERVICES 
  
 9.1  LESSOR shall furnish to LESSEE only the services set forth in this Lease. All costs and expenses actually incurred by LESSOR in connection with providing
said services shall be included in LESSOR’S Operating Expenses. 
  
 9.2  Throughout the Term, LESSOR
shall supply (i) hot and cold water to any lavatories within or serving the Demised Premises; (ii) passenger elevator service during Building Hours each day (other than during Building Holidays) to each floor of the Demised Premises, with one of the
elevators being subject to call during hours other than Building Hours or on Building Holidays; and (iii) snow and ice removal from the parking areas, driveways and sidewalks each day (other than during Building Holidays) within a reasonable time
after accumulation thereof. For transportation of equipment or materials in connection with any alterations or improvements undertaken by LESSEE, LESSEE shall, if required by LESSOR, utilize only the elevator designated by LESSOR as a freight
elevator. 
  
 9.3  (a)  LESSEE shall, at its sole cost and expense and prior to occupying any
portion of the Demised Premises for the purpose of conducting business, cause the electricity for the lights and outlets in the Demised Premises and for all heating, ventilating and air-conditioning systems servicing the Demised Premises and for all
other equipment and facilities to be installed by LESSEE (including, without limitation, the Equipment) at the Premises to be separately metered, and LESSEE shall contract with, and shall pay all charges for such electricity to, the utility company
supplying such electricity. As a supplement to, and not a limitation of, LESSEE’S obligations under the preceding sentence, with respect to any portion of the Demised Premises (whether it be an entire Stage or any other portion of the Demised
Premises), LESSEE shall cause such portion of the Demised Premises to be separately metered for electricity in accordance with the preceding sentence on or before the date that LESSEE receives a certificate of occupancy or a temporary
 

 
 39 

 
certificate of occupancy, as the case may be, for such portion of the Demised Premises. 
  
 (b)  INTENTIONALLY OMITTED 
  
 (c)  Except as provided in Section 9.6, LESSEE hereby expressly agrees and acknowledges that (i) LESSOR shall not be liable in any way to LESSEE (A) for any loss, damage, failure, defect or change in the quantity or
character of electricity furnished to the Demised Premises or any of the systems servicing the Demised Premises or any equipment installed by LESSEE at the Premises, (B) or if such quantity or character of electricity furnished to the Demised
Premises or the systems servicing the Demised Premises or any equipment installed by LESSEE at the Premises is no longer available or suitable for LESSEE’S needs, or (C) for any cessation, diminution or interruption of the supply thereof.

  
 9.4  (a)  Except as set forth in Section 9.6, LESSOR shall not be liable to LESSEE for
any costs, expenses or damages incurred by LESSEE as a result of any interruption of any utility service to the Premises or any portion thereof. Except as set forth in Section 9.6, any failure to furnish any service hereunder or any
interruption of any utility service to the Premises or any part thereof (i) shall not be construed as a constructive eviction or eviction of LESSEE, (ii) shall not excuse LESSEE from failing to perform any of its obligations hereunder and (iii)
shall not entitle LESSEE to any abatement or offset against Basic Rent or Additional Rent. LESSEE agrees that upon reasonable prior notice from LESSOR (except that no notice shall be required in the case of emergency) any service to be provided by
LESSOR may be stopped and/or interrupted in connection with any inspection, repair, replacement or emergency. 
  
 9.5  The parties hereto shall comply with all mandatory and voluntary energy conservation controls and requirements imposed or instituted by the Federal, State or local governments and applicable to office buildings, or as
may be required to operate the Building as an office building comparable to equivalent facilities in the Morris County area including, without limitation, controls on the permitted range of temperature settings in office buildings, and requirements
necessitating curtailment of the volume of energy consumption or the hours of operation of the Building. Any terms or conditions of this Lease that conflict or interfere with such controls or requirements shall be suspended for the duration of such
controls or requirements. Compliance with such controls or requirements shall
 

 
 40 

 
not be considered an eviction, actual or constructive, of LESSEE from the Demised Premises and shall not entitle LESSEE to terminate this Lease or to an abatement of any Basic Rent or Additional
Rent. 
  
 9.6  Notwithstanding anything to the contrary contained in this Lease, if, solely as a result of
the negligent acts or willful misconduct of LESSOR or of its employees, agents or contractors, (i) there is a cessation or interruption in the supply of electricity to the Demised Premises or any other utility service to the Demised Premises and
(ii) LESSEE is unable to use the Demised Premises or any portion thereof for six (6) or more consecutive business days as a result of such cessation or interruption, then the Basic Rent and the Additional Rent shall be equitably abated during the
period from the sixth (6th) consecutive business day to the earlier to occur of (x) the date on which
such cessation or interruption ceases or (y) the date on which LESSEE resumes using all or any portion of the Demised Premises for the conduct of business. 
  
 ARTICLE 10 
 COMPLIANCE WITH REQUIREMENTS 
  
 10.1  (a)  LESSEE will (i) comply with all Legal and Insurance Requirements applicable to the Demised Premises (including, without limitation, the
alterations and improvements therein) and the use thereof or applicable to any alterations or improvements made by LESSEE outside of the Demised Premises and the use of such alterations and improvements, and (ii) maintain and comply with all
permits, licenses and other authorizations required by any governmental authority for LESSEE’S use of the Demised Premises (including, without limitation, the alterations and improvements therein) and the alterations and improvements made by
LESSEE outside of the Demised Premises and for the proper operation, maintenance and repair of the Demised Premises and such alterations and improvements or any part thereof. LESSOR will join in the application (but at no cost to LESSOR) for any
permit or authorization with respect to Legal Requirements if such joinder is necessary. 
  
 (b)  Supplementing the provisions of clause (i) of Section 10.1(a), if any structural repairs or replacements are required in connection with such compliance, LESSOR may perform such repairs or replacements
for LESSEE’S account, and LESSEE shall reimburse LESSOR, upon demand, for the costs and expenses
 

 
 41 

 
actually incurred by LESSOR in connection with such repairs or replacements. 
  
 10.2  LESSEE shall not do, or permit to be done, anything in or to the Demised Premises or other parts of the Premises, or bring or keep anything therein which will, in any way, increase the cost of fire or public
liability insurance on the Premises, or invalidate or conflict with the fire insurance or public liability insurance policies covering the Premises or any personal property kept therein by LESSOR, or obstruct or interfere with the rights of LESSOR
or of other tenants, or in any other way injure LESSOR or other tenants, or subject LESSOR to any liability for injury to persons or damage to property, or interfere with the good order of the Building, or conflict with the Legal Requirements. Any
increase in fire insurance premiums on the Premises or the contents within the Building, or any increase in the premiums of any other insurance carried by LESSOR in connection with the Building or the Premises, caused by the use or occupancy of the
Demised Premises or other portions of the Premises by LESSEE and any expense or cost incurred in consequence of the negligence, carelessness or willful action of LESSEE, shall be Additional Rent and paid by LESSEE to LESSOR within thirty (30) days
of demand therefore made by LESSOR to LESSEE. 
  
 ARTICLE 11 
 COMPLIANCE WITH ENVIRONMENTAL LAWS 
  
 11.1  Supplementing the provisions of Article 10, LESSEE shall comply, at its sole cost and expense, with all Environmental Laws in connection with its use and occupancy of the Demised Premises and in connection with
its use of all alterations and improvements made by LESSEE outside of the Demised Premises; provided, however, the provisions of this Article 11 shall not obligate LESSEE to comply with the Environmental Laws if such compliance is required
solely as a result of the occurrence of a spill, discharge or other event in or on the Premises prior to the date of this Lease or, with respect to any Stage, the Effective Date of such Stage, or if such spill, discharge or other event was not
caused by the act, negligence or omission of LESSEE or LESSEE’S Visitors. 
  
 11.2  LESSEE shall
deliver promptly to LESSOR a true and complete photocopy of any correspondence, notice, report, sampling, test, finding, declaration, submission, order, complaint, citation or any other instrument, document, agreement and/or information submitted
to, or received from, any
 

 
 42 

 
governmental entity, department or agency in connection with any Environmental Law relating to or affecting LESSEE, LESSEE’S employees, and/or LESSEE’S use and occupancy of the Demised
Premises. 
  
 11.3  LESSEE shall not cause or permit any “hazardous substance” or “hazardous
waste” (as such terms are defined in ISRA) to be brought, kept or stored on or about the Demised Premises, other than (a) normal quantities of office and cleaning supplies which shall be stored, disposed of and otherwise used in accordance with
all applicable Legal Requirements, and (b) fuel for electric generator facilities installed pursuant to the terms of this Lease which shall be stored, disposed of and otherwise used in accordance with all applicable Legal Requirements. Subject to
the immediately preceding sentence, LESSEE shall not engage in, or permit any other person or entity to engage in, any activity, operation or business on or about the Demised Premises which involves the generation, manufacture, refining,
transportation, treatment, storage, handling or disposal of hazardous substances and/or hazardous wastes. 
  
 11.4  (a)  If a spill or discharge of a hazardous substance or a hazardous waste occurs on the Premises, LESSEE shall give LESSOR immediate oral and written notice of such spill and/or discharge, setting forth in
reasonable detail all relevant facts. In the event such spill or discharge arose out of or in connection with LESSEE’S use and occupancy of the Demised Premises, or in the event such spill or discharge was caused by the act, negligence or
omission of LESSEE or LESSEE’S Visitors, then LESSEE shall pay all costs and expenses relating to compliance with the applicable Environmental Laws (including, without limitation, the costs and expenses of the site investigations and of the
removal and remediation of such hazardous substance or hazardous wastes). 
  
 (b)  Without
relieving LESSEE of its obligations under this Lease and without waiving any default by LESSEE under this Lease, LESSOR shall have the right, but not the obligation, to take such action as LESSOR deems necessary or advisable to cleanup, remove,
resolve or minimize the impact of or otherwise deal with any spill or discharge of any hazardous substance or hazardous waste. In the event such spill or discharge arose out of or in connection with LESSEE’S use and occupancy of the Demised
Premises, or in the event such spill or discharge was caused by the act, negligence or omission of LESSEE or LESSEE’S Visitors, then LESSEE shall pay to LESSOR on demand, as Additional Rent, all
 

 
 43 

 
costs and expenses actually incurred by LESSOR in connection with any action taken by LESSOR. 
  
 11.5  (a)  If LESSEE’S operations at the Demised Premises now or hereafter constitute an “Industrial Establishment” (as defined under ISRA) or are subject to
the provisions of any other Environmental Law, then LESSEE agrees to comply, at its sole cost and expense, with all requirements of ISRA and any other applicable Environmental Law to the satisfaction of LESSOR and the governmental entity, department
or agency having jurisdiction over such matters (including, but not limited to, performing site investigations and performing any removal and remediation required in connection therewith) in connection with (i) the occurrence of the Termination
Date, (ii) any termination of this Lease prior to the Termination Date, (iii) any closure, transfer or consolidation of LESSEE’S operations at the Demised Premises, (iv) any change in the ownership or control of LESSEE, (v) any permitted
assignment of this Lease or permitted sublease of all or part of the Demised Premises or (vi) any other action by LESSEE which triggers ISRA or any other Environmental Law. 
  
 (b)  In connection with subsection (a) above, if, with respect to ISRA, LESSEE has failed to obtain a negative declaration or to complete an
approved clean-up plan or to otherwise comply with the provisions of ISRA prior to the Termination Date, or if, with respect to any other Environmental Law, LESSEE has failed to fully comply with the applicable provisions of such other Environmental
Law prior to the Termination Date, LESSEE shall be deemed to be a holdover tenant, shall pay rent at the rate set forth in Section 24.3 and shall continue to diligently pursue compliance with ISRA and/or such other Environmental Law. Upon
LESSEE’S full compliance with the provisions of ISRA or of such other Environmental Law, LESSEE shall deliver possession of the Demised Premises to LESSOR in accordance with the provisions of this Lease and such holdover rent shall be adjusted
as of said date. 
  
 11.6  (a)  In connection with (i) any sale or other disposition of all or
part of LESSOR’S interest in the Premises, (ii) any change in the ownership or control of LESSOR, (iii) any condemnation, (iv) any foreclosure or (v) any other action by LESSOR which triggers ISRA or any other Environmental Law, LESSOR shall
comply, at its sole cost and expense, with all requirements of ISRA and such other applicable Environmental Law; provided, however, if any site investigation is required as a result of LESSEE’S use and occupancy of the Demised Premises or other
parts of the Premises or a spill or discharge of a hazardous substance 

 
 44 

 
or hazardous waste caused by the act, negligence or omission of LESSEE or LESSEE’S Visitors, then LESSEE shall pay all costs associated with said site investigation; in addition, if any
removal and remediation is required as a result of a spill or discharge of a hazardous substance or hazardous waste caused by the act, negligence or omission of LESSEE or LESSEE’S Visitors, then LESSEE shall pay all costs associated with said
removal and remediation. 
  
 (b)  If, in connection with such compliance, LESSOR requires
any affidavits, certifications or other information from LESSEE, LESSEE agrees to cooperate with LESSOR and to deliver to LESSOR without charge all such documents within five (5) business days after LESSEE’S receipt of said request. LESSEE
shall not be required to perform any investigations or conduct any tests in connection therewith unless such investigations or tests are required as a result of LESSEE’S use and occupancy of the Demised Premises or other parts of the Premises
or a spill or discharge of a hazardous substance or hazardous waste caused by the act, negligence or omission of LESSEE or LESSEE’S Visitors. 
  
 11.7  LESSEE hereby agrees to defend, indemnify and hold LESSOR harmless from and against any and all claims, losses, liability, damages and expenses (including, without limitation, site
investigation costs, removal and remediation costs and reasonable attorneys’ fees and disbursements) arising out of or in connection with (i) LESSEE’S use and occupancy of the Demised Premises and other portions of the Premises, (ii) any
spill or discharge of a hazardous substance or hazardous waste by LESSEE or LESSEE’S Visitors and/or (iii) LESSEE’S failure to comply with the provisions of this Article 11. 
  
 11.8  If LESSOR has given to LESSEE the name and address of any holder of an Underlying Encumbrance, LESSEE agrees to send to said holder a photocopy of those
items given to LESSOR pursuant to the provisions of Section 11.2. 
  
 11.9 LESSEE’S obligations under
this Article 11 shall survive the expiration or earlier termination of this Lease. 
  
 ARTICLE 12 

DISCHARGE OF LIENS 
  
 LESSEE will
discharge within fifteen (15) days after receipt of written notice thereof any Lien on the Premises or the
 

 
 45 

 
Basic Rent, Additional Rent or any other sums payable under this Lease, caused by or arising out of LESSEE’S acts or LESSEE’S failure to perform any obligation hereunder. 

 
 ARTICLE 13 
 PERMITTED CONTESTS

  
 LESSEE may contest by appropriate proceedings, the amount, validity or application of any Legal Requirement
(including controls and requirements with which LESSEE is obligated to comply pursuant to Section 9.5) which LESSEE is obligated to comply with or any Lien which LESSEE is obligated to discharge, provided that (a) such proceedings shall
suspend the collection thereof, (b) no part of the Premises or of any Basic Rent or Additional Rent or other sum payable hereunder would be subject to loss, sale or forfeiture during such proceedings, (c) LESSOR would not be subject to any civil or
criminal liability for failure to pay or perform, as the case may be, (d) LESSEE shall have furnished such security as may be required in the proceedings or reasonably requested by LESSOR, (e) such proceedings shall not affect the payment of Basic
Rent, Additional Rent or any other sum payable to LESSOR hereunder or prevent LESSEE from using the Demised Premises for its intended purposes, and (f) LESSEE shall notify LESSOR of any such proceedings not less than ten (10) days prior to the
commencement thereof, and shall describe such proceedings in reasonable detail. LESSEE will conduct all such contests in good faith and with due diligence and will, promptly after the determination of such contest, pay and discharge all amounts
which shall be determined to be payable therein. 
  
 ARTICLE 14 
 INSURANCE; INDEMNIFICATION 
  
 14.1  LESSEE shall,
at LESSEE’S sole cost and expense, except to the extent prohibited by law with respect to worker’s compensation insurance, for the benefit of LESSEE, LESSOR, and any Additional Insured and/or any other additional insured as LESSOR shall
from time to time reasonably determine, maintain or cause to be maintained (i) commercial general liability insurance coverage with a limit of not less than Five Million and 00/100 Dollars ($5,000,000.00) per each occurrence (the
“CGL”), to include commercial umbrella liability coverage, if necessary [If the CGL contains a general aggregate, it shall apply separately to the Demised Premises. The CGL shall be written on ISO occurrence form CG00011093 or a
substitute 

 
 46 

 
providing equivalent coverage and shall cover liability arising from the Demised Premises and other portions of the Premises which LESSEE has the right to use, operations, independent
contractors, products-completed operations, personal injury, advertising liability, and liability under an insured contract. The commercial umbrella liability coverage shall be consistent with the primary coverage.]; (ii) worker’s compensation
insurance covering all persons employed in connection with the construction of any improvements by LESSEE and the operation of its business upon the Demised Premises; and (iii) Special Form (“all risk”) coverage, including, but not limited
to, standard fire and extended coverage insurance with vandalism and malicious mischief endorsements, on all personal property of LESSEE and on all improvements and alterations made by LESSEE in or about the Demised Premises or other portions of the
Premises (including, without limitation, the Equipment and the Tenant Improvement Work) to the extent of their full replacement value. If, in the reasonable opinion of LESSOR or any mortgagees or ground lessors of the Land and/or the Building taking
into account the practices of landlords of similar buildings in the area of the Building, the foregoing coverages and/or limits shall become inadequate or less than that commonly maintained by prudent tenants making similar uses in similar buildings
in the area, LESSOR shall have the right to require LESSEE to increase its insurance coverage and/or limits. All such insurance shall, to the extent permitted by law, name any mortgagees and ground lessors of the Land and the Building and their
successors and assigns (the “Additional Insureds”) and LESSOR, as additional insureds and shall be written by an insurance carrier authorized to do business in the State of New Jersey and that is rated at least A+ XII by A.M. Best
Company, Oldwick, New Jersey. 
  
