Document:

Real Estate Purchase Agreement

 Exhibit 10.1 

REAL ESTATE PURCHASE AGREEMENT 

THIS REAL ESTATE PURCHASE AGREEMENT (the “Agreement”) is executed as of the 21st day of September, 2010 (the “Effective
Date”), by and between ZHONE TECHNOLOGIES CAMPUS, LLC, a California limited liability company (the “Seller”), and LBA RIV-COMPANY V, LLC, a Delaware limited liability company (the “Buyer”), who acknowledge that the following
recitals are a material part of this Agreement: 
 A. Seller is the owner in fee simple of a parcel of real estate in the City
of Oakland, County of Alameda, California, containing approximately 10.87 acres, related appurtenances, and three (3) buildings as follows: 

7195 Oakport Street: 38,375 SF one-story shipping building currently unoccupied, including all furniture and fixtures (“Building
#1”); 
 7001 Oakport Street: 57,937 SF two-story building currently occupied by Seller (“Building #2”), including
all fixtures; and 
 6775 Oakport Street: approximately 86,535 SF three-story empty shell building, including all fixtures and
equipment (“Building #3”); 
 and any other improvements, structures and/or fixtures located thereon, APN 041-3902-022 (the “Real
Estate”), and as more particularly described in the attached Exhibit A. Any items of personal property listed on Exhibit E attached hereto as part of the sale and are collectively referred to in this Agreement as the
“Personal Property.” The Real Estate and the Personal Property are collectively referred to in this Agreement as the “Property”. The exact legal description of the Real Estate, in accordance with the certified survey provided for
in Section 6, below, shall be substituted for the Exhibit A legal description prior to Closing (as defined in Section 10, below). 

B. Buyer now desires to purchase, and Seller now desires to sell, the Property, upon the terms and conditions set forth in this
Agreement. 
 NOW, THEREFORE, in consideration of the mutual covenants hereinafter contained, Seller and Buyer (each a
“Party”, or collectively, the “Parties”) agree as follows: 
 1. Purchase and Sale. Seller agrees to
sell, and Buyer agrees to purchase the Property for the price and subject to the terms and conditions hereinafter set forth. 

2. Purchase Price and Independent Consideration. 

(a) The purchase price for the Property (the “Purchase Price”) shall be Eighteen Million Seven Hundred Fifty Thousand Dollars
($18,750,000.00). 
 (b) Seller acknowledges that it has received from Buyer as further consideration for this Agreement, in
cash, the sum of One Hundred Dollars ($100.00) (the 

 
“Independent Consideration”), in addition to the Earnest Money and the Purchase Price and independent of any other consideration provided hereunder, which Independent Consideration is
fully earned by Seller and is non-refundable under any circumstances. 
 3. Payment of Purchase Price. The Purchase Price
shall be paid to Seller as follows: 
 (a) Buyer (through its affiliated entity, LBA Realty LLC) has deposited with First
American Title Insurance Company, 1737 N. First Street, Suite 500, San Jose, CA 95112, Attn: Dian L. Blair, Senior Commercial Escrow Officer, Fax: (408) 451-7836 (the “Title Company”), an earnest money deposit in the amount
of One Million Dollars ($1,000,000.00) (the “Deposit”). The Deposit, and any interest accrued thereon, shall be collectively referred to herein as the “Earnest Money”. The Earnest Money shall be held, applied, returned or
retained in accordance with the terms of this Agreement. The Earnest Money shall be invested by the Title Company in an interest-bearing account, or as directed by Buyer, and all interest on the Earnest Money shall be applied to the Purchase Price,
or if the Closing does not occur, credited to the Party to receive the Earnest Money pursuant to the terms set forth in this Agreement. The Earnest Money shall be deposited with the Title Company pursuant to the terms of a separate escrow agreement,
substantially in the specimen form attached hereto as Exhibit B, which shall be prepared in triplicate and executed by Buyer, and promptly executed by Seller and the Title Company. 

(b) The remainder of the Purchase Price, plus or minus any prorations and adjustments made pursuant to this Agreement, shall be deposited
by Buyer with the Title Company in cash, certified check, wire transfer or other immediately available funds, for payment to Seller at the Closing. 

4. Conditions. 

(a) The Buyer’s obligations under this Agreement were subject to the satisfaction or waiver in writing by Buyer of the conditions in
this Section 4 (the “Conditions”). Buyer acknowledges that it has satisfied all of the Conditions set forth in this Section 4 and is ready and willing to proceed to Closing. 

(b) The Conditions that Buyer has previously satisfied are listed below: 

(i) Buyer shall have received the Preliminary Report and Survey, as each is hereinafter defined, in the condition and as required under
Section 5 and Section 6 of this Agreement. 
 (ii) Buyer shall have determined, in its sole discretion, that the
Property is suitably zoned to a zoning classification compatible with Buyer’s intended use of the Property with all necessary classifications, variances, permissions, exceptions, conditional uses, and other approvals having been obtained from
all applicable governmental agencies, on terms acceptable to Buyer, and such approvals being final, non-appealable and in full force and effect. In the event Buyer determines that it requires any approvals, consents or other documentation with
respect to the zoning of the Property (including but not limited to rezoning, exception or a special use permit ) to permit Buyer’s proposed use of the Property, Buyer shall have the right, at Buyer’s expense, to file such petitions for
such approvals as Buyer deems necessary or 
  

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appropriate. In such a case, the Seller agrees that it shall execute all necessary consents and other documents necessary for the filing of such petitions and obtaining the appropriate
governmental approvals. 
 (iii) Buyer shall have determined, in its sole discretion, that the Property is suitably subdivided,
with all subdivision approvals having been obtained from all applicable governmental agencies, on terms acceptable to Buyer, and such approvals being final, non-appealable and in full force and effect. For purposes of this Agreement, the term
“subdivision” shall include such lot splits or consolidations as determined necessary by Buyer in its sole discretion. 

(iv) Buyer shall have determined, in its sole discretion, that all site plan approvals, permits, consents, approvals and other things
required or desired by Buyer to be obtained from all federal, state and local governmental, municipal, public and other authorities, bodies and agencies, including but not limited to environmental approvals, as well as under any covenants,
conditions or restrictions applicable to the Property and Buyer’s proposed use thereof (collectively the “Approvals”), either have been obtained and remain in full force and effect or will be obtainable by Buyer, in either case on
terms acceptable to Buyer. 
 (v) Buyer shall have determined, in its sole discretion, that utilities, including, but not
limited to, gas, electricity, water, sanitary sewer, storm sewer, telephone and other telecommunication utilities, are available at the Property line, in such capacities and in such locations as are satisfactory to Buyer. If such utilities are not
available at the Property line in such capacities as will permit the Buyer to use the Property for its proposed use, the Buyer shall have determined that such utility infrastructures are available, in sufficient capacities, to be extended by Buyer
through perpetual easements that benefit the Property or through public rights-of-way, that will permit the Buyer to extend such utilities to the Property, at Buyer’s expense. 

(vi) Buyer shall have determined, in its sole discretion, that the Property has free, unrestricted and direct legal rights of access and
ingress and egress to one or more public roads or highways, with access drives and curb cuts to such specifications and in such number and at such locations as deemed necessary or desirable by Buyer. 

(vii) Buyer shall have received such environmental site assessments, archaeological studies and geotechnical reports, which may include
a delineation of any wetlands on the property, and any other information that the Buyer deems relevant to its proposed use of the Property, which are acceptable to Buyer in its sole discretion. 

(viii) Buyer shall have determined that any and all improvements, structures, facilities and fixtures on the Property (which, if any,
are collectively referred to herein as the “Improvements”) are located entirely within the bounds of the Property and that there are no encroachments upon the Property by improvements or appurtenances on any property adjoining the
Property. 
  

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 (ix) Buyer shall have determined, in its sole discretion, that the Property is not
protected habitat for any endangered or protected species of plant, animal or other living organism. 
 (x) Buyer shall have
determined, in its sole and absolute discretion, that: (i) it can develop a feasible site plan for its proposed development; and (ii) the acquisition and development of the Property presents a viable economic opportunity. 

(xi) Buyer shall have obtained financing acceptable to Buyer, in its sole discretion, for its acquisition of the Property. 

(xii) Buyer and Seller shall have agreed upon the list of Personal Property to be transferred pursuant to this Agreement, which Personal
Property is listed in Exhibit E attached hereto. 
 (xiii) Seller agrees to reasonably cooperate with Buyer, including
furnishing Buyer with all necessary information, as may be required, in connection with Buyer’s satisfaction of the above Conditions, all at no cost to Seller. 

(c) Since April 7, 2010, Buyer and its agents have had and shall continue to have the right at reasonable times agreed upon by
Seller and Buyer after reasonable notice to Seller to enter upon the Property and make and conduct any and all tests and inspections that Buyer deems necessary and/or appropriate to satisfy Buyer as to the condition of the Property; provided,
however, that Buyer shall (i) conduct such tests and inspections so as not to interfere unreasonably with the use of the Property by Seller, and (ii) promptly restore any damage to the Property resulting from the entry of Buyer or its
agents. If Buyer desires to do any invasive testing (the “Invasive Testing”) of the Property, then (A) such Invasive Testing and the plans must be approved by Seller in writing, which approval shall not be unreasonably withheld or
delayed; (B) Buyer first executes and delivers to Seller such indemnities, insurance, proof of financial responsibility and other agreements and documents as Seller may reasonably require in connection with any Invasive Testing; (C) Buyer
first delivers to Seller at least two (2) Business Days prior written notice of each entry that will involve any Invasive Testing; and (D) each Invasive Test is made strictly in accordance with the terms the consent and any plans approved
by, and/or agreements with, Seller. All tests conducted pursuant to this Section 4(c) shall be at Buyer’s cost and expense. Buyer shall defend, indemnify and hold harmless Seller and Seller’s partners, employees, affiliates and agents
from and against any and all claims for damage, personal injury, death, or damage to the environment, including without limitation fines, penalties, interest, costs and attorneys’ fees, arising from activities conducted by or at the request of
Buyer in connection with Buyer’s investigation of the Property, including the suitability and condition of the Property, other than claims caused by the negligence or intentional acts of Seller. Buyer’s restoration, indemnity and hold
harmless obligations shall survive termination of this Agreement. The foregoing shall in no event be deemed to impose any liability upon Buyer for Buyer’s mere discovery of an adverse physical or environmental condition at the Property.

 (d) Since the satisfaction of the Conditions, the Earnest Money has become non-refundable to Buyer except as otherwise
provided in this Agreement. The Earnest Money shall be credited in full against the Purchase Price at Closing, or paid to Seller in the event of 

 

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Buyer’s default. In the event of a default by Seller, the Earnest Money may be refunded to Buyer pursuant to Section 17, below. 

5. Title. 

(a) Buyer has received and reviewed the Preliminary Report dated June 30, 2010 (the “Preliminary Report”) on the Property
issued by the Title Company. The Preliminary Report shall be updated prior to the Closing to reflect the state of the title not more than ten (10) days prior to the Closing. 

(b) Based upon Buyer and Seller’s review of the Preliminary Report and the Survey obtained by Buyer pursuant to Section 6,
below, Seller has agreed to remove Exception 10 listed in the Preliminary Report and to provide an owner’s affidavit to Title Company regarding parties in possession of the Property. The Title Company has agreed to remove Exception 6. The
exceptions shown on the Preliminary Report (or any supplemental preliminary title report) or on the Survey that Seller has not agreed to remove pursuant to this Section 5(a) and/or that have not been agreed to be removed by Title Company are
referred to herein as the “Permitted Exceptions.” Notwithstanding anything contained herein to the contrary, Seller shall be obligated to expend whatever sums are required to cure or obtain affirmative title insurance coverage acceptable
to Buyer in Buyer’s sole discretion, insuring and defending Buyer against any loss, cost or expense arising out of or related to the following title defects (“Affirmative Coverage”) prior to, or at, the Closing: 

(1) All mortgages, security deeds or other security instruments encumbering the Property (which do not result from acts or omissions on
the part of Buyer); 
 (2) Judgments against the Seller (which do not result from acts or omissions on the part of Buyer) which
have attached to and become a lien against the Property; and 
 (3) All delinquent ad valorem real property taxes and
assessments of any kind, whether or not of record, which constitute, or may constitute, a lien against the Property. 
 (c) At
the Closing, Seller shall convey and transfer title to the Property to Buyer by execution and delivery of the Deed (as defined in Section 11). Evidence of delivery of such title shall be the Title Company’s issuance or irrevocable
agreement to issue an ALTA Standard Coverage Owner’s Policy of Title Insurance (2006) (or other form acceptable to Buyer), in which the Title Company shall agree to insure, for the full amount of the Purchase Price, fee simple title to the
Property in the name of Buyer, subject only to the Permitted Exceptions (the “Title Policy”). Buyer shall have the right to request that the Title Policy be upgraded to an ALTA Extended Coverage Owner’s Policy of Title Insurance
(2006); provided that Buyer pay all costs associated with the Survey and the difference in the premium between the Standard and Extended Coverage. Also, Buyer, at its sole cost, shall have the right to request, in its sole and absolute discretion,
from the Title Company endorsements to the Title Policy, including, but not limited to: (i) certification that the current zoning of the Property in either a Form 3.0 or 3.1 Zoning Endorsement, at Buyer’s option; (ii) affirmatively
insure access to and from the Property; 
  

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(iii) affirmatively insure any appurtenant easements; and (iv) if the Property is comprised of two or more parcels, contiguity of all parcels. 

(d) Seller shall have the right, if reasonably necessary, to extend the Closing Date (as defined in Section 10, below), for a period
not to exceed twenty (20) days in order to cure or obtain Affirmative Coverage for any title defect. 
 6. Survey.
Buyer has received and reviewed that certain ALTA/ACSM Land Title Survey dated July 14, 2010 on the Property (the “Survey”) prepared by JRN Civil Engineering. The Survey shall be certified to Seller, Buyer, Title Company and
Buyer’s lender. 
 7. Cooperation of Seller and Property Information. Seller shall assist Buyer and its
representatives, whenever reasonably requested by Buyer, in obtaining information about the Property. Since April 7, 2010, Seller has and shall continue, at Seller’s expense, to deliver to Buyer or make available at the Property for Buyer
to review and copy true, correct and complete copies of any documentation pertaining to the Property, including but not limited to the following documents and/or information, to the extent that such documentation is within the Seller’s custody
or control: 
 (a) A list and complete copies of all tenant leases (if any), licenses, permits, maps, certificates of occupancy,
preliminary or final parcel or subdivision maps, third party contracts, building inspection reports and approvals, covenants, conditions, and restrictions with respect to the Property; 

(b) Copies of any warranties, guaranties or service contracts currently in effect, if any; 

(c) Books and records, including historical property and operating statements, capital expenditure records, tax assessments, tax bills,
utility bills and maintenance records relating to the Property; 
 (d) As-built plans and specifications for the Buildings and
all other improvements on the Property; 
 (e) A copy of Seller’s existing title policy for the Property, together with
copies of all documents referred to in the title report or policy; 
 (f) Any soils reports, earthquake, environmental (Phase I
and II), geotechnical, engineering, architectural, or other structural reports or studies, and similar data relating to the Property; 

(g) Any permits or approvals pertaining to the Property; and 

(h) Any legal notices received by Seller which affect the Property. 

In addition, at least ten (10) business days prior to Closing, the Seller will cooperate with the Buyer in the Buyer’s efforts
to procure an estoppel certificate covering the compliance of the Property, and the Improvements that are a part of the Property and/or any buildings or other 

 

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improvements that the Buyer intends to build on the Property, with any restrictive covenants applicable to the Property and covering the status of any necessary contributions to cover any type of
“common area” or similar costs under any such restrictive covenants. 
 8. Taxes and Assessments. Buyer shall
assume and agree to pay: (i) all assessments for municipal improvements becoming a lien against the Property after the Closing; and (ii) so much of the ad valorem real estate taxes and assessments assessed against the Property for and
becoming a lien during the calendar year in which the Closing occurs as shall be allocable to Buyer for the period on and after the Closing Date, and Seller shall pay the balance of such taxes, using, for Closing purposes, the most current tax bill,
or the tax rate and valuation assessment existing at the Closing Date if the applicable tax rate or assessment has not then been determined. Any taxes and assessments not assumed by Buyer and not due and payable at the time of Closing, including
without limitation, all installments of real estate taxes payable during the calendar year in which Closing occurs, shall be allowed to Buyer as a credit against the cash payment required at Closing, and Seller shall not be further liable for such
taxes. To the extent the tax bills are adjusted following the Closing, the parties agree to reconcile same outside of escrow. Such obligation to reconcile shall survive the Closing. 

9. Insurance, Condemnation and Risk of Loss. The Seller’s insurance on the Property shall be cancelled as of the Closing
Date. In the event that, prior to Closing, all or any portions of the Property, any interests therein, or any rights appurtenant thereto are (i) damaged or destroyed by any fire or other casualty, the cost of repair exceeds One Hundred Thousand
Dollars ($100,000) and such repairs cannot be completed prior to the Closing, or (ii) taken or appropriated (either permanently or for temporary periods) under the power of eminent domain or condemnation by any authority having such power, or
by virtue of any actions or proceedings in lieu thereof, or if any notice or threat of such taking or appropriation has been given or is pending at the Closing, then Buyer, at its option, may either (a) cancel this Agreement by written notice
to Seller, in which event Title Company shall immediately refund the Earnest Money to Buyer and neither Party shall have any further obligation hereunder, except as specifically set forth in this Agreement, or (b) elect to proceed with Closing,
in which event the Purchase Price shall be reduced by an amount equal to any sums previously paid or then payable to Seller by the insurance carrier (plus an amount equal to the amount of the deductible feature of the Seller’s insurance policy
and the amount of any uninsured casualty) or by the condemning authority, by reason of any such casualty or by reason of any such taking, appropriation or action or proceeding in lieu thereof, and Seller shall transfer and assign to Buyer at Closing
any and all further insurance or condemnation proceeds, claims, demands, actions and choses in action which may exist by virtue of such casualty, taking, appropriation or action or proceeding in lieu thereof; provided, however, that until the
earlier of: (y) the Closing Date, or (z) termination of this Agreement, Seller shall not make any voluntary settlement or agreement regarding any casualty loss, taking, appropriation or action or proceeding in lieu thereof with any
insurance carrier or any condemning authority, without first obtaining Buyer’s written consent to such settlement or agreement, which consent shall not be unreasonably withheld or delayed. If the damage or destruction by fire or other casualty
result in damage that costs less than One Hundred Thousand Dollars ($100,000) to repair, then Buyer must proceed to close but shall be entitled to the rights provided for in subheading (b) of this Section 9. 

 

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 10. Closing. 

(a) The closing of the purchase and sale of the Property (the “Closing”) shall occur on September 30, 2010 (the
“Closing Date”); provided that LBA RIV-Company ZNP, LLC, a Delaware limited liability acquires the iStar loan secured by the Property on or before the Closing Date. 

(b) Closing shall be conducted by correspondence through the Title Company. Any and all documentary stamps, County transfer taxes or
conveyance fees due and payable upon the transfer of title contemplated herein shall be the responsibility of and shall be paid by the Seller. Any City transfer taxes payable upon transfer of title contemplated herein shall be split equally between
Buyer and Seller. Seller shall be responsible for the portion of the premium on the Title Policy attributable to obtaining an ALTA Standard Coverage Owner’s Policy of Title Insurance (2006) and any endorsements relating to Affirmative
Coverage that Seller agreed to obtain in order to remove title defects. Buyer shall be responsible for the remaining portion of the premium on the Title Policy attributable to coverage above ALTA Standard Coverage and any endorsements that Buyer
elects to obtain to the Title Policy. The closing costs and prorations shall be as provided in this Agreement, or in the absence of such provision, allocated according to the local custom in Alameda County, California. All prorations shall be final
except for any post-Closing tax adjustment as provided in Section 8 above. 
 (c) Subject to the provisions of
Section 8, above, Seller shall be entitled to all income and shall be responsible for all expenses produced from the operation of the Property which are allocable through and including the Closing Date. Buyer shall be entitled to income and
shall be responsible for all expenses which are allocable to the period after the Closing Date. Unless otherwise specifically set forth in this Agreement, at the Closing, all items of income and expense shall be prorated in accordance with the
foregoing principle. 
 11. Closing Documents. At the Closing, Seller shall execute and deliver to Title Company:
(i) a grant deed in customary, recordable form conveying fee simple title to the Property to Buyer, using the Survey legal description, subject only to the Permitted Exceptions and otherwise free and clear of all liens and encumbrances except
such as have been approved in writing by Buyer (the “Deed”); (ii) any and all applicable transfer tax declarations or other transfer or sale disclosure statements required by applicable law; (iii) a title affidavit in a form
satisfactory to the Buyer, Seller and the Title Company, suitable to permit the Title Company to delete the standard, pre-printed exceptions (identified in the Preliminary Report) from the Title Policy; (iv) a certification of non-foreign
status pursuant to Section 1445(b)(2) of the Internal Revenue Code, as amended (the “Code”) and a California 593 Form (“593”); (v) an IRS Form 1099-S Disclosure Statement (if required under the Code); (vi) an
assignment (the “Assignment”), in a form satisfactory to the Buyer, of any and all leases, contracts and/or service agreements, if any, pertaining to the Property that Seller and Buyer agree prior to the Satisfaction Date will be assumed
by Buyer at the Closing; (vii) an assignment of any warranties pertaining to any Improvements located on the Property, to the extent such warranties are assignable; (viii) a bill of sale for the Personal Property being transferred, which
shall be substantially in the form attached as Exhibit C; (ix) a closing statement; (x) the “Post-Closing Lease”, in the form attached hereto as Exhibit F; and (xi) such other instruments,
certificates or affidavits as may be provided herein or as Buyer or Title Company may reasonably request to effect the intention of the Parties 

 

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hereunder. At the Closing, Buyer shall deliver to Title Company: (v) the remaining portion of the Purchase Price and any other amounts that Buyer is required to pay hereunder at the Closing,
(w) the executed Assignment, (x) Buyer’s executed counterpart of the Post-Closing Lease, (y) an executed closing statement, and (z) such other executed instruments, certificates or affidavits as may be provided herein or as
Seller or Title Company may reasonably request to effect the intention of the Parties hereunder. 
 12. Possession.