 14.2  Prior to the date of this Lease, LESSEE shall deliver to LESSOR a
certificate of each policy required under this Lease, which certificate shall be in a form reasonably satisfactory to LESSOR and shall, at a minimum: (i) specify the additional insured status of LESSOR and of the Additional Insureds, (ii) evidence
the waiver of subrogation required pursuant to Section 14.3, and (iii) provide that said policy shall not be reduced in amount (or otherwise materially changed) or canceled or lapse without providing to LESSOR at the address specified in
Article 26 of this Lease at least thirty (30) days’ written notice of such reduction (or other material change), cancellation, or lapse. LESSEE agrees to provide to LESSOR timely renewal certificates as the coverage renews.
Notwithstanding anything herein to the contrary, all policies required to be effected by LESSEE under this Lease shall be
 

 
 47 

 
maintained in force from and after the date hereof and throughout the Term. 
  
 14.3  LESSOR and LESSEE waive all rights of recovery against each other and the Additional Insureds for any loss, damages, or injury of any nature whatsoever to property for which the waiving party is required to be
insured. In addition, LESSOR and LESSEE shall each maintain in effect in each insurance policy required under this Lease that relates to property damage a waiver of subrogation in favor of the other party and the Additional Insureds from its
then-current insurance carriers and shall upon written request of the other party (made not more frequently than two (2) times each calendar year) furnish evidence of such currently effective waiver which shall be in customary form. 

 
 14.4  (a)  Each insurance policy required to be maintained by LESSEE under this Lease shall state that,
with respect to the interest of LESSOR and of the Additional Insureds, the insurance maintained pursuant to each such policy shall not be invalidated by any action or inaction of LESSEE and shall insure LESSOR and the Additional Insureds regardless
of any breach or violation of any warranties, declarations, conditions, or exclusions by LESSEE. 
  
 (b)  Each insurance policy required to be maintained by LESSEE under this Lease shall state that all provisions of each such insurance policy, except for the limits of liability, shall operate in the same manner as if a
separate policy had been issued to each person or entity insured thereunder. 
  
 (c)  Each
insurance policy required to be maintained by LESSEE under this Lease shall state that the insurance provided thereunder is primary insurance without any right of contribution from any other insurance which may be carried by or for the benefit of
LESSOR or the Additional Insureds. 
  
 (d)  Each insurance policy required to be maintained
by LESSEE under this Lease shall recognize the indemnification set forth in Section 14.6. 
  
 14.5  LESSOR shall maintain or cause to be maintained: (i) commercial general public liability insurance in respect of the Building and the conduct and operation of its business therein, with combined base and umbrella
coverage limits of not
 

 
 48 

 
less than Ten Million and 00/100 Dollars ($10,000,000.00) for bodily injury or death and property damage in any one occurrence, including water damage and sprinkler leakage legal liability; and
(ii) fire and extended coverage insurance with commercially reasonable deductibles (including, without limitation, rent insurance) in respect of the Building (except for the property LESSEE is required to cover with insurance under Section
14.1 and similar property of other tenants and occupants in the Building) for the benefit of LESSOR and the Additional Insureds, as their interests may appear. The fire and extended coverage insurance with respect to the Building shall be in the
amount of full replacement value. LESSOR shall have the right to provide any insurance maintained or caused to be maintained by it under blanket policies provided that such policies shall in all other respects comply with the requirements of this
Section 14.5. LESSOR shall also have the right, but not the obligation, to maintain such other insurance applicable to the Premises as LESSOR shall in good faith determine. The cost of the insurance maintained by LESSOR under this Section
shall be included in LESSOR’S Operating Expenses. 
  
 14.6  LESSEE hereby indemnifies, and shall pay,
protect and hold LESSOR harmless from and against all liabilities, losses, claims, demands, costs, expenses (including reasonable attorneys’ fees and expenses) and judgments of any nature, (except to the extent LESSOR is compensated by
insurance maintained by LESSOR or LESSEE hereunder and except for such of the foregoing as arise from the negligence, recklessness or willful misconduct of LESSOR, its agents, servants or employees) arising, or alleged to arise, from or in
connection with, (i) any injury to, or the death of, any person or loss or damage to property occurring in or about the Demised Premises, (ii) any injury to, or the death of, any person or loss or damage to property caused by, or alleged to be
caused by, the negligence, recklessness or willful misconduct of LESSEE or LESSEE’S Visitors, or (iii) any breach or default by LESSEE in the performance of its obligations under this Lease. LESSEE will resist and defend any action, suit or
proceeding brought against LESSOR by reason of any such occurrence by independent counsel selected by LESSEE, which is reasonably acceptable to LESSOR. The obligations of LESSEE under this Section 14.6 shall survive any termination of this
Lease. 
  
 14.7  LESSOR hereby indemnifies, and shall pay, protect and hold LESSEE harmless from and
against all liabilities, losses, claims, demands, costs, expenses (including reasonable attorneys’ fees and expenses) and judgments of any nature (except to the extent LESSEE is compensated by insurance maintained by LESSEE or
 

 
 49 

 
LESSOR hereunder and except for such of the foregoing as arise from the negligence, recklessness or willful misconduct of LESSEE, its agents, servants or employees) arising, or alleged to arise,
from or in connection with, (i) any injury to, or the death of, any person or loss or damage to property caused by, or alleged to be caused by, the negligence, recklessness or willful misconduct of LESSOR or LESSOR’S agents, employees or
contractors, or (ii) any breach or default by LESSOR in the performance of its obligations under this Lease. LESSOR will resist and defend any action, suit or proceeding brought against LESSEE by reason of any such occurrence by independent counsel
selected by LESSOR, which is reasonably acceptable to LESSEE. The obligations of LESSOR under this Section 14.7 shall survive any termination of this Lease. 
  
 ARTICLE 15 
 ESTOPPEL CERTIFICATES 
  
 15.1  At any time and from time to time, upon not less than fifteen (15) days’ prior notice by LESSOR, LESSEE shall execute, acknowledge and deliver to
LESSOR a statement (or, if LESSEE is a corporation, an authorized officer of LESSEE shall execute, acknowledge and deliver to LESSOR a statement) certifying the following: (i) the Commencement Date and the Effective Date for any Stage, (ii) the
Termination Date, (iii) the date(s) of any amendment(s) and/or modification(s) to this Lease, (iv) that this Lease was properly executed and is in full force and effect without amendment or modification, or, alternatively, that this Lease and all
amendments and/or modifications thereto have been properly executed and are in full force and effect, (v) the current annual Basic Rent, the current monthly installments of Basic Rent and the date on which LESSEE’S obligation to pay Basic Rent
commenced, (vi) the current monthly installment of Additional Rent for Taxes, LESSOR’S Operating Expenses and Utility Costs, (vii) the date to which Basic Rent and Additional Rent have been paid, (viii) the amount of the security deposit, if
any, (ix) that all work to be done to the Demised Premises by LESSOR has been completed in accordance with this Lease and have been accepted by LESSEE, except as specifically provided in the estoppel certificate, (x) that no installment of Basic
Rent or Additional Rent has been paid more than thirty (30) days in advance, (xi) that LESSEE is not in arrears in the payment of any Basic Rent or Additional Rent, (xii) that, to the best of LESSEE’S knowledge, neither party to this Lease is
in default in the keeping, observance or performance of any covenant, agreement, provision or condition contained in this Lease and no event has occurred which,
 

 
 50 

  
 with the giving of notice or the passage of time, or both, would result in a default by either party,
except as specifically provided in the estoppel certificate, (xiii) that, to the best of LESSEE’S knowledge, LESSEE has no existing defenses, offsets, liens, claims or credits against the Basic Rent or Additional Rent or against enforcement of
this Lease by LESSOR, (xiv) that LESSEE has not been granted any options or rights of first refusal to extend the Term, to lease additional space, to terminate this Lease before the Termination Date or to purchase the Premises, except as
specifically provided in this Lease, (xv) that LESSEE has not received any notice of violation of Legal Requirements or Insurance Requirements relating to the Premises or to the Demised Premises, (xvi) that LESSEE has not assigned this Lease or
sublet all or any portion of the Demised Premises, (xvii) that no “hazardous substances” or “hazardous wastes” have been generated, manufactured, refined, transported, treated, stored, handled, disposed or spilled on or about the
Demised Premises and (xviii) such other commercially reasonable matters as the person or entity requesting the Certificate may request. LESSEE hereby acknowledges and agrees that such statement may be relied upon by any mortgagee, or any prospective
purchaser, lessee, sublessee, mortgagee or assignee of any mortgage, of the Premises or any part thereof. Prior to submitting any such statement to LESSEE for LESSEE’S execution, LESSOR shall insert in the statement, if applicable with respect
to such statement and to the extent known by LESSOR, Basic Rent and Additional Rent information, LESSEE’S Proportionate Share, the Commencement Date, the Termination Date, the Effective Dates for any Stages, the dates of any amendments or
modifications of the Lease, and the amount of the security deposit. 
  
 15.2    If LESSEE shall
fail or otherwise refuse to execute an estoppel certificate in accordance with Section 15.1, then and upon such event, LESSEE shall be deemed to have executed and delivered the required certificate. 
  
 ARTICLE 16 
 ASSIGNMENT AND SUBLETTING

  
 16.1  Except as otherwise expressly provided in this Article 16, LESSEE shall not sell,
assign, transfer, hypothecate, mortgage, encumber, grant concessions or licenses, sublet, or otherwise dispose of any interest in this Lease or the Demised Premises or the other portions of the Premises that LESSEE has the right to use, by operation
of law or otherwise, without the prior written consent of LESSOR. Any consent granted by LESSOR in any
 

 
 51 

 
instance shall not be construed to constitute a consent with respect to any other instance or request. If the Demised Premises or any part thereof should be sublet, used, or occupied by anyone
other than LESSEE, or if this Lease should be assigned by LESSEE, LESSOR shall have the right to collect rent from the assignee, subtenant, user or occupant, but no such assignment, subletting, use, occupancy or collection shall be deemed a waiver
of any of LESSOR’S rights under the provisions of this Section 16.1, a waiver of any of LESSEE’S covenants contained in this Article 16, the acceptance of the assignee, subtenant, user or occupant as tenant, or a release of
LESSEE from further performance by LESSEE of LESSEE’S obligations under the Lease. 
  
 16.2  If LESSEE
shall desire to sublet the Demised Premises or to assign this Lease, it shall first submit to LESSOR a written notice (“LESSEE’S Notice”) setting forth in reasonable detail: 
  
 (a)  the name and address of the proposed sublessee or assignee; 
  
 (b)  the terms and conditions of the proposed subletting or assignment (including the proposed commencement date
of the sublease or the effective date of the assignment, which shall be at least thirty (30) days after LESSEE’S Notice is given); 
  
 (c)  the nature and character of the business of the proposed sublessee or assignee; and 
  
 (d)  banking, financial, and other credit information relating to the proposed sublessee or assignee, in reasonably sufficient detail, to enable
LESSOR to determine the proposed sublessee’s or assignee’s financial responsibility. 
  
 16.3  Within fifteen (15) days after LESSOR’S receipt of LESSEE’S Notice, LESSOR agrees that it shall notify LESSEE whether LESSOR (i) consents to the proposed sublet or assignment, (ii) does not consent to the
proposed sublet or assignment, or (iii) elects to exercise its recapture right, as described in Section 16.5. In the event LESSOR does not elect to exercise its recapture right, then LESSOR agrees not to unreasonably withhold its consent to
the proposed sublet or assignment. In the event LESSOR does not consent to the proposed sublet or assignment and does not exercise any recapture right that may be applicable, LESSOR shall provide LESSEE with a statement setting forth the
 

 
 52 

 
reasons for withholding consent to the applicable sublease or assignment. 
  
 16.4  In addition to the foregoing requirements, 
  
 (a)  no
assignment or sublease shall be permitted if, at the effective date of such assignment or sublease, an Event of Default is occurring; and 
  
 (b)  no assignment or sublease shall be permitted unless LESSEE agrees, at the time of the proposed assignment or sublease and in LESSEE’S Notice, to pay to LESSOR, immediately upon
receipt thereof, fifty percent (50%) of all Net Rental Proceeds, of whatever nature, payable by the prospective assignee or sublessee to LESSEE pursuant to such assignment or sublease. 
  
 16.5  (a)  If any LESSEE’S Notice relates to a proposed assignment of this Lease or a sublease of all or substantially all of the Demised Premises
(“substantially all of the Demised Premises”, for the purposes of this Section, meaning ninety percent (90%) or more of the Demised Premises) or a sublease of any portion of the Demised Premises for all or substantially all of the
remainder of the then current Term (“substantially all of the remainder of the then current Term”, for the purposes of this Section, meaning ninety percent (90%) or more of the remaining days in the then current Term), LESSOR shall have
the right, to be exercised by giving written notice (the “Recapture Notice”) to LESSEE within thirty (30) days after receipt of LESSEE’S Notice, to recapture the space described in LESSEE’S Notice (the “Recapture
Space”). The Recapture Notice shall cancel and terminate this Lease with respect to the Recapture Space as of the date stated in LESSEE’S Notice for the commencement of the proposed assignment or sublease as fully and completely as if
that date had been herein definitively fixed as the Termination Date, and LESSEE shall surrender possession of the Recapture Space as of such date. Thereafter, the Basic Rent and Additional Rent shall be equitably adjusted based upon the square
footage of the Demised Premises then remaining, after deducting the square footage attributable to the Recapture Space. 
  
 (b)  In the event LESSOR elects to exercise its recapture right and the Recaptured Space is less than the entire Demised Premises, then LESSOR, at its sole expense, shall have the right to make any alterations to
the Demised Premises required, in LESSOR’S reasonable judgment, to make such Recaptured Space a self-contained rental unit. LESSOR agrees to perform all such work, if any, with as little inconvenience to LESSEE’S business as
 

 
 53 

 
is reasonably possible; provided, however, LESSOR shall not be required to perform such work after normal business hours or on weekends; and provided further, LESSOR shall not be deemed guilty of
an eviction, partial eviction, constructive eviction or disturbance of LESSEE’S use or possession of the Demised Premises, and shall not be liable to LESSEE for same. 
  
 16.6  In addition to the foregoing requirements, any sublease must contain the following provisions: 
  
 (a)  the sublease shall be subject and subordinate to all of the terms and conditions of this Lease; 
  
 (b)  at LESSOR’S option, in the event of cancellation or termination of this Lease for any reason or the
surrender of this Lease, whether voluntarily, involuntarily, or by operation of law, prior to the expiration of such sublease, including extensions and renewals of such sublease, the subtenant shall make full and complete attornment to LESSOR for
the balance of the term of the sublease. The attornment shall be evidenced by an agreement in form and substance reasonably satisfactory to LESSOR which the subtenant shall execute and deliver at any time within fifteen (15) days after request by
LESSOR or its successors and assigns; 
  
 (c)  the term of the sublease shall not extend
beyond a date which is one day prior to the Termination Date; 
  
 (d)  no subtenant shall
be permitted to further sublet all or any portion of the subleased space or to assign its sublease without LESSOR’S prior written consent; and 
  
 (e)  the subtenant shall waive the provisions of any law now or subsequently in effect which may give the subtenant any right of election to
terminate the sublease or to surrender possession of the space subleased in the event that any proceeding is brought by LESSOR to terminate this Lease. 
  
 16.7  (a)  Each of the following events shall be deemed to constitute an assignment of this Lease and each shall require the prior written consent of LESSOR: 

 
 (i)  any assignment or transfer of this Lease by operation of law; or 
  
 (ii)  any hypothecation, pledge, or collateral assignment of this Lease; or 

 
 54 

  
 (iii)  any involuntary assignment or transfer of this
Lease in connection with bankruptcy, insolvency, receivership, or similar proceeding; or 
  
 (iv)  any assignment, transfer, disposition, sale or acquisition of a controlling interest in LESSEE to or by any person, entity, or group of related persons or affiliated entities, whether in a single transaction or in a
series of related or unrelated transactions; or 
  
 (v)  any issuance of an interest or
interests in LESSEE (whether stock, membership or partnership interests, or otherwise) to any person, entity, or group of related persons or affiliated entities, whether in a single transaction or in a series of related or unrelated transactions,
which results in such person, entity, or group holding a controlling interest in LESSEE. For purposes of the immediately foregoing, a “controlling interest” of LESSEE shall mean 50% or more of the aggregate issued and outstanding equitable
interests (whether stock, partnership interests, membership interests or otherwise) of LESSEE. 
  
 (b)  (i)  Notwithstanding anything to the contrary contained in this Lease, LESSEE may, without LESSOR’S prior consent, but upon not less than five (5) days’ prior notice to LESSOR, assign this Lease to,
or sublet all or part of the Demised Premises to, any corporation or other business entity which controls, is controlled by, or is under common control with LESSEE (herein referred to as a “related corporation”), subject, however, to
compliance with LESSEE’S obligations under this Lease, provided that (x) such related corporation’s use is consistent with the uses permitted under this Lease, and (y) prior to such assignment or subletting, LESSEE furnishes LESSOR with
the name of any such related corporation and a written certification from a duly authorized officer of LESSEE certifying to LESSOR that such assignee or subtenant is a related corporation of LESSEE. From time to time during such assignment or
subletting, upon written request by LESSOR, a duly authorized officer of LESSEE shall certify in writing to LESSOR, and shall substantiate by reasonable evidence, that such assignee or subtenant continues to be a related corporation of LESSEE.
LESSEE hereby acknowledges and agrees that an assignment of this Lease shall be deemed to have occurred at such time as such assignee or subtenant ceases to be a related corporation of LESSEE, and that such assignment shall be subject to all the
provisions of this Article 16 (including, without limitation, the obligation to obtain LESSOR’S prior written consent). Any assignment or subletting by a related
 

 
 55 

 
corporation of LESSEE shall not be deemed to relieve, release, impair or discharge any of LESSEE’S obligations hereunder. For the purposes hereof, “control” shall be deemed to mean
possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such corporation or other business entity, through the ownership of voting securities, by contract, or otherwise. 

 
 (ii)  Notwithstanding anything to the contrary contained in this Lease, LESSEE may, without
LESSOR’S prior consent assign this Lease and the leasehold estate hereby created to a successor corporation of LESSEE (as hereinafter defined), provided LESSEE gives LESSOR notice of such assignment prior to or within five (5) days after the
occurrence thereof. A “successor corporation,” as used in this subsection, shall mean (x) a corporation or other business entity which is the surviving entity resulting from a merger or consolidation with, or other reorganization of,
LESSEE, its successors or assigns, completed in accordance with applicable statutory provisions for the merger, consolidation or reorganization, provided that by operation of law or by effective provisions contained in the instruments of merger or
consolidation, or reorganization the liabilities of the corporations or other business entities participating in such merger, consolidation or reorganization are assumed by the corporation or other business entity surviving such merger,
consolidation or reorganization, or (y) a corporation or other business entity acquiring all or substantially all of the assets of LESSEE, including the leasehold estate created by this Lease, and assuming the obligations of LESSEE under this Lease,
or (z) a corporation or other business entity acquiring all or substantially all of the outstanding stock or other ownership interest of LESSEE and assuming the obligations of LESSEE under this Lease; provided that such merger, consolidation,
reorganization or acquisition, whichever the case may be, is not principally for the purpose of transferring the leasehold estate created hereby. If LESSOR reasonably determines that, after giving effect to any such merger, consolidation,
reorganization or acquisition, whichever the case may be, the corporation or other business entity surviving such merger or created by such consolidation or reorganization, or acquiring such assets or such stock, as the case may be, is less
creditworthy than LESSEE because such corporation’s or other entity’s net worth is less than that of LESSEE immediately prior to the merger, consolidation, reorganization or acquisition or based on any other reasonable criteria, then
LESSOR shall have the right to require that the security under Article 28 be immediately restored to two million eight hundred thousand dollars ($2,800,000.00) and that
 

 
 56 

 
the security remain at that amount for the balance of the Term notwithstanding anything to the contrary contained in Article 28. 
  
 (iii)  All provisions of this Article 16 shall be applicable to any assignment or sublease pursuant to this Section 16.7(b) other
than the provisions of Sections 16.1, 16.2, 16.3, 16.4(b), 16.5 and 16.11. 
  
 16.8  It is a further
condition to the effectiveness of any assignment otherwise complying with this Article 16 that the assignee execute, acknowledge, and deliver to LESSOR an agreement in form and substance reasonably satisfactory to LESSOR whereby the
assignee assumes all of the obligations of LESSEE under this Lease and agrees that the provisions of this Article 16 shall continue to be binding upon it with respect to all future assignments and deemed assignments of this Lease.

  
 16.9  No assignment of this Lease nor any sublease of all or any portion of the Demised Premises shall
release or discharge LESSEE from any liability, whether past, present, or future, under this Lease and LESSEE shall continue to remain primarily liable under this Lease. 
  
 16.10  LESSEE shall be responsible for obtaining all permits and approvals required by any governmental or quasi-governmental agency in connection with any
assignment of this Lease or any subletting of the Demised Premises, and LESSEE shall deliver copies of these documents to LESSOR prior to the commencement of any work, if work is to be done. LESSEE is also responsible for and is required to
reimburse LESSOR for all reasonable fees, costs and expenses, including, but not limited to, reasonable attorneys’ fees and disbursements, which LESSOR incurs in reviewing any proposed assignment of this Lease, any proposed sublease of the
Demised Premises, and any permits, approvals, and applications for construction within the Demised Premises. 
  
 16.11  If LESSOR consents to any proposed assignment or sublease and LESSEE fails to consummate the assignment or sublease to which LESSOR consented within one hundred twenty (120) days after the giving of such consent,
LESSEE shall be required again to comply with all of the provisions and conditions of this Article 16 before assigning this Lease or subletting the Demised Premises. If LESSEE consummates the assignment or sublease to which LESSOR
consented within said one hundred twenty (120) day period, LESSEE agrees that it shall deliver to LESSOR a fully executed, duplicate original counterpart of the assignment or
 

 
 57 

 
sublease agreement within ten (10) days of the date of execution of such item. 
  
 16.12  LESSEE agrees that under no circumstances shall LESSOR be liable in damages or subject to liability by reason of LESSOR’S failure or refusal to grant its consent to any proposed assignment of this Lease
or subletting of the Demised Premises. 
  
 16.13  If LESSOR withholds its consent of any proposed
assignment or sublease, LESSEE shall defend, indemnify, and hold LESSOR harmless from and reimburse LESSOR for all liability, damages, costs, fees, expenses, penalties, and charges (including, but not limited to, reasonable attorneys’ fees and
disbursements) arising out of any claims that may be made against LESSOR by any brokers or other persons claiming a commission or similar compensation in connection with the proposed assignment or sublease. 
  
 16.14  LESSOR acknowledges that in connection with LESSEE’S telecommunications business, LESSEE may enter into agreements
with third parties whereby such third parties locate telecommunications and/or computer equipment within the Demised Premises for the purpose of LESSEE operating such equipment on behalf of such third parties. LESSOR acknowledges further that such
agreements with third parties shall not constitute an assignment of this Lease or a sublease of the Demised Premises or a transfer or other disposition of any interest in this Lease or the Demised Premises which would require LESSOR’S consent
pursuant to this Article 16. LESSOR shall not be entitled to any of the consideration paid by such third parties to LESSEE pursuant to such agreements. 
  
 16.15  (a)  Notwithstanding anything to the contrary contained in this Lease, in the event that this Lease is assigned to any person or entity pursuant to the provisions of the
Bankruptcy Code, any and all monies or other consideration payable or otherwise to be delivered in connection with such assignment shall be paid or delivered to LESSOR, shall be and remain the exclusive property of LESSOR and shall not constitute
property of LESSEE or of the estate of LESSEE within the meaning of the Bankruptcy Code. Any and all monies or other consideration constituting LESSOR’S property under the preceding sentence not paid or delivered to LESSOR shall be held in
trust for the benefit of LESSOR and be promptly paid to or turned over to LESSOR. 
  
 (b)  If LESSEE proposes to assign this Lease pursuant to the provisions of the Bankruptcy Code to any person or
 

 
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entity who shall have made a bona fide offer to accept an assignment of this Lease on terms acceptable to LESSEE, then notice of such proposed assignment setting forth (i) the name and address of
such person or entity, (ii) all of the terms and conditions of such offer and (iii) the adequate assurance to be provided by LESSEE to assure such person’s or entity’s future performance under this Lease, including, without limitation, the
assurance referred to in Section 365(b)(3) of the Bankruptcy Code, or any such successor or substitute legislation or rule thereto, shall be given to LESSOR by LESSEE no later than twenty (20) days after receipt by LESSEE, but in any event no later
than ten (10) days prior to the date that LESSEE shall make application to a court of competent jurisdiction for authority and approval to enter into such assignment and assumption; for the purposes of clause (iii) of this sentence, the phrase
“adequate assurance” shall mean the deposit of cash security in an amount equal to the Basic Rent and Additional Rent payable under this Lease for the next succeeding twelve (12) months (which annual Additional Rent shall be reasonably
estimated by LESSOR). LESSOR shall thereupon have the prior right and option, to be exercised by notice to LESSEE given at any time prior to the effective date of such proposed assignment, to accept an assignment of this Lease upon the same terms
and conditions and for the same consideration, if any, as the bona fide offer made by such person for the assignment of this Lease. Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code shall be
deemed without further act or deed to have assumed all of the obligations arising under this Lease on or after the date of such assignment. Any such assignee shall, upon demand, execute and deliver to LESSOR an instrument confirming such assumption.

  
 16.16  (a)  Provided no Event of Default is occurring and subject to the prior written
consent of both LESSOR (which consent shall not be unreasonably withheld, conditioned or delayed) and the holder of any Underlying Encumbrance (which consent may be granted or denied in such holder’s sole discretion), LESSEE shall have the
right to mortgage its interest in this Lease subject to and in accordance with the terms of this Section 16.16. Not less than sixty (60) days prior to the anticipated date of the making of any such mortgage, LESSEE shall request LESSOR’S
approval therefor and shall provide LESSOR with (i) the name and address of the proposed mortgagee; (ii) a detailed description of the terms and conditions of the proposed mortgage transaction; and (iii) financial and credit information relating to
the proposed mortgagee. Any such leasehold mortgage shall be subject and subordinate to all of the terms and conditions of this Lease.
 

 
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No such leasehold mortgage or any renewal thereof shall extend to or affect the interest and estate of LESSOR in and to the Premises or any part thereof. With respect to any such leasehold
mortgage, the leasehold mortgagee shall be any of the following types of entities: a commercial bank, savings institution, trust company or a national banking association. 
  
 (b)  No leasehold mortgage shall be valid or of any force or effect unless and until LESSOR shall have received a photostatic copy of the original
of each instrument creating and affecting such mortgage, and unless the leasehold mortgage shall contain the following provisions: 
  
 (i)  “This mortgage is executed upon the condition that no purchaser at any foreclosure sale shall acquire any right, title or interest in or to the Lease hereby mortgaged, unless the
said purchaser, or the person, firm or corporation to whom or to which such purchaser’s right has been assigned, shall, in the instrument transferring to such purchaser or to such assignee LESSEE’S interest under the said Lease, assume and
agree to perform all of the terms, covenants and conditions of said Lease to be observed or performed on the part of LESSEE, and moreover, that no further or additional mortgage or assignment of said Lease shall be made, except subject to the
provisions contained in Article 16 of said Lease, and that a duplicate original of said assumption agreement, in form reasonably satisfactory to LESSOR’S counsel and duly executed and acknowledged by such purchaser or such assignee, is
delivered to LESSOR immediately after the consummation of such sale, or, in any event, prior to taking possession of the Demised Premises.” 
  
 (ii)  “The mortgagee waives all right and option to retain and apply the proceeds of any insurance or the proceeds of any condemnation award toward payment of the sum secured by the
mortgage to the extent such proceeds are payable to LESSOR or are required to be used for the repair or restoration of the mortgaged premises in accordance with the provisions of the Lease hereby mortgaged.” 
  
 (iii)  “This mortgage and all rights of the mortgagee hereunder are, without the necessity for the
execution of any further documents, subject and subordinate to any mortgage which may now or at any time hereafter affect all or any portion of the Premises or LESSOR’S interest therein and to all ground leases which may now or at any time
hereafter affect all or any portion of the Premises. Nevertheless, the holder of this
 

 
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mortgage agrees from time to time upon request and without charge, to execute, acknowledge and deliver any instruments requested by LESSOR under the Lease hereby mortgaged to evidence the
foregoing subordination.” 
  
 (c)  The rights granted under this Section 16.16
are personal to Exodus Communications, Inc. and may not be assigned separately from this Lease or in connection with any assignment of this Lease. 
  
 ARTICLE 17 
 CASUALTY 
  
 17.1  If there is any damage to or destruction of the Demised Premises, LESSEE shall promptly give notice thereof to LESSOR, describing the nature and extent thereof. 
  
 17.2  If the Demised Premises are damaged, but no portion thereof is rendered unusable for LESSEE’S business, and this
Lease is not terminated pursuant to Section 17.4, 17.5 or 17.6 hereof, LESSOR shall, at its own expense and not as a LESSOR’S Operating Expense, cause Restoration to be completed as soon as reasonably practicable but in no event later
than ninety (90) days from the occurrence, subject to any Excusable Delays, and the Basic Rent and Additional Rent shall not abate. 
  
 17.3  If the Demised Premises are damaged or destroyed and are rendered partially or wholly unusable for LESSEE’S business, and this Lease is not terminated pursuant to Section 17.4, 17.5 or 17.6
hereof, LESSOR shall, at its own expense and not as a LESSOR’S Operating Expense, cause Restoration to be completed as soon as reasonably practicable but in no event later than two hundred seventy (270) days from the occurrence, subject to any
Excusable Delays, and the Basic Rent and Additional Rent shall be equitably abated until the completion of Restoration of the Demised Premises based upon the portion of the Demised Premises which is unusable for the conduct of LESSEE’S business
and which requires Restoration. LESSOR shall reasonably cooperate with LESSEE during any such Restoration so that LESSEE may simultaneously restore alterations and improvements which were made by LESSEE; provided, however, LESSOR shall not be
required to delay any Restoration or to otherwise permit any interference with Restoration as part of such cooperation. If at any time LESSOR reasonably determines that LESSEE’S restoration of alterations and improvements is interfering with
Restoration, LESSOR shall have the right to require LESSEE to cease performing its restoration
 

 
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until such time as resumption of restoration work by LESSEE will not interfere with LESSOR’S Restoration. 
  
 17.4  If, in the sole opinion of LESSOR, the Building is damaged or destroyed and the total cost of Restoration shall amount to forty percent (40%) or more of the
full insurable value of the Building (not including any value attributable to improvements or alterations made by LESSEE), LESSOR, in lieu of Restoration, may elect to terminate this Lease, provided that notice of such termination shall be sent to
LESSEE within sixty (60) days after the occurrence of such casualty. If LESSOR exercises its right to terminate this Lease, this Lease shall cease, terminate and expire, and all Basic Rent and Additional Rent shall be prorated, as of the date of
such damage or destruction. 
  
 17.5  (a)  If any part of the Demised Premises or other portions
of the Building are damaged or destroyed, LESSOR shall, within forty five (45) days of the occurrence of such casualty, furnish LESSEE with a reasonable estimate (the “Estimate”) from an independent architect selected by LESSOR of
the amount of time required to complete Restoration to the Demised Premises and to the entire Building. 
  
 (b)  If any part of the Building is damaged or destroyed and the Estimate provides that more than two hundred seventy (270) days are necessary to complete Restoration of the Building, or if during the final year of the Term
the Demised Premises are damaged or destroyed and rendered partially or wholly unusable for LESSEE’S business, LESSOR may elect to terminate this Lease provided notice of such termination shall be sent to LESSEE within sixty (60) days after the
occurrence of such casualty. If LESSOR exercises its right to terminate this Lease, this Lease shall cease, terminate and expire, and all Basic Rent and Additional Rent shall be prorated, as of the date of such damage or destruction. 

 
 (c)  If the Demised Premises is damaged or destroyed and rendered partially or wholly unusable for
LESSEE’S business and the Estimate provides that more than two hundred seventy (270) days are necessary to complete Restoration to the Demised Premises, or if during the final year of the Term the Demised Premises are damaged or destroyed and
rendered partially or wholly unusable for LESSEE’S business, LESSEE may elect to terminate this Lease provided notice of such termination shall be sent to LESSOR, in the case of a termination based on an Estimate of more than 270 days, within
fifteen (15) days after LESSEE’S
 

 
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receipt of the Estimate or, in the case of a termination due to a casualty occurring during the final year of the Term, within sixty (60) days after the date of the casualty. IF LESSEE exercises
its right to terminate this Lease, this Lease shall cease, terminate and expire, and all Basic Rent and Additional Rent shall be prorated, as of the date of such damage or destruction. 
  
 (e)  If LESSOR undertakes Restoration of the Demised Premises in accordance with the terms hereof and such Restoration of the Demised Premises is
not substantially completed within two hundred seventy (270) days after the date of the casualty (or as of such later date as is reasonably necessary due to Excusable Delays), then, subject to the terms hereof, LESSEE shall have the right to
terminate this Lease by notice given to LESSOR within thirty (30) days after the expiration of such two hundred seventy (270) day period (or any extension thereof, as the case may be). LESSEE’S notice shall specify a date for the termination of
this Lease, which date shall not be more than ninety (90) days nor less than sixty (60) days after the date of the giving by LESSEE of the notice. If Restoration of the Demised Premises is substantially completed on or before the termination date
specified in LESSEE’S notice, LESSEE’S right to terminate this Lease shall be deemed null and void and this Lease shall remain in full force and effect. If Restoration of the Demised Premises is not substantially completed on or before the
date specified in LESSEE’S notice for termination of this Lease, then, as of such date, this Lease shall cease, terminate and expire, and all Basic Rent and Additional Rent shall be prorated, as of such date. Upon request from LESSEE from time
to time during any Restoration, LESSOR shall notify LESSEE of any Excusable Delays. 
  
 17.6  (a)  LESSOR shall not be required to expend for Restoration an amount in excess of the Net Award received by it. In the event such amount is not adequate or the holder of an Underlying Encumbrance elects to
retain the Net Award, LESSOR shall have the right to terminate this Lease provided notice of such termination shall be sent to LESSEE within sixty (60) days after the amount of such Net Award is ascertained, or after the date on which the holder of
the Underlying Encumbrance notifies LESSOR that it has elected to retain the Net Award, whichever the case may be. If LESSOR exercises its right to terminate this Lease, this Lease shall cease, terminate and expire, and all Basic Rent and Additional
Rent shall be prorated, as of the date of such damage or destruction. LESSOR agrees to request that the holder of any Underlying Encumbrance consent to the use of any Net Award for Restoration. 