 (a) Sole and actual possession of the Property shall be delivered to Buyer on the Closing Date in the same condition as it is
on the Effective Date, ordinary wear and tear excepted and subject to Section 9, above, free and clear of any rights or claims of any other party. 

(b) Buyer acknowledges that Seller is in possession of the Property and currently occupies Building #2. Seller agrees that it will
be permitted to remain in Building #2 following the Closing in accordance with the Post-Closing Lease. 
 (c) The Personal
Property shall be delivered to Buyer on the Closing Date in “broom clean” condition and otherwise in the same condition as it is on the Effective Date, ordinary wear and tear excepted. 

13. Rights and Obligations. The rights and obligations of Seller and Buyer herein contained shall inure to the benefit of and be
binding upon the Parties and their respective permitted assigns. 
 14. Notices. All notices required or permitted to be
given hereunder shall be in writing and delivered: (i) in person; or (ii) by certified or registered first class prepaid U.S. Mail, return receipt requested; or (iii) prepaid by nationally-recognized overnight courier service such as
FedEx, or (iv) via facsimile, to Seller or Buyer at their respective addresses set forth below, or at such other addresses, notice of which shall previously have been given to the other Party in accordance with this Section 14. Such
notices shall be deemed given when personally delivered or when deposited in the mail or with such courier service. The Parties shall provide courtesy copies of notices by e-mail or other means, but such copies shall not constitute notice under this
Agreement. Any notice sent by facsimile shall also be delivered using one of the foregoing methods. 
  

			
	 Seller:
	 	Zhone Technologies Campus, LLC
		 	7001 Oakport Street
		 	Oakland, CA 94621
		 	Attn: Kirk Misaka, CFO
		 	E-mail: kmisaka@zhone.com
		 	Facsimile: 510-777-7359

  

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	with a courtesy copy to:	 	DLA Piper LLP (US)
		 	2000 University Avenue
		 	East Palo Alto, CA 94303
		 	Attn: James E. Anderson, Esq.
		 	E-mail: jim.anderson@dlapiper.com
		 	Facsimile: 650-687-1158
		
	Buyer:	 	LBA RIV-Company V, LLC
		 	17901 Von Karman Ave., Suite 950
		 	Irvine, CA 92614
		 	Attn: Steven R. Layton
		 	E-mail: Layton@lbarealy.com
		 	Facsimile: (949) 955-9325
		
	with a copy to:	 	Allen Matkins Leck Gamble Mallory & Natsis LLP
		 	1900 Main Street, 5th Floor
		 	Irvine, California 92614-7321
		 	Attn: David W. Wensley, Esq.
		 	E-mail: dwensley@allenmatkins.com
		 	Sandra A. Jacobson, Esq.
		 	E-mail: sjacobson@allenmatkins.com
		 	Facsimile: (949) 553-8354

 15.
Seller’s Representations and Warranties. Seller hereby warrants and represents to Buyer, as of the Effective Date and as of the Closing Date, as follows: 

(a) The execution, delivery and performance by Seller of its obligations under this Agreement will not conflict with or result in a
breach of, or constitute a default under, any of the provisions of any law, governmental rule, regulations, judgment, decree or order by which the Seller is bound, or by any of the provisions of any contract to which the Seller is bound, or by the
organic agreements establishing and regulating the Seller’s business affairs, and the Seller has full power and authority to enter into and consummate the transactions contemplated by this Agreement, and all consents and approvals necessary
therefor have been obtained. 
 (b) Seller is the legal and equitable owner of fee simple title to the Property and has the
right to convey such fee simple title by Deed to Buyer on the Closing Date free and clear of all options, rights, covenants, easements, liens and other rights in favor of third parties, other than the Permitted Exceptions. The Property is not
subject to any: (i) outstanding agreements of sale, options, liens, or other rights of third parties to acquire any interest(s) therein, except as set forth in the Preliminary Report; (ii) ground leases or other leases or tenancies (other
than the lease of the entire Property to Zhone Technologies, Inc. which will be terminated on the Closing), including but not limited to equipment or signage leases, or other agreements relating to the ownership of the Property; (iii) real
estate, management, supply, promotional, operating, maintenance, security or other service contracts, except such contracts made available to Buyer for review pursuant to Section 7 hereof; (iv) any declarations of covenants, conditions and
restrictions, or similar encumbrances, affecting the Property, except as provided in the Preliminary Report; or (v) other encumbrance(s) other than as provided in the 

 

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Preliminary Report. Seller shall not voluntarily encumber or allow the Property to be encumbered by any of the foregoing without Buyer’s consent, which may be granted or withheld in
Buyer’s sole discretion. 
 (c) Seller does not hold any approvals, licenses, certificates, or permits to own, occupy
and/or maintain the Property, nor is Seller aware that any such approvals, etc., are necessary for Seller’s current occupancy of the Property, except such documents made available to Buyer for review pursuant to Section 7 hereof.

 (d) No work has been done on the Property, or materials or utilities furnished, that have not been fully paid for, and there
is no claim against any portion of the Property or Seller for or on account of work done, materials furnished or utilities supplied to the Property. There are no payback agreements, revenue bonds, utility debt service expenses or other charges or
expenses applicable to the Property. 
 (e) To the best of Seller’s knowledge: (i) there are no violations, or
threatened or pending violations, of any laws, statutes, ordinances, rules or regulations with respect to the Property open, noticed or existing; and (ii) no litigation, condemnation proceedings, eminent domain proceedings or similar actions or
proceedings are now pending or threatened against the Property, or which could result in any judgment lien against the Property; nor does Seller know of or have reasonable grounds to know of any basis for any such violation, action or claim.

 (f) There are no unpaid delinquent: (i) ad valorem real estate taxes or assessments; or (ii) assessments for public
improvements; pertaining to the Property. To the best of Seller’s knowledge: (i) there are no public plans or proposals for changes in road grade, access or other municipal improvements which would affect the Property or result in any
assessment; (ii) no ordinance authorizing improvements, the cost of which might be assessed against Buyer or the Property, is pending; and (iii) there is no appellate tax proceeding pending for the reduction or increase of the assessed
real estate tax valuation to the Property or any portion thereof. 
 (g) The Property has direct legal and perpetual rights of
access to and from the Property to one or more public roads and any amounts due for improvements (including, without limitation, construction of access roads) have either been paid by Seller or shall be paid by Seller at or prior to the Closing
Date. 
 (h) Utility services for water, sanitary and storm sewers, natural gas, electricity, and telephone and
telecommunications services are available either at the Property or in the vicinity of the Property in locations wherein the Buyer can connect to such existing utility infrastructures and extend the same to the Property at its own expense through
perpetual private easements that benefit the Property or through public rights-of-way. 
 (i) To the best of Seller’s
knowledge, without independent investigation or inquiry, and except as provided for in the environmental report(s) made available to Buyer pursuant to Section 7 hereof: (i) there are no underground storage tanks on the Property,
(ii) the Property has never been used as a landfill or garbage dump, and (iii) there are no hazardous, toxic or infectious wastes, substances or materials present on the Property in quantities or

  

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concentrations or otherwise stored or used in violation of any applicable Environmental Laws (as herein defined). For these purposes, the term “Environmental Laws” shall mean and refer
to the Comprehensive Environmental Response, Compensation and Liability Act of 1980 and the Super Fund Amendments and Reauthorization Act (42 U.S.C. § 9601 et seq.); the Hazardous Materials Transportation Act (49 U.S.C. § 1801 et seq.);
the Resource Conservation and Recovery Act of 1976 (42 U.S.C. § 6901 et seq.); the Federal Water Pollution Control Act (33 U.S.C. § 1251 et seq.); the Clean Air Act (42 U.S.C. § 7401 et seq.); the Toxic Substances Control Act of 1976
(15 U.S.C. § 2601 et seq.); the Safe Drinking Water Act (42 U.S.C. § 300f et seq.); the Occupational Safety and Health Act of 1970 (29 U.S.C. § 651 et seq.); and the Emergency Planning and Community Right to Know Act (42 U.S.C. §
11001 et seq.); each as heretofore and hereafter amended or supplemented, and any future or present local, state or federal statute, rule or regulation pertaining to the regulation and protection of the environment, industrial hygiene, pollution, or
environmental effects on health and safety. 
 (j) There are no general assignments for the benefit of creditors, or voluntary
or involuntary proceedings in bankruptcy, existing, pending or, to the best of Seller’s knowledge, threatened against Seller. 

References to the “best of Seller’s knowledge” shall refer only to the actual, present knowledge of Kirk Misaka (the
“Seller’s Knowledge Party”), as of the Effective Date and as of the Closing Date, without any duty of inquiry or investigation. Buyer and Seller acknowledge that the Seller’s Knowledge Party shall have no personal liability for
the representations and warranties made in this Section 15 or elsewhere in this Agreement. 
 The representations and
warranties in Section 15 shall survive the Closing Date for a period of one (1) year. No claim for a breach of any representation or warranty of Seller shall be actionable or payable if Buyer had actual knowledge (or had information
provided by its representatives and consultants) of the breach in question prior to Closing and Buyer had the right to terminate this Agreement as a result thereof pursuant to the terms hereof, and Buyer nevertheless proceeds to Closing. After the
Closing, other than in the case of Seller fraud, Seller shall have no liability to Buyer for a breach of any representation or warranty (i) unless the valid claims for all such breaches collectively aggregate more than Twenty Five Thousand
Dollars ($25,000), in which event the full amount of such valid claims shall be actionable with respect to actual damages (but in no event any punitive, consequential, or special damages) up to a limit of Five Hundred Thousand Dollars ($500,000),
and (ii) unless written notice containing a description of the specific nature of such breach shall have been given by Buyer to Seller prior to the expiration of the applicable period specified in the first sentence of this paragraph and an
action shall have been commenced by Buyer against Seller within sixty (60) days after expiration of such applicable period. Notwithstanding the foregoing, if Buyer’s claims hereunder shall exceed the sum of Twenty Five Thousand Dollars
($25,000), then Seller shall be liable to Buyer hereunder for Buyer’s losses starting with “dollar one” (as opposed to simply the losses exceeding Twenty Five Thousand Dollars ($25,000)). 

16. Buyer’s Representations, Warranties and Release of Claims. Buyer hereby warrants and represents to Seller, as of the
Effective Date and as of the Closing Date, as follows: 
  

 -12- 

 (a) The execution, delivery and performance by Buyer of its obligations under this Agreement
will not conflict with or result in a breach of, or constitute a default under, any of the provisions of any law, governmental rule, regulations, judgment, decree or order by which the Buyer is bound, or by any of the provisions of any contract to
which the Buyer is bound, or by the organic agreements establishing and regulating the buyer’s business affairs, and the Buyer has full power and authority to enter into and consummate the transactions contemplated by this Agreement, and all
consents and approvals necessary therefor have been obtained. 
 (b) There is no action, suit, arbitration, unsatisfied order or
judgment, government investigation or proceeding pending or to the best of Buyer’s knowledge, threatened against Buyer which, if adversely determined, could individually or in the aggregate materially interfere with the consummation of the
transaction contemplated by this Agreement. 
 (c) There are no general assignments for the benefit of creditors, or voluntary
or involuntary proceedings in bankruptcy, existing, pending or, to the best of Buyer’s knowledge, threatened against Buyer. 

(d) Buyer acknowledges that as of the Satisfaction Date it will have had an adequate opportunity to inspect the Property and to
investigate its physical characteristics and conditions. Upon the Satisfaction Date, Buyer shall be deemed to have waived any and all objections to the Property, if Buyer has delivered to Seller the notice of satisfaction of the Conditions as
provided in Section 4(a). Other than as expressly set forth in this Agreement and/or in the documents to be executed and delivered by Seller pursuant to this Agreement as of the Closing, Buyer acknowledges and agrees that (i) Buyer is
acquiring the Property in its “AS IS” condition, WITH ALL FAULTS, IF ANY, AND WITHOUT ANY WARRANTY, EXPRESS OR IMPLIED, and (ii) neither Seller nor any agents, representatives, trustees, beneficiaries or employees of Seller have made
any representations or warranties, direct or indirect, oral or written, express or implied, to Buyer or Buyer’s officers, directors, shareholders, representatives, partners, affiliated entities, employees or agents (collectively,
“Buyer’s Agents”) with respect to the condition of the Property, its fitness for any particular purpose, or its compliance with any laws, and Buyer is not aware of and does not rely upon any such representation. Buyer acknowledges
that the due diligence period will have afforded Buyer the opportunity to make such inspections (or have such inspections made by consultants) as it desires of the Property and all factors relevant to its use, including, without limitation, the
interior, exterior, and structure of any improvements on the Property, the condition of soils and subsurfaces, and the status of all zoning, permitting and other entitlements relevant to the use or contemplated use of the Property. Buyer
acknowledges that during the due diligence period, Buyer and Buyer’s agents will independently and with the assistance of its professional advisors and consultants undertake whatever studies, tests and investigation Buyer desires to conduct
relating to the Property (including, without limitation, economic reviews, soils tests, engineering analyses, pest and mold inspections, environmental analyses and analyses of the records of any governmental or quasi-governmental entity having
jurisdiction over the Property). Subject to the express representations, warranties and covenants of Seller as set forth in this Agreement and/or in the documents to be executed and delivered by Seller pursuant to this Agreement as of the Closing,
Buyer has entered into this Agreement based upon the opportunity to conduct such inspections. Except as otherwise expressly provided herein and/or in the documents to be executed and delivered by Seller pursuant to this Agreement as of the Closing,
Buyer is relying 
  

 -13- 

 
solely on its own investigation as to the Property and its value and is assuming the risk that adverse physical, economic or other conditions (including, without limitation, adverse environmental
conditions, mold, dry rot, termite infestation, asbestos-containing materials in the Improvements, and the status of compliance with the requirements of the Americans with Disabilities Act of 1990) may not have been revealed by such investigation.
Buyer acknowledges that if Buyer elects prior to the Due Diligence Date to continue this Agreement, Buyer agrees to purchase the Property without regard to any such condition, subject to the express representations, warranties and covenants of
Seller as set forth in this Agreement and/or in the documents to be executed and delivered by Seller pursuant to this Agreement as of the Closing. 

(e) Except for (1) Seller’s breach of its covenants, representations or warranties in this Agreement and/or in any of the
documents to be executed and delivered by Seller pursuant to this Agreement as of the Closing, and (2) Seller’s fraud, Buyer, on behalf of itself and Buyer’s Agents and successors and assigns to this Agreement (collectively, the
“Releasors”), hereby completely releases and forever discharges Seller and Seller’s officers, board members, partners, affiliates, employees, successors, assigns, heirs, agents, and representatives from and against all claims,
liabilities, demands, judgments, damages, losses and costs (collectively, “Claims”) whether known or unknown which may arise from or be related to the following (collectively, the “Released Matters”): (i) the physical
condition, quality, quantity, and state of repair of the Property and the prior operation of the Property, (ii) the Property’s compliance or lack of compliance with any federal, state or local laws or regulations, (iii) any latent or
patent defect affecting the Property, and (iv) any past, present or future presence or existence of hazardous substances on, under or about the Property or with respect to any past, present or future violation of any Environmental Laws. In
connection with such waiver and relinquishment, Buyer acknowledges that it is aware that it hereafter may discover Claims or facts in addition to or different from those which it now knows or believes to exist with respect to the Released Matters,
but that it is its intention to fully, finally and forever to settle and release all of the Released Matters on behalf of the Releasors in accordance with the provisions of this Section 16(e), and the release set forth herein shall be and
remain in effect as a full and complete release notwithstanding the discovery or existence of any such additional or different Claims or facts. The foregoing release of Claims shall be binding on Releasors. In connection with the release provided in
this Section 16, Buyer expressly waives the benefits of Section 1542 of the California Civil Code which provides as follows: 

“A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF
EXECUTING THE RELEASE, WHICH IF KNOWN TO HIM OR HER MUST HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR.” 

Buyer’s Initials
                     

References to the “best of Buyer’s knowledge” shall refer only to the actual, present knowledge of David Thomas (the
“Buyer’s Knowledge Party”), as of the Effective Date and as of the Closing Date, without any duty of inquiry or investigation. Buyer and Seller acknowledge 

 

 -14- 

 
that the Buyer’s Knowledge Party shall have no personal liability for the representations and warranties made in this Section 16 or elsewhere in this Agreement. 

The representations and warranties in Section 16 shall survive the Closing Date for a period of one (1) year. 

17. Default and Remedies. 

(a) Except for the Parties obligations under Section 11 which must be performed prior to the Closing, in the event of any default,
the non-defaulting Party shall give the defaulting Party written notice of the occurrence of such default (a “Default Notice”) and the defaulting Party shall have ten (10) days following its receipt of such Default Notice in which to
cure such default hereunder. 
 (b) IN THE EVENT THE SALE OF THE PROPERTY AS CONTEMPLATED HEREUNDER IS NOT CONSUMMATED DUE TO A
DEFAULT OF BUYER AFTER THE SATISFACTION DATE, THE EARNEST MONEY (TO THE EXTENT PREVIOUSLY PAID BY BUYER TO ESCROW HOLDER, INCLUDING ALL INTEREST EARNED FROM THE INVESTMENT THEREOF) SHALL BE RELEASED TO SELLER AS LIQUIDATED DAMAGES. THE PARTIES
ACKNOWLEDGE THAT SELLER’S ACTUAL DAMAGES IN THE EVENT THAT THE SALE IS NOT CONSUMMATED WOULD BE EXTREMELY DIFFICULT OR IMPRACTICABLE TO DETERMINE. THEREFORE, BY SEPARATELY EXECUTING THIS SECTION 17(a) BELOW, THE PARTIES ACKNOWLEDGE THAT THE
EARNEST MONEY MADE BY BUYER ON OR BEFORE THE DATE OF BUYER’S DEFAULT HAS BEEN AGREED UPON, AFTER NEGOTIATION, AS THE PARTIES’ REASONABLE ESTIMATE OF SELLER’S DAMAGES, AND AS SELLER’S EXCLUSIVE REMEDY AGAINST BUYER IN THE EVENT OF
BUYER’S DEFAULT HEREUNDER AND THAT IF THE CLOSING DOES NOT OCCUR AS A RESULT THEREOF, AS SELLER’S SOLE AND EXCLUSIVE REMEDY AGAINST BUYER ARISING FROM SUCH FAILURE OF THE SALE TO CLOSE DUE TO DEFAULT BY BUYER (SELLER HEREBY WAIVING ANY
RIGHT TO SEEK DAMAGES, TO SUE FOR SPECIFIC PERFORMANCE OR PURSUE ANY OTHER REMEDIES HEREUNDER AT LAW OR IN EQUITY EXCEPT AS SPECIFICALLY PROVIDED IN THIS SECTION 17(b) BELOW). BY THEIR SEPARATELY EXECUTING THIS SECTION 17(b) BELOW, BUYER AND SELLER
ACKNOWLEDGE THAT THEY HAVE READ AND UNDERSTOOD THE ABOVE PROVISION COVERING LIQUIDATED DAMAGES, AND THAT EACH PARTY WAS REPRESENTED BY COUNSEL WHO EXPLAINED THE CONSEQUENCES OF THIS LIQUIDATED DAMAGES PROVISION AT THE TIME THIS AGREEMENT WAS
EXECUTED. SELLER HEREBY WAIVES ANY AND ALL BENEFITS IT MAY HAVE UNDER CALIFORNIA CIVIL CODE SECTION 3389. NOTWITHSTANDING THE FOREGOING, OR ANY OTHER PROVISION TO THE CONTRARY, THIS SECTION 17(b) SHALL IN NO WAY LIMIT OR RESTRICT SELLER’S
RECOVERY UNDER SECTION 4(c), SECTION 19, SECTION 20, or SECTION 23 HEREOF. 
 BUYER:
                                SELLER:
                     
  

 -15- 

 (c) In the event that the Closing does not occur as a result of a breach of any of
Seller’s covenants, representations, warranties or other obligations under this Agreement, then Buyer shall have as its sole and exclusive remedy the right to either (i) terminate this Agreement and to receive a return of the Earnest Money
together with an additional sum from Seller equal to Buyer’s actual, documented a out-of-pocket third party costs and expenses in connection with this transaction but in no event in excess of One Hundred Thousand Dollars ($100,000), or
(ii) seek the remedy of specific performance to enforce Seller’s obligation to convey title to the Property to Buyer in accordance with the terms and conditions of this Agreement. If Buyer elects remedy (i) in the preceding sentence,
Buyer shall direct Title Company to record or release to Seller the quitclaim deed described in Section 18, below. 
 (d)
Notwithstanding Section 17(b) and Section 17(c) hereof, in no event shall such provisions limit the damages recoverable by either Party against the other Party due to the other Party’s obligation to indemnify such Party in accordance
with this Agreement. 
 18. Memorandum of Agreement. Promptly upon Buyer’s request, the Seller agrees to execute a
Memorandum of this Agreement, in recordable form, and substantially in the form attached as Exhibit D; provided that Buyer delivers to the Title Company to be held in escrow an executed and notarized quitclaim deed to Seller terminating
its rights under the Memorandum of this Agreement. Title Company shall be permitted to record, or release such quitclaim deed to Seller for recording, against the Property if this Agreement is terminated for any reason except Seller’s default,
as set forth in Section 17(c), above. Buyer shall have the right to cause Title Company to record such Memorandum at Buyer’s expense, including transfer or recording taxes, if any. Seller also agrees to execute such transfer tax
declarations or similar documentation as may be required to facilitate such recording. 
 19. Use of Brokers. Seller and
Buyer hereby warrant that neither Party has an obligation to pay an outside brokerage commission for the sale of the Property. Buyer and Seller hereby agree to indemnify, defend and hold harmless the other Party from and against any liability, cost
or expense, plus all costs of collection, including litigation expenses and attorneys’ fees, as a result of a claim for a commission, fee or other compensation made by any real estate broker, finder or other person and asserted against the
other Party by reason of an arrangement made or alleged to have been made by the indemnifying Party. 
 20. Attorneys’
Fees. In the event that either Party shall bring an action or legal proceeding for an alleged breach of any provision of this Agreement or any representation, warranty, covenant or agreement herein set forth, or to enforce, protect, determine or
establish any term, covenant or provision of this Agreement or the rights hereunder of either Party, the prevailing Party shall be entitled to recover from the non-prevailing Party, as a part of such action or proceedings, or in a separate action
brought for that purpose, reasonable attorneys’ fees and costs, expert witness fees and court costs as may be fixed by the court or jury. 