 
 63 

  
 (b)  Notwithstanding anything to the contrary contained
herein, provided no Event of Default is occurring and provided further that LESSEE complies with all of the provisions of this Section 17.6(b), LESSEE may prevent LESSOR from terminating this Lease pursuant to Section 17.6(a) (or
render any termination notice given by LESSOR pursuant to such Section of no effect) by agreeing in writing in form satisfactory to LESSOR, within fifteen (15) days after LESSEE’S receipt of LESSOR’S termination notice, to pay LESSOR an
amount equal to all costs and expenses incurred by LESSOR for or in connection with Restoration of the Building (such costs and expenses being called “Restoration Costs”) (Restoration Costs shall include, without limitation,
architectural and engineering fees, labor and material costs, permit and inspection fees and general conditions costs), less the amount of any Net Award which LESSOR actually receives and is permitted to use for Restoration purposes (such amount
being called the “Excess Costs”). If LESSEE exercises such right, then, within ten (10) days after demand from LESSOR, LESSEE shall pay to LESSOR, prior to commencement of Restoration, LESSOR’S estimate of the Excess Costs. In
the event that at any time during or after Restoration, LESSOR determines or estimates that amounts previously paid by LESSEE are insufficient to cover all Excess Costs, then, within ten (10) days after demand from LESSOR, LESSEE shall pay to LESSOR
such additional amounts as LESSOR deems necessary. If LESSEE exercises its rights pursuant to this Section, then upon completion of Restoration of the Building, LESSOR shall promptly pay to LESSEE the amount, if any, by which the sum of all amounts
paid by LESSEE to LESSOR pursuant to this Section 17.6(b) plus any Net Award which LESSOR actually receives and is permitted to use for Restoration purposes exceeds the total actual Restoration Costs. Within ten (10) days after request from
LESSOR, LESSEE shall provide LESSOR, as security for LESSEE’S obligations hereunder, with an irrevocable unconditional letter of credit issued by a commercial bank having an office within the New York City/New Jersey metropolitan area (which
bank shall have a rating of A or better by Standard & Poor’s or any successor thereto); said letter of credit shall be for the benefit of LESSOR, shall contain terms and conditions reasonably satisfactory to LESSOR and shall have a face
amount equal to twenty percent (20%) of LESSOR’S estimate of Excess Costs. Should LESSEE fail to pay any amount due pursuant to this Section 17.6(b) on or before the due date thereof, then, in addition to all other remedies available to
LESSOR, LESSOR shall have the right to draw upon the letter of credit to satisfy such payment obligation and to cover any loss or damage sustained by LESSOR as a result of LESSEE’S failure to pay any amount when due. 

 
 64 

  
 ARTICLE 18 
 CONDEMNATION 
  
 18.1  LESSEE hereby irrevocably assigns to LESSOR any award or
payment to which LESSEE becomes entitled by reason of any Taking of all or any part of the Demised Premises or other parts of the Premises, whether the same shall be paid or payable in respect of LESSEE’S leasehold interest hereunder or
otherwise, except that LESSEE shall be entitled to any award or payment for the Taking of LESSEE’S trade fixtures or personal property or for loss of business, relocation or moving expenses provided the amount of the Net Award payable to LESSOR
with respect to the fee interest is not diminished. All amounts payable pursuant to any agreement with any condemning authority which have been made in settlement of or under threat of any condemnation or other eminent domain proceeding shall be
deemed to be an award made in such proceeding. LESSEE agrees that this Lease shall control the rights of LESSOR and LESSEE in any Net Award and any contrary provision of any present or future law is hereby waived. 
  
 18.2  In the event of a Taking of the whole of the Demised Premises, then the Term shall cease and terminate as of the date when
possession is taken by the condemning authority and all Basic Rent and Additional Rent shall be paid up to that date. 
  
 18.3  In the event of a Taking of twenty percent (20%) or more of the Demised Premises, then, if LESSEE shall determine in good faith and certify to LESSOR that because of such Taking, continuance of its business at the
Demised Premises would be uneconomical, LESSEE may, at any time either prior to or within a period of sixty (60) days after the date when possession of such Demised Premises shall be required by the condemning authority, elect to terminate this
Lease. In the event that LESSEE shall fail to exercise any such option to terminate this Lease, or in the event of a Taking of the Demised Premises under circumstances under which LESSEE will have no such option, then, and in either of such events,
LESSOR shall, subject to the provisions of Section 18.4, cause Restoration to be completed as soon as reasonably practicable, but in no case later than one hundred eighty (180) days after the date the condemning authority takes possession of
such portion of the Demised Premises, subject to any Excusable Delays, and the Basic Rent and Additional Rent thereafter payable during the Term shall be equitably prorated based upon the square foot area of the Demised Premises actually taken.

 
 65 

  
 18.4  If (a) the Net Award is inadequate to complete Restoration of the
Demised Premises, or (b) in the case of a Taking of thirty (30%) percent or more of the Demised Premises, LESSEE has not elected to terminate this Lease pursuant to Section 18.3 hereof, then LESSOR may elect either to complete such
Restoration or terminate this Lease by giving notice to LESSEE within thirty (30) days after (x) the amount of the Net Award is ascertained or (y) the expiration of the sixty (60) day period within which LESSEE may terminate this Lease (as described
in Section 18.3 hereof), whichever the case may be. In such event, all Basic Rent and Additional Rent shall be apportioned as of the date the condemning authority actually takes possession of the Demised Premises. 
  
 ARTICLE 19 
 EVENTS OF DEFAULT 

 
 19.1  Any of the following occurrences, conditions or acts shall constitute an “Event of Default”
under this Lease: 
  
 (a)  If LESSEE shall default in making payment when due of any Basic
Rent, Additional Rent or other amount payable by LESSEE hereunder, and such default shall continue for ten (10) days; or 
  
 (b)  If LESSEE fails to deliver to LESSOR the security required pursuant to Article 28 within five (5) business days after the date of this Lease; or 
  

(c)  if LESSEE shall file a petition in bankruptcy pursuant to the Bankruptcy Code or under any similar federal or state law, or shall be
adjudicated a bankrupt or become insolvent, or shall commit any act of bankruptcy as defined in any such law, or shall take any action in furtherance of any of the foregoing; or 
  
 (d)  if a petition or answer shall be filed proposing the adjudication of LESSEE as a bankrupt pursuant to the Bankruptcy Code or any similar
federal or state law, and (i) LESSEE shall consent to the filing thereof, or (ii) such petition or answer shall not be discharged or denied within sixty (60) days after the filing thereof; or 
  

(e)  if a receiver, trustee or liquidator (or other similar official) of LESSEE or of all or substantially all of its business or assets or
of the estate or interest of LESSEE 

 
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in the Demised Premises shall be appointed and shall not be discharged within sixty (60) days thereafter or if LESSEE shall consent to or acquiesce in such appointment; or 

 
 (f)  if the estate or interest of LESSEE in the Demised Premises shall be levied upon or attached in
any proceeding and such process shall not be vacated or discharged within sixty (60) days after such levy or attachment; or 
  
 (g)  if LESSEE shall use or suffer or knowingly permit the use of the Demised Premises or any part thereof for any purpose other than expressly specified in Section 8.1; or

  
 (h)  if LESSEE fails to comply with any of the provisions of Article 11; or

  
 (i)  if LESSEE fails to discharge any Lien within the time period set forth in
Article 12; or 
  
 (j)  if LESSEE fails to maintain the insurance required pursuant
to Article 14, or LESSEE fails to deliver to LESSOR the insurance certificates required by Article 14 within the time periods set forth in Article 14; or 
  
 (k)  if LESSEE fails to deliver to LESSOR the estoppel certificate required by Article 15 within the time period set forth therein; or

  
 (l)  if LESSEE assigns this Lease or sublets all or any portion of the Demised Premises
without complying with all the provisions of Article 16; or 
  
 (m)  if LESSEE fails
to deliver to LESSOR the subordination agreement required by Section 23.1 within the time period set forth therein; or 
  
 (n)  if LESSEE fails to comply with any Legal or Insurance Requirement, and such failure continues for a period of fifteen (15) days after LESSOR shall have given notice to LESSEE specifying
such default and demanding that the same be cured; or 
  
 (o)  if LESSEE shall default in
the observance or performance of any provision of this Lease other than those provisions contemplated by clauses (a) through (n), inclusive, of this Section 19.1, and such default shall continue for thirty (30) days after LESSOR
shall have given notice to LESSEE specifying such default and demanding that the same be cured (unless such
 

 
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default cannot be cured by the payment of money and cannot with due diligence be wholly cured within such period of thirty (30) days, in which case LESSEE shall have such longer period as shall
be necessary to cure the default, so long as LESSEE proceeds promptly to cure the same within such thirty (30) day period, prosecutes the cure to completion with due diligence and advises LESSOR from time to time, upon LESSOR’S request, of the
actions which LESSEE is taking and the progress being made). 
  
 ARTICLE 20 
 CONDITIONAL LIMITATIONS; REMEDIES 
  
 20.1  This
Lease and the Term and estate hereby granted are subject to the limitation that whenever an Event of Default shall have happened and be continuing, LESSOR shall have the right, at its election, then or thereafter while any such Event of Default
shall continue and notwithstanding the fact that LESSOR may have some other remedy hereunder or at law or in equity, to give LESSEE written notice of LESSOR’S intention to terminate this Lease on a date specified in such notice, which date
shall be not less than five (5) days after the giving of such notice, and upon the date so specified, this Lease and the estate hereby granted shall expire and terminate with the same force and effect as if the date specified in such notice were the
date hereinbefore fixed for the expiration of this Lease, and all right of LESSEE hereunder shall expire and terminate, and LESSEE shall be liable as hereinafter in this Article 20 provided. If any such notice is given, LESSOR shall have, on
such date so specified, the right of re-entry and possession of the Demised Premises and the right to remove all persons and property therefrom and to store such property in a warehouse or elsewhere at the risk and expense, and for the account, of
LESSEE. Should LESSOR elect to re-enter as herein provided or should LESSOR take possession pursuant to legal proceedings or pursuant to any notice provided for by law, LESSOR may from time to time re-let the Demised Premises or any part thereof for
such term or terms and at such rental or rentals and upon such terms and conditions as LESSOR may deem advisable, with the right to make alterations in and repairs to the Demised Premises. 
  
 20.2  In the event of any termination of this Lease as in this Article 20 provided or as required or permitted by law, LESSEE shall forthwith quit and
surrender the Demised Premises to LESSOR, and LESSOR may, without further notice, enter upon, re-enter, possess and repossess the same by summary proceedings, ejectment or otherwise, and again have, repossess and enjoy the
 

 
 68 

 
same as if this Lease had not been made, and in any such event LESSEE and no person claiming through or under LESSEE by virtue of any law or an order of any court shall be entitled to possession
or to remain in possession of the Demised Premises but shall forthwith quit and surrender the Demised Premises, and LESSOR at its option shall forthwith, notwithstanding any other provision of this Lease, be entitled to recover from LESSEE, as and
for liquidated damages, the sum of: 
  
 (a)  all Basic Rent, Additional Rent and other
amounts payable by LESSEE hereunder then due or accrued and unpaid, and 
  
 (b)  for loss
of the bargain, an amount equal to the aggregate of all unpaid Basic Rent and Additional Rent which would have been payable if this Lease had not been terminated prior to the end of the Term then in effect, less the then fair market rental value of
the Demised Premises (taking into consideration any reasonable reletting period and deducting therefrom any costs and expenses which LESSOR would reasonably incur in connection therewith), discounted to its then present value in accordance with
accepted financial practice using a rate equal to six percent (6%) per annum; and 
  
 (c)  all other damages and expenses (including attorneys’ fees and expenses), which LESSOR shall have sustained by reason of the breach of any provision of this Lease. 
  
 20.3  Nothing herein contained shall limit or prejudice the right of LESSOR, in any bankruptcy or insolvency proceeding, to
prove for and obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such termination, an amount
equal to the maximum allowed by any statute or rule of law whether such amount shall be greater or less than the excess referred to above. 
  
 20.4  INTENTIONALLY OMITTED. 
  
 20.5  Nothing herein shall be deemed to
affect the right of LESSOR to indemnification pursuant to Section 14.6 of this Lease. 
  
 20.6  At the request of LESSOR upon the occurrence of an Event of Default, LESSEE will quit and surrender the Demised Premises to LESSOR or its agents, and LESSOR may without further
 

 
 69 

 
notice enter upon, re-enter and repossess the Demised Premises by summary proceedings, ejectment or otherwise. The words “enter”, “re-enter”, and “re-entry” are not
restricted to their technical legal meanings. 
  
 20.7  If either LESSOR or LESSEE shall be in default in
the observance or performance of any provision of this Lease, and an action shall be brought for the enforcement thereof in which it shall be determined that said party was in default, the defaulting party shall pay to the non-defaulting party all
reasonable fees, costs and other expenses incurred by the non-defaulting party in connection therewith, including reasonable attorneys’ fees and expenses. In the event it is determined that said party was not in default, then the party alleging
said default shall pay to the other party all the aforesaid reasonable fees, costs and expenses incurred by said party. 
  
 20.8  If LESSEE shall default in the keeping, observance or performance of any covenant, agreement, term, provision or condition herein contained, LESSOR, without thereby waiving such default, may perform the same for the
account and at the expense of LESSEE (a) immediately or at any time thereafter and without notice in the case of emergency or in case such default will result in a violation of any Legal or Insurance Requirement, or in the imposition of any Lien
against all or any portion of the Premises and (b) in any other case if such default continues after thirty (30) days from the date of the giving by LESSOR to LESSEE of notice of LESSOR’S intention so to perform the same. All costs and expenses
incurred by LESSOR in connection with any such performance by it for the account of LESSEE and also all costs and expenses, including attorneys’ fees and disbursements incurred by LESSOR in any action or proceeding (including any summary
dispossess proceeding) brought by LESSOR to enforce any obligation of LESSEE under this Lease and/or right of LESSOR in or to the Demised Premises, shall be paid by LESSEE to LESSOR upon demand. 
  

20.9  Except as otherwise provided in this Article 20, no right or remedy herein conferred upon or reserved to LESSOR or LESSEE is intended to be
exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any other legal or equitable right or remedy given hereunder, or now or hereafter existing. No waiver by LESSOR or by LESSEE of any provision
of this Lease shall be deemed to have been made unless expressly so made in writing. LESSOR and LESSEE shall be entitled, to the extent permitted by law, to injunctive relief in case of the violation, or attempted or threatened violation, of
 

 
 70 

 
any provision of this Lease, or to a decree compelling observance or performance of any provision of this Lease, or to any other legal or equitable remedy. 
  
 ARTICLE 21 
 ACCESS; RESERVATION OF EASEMENTS

  
 21.1  LESSOR and LESSOR’S agents and representatives shall have the right to enter into or
upon the Demised Premises, or any part thereof, at all reasonable hours for the following purposes: (1) examining the Demised Premises; (2) making such repairs or alterations therein as may be necessary in LESSOR’S sole judgment for the safety
and preservation of the Demised Premises; (3) erecting, maintaining, repairing or replacing wires, cables, ducts, pipes, conduits, vents or plumbing equipment running in, to or through the Building; (4) showing the Demised Premises to prospective
new tenants during the last twelve (12) months of the Term; or (5) showing the Demised Premises during the Term to any mortgagees or prospective purchasers of the Premises. LESSOR shall give LESSEE three (3) business days prior written notice before
commencing any non-emergency repair or alteration. LESSOR shall give LESSEE one (1) business day prior written notice before making any other non-emergency entry into the Demised Premises. LESSEE shall have the right to (i) have a representative
accompany LESSOR and its agents and representatives during any non-emergency entry in the Demised Premises, provided, however, LESSOR shall not be required to reschedule any entry for which notice was given to LESSEE in accordance with the preceding
sentence, and (ii), except in the case of emergency entries, require that any person entering the Demised Premises for or on behalf of LESSOR sign a confidentiality agreement in the form of Exhibit I, provided, however, if LESSEE does not
have such forms readily available at the time of any permitted entry pursuant to the terms hereof, such persons shall not be precluded from entering the Demised Premises. 
  
 21.2  LESSOR may enter upon the Demised Premises at any time in case of emergency without prior notice to LESSEE. 
  
 21.3  LESSOR, in exercising any of its rights under this Article 21, shall not be deemed guilty of an eviction, partial
eviction, constructive eviction or disturbance of LESSEE’S use or possession of the Demised Premises and shall not be liable to LESSEE for same. 
  
 21.4  Any entry by LESSOR and all work performed by or on behalf of LESSOR in or on the Demised Premises pursuant to this
 

 
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Article 21 shall be performed with as little inconvenience to LESSEE’S business as is reasonably possible. 
  
 21.5  LESSEE may change any locks or install any additional locks on doors entering into the Demised Premises without giving LESSOR a copy of any such lock key,
provided LESSEE maintains security personnel at the entrances to the Demised Premises 24 hours per day, 365 days per year, which security personnel shall permit LESSOR or LESSOR’S representatives access to the Demises Premises in accordance
with the terms of this Lease. If in an emergency LESSOR is unable to gain entry to the Demised Premises by unlocking entry doors thereto, LESSOR may force or otherwise enter the Demised Premises, without liability to LESSEE for any damage resulting
directly or indirectly therefrom. LESSEE shall be responsible for all damages created or caused by its failure to give LESSOR a copy of any key to any lock installed by LESSEE controlling entry to the Demised Premises. 
  
 21.6  LESSOR reserves the right, from time to time, to make changes, alterations, additions, improvements, repairs or
replacements in or to (i) those portions of the Demised Premises which LESSOR is obligated to maintain and repair pursuant to the provisions of Section 7.3 and (ii) to the other portions of the Demised Premises and to the fixtures and
equipment in the Demised Premises as LESSOR may reasonably deem necessary to comply with any applicable Legal Requirements and/or to correct any unsafe condition; provided, however, that there be no unreasonable obstruction of the means of access to
the Demised Premises or unreasonable interference with LESSEE’S use of the Demised Premises and the usable square foot area of the Demised Premises is not unreasonably affected thereby. Nothing contained in this Article shall be deemed to
relieve LESSEE of any duty, obligation or liability of LESSEE with respect to making any repair, replacement or improvement or complying with any applicable Legal Requirements. Notwithstanding the preceding provisions of this Section, except in the
event of an emergency, LESSOR shall not undertake any work in the Demised Premises for which LESSEE is responsible pursuant to the terms of this Lease unless LESSEE has failed to perform such work after the expiration of any applicable notice and
cure period contained in this Lease. 
  
 ARTICLE 22 
 ACCORD AND SATISFACTION 
  
 The receipt by LESSOR of any installment of Basic Rent or
of any Additional Rent with knowledge of a default by LESSEE
 

 
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under the terms and conditions of this Lease shall not be deemed a waiver of such default. No payment by LESSEE or receipt by LESSOR of a lesser amount than the rent herein stipulated shall be
deemed to be other than on account of the earliest stipulated rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and LESSOR may accept such check or
payment without prejudice to LESSOR’S right to recover the balance of such rent or pursue any other remedy in this Lease provided. 
  
 ARTICLE 23 
 SUBORDINATION 
  
 23.1  (a)  Subject to the provisions of Section 23.1(b), this Lease and the term and estate hereby granted are and shall be subject and subordinate to the lien of each
mortgage which may now or at any time hereafter affect all or any portion of the Premises or LESSOR’S interest therein and to all ground leases which may now or at any time hereafter affect all or any portion of the Premises (any such mortgage
or ground lease being herein called an “Underlying Encumbrance”). The foregoing provisions for the subordination of this Lease and the term and estate hereby granted to an Underlying Encumbrance shall be self-operative and no
further instrument shall be required to effect any such subordination; provided, however, at any time and from time to time, upon not less than fifteen (15) days’ prior notice by LESSOR, LESSEE shall execute, acknowledge and deliver to LESSOR
any and all commercially reasonable instruments that may be necessary or proper to effect such subordination or to confirm or evidence the same; provided, however, that such instruments contain a nondisturbance provision substantially in the form
set forth in Section 23.1(b). 
  
 (b)  Notwithstanding anything to the contrary
contained in this Article 23, LESSOR agrees to obtain a non-disturbance agreement (duly executed and acknowledged) from the holder of any Underlying Encumbrance encumbering the Premises as of the date of this Lease and from the holder of any
future Underlying Encumbrance. Said non-disturbance agreement shall be such holder’s standard form of agreement (which shall be commercially reasonable taking into account such agreements generally made by other similar holders) and shall
provide, in part, that this Lease and LESSEE’S rights, options and privileges hereunder shall not be disturbed during the Term of this Lease so long as there is no Event of Default. LESSEE’S obligation to subordinate this Lease is
conditioned upon LESSEE receiving the
 

 
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aforesaid non-disturbance agreement. LESSEE hereby acknowledges that simultaneously with the execution of this Lease, LESSEE has entered into such a nondisturbance agreement satisfying the
requirements of this Section 23.1(b) with the holder of the mortgage affecting the Premises as of the date hereof. 
  
 23.2  If all or any portion of LESSOR’S estate in the Premises shall be sold or conveyed to any person, firm or corporation upon the exercise of any remedy provided for in any mortgage or by law or equity, such person,
firm or corporation and each person, firm or corporation thereafter succeeding to its interest in the Premises (a) shall not be liable for any act or omission of LESSOR under this Lease occurring prior to such sale or conveyance, (b) shall not be
subject to any offset, defense or counterclaim accruing prior to such sale or conveyance, (c) shall not be bound by any payment prior to such sale or conveyance of Basic Rent, Additional Rent or other payments for more than one month in advance
(except prepayments in the nature of a security deposit or other security for the performance by LESSEE of its obligations hereunder),(d) shall not be liable for any amounts due from LESSOR pursuant to Section 17.6(b) hereof unless LESSOR has
actually paid such amounts due from LESSOR to such person, firm or corporation or the person, firm or corporation thereafter succeeding to its interest in the Premises, as the case may be, and (e) shall be liable for the keeping, observance and
performance of the other covenants, agreements, terms, provisions and conditions to be kept, observed and performed by LESSOR under this Lease only during the period such person, firm or corporation shall hold such interest. 
  
 23.3  In the event of an act or omission by LESSOR which would give LESSEE the right to terminate this Lease or to claim a
partial or total eviction, LESSEE will not exercise any such right until it has given written notice of such act or omission, or, in the case of the Demised Premises or any part thereof becoming untenantable as the result of damage from fire or
other casualty, written notice of the occurrence of such damage, to the holder of any Underlying Encumbrance whose name and address shall previously have been furnished to LESSEE in writing, by delivering such notice of such act, omission or damage
addressed to such holder at said address or if such holder hereafter furnishes another address to LESSEE in writing at the last address of such holder so furnished to LESSEE, and, unless otherwise provided herein, until a reasonable period for
remedying such act, omission or damage shall have elapsed following such giving of such notice, provided any such holder, with reasonable diligence, shall, following the giving of such notice, have commenced and
 

 
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continued to remedy such act, omission or damage or to cause the same to be remedied. 
  
 ARTICLE 24 
 LESSEE’S REMOVAL 
  
 24.1  Upon the expiration or earlier termination of this Lease, LESSEE shall surrender the Demised Premises and other portions of the Premises which LESSEE has the right to use to LESSOR in
the condition same is required to be maintained under Article 7 and Article 31 of this Lease and broom clean. Any personal property which shall remain in any part of the Premises after the expiration or earlier termination of this
Lease shall be deemed to have been abandoned, and either may be retained by LESSOR as its property or may be disposed of in such manner as LESSOR may see fit; provided, however, that, notwithstanding the foregoing, LESSEE will, upon request of
LESSOR made not later than thirty (30) days after the expiration or earlier termination of this Lease, promptly remove from the Premises any such personal property. 
  
 24.2  INTENTIONALLY OMITTED. 
  
 24.3  If LESSEE holds over possession of the Demised Premises beyond the Termination Date, such holding over shall not be deemed to extend the Term or renew this Lease but such holding over shall continue upon the terms,
covenants and conditions of this Lease except that LESSEE agrees that the charge for use and occupancy of the Demised Premises for each calendar month or portion thereof that LESSEE holds over (even if such part shall be one day) shall be a
liquidated sum equal to one hundred fifty percent (150%) of the Basic Rent and Additional Rent required to be paid by LESSEE during the calendar month preceding the Termination Date. Notwithstanding the foregoing, such holdover payment shall be
payable by LESSEE on a per diem basis for the first (1st) month of any holdover period. The parties
recognize and agree that the damage to LESSOR resulting from any failure by LESSEE to timely surrender possession of the Demised Premises will be extremely substantial, will exceed the amount of the monthly Basic Rent and Additional Rent payable
hereunder and will be impossible to accurately measure. If the Demised Premises are not surrendered upon the expiration of this Lease, LESSEE shall indemnify, defend and hold harmless LESSOR against any and all losses and liabilities resulting
therefrom, including, without limitation, any claims made by any succeeding tenant founded upon such delay, so long as LESSOR has notified LESSEE, prior to such
 

 
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holding over, that LESSOR has executed a lease or other occupancy agreement for all or any portion of the Demised Premises. Nothing contained in this Lease shall be construed as a consent by
LESSOR to the occupancy or possession by LESSEE of the Demised Premises beyond the Termination Date, and LESSOR, upon said Termination Date, shall be entitled to the benefit of all legal remedies that now may be in force or may be hereafter enacted
relating to the immediate repossession of the Demised Premises. The provisions of this Article shall survive the expiration or sooner termination of this Lease. 
  
 ARTICLE 25 
 BROKERS 
  
 LESSEE represents to LESSOR that LESSEE has not dealt with any real estate broker or sales representative in connection with this transaction other than CB Richard Ellis,
Inc.; the phrase “real estate broker or sales representative” shall be deemed to include any finder/consultant retained by LESSEE, but whose fees are to be paid by LESSOR. LESSEE agrees to indemnify and hold harmless LESSOR, LESSOR’S
managing agent, and the respective directors, officers, employees, members and partners of the foregoing entities, or of any partner or member of the foregoing entities, from and against any threatened or asserted claims, liabilities, losses or
judgments (including reasonable attorneys’ fees and disbursements) by any real estate broker or sales representative (other than the one set forth above) based on alleged contacts between such broker or sales representative and LESSEE which
have resulted in allegedly providing such broker or sales representative with the right to claim a commission or finder’s fee in connection with this Lease. The provisions of this Article shall survive the expiration or sooner termination of
this Lease. 
  
 ARTICLE 26 
 NOTICES 
  
 All notices, demands, requests, consents, approvals, offers, statements and other
instruments or communications required or permitted to be given hereunder shall be in writing and shall be delivered by (a) certified mail, postage prepaid, (b) a nationally recognized overnight delivery service such as Federal Express, or (c)
facsimile transmission (followed by a hard copy sent as provided in clause (b) above), addressed as follows: 

 
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 To LESSOR: 
  
 Two Gatehall Associates, L.L.C. 
 c/o Gale & Wentworth, LLC 
 200 Campus Drive 
 Florham Park, New Jersey 07932 
 Florham Park, New Jersey 07932 
 Fax no. (973) 301-9501 
  
 with a copy to: 

 
 Two Gatehall Associates, L.L.C. 
 c/o Gale & Wentworth, LLC 
 200 Campus Drive 
 Florham Park, New Jersey 07932 
 Attention: Stephen J. Cusma, Esq. 
 Fax no. (973) 301-9501 
  
 and with an additional copy
to: 
  
 Drinker Biddle & Shanley LLP 
 500 Campus Drive 
 Florham Park, New Jersey 07932 
 Attention: Michael E. Rothpletz,Jr., Esq. 
 Fax no. (973) 360-9831 
  
 To LESSEE: 
  
 Exodus  Communications, Inc. 
 2831 Mission College Boulevard 
 Santa Clara, California 95054-1838 
 Attention: General Counsel

 Fax no. (408)346-2420 
  
 with a copy to: 
  
 Exodus Communications, Inc. 
 2831 Mission College Boulevard 
 Santa Clara, California 95054-1838 
 Attention: Senior Director of Real Estate 
 Fax no.(408)878-7255 
  
 The foregoing addresses may be
changed or supplemented by written notice given as above provided. Any such notice sent by mail shall be deemed to have been received by the addressee on the fifth business day after posting in the United States mail, or, if transmitted by overnight
delivery service, on the first business
 

 
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 day after transmittal, or, if transmitted by facsimile, upon receipt, provided receipt occurs before 5:00 p.m. on a business day in the
jurisdiction of the recipient. Counsel for a party may give notice to the other party with the same effect as if given by a party. 
  
 ARTICLE 27 
 NATURE OF LESSOR’S OBLIGATIONS 
  
 Anything in the Lease to the contrary notwithstanding, no recourse or relief shall be had under any rule of law, statute or constitution or by any enforcement of any
assessments or penalties, or otherwise or based on or in respect of this Lease (whether by breach of any obligation, monetary or non-monetary), against LESSOR, it being expressly understood that all obligations of LESSOR under or relating to this
Lease are solely obligations payable out of the Premises and are compensable solely therefrom, except that LESSEE shall have recourse to the net proceeds of any sale of the Premises received by LESSOR and to the proceeds of any insurance paid in
connection with the Building and retained by LESSOR and not used in Restoration; provided, however, any claim with respect to net sale proceeds or insurance proceeds must be made by LESSEE in writing to LESSOR within one hundred eighty (180) days
after the date of the applicable sale of the Premises or the date of LESSOR’S receipt of the insurance proceeds, as the case may be. It is expressly understood that all such liability is and is being expressly waived and released as a condition
of and as consideration for the execution of this Lease, and LESSEE expressly waives and releases all such liability as a condition of, and as consideration for, the execution of this Lease by LESSOR. For the purposes of this Section “net
proceeds of any sale of the Premises” shall mean the applicable sale price of the Premises less all costs and expenses of LESSOR associated with the sale transaction, including, without limitation, mortgage payoffs, brokerage commissions,
expense adjustments and transfer taxes. 
  
 ARTICLE 28 
 SECURITY DEPOSIT 
  
 28.1  (a)  Subject to Section 28.5
hereof, within five (5) business days after the date of this Lease, LESSEE shall deposit with LESSOR the sum of two million eight hundred thousand dollars ($2,800,000.00), the same to be held by LESSOR as security for the full and faithful
performance by LESSEE of the terms and conditions by it to be observed and performed hereunder. The
 

 
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security deposit and/or any letter of credit under Section 28.5 hereof shall not be considered an advanced payment of rent or a measure of LESSOR’S damages in case of a default by
LESSEE. If any Basic Rent, Additional Rent or other sum payable by LESSEE to LESSOR becomes overdue and remains unpaid after the giving of any applicable notice of default required herein and the expiration of any applicable cure period provided for
herein, or should LESSOR make any payments on behalf of LESSEE pursuant to the terms hereof, or should LESSEE fail to perform any of the terms and conditions of this Lease after the giving of any applicable notice required hereunder and the
expiration of any applicable cure period provided for herein, then LESSOR, at its option, and without prejudice to any other remedy which LESSOR may have on account thereof, shall appropriate and apply said deposit, or so much thereof as may be
required to compensate or reimburse LESSOR, as the case may be, toward the payment of Basic Rent, Additional Rent or other such sum payable hereunder, or loss or damage actually sustained by LESSOR due to the breach or failure to perform on the part
of LESSEE, and upon demand, LESSEE shall restore such security to the original sum deposited. 
  
 (b)  LESSOR hereby agrees that the amount required as security under this Lease shall be reduced from two million eight hundred thousand dollars ($2,800,000.00) to two million five hundred thousand dollars ($2,500,000.00)
as of the first (1st) anniversary of the date of this Lease, reduced from two million five hundred
thousand dollars ($2,500,000.00) to two million two hundred thousand dollars ($2,200,000.00) as of the second (2nd) anniversary of the date of this Lease, reduced from two million two hundred thousand dollars ($2,200,000.00) to one million nine hundred thousand dollars ($1,900,000.00) as of the third (3rd) anniversary of the date of this Lease, reduced from one million nine hundred thousand dollars ($1,900,000.00) to
one million six hundred thousand dollars ($1,600,000.00) as of the fourth (4th) anniversary of the date
of this Lease, and reduced from one million six hundred thousand dollars ($1,600,000.00) to one million four hundred thirty five thousand dollars ($1,435,000.00) as of the fifth (5th) anniversary of the date of this Lease; provided, however, there shall be no reduction in the amount required as security if, as of the anniversary
date in question, an Event of Default is occurring. For the purposes of this Lease, the term “security” or “security deposit” shall mean the amount of security required under this Lease as of the date in question. 

 
 28.2  Conditioned upon the full compliance by LESSEE of all of the terms of this Lease, and the prompt payment of all
sums
 

 
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due hereunder, said deposit, if any, then held by LESSOR shall be returned in full to LESSEE within fifteen (15) days after the end of the Term. 
  
 28.3  In the event of bankruptcy or other debtor-creditor proceeding against LESSEE, such security deposit shall be deemed to be
applied first to the payment of rent and other charges due LESSOR for all periods prior to filing of such proceedings. 
  
 28.4  In the event of any transfer of title to the Premises, or any assignment of LESSOR’S interest under this Lease, LESSOR shall have the right to transfer the security deposit to said transferee or assignee, and
LESSOR shall thereupon be released by LESSEE from all liability for the return of such security deposit. In such event, LESSEE agrees to look to the new lessor for the return of the security deposit. It is hereby agreed that the provisions of this
Section shall apply to every transfer or assignment made of the security deposit to a new lessor. 
  
 28.5  (a)  In lieu of depositing cash as a security deposit, LESSEE may elect to deliver to LESSOR within five (5) business days after the date of this Lease a one (1) year, irrevocable unconditional letter of
credit issued by a commercial bank having an office within the New York City/New Jersey metropolitan area (which bank shall have a rating of A or better by Standard & Poor’s or any successor thereto); said letter of credit shall be for the
benefit of LESSOR, shall contain the obligation of the issuing bank to issue a new letter of credit, without charge, to any assignee of LESSOR’S interest under this Lease, and shall contain such other commercially reasonable terms and
conditions as are reasonably satisfactory to LESSOR. The face amount of the letter of credit delivered to LESSOR shall be equal to the amount of security then required under this Article 28, and the face amount of any replacement letter of
credit delivered to LESSOR shall be equal to the amount of the security deposit then required under this Lease. 
  
 (b)  LESSOR shall have the right to draw down the letter of credit for any of the reasons set forth in Section 28.1 for the application of the cash deposit in an amount equal to the Basic Rent, Additional Rent or
other sum payable hereunder, or any payments made by LESSOR on behalf of LESSEE, or any loss or damage sustained by LESSOR as a result of LESSEE’S failure to perform any of the terms and conditions of this Lease after the giving of any
applicable notice and the expiration of any applicable cure period provided for herein.
 

 
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 To exercise such right, (i) LESSOR shall present the letter of credit to the issuing bank at the office in New York City/New Jersey set forth on
the letter of credit and (ii) LESSOR shall deliver to the issuing bank a statement from LESSOR setting forth the amount of the draw and stating that LESSOR is entitled to draw down the letter of credit pursuant to the provisions of Section
28.5 of this Lease. LESSOR shall apply the proceeds thereof towards the payment of the Basic Rent, Additional Rent or such other sum payable hereunder, or any payments made by LESSOR on behalf of LESSEE pursuant to the terms of this Lease, or
any loss or damage sustained by LESSOR due to the breach or failure to perform on the part of LESSEE, and LESSOR shall hold the balance, if any, pursuant to the provisions of subsection (f) hereof. Within ten (10) business days after demand,
LESSEE shall deposit with LESSOR an amount (in the form of cash) equal to the portion of said proceeds applied pursuant to the provisions of the immediately preceding sentence. 
  