21. Binding Effect. This Agreement is executed by Buyer and submitted to Seller as an offer to purchase the Property. If:
(i) Seller does not execute and deliver this Agreement, without revision, to Buyer within five (5) business days after the date of Buyer’s execution of this Agreement, Buyer’s offer shall terminate and expire; or (ii) in the
event Buyer delivers written 
  

 -16- 

 
notice to Seller within such period, revoking its offer to purchase; in either event, Buyer shall have no further liability or obligation hereunder. 

22. Confidentiality. The terms of this Agreement, the results of any tests and inspections performed by or on behalf of Buyer, and
any information provided or made available by Seller pursuant to Section 7, above, shall be kept and maintained confidential and shall not be disclosed by either Party to any third party without the prior written consent of the other Party.
This provision shall not prohibit disclosures on a “need to know” basis to employees, agents, attorneys, brokers, surveyors, title companies, engineers, contractors, lenders, etc., as necessary to obtain financing or governmental permits
and approvals, to potential tenants, or as compelled by legal process or required by law. This provision shall survive any termination of this Agreement, but shall not survive the close of escrow. Seller’s additional non-circumvention
obligation is set forth in Section 25, below. 
 23. Section 1031 Exchange. In the event that either Party
elects to structure this transaction as a like-kind exchange pursuant to Section 1031 of the Code, the other Party shall reasonably cooperate upon the request of the electing Party, including prompt execution of such documents as may reasonably
be required to effectuate such exchange, provided that: (a) the electing Party shall bear all costs in connection with such exchange and shall indemnify and hold the other Party harmless from and against any cost, claims, expenses or
liabilities (including attorney’s fees) incurred by the other Party solely as a result of structuring the transaction as a like-kind exchange; and (b) the exchange shall have no material effect on the terms of either Party’s rights or
obligations under this Agreement. Notwithstanding any other provision of this Agreement to the contrary, Seller agrees that Buyer may assign its rights in this Agreement to a third party as part of any such exchange. Nothing contained herein shall
prevent both Parties from electing a like-kind exchange. 
 24. Force Majeure. Except with regard to the payment of money
due, if either Party hereto shall be delayed, hindered in, or prevented from the performance of its obligations hereunder by reason of any occurrence which is not within the reasonable anticipation or control of such Party, including but not limited
to strikes, lockouts, labor troubles, governmental action or inaction, failure of power, riots, insurrection, war, acts of God, or other similar reason, and which occurrence, in any event, is not a result of the intentional act, negligence or
willful misconduct of such Party (a “Force Majeure Event”), such Party’s performance shall be excused for the period of time equivalent to the delay caused by such Force Majeure Event, provided such Party gives prompt notice to the
other Party of such delay. 
 25. Miscellaneous Provisions. 

(a) This Agreement shall be interpreted and enforced according to the laws of the State of California, without reference to its conflict
of laws rules. The venue of any litigation arising out of this Agreement shall lie exclusively with the state or federal court in whose district the Property is located. 

(b) All headings and section designations of this Agreement are inserted for convenience only and do not form a part of this Agreement or
limit, expand or otherwise alter the meaning of any provisions hereof. 
  

 -17- 

 (c) This Agreement, and any amendments hereto, may be executed in multiple counterparts,
each of which shall be deemed an original, but all of which together shall constitute one and the same document. The Parties agree that, except for notices (which are governed by Section 14, above), signatures transmitted by facsimile or
scanned and emailed shall have the legal effect of original signatures. At the request of either Party, the Parties shall promptly exchange executed original counterparts of this Agreement or any amendment. 

(d) The provisions of this Agreement are intended to be for the sole benefit of the Parties and their respective successors and assigns,
and none of the provisions of this Agreement are intended to be, nor shall they be construed to be, for the benefit of any third party. 

(e) If, under any provision of this Agreement: (i) the date any act to be done or action to be taken; or (ii) the last day of
any time period, including any notice period; falls on a Saturday, Sunday or legal holiday in the state whose law governs this Agreement, then such act or action shall be deemed to have been validly done or taken on, or such time period shall be
deemed extended to, the next succeeding day which is not a Saturday, Sunday or legal holiday, and all succeeding time periods shall be deemed extended accordingly. Unless otherwise specified in this Agreement, all references herein to a
“day” or “days” shall refer to calendar days. 
 (f) Buyer may assign this Agreement and all of its
interests herein to an entity related to Buyer or affiliated with Buyer. Upon any assignment, the assignee shall have and be subject to all the rights, benefits, duties and obligations of Buyer hereunder, but the Buyer shall not be released from any
of its obligations under this Agreement. 
 (g) This Agreement represents the entire agreement between Seller and Buyer covering
everything agreed upon or understood in this transaction. There are no oral promises, conditions, representations, understandings, interpretations or terms of any kind as conditions or inducements to the execution hereof or in effect between the
Parties. No change or addition shall be made to this Agreement except by a written agreement duly executed by Seller and Buyer. 

(h) The Parties acknowledge that each has been represented by, or has had the opportunity to consult with, legal counsel of its own
choosing in this matter, and this Agreement has been arrived at through arms’ length negotiation. For purposes of the rule of contract interpretation that construes a document against its drafter, the Parties agree that neither Party nor its
counsel shall be considered the drafter hereof. 
 (i) If any term, covenant or condition of this Agreement is held to be
invalid or unenforceable in any respect, such invalidity or unenforceability shall not affect any other provision hereof, and this Agreement shall be construed in accordance with its intent as if such invalid or unenforceable provision had never
been contained herein. 
 (j) No failure by either Party, at any time, to require the performance by the other of any term of
this Agreement, shall in any way affect the right of either Party to enforce such terms, nor shall any waiver by either Party of any term hereof be taken or held to be a waiver of any other provision of this Agreement. No waiver of any term or
provision of this 
  

 -18- 

 
Agreement shall be effective unless the same is in writing and signed by the Party granting such waiver. 

(k) Buyer represents and warrants to Seller that, subject to any provisions hereof to the contrary, it is a legal entity duly organized,
existing in good standing and qualified to do business in the State of California. At the time of Closing, Buyer or its assignee shall be an entity duly organized, existing in good standing and qualified to do business in the state where the
Property is located. Buyer represents and warrants to Seller that: it has full power and authority to enter into this Agreement and to assume and perform all of its obligations under this Agreement; and the person executing this Agreement on its
behalf has been duly authorized and is empowered to bind it to this Agreement. 
 (l) Seller represents and warrants to Buyer
that: subject to any provisions hereof to the contrary, it is a legal entity duly organized and existing in good standing, and is qualified to do business in the state where the Property is located; it has full power and authority to enter into this
Agreement and to assume and perform all of its obligations under this Agreement; and the person executing this Agreement on its behalf has been duly authorized and is empowered to bind it to this Agreement. If any Seller is an individual, that Party
represents and warrants that he or she shall take such steps as are necessary to convey his or her interest in the Property free and clear of all marital or homestead rights of his or her spouse. 

(m) The parties to this Agreement shall in good faith undertake to perform their respective obligations under this Agreement, to satisfy
all conditions for which they are responsible, and to cause the transactions contemplated by this Agreement to be carried out in accordance with the terms of this Agreement. In that regard, the Parties agree to promptly execute such other documents
and to perform such other acts as may be reasonably necessary to carry out the purpose and intent of this Agreement. Concerning all matters in this Agreement requiring the consent or approval of either Party, the Parties agree that any such consent
or approval shall not be unreasonably withheld, conditioned or delayed, unless otherwise specifically provided in this Agreement. 

(n) All Exhibits to this Agreement are incorporated herein as though fully set forth. 

(o) Buyer acknowledges that the Disclosure Statutes (hereinafter defined) require that a seller of real property in California must make
certain disclosures regarding certain natural hazards potentially affecting the property, as more particularly provided therein. As used in this Agreement, “Disclosure Statutes” means, collectively, California Government Code Sections
8589.3, 8589.4 and 51183.5, California Public Resources Code Sections 2621.9, 2694 and 4136 and any other California statutes that require Seller to make disclosures concerning the Property. Seller will deliver to Buyer a Natural Hazard Disclosure
Report for the Property in accordance with the foregoing statutes (the “Report”). Buyer hereby agrees as follows with respect to the Disclosure Statutes and the Report: (i) that the delivery of the Report to Buyer as provided above
shall be deemed to satisfy all obligations and requirements of Seller under the Disclosure Statutes; (ii) that Seller shall not be liable for any error or inaccuracy in, or omission from, the information in the Report; (iii) that the
Report was provided by Seller for purposes of complying with the Disclosure Statutes and shall not be deemed to constitute a representation or 

 

 -19- 

 
warranty by Seller as to the presence or absence in, at or around the Property of the conditions that are the subject of the Disclosure Statutes; and (iv) the Report is for Seller and Buyer
only and is not for the benefit of, or to be used for any purpose by, any other party, including, without limitation, insurance companies, lenders, or governmental agencies. 

(p) Following the Closing Date and in connection with Buyer’s negotiation of a lease with a major tenant of all or a portion of the
Property, Buyer may elect to modify the off-ramp and change the street name from Zhone Way. Seller agrees to cooperate with Buyer’s efforts to so modify the off-ramp and change the street name from Zhone Way. Seller’s obligations set forth
in this section shall survive the close of escrow and shall not be merged with the recordation of the grant deed. 
 [End of text
of Agreement. Execution on following page.] 
  

 -20- 

 IN WITNESS WHEREOF, this Agreement has been executed by the Parties as of the date first
above written. 
 SELLER: 
  

			
	 ZHONE TECHNOLOGIES CAMPUS, LLC,

a California limited liability company

		
	By:	 	 
		 	Kirk Misaka, CFO
	
	Date:             , 2010

 

															
	BUYER:	  	
		
	 LBA RIV-COMPANY V, LLC,

a Delaware limited liability company
 its Member

	  	
			
	By:	    	LBA REIT IV, LLC,	  	
		    	a Delaware limited liability company
 its Sole Member and
Manager
	  	
				
		    	By:	    	LBA Realty Fund IV, L.P.,	  	
		    		    	a Delaware limited partnership,
 its Sole
Manager
	  	
					
		    		    	By:	    	LBA Management Company IV, LLC,	  	
		    		    		    	a Delaware limited liability company,
 its General Partner

	  	
						
		    		    		    	By:	    	LBA Realty LLC,	  	
		    		    		    		    	a Delaware limited liability company,
 its
Manager
	  	
							
		    		    		    		    	By:	    	LBA Inc.,	  	
		    		    		    		    		    	a California corporation,	  	
		    		    		    		    		    	its Managing Member	  	
								
		    		    		    		    		    	By:	 	  
	  	
		    		    		    		    		    	Name:	 	  
	  	
		    		    		    		    		    	Title:	 	  
	  	

 Date:             , 2010 

 

 -21- 

 Index to Exhibits 

Exhibit A – Legal Description of the Real Estate 

Exhibit B – Form of Escrow Agreement 

Exhibit C – Form of Bill of Sale 
 Exhibit D
– Form of Memorandum of Agreement 
 Exhibit E – Personal Property Included in Sale 

Exhibit F – Form of Post-Closing Lease 
  

 -22- 

 EXHIBIT A 

Legal Description of the Real Estate 

LEGAL DESCRIPTION 
 Real
property in the City of Oakland, County of Alameda, State of California, described as follows: 
 PARCEL ONE: 

PARCEL B AS SHOWN ON PARCEL MAP NO. 8590, AS FILED FOR RECORD IN THE COUNTY OF ALAMEDA, STATE OF CALIFORNIA ON JUNE 28, 2007 IN BOOK 298, PAGE(S) 88 AND
89 IN THE OFFICE OF THE ALAMEDA COUNTY RECORDER. 
 PARCEL TWO: 

NON-EXCLUSIVE EASEMENTS FOR FIRE LINE, SEWER LINE, STORM DRAIN LINE, INGRESS AND EGRESS AS SET FORTH IN THAT CERTAIN DOCUMENT ENTITLED “RECIPROCAL
EASEMENT AND MAINTENANCE AGREEMENT”, EXECUTED BY AND BETWEEN ZHONE TECHNOLOGIES CAMPUS, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AND THE REDEVELOPMENT AGENCY OF THE CITY OF OAKLAND, RECORDED JUNE 29, 2007 AS INSTRUMENT NO. 2007-242123 OF
OFFICIAL RECORDS. 
 APN: 041-3902-022 
  

 EXHIBIT A 

-1- 

 EXHIBIT B 

Form of Escrow Agreement 

ESCROW AGREEMENT 
  

							
	Escrow Number:	 	NCS-                     	  		  	Date:             , 2010

Property Address: 6775, 7195 and 7001 Oakport Street, Oakland, Alameda County, California, 

Deposit Amount: $1,000,000.00 

LBA RIV-COMPANY V, LLC, a Delaware limited liability company (the “Buyer”), and ZHONE TECHNOLOGIES CAMPUS, LLC, a California
limited liability company (the “Seller”), are parties to that certain Real Estate Purchase Agreement (the “Agreement”) dated as of             , 2010, with
respect to the above referenced property (the “Property”), which is more particularly described in the Agreement. The Buyer has deposited the sum of One Million Dollars ($1,000,000.00) (the “Deposit”) with First American Title
Insurance Company (the “Title Company”) to be held under the terms of the Agreement and the terms of this Escrow Agreement (the “Escrow Agreement”). Prior to the Satisfaction Date (as defined in the Agreement), or if the
Satisfaction Date has not occurred by the Due Diligence Date (as defined in the Agreement), the Deposit shall be refunded by the Title Company to the Buyer upon receipt of a written request from the Buyer, together with evidence that the Buyer has
given the Seller written notice of termination in accordance with the terms of the Agreement, or that the Due Diligence Date has occurred. Following the Satisfaction Date (or following the Due Diligence Date, if the Title Company has not received
any written request from the Buyer as set forth above), the Earnest Money (as defined in the Agreement) shall be held in escrow by the Title Company and delivered only upon the joint written order of the Buyer and Seller or their respective legal
representatives or assigns, except as otherwise specifically provided herein; and the Buyer and Seller each agree to give such written orders to the Title Company in accordance with the terms of the Agreement. 

Following the Satisfaction Date, the Title Company is hereby expressly authorized to disregard, in its sole discretion, any and all
unilateral notices or warnings given by any of the parties hereto, or by any other person or corporation, except as otherwise expressly provided herein, but Title Company is hereby expressly authorized to regard and to comply with and obey any and
all orders, judgments or decrees entered or issued by any court with or without jurisdiction, and in case Title Company obeys or complies with any such order, judgment or decree of any court it shall not be liable to any of the parties hereto or any
other person, firm or corporation by reason of such compliance, notwithstanding any such order, judgment or decree being entered without jurisdiction or being subsequently reversed, modified, annulled, set aside or vacated. In case of any suit or
proceeding regarding this escrow, to which Title Company is or may at any time become a party, it shall have a lien on the contents hereof for any and all costs, attorneys’ fees, whether such attorneys shall be regularly retained or specially
employed, and any other expenses which it may have incurred or become liable for on account thereof, and it shall be entitled to reimburse itself therefor out of said deposit, and the undersigned jointly and severally agree to pay Title Company upon
demand all such costs, fees and expenses so incurred. 
  

 EXHIBIT B 

-1- 

 Except as expressly provided herein, in no case shall the above mentioned deposits be
surrendered except on an order signed by the parties hereto, their respective legal representatives or assigns, or in obedience of the process or order of court as aforesaid. 

Unless directed otherwise in writing by Buyer, all deposits made pursuant to this Escrow Agreement shall be invested on behalf of the
Buyer in investments limited to interest-bearing, federally-insured instruments with a national bank or federal savings bank or in a money market fund authorized to invest solely in direct obligations of the United States of America (“Qualified
Investments”). The funds invested in this manner shall have a maturity of 30 days or less. Interest and other earnings on any funds invested hereunder shall be added to the funds held on deposit by Title Company hereunder, and losses, if any,
incurred from any such investment shall reduce the balance of the funds on deposits hereunder. Buyer shall provide Title Company with its taxpayer identification number and such investment forms as it may reasonably require. Title Company shall,
upon request furnish information concerning its procedures for such investment, but shall not charge or otherwise assess any additional fees for the investment of such funds. 

Billing Instructions: Escrow fee in the amount of $0.00 will be billed as follows: Half to Seller and half to Buyer. NOTE – ESCROW
FEES WAIVED IN ANTICIPATION THAT THE TITLE COMPANY WILL BE PROVIDING TITLE INSURANCE UNDERWRITING SERVICES IN CONNECTION WITH THE AGREEMENT FOR WHICH IT WILL BE COMPENSATED AT CLOSING. 

Except as to deposits of funds for which Title Company has received express written direction concerning investment to other handling,
the parties hereto agree that the Title Company shall be under no duty to invest or reinvest any deposits at any time held by it thereunder; and, further that Title Company may commingle such deposits with other deposits or with its own funds in the
manner provided for the administration of funds held as a fiduciary under applicable law, provided, however, nothing herein shall diminish Title Company’s obligation to apply the full amount of the deposits in accordance with the terms of the
Agreement. 
 In the event the Title Company is requested to invest deposits hereunder in Qualified Investments pursuant to this
agreement, Title Company shall not be held responsible for any loss of principal or interest which may be incurred as a result of making the investments or redeeming said investment for the purposes of these escrow instructions except to the extent
that Title Company negligently or willfully fails to follow such investment directions. 
 This Escrow Agreement is intended to
be executed in triplicate, but may be executed in multiple counterparts. Each such counterpart shall be deemed an original, but all of which together shall constitute one and the same document. The parties agree that, except for notice purposes,
signatures transmitted by facsimile or scanned and e-mailed shall have the legal effect of original signatures. Upon the request of any party, the parties shall promptly exchange executed original counterparts of this Escrow Agreement. 

[Execution page and Exhibit A to be added.] 
  

 EXHIBIT B 

-2- 

 EXHIBIT C 

Form of Bill of Sale 
  

					
	STATE OF CALIFORNIA	    	)	  	
		    	) SS:	  	
	COUNTY OF ALAMEDA	    	)	  	

 KNOW ALL MEN BY THESE PRESENTS: 

1. That ZHONE TECHNOLOGIES CAMPUS, LLC, a California limited liability company having an address of 7001 Oakport Street, Oakland, CA 94621
(“Seller”) in consideration of Ten Dollars ($10.00) and other good and valuable consideration received from LBA RIV-COMPANY V, LLC, a Delaware limited liability company, having an address at One Embarcadero Center, Suite 710, San
Francisco, California 94111 (“Buyer”), does hereby sell, assign and transfer unto Buyer all of Seller’s right, title and interest in and to all of the following described property (the “Personalty”) located in or on, and
used solely in connection with the ownership, maintenance and/or operation of the real estate commonly known as 6775, 7195 and 7001 Oakport Street, Oakland, California (the “Premises”), and more particularly described on Exhibit A attached
hereto and made a part hereof: 
 (a) See attached Exhibit A. 

2. Seller hereby covenants, warrants and represents to Buyer that: 

(a) Seller has good and marketable title to the Personalty, free and clear of any mortgage, charge, security interest, lien, claim,
charge or other encumbrance of any nature or kind whatsoever; 
 (b) Seller has the authority to sell the Personalty to the
Buyer, and to assign its rights in and to all the other intangible property listed above free and clear of any rights of third parties; 

(c) Buyer shall, immediately after execution and delivery of this Bill of Sale, have quiet and peaceful possession and enjoyment of the
Personalty for its own use and benefit without any manner of hindrance, interruption, molestation, claim or demand whatsoever of, from or by the Seller or any person; 

(d) Seller will, from time to time and at all times hereafter, on every reasonable request of the Buyer, make, do and execute or cause to
be made, done and executed all further acts, deeds or assurances as may be reasonably required by the Buyer to more effectually and completely vest title to the Personalty in the Buyer; 

(e) Seller agrees to indemnify and save harmless the Buyer from all costs, damages, expenses and other losses resulting or arising from
the breach or untruth of any covenant, warranty or representation made or given by the Seller hereunder. 
  

 EXHIBIT C 

-1- 

 3. Capitalized terms not otherwise defined herein shall have the meanings ascribed to them
in that certain Real Estate Purchase Agreement, dated             , 2010, between Seller and Buyer in respect of the purchase and sale of the Premises. 

4. This Bill of Sale and Assignment shall be binding upon and inure to the benefit of the successors and assigns of the parties hereto.

 [Add execution block for Seller and Exhibit A.] 
  

 EXHIBIT C 

-2- 

 EXHIBIT D 

Form of Memorandum of Agreement 
  

	
	Prepared By and
	When Recorded Return To:
	
	  

	  

	  

	  

SPACE ABOVE THIS LINE FOR RECORDER’S USE 
  

 
  

(Space Above For Recorder’s Use) 

MEMORANDUM OF AGREEMENT 

THIS MEMORANDUM OF AGREEMENT (this “Memorandum”) is made this
             day of             , 2010, by and between LBA RIV-COMPANY V, LLC, a Delaware limited liability company
(the “Buyer”) and ZHONE TECHNOLOGIES CAMPUS, LLC, a California limited liability company (the “Seller”), with reference to the following facts: 

1. Agreement to Purchase. Buyer and Seller have heretofore entered into a Real Estate Purchase Agreement dated as of
            , 2010 (the “Agreement”), pursuant to which the Buyer has agreed to purchase and the Seller has agreed to sell certain real estate that is identified on Exhibit
A, attached hereto, located in the City of Oakland, Alameda County, California (the “Property”), all on terms and conditions more specifically set forth in the Agreement. The outside date for the Closing under the Agreement is
September 30, 2010. 
 2. Purpose of Memorandum. This Memorandum has been prepared and executed for the purpose of
recordation, to provide notice to third parties of the rights of the Buyer to purchase the Property pursuant to the terms of the Agreement. This Memorandum in no way modifies the provisions of the Agreement. 