 (c) At least thirty (30) days prior to the expiration of any original letter of credit delivered by LESSEE to LESSOR with respect to this Lease, or the
expiration of any replacement letter of credit, LESSEE shall deliver to LESSOR either (i) an extension of such original or replacement letter of credit from the issuing bank so long as such bank has a rating of A or better by Standard &
Poor’s or any successor thereto, or (ii) a replacement letter of credit issued by a commercial bank having an office within the New York City/New Jersey metropolitan area (which bank shall have a rating of A or better by Standard &
Poor’s or any successor thereto), containing the same terms and for the face amount then required under Section 28.5(a). In addition, if Standard & Poor’s (or any successor) lowers the rating of the issuing bank of the letter of
credit then held by LESSOR below A, then LESSEE shall deliver to LESSOR, within thirty (30) days after the lowering of the rating, a replacement letter of credit issued by a commercial bank having an office within the New York City/New Jersey
metropolitan area (which bank shall have a rating of A or better by Standard & Poor’s or any successor thereto) containing substantially the same terms and for the face amount then required under Section 28.5(a). In the event LESSEE
fails to deliver said extension or replacement letter of credit on or before the date set forth above, LESSOR shall have the right to draw down the entire amount of the letter of credit. To exercise such right, (i) LESSOR shall present the letter of
credit to the issuing bank at the office in New York City/New Jersey set forth on the letter of credit and (ii) LESSOR shall deliver to the issuing bank a statement from LESSOR stating that LESSOR is
 

 
 81 

 
entitled to draw down the letter of credit pursuant to the provisions of Section 28.5 of this Lease. The proceeds of said letter of credit shall be held by LESSOR pursuant to the
provisions of subsection (f) hereof. 
  
 (d)  Notwithstanding anything to the
contrary contained herein, LESSEE hereby expressly acknowledges that the drawing down of said letter of credit shall not operate as a waiver of or preclude LESSOR from exercising any of LESSOR’S other rights and remedies under this Lease. In
addition, LESSEE hereby agrees that LESSOR shall not be required to give LESSEE any prior notice of the drawing down of the letter of credit, and LESSEE hereby waives any such notice to which it may be entitled. 
  
 (e)  In the event of an assignment of this Lease by LESSOR, LESSEE shall obtain either (i) a new letter of
credit from the issuing bank containing the same terms and for the same face amount as the letter of credit then held by LESSOR which names the new lessor as the beneficiary or (ii) the written consent of the issuing bank to the assignment of the
then existing letter of credit from the existing LESSOR to the new lessor in form and substance reasonably satisfactory to the new lessor. If LESSEE obtains a new letter of credit, LESSOR shall surrender the existing letter of credit to LESSEE
simultaneously with its receipt of the new letter of credit; the parties agree to coordinate such delivery and surrender so that it is done on the effective date of the assignment of this Lease by LESSOR. 
  
 (f)  The proceeds from any letter of credit shall be held by LESSOR in accordance with the provisions of
Section 28.1. 
  
 (g)  If, as of the Termination Date, LESSOR has a letter of
credit in its possession, then LESSOR agrees to return such letter of credit to LESSEE within fifteen (15) days after the end of the Term unless there is a continuing Event of Default. 
  
 28.6  Notwithstanding anything to the contrary contained in this Article, if LESSEE receives a Standard & Poor’s (or any successor thereto)
“long-term issuer credit rating” of A or better, then for as long as such credit rating remains at A or better, LESSEE shall have no obligation to deposit with LESSOR the security pursuant to this Article 28. Upon receiving notice
from LESSEE that LESSEE has received such an A rating or better, provided no Event of Default is
 

 
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occurring, LESSOR shall promptly return to LESSEE any cash security or letter of credit then held by LESSOR pursuant to this Article 28. If, after the return of any cash deposit or letter
of credit pursuant to this Section, Standard & Poor’s (or any successor thereto) lowers LESSEE’S long-term issuer credit rating to below A, LESSEE shall provide LESSOR with notice thereof, and within five (5) business days after any
such lowering of LESSEE’S credit rating, LESSEE shall pay to LESSOR a security deposit in the amount then required pursuant to Section 28.1 or deliver to LESSOR a letter of credit in the face amount of the security then required pursuant
to Section 28.1 and otherwise satisfying the requirements of this Article 28 and all of LESSEE’S other obligations under this Article 28 shall be automatically reactivated and shall thereafter remain in full force and
effect. 
  
 ARTICLE 29 
 PARKING 
  
 29.1  Subject to the provisions of this Lease, (a) from the date of this
Lease to the day immediately preceding the Effective Date for Stage 4 of the Demised Premises, LESSEE and LESSEE’S Visitors shall have the right to the exclusive use of one hundred (100) parking spaces on the Land in the location designated by
LESSOR, (b) commencing on the Effective Date for Stage 4 of the Demised Premises and throughout the remainder of the Term, LESSEE and LESSEE’S Visitors shall have the nonexclusive right, in common with others, to park up to one hundred fifty
(150) vehicles in the parking spaces on the Land which are not designated as of the Effective Date for Stage 4 of the Demised Premises or at any time thereafter for the exclusive use of others, and (c) LESSOR agrees to mark, at LESSEE’S cost
and expense, one hundred (100) parking spaces (in addition to those that LESSEE has the right to use pursuant to clause (b)) on the Land for the exclusive use of LESSEE and LESSEE’S Visitors commencing on the Effective Date for Stage 4 of the
Demised Premises and for the remainder of the Term, which spaces shall be in the location cross-hatched on Exhibit F annexed hereto. LESSOR shall have no obligation to police the parking areas or to otherwise enforce the parking rights
granted to LESSEE hereunder. LESSOR shall have no liability to LESSEE for any violation of these parking rights by any tenant of the Building or any other third party. 
  
 29.2  LESSEE shall comply, and shall take reasonable efforts to cause LESSEE’S Visitors to comply, with any reasonable
 

 
 83 

 
rules and regulations promulgated by LESSOR from time to time with respect to the parking areas on the Land; provided such rules and regulations do not decrease the total number of parking spaces
which LESSEE has the right to use pursuant to the terms hereof and provided further that such rules and regulations do not materially increase LESSEE’S obligations or liabilities hereunder. LESSEE shall not, and LESSEE shall not permit
LESSEE’S Visitors to, use more parking spaces on the Land than those allocated to LESSEE pursuant to this Article; and LESSEE shall not, and LESSEE shall not permit LESSEE’S Visitors to, park in any spaces on the Land reserved for other
tenants of the Building. 
  
 29.3  If LESSEE or any LESSEE’S Visitor is parked illegally on the Land,
or in areas designated for use of others, or in driveways, fire lanes or areas not striped for general parking or otherwise in violation of this Article, then LESSOR may, after the giving of written notice to LESSEE at least one (1) time with
respect to any vehicle, tow away from the Premises, at LESSEE’S cost, vehicles used by LESSEE or LESSEE’S Visitors. LESSOR may also attach violation stickers or notices to any vehicles used by LESSEE or LESSEE’S Visitors, in violation
of this Article or any reasonable parking rules and regulations promulgated by LESSOR. The parking spaces shall be used by LESSEE and LESSEE’S Visitors only for parking in connection with LESSEE’S business being conducted at the Demised
Premises and for no other purposes. 
  
 29.4  Notwithstanding anything to the contrary contained in this
Lease, LESSOR shall have the right, at its sole cost and expense, to alter and reconfigure the parking areas on the Land from time to time, including the parking areas that LESSEE has the right to use pursuant to the terms hereof. In the event of
any such alteration or reconfiguration, LESSOR shall have the right to relocate in whole or in part the parking spaces that LESSEE has the right to use pursuant to Section 29.1 , including the exclusive and the nonexclusive spaces; provided,
however, that after any such relocation of parking spaces, there shall be no reduction in the number of parking spaces that LESSEE has the right to use, it being understood that in the event of any such relocation, (a) there would continue to be one
hundred (100) parking spaces on the Land marked for LESSEE’S exclusive use, and (b) LESSEE would continue to have the nonexclusive right, in common with others, to park up to one hundred fifty (150) vehicles in parking spaces on the Land which
are not designated at the time of such relocation or thereafter for the exclusive use of others. 

 
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 ARTICLE 30 
 SIGNAGE

  
 30.1  Subject to the provisions of this Article 30 and to applicable Legal Requirements,
LESSEE shall have the right, at its sole cost and expense, to install its name and logo on a monument sign to be installed by LESSOR near the entrance to the Building. In addition, if at any time during the Term, LESSOR permits any other tenant of
the Building (the “Other Tenant”) to install an identification sign on the facade of the Building, then, subject to the provisions of this Article 30, LESSEE shall have the right, at its sole cost and expense, to
install its name on the facade of the Building. To exercise said rights, LESSEE shall submit to LESSOR for its approval (which shall not be unreasonably withheld, conditioned or delayed) plans and specifications for the sign in question. LESSEE
shall attach to the plans and specifications for the identification sign on the Building an elevation of the Building showing the location, size, design and color of said sign. Said plans and specifications shall be in compliance with all applicable
Legal Requirements. Within fifteen (15) days after receipt of said plans and specifications, LESSOR shall notify LESSEE whether LESSOR approves or disapproves the proposed sign and/or the proposed location of said sign. If LESSOR disapproves the
proposed signs and/or the proposed location of the signs, LESSOR shall specify the reasons for said disapproval in said notice. 
  
 30.2  Notwithstanding anything to the contrary contained herein, (i) LESSEE’S signage to be installed on the monument shall be in LESSOR’S building standard form and size, and (ii) the area of LESSEE’S
signage on the Building facade shall not exceed “LESSEE’S permitted sign area” (as hereinafter defined). “LESSEE’S permitted sign area” means the area in square feet equal to the product of (1) the square foot area of
the Other Tenant’s Building facade sign, times (2) the quotient of (x) the rentable square foot area of the Demised Premises (as set forth in Section 1.1(q), divided by (y) the rentable square foot area of the space in the Building
leased to the Other Tenant (as set forth in such Other Tenant’s lease). 
  
 30.3  Prior to commencing
the construction of the signs, LESSEE shall obtain LESSOR’S approval of the proposed contractor, which approval shall not be unreasonably withheld, and LESSEE shall deliver to LESSOR a copy of all governmental approvals and permits required in
connection with the installation of said signs and a copy of any required insurance certificates. 

 
 85 

 30.4  LESSEE agrees to construct the signs in accordance with the approved plans and specifications and to
complete such work expeditiously, in a good and workmanlike manner, and free and clear of all Liens. 
  
 30.5  LESSEE hereby covenants and agrees, at its sole cost and expense, to maintain the signs in good condition and repair during the Term, subject to ordinary wear and tear, and to promptly make all repairs and/or
replacements required thereto. On or before the Termination Date, LESSEE shall remove the signs and shall restore the Building and the existing monument to the condition existing prior to the installation of said signs; the restoration of the
Building shall include, but shall not be limited to, any repainting thereof required as a result of any discoloration or fading. 
  
 ARTICLE 31 
 SPECIAL USES 
  
 31.1  Subject to the requirements of this Article 31 and other applicable provisions of this Lease, LESSEE may, at its sole cost and expense throughout the Term, (i) install, maintain,
repair, replace, alter and operate (x) the Roof Top Telecommunications Equipment and the Roof Top HVAC Equipment on the roof of the Building in locations approved by LESSOR (which approval shall not be unreasonably withheld, conditioned or delayed),
and (y) transmission lines, wires, cables, risers and conduits (collectively, “Conduits”) through conduit space in the Building designated by LESSOR for the operation of the Roof Top HVAC Equipment, the Roof Top
Telecommunications Equipment and equipment and facilities installed in the Demised Premises pursuant to this Lease (the Roof Top Telecommunications Equipment, the Roof Top HVAC Equipment and the Conduits and any alterations thereto or replacements
thereof being called herein collectively, the “Equipment”). Notwithstanding anything to the contrary contained herein, the area of the roof of the Building in which LESSEE has the right to install the Roof Top HVAC Equipment
and the Roof Top Telecommunications Equipment shall not exceed LESSEE’S Proportionate Share of the “usable roof area” (as hereinafter defined). The “usable roof area” shall mean the total area of the surface of the
roof of the Building, less that portion thereof on which any heating, ventilating, air conditioning (other than the Roof Top HVAC Equipment), mechanical or other equipment or facilities servicing the Building are now or hereafter located.

 
 86 

 31.2  LESSEE hereby covenants and agrees that the initial installation of the Equipment shall be subject to the
provisions of Exhibit D hereof, including, without limitation, LESSOR’S rights to approve the working drawings and specifications therefor, which approval shall not be unreasonably withheld or conditioned. LESSEE shall not alter or
replace any of the Equipment after the initial installation thereof, unless LESSEE submits to LESSOR detailed plans and specifications therefor and LESSOR approves such plans and specifications in writing (such approval shall not be unreasonably
withheld, conditioned or delayed). Any replacement Equipment shall be comparable to the equipment being replaced. LESSEE acknowledges that LESSOR’S review and approval rights with respect to the Equipment shall include, but shall not be limited
to, consideration of the size, weight, affect on Building systems, affect on tenants and other occupants of the Building, aesthetics and manner of attachment and installation, and the affect on the character of the Premises (other than interior
portions of the Demised Premises) as a first class multi-tenant office Building. LESSEE hereby acknowledges and agrees that the provisions of Sections 7.4, 7.6(a) and 8.3 shall also govern the installation, maintenance, repair,
alteration and replacement of the Equipment to the extent such provisions are not inconsistent with the provisions of this Article 31. 
  
 31.3  LESSEE hereby covenants and agrees that (i) LESSEE shall, at its sole cost and expense, comply with all Legal Requirements (including, without limitation, Environmental Laws) and
Insurance Requirements and procure and maintain all necessary permits and approvals required in connection with the operation, installation, maintenance, repair, alteration and replacement of the Equipment; (ii) The Equipment shall not adversely
affect, undermine or interfere with the structure of the Building or any of the systems of the Building (including, without limitation, the electrical, plumbing, heating, ventilating, air conditioning and life safety systems); (iii) The Equipment
shall not interfere with the use and enjoyment of other areas of the Building by tenants, their employees and other occupants of the Building; (iv) LESSEE shall, at its sole cost and expense, promptly repair any damage (whether structural or
non-structural) caused to the roof or any other portion of the Premises or its fixtures, equipment and appurtenances by reason of the installation, maintenance, repair, alteration, replacement or operation of the Equipment (or, at LESSOR’S
election, LESSOR shall perform such repairs and LESSEE shall reimburse LESSOR for the costs thereof within thirty (30) days after receipt of demand therefor from LESSOR); (v) the Equipment shall not emit sound
 

 
 87 

 
which is audible in any leasable areas of the Building other than the Demised Premises; (vi) the Equipment shall not cause vibrations outside of the Demised Premises; and (vii) LESSEE shall pay
any additional or increased insurance premiums incurred by LESSOR, and shall obtain and pay for any additional insurance coverage for the benefit of LESSOR in such amount and of such type as LESSOR may reasonably require in connection with the
Equipment. 
  
 31.4  (a)  LESSEE acknowledges that LESSEE’S use of the roof and the conduit
space in the Building pursuant to this Article 31 is a non-exclusive use, and, subject to the terms hereof, LESSOR may permit any person or entity to use any of the conduit spaces in the Building and any portion of the roof of the Building,
other than those portions of the roof which contain Equipment pursuant to the terms hereof. LESSEE covenants and agrees that the Equipment and LESSEE’S installation, alteration, maintenance, repair, replacement and operation thereof shall not
affect or otherwise interfere with the operations of any equipment or facilities of the Existing Tenant or its subtenant which are located at the Premises as of the date of this Lease. In the event of any such interference, LESSEE shall immediately
upon receiving notice thereof, at its sole cost and expense, take all actions necessary to cease the interference. 
  
 (b)  Subject to Section 31.4(a) and Section 31.11, LESSOR shall not interfere, or permit its agents, contractors or other tenants to interfere, with the operation of the Equipment; provided, however,
(i) LESSEE shall reasonably cooperate with LESSOR in connection with maintenance, repairs, replacements and alterations of any portion of the Building undertaken or permitted by LESSOR and in connection with the installation, maintenance, repair,
replacement, alteration and operation of other equipment and facilities by LESSOR or any other person or entity, including, without limitation, other roof top telecommunications, heating, ventilating, air conditioning or mechanical equipment; and
(ii) LESSOR shall have no obligation to prevent any interference with the operations of the Equipment which may be caused by equipment and facilities of the Existing Tenant and its subtenant which are located at the Premises as of the date of this
Lease. 
  
 (c)  In the event of any material interference with the operation of the
Equipment caused by LESSOR or LESSOR’S agents, employees or contractors or by other tenants of the Building (other than interference caused by the operation of equipment and facilities of the Existing Tenant or its subtenant which are located
at the Premises as of the date of this Lease),
 

 
 88 

 
LESSEE shall notify LESSOR thereof, and thereafter LESSOR shall promptly, at its sole cost and expense, cause such interference to be discontinued. 
  
 31.5  Without limiting LESSEE’S obligations under Section 14.6, LESSEE shall indemnify and hold harmless LESSOR, its
employees, agents and contractors, from and against any and all liability, damages, claims, costs or expenses relating to the installation, maintenance, operation, repair, alteration and replacement of any Equipment, together with all costs,
expenses and liabilities incurred in or in connection with each such claims or action or proceeding brought thereon (including, without limitation, all reasonable attorneys’ fees and expenses), except for such of the foregoing that arise from
the gross negligence or willful misconduct of LESSOR. LESSEE’S obligations under this Section shall survive the expiration or termination of the Term. 
  