 

 EXHIBIT D 

-1- 

			
	 SELLER:
  

	 ZHONE TECHNOLOGIES CAMPUS, LLC,

a California limited liability company

		
	By:	 	  

		 	Kirk Misaka, CFO

  

															
		
	BUYER:	  	
		
	 LBA RIV-COMPANY V, LLC,

a Delaware limited liability company
 its Member

	  	
			
	By:	  	LBA REIT IV, LLC,	  	
		  	 a Delaware limited liability company

its Sole Member and Manager
	  	
				
		  	By:	  	LBA Realty Fund IV, L.P.,	  	
		  		  	a Delaware limited partnership,
 its Sole
Manager
	  	
					
		  		  	By:	  	LBA Management Company IV, LLC,	  	
		  		  		  	a Delaware limited liability company,
 its General Partner

	  	
						
		  		  		  	By:	  	LBA Realty LLC,	  	
		  		  		  		  	 a Delaware limited liability company,

its Manager
	  	
							
		  		  		  		  	By:	  	LBA Inc.,	  	
		  		  		  		  		  	a California corporation,	  	
		  		  		  		  		  	its Managing Member	  	
								
		  		  		  		  		  	By:	  	  
	  	
		  		  		  		  		  	Name:	  	  
	  	
		  		  		  		  		  	Title:	  	  
	  	

  

 EXHIBIT D 

-2- 

 ACKNOWLEDGMENT 

 

					
	State of California	  	)	  	
	County of                     	  	)	  	

  

					
	On
                                        ,
before me,
                                         
                                         
                                         
     ,
		  		  	(insert name of notary)

 Notary Public,
personally appeared
                                         
   , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

 WITNESS my hand and official seal. 
  

					
	Signature	 	  
	  	(Seal)

 ACKNOWLEDGMENT 

  

					
	State of California	  	)	  	
	County of                     	  	)	  	

  

					
	On
                                        ,
before me,
                                         
                                         
                                         
     ,
		  		  	(insert name of notary)

 Notary Public,
personally appeared
                                        
    , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

 WITNESS my hand and official seal. 
  

					
	 Signature
	 	  
	  	(Seal)

  

 EXHIBIT D 

-3- 

 Exhibit “A” 

to 

EXHIBIT D 

Legal Description 

LEGAL DESCRIPTION 
 Real
property in the City of Oakland, County of Alameda, State of California, described as follows: 
 PARCEL ONE: 

PARCEL B AS SHOWN ON PARCEL MAP NO. 8590, AS FILED FOR RECORD IN THE COUNTY OF ALAMEDA, STATE OF CALIFORNIA ON JUNE 28, 2007 IN BOOK 298, PAGE(S) 88 AND
89 IN THE OFFICE OF THE ALAMEDA COUNTY RECORDER. 
 PARCEL TWO: 

NON-EXCLUSIVE EASEMENTS FOR FIRE LINE, SEWER LINE, STORM DRAIN LINE, INGRESS AND EGRESS AS SET FORTH IN THAT CERTAIN DOCUMENT ENTITLED “RECIPROCAL
EASEMENT AND MAINTENANCE AGREEMENT”, EXECUTED BY AND BETWEEN ZHONE TECHNOLOGIES CAMPUS, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AND THE REDEVELOPMENT AGENCY OF THE CITY OF OAKLAND, RECORDED JUNE 29, 2007 AS INSTRUMENT NO. 2007-242123 OF
OFFICIAL RECORDS. 
 APN: 041-3902-022 

EXHIBIT A TO 

EXHIBIT D 
 -1-

 EXHIBIT E 

Personal Property Included in Sale 
  

							
	
Building 3 Inventory

7001 Oakport Street, Oakland
  

Category
	  	Location	  	Quantity	  	  

Description

	 			 
	Doors and Hardware	  	1st Floor	  	9	  	Doors LH reverse
	 	  	1st Floor	  	6	  	Doors RH reverse
	 	  	1st Floor	  	23	  	Doors RH
	 	  	1st Floor	  	7	  	Doors LH
	 	  	1st Floor	  	12	  	Doors/Miscellaneous
	 	  	1st Floor	  	16	  	Dome Stops
	 	  	1st Floor	  	153	  	Hinges Door
	 	  	1st Floor	  	41	  	Closers Door
	 	  	1st Floor	  	10	  	Magnetic Door Holders
	 	  	1st Floor	  	15	  	Latch Sets
	 	  	1st Floor	  	24	  	Lock Sets
	 	  	1st Floor	  	12	  	Panic Hardware Sets
	 	  	1st Floor	  	2	  	Window Header 2’×8”
	 	  	1st Floor	  	10	  	Window Header 4’×8”
	 	  	1st Floor	  	6	  	Skylights/4’×4’
	 	  	1st Floor	  	22	  	Frames Door 15RH/7LH
	 	  	1st Floor	  	12	  	Frames Door Various
	 			 
	Floor Coverings	  	1st Floor	  	1	  	Small Carpet Roll
	 	  	3rd Floor	  	25	  	Large Carpet Rolls. Note: 33 total rolls, Zhone will retain 8 Rolls for their use
	 	  	3rd Floor	  	1	  	Small Carpet Roll
	 			 
	HVAC	  	1st Floor	  	3	  	Trane Universal Programmable Control Module (PCM) and associated sensors, equipment, panels and Belimo
motors
	 	  	2nd Floor	  	75	  	Duct Spiral/Various Sizes/10’×6’-2
	 	  	2nd Floor	  	30	  	VAV’s
	 	  	2nd Floor	  	22	  	Duct Rectangular/6’×2’×5’
	 	  	2nd Floor	  	6	  	Duct Rectangular 90 Degrees/6’×2’
	 	  	2nd Floor	  	2	  	Duct Square/2’×2’×7’
	 	  	2nd Floor	  	2	  	Duct Rectangular Transistion/6’×2’
	 	  	2nd Floor	  	68	  	Duct Y Connector /Various Sizes
	 	  	2nd Floor	  	2	  	Fire Dampers/1.5’×2’
	 	  	2nd Floor	  	80	  	Duct Connectors/Various Types
	 	  	2nd Floor	  	40	  	Duct Saddles/2’ Round
	 	  	2nd Floor	  	250	  	Duct Insulated/Various Sizes/8’×6’-2’
	 	  	3rd Floor	  	32	  	Duct Reducers/Square to Round/Various Sizes
	 	  	3rd Floor	  	75	  	Duct Y’s/Various Sizes
	 	  	3rd Floor	  	29	  	Duct Branch Connectors
	 	  	3rd Floor	  	3	  	Duct Reducers/Round/Various Sizes
	 	  	3rd Floor	  	1	  	Duct 90 Degrees/2’×1’
	 	  	3rd Floor	  	8	  	VAV’s
	 	  	3rd Floor	  	3	  	Duct Square/5’×2’2’
	 	  	3rd Floor	  	1	  	Duct Spiral/’5×2’
	 	  	3rd Floor	  	1	  	Duct Spiral/10’×1.5’
	 	  	3rd Floor	  	1	  	Duct Spiral/5’×1’
	 	  	3rd Floor	  	6	  	Trane VAV VCWE11DD03Q
	 	  	3rd Floor	  	12	  	Trane VAV VCWE17DD03Q
	 	  	3rd Floor	  	14	  	Trane VAV VCWE24DD03Q
	 	  	3rd Floor	  	4	  	Trane VAV VCWE32DD03Q
	 			 
	Lighting/Electrical	  	1st Floor	  	18	  	Lunera F7 Light Fixtures
	 	  	1st Floor	  	11	  	B85 Light Bollards and Housings
	 	  	1st Floor	  	7	  	SPI Large Round Light Fixtures and Mounting Kits
	 	  	1st Floor	  	7	  	IP65 Halogen Lights
	 	  	2nd Floor	  	66	  	Lunera F4 Light Fixtures
	 	  	2nd Floor	  	18	  	Lunera F4E Light Fixtures
	 	  	2nd Floor	  	10	  	Lunera F8E Light Fixtures
	 	  	2nd Floor	  	160	  	Lunera H1D Down Lights
	 	  	2nd Floor	  	4	  	Lunera F3E Light Fixtures
	 	  	2nd Floor	  	6	  	Lunera F3 Light Fixtures
	 	  	2nd Floor	  	24	  	Lunera F8A Light Fixtures
	 	  	2nd Floor	  	15	  	Lunera F8 Light Fixtures
	 	  	2nd Floor	  	16	  	Lunera F2E Light Fixtures
	 	  	2nd Floor	  	7	  	LB2
	 	  	2nd Floor	  	15	  	C2, F32 Light Fixtures
	 	  	2nd Floor	  	16	  	C2, F32 Emergency Light Fixtures
	 	  	2nd Floor	  	19	  	Breaker Panel Covers
	 	  	 2nd Floor

 
	  	8  
	  	 Breaker Panel Wall Inserts

 

  

 EXHIBIT E 

-1- 

  

							
	
Building 3 Inventory

7001 Oakport Street, Oakland
  

Category
	  	Location	  	Quantity	  	  

Description

	 			 
	Miscellaneous	  	1st Floor	  	200	  	Sheet Rock/12’
	 	  	1st Floor	  	22	  	Sheet Rock/8’
	 	  	1st Floor	  	280	  	Metal Track/12’
	 	  	1st Floor	  	210	  	Metal Studs/10’
	 	  	1st Floor	  	550	  	Metal Track Trane/14’
	 	  	1st Floor	  	2	  	Blue Outdoor Trash Cans
	 	  	1st Floor	  	9	  	Blue Outdoor Tables and Chairs
	 	  	1st Floor	  	16	  	Fire Extinguisher Cabinets
	 	  	1st Floor	  	2	  	Boxes of Celling Tile
	 	  	3rd Floor	  	400	  	Metal Studs/18’
	 	  	3rd Floor	  	680	  	Metal Track/18’
	 			 
	Plumbing	  	 1st Floor

1st Floor
 1st Floor

1st Floor
  
	  	3
 18

 1
 8

  
	  	 Elkay water Fountains with Complete
Installation Kits
 Kohler 2094-2R-0 Lavatory Sinks

Gas Meter Service Regulator
 Boxes of
Miscellaneous Pipe Hangers
  

  

 EXHIBIT E 

- 2- 

 EXHIBIT F 

Form of Post-Closing Lease 

(See Attached) 
  

 EXHIBIT F 

-1-Multi-Tenant Commercial/Industrial Lease Agreement

 Exhibit 10.2 

M U L T I - T E N A N T 

C O M M E R C I A L / I N D U S T R I 
A L  L E A S E  ( N N N ) 
 7195 OAKPORT STREET,

 OAKLAND, CALIFORNIA 

LANDLORD: 

LBA RIV-COMPANY V, LLC, 

a Delaware limited liability company 

TENANT: 

ZHONE TECHNOLOGIES, INC., 

a Delaware corporation 

 TABLE OF CONTENTS 

 

			
	 	  	Page
		
	 ARTICLE 1 - LEASE SUMMARY AND PROPERTY SPECIFIC PROVISIONS
	  	1
		
	 ARTICLE 2 - LEASE
	  	8
		
	 ARTICLE 3 - PREMISES
	  	8
		
	 ARTICLE 4 - TERM AND POSSESSION
	  	8
		
	 ARTICLE 5 - RENT
	  	8
		
	 ARTICLE 6 - SECURITY DEPOSIT
	  	9
		
	 ARTICLE 7 - OPERATING EXPENSES/UTILITIES/SERVICES
	  	9
		
	 ARTICLE 8 - MAINTENANCE AND REPAIR
	  	10
		
	 ARTICLE 9 - USE
	  	10
		
	 ARTICLE 10 - HAZARDOUS MATERIALS
	  	11
		
	 ARTICLE 11 - PARKING
	  	11
		
	 ARTICLE 12 - TENANT SIGNS
	  	11
		
	 ARTICLE 13 - ALTERATIONS
	  	12
		
	 ARTICLE 14 - TENANT’S INSURANCE
	  	13
		
	 ARTICLE 15 - LANDLORD’S INSURANCE
	  	14
		
	 ARTICLE 16 - INDEMNIFICATION AND EXCULPATION
	  	14
		
	 ARTICLE 17 - CASUALTY DAMAGE/DESTRUCTION
	  	15
		
	 ARTICLE 18 - CONDEMNATION
	  	16
		
	 ARTICLE 19 - WAIVER OF CLAIMS; WAIVER OF SUBROGATION
	  	17
		
	 ARTICLE 20 - ASSIGNMENT AND SUBLETTING
	  	17
		
	 ARTICLE 21 - SURRENDER AND HOLDING OVER
	  	18
		
	 ARTICLE 22 - DEFAULTS
	  	19
		
	 ARTICLE 23 - REMEDIES OF LANDLORD
	  	20
		
	 ARTICLE 24 - ENTRY BY LANDLORD
	  	21
		
	 ARTICLE 25 - LIMITATION ON LANDLORD’S LIABILITY
	  	21
		
	 ARTICLE 26 - SUBORDINATION
	  	21
		
	 ARTICLE 27 - ESTOPPEL CERTIFICATE
	  	21
		
	 ARTICLE 28 - RELOCATION OF PREMISES
	  	21
		
	 ARTICLE 29 - MORTGAGEE PROTECTION
	  	22
		
	 ARTICLE 30 - QUIET ENJOYMENT
	  	22
		
	 ARTICLE 31 - MISCELLANEOUS PROVISIONS
	  	22

  

 (i) 

					
	 	  	 	  	Page
	 EXHIBITS:
	  		  	
			
	 Exhibit A
	  	Premises Floor Plan	  	
	 Exhibit B
	  	Site Plan	  	
	 Exhibit C
	  	Intentionally Omitted	  	
	 Exhibit D
	  	Notice of Lease Term Dates	  	
	 Exhibit E
	  	Rules and Regulations	  	
	 Exhibit F
	  	Estoppel Certificate	  	
			
	 RIDERS:
	  		  	
			
	Rider No. 1	  	 Relocation Obligation
	  	

  

 (ii) 

 THIS LEASE, entered into as of this      day of September, 2010
for reference purposes, is by and between LBA RIV-COMPANY V, LLC, a Delaware limited liability company, hereinafter referred to as “Landlord”, and ZHONE TECHNOLOGIES, INC., a Delaware corporation, hereinafter referred to as
“Tenant”. 
 ARTICLE 1 - LEASE SUMMARY AND PROPERTY SPECIFIC PROVISIONS 

 

					
	1.1	 	Landlord’s Address:	  	LBA RIV-Company V, LLC
		 		  	One Embarcadero Center, Suite 710
		 		  	San Francisco, CA 94111
		 		  	Attn: Director of Operations
		 		  	Telephone: 415.981.7000
		 		  	Facsimile: 415.981.7001
			
		 	With copies to:	  	LBA Realty
		 		  	17901 Von Karman, Suite 950
		 		  	Irvine, California 92614
		 		  	Attn: SVP - Operations
		 		  	Telephone: (949) 833-0400
		 		  	Facsimile: (949) 955-9350
			
		 	For payment of Rent:	  	LBA RIV-Company V, LLC
		 		  	P.O. Box 748089
		 		  	Los Angeles, CA 90074-8089
			
	1.2	 	Tenant’s Address: 	  	Zhone Technologies, Inc.
		 		  	7195 Oakport Street
		 		  	Oakland, California 94621
		 		  	Attn: Kirk Misaka, CFO
		 		  	Telephone: (510) 777-7007
		 		  	Facsimile: (510) 777-7359

 1.3
Building: The Building commonly known as 7195 Oakport Street, Oakland, California (Building #1). The Building, together with all other buildings, including those buildings commonly known as 6775 Oakport Street (Building #3) and
7001 Oakport Street (Building #2), improvements and facilities, now or subsequently located upon the land (the “Site”) as shown on the Site Plan attached hereto as Exhibit B (as such area may be expanded or reduced
from time to time) is referred to herein as the “Property”. Landlord and Tenant stipulate and agree that the Property contains 181,150 rentable square feet in the aggregate and the Building contains 38,375 rentable square feet, for
all purposes of this Lease. 
 1.4 Premises: The Building (shown as Building #1), as depicted on Exhibit A
attached hereto. Landlord and Tenant stipulate and agree that the Premises contains 38,375 rentable square feet, for all purposes of this Lease. Notwithstanding anything herein to the contrary, upon the Commencement Date, Landlord and Tenant agree
that Tenant shall occupy 7001 Oakport Street (i.e., Building #2) until the Relocation Date (defined in Rider No. 1 attached hereto). Until the Relocation Date occurs, the term “Premises” in this Lease shall mean both the Building
and 7001 Oakport Street (Building #2) for all purposes of the Lease, except for calculation of Monthly Base Rent which shall be calculated by using only the rentable square feet of the Building. 

1.5 City: The City of Oakland, County of Alameda, State of California. 

1.6 Commencement Date: The “Closing Date”, as that term is defined in the Purchase Agreement (defined below). As used
herein, the term “Purchase Agreement” shall mean that certain Real Estate Purchase Agreement dated September 21, 2010 by and between Landlord or Landlord’s related entity, as purchaser, and Zhone Technologies Campus, LLC, a
California limited liability company (the “Prior Owner”), as seller, pursuant to which Landlord is purchasing the Property. 

1.7 Term: Sixty (60) months, plus any partial month at the beginning of the Term, commencing on the
Commencement Date and ending on the last day of the sixtieth
(60th) full calendar month following the Commencement
Date (“Expiration Date”). 
 1.8 Monthly Base Rent: 

 

					
	 Months or Period
	  	 Monthly Base Rent

(Based on 38,375 rsf)*
	 
	 *1 – 12
	  	$	49,887.50	** 
	 13 – 24
	  	$	50,885.25	  
	 25 – 36
	  	$	51,902.95	  
	 37 – 48
	  	$	52,941.01	  
	 49 – 60
	  	$	53,999.83	  

  

	*	Including any partial month at the beginning of the Term and measured from the Commencement Date. 

	**	 Notwithstanding the foregoing, provided Tenant is not then in Default under this Lease beyond all applicable notice and cure periods, Landlord hereby
agrees to abate Tenant’s obligation to pay the entire Monthly Base Rent due during the first two (2) full months of the Term (“Abatement Period”) in the total

	 	 
amount of $99,775.00 (such abated Monthly Base Rent is hereafter collectively, the “Abated Amount”). During such Abatement Period, Tenant will still be responsible for the
payment of all other monetary obligations, if any, which are payable under this Lease during such Abatement Period. 

Accordingly, Tenant shall deliver the following amounts to Landlord through escrow at the closing under the Purchase Agreement (pursuant
to Section 5.1 of the Standard Provisions): 
  

					
	(a)	  	Monthly Base Rent	  	$49,887.50 for the first
(1st) full month of the Term.
			
	(b)	  	Tenant’s Percentage of Operating Expenses (est.)	  	$31,807.70 for the first
(1st) full month of the Term.
			
	(c)	  	Security Deposit:	  	$100,000.00 (See Section 1.9 below).

 Total
due upon execution of this Lease:                 $181,695.20. 

1.9 Security Deposit: $100,000.00. 

1.10 Permitted Use: Office and research and development, subject to the provisions set forth in this Lease and as permitted by
law. 
 1.11 Parking: Ninety-two (92) unreserved parking spaces, subject to the terms of Article 11 of the
Standard Lease Provisions. 
 1.12 Brokers: None. 

1.13 Interest Rate: The lesser of: (a) Ten percent (10%) or (b) the maximum rate permitted by law in the State
where the Property is located. 
 1.14 Insurance Amounts: 

a. Commercial General Liability Insurance: General liability of not less than One Million Dollars ($1,000,000.00) per occurrence
and Two Million Dollars ($2,000,000.00) in the aggregate. 
 b. Commercial Automobile Liability Insurance: Limit of
liability of not less than One Million Dollars ($1,000,000.00) per accident. 
 c. Worker’s Compensation and Employers
Liability Insurance: With limits as mandated pursuant to the laws in the State in which the Property is located, or One Million Dollars ($1,000,000.00) per person and accident, whichever is greater. 

d. Umbrella Insurance: Limits of not less than Three Million Dollars ($3,000,000.00) per occurrence. 

e. Loss of Income, Extra Expense and Business Interruption Insurance: In such amounts as will reimburse Tenant for 12 months of
direct or indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable to prevention of access to the Premises, Tenant’s parking areas or to the Building as a result of such perils.

 f. If Tenant’s business includes professional services, Professional Liability (also known as errors and omissions
insurance): Not less than the minimum limits required by law for Tenant’s profession, and in any event, not less than One Million Dollars ($1,000,000.00) per occurrence. 

1.15 Tenant Improvements: None. Tenant is currently the owner of the Property and, therefore, shall accept the Premises on the
Commencement Date in its “AS IS” condition from Landlord, without any agreements, representations, understandings or obligations on the part of Landlord to perform any alterations, repairs or improvements thereto. Notwithstanding the
foregoing, Landlord hereby grants to Tenant an allowance of $44.73 per rentable square foot of the Premises (i.e., $1,716,521.00)) (the “Allowance”), to be applied by Tenant in connection with its relocation obligation as provided
in Rider One to this Lease. Provided Tenant is not then in Default under this Lease beyond all applicable notice and cure periods, the Allowance shall be paid to Tenant within thirty (30) days following the Relocation Date. 