 31.6  LESSEE shall remove the Equipment upon the expiration or earlier termination of the Term and repair any damage to the roof of the Building or other portions of the Premises caused by
the installation or removal of the Equipment, all at LESSEE’S sole cost and expense (or, at LESSOR’S election, LESSOR shall perform such repairs and LESSEE shall reimburse LESSOR for the reasonable costs thereof within thirty
(30) days after receipt by LESSEE of LESSOR’S demand therefor). LESSOR shall have no obligation to repair or maintain the Equipment. 
  
 31.7  For the purpose of installing, maintaining, repairing, replacing, altering and operating the Equipment, (i) LESSEE shall have keyed access to the roof of the Building at all times
during the Term, and (ii) upon prior notice to LESSOR and at reasonable times, LESSEE shall have access to the conduit spaces in the Building in which the Conduits are located from the basement of the Building or the roof. LESSOR shall have the
right to require, as a condition to such access to the conduit spaces, that LESSEE or LESSEE’S agents, contractors or employees at all times be accompanied by a representative of LESSOR who LESSOR shall make available upon reasonable notice.
LESSEE shall pay LESSOR for the costs of furnishing such a representative within fifteen (15) days after receiving any request therefor from LESSOR. 
  
 31.8  At LESSEE’S sole cost and expense, LESSEE shall cause the Equipment’s consumption of all utilities, including, without limitation, electricity and gas service, to be metered
(either separately or in connection with the applicable utility supply to the Demised Premises) by the applicable utility. LESSEE
 

 
 89 

 
shall pay all costs of such utilities directly to the applicable utility. 
  
 31.9  The rights granted under this Article 31 are personal to Exodus Communications, Inc. and to any assignee pursuant to Section 16.7(b) and may not be assigned separately from this Lease or in connection
with any assignment of this Lease except an assignment pursuant to Section 16.7(b). 
  
 31.10  From
and after the Commencement Date and throughout the Term, LESSEE shall have the right, at its sole cost and expense, to install on the Land and operate, maintain, repair and replace supplementary lighting facilities for the parking lots and sidewalks
on the Land. All such supplementary lighting shall be separately metered for electricity and LESSEE shall pay the cost of such electricity directly to the applicable utility prior to the due date thereof. Throughout the Term, LESSEE shall maintain
all such supplementary lighting and related facilities in good condition and repair, subject to ordinary wear and tear, and shall make all renewals, repairs and replacements thereto, ordinary and extraordinary, which may be required to maintain same
in such condition. Prior to installing any such supplementary lighting and related facilities, LESSEE shall submit detailed plans and specifications therefor to LESSOR for LESSOR’S approval, which approval shall not be unreasonably withheld,
conditioned or delayed. LESSEE acknowledges that such supplementary lighting facilities and the illumination supplied thereby shall be of a quality and character appropriate for a first-class office building. LESSEE hereby acknowledges and agrees
that the provisions of Section 7.4, 7.6(a) and 8.3 shall also govern the installation, maintenance, replacement and repair of the supplementary lighting and related facilities. Notwithstanding anything to the contrary contained
herein, the supplementary lighting and the installation, maintenance, repair, replacement and operation thereof shall not (a) result in the loss of use of any parking spaces on the Land and shall not otherwise interfere with the use of the parking
lots, driveways, sidewalks or any other improvements or facilities on the Land, and (b) shall not affect any of the systems servicing the Premises or any part thereof. LESSEE shall, at its sole cost and expense, promptly repair any damage caused to
the Premises or its fixtures, equipment or appurtenances by reason of the installation, maintenance, repair and replacement of the supplementary lighting facilities. Prior to the Termination Date, LESSEE shall, if required by LESSOR, at
LESSEE’S sole cost and expense, remove all such supplementary lighting and relating facilities installed by LESSEE and shall restore the Premises to the condition prior to
 

 
 90 

 
installation thereof. Alternatively, LESSOR shall have the right to undertake such removal and restoration at LESSEE’S cost. LESSEE acknowledges that LESSOR has the right, from time to time,
to alter and reconfigure the parking areas on the Land. In connection with any such alteration or reconfiguration, LESSEE shall, at its sole cost and expense, relocate and/or replace light fixtures and facilities installed by LESSEE pursuant to the
terms hereof to another location reasonably designated by LESSOR. 
  
 31.11  (a)  LESSOR shall
have the right, from time to time, to require LESSEE to permanently relocate Equipment and any other improvements and facilities installed by LESSEE (including, without limitation, supplementary lighting facilities) which are located outside of the
Demised Premises to other locations at the Premises which are reasonably satisfactory to LESSEE and LESSOR, provided such relocation does not materially interfere with the conduct of LESSEE’S business and provided further that LESSOR pays the
actual reasonable costs and expenses incurred by LESSEE to relocate such Equipment or other improvements and facilities. In the event that LESSOR requires such relocation, LESSEE shall promptly perform the relocation in accordance with plans which
are reasonably satisfactory to LESSEE and LESSOR. 
  
 (b)  In connection with maintenance,
repairs, alterations and replacement of the Building or any part thereof or the equipment and facilities therein or thereon, LESSOR shall have the right to require LESSEE, at LESSEE’S cost, to temporarily relocate Equipment; provided, however,
LESSOR shall take all practicable efforts to avoid any such relocation and to minimize interference with the operations of the Equipment. Except in the case of an emergency, LESSOR shall give LESSEE reasonable prior notice of any intended
maintenance, alteration, repairs, or replacements which would require the relocation of Equipment. 
  
 ARTICLE 32

 TENANT IMPROVEMENT WORK; 
 EXISTING TENANT FACILITIES AND
OPERATION 
  
 32.1  From and after the Effective Date for each Stage of the Demised Premises, LESSEE
shall have the right, at its sole cost and expense, to construct the applicable Tenant Improvement Work in such Stage in accordance with the provisions of this Lease. From and after the Effective Date for Stage 1 of the Demised Premises, LESSEE
shall have the right, at its sole cost and expense, to construct the applicable Tenant Improvement
 

 
 91 

 
Work on the roof of the Building in accordance with the provisions of this Lease. 
  
 32.2  Notwithstanding anything to the contrary contained herein, LESSOR shall have the right, but not the obligation, to undertake all or any portion of the demolition work in the Demised Premises reflected on the
Final Plans by notice given to LESSEE simultaneously with LESSOR’S approval of the Final Plans in accordance with Exhibit D. In the event that LESSOR elects to undertake any of the demolition work, LESSOR shall complete same at its sole
cost and expense as promptly as practicable (provided LESSOR shall not be obligated to undertake such work on weekends or beyond normal business hours) and in accordance with the Final Plans and all applicable Legal Requirements; provided, however,
LESSOR shall not be obligated to commence any such demolition work in any Stage of the Demised Premises until after the Effective Date for the applicable Stage. Any materials or equipment removed from the Demised Premises by LESSOR in undertaking
any such demolition work in accordance with the Final Plans shall be the property of LESSOR, with LESSOR having no obligation to pay LESSEE or give any other consideration to LESSEE therefor. 
  

32.3  LESSEE shall pay to LESSOR, within fifteen (15) days after receiving any request therefor from LESSSOR given from time to time (each request shall
include a copy of applicable invoices), an amount equal to the product of 1.5 times the supervisory fee (as hereinafter defined). In addition, LESSEE shall pay to LESSOR, within fifteen (15) days after any request therefor from LESSOR given from
time to time (each request shall include a copy of applicable invoices), an amount equal to all out-of-pocket costs and expenses actually incurred by LESSOR for architectural and engineering services (including, without limitation, mechanical and
electrical engineering services) in connection with the review of LESSEE’S plans and specifications for the Tenant Improvement Work and the Equipment and any modifications thereto (including, without limitation, preliminary plans and
specifications and working drawings and specifications). The “supervisory fee” as used herein shall mean all fees incurred by LESSOR for the services of a representative (which representative may change from time to time) of a contractor
selected by LESSOR to supervise all aspects of the Tenant Improvement Work and the installation of the Equipment, including, without limitation, plan review and onsite inspection, supervision and coordination. Nothing contained herein shall obligate
LESSOR to retain such a representative or to have such a representative available at any time. 

 
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 32.4  (a)  LESSEE acknowledges that (x) Stage 1 of the
Demised Premises contains a generator and related equipment (collectively, the “Generator”) which provides a back-up electricity source for certain equipment used by the Existing Tenant in its operations, and (y) the Third Floor
Space contains two (2) sets of cables (collectively, the “Cables”) which service Existing Tenant’s computer and other equipment contained in the Inner Data Center and the Outer Data Center. 
  
 (b)  Until the Effective Date for Stage 4 of the Demised Premises, LESSEE shall not alter, disturb or otherwise
interfere with the Cables, and LESSOR shall have the right to place and maintain barriers or other protective devices on and around the Cables; provided, however, that if LESSEE shall desire to relocate the Cables that are within the Demised
Premises to the roof of the Building, then LESSEE may, at its sole cost and expense, relocate such Cables in accordance with detailed plans and specifications approved in writing in advance by LESSOR (which approval shall not be unreasonably
withheld, conditioned or delayed provided that if the Existing Tenant shall object to the plans, LESSOR may disapprove the plans and specifications whether or not said objection is reasonable), provided that in no event shall such relocation of the
Cables cause any disruption or interference with the operations of the Cables or the equipment and facilities serviced thereby. 
  
 (c)  (i)  LESSEE shall not alter, disturb or otherwise interfere with the Generator or the operation thereof except in accordance with the terms hereof. If LESSEE desires to remove
the Generator from Stage 1 of the Demised Premises prior to the Effective Date for Stage 4 of the Demised Premises, LESSEE shall provide LESSOR with notice thereof, together with detailed plans and specifications for an alternative electric
generator to replace the Generator, which alternative generator shall be located at the Premises (but outside of the Demised Premises) in a location designated by LESSOR and shall be otherwise acceptable to LESSOR, including, without limitation, as
to quality of equipment and capability of providing an uninterrupted supply of electricity of a quantity and character sufficient to operate the equipment and facilities serviced by the Generator. LESSOR shall not unreasonably withhold, condition or
delay its approval of any such plans. Upon receiving LESSOR’S written approval of such plans and specification, LESSEE shall, prior to relocating, altering or in any way interfering with the operation of the Generator, at its sole cost and
expense, install the alternative generator in
 

 
 93 

 
accordance with the plans and specifications approved by LESSOR. LESSEE represents and warrants that any such alternative generator shall provide electricity in the event of any failure or
interruption of the primary electricity source in quantity and character sufficient for the uninterrupted normal operation of the equipment and facilities of the Existing Tenant currently serviced by the Generator. After the installation of the
alternative generator in accordance with the terms hereof, LESSEE shall, at its sole cost and expense, relocate the Generator to another portion of the Premises designated by LESSOR. Alternatively, if LESSOR, in its sole discretion, elects not to
re-use the Generator at the Premises, then after the installation of the alternative generator in accordance with the terms hereof, LESSOR shall remove the Generator from the Demised Premises at its sole cost and expense. LESSEE hereby acknowledges
that the Generator and any alternative generator installed by LESSEE pursuant to this Section shall remain the property of LESSOR. 
  
 (ii)  If LESSEE does not relocate the Generator pursuant to Subsection (i) above, then, as promptly as practicable after the Effective Date for Stage 4 of the Demised Premises, but not
later than thirty (30) days after the Effective Date for Stage 4 of the Demised Premises, LESSOR shall, at its sole cost and expense, remove the Generator from the Demised Premises. 
  
 (d)  (i)  LESSEE shall construct partition walls on the third (3rd) floor of the Building and the ground floor of the Building in the locations indicated on Exhibit J annexed hereto. All such partition walls shall be from the floor slab of the
applicable floor to the underside of the floor above (in the case of the third floor, to the underside of the roof deck). Within fifteen (15) days after the date of this Lease, LESSEE shall provide plans and specifications to LESSOR for such
partition walls, and, in the case of the partition wall on the third floor, for the removal of the existing partition wall located where the new partition wall will be installed. LESSOR shall approve or disapprove such plans and specifications, or
any revisions thereto, as the case may be, within five (5) business days after receipt thereof. LESSOR shall not unreasonably withhold or condition its approval of such plans and specifications or any revisions thereto. Any notice of disapproval
given by LESSOR shall state the revisions to the plans and specifications necessary to obtain LESSOR’S approval. Within five (5) business days after receiving any such notice of disapproval, LESSEE shall submit to LESSOR revised plans and

 
 94 

 
specifications reflecting the modifications reasonably requested by LESSOR. The preceding four (4) sentences shall be repeated until the plans and specifications are approved by LESSOR. As
promptly as practicable after the approval by LESSOR of the plans and specifications, LESSEE shall install the partition wall on the ground floor in accordance with the plans and specifications approved by LESSOR. After September 15, 2000, LESSEE
shall as promptly as practicable, but prior to the Effective Date for Stage 3 of the Demised Premises, install the partition wall on the third floor in accordance with the plans approved by LESSOR. All work in connection with the installation of the
partition wall on the third floor pursuant to this Section (including, without limitation, the removal of the existing partition wall) shall be conducted at times other than during working hours (as hereinafter defined). The term “working
hours”, as used in this Section, shall mean Monday through Friday from 7:00 a.m. to 8:00 p.m. and Saturday from 8:00 a.m. to 12:00 p.m. 
  
 (ii)    LESSEE shall bear all costs and expenses in connection with the installation of the partition wall on the third floor of the Building, including, without limitation, costs
of demolition of the existing partition wall. LESSOR shall pay LESSEE an amount equal to fifty percent (50%) of the reasonable costs incurred by LESSEE to construct the partition wall on the ground floor in accordance with the terms of this
Section 32.4(d). LESSOR shall pay LESSEE such amount within fifteen (15) days after the later to occur of (x) the date on which LESSEE has completed the installation of the partition wall on the ground floor in accordance with the terms
hereof, or (y) the date on which LESSOR receives LESSEE’S request for payment, which request shall include a statement of the costs incurred and a copy of applicable invoices. 
  
 (e)    Until the Effective Date for Stage 3 of the Demised Premises, the Existing Tenant and its employees, agents, contractors and
representatives shall have the unrestricted right of access twenty four (24) hours a day, seven (7) days a week through the Third Floor Space to the Outer Data Center. Until the Effective Date for Stage 4 of the Demised Premises, the Existing Tenant
and its employees, agents, contractors and representatives shall have the unrestricted right of access twenty four (24) hours a day, seven (7) days a week to the Inner Data Center. Notwithstanding anything to the contrary contained in this Lease,
the Existing Tenant and its employees, agents, contractors and representatives shall not be required to sign a confidentiality agreement as a condition to admittance to the
 

 
 95 

 
Third Floor Space for the purpose of accessing the Inner Data Center and the Outer Data Center prior to the applicable date set forth above. Until the Effective Date for Stage 4 of the Demised
Premises, LESSOR and its agents, employees and contractors shall have unrestricted access to the Cables and the Generator for the purpose of inspecting, maintaining, operating, repairing and replacing same. LESSEE shall have the right to construct a
temporary corridor in the Demised Premises to provide direct access to the Inner Data Center and the Outer Data Center for the Existing Tenant in accordance with plans approved in advance by LESSOR (which approval shall not be unreasonably withheld,
conditioned or delayed). 
  
 (f)  All work undertaken by LESSEE pursuant to this Section
32.4 shall (i) be performed by contractors and subcontractors approved by LESSOR (which approval shall not be unreasonably withheld, conditioned or delayed), and (ii) be performed in a good and workmanlike manner and in accordance with all
applicable Legal Requirements. LESSOR hereby approves Nova Construction Corp. as the general contractor and construction manager for such work. In connection with all such work, LESSEE and its agents, employees and contractors shall not interfere
with (x) the operations of the Existing Tenant or its equipment and facilities, or (y) the operation of equipment and facilities servicing the Building or any portion thereof, including, without limitation, the telecommunications equipment located
in the room in which the partition wall will be installed on the ground floor of the Building. 
  
 (g)  Without limiting LESSEE’S obligations under Section 14.6, LESSEE shall indemnify and hold harmless LESSOR and its employees, agents and contractors from and against any and all liability, damages, claims,
costs or expenses (including, without limitation, reasonable attorneys’ fees) relating to or arising out of or in connection with any interference with the operations of the Cables or the Generator prior to the Effective Date for Stage 4 of the
Demised Premises caused by LESSEE or LESSEE’S Visitors. 
  
 32.5  LESSOR acknowledges that from time
to time during LESSEE’S construction of the Tenant Improvement Work, LESSEE and its contractors may cause sound which can be heard outside of the Demised Premises and vibrations which may be detected outside of the Demised Premises; provided,
however, LESSEE hereby agrees that (i) it shall take all practicable efforts to minimize such sounds and vibrations, and (ii) LESSEE shall not cause or permit any sounds or vibrations which would disturb the Existing Tenant, any other tenant or
occupant of the Building or any of their employees
 

 
 96 

 
or which would interfere with the use and enjoyment of the common areas or leasable areas of the Building (other than the Demised Premises) by the Existing Tenant, any other tenant or occupant of
the Building or any of their employees. Without limiting LESSEE’S obligations under Section 14.6, LESSEE shall indemnify and hold harmless LESSOR, its employees, agents and contractors, from and against any and all liability, damages,
claims, costs or expenses arising out of any claim by the Existing Tenant or any other tenant or permitted occupant of the Building of any disturbance or interference with the use of the Building (other than the Demised Premises) arising out of
noise or vibrations caused by LESSEE or LESSEE’S Visitors, together with all costs, expenses and liabilities incurred in or in connection with each such claim or action or proceeding brought thereon (including, without limitation, all
reasonable attorneys’ fees and expenses). LESSEE’S obligations under this Section shall survive the expiration or termination of the Term. 
  