1.16 Tenant’s Percentage: 100%, which is the ratio that the rentable square footage of the Premises bears to the rentable
square footage of the Building. Building Percentage of Property: 21.2%, which is the ratio that the rentable square footage of the Building bears to the rentable square footage of all buildings within the Property (hereinafter, the
“Building Percentage”); provided that such Tenant’s Percentage is subject to adjust for Cost Pools as provided in Section 1.18.b below. Accordingly, as more particularly provided in Section 1.18 hereof, Operating
Expenses include the Building Percentage of all such items which are common to the entire Property. Notwithstanding the foregoing, until Tenant has relocated from 7001 Oakport Street (Building #2) to 7195 Oakport Street (Building #1) pursuant
to its Relocation Obligation set forth in Rider No. 1 attached hereto, Tenant shall be responsible for paying 100% of the Operating Expenses for the entire Property. From and after the Relocation Date

  

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(as defined in Rider No. 1), Tenant shall be required to pay the Tenant’s Percentage of Operating Expenses attributable to the Premises (rather than 100% of the Operating Expenses as
required hereunder). 
 1.17 Common Areas; Definitions; Tenant’s Rights. During the Term, Tenant shall have the
non-exclusive right to use, in common with other tenants in the Property, and subject to the Rules and Regulations referred to in Article 9 of the Standard Lease Provisions, those portions of the Property (the “Property Common
Areas”) not leased or designated for lease to tenants that are provided for use in common by Landlord, Tenant and any other tenants of the Property (or by the sublessees, agents, employees, customers, invitees, guests or licensees of any
such party), whether or not those areas are open to the general public. The Property Common Areas shall include, without limitation, parking areas (subject to Article 11 of the Standard Lease Provisions), loading and unloading areas, trash
areas, roadways, sidewalks, walkways, parkways, driveways and landscaped areas appurtenant to the Building, fixtures, systems, decor, facilities and landscaping contained, maintained or used in connection with those areas, and shall be deemed to
include any city sidewalks adjacent to the Property, any pedestrian walkway system, park or other facilities located on the Site and open to the general public. The common areas of the Building shall be referred to herein as the “Building
Common Areas” and shall include, without limitation, the following areas of the Building: the common entrances, lobbies, common restrooms, accessways, loading docks, ramps, drives and platforms and any passageways and serviceways thereto to
the extent not exclusively serving another tenant or contained within another tenant’s premises, and the common pipes, conduits, wires and appurtenant equipment serving the Premises. The Building Common Areas and the Property Common Areas shall
be referred to herein collectively as the “Common Areas.” If Tenant is leasing the entire Building, then all elements of the Building and the Building Common Areas shall constitute part of the Premises and all references to Common
Areas contained in this Lease shall mean and refer to those elements of the Property outside of the Building. 
 1.18
Operating Expenses. 
 a. Triple Net Lease. Except as otherwise provided herein, all Rent (as that term is defined
under Section 5.2 of the Standard Lease Provisions) shall be absolutely net to Landlord so that this Lease shall yield net to Landlord the Rent to be paid each month during the Term of this Lease. Accordingly, and except as otherwise provided
in this Lease, all costs, expenses and obligations of every kind or nature whatsoever relating to the Premises which may arise or become due during the Term of this Lease including, without limitation, all costs and expenses of maintenance and
repairs, insurance and taxes, shall be paid by Tenant. Nothing herein contained shall be deemed to require Tenant to pay or discharge any liens or mortgages of any character whatsoever which may exist or hereafter be placed upon the Premises by an
affirmative act or omission of Landlord. 
                 b.
Operating Expenses. In addition to the Monthly Base Rent, Tenant shall pay to Landlord Tenant’s Percentage of Operating Expenses (which includes the Building Percentage of all costs and expenses of operation and maintenance of the
Property Common Areas and the Site), in the manner and at the times set forth in the following provisions of this Section 1.18. “Operating Expenses” shall consist of all costs and expenses of operation, maintenance and repair
of the Building and Building Common Areas as determined by standard accounting practices, together with the Building Percentage of all costs and expenses of operation and maintenance of the Property Common Areas and the Site as determined by
standard accounting practices and after the Relocation Date, calculated assuming the Property is at least ninety-five percent (95%) occupied. Operating Expenses include the following costs by way of illustration but not limitation: (i) any
and all assessments imposed with respect to the Building, Common Areas, and/or Site pursuant to any covenants, conditions and restrictions affecting the Property; (ii) costs, levies or assessments resulting from statutes or regulations
promulgated by any government authority in connection with the use or occupancy of the Site, Building or the Premises; (iii) all costs of utilities serving the Common Areas and any costs of utilities for the Premises which are not separately
metered and all costs of any HVAC contracts and/or any repairs, maintenance or replacements required thereunder as provided in Section 1.19.b below, (iv) all Taxes and Insurance Costs as defined in the Standard Lease Provisions,
(v) waste disposal; (vi) security, if any; (vii) costs incurred in the management of the Site, Building and Common Areas, including, without limitation: (1) supplies, materials, equipment and tools, (2) wages, salaries,
benefits, pension payments, fringe benefits, (and payroll taxes, insurance and similar governmental charges related thereto) of employees used in the operation and maintenance of the Site, Building and Common Areas, (3) the rental of personal
property used by Landlord’s personnel in the maintenance, repair and operation of the Property, (4) accounting fees, legal fees and real estate consultant’s fees, and (5) management/administrative fee in an amount not to exceed
ten percent (10%) of the Operating Expenses, excluding all Taxes and Insurance Costs; (viii) repair and maintenance of other portions of the Building other than such portions as are maintained by Tenant, including the elevators (if any),
restrooms (if any), structural and non-structural portions of the Building, and the plumbing, heating, ventilating, air-conditioning and electrical systems installed or furnished by Landlord and not maintained by Tenant pursuant to Section 8.2
of the Standard Provisions; (ix) maintenance, costs and upkeep of all parking and Common Areas; (x) amortization on a straight-line basis over the useful life together with interest at the Interest Rate (as defined in Section 1.13 of
the Lease Summary) on the unamortized balance of all costs of a capital nature (including, without limitation, capital improvements, capital replacements, capital repairs, capital equipment and capital tools): (1) reasonably intended to produce
a reduction in operating charges or energy consumption; or (2) required after the date of this Lease under any Law that was not applicable to the Building at the time it was originally constructed; or (3) for repair or replacement of any
equipment or improvements needed to operate and/or maintain the Building, the Common Areas and/or the Site at the same quality levels as prior to the repair or replacement; (xi) costs and expenses of gardening and landscaping;
(xii) maintenance of signs (other than signs of tenants of the Site); (xiii) personal property taxes levied on or attributable to personal property used in connection with the Building, the Common Areas and/or the Site; and
(xiv) costs and expenses of repairs, resurfacing, repairing, maintenance, painting, lighting and similar items, including appropriate reserves. Landlord shall have the right, from time to time, to equitably allocate some or all of the Operating
Expenses among different tenants and/or different buildings and/or difference premises of the Property based upon differing levels of use, demand, risk, or 

 

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other distinctions among such parties, premises or Buildings (the “Cost Pools”). Such Cost Pools may include, for example, all office space tenants or industrial/R&D space
tenants in the Property, Taxes and Insurance Costs based upon the applicable tenant improvements constructed within all or a portion of the Project, and may be modified to take into account the addition of any additional buildings within the
Property. Accordingly, in the event of such allocations into Cost Pools, Tenant’s Percentage shall be appropriately adjusted to reflect such allocation. In addition, if Landlord does not furnish a particular service or work (the cost of which,
if furnished by Landlord would be included in Operating Expenses) to a tenant (other than Tenant) that has undertaken to perform such service or work in lieu of receiving it from Landlord, then Operating Expenses, Insurance Costs, costs of utilities
and/or Taxes, as applicable, shall be considered to be increased by an amount equal to the additional Operating Expenses, Insurance Costs, costs of utilities and/or Taxes that Landlord would reasonably have incurred had Landlord furnished such
service or work to that tenant. 
 c. Exclusions to Operating Expenses. Notwithstanding anything to the contrary in the
definition of Operating Expenses set forth above, Operating Expenses shall not include the following: 
 (i) Interest,
principal, points and fees on debts or amortization on any mortgage or mortgages or any other debt instrument encumbering the Property or any portion of the Property. 

(ii) Any ground lease rental. 

(iii) Overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the
Building or the Property to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis. 

(iv) Landlord’s general corporate overhead and general and administrative expenses except to the extent permitted below under
Sections 1.18(c)(v) or 1.18(c)(vi). 
 (v) Any management or administrative fee, in excess of the amounts permitted pursuant to
subparagraph (b) above. 
 (vi) Executive salaries or salaries of service personnel to the extent that such executives or
service personnel perform services other than in connection with the operation, repair or maintenance of the Building or Property, whereupon such salaries shall be prorated according to the services performed in connection with the Building or
Property in relation to the services performed for other properties. 
 (vii) The cost of damage and repairs necessitated by
the gross negligence or willful misconduct of Landlord or of Landlord’s agents, employees, contractors or invitees. 

(viii) Any cost or expense incurred by reason of the remediation or clean-up of any contamination of the Building or the Property, or
the soils or ground water underlying the Building or the Property, by Hazardous Materials (as that term is defined in Article 10), except to the extent such contamination results from Tenant’s activities. 

(ix) Costs of any items (including, but not limited to, costs incurred by Landlord for the repair of damage to the Property or for items
which are reimbursable under any contractor, manufacturer or supplier warranty), to the extent Landlord receives such reimbursement. 

(x) Any deductible on Landlord’s insurance policies in excess of Fifteen Thousand Dollars ($15,000), except the deductible on
Landlord’s earthquake insurance policy which shall be capped at five percent (5%) of the replacement value of the Building #1 for the purpose of inclusion in Operating Expenses (Operating Expenses shall not include any deductible arising
from damage or destruction to buildings on the Site other than Building #1). 
 (xi) Legal fees, brokerage commissions,
advertising costs, or other related expenses incurred in connection with the leasing of the Building or the Property or associated with disputes with tenants or other occupants of the Property or with the enforcement of any lease or defense of
Landlord’s title to or interest in the Building or the Property or any part thereof (except in connection with disputes with Tenant). 

(xii) Costs, including permit, license and inspection costs, incurred with respect to the installation of tenant improvements made for
prospective lessees of the Property. 
 (xiii) Costs incurred in connection with the original acquisition of the Property.

 (xiv) Advertising or promotional expenditures and other costs (including permit, license and inspections fees) related to or
incurred in renovating or otherwise improving, decorating, painting or altering vacant space designed for lease within the Building or the Property. 

                d. Estimate Statement and Payment of Tenant’s
Percentage of Operating Expenses. By the first day of April (or as soon as practicable thereafter) of each calendar year during the Term, Landlord shall endeavor to deliver to Tenant a statement (“Estimate Statement”) estimating
the Tenant’s Percentage of Operating Expenses for the current calendar year. If at any time during the Term, but not more often than quarterly, Landlord reasonably determines that the estimated amount of Tenant’s Percentage of Operating
Expenses payable by Tenant for the current calendar year will be greater or less than the amount set forth in the then current Estimate Statement, Landlord may issue a revised Estimate Statement and Tenant agrees to pay Landlord, within ten
(10) days of receipt of the revised Estimate Statement, the difference between the amount owed by Tenant under such revised Estimate 

 

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Statement and the amount owed by Tenant under the original Estimate Statement for the portion of the then current calendar year which has expired. Thereafter Tenant agrees to pay Tenant’s
Percentage of Operating Expenses based on such revised Estimate Statement until Tenant receives the next calendar year’s Estimate Statement or a new revised Estimate Statement for the current calendar year. Tenant’s Percentage of Operating
Expenses shown on the Estimate Statement (or revised Estimate Statement, as applicable) shall be divided into twelve (12) equal monthly installments, and Tenant shall pay to Landlord, concurrently with the regular monthly Rent payment next due
following the receipt of the Estimate Statement (or revised Estimate Statement, as applicable), an amount equal to one (1) monthly installment of such Tenant’s Percentage of Operating Expenses multiplied by the number of months from
January in the calendar year in which such statement is submitted to the month of such payment, both months inclusive (less any amounts previously paid by Tenant with respect to any previously delivered Estimate Statement or revised Estimate
Statement for such calendar year). Subsequent installments shall be paid concurrently with the regular monthly Rent payments for the balance of the calendar year and shall continue until the next calendar year’s Estimate Statement (or current
calendar year’s revised Estimate Statement) is received. 
 e. Actual Statement. By the first day of April (or as
soon as practicable thereafter) of each subsequent calendar year during the Term, Landlord shall endeavor to deliver to Tenant a statement (“Actual Statement”) which states the Tenant’s Percentage of actual Operating Expenses
payable by Tenant for the immediately preceding calendar year. If the Actual Statement reveals that the Tenant’s Percentage of actual Operating Expenses was more than the Tenant’s Percentage of estimated Operating Expenses paid by Tenant
with respect to the preceding calendar year, Tenant agrees to pay Landlord the difference in a lump sum within thirty (30) days of receipt of the Actual Statement. Such obligation will be a continuing one which will survive the expiration or
earlier termination of this Lease. If the Actual Statement reveals that the Tenant’s Percentage of actual Operating Expenses was less than the Operating Expenses paid by Tenant with respect to the preceding calendar year, Landlord will credit
any overpayment toward the next monthly installment(s) of Rent due from Tenant or promptly refund any overpayment to Tenant. Prior to the expiration or sooner termination of the Term and Landlord’s acceptance of Tenant’s surrender of the
Premises, Landlord will have the right to estimate the Tenant’s Percentage of actual Operating Expenses for the then current calendar year and to collect from Tenant prior to Tenant’s surrender of the Premises, any excess of such
Tenant’s Percentage of actual Operating Expenses over the Tenant’s Percentage of estimated Operating Expenses paid by Tenant in such calendar year. 

f. No Release. Any delay or failure by Landlord in delivering any Estimate Statement or Actual Statement pursuant to this
Section 1.18 shall not constitute a waiver of its right to receive Tenant’s payment of Tenant’s Percentage of Operating Expenses, nor shall it relieve Tenant of its obligations to pay Operating Expenses pursuant to this
Section 1.18, except that Tenant shall not be obligated to make any payments based on such Estimate or Actual Statement until thirty (30) days after receipt of such statement. 

g. Audit Rights. In the event of any dispute regarding the amount due as Tenant’s Percentage of Operating Expenses and/or as
Operating Expenses pursuant to this Section 1.18, Tenant shall have the right, after reasonable notice and at reasonable times, to inspect and photocopy Landlord’s accounting records at Landlord’s office; provided that such review is
made within one (1) year from the date Tenant receives the Actual Statement for the applicable calendar year. If Tenant retains an agent, at Tenant’s sole cost and expense, to review Landlord’s records, the agent shall be an
independent accountant of national standing which is reasonably acceptable to Landlord, is not compensated on a contingency basis and is also subject to a confidentiality agreement. Within sixty (60) days after the records are made available to
Tenant, Tenant shall have the right to give Landlord written notice (an “Objection Notice”) stating in reasonable detail any objection to the Actual Statement of Operating Expenses for that year. If Tenant provides Landlord
with a timely Objection Notice, Landlord and Tenant shall work together in good faith to resolve any issues raised in Tenant’s Objection Notice. If Tenant fails to provide Landlord with a timely Objection Notice, Landlord’s Actual
Statement shall be deemed final and binding, and Tenant shall have no further right to review or object to such statement. Tenant agrees to pay the cost of such audit, provided that if the audit reveals that Landlord’s determination of
Tenant’s Share of Operating Expenses as set forth in any Actual Statement sent to Tenant was in error in Landlord’s favor by more than seven and one-half percent (7.5%), Landlord shall pay the reasonable cost of such audit. Landlord shall
be required to maintain records of all Operating Expenses for the entirety of the one-year period (“Review Period”) following Landlord’s delivery to Tenant of each Actual Statement setting forth Tenant’s Share of Operating
Expenses. The payment by Tenant of any amounts pursuant to Section 1.18 shall not preclude Tenant from questioning the correctness of any Actual Statement provided by Landlord at any time during the Review Period, but the failure of Tenant to
object thereto prior to the expiration of the Review Period shall be conclusively deemed Tenant’s approval of the Actual Statement. 

h. Tenant Maintenance; Landlord Self-Help. Notwithstanding anything herein to the contrary, so long as Tenant is the only tenant
on the Property, Tenant (and not Landlord) shall operate and provide general maintenance of the Property at Tenant’s sole cost and expense, according to standards reasonably established by Landlord (and consistent with the requirements set
forth in this Lease as if Landlord were maintaining the Property); provided, however, (i) upon five (5) days prior written notice by Landlord to Tenant (except that no notice shall be required in an emergency), Landlord shall have the
right, but not the obligation, to take-over the operation and maintenance of the Property that are Landlord’s obligation under Article 8 subject to Tenant’s payment of Operating Expenses as provided in this Section 1.18, if Tenant, in
Landlord’s reasonable determination, has defaulted in its obligation under this Section 1.18(h), and (ii) upon thirty (30) days prior written notice by Tenant to Landlord, Tenant can relinquish its rights under this
Section 1.18(h) and the parties thereafter shall perform their respective obligations as set forth in Article 8. Nothing herein contained shall be deemed to require Tenant to pay or discharge any liens or mortgages of any character
whatsoever which may exist or hereafter be placed upon the Premises by an affirmative act or omission of Landlord. 
  

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 1.19 Utilities and Services. 

a. Utilities and Services. As used in this Lease, “Premises Utilities Costs” shall mean all actual charges for
utilities for the Premises of any kind, including but not limited to water, sewer and electricity, telecommunications and cable service, and the costs of heating, ventilating and air conditioning and other utilities as well as related fees,
assessments and surcharges. Tenant shall contract directly for all utilities services for the Premises and shall pay all Premises Utilities Costs directly to the various utility service providers providing such utility services to the Premises.
Tenant shall reimburse Landlord within ten (10) days of billing for fixture charges and/or water tariffs, if applicable, which are charged to Landlord by local utility companies and relate to utilities to the Building. Landlord will notify
Tenant of this charge as soon as it becomes known. This charge will increase or decrease with current charges being levied against Landlord, the Premises or the Building by the local utility company, and will be due as Additional Rent. In no event
shall Landlord be liable for any interruption or failure in the supply of any such utility or other services to Tenant, except for an interruption in utility services caused by the gross negligence or willful misconduct of Landlord or
Landlord’s agents, employees, contractors or invitees that interferes with Tenant’s operations within the Premises. In no event shall any Rent owed Landlord under this Lease be abated by reason of the failure to furnish, delay in
furnishing, unavailability or diminution in quality or quantity of any such utility or other services or interference with Tenant’s business operations as a result of any such occurrence; nor shall any such occurrence constitute an actual or
constructive eviction of Tenant or a breach of an implied warranty by Landlord. 
 b. Maintenance/Janitorial/Service
Contracts. Landlord shall, as part of Operating Expenses, repair and maintain, and enter into a regularly scheduled preventive maintenance/service contract with a maintenance contractor to service, all hot water, heating and air conditioning
systems and equipment (“HVAC”) within the Premises, or which serve the Premises exclusively, including, without limitation, any rooftop package HVAC units, distribution lines and internal venting systems. All cleaning and janitorial
services, including regular removal of trash and debris, for the Premises shall be performed and obtained, at Tenant’s sole cost and expense, exclusively by or through Tenant or Tenant’s janitorial contractors. The janitorial contractor
and the contracts for same must be approved in writing by Landlord in advance. Landlord reserves the right, upon notice to Tenant, to procure and maintain any or all of such service contracts, and if Landlord so elects, Tenant shall reimburse
Landlord, as Additional Rent, upon demand, for the cost therefor. 
 c. Tenant’s Obligations. Tenant shall cooperate
fully at all times with Landlord, and abide by all reasonable regulations and requirements which Landlord may prescribe for the proper functioning and protection of the Building’s services and systems, including, without limitation, complying
with the requirements set forth in Landlord’s preventative maintenance HVAC contract as provided in Section 1.19.b above. Tenant shall not connect any conduit, pipe, apparatus or other device to the Building’s water, waste or other
supply lines or systems for any purpose. Neither Tenant nor its employees, agents, contractors, licensees or invitees shall at any time enter, adjust, tamper with, touch or otherwise in any manner affect the mechanical installations or facilities of
the Building. 
 d. Landlord’s Obligations. In addition to any repair obligations of Landlord set forth elsewhere in
this Lease, Landlord, at Landlord’s cost (subject to inclusion as part of Operating Expenses), shall repair, maintain and replace as necessary, the foundation and structural elements of the Building (including structural load bearing walls and
roof structure), and utility meters, electrical lines, pipes and conduits serving the Building and the Premises, and all Common Areas of the Property; provided, however, to the extent such maintenance, repairs or replacements are required as a
result of any act, neglect, fault or omission of Tenant or any of Tenant’s Parties, Tenant shall pay to Landlord, as Additional Rent, the costs of such maintenance, repairs and replacements. 

1.20 Additional Hazardous Materials Requirements. In addition to Tenant’s obligations under Article 10 of the Standard
Provisions, Tenant shall comply with the following provisions with respect to Hazardous Materials (as that term is defined in Article 10): 

a. Environmental Questionnaire; Disclosure. Upon Landlord’s request from time to time (made no more often than once per
calendar year), Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials, or any combination thereof (if any), that were stored, generated, used or disposed of on, under or about the Premises for the twelve
(12) month period prior to such date In addition to the foregoing, Tenant shall promptly notify Landlord of, and shall promptly provide Landlord with true, correct, complete and legible copies of, all of the following environmental items
relating to the Premises (if applicable): reports filed pursuant to any self reporting requirements; reports filed pursuant to any Environmental Laws or this Lease; all permit applications, permits, monitoring reports, workplace exposure and
community exposure warnings or notices, and all other reports, disclosures, plans or documents (even those that may be characterized as confidential) relating to water discharges, air pollution, waste generation or disposal, underground storage
tanks or Hazardous Materials; all orders, reports, notices, listings and correspondence (even those that may be considered confidential) of or concerning the release, investigation, compliance, clean up, remedial and corrective actions, and
abatement of Hazardous Materials whether or not required by Environmental Laws; and all complaints, pleadings and other legal documents filed against Tenant related to Tenant’s use, handling, storage or disposal of Hazardous Materials.

                 b. Inspection; Compliance. Landlord
and Landlord Parties (as that term is defined in Article 10) shall have the right, but not the obligation, to inspect, investigate, sample and/or monitor the Premises, including any air, soil, water, groundwater or other sampling, and any other
testing, digging, drilling or analyses, at any time to determine whether Tenant is complying with the terms of this Section 1.20 and Article 10, and in connection therewith, Tenant shall provide Landlord with access to all relevant
facilities, records and personnel. If 
  

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Tenant is not in compliance with any of the provisions of this Section 1.20 and Article 10, or in the event of a release of any Hazardous Materials on, under, from or about the
Premises, Landlord and Landlord Parties shall have the right, but not the obligation, without limitation on any of Landlord’s other rights and remedies under this Lease, to immediately enter upon the Premises and to discharge Tenant’s
obligations under this Section 1.20 and Article 10 at Tenant’s expense, including without limitation the taking of emergency or long term remedial action. Landlord and Landlord Parties shall endeavor to minimize interference with
Tenant’s business but shall not be liable for any such interference. In addition, Landlord, at Tenant’s sole cost and expense, shall have the right, but not the obligation, to join and participate in any legal proceedings or actions
initiated in connection with any claims or causes of action arising out of the storage, generation, use or disposal by Tenant or Tenant’s Parties of Hazardous Materials on, under, from or about the Premises. All sums reasonably disbursed,
deposited or incurred by Landlord in connection herewith, including, but not limited to, all costs, expenses and actual attorneys’ fees, shall be due and payable by Tenant to Landlord, as an item of Additional Rent, on demand by Landlord,
together with interest thereon at the Interest Rate from the date of such demand until paid by Tenant. Landlord agrees that if any testing proves that the Tenant or Tenant’s Parties have no responsibility for the presence of said Hazardous
Materials, Tenant shall not be liable for any costs or expenses in connection with such inspection, testing and monitoring. 

c. Tenant Obligations. If the presence of any Hazardous Materials on, under or about the Premises caused or permitted by Tenant or
Tenant’s Parties results in (i) injury to any person, (ii) injury to or contamination of the Premises, or (iii) injury to or contamination of any real or personal property wherever situated, Tenant, at its sole cost and expense,
shall promptly take all actions necessary to return the Premises to the condition existing prior to the introduction of such Hazardous Materials to the Premises and to remedy or repair any such injury or contamination. Without limiting any other
rights or remedies of Landlord under this Lease, Tenant shall pay the cost of any cleanup work performed on, under or about the Premises as required by this Lease or any Environmental Laws in connection with the removal, disposal, neutralization or
other treatment of such Hazardous Materials caused or permitted by Tenant or Tenant’s Parties. If Landlord has reason to believe that Tenant or Tenant’s Parties may have caused or permitted the release of any Hazardous Materials on, under,
from or about the Premises, then Landlord may require Tenant, at Tenant’s sole cost and expense, to conduct monitoring activities on or about the Premises satisfactory to Landlord, in its sole and absolute judgment, concerning such release of
Hazardous Materials on, under, from or about the Premises. Notwithstanding anything to the contrary contained in the foregoing, Tenant shall not, without Landlord’s prior written consent, take any remedial action in response to the presence of
any Hazardous Materials on, under or about the Premises, or enter into any settlement agreement, consent decree or other compromise with any governmental agency with respect to any Hazardous Materials claims; provided, however, Landlord’s prior
written consent shall not be necessary in the event that the presence of Hazardous Materials on, under or about the Premises (i) poses an immediate threat to the health, safety or welfare of any individual, or (ii) is of such a nature that
an immediate remedial response is necessary and it is not possible to obtain Landlord’s consent before taking such action. Tenant’s failure to timely comply with this Section 1.20 shall constitute an event of default under this Lease.

 d. Tenant’s Responsibility at Conclusion of Lease. Promptly upon the expiration or sooner termination of this
Lease, Tenant shall represent to Landlord in writing that (i) Tenant has made a diligent effort to determine whether any Hazardous Materials are on, under or about the Premises, as a result of any acts or omissions of Tenant or Tenant’s
Parties and (ii) no such Hazardous Materials exist on, under or about the Premises, other than as specifically identified to Landlord by Tenant in writing. If Tenant discloses the existence of Hazardous Materials on, under or about the Premises
or if Landlord at any time discovers that Tenant or Tenant’s Parties caused or permitted the release of any Hazardous Materials on, under, from or about the Premises, Tenant shall, at Landlord’s request, immediately prepare and submit to
Landlord within thirty (30) days after such request a comprehensive plan, subject to Landlord’s approval, specifying the actions to be taken by Tenant to return the Premises to the condition existing prior to the introduction of such
Hazardous Materials. Upon Landlord’s approval of such clean up plan, Tenant shall, at Tenant’s sole cost and expense, without limitation on any rights and remedies of Landlord under this Lease or at law or in equity, immediately implement
such plan and proceed to clean up such Hazardous Materials in accordance with all Environmental Laws and as required by such plan and this Lease. 

1.21 Landlord’s Termination Option. Notwithstanding anything herein to the contrary, in addition to and
without limiting Landlord’s other rights under this Lease, Landlord shall have the ongoing unilateral right to terminate this Lease early, upon at least six (6) months prior written notice by Landlord to Tenant specifying the date of such
early termination (the “Termination Date”). Provided Tenant is not otherwise in Default (as that term is defined in Article 22) under the terms of this Lease, Landlord shall pay to Tenant a termination fee (the
“Termination Fee”) in the amount of Nine Hundred Thirty Five Thousand Dollars ($935,000.00) on the Termination Date; provided, however, such Termination Fee shall be reduced to equal Three Hundred Forty Two Thousand Five Hundred
Dollars ($342,500.00) upon the first anniversary of the Relocation Date; and such Termination Fee shall be reduced to zero on the second
(2nd) anniversary of the Relocation Date; it being
agreed by Landlord and Tenant that the Termination Fee shall be calculated as of the effective date of the termination of this Lease. For example, if the effective date of the termination of this Lease is three hundred sixty four (364) days
following the Relocation Date, the Termination Fee shall be $935,000.00; and if the effective date of the termination of this Lease is three hundred sixty five (365) days following the Relocation Date, the Termination Fee shall be $342,500.00.
In other words, the date of delivery of the termination notice shall not be used for purposes of calculating the Termination Fee. Accordingly, there shall be no Termination Fee if: (a) Tenant is in Default under the terms of this Lease
prior to the Termination Date, or (b) Landlord terminates this Lease on and after the second
(2nd) anniversary of the Relocation Date. 

 

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 STANDARD LEASE PROVISIONS 

ARTICLE 2 - LEASE 

2.1 Lease Elements; Definitions; Exhibits. The Lease is comprised of the Lease Summary and Property Specific Provisions (the
“Summary”), these Standard Lease Provisions (“Standard Provisions”) and all exhibits, and riders attached hereto (collectively, “Exhibits”), all of which are incorporated together as part of one and
the same instrument. All references in any such documents and instruments to “Lease” means the Summary, these Standard Provisions and all Exhibits attached hereto. All terms used in this Lease shall have the meanings ascribed to such terms
in the Summary, these Standard Provisions and any Exhibits. To the extent of any inconsistency between the terms and conditions of the Summary, these Standard Provisions, or any Exhibits attached hereto, the Summary and any Exhibits attached hereto
shall control over these Standard Provisions. 
 ARTICLE 3 - PREMISES 

3.1 Lease of Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, upon and subject
to, the terms, covenants and conditions of this Lease. Each party covenants and agrees, as a material part of the consideration for this Lease, to keep and perform their respective obligations under this Lease. 

3.2 Landlord’s Reserved Rights. Landlord reserves the right from time to time to do any of the following: (a) construct
or alter other buildings or improvements on the Property as long as Tenant’s parking ratio and access to the Building is not substantially and adversely impacted; (b) make any changes, additions, improvements, maintenance, repairs or
replacements in or to the Property, Common Areas and/or the Building (including the Premises if required to do so by any applicable Laws or to the extent necessary in conjunction with any improvements to the Property, Common Areas and/or the
Building, provided that Tenant’s use of the Premises is not materially and adversely affected), and the fixtures and equipment thereof, including, without limitation: (i) maintenance, replacement and relocation of pipes, ducts, conduits,
wires and meters and equipment above the ceiling surfaces, below the floor surfaces and within the walls of the Building and the Premises; and (ii) changes in the location, size, shape and number of driveways, entrances, stairways, elevators,
loading and unloading areas, ingress, egress, direction of traffic, landscaped areas and walkways, easements, parking spaces and parking areas as long as Tenant’s parking ratio and access to the Building is not substantially and adversely
impacted; (c) close temporarily any of the Property while engaged in making repairs, improvements or alterations to the Property; and (d) perform such other acts and make such other changes with respect to the Property, as Landlord may, in
the exercise of good faith business judgment, deem to be appropriate. If Landlord is required to do any work within the Premises as a result of any changes to the Property, Common Areas and/or the Building as a result of Landlord’s exercise of
its rights under this Section 3.2, Landlord shall provide Tenant with reasonable advance written notice of the construction schedule to the extent that the Premises are affected, and Landlord shall endeavor to minimize, as reasonably
practicable, the interference with Tenant’s business as a result of any such construction. All measurements of rentable area in this Lease shall be deemed to be correct. 

ARTICLE 4 - TERM AND POSSESSION 

4.1 Term; Notice of Lease Dates. The Term shall be for the period designated in the Summary commencing on the Commencement Date
and ending on the Expiration Date, unless the Term is sooner terminated or extended as provided in this Lease. If the Commencement Date falls on any day other than the first day of a calendar month then the Term will be measured from the first day
of the month following the month in which the Commencement Date occurs. Within ten (10) days after Landlord’s written request, Tenant shall execute a written confirmation of the Commencement Date and Expiration Date of the Term in the form
of the Notice of Lease Term Dates attached hereto as Exhibit D. The Notice of Lease Term Dates shall be binding upon Tenant unless Tenant reasonably objects thereto in writing within such ten (10) day period. 

4.2 Possession. Tenant acknowledges that it is in possession of the Premises under a lease (the “Prior Lease”)
with the Prior Owner which will terminate on the Commencement Date of this Lease. 
 4.3 Condition of Premises. Tenant
acknowledges that it is in possession of the Premises and the Property pursuant to the terms of the Prior Lease and, thus, is aware of the condition of the Property, including the Premises. Tenant further acknowledges that neither Landlord nor any
agent of Landlord has made any representation or warranty with respect to the Premises, the Building or the Property or their condition, or with respect to the suitability thereof for the conduct of Tenant’s business, and Tenant shall accept
the Premises in its then as-is condition on delivery by Landlord, and (ii) the acceptance of possession of the Premises by Tenant shall establish that the Premises, the Building and the Property were at such time complete and in good, sanitary
and satisfactory condition and repair. 
 ARTICLE 5 - RENT 

        5.1 Monthly Base Rent. Tenant agrees to pay Landlord, the Monthly Base Rent as designated in the
Summary. Monthly Base Rent and recurring monthly charges of Additional Rent (defined below) shall be paid by Tenant in advance on the first day of each and every calendar month (“Due Date”) during the Term, except that the first
full month’s Monthly Base Rent and Additional Rent, if any, shall be paid through escrow at the closing under the Purchase Agreement. Monthly Base Rent for any partial month shall be prorated in the proportion that the number of days this Lease
is in effect during such month bears to the actual number of days in such month. 
  

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 5.2 Additional Rent. All amounts and charges payable by Tenant under this Lease in
addition to Monthly Base Rent, if any, including, without limitation, payments for Operating Expenses, Taxes, Insurance Costs and Premises Utilities Costs to the extent payable by Tenant under this Lease shall be considered “Additional
Rent”, and the word “Rent” in this Lease shall include Monthly Base Rent and all such Additional Rent unless the context specifically states or clearly implies that only Monthly Base Rent is referenced. Rent shall be paid
to Landlord, without any prior notice or demand therefor and without any notice, deduction or offset, in lawful money of the United States of America. 

5.3 Late Charges & Interest Rate. If Landlord does not receive Rent or any other payment due from Tenant on or before
five (5) days after the Due Date, Tenant shall pay to Landlord a late charge equal to ten percent (10%) of such past due Rent or other payment; provided such late charge shall not be payable if Tenant cures such late payment within five
(5) days of receiving written notice of such delinquent amount from Landlord for the first two (2) late payments during the Term. Tenant agrees that this late charge represents a fair and reasonable estimate of the cost Landlord will incur
by reason of Tenant’s late payment. Accepting any late charge shall not constitute a waiver by Landlord of Tenant’s default with respect to any overdue amount nor prevent Landlord from exercising any other rights or remedies available to
Landlord. If any installment of Monthly Base Rent or Additional Rent, or any other amount payable by Tenant hereunder is not received by Landlord by the Due Date, it shall bear interest at the Interest Rate set forth in the Summary from the Due Date
until paid. All interest, and any late charges imposed pursuant to this Section 5.3, shall be considered Additional Rent due from Tenant to Landlord under the terms of this Lease. 

ARTICLE 6 - SECURITY DEPOSIT 

Through the escrow at the closing under the Purchase Agreement, Tenant shall deposit with Landlord the Security Deposit, if any,
designated in the Summary. The Security Deposit shall be held by Landlord as security for the full and faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be performed by Tenant during the Term. If Tenant
defaults with respect to any of its obligations under this Lease, Landlord may (but shall not be required to) use, apply or retain all or any part of the Security Deposit for the payment of any Monthly Base Rent, Additional Rent or any other sum in
default, or for the payment of any other amount, loss or damage which Landlord may spend, incur or suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, Tenant shall, within ten (10) days after
demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount. Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled
to interest on the Security Deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned to Tenant within thirty (30) days following the
expiration of the Term, provided that Landlord may retain the Security Deposit until such time as any amount due from Tenant in accordance with this Lease has been determined and paid in full. If Landlord sells its interest in the Building during
the Term and if Landlord deposits with or credits to the purchaser the Security Deposit (or balance thereof), then, upon such sale, Landlord shall be discharged from any further liability with respect to the Security Deposit. Tenant hereby waives
the provisions of Section 1950.7 of the California Civil Code and agrees that the provisions of this Article 6 shall govern the treatment of Tenant’s Security Deposit in all respects for this Lease. 

ARTICLE 7 - OPERATING EXPENSES/UTILITIES/SERVICES 

7.1 Operating Expenses. Tenant shall pay for or contribute to the costs of operation, maintenance, repair and replacement of the
Premises, Building and Property as provided in the Summary. 
 7.2 Utilities and Services. Utilities and services to the
Premises and the Property are described in the Summary. 
         7.3 Taxes. As used in this
Lease, the term “Taxes” means: All real property taxes and assessments, possessory interest taxes, sales taxes, personal property taxes, business or license taxes or fees, gross receipts taxes, license or use fees, excises, transit
charges, and other impositions of any kind (including fees “in-lieu” or in substitution of any such tax or assessment) which are now or hereafter assessed, levied, charged or imposed by any public authority upon the Building, Site,
Property and/or Premises or any portion thereof, its operations or the Rent derived therefrom (or any portion or component thereof, or the ownership or operation), and any and all costs and expenses (including, without limitation, reasonable
attorneys’ fees) incurred in attempting to protest, reduce or minimize the same. Taxes shall not include inheritance or estate taxes imposed upon or assessed against the interest of Landlord, gift taxes, excess profit taxes, franchise taxes,
transfer taxes, or similar taxes on Landlord’s business or any other taxes computed upon the basis of the net income of Landlord. If it shall not be lawful for Tenant to reimburse Landlord for any such Taxes, the Monthly Base Rent payable to
Landlord under this Lease shall be revised to net Landlord the same net rent after imposition of any such Taxes by Landlord as would have been payable to Landlord prior to the payment of any such Taxes. Tenant shall pay for or contribute to Taxes as
provided in the Summary. Notwithstanding anything herein to the contrary, Tenant shall be liable for all taxes levied or assessed against personal property, furniture, fixtures, above-standard tenant improvements and alterations, additions or
improvements placed by or for Tenant in the Premises. Furthermore, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax, or any other applicable tax on the rent or services provided
herein or otherwise respecting this Lease, (ii) taxes assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Property;
or (iii) taxes assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. 
  

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 7.4 Insurance Costs. As used in this Lease, “Insurance Costs” means
the cost of insurance obtained by Landlord pursuant to Article 15 (including self-insured amounts and deductibles, if any). Tenant shall pay for or contribute to Insurance Costs as provided in the Summary. 

7.5 Interruption of Utilities. Landlord shall have no liability to Tenant for any interruption in utilities or services to be
provided to the Premises when such failure is caused by all or any of the following: (a) accident, breakage or repairs, except to the extent caused by Landlord or Landlord’s agents, employees, contractors or invitees gross negligence or
willful misconduct; (b) strikes, lockouts or other labor disturbances or labor disputes of any such character; (c) governmental regulation, moratorium or other governmental action; (d) inability, despite the exercise of reasonable
diligence, to obtain electricity, water or fuel; (e) service interruptions or any other unavailability of utilities resulting from causes beyond Landlord’s control including without limitation, any electrical power “brown-out” or
“black-out”; or (f) any other cause beyond Landlord’s reasonable control. In addition, in the event of any such interruption in utilities or services, Tenant shall not be entitled to any abatement or reduction of Rent (except as
expressly provided in Articles 17 and 18 if such failure is a result of any casualty damage or taking described therein), no eviction of Tenant shall result, and Tenant shall not be relieved from the performance of any covenant or agreement in
this Lease. In the event of any stoppage or interruption of services or utilities which are not obtained directly by Tenant, Landlord shall diligently attempt to resume such services or utilities as promptly as practicable. Tenant hereby waives the
provisions of any applicable existing or future Law, ordinance or governmental regulation permitting the termination of this Lease due to an interruption, failure or inability to provide any services (including, without limitation, to the extent the
Premises are located in California, the provisions of California Civil Code Section 1932(1)). 
 ARTICLE 8 -
MAINTENANCE AND REPAIR 
 8.1 Landlord’s Repair Obligations. Except as otherwise expressly provided in this
Lease, Landlord shall have no obligation to alter, remodel, improve, repair, renovate, redecorate or paint all or any part of the Premises. Except as otherwise stated in the Summary, Tenant waives the right to make repairs at Landlord’s expense
under any applicable Laws (including, without limitation, to the extent the Premises are located in California, the provisions of California Civil Code Sections 1941 and 1942 and any successor statutes or laws of a similar nature). All other
repair and maintenance of the Premises, Building and Property to be performed by Landlord, if any, shall be as provided in the Summary. 

8.2 Tenant’s Repair Obligations. Except for Landlord’s obligations specifically set forth elsewhere in this Lease and in
Section 8.1 above and in the Summary, Tenant shall at all times and at Tenant’s sole cost and expense, keep, maintain, clean, repair, preserve and replace, as necessary, the interior of the Premises and all parts thereof including, without
limitation, all tenant improvements, Alterations, and all furniture, fixtures and equipment, including, without limitation, all computer, telephone and data cabling and equipment, Tenant’s signs, if any, door locks, closing devices, security
devices, interior of windows, window sashes, casements and frames, floors and floor coverings, shelving, kitchen, restroom facilities and/or appliances of any kind located within the Premises, if any, custom lighting, and any additions and other
property located within the Premises, so as to keep all of the foregoing elements of the Premises in good condition and repair, reasonable wear and tear and casualty damage excepted. Tenant shall replace, at its expense, any and all plate and other
glass in and about the Premises which is damaged or broken from any cause whatsoever except due to the negligence or willful misconduct of Landlord, its agents or employees. Such maintenance and repairs shall be performed with due diligence,
lien-free and in a first-class and workmanlike manner, by licensed contractor(s) that are selected by Tenant and approved by Landlord, which approval Landlord shall not unreasonably withhold or delay. All other repair and maintenance of the
Premises, Building and Property to be performed by Tenant, if any, shall be as provided in the Summary. If Tenant refuses or neglects to repair and maintain the Premises properly as required hereunder to the reasonable satisfaction of Landlord, then
at any time following ten (10) days from the date on which Landlord makes a written demand on Tenant to effect such repair and maintenance, Landlord may enter upon the Premises and make such repairs and/or maintenance, and upon completion
thereof, Tenant agrees to pay to Landlord as Additional Rent, Landlord’s costs for making such repairs plus an amount not to exceed ten percent (10%) of such costs for overhead, within ten (10) days after receipt from Landlord of a
written itemized bill therefor. Any amounts not reimbursed by Tenant within such ten (10) day period will bear interest at the Interest Rate until paid by Tenant. 

ARTICLE 9 - USE 

        Tenant shall procure, at its sole cost and expense, any and all permits required by applicable Law for
Tenant’s use and occupancy of the Premises. Tenant shall use the Premises solely for the Permitted Use specified in the Summary, and shall not use or permit the Premises to be used for any other use or purpose whatsoever without Landlord’s
prior written approval. Tenant shall observe and comply with the Rules and Regulations attached hereto as Exhibit E, as the same may be modified by Landlord from time to time, and all reasonable non-discriminatory modifications thereof
and additions thereto from time to time put into effect and furnished to Tenant by Landlord. Landlord shall endeavor to enforce the Rules and Regulations, but shall have no liability to Tenant for the violation or non-performance by any other tenant
or occupant of any such Rules and Regulations. Tenant shall, at its sole cost and expense, observe and comply with all Laws and all requirements of any board of fire underwriters or similar body relating to the Premises now or hereafter in force
relating to or affecting the condition, use, occupancy, alteration or improvement of the Premises (whether, except as otherwise provided herein, structural or nonstructural, including unforeseen and/or extraordinary alterations and/or improvements
to the Premises and regardless of the period of time remaining in the Term). Notwithstanding anything to the contrary in this Article 9 or elsewhere in this Lease, Tenant shall not be responsible for (a) making any alterations to the
Premises to comply with applicable Laws, except to the extent such alterations are required due to Tenant’s particular use of the Premises or alterations to the Premises made by Tenant, or (b) any remediation of Hazardous Materials, except
to the extent caused by Tenant. Notwithstanding that Tenant may not be required to make any such alterations to comply with applicable 

 

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Laws, Landlord shall not be limited to enforce any rights and remedies that it has against Tenant or Tenant’s affiliate pursuant to the Purchase Agreement. Tenant shall not use or allow the
Premises to be used for any improper, immoral, unlawful or reasonably objectionable purpose. Tenant shall not do or permit to be done anything that will obstruct or interfere with the rights of other tenants or occupants of the Building or the
Property, if any, or injure or annoy them. Tenant shall not cause, maintain or permit any nuisance in, on or about the Premises, the Building or the Property, nor commit or suffer to be committed any waste in, on or about the Premises. 

ARTICLE 10 - HAZARDOUS MATERIALS 

As used in this Lease, the term “Environmental Law(s)” means any past, present or future federal, state or local Law
relating to (a) the environment, human health or safety, including, without limitation, emissions, discharges, releases or threatened releases of Hazardous Materials (as defined below) into the environment (including, without limitation, air,
surface water, groundwater or land), or (b) the manufacture, generation, refining, processing, distribution, use, sale, treatment, receipt, storage, disposal, transport, arranging for transport, or handling of Hazardous Materials. As used in
this Lease, the term “Hazardous Materials” means and includes any hazardous or toxic materials, substances or wastes as now or hereafter designated or regulated under any Environmental Laws including, without limitation, asbestos,
petroleum, petroleum hydrocarbons and petroleum based products, urea formaldehyde foam insulation, polychlorinated biphenyls (“PCBs”), and freon and other chlorofluorocarbons. Except for ordinary and general office supplies, such as
copier toner, liquid paper, glue, ink and common household cleaning materials, and motor vehicle fuel stored in fuel tanks of motor vehicles used on site in compliance with all Environmental Laws (some or all of which may constitute Hazardous
Materials), Tenant agrees not to cause or permit any Hazardous Materials to be brought upon, stored, used, handled, generated, released or disposed of on, in, under or about the Premises, the Building, the Common Areas or any other portion of the
Property by Tenant, its agents, officers, directors, shareholders, members, managers, partners, employees, subtenants, assignees, licensees, contractors or invitees (collectively, “Tenant’s Parties”), without the prior written consent
of Landlord, which consent Landlord may withhold in its sole and absolute discretion. Tenant represents and warrants to Landlord that Tenant does not use, generate, release, dispose of, store or maintain in the Premises, the Building and/or any
portion of the Property, any Hazardous Materials except for normal office and janitorial materials. Upon the expiration or earlier termination of this Lease, Tenant agrees to promptly remove from the Premises, the Building and the Property, at its
sole cost and expense, any and all Hazardous Materials, including any equipment or systems containing Hazardous Materials which are installed, brought upon, stored, used, generated or released upon, in, under or about the Premises, the Building
and/or the Property or any portion thereof by Tenant or any of Tenant’s Parties. To the fullest extent permitted by law, Tenant agrees to promptly indemnify, protect, defend and hold harmless Landlord and Landlord’s members, shareholders,
partners, officers, directors, managers, employees, agents, contractors, successors and assigns (collectively, “Landlord Parties”) from and against any and all claims, damages, judgments, suits, causes of action, losses,
liabilities, penalties, fines, expenses and costs (including, without limitation, clean-up, removal, remediation and restoration costs, sums paid in settlement of claims, attorneys’ fees, consultant fees and expert fees and court costs) which
arise or result from the presence of Hazardous Materials on, in, under or about the Premises, the Building or any other portion of the Property and which are caused or permitted by Tenant or any of Tenant’s Parties. The provisions of this
Article 10 will survive the expiration or earlier termination of this Lease. Tenant shall give Landlord written notice of any evidence of Mold, water leaks or water infiltration in the Premises promptly upon discovery of same. At its expense,
Tenant shall investigate, clean up and remediate any Mold in the Premises. Investigation, clean up and remediation may be performed only after Tenant has Landlord’s written approval of a plan for such remediation. All clean up and remediation
shall be done in compliance with all applicable Laws and to the reasonable satisfaction of Landlord. As used in this Lease, “Mold” means mold, fungi, spores, microbial matter, mycotoxins and microbiological organic compounds.

 ARTICLE 11 - PARKING 

During the Term, Tenant shall be entitled to utilize the number and type of parking spaces specified in the Summary within the parking
areas for the Property as designated by Landlord from time to time. Landlord shall at all times have the right to establish and modify the nature and extent of the parking areas for the Building and Property (including whether such areas shall be
surface, underground and/or other structures). In addition, if Tenant is not the sole occupant of the Property, Landlord may, in its discretion, designate any unreserved parking spaces as reserved parking. The terms and conditions for parking at the
Property shall be as specified in the Summary and in the Rules and Regulations regarding parking as contained in Exhibit E attached hereto, as the same may be modified by Landlord from time to time. Tenant shall not use more parking
spaces than its allotment and shall not use any parking spaces specifically assigned by Landlord to other tenants, if any, or for such other uses such as visitor, handicapped or other special purpose parking. Tenant’s visitors shall be entitled
to access to the parking areas on the Property designated for visitor use, subject to availability of spaces and the terms of the Summary. 

ARTICLE 12 - TENANT SIGNS 

        Tenant shall have the right to install and maintain, at Tenant’s sole cost and expense, one
(1) sign (restricted solely to Tenant’s name) on the exterior of the Building above the doorway to the Premises or such other location as may be reasonably determined by Landlord, subject to the provisions of this Article 12.
Subsequent changes to Tenant’s sign and/or any additional signs, to the extent permitted by Landlord herein, shall be made or installed at Tenant’s sole cost and expense. All aspects of any such signs shall be subject to the prior written
consent of Landlord (which shall not be unreasonably withheld), and shall be per Landlord’s standard specifications and materials, as revised by Landlord from time to time. Tenant shall have no right to install or maintain any other signs,
banners, advertising, notices, displays, stickers, decals or any other logo or identification of any person, product or service whatsoever, in any location on or in the Property except as (i) shall have been expressly approved by Landlord in
writing prior to the installation thereof (which approval may be granted or withheld in Landlord’s sole and absolute discretion), (ii) shall not violate any signage restrictions or exclusive sign rights contained in any

  

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then existing leases with other tenants of the Property, if any, and (iii) are consistent and compatible with all applicable Laws, and the design, signage and graphics program from time to
time implemented by Landlord with respect to the Property, if any. Landlord shall have the right to remove any signs or signage material installed without Landlord’s permission, without being liable to Tenant by reason of such removal, and to
charge the cost of removal to Tenant as Additional Rent hereunder, payable within ten (10) days after written demand by Landlord. Any additional sign rights of Tenant, if any, shall be as provided in the Summary. Notwithstanding anything to the
contrary in this Article 12, Tenant and Landlord hereby acknowledge and agree that Tenant shall be permitted to (a) maintain its existing sign on the overhang of Building #1, (b) move the sign on the south end of Building #2 to the front
side of Building #1, and (c) maintain its existing monument sign in the Project until such time that Landlord notifies Tenant that it has an additional tenant for the Project which is leasing at least 60,000 square feet, at which time, Landlord
shall have the right to require Tenant to either share the existing monument sign in proportion to the square footage of the tenants or to provide Tenant with a different monument sign reasonably approved by Tenant in order to allow Landlord to
provide the existing monument sign to the new tenant. 
 ARTICLE 13 - ALTERATIONS 

13.1 Alterations. After installation of the initial tenant improvements to Building #1 required for Tenant to move all of its
operations from Building #2 to Building #1 (the “Initial Alterations”) for the Premises,, Tenant may, at its sole cost and expense, make alterations, additions, improvements and decorations to the Premises
(“Alteration(s)”) subject to and upon the following terms and conditions: 
 a. Tenant shall not make any
Alterations which: (i) affect any area outside the Premises including the outside appearance, character or use of any portions of the Building or other portions of the Property; (ii) affect the Building’s roof, roof membrane, any
structural component or any base Building equipment, services or systems (including fire and life/safety systems), or the proper functioning thereof, or Landlord’s access thereto; (iii) in the reasonable opinion of Landlord, lessen the
value of the Building or the Property; (iv) will violate or require a change in any occupancy certificate applicable to the Premises; or (v) would trigger a legal requirement which would require Landlord to make any alteration or
improvement to the Premises, Building or other aspect of the Property. 
 b. Tenant shall not make any Alterations not
prohibited by Section 13.1(a), unless Tenant first obtains Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, provided Landlord’s prior approval shall not be required for any Alterations that is
not prohibited by Section 13.1(a) above and is of a cosmetic nature that satisfies all of the following conditions (hereinafter a “Pre-Approved Alteration”): (i) the costs of such Alterations do not exceed One Dollar
($1.00) per rentable square foot of the Premises; (ii) to the extent reasonably required by Landlord or by law due to the nature of the work being performed, Tenant delivers to Landlord final plans, specifications, working drawings, permits and
approvals for such Alterations at least ten (10) days prior to commencement of the work thereof; (iii) Tenant and such Alterations otherwise satisfy all other conditions set forth in this Section 13.1; and (iv) the making of such
Alterations will not otherwise cause a default by Tenant under any provision of this Lease. Tenant shall provide Landlord with ten (10) days’ prior written notice before commencing any Alterations. In addition, before proceeding with any
Alteration, Tenant’s contractors shall obtain, on behalf of Tenant and at Tenant’s sole cost and expense: (A) all necessary governmental permits and approvals for the commencement and completion of such Alterations, and (B) if
the cost of such Alterations exceeds $25,000.00, a completion and lien indemnity bond, or other surety satisfactory to Landlord for such Alterations. Landlord’s approval of any plans, contractor(s) and subcontractor(s) of Tenant shall not
release Tenant or any such contractor(s) and/or subcontractor(s) from any liability with respect to such Alterations and will create no liability or responsibility on Landlord’s part concerning the completeness of such Alterations or their
design sufficiency or compliance with Laws. 
 c. All Alterations shall be performed: (i) in accordance with the approved
plans, specifications and working drawings, if any; (ii) lien-free and in a first-class workmanlike manner; (iii) in compliance with all Laws; (iv) in such a manner so as not to unreasonably interfere with the occupancy of any other
tenant, nor impose any additional expense upon nor delay Landlord in the maintenance and operation of the Building; (v) by licensed and bondable contractors and subcontractors selected by Tenant and reasonably approved by Landlord, and
(v) at such times, in such manner and subject to such rules and regulations as Landlord may from time to time reasonably designate. Tenant shall pay to Landlord, within ten (10) days after written demand, the costs of any increased
insurance premiums incurred by Landlord to include such Alterations in the causes of loss – special form property insurance obtained by Landlord pursuant to this Lease, if Landlord elects in writing to insure such Alterations; provided,
however, Landlord shall not be required to include the Alterations under such insurance. If the Alterations are not included in Landlord’s insurance, Tenant shall insure the Alterations under its causes of loss-special form property insurance
pursuant to this Lease. 
         d. Tenant shall pay to Landlord, as Additional Rent, the reasonable
costs of Landlord’s engineers and other consultants for review of all plans, specifications and working drawings for the Alterations, within ten (10) business days after Tenant’s receipt of invoices either from Landlord or such
consultants. In addition to such costs, Tenant shall pay to Landlord, within ten (10) business days after completion of any Alterations, a construction supervision fee equal to five percent (5%) of the total cost of the Alterations and the
actual, reasonable costs incurred by Landlord for any services rendered by Landlord’s management personnel and engineers to coordinate and/or supervise any of the Alterations to the extent such services are provided in excess of or after the
normal on-site hours of such engineers and management personnel; provided that in no event shall Tenant be obligated to pay the supervision fee for Tenant’s initial improvements constructed within the Premises. 

 

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 e. Throughout the performance of the Alterations, Tenant shall obtain, or cause its
contractors to obtain, workers compensation insurance and commercial general liability insurance in compliance with the insurance provisions of this Lease. 

13.2 Removal of Alterations. All Alterations and the Initial Alterations in the Premises (whether installed or paid for by
Landlord or Tenant), shall become the property of Landlord and shall remain upon and be surrendered with the Premises at the end of the Term; provided, however, Landlord may, by written notice delivered to Tenant within thirty (30) days after
Landlord’s receipt of plans for any Alterations identify those Alterations which Landlord shall require Tenant to remove at the end of the Term, except that Landlord shall not have the right to require Tenant to remove the Initial Alterations.
If Landlord requires Tenant to remove any such Alterations, Tenant shall, at its sole cost, remove the identified items on or before the expiration or sooner termination of this Lease and repair any damage to the Premises caused by such removal to
its original condition (or, at Landlord’s option, Tenant shall pay to Landlord all of Landlord’s costs of such removal and repair). 

13.3 Liens. Tenant shall not permit any mechanic’s, materialmen’s or other liens to be filed against all or any part of
the Property or the Premises, nor against Tenant’s leasehold interest in the Premises, by reason of or in connection with any repairs, alterations, improvements or other work contracted for or undertaken by Tenant or any of Tenant’s
Parties. If any such liens are filed, Tenant shall, at its sole cost, immediately cause such liens to be released of record or bonded so that such lien(s) no longer affect(s) title to the Property, the Building or the Premises. If Tenant fails to
cause any such lien to be released or bonded within ten (10) days after filing thereof, Landlord may cause such lien to be released by any means it shall deem proper, including payment in satisfaction of the claim giving rise to such lien, and
Tenant shall reimburse Landlord within five (5) business days after receipt of invoice from Landlord, any sum paid by Landlord to remove such liens, together with interest at the Interest Rate from the date of such payment by Landlord.

 ARTICLE 14 - TENANT’S INSURANCE 

14.1 Tenant’s Insurance. On or before the earlier of the Commencement Date or the date Tenant commences or causes to be
commenced any work of any type in the Premises, and continuing during the entire Term, Tenant shall obtain and keep in full force and effect, the following insurance with limits of coverage as set forth in Section 1.14 of the Summary:

 a. Special Form (formerly known as “all risk”) insurance, including fire and extended coverage, sprinkler leakage
(including earthquake sprinkler leakage), vandalism, malicious mischief plus flood coverage upon property of every description and kind owned by Tenant and located in the Premises or the Building, or for which Tenant is legally liable or installed
by or on behalf of Tenant including, without limitation, furniture, equipment and any other personal property, and any Alterations (but excluding the initial tenant improvements previously existing or installed in the Premises), in an amount not
less than the full replacement cost thereof. In the event that there shall be a dispute as to the amount which comprises full replacement cost, the decision of Landlord or the Mortgagees of Landlord shall be presumptive. 

b. Commercial general liability insurance coverage on an occurrence basis, including personal injury, bodily injury (including wrongful
death), broad form property damage, operations hazard, owner’s protective coverage, contractual liability (including Tenant’s indemnification obligations under this Lease), liquor liability (if Tenant serves alcohol on the Premises),
products and completed operations liability. The limits of liability of such commercial general liability insurance may be increased every three (3) years during the Term upon reasonable prior notice by Landlord to an amount reasonably required
by Landlord and appropriate for tenants of buildings comparable to the Building. 
 c. Commercial Automobile Liability covering
all owned, hired and non-owned automobiles. 
 d. Worker’s compensation, in statutory amounts and employers liability,
covering all persons employed in connection with any work done in, on or about the Premises for which claims for death, bodily injury or illness could be asserted against Landlord, Tenant or the Premises. 

e. Umbrella liability insurance on an occurrence basis, in excess of and following the form of the underlying insurance described in
Section 14.1.b. and 14.1.c. and the employer’s liability coverage in Section 14.1.d. which is at least as broad as each and every area of the underlying policies. Such umbrella liability insurance shall include pay on behalf of
wording, concurrency of effective dates with primary policies, blanket contractual liability, application of primary policy aggregates, and shall provide that if the underlying aggregate is exhausted, the excess coverage will drop down as primary
insurance, subject to customary commercially reasonable deductible amounts imposed on umbrella policies. 
 f. If Tenant’s
business includes professional services, Tenant shall, at Tenant’s expense, maintain in full force and effect professional liability (also known as errors and omissions insurance), covering Tenant and Tenant’s employees from work related
negligence and liability in trade. 
                 g. Loss of
income, extra expense and business interruption insurance in such amounts as will reimburse Tenant for 12 months of direct or indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable to
prevention of access to the Premises, Tenant’s parking areas or to the Building as a result of such perils; provided that Tenant will only be required to obtain earthquake insurance if it can be obtained at reasonable premium rates. 

 

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 h. Any other form or forms of insurance as Tenant or Landlord or the Mortgagees of Landlord
may reasonably require from time to time, in form, amounts and for insurance risks against which a prudent tenant of a building similar to the Building would protect itself, but only to the extent such risks and amounts are available in the
insurance market at commercially reasonable costs. 
 14.2 Requirements. Each policy required to be obtained by Tenant
hereunder shall: (a) be issued by insurers which are approved by Landlord and/or Landlord’s Mortgagees and are authorized to do business in the state in which the Building is located and rated not less than Financial Size X, and with
a Financial Strength rating of A in the most recent version of Best’s Key Rating Guide (provided that, in any event, the same insurance company shall provide the coverages described in Sections 14.1.a. and 14.1.g. above); (b) be in
form reasonably satisfactory from time to time to Landlord; (c) name Tenant as named insured thereunder and shall name Landlord and, at Landlord’s request, such other persons or entities of which Tenant has been informed in writing, as
additional insureds thereunder, all as their respective interests may appear; (d) not have a deductible amount exceeding Ten Thousand Dollars ($10,000.00), which deductible amount shall be deemed self-insured with full waiver of subrogation;
(e) specifically provide that the insurance afforded by such policy for the benefit of Landlord and any other additional insureds shall be primary, and any insurance carried by Landlord or any other additional insureds shall be excess and
non-contributing; (f) contain an endorsement that the insurer waives its right to subrogation; (g) require the insurer to endeavor to notify Landlord and any other additional insureds in writing not less than thirty (30) days prior to
any material change, reduction in coverage, cancellation or other termination thereof; (h) contain a cross liability or severability of interest endorsement; and (i) be in amounts sufficient at all times to satisfy any coinsurance
requirements thereof. Tenant agrees to deliver to Landlord, as soon as practicable after the placing of the required insurance, but in no event later than the date Tenant is required to obtain such insurance as set forth in Section 14.1 above,
certificates from the insurance company evidencing the existence of such insurance and Tenant’s compliance with the foregoing provisions of this Article 14. Tenant shall cause replacement certificates to be delivered to Landlord not less
than ten (10) days prior to the expiration of any such policy or policies. If any such initial or replacement certificates are not furnished within the time(s) specified herein, Landlord shall have the right, but not the obligation, to procure
such policies and certificates at Tenant’s expense. If Tenant’s insurer does notify Landlord and any other additional insureds of any material change, reduction in coverage, cancellation or other termination thereof not less than thirty
(30) days prior to such events, then Tenant shall notify Landlord and any other additional insureds in writing not less than thirty (30) days prior to any material change, reduction in coverage, cancellation or other termination thereof.

 14.3 Effect on Insurance. Tenant shall not do or permit to be done anything which will (a) violate or invalidate
any insurance policy or coverage maintained by Landlord or Tenant hereunder, or (b) increase the costs of any insurance policy maintained by Landlord. If Tenant’s occupancy or conduct of its business in or on the Premises results in any
increase in premiums for any insurance carried by Landlord with respect to the Building or the Property, Tenant shall either discontinue the activities affecting the insurance or pay such increase as Additional Rent within ten (10) days after
being billed therefor by Landlord. If any insurance coverage carried by Landlord pursuant to this Lease or otherwise with respect to the Building or the Property shall be cancelled or reduced (or cancellation or reduction thereof shall be
threatened) by reason of the use or occupancy of the Premises other than as allowed by the Permitted Use by Tenant or by anyone permitted by Tenant to be upon the Premises, and if Tenant fails to remedy such condition within five (5) business
days after notice thereof, Tenant shall be deemed to be in default under this Lease and Landlord shall have all remedies provided in this Lease, at law or in equity, including, without limitation, the right (but not the obligation) to enter upon the
Premises and attempt to remedy such condition at Tenant’s cost. 
 ARTICLE 15 - LANDLORD’S INSURANCE 

 During the Term, Landlord shall maintain property insurance written on a Special Form (formerly known as “all
risk”) basis covering the Property and the Building, including the initial tenant improvements (excluding, however, Tenant’s furniture, equipment and other personal property and Alterations, unless Landlord otherwise elects to insure the
Alterations pursuant to Section 13.1 above) against damage by fire and standard extended coverage perils and with vandalism and malicious mischief endorsements, rental loss coverage, at Landlord’s option, earthquake damage coverage, and
such additional coverage as Landlord deems appropriate. Landlord shall also carry commercial general liability in such reasonable amounts and with such reasonable deductibles as would be carried by a prudent owner of a similar building in the state
in which the Building is located. At Landlord’s option, all such insurance may be carried under any blanket or umbrella policies that Landlord has in force for other buildings and projects. In addition, at Landlord’s option, Landlord may
elect to self-insure all or any part of such required insurance coverage. Landlord may, but shall not be obligated to carry any other form or forms of insurance as Landlord or the Mortgagees or ground lessors of Landlord may reasonably determine is
advisable. The cost of insurance obtained by Landlord pursuant to this Article 15 (including self-insured amounts and deductibles) shall be included in Insurance Costs, except that any increase in the premium for the property insurance
attributable to the replacement cost of the tenant improvements in excess of Building standard shall not be included as Insurance Costs, but shall be paid by Tenant within thirty (30) days after invoice from Landlord. 

ARTICLE 16 - INDEMNIFICATION AND EXCULPATION 

        16.1 Tenant’s Assumption of Risk and Waiver. Except to the extent such matter is not covered
by the insurance required to be maintained by Tenant under this Lease and/or except to the extent such matter is attributable to the gross negligence or willful misconduct of Landlord or Landlord’s agents, contractors or employees, Landlord
shall not be liable to Tenant, or any of Tenant’s Parties for: (i) any damage to property of Tenant, or of others, located in, on or about the Premises, (ii) the loss of or damage to any property of Tenant or of others by theft or
otherwise, (iii) any injury or damage to persons or property resulting from fire, explosion, falling ceiling tiles masonry, steam, gas, electricity, water, rain or leaks from any part of the Premises or from the pipes,

  

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appliance of plumbing works or from the roof, street or subsurface or from any other places or by dampness or by any other cause of whatsoever nature, (iv) any such damage caused by other
tenants or persons in the Premises, occupants of any other portions of the Property, or the public, or caused by operations in construction of any private, public or quasi-public work, or (v) any interruption of utilities and services. Landlord
shall in no event be liable to Tenant or any other person for any consequential damages, special or punitive damages, or for loss of business, revenue, income or profits and Tenant hereby waives any and all claims for any such damages.
Notwithstanding anything to the contrary contained in this Section 16.1, all property of Tenant and Tenant’s Parties kept or stored on the Premises, whether leased or owned by any such parties, shall be so kept or stored at the sole risk
of Tenant and Tenant shall hold Landlord harmless from any claims arising out of damage to the same, including subrogation claims by Tenant’s insurance carriers. Landlord or its agents shall not be liable for interference with light or other
intangible rights. 
 16.2 Tenant’s Indemnification. Tenant shall be liable for, and shall indemnify, defend,
protect and hold Landlord and the Landlord Parties harmless from and against, any and all claims, damages, judgments, suits, causes of action, losses, liabilities and expenses, including, without limitation, attorneys’ fees and court costs
(collectively, “Indemnified Claims”), arising or resulting from (a) any occurrence in the Premises following the date Landlord delivers possession of all or any portion of the Premises to Tenant, except to the extent caused by
the gross negligence or willful misconduct of Landlord or Landlord’s agents, contractors or employees, (b) any act or omission of Tenant or any of Tenant’s Parties; (c) the use of the Premises, the Building and the Property and
conduct of Tenant’s business by Tenant or any of Tenant’s Parties, or any other activity, work or thing done, permitted or suffered by Tenant or any of Tenant’s Parties, in or about the Premises, the Building or elsewhere on the
Property; and/or (d) any default by Tenant as to any obligations on Tenant’s part to be performed under the terms of this Lease or the terms of any contract or agreement to which Tenant is a party or by which it is bound, affecting this
Lease or the Premises. The foregoing indemnification shall include, but not be limited to, any injury to, or death of, any person, or any loss of, or damage to, any property on the Premises, or on adjoining sidewalks, streets or ways, or connected
with the use, condition or occupancy thereof, whether or not Landlord or any Landlord Parties has or should have knowledge or notice of the defect or conditions causing or contributing to such injury, death, loss or damage. In case any action or
proceeding is brought against Landlord or any Landlord Parties by reason of any such Indemnified Claims, Tenant, upon notice from Landlord, shall defend the same at Tenant’s expense by counsel approved in writing by Landlord, which approval
shall not be unreasonably withheld. Tenant’s indemnification obligations under this Section 16.2 and elsewhere in this Lease shall survive the expiration or earlier termination of this Lease. Tenant’s covenants, agreements and
indemnification in Section 16.1 and this Section 16.2 are not intended to and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease. 

ARTICLE 17 - CASUALTY DAMAGE/DESTRUCTION 

17.1 Landlord’s Rights and Obligations. If the Premises or the Building is damaged by fire or other casualty not caused by
the negligence or willful misconduct of Tenant (“Casualty”) to an extent not exceeding twenty-five percent (25%) of the full replacement cost thereof, and Landlord’s contractor estimates in writing delivered to the parties
that the damage thereto is such that the Building and/or Premises may be repaired, reconstructed or restored to substantially its condition immediately prior to such damage within one hundred twenty (120) days from the date of such Casualty,
and Landlord will receive insurance proceeds sufficient to cover the costs of such repairs, reconstruction and restoration (including proceeds from Tenant and/or Tenant’s insurance which Tenant is required to deliver to Landlord pursuant to
this Lease), then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration and this Lease shall continue in full force and effect. If, however, the Premises or the Building is damaged to an extent
exceeding twenty-five percent (25%) of the full replacement cost thereof, or Landlord’s contractor estimates that such work of repair, reconstruction and restoration will require longer than one hundred twenty (120) days to complete
from the date of Casualty, or Landlord will not receive insurance proceeds (and/or proceeds from Tenant, as applicable) sufficient to cover the costs of such repairs, reconstruction and restoration, then Landlord may elect to either:
(a) repair, reconstruct and restore the portion of the Premises or Building damaged by such Casualty (including the tenant improvements, the Alterations that Landlord elects to insure pursuant to Section 13.1 and, to the extent of
insurance proceeds received from Tenant, the Alterations that Tenant is required to insure pursuant to Section 13.1), in which case this Lease shall continue in full force and effect; or (b) terminate this Lease effective as of the date
which is thirty (30) days after Tenant’s receipt of Landlord’s election to so terminate. Under any of the conditions of this Section 17.1, Landlord shall give written notice to Tenant of its intention to repair or terminate
within the later of sixty (60) days after the occurrence of such Casualty, or fifteen (15) days after Landlord’s receipt of the estimate from Landlord’s contractor or, as applicable, thirty (30) days after Landlord receives
approval from Landlord’s Mortgagee to rebuild. 
         17.2 Tenant’s Costs and Insurance
Proceeds. In the event of any damage or destruction of all or any part of the Premises, Tenant shall immediately: (a) notify Landlord thereof; and (b) deliver to Landlord all insurance proceeds received by Tenant with respect to the
tenant improvements and Alterations (to the extent such items are not covered by Landlord’s casualty insurance obtained by Landlord pursuant to this Lease) and with respect to Alterations in the Premises that Tenant is required to insure
pursuant to Section 13.1, excluding proceeds for Tenant’s furniture and other personal property, whether or not this Lease is terminated as permitted in Section 17.1, and Tenant hereby assigns to Landlord all rights to receive such
insurance proceeds. If, for any reason (including Tenant’s failure to obtain insurance for the full replacement cost of any Alterations which Tenant is required to insure pursuant to Section 13.1 hereof), Tenant fails to receive insurance
proceeds covering the full replacement cost of such Alterations which are damaged, Tenant shall be deemed to have self-insured the replacement cost of such Alterations, and upon any damage or destruction thereto, Tenant shall immediately pay to
Landlord the full replacement cost of such items, less any insurance proceeds actually received by Landlord from Landlord’s or Tenant’s insurance with respect to such items. 

 

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 17.3 Abatement of Rent. If as a result of any such damage, repair, reconstruction
and/or restoration of the Premises or the Building, Tenant is prevented from using, and does not use, the Premises or any portion thereof, then Rent shall be abated or reduced, as the case may be, during the period that Tenant continues to be so
prevented from using and does not use the Premises or portion thereof, in the proportion that the rentable square feet of the portion of the Premises that Tenant is prevented from using, and does not use, bears to the total rentable square feet of
the Premises from the date of the damage until the Premises is restored. Notwithstanding the foregoing to the contrary, if the damage is due to the negligence or willful misconduct of Tenant or any of Tenant’s Parties, the abatement of Rent
under this Section 17.3 shall be limited to the proceeds that Landlord receives from the rental loss insurance maintained by Landlord. Except for abatement of Rent as provided hereinabove, Tenant shall not be entitled to any compensation or
damages for loss of, or interference with, Tenant’s business or use or access of all or any part of the Premises resulting from any such damage, repair, reconstruction or restoration. 

17.4 Inability to Complete. Notwithstanding anything to the contrary contained in this Article 17, if Landlord is obligated
or elects to repair, reconstruct and/or restore the damaged portion of the Building or Premises pursuant to Section 17.1 above, but is delayed from completing such repair, reconstruction and/or restoration beyond the date which is six
(6) months after the date estimated by Landlord’s contractor for completion thereof pursuant to Section 17.1, by reason of any causes beyond the reasonable control of Landlord (including, without limitation, delays due to Force
Majeure, and delays caused by Tenant or any of Tenant’s Parties), then Landlord may elect to terminate this Lease upon thirty (30) days’ prior written notice to Tenant. 

17.5 Damage to the Property. If there is a total destruction of the improvements on the Property or partial destruction of such
improvements, the cost of restoration of which would exceed one-third (1/3) of the then replacement value of all improvements on the Property, by any cause whatsoever, whether or not insured against and whether or not the Premises are partially
or totally destroyed, Landlord may within a period of one hundred eighty (180) days after the occurrence of such destruction, notify Tenant in writing that it elects not to so reconstruct or restore such improvements, in which event this Lease
shall cease and terminate as of the date of such destruction. 
 17.6 Damage Near End of Term. In addition to its
termination rights in Sections 17.1, 17.4 and 17.5 above, Landlord and Tenant shall both have the right to terminate this Lease if any damage to the Building or Premises occurs during the last twelve (12) months of the Term and
Landlord’s contractor estimates in writing delivered to the parties that the repair, reconstruction or restoration of such damage cannot be completed within the earlier of (a) the scheduled expiration date of the Term, or (b) sixty
(60) days after the date of such Casualty. 
 17.7 Tenant’s Termination Right. In the event of any damage or
destruction which affects Tenant’s use and enjoyment of the Premises which is not caused by Tenant or any of Tenant’s Parties, if Tenant’s possession and use of the Premises cannot be restored by Landlord within two hundred ten
(210) days for reasons other than delays caused by Tenant or any of Tenant’s Parties, Tenant shall have the right to terminate this Lease upon written notice to Landlord given within thirty (30) days after the expiration of said
210-day period, unless Landlord completes the restoration within said 30-day notice period, in which case this Lease shall continue in full force and effect. 

17.8 Waiver of Termination Right. This Lease sets forth the terms and conditions upon which this Lease may terminate in the event
of any damage or destruction. Accordingly, except as expressly provided herein, Tenant hereby waives any and all provisions of applicable Law that provide alternative rights for the parties in the event of damage or destruction (including, without
limitation, to the extent the Premises are located in California, the provisions of California Civil Code Section 1932, Subsection 2, and Section 1933, Subsection 4 and any successor statute or laws of a similar nature).

 ARTICLE 18 - CONDEMNATION 

18.1 Substantial or Partial Taking. Subject to the provisions of Section 18.3 below, either party may terminate this Lease if
any material part of the Premises is taken or condemned for any public or quasi-public use under law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if
there is a Taking of any portion of the Building or the Property which would have a material adverse effect on Landlord’s ability to profitably operate the remainder of the Building and/or the Property. The terminating party shall provide
written notice of termination to the other party within thirty (30) days after it first receives notice of the Taking. The termination shall be effective as of the effective date of any order granting possession to, or vesting legal title in,
the condemning authority. If this Lease is not terminated, Base Rent and all other elements of this Lease which are dependent upon the area of the Premises, the Building or the Property shall be appropriately adjusted to account for any reduction in
the square footage of the Premises, Building or Property, as applicable. All compensation awarded for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by Tenant, however, Tenant may file
a separate claim for Tenant’s furniture, fixtures, equipment and other personal property, loss of goodwill and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the amount of Landlord’s award.

         18.2 Condemnation Award. Subject to the provisions of Section 18.3 below, in
connection with any Taking of the Premises or the Building, Landlord shall be entitled to receive the entire amount of any award which may be made or given in such taking or condemnation, without deduction or apportionment for any estate or interest
of Tenant, it being expressly understood and agreed by Tenant that no portion of any such award shall be allowed or paid to Tenant for any so-called bonus or excess value of this Lease, and such bonus or excess value shall be the sole property of
Landlord. Tenant shall not assert any claim against Landlord or the taking authority for any compensation because of such taking (including any claim for bonus or excess value of this Lease); provided, however, if any portion of the Premises is
taken, Tenant shall be granted the right to recover from the condemning authority (but not from Landlord) any compensation as may be separately awarded or recoverable by Tenant for the 

 

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taking of Tenant’s furniture, fixtures, equipment and other personal property within the Premises, for Tenant’s relocation expenses, and for any loss of goodwill or other damage to
Tenant’s business by reason of such taking. 
 18.3 Temporary Taking. In the event of a Taking of the Premises or
any part thereof for temporary use, (a) this Lease shall be and remain unaffected thereby and Rent shall not abate, and (b) Tenant shall be entitled to receive for itself such portion or portions of any award made for such use with respect
to the period of the taking which is within the Term, provided that if such taking shall remain in force at the expiration or earlier termination of this Lease, Tenant shall perform its obligations with respect to surrender of the Premises and shall
pay to Landlord the portion of any award which is attributable to any period of time beyond the Term expiration date. For purpose of this Section 18.3, a temporary taking shall be defined as a taking for a period of two hundred seventy
(270) days or less. 
 18.4 Waiver. Tenant hereby waives any rights it may have pursuant to any applicable Laws
(including, without limitation, to the extent the Premises are located in California, any rights Tenant might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure) and agrees that the provisions hereof shall
govern the parties’ rights in the event of any Taking. 
 ARTICLE 19 - WAIVER OF CLAIMS; WAIVER OF SUBROGATION

 19.1 Waiver of Claims. Each party hereby waives its rights against the other party for any claims or damages
or losses, including any deductibles and self-insured amounts, which are caused by or result from (a) any occurrence insured under any property insurance policy carried by such party, or (b) any occurrence which would have been covered
under any property insurance required to be obtained and maintained by such party under this Lease had such insurance been obtained and maintained as required. The foregoing waiver shall be in addition to, and not a limitation of, any other waivers
or releases contained in this Lease. 
 19.2 Waiver of Insurers. Each party shall cause each property insurance policy
carried by such party to provide that the insurer waives all rights of recovery by way of subrogation against the other party, in connection with any claims, losses and damages covered by such policy. 

ARTICLE 20 - ASSIGNMENT AND SUBLETTING 

20.1 Restriction on Transfer. Except with respect to a Permitted Transfer pursuant to Section 20.6 below, Tenant shall not,
without the prior written consent of Landlord, which consent Landlord will not unreasonably withhold, assign this Lease or any interest herein or sublet the Premises or any part thereof, or permit the use or occupancy of the Premises by any party
other than Tenant (any such assignment, encumbrance, sublease, license or the like being sometimes referred to as a “Transfer”). In no event may Tenant encumber or hypothecate this Lease or the Premises. This prohibition against
Transfers shall be construed to include a prohibition against any assignment or subletting by operation of law. Any Transfer without Landlord’s consent (except for a Permitted Transfer pursuant to Section 20.6 below) shall constitute a
default by Tenant under this Lease, and in addition to all of Landlord’s other remedies at law, in equity or under this Lease, such Transfer shall be voidable at Landlord’s election. For purposes of this Article 20, other than with
respect to a Permitted Transfer under Section 20.6 and transfers of stock of Tenant if Tenant is a publicly-held corporation and such stock is transferred publicly over a recognized security exchange or over-the-counter market, if Tenant is a
corporation, partnership or other entity, any transfer, assignment, encumbrance or hypothecation of twenty-five percent (25%) or more (individually or in the aggregate) of any stock or other ownership interest in such entity, and/or any
transfer, assignment, hypothecation or encumbrance of any controlling ownership or voting interest in such entity, shall be deemed an assignment of this Lease and shall be subject to all of the restrictions and provisions contained in this
Article 20. 
 20.2 Landlord’s Options. If Tenant desires to effect a Transfer, then at least fifteen
(15) days prior to the date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall deliver to Landlord written notice (“Transfer Notice”) setting forth the terms and conditions of
the proposed Transfer and the identity of the proposed assignee, sublessee or other transferee (sometimes referred to hereinafter as a “Transferee”). Tenant shall also deliver to Landlord with the Transfer Notice, a current
financial statement and such evidence of financial responsibility and standing as Landlord may reasonably require of the Transferee which have been certified or audited by a reputable independent accounting firm acceptable to Landlord, and such
other information concerning the business background and financial condition of the proposed Transferee as Landlord may reasonably request. Except with respect to a Permitted Transfer, within ten (10) business days after Landlord’s receipt
of any Transfer Notice, and any additional information requested by Landlord pursuant to this Section 20.2, Landlord will notify Tenant of its election to do one of the following: (a) consent to the proposed Transfer subject to such
reasonable conditions as Landlord may impose in providing such consent; (b) refuse such consent, which refusal shall be on reasonable grounds; or (c) terminate this Lease as to all or such portion of the Premises which is proposed to be
sublet or assigned and recapture all or such portion of the Premises for reletting by Landlord, which termination shall be effective as of the proposed Transfer Date. If Landlord exercises its option to terminate this Lease with respect to only a
portion of the Premises following Tenant’s request for Landlord’s approval of the proposed sublease of such space, Landlord shall be responsible for the construction of any demising wall which Landlord reasonably deems necessary to
separate such space from the remainder of the Premises. 
 20.3 Additional Conditions; Excess Rent. A condition to
Landlord’s consent to any Transfer will be the delivery to Landlord of a true copy of the fully executed instrument of assignment, sublease, transfer or hypothecation, in form and substance reasonably satisfactory to Landlord, an original of
Landlord’s standard consent form executed by both Tenant and the proposed Transferee, and an affirmation of guaranty in form satisfactory to Landlord executed by each guarantor of this Lease, if any. In addition, Tenant shall pay to Landlord as
Additional Rent within thirty (30) days after receipt thereof, without affecting or reducing any other obligations 

 

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of Tenant hereunder, fifty percent (50%) of any rent or other economic consideration received by Tenant as a result of any Transfer which exceeds, in the aggregate, (i) the total Rent
which Tenant is obligated to pay Landlord under this Lease (prorated to reflect obligations allocable to any portion of the Premises subleased) for the applicable period, plus (ii) any reasonable tenant improvement costs, brokerage commissions
and attorneys’ fees actually paid by Tenant in connection with such Transfer, which commissions and fees shall, for purposes of the aforesaid calculation, be amortized on a straight-line basis over the term of such assignment or sublease. If
Tenant effects a Transfer or requests the consent of Landlord to any Transfer (whether or not such Transfer is consummated), then, upon demand, and as a condition precedent to Landlord’s consideration of the proposed assignment or sublease,
Tenant agrees to pay Landlord a non-refundable administrative fee of Five Hundred Dollars ($500.00), plus Landlord’s reasonable attorneys’ and paralegal fees and other costs incurred by Landlord in reviewing such proposed assignment or
sublease (whether attributable to Landlord’s in-house attorneys or paralegals or otherwise). Acceptance of the Five Hundred Dollar ($500.00) administrative fee and/or reimbursement of Landlord’s attorneys’ and/or paralegal fees shall
in no event obligate Landlord to consent to any proposed Transfer. 
 20.4 Reasonable Disapproval. Without limiting in
any way Landlord’s right to withhold its consent on any reasonable grounds, it is agreed that Landlord will not be acting unreasonably in refusing to consent to a Transfer if, in Landlord’s reasonable opinion: (a) the proposed
Transfer would result in more than two subleases of portions of the Premises being in effect at any one time during the Term; (b) the net worth or financial capabilities of a proposed assignee is less than that of Tenant and each guarantor of
this Lease, if any, or the proposed assignee or subtenant does not have the financial capability to fulfill the obligations imposed by the Transfer; (c) the proposed Transferee is an existing tenant of the Building or Property or is negotiating
with Landlord (or has negotiated with Landlord in the last six (6) months) for space in the Building or the Property; (d) the proposed Transferee is a governmental entity; (e) the portion of the Premises to be sublet or assigned is
irregular in shape with inadequate means of ingress and egress; (f) the proposed Transfer involves a change of use of the Premises or would violate any exclusive use covenant to which Landlord is bound; (g) the Transfer would likely result
in significant increase in the use of the parking areas by the Transferee’s employees or visitors, and/or significantly increase the demand upon utilities and services to be provided by Landlord to the Premises; or (h) the Transferee is
not in Landlord’s reasonable opinion of reputable or good character or consistent with Landlord’s desired tenant mix for the Building. 

20.5 No Release. No Transfer, occupancy or collection of rent from any proposed Transferee shall be deemed a waiver on the part of
Landlord, or the acceptance of the Transferee as Tenant and no Transfer shall release Tenant of Tenant’s obligations under this Lease or alter the primary liability of Tenant to pay Rent and to perform all other obligations to be performed by
Tenant hereunder. Landlord may require that any Transferee remit directly to Landlord on a monthly basis, all monies due Tenant by said Transferee, and each sublease shall provide that if Landlord gives said sublessee written notice that Tenant is
in default under this Lease, said sublessee will thereafter make all payments due under the sublease directly to or as directed by Landlord, which payments will be credited against any payments due under this Lease. Tenant hereby irrevocably and
unconditionally assigns to Landlord all rents and other sums payable under any sublease of the Premises; provided, however, that Landlord hereby grants Tenant a license to collect all such rents and other sums so long as Tenant is not in default
under this Lease. Consent by Landlord to one Transfer shall not be deemed consent to any subsequent Transfer. In the event of default by any Transferee of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may
proceed directly against Tenant without the necessity of exhausting remedies against such Transferee or successor. Landlord may consent to subsequent assignments of this Lease or sublettings or amendments or modifications to this Lease with
assignees of Tenant, without notifying Tenant, or any successor of Tenant, and without obtaining its or their consent thereto and any such actions shall not relieve Tenant of liability under this Lease. To the extent the Premises are located in
California, Tenant hereby waives (for itself and all persons claiming under Tenant) the provisions of Civil Code Section 1995.310. 

20.6 Permitted Transfers. Notwithstanding the provisions of Section 20.1 above to the contrary, provided that Tenant is not
then in default, Tenant may assign this Lease or sublet the Premises or any portion thereof (herein, a “Permitted Transfer”), without Landlord’s consent to any entity that controls, is controlled by or is under common control
with Tenant, or to any entity resulting from a merger or consolidation with Tenant, or to any person or entity which acquires all the assets of Tenant’s business as a going concern (each, a “Permitted Transferee”), provided
that: (a) within ten (10) days after such assignment or sublease, Tenant delivers to Landlord a reasonably detailed description of the proposed Transfer and the financial statements and other financial and background information of the
assignee or sublessee described in Section 20.2 above; (b) in the case of an assignment, the assignee assumes, in full, the obligations of Tenant under this Lease (or in the case of a sublease, the sublessee of a portion of the Premises or
Term assumes, in full, the obligations of Tenant with respect to such portion) pursuant to an assignment and assumption agreement (or a sublease, as applicable) reasonably acceptable to Landlord, a fully executed copy of which is delivered to
Landlord within thirty (30) days following the effective date of such assignment or subletting; (c) each guarantor of this Lease executes a reaffirmation of its guaranty in form satisfactory to Landlord; (d) the tangible net worth of
the assignee or sublessee equals or exceeds that of Tenant as of (i) the date of execution of this Lease, or (ii) the date immediately preceding the proposed Transfer, whichever is greater; (e) Tenant remains fully liable under this
Lease; (f) the use of the Premises is pursuant to Section 1.10 of this Lease; (g) such transaction is not entered into as a subterfuge to avoid the restrictions and provisions of this Article 20 and will not violate any exclusive
use covenant to which Landlord is bound; and (h) with respect to a subletting only, Tenant and such Permitted Transferee execute Landlord’s standard consent to sublease form; and (i) Tenant is not in default under this Lease.

 ARTICLE 21 - SURRENDER AND HOLDING OVER 

21.1 Surrender of Premises. Upon the expiration or sooner termination of this Lease, Tenant shall surrender all keys for the
Premises