 32.6  LESSEE shall pay, or cause LESSEE’S contractor to pay, LESSOR for each calendar month or portion thereof during the “construction period” (as hereinafter defined), an
amount equal to one twelfth (1/12) of the product of $1.30 times the amount of the aggregate rentable square footage of the Demised Premises for which an Effective Date has occurred (but not including the rentable square footage of any portion of
the Demised Premises which has been separately metered for electricity pursuant to Section 9.3(a)). LESSEE shall pay, or cause its contractor to pay, such amount for each calendar month or portion thereof during the construction period on the
twenty fifth (25th) day of the applicable calendar month. In the event that the Effective Date for any
Stage is a day other than the first day of a calendar month, then the first such monthly payment with respect to such Stage shall be prorated to reflect the actual number of days in such calendar month after the Effective Date for such Stage. In the
event that any portion of the Demised Premises becomes separately metered pursuant to Section 9.3(a) during any calendar month, then the payment pursuant to this Section 32.6 with respect to such portion of the Demised Premises for
that calendar month shall be prorated to reflect the period within the calendar month prior to the date of separate metering. LESSOR hereby acknowledges that LESSE may cause LESSEE’S contractor to pay the amounts due pursuant to this Section
32.6 as a cost of completing the Tenant Improvement Work; provided, however, in no event shall such contractor’s failure to pay such amounts relieve LESSEE of its liability hereunder. The term “construction period” as used
in this Section means the period commencing on the date of this Lease
 

 
 97 

 
and ending on the date as of which the entire Demised Premises has been separately metered pursuant to Section 9.3(a). 
  
 ARTICLE 33 
 MISCELLANEOUS 
  

33.1  This Lease may not be amended, modified nor may any obligation hereunder be waived, orally, and no such amendment, modification, termination or waiver,
shall be effective unless in writing and signed by the party against whom enforcement thereof is sought. No waiver by LESSOR or LESSEE of any obligation of the other party hereunder shall be deemed to constitute a waiver of the future performance of
such obligation by the other party. If any provision of this Lease or any application thereof shall be invalid or unenforceable, the remainder of this Lease and any other application of such provision shall not be affected thereby. This Lease shall
be binding upon and inure to the benefit of and be enforceable by the respective successors and assigns of the parties hereto, except as provided in Article 16. Upon due performance of the covenants and agreements to be performed by LESSEE
under this Lease, LESSOR covenants that LESSEE shall and may at all times peaceably and quietly have, hold and enjoy the Demised Premises during the Term. The table of contents and the article headings are for convenience of reference only and shall
not limit or otherwise affect the meaning hereof. Exhibits A, B, C-1, C-2, D, E-1, E-2, E-3, E-4, E-5, F, G, H, I, and J annexed hereto are incorporated into this Lease. This Lease will be simultaneously executed in several counterparts, each
of which when so executed and delivered, shall constitute an original, fully enforceable counterpart for all purposes. This Lease shall be governed by and construed in accordance with the laws of the State of New Jersey. 
  
 33.2  No act or thing done by LESSOR or LESSOR’S agents during the Term shall be deemed an acceptance of a surrender of the
Demised Premises, and no agreement to accept such surrender shall be valid unless in writing and signed by LESSOR. No employee of LESSOR or LESSOR’S agents shall have any authority to accept the keys to the Demised Premises prior to the
Termination Date and the delivery of keys to any employee of LESSOR or LESSOR’S agents shall not operate as an acceptance of a termination of this Lease or an acceptance of a surrender of the Demised Premises. 
  
 33.3  LESSOR’S failure during the Term to prepare and deliver any of the statements, notices or bills set forth in this
 

 
 98 

 
Lease shall not in any way cause LESSOR to forfeit or surrender its rights to collect any amount that may have become due and owing to it during the Term. 
  
 33.4  LESSOR shall have the right, at any time and from time to time, to request financial information from LESSEE; provided,
however, if (a) LESSEE’S stock is traded through a public exchange, and (b) LESSEE reports comprehensive financial information not less frequently than twice annually to the Securities Exchange Commission, which information is readily available
to the public, then LESSOR shall not request financial information from LESSEE, except that LESSOR shall have the right to request, and LESSEE shall provide, any supplemental financial information that LESSOR reasonably deems necessary (provided
that LESSEE shall not be obligated to provide any such supplemental financial information which it reasonably deems confidential). LESSEE agrees to deliver such financial information to LESSOR within fifteen (15) days after LESSEE’S receipt of
said request so long as such information is reasonable and is readily available. LESSOR agrees not to request such financial information more than one (1) time during each calendar year occurring during the Term; provided, however, LESSOR may
request such information in connection with (i) any sale, transfer or other disposition of LESSOR’S interest in the Premises and/or the Building, (ii) any financing or refinancing of the Premises and (iii) any assignment of this Lease by LESSEE
or any subletting of all or any portion of the Demised Premises by LESSEE notwithstanding any prior request by LESSOR in said calendar year. 
  
 33.5  LESSOR hereby waives any statutory lien or right of distraint it may have in any inventory, trade equipment, machinery or other personal property belonging to LESSEE. If LESSEE desires
to finance any of its inventory, trade equipment, machinery or other personal property located at the Premises, LESSOR agrees, upon request from LESSEE, to execute, deliver and acknowledge, without charge, a waiver, in form and substance reasonably
satisfactory to LESSOR, of any statutory lien or right of distraint in favor of LESSOR in such inventory, trade equipment, machinery or personal property. LESSEE agrees to reimburse LESSOR for all reasonable attorneys’ fees and disbursements
incurred in connection with the preparation, negotiation and execution of such waiver. 
  
 33.6  The
submission of this Lease to LESSEE for examination does not constitute an offer to lease the Demised Premises on the terms set forth herein, and this Lease shall
 

 
 99 

 
become effective as a lease agreement only upon the execution and delivery of the Lease by LESSOR and LESSEE. 
  
 33.7  Subject to all applicable Legal Requirements, LESSEE and LESSEE’S Visitors shall be permitted keyed access to the Demised Premises twenty-four (24)
hours per day, seven (7) days per week. 
  
 33.8   The term “LESSOR”, as used in this Lease,
shall mean only the owner of the title to the Premises as of the date in question. Upon the sale, transfer or other conveyance by LESSOR of the Premises, LESSOR shall be released from any and all liability under this Lease arising after the date of
such sale, transfer or other conveyance. 
  
 IN WITNESS WHEREOF, the parties have executed this Lease as of
the date first above written. 
  
 
	 WITNESS:
 	 	  	 	 LESSOR:
 TWO
GATEHALL ASSOCIATES, L.L.C.
 
	 
	 /S/    CHRISTOPHER F. SAMETH
 	 	  	 	 By:
 	 	 /s/    MARK Yeager        
 
	
	 	 	 	 	
	

	 Christopher F. Sameth
 	 	  	 	  	 	 Name: Mark Yeager
 Title: Authorized Representative
 

 
  
 
	 WITNESS:
 	 	  	 	 LESSEE:
 EXODUS
COMMUNICATIONS, INC.
 
	 
	 /S/    MARY ANNE WELLMAN
 	 	  	 	 By:
 	 	 /S/    SAM
MOHAMAD        
 
	
	 	 	 	 	
	

	 Mary Anne Wellman
 	 	  	 	  	 	 Name: Sam Mohamad
 Title: President, WW Sales & International
 Field Operations
 

 

 
 100 

  
 EXHIBIT A 
 DESCRIPTION OF LAND 
  
 All that land and premises situate, lying and being in the Township of
Parsippany-Troy Hills, County of Morris, and State of New Jersey, more fully described as follows: 
  
 BEGINNING AT A CAPPED IRON PIN FOUND
ON THE NORTHEASTERLY RIGHT OF WAY LINE OF NJSH ROUTE 10, (A.K.A. MOUNT PLEASANT AVENUE, VARIABLE WIDTH RIGHT OF WAY) SAID POINT BEING ON THE DIVIDING LINE BETWEEN LOT 55 AND LOT 56, BLOCK 175 AND RUNNING, THENCE; 
  

	1.
	 
	ALONG THE DIVIDING LINE BETWEEN LOT 55 AND LOT 56, BLOCK 175, NORTH 38 DEGREES—35 MINUTES—58 SECONDS EAST, A DISTANCE OF 489.37 FEET TO A CAPPED IRON
PIN FOUND, THENCE; 
 

  

	2.
	 
	ALONG THE COMMON DIVIDING LINE BETWEEN LOT 55 AND LOTS 56, 59 & PART OF 6, BLOCK 175, NORTH 38 DEGREES—58 MINUTES—29 SECONDS EAST, A DISTANCE OF
427.51 FEET TO A CONCRETE MONUMENT FOUND, THENCE; 
 

  

	3.
	 
	ALONG THE COMMON DIVIDING LINE BETWEEN LOT 55 AND LOTS 24, 25, 26, 27, 28, 29, 30 & 31, SOUTH 49 DEGREES—51 MINUTES—16 SECONDS EAST, A DISTANCE OF
785.95 FEET TO A CAPPED IRON PIN FOUND, THENCE; 
 

  

	4.
	 
	ALONG THE COMMON DIVIDING LINE BETWEEN LOT 55 AND LOTS 32, 33, 34 AND PART OF LOT 35, BLOCK 175, SOUTH 49 DEGREES—42 MINUTES—13 SECONDS EAST, A
DISTANCE OF 356.50 FEET TO A CONCRETE MONUMENT FOUND, THENCE; 
 

  

	5.
	 
	ALONG THE DIVIDING LINE BETWEEN LOT 55 AND LOT 52.02, BLOCK 175, SOUTH 40 DEGREES—17 MINUTES—47 SECONDS WEST, A DISTANCE OF 60.55 FEET TO A CAPPED
IRON PIN FOUND ON THE NORTHEASTERLY RIGHT OF WAY LINE OF GATEHALL DRIVE, (60 FOOT WIDE RIGHT WAY), THENCE; 
 

  

	6.
	 
	ALONG THE NORTHEASTERLY RIGT OF WAY LINE OF GATEHALL DRIVE NORTH 49 DEGREES—54 MINUTES—26 SECONDS WEST, A DISTANCE OF 1.59 FEET TO A POINT OF
CURVATURE, THENCE; 
 

  

	7.
	 
	ALONG THE NORTHERLY RIGHT OF WAY LINE OF GATEHALL DRIVE ON A CURVE TO THE LEFT, HAVING A RADIUS OF 360.00 FEET, A CENTRAL ANGLE OF 89 DEGREES—47
MINUTES—49 SECONDS, FOR AN ARC DISTANCE OF 564.21 FEET, ALSO BEARING A CHORD OF 
 

  

	 	
SOUTH 85 DEGREES—11 MINUTES—41 SECONDS WEST, A CHORD DISTANCE OF 508.21 FEET TO A POINT OF TANGENCY, THENCE; 
 

  

	8.
	 
	ALONG THE NORTHWESTERLY RIGHT OF WAY LINE OF GATEHALL DRIVE, SOUTH 40 DEGREES—17 MINUTES—47 SECONDS WEST, A DISTANCE OF 135.43 FEET TO A CONCRETE
MONUMENT FOUND MARKING A POINT OF CURVATURE, THENCE; 
 

  

	9.
	 
	CONTINUING ALONG THE NORTHWESTERLY RIGHT OF WAY LINE OF GATEHALL DRIVE ON A CURVE TO THE RIGHT, HAVING A RADIUS OF 970.00 FEET, A CENTRAL ANGLE OF 17
DEGREES—14 MINUTES—52 SECONDS, FOR AN ARC LENGTH OF 292.00 FEET. ALSO BEARING A CHORD OF SOUTH 48 DEGREES—55 MINUTES—14 SECONDS WEST, A CHORD DISTANCE OF 290.00 FEET TO A POINT OF TANGENCY, THENCE; 

  

	10.
	 
	CONTINUING ALONG THE NORTHWESTERLY RIGHT OF WAY LINE OF GATEHALL DRIVE, SOUTH 57 DEGREES—32 MINUTES—40 SECONDS WEST, A DISTANCE OF 231.63 FEET TO A
CONCRETE MONUMENT FOUND MARKING A POINT OF CURVATURE, THENCE; 
 

  

	11.
	 
	CONTINUING ALONG THE NORTHWESTERLY RIGHT OF WAY LINE OF GATEHALL DRIVE ON A CURE TO THE RIGHT, HAVING A RADIUS OF 65.00 FEET, A CENTRAL ANGLE OF 51
DEGREES—40 MINUTES—51 SECONDS, FOR AN ARC DISTANCE OF 58.63 FEET. ALSO BEARING A CHORD OF SOUTH 83 DEGREES—23 MINUTES—05 SECONDS WEST, A CHORD DISTANCE OF 56.66 FEET TO A POINT OF NON-TANGENCY ON THE NORTHEASTERLY RIGHT OF WAY
LINE OF NJSH ROUTE 10, THENCE; 
 

  

	12.
	 
	ALONG THE NORTHEASTERLY RIGHT OF WAY LINE OF NJSH ROUTE 10, NORTH 32 DEGREES—27 MINUTES—20 SECONDS WEST, A DISTANCE OF 500.95 FEET TO A POINT OF
CURVATURE, THENCE; 
 

  

	13.
	 
	CONTINUING ALONG THE NORTHEASTERLY RIGHT OF WAY LINE OF NJSH ROUTE 10 ON A CURVE TO THE LEFT, HAVING A RADIUS OF 11,524.20 FEET, A CENTRAL ANGLE OF 00
DEGREES—40 MINUTES—01 SECONDS, FOR AN ARC DISTANCE OF 134.15 FEET. ALSO BEARING A CHORD OF NORTH 32 DEGREES—47 MINUTES—21 SECONDS WEST, A CHORT DISTANCE OF 134.15 FEET TO THE POINT AND PLACE OF BEGINNING. 

  

 
 102 

  
 EXHIBIT B 
 BASIC RENT 
  
 The Basic Rent shall be payable in equal monthly installments, in advance, on
the Basic Rent Payment Dates, commencing on the Commencement Date. The Basic Rent for the Term shall be payable as follows: 
  
 (A)  For the period from the Commencement Date until December 31, 2005, inclusive, LESSEE shall pay Basic Rent for the Demised Premises as follows: 
  
 (i)  with respect to Stage 1 of the Demised Premises, for the period from the Commencement Date until December
31, 2005, inclusive, the Basic Rent shall be one million nine hundred eighty eight thousand eight hundred forty and 00/100 dollars ($1,988,840.00) per annum, payable in equal monthly installments of one hundred sixty five thousand seven hundred
thirty six and 66/100 dollars ($165,736.66); and 
  
 (ii)  with respect to Stage 2 of the
Demised Premises, for the period from the one hundred eightieth (180th) calendar day after the Effective Date for Stage 2 of the Demised Premises until October 31, 2001, inclusive, the Basic Rent shall be one million nine hundred eighty four
thousand eight hundred sixty four and 00/100 dollars ($1,984,864.00) per annum, payable in equal monthly installments of one hundred sixty five thousand four hundred five and 33/100 dollars ($165,405.33), and for the period from November 1, 2001
until December 31, 2005, inclusive, the Basic Rent shall be two million five hundred nineteen thousand twenty and 00/100 dollars ($2,519,020.00) per annum, payable in equal monthly installments of two hundred nine thousand nine hundred eighteen and
33/100 dollars ($209,918.33); and 
  
 (iii)  with respect to Stage 3 of the Demised
Premises, for the period from the one hundred eightieth (180th) calendar day after the Effective Date for Stage 3 of the Demised Premises until December 31, 2005, inclusive, the Basic Rent shall be three hundred one thousand four hundred seventy six
and 00/100 dollars ($301,476.00) per annum, payable in equal monthly installments of twenty five thousand one hundred twenty three and 00/100 dollars ($25,123.00); and 
  
 (iv)  with respect to Stage 4 of the Demised Premises, for the period from the one hundred eightieth (180th) calendar day after the Effective Date
for Stage 4 of the Demised
 

 
Premises until October 31, 2001, inclusive, the Basic Rent shall be two hundred one thousand two hundred ninety two and 00/100 dollars ($201,292.00) per annum, payable in equal monthly
installments of sixteen thousand seven hundred seventy four and 33/100 dollars ($16,774.33), and for the period from November 1, 2001 until December 31, 2005, inclusive, the Basic Rent shall be five hundred eighteen thousand seven hundred eighty
four and 00/100 dollars ($518,784.00) per annum, payable in equal monthly installments of forty three thousand two hundred thirty two and 00/100 dollars ($43,232.00); and 
  
 (v)  with respect to Stage 5 of the Demised Premises, for the period from November 1, 2001 until December 31, 2005, inclusive, the Basic Rent
shall be three hundred ninety eight thousand three hundred and 00/100 dollars ($398,300.00) per annum, payable in equal monthly installments of thirty three thousand one hundred ninety one and 66/100 dollars ($33,191.66). 
  
 (B)  For the period from January 1, 2006 until December 31, 2009, inclusive, the Basic Rent for the Demised
Premises shall be six million two hundred eighty eight thousand eight hundred thirty six and 25/100 dollars ($6,288,836.25) per annum, payable in equal monthly installments of five hundred twenty four thousand sixty nine and 68/100 dollars
($524,069.68). 
  
 (C)  For the period from January 1, 2010 until December 31, 2013,
inclusive, the Basic Rent for the Demised Premises shall be six million nine hundred fifty three thousand five hundred ten and 00/100 dollars ($6,953,510.00) per annum, payable in equal monthly installments of five hundred seventy nine thousand four
hundred fifty nine and 16/100 dollars ($579,459.16).

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00044-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00044-of-00352.parquet"}]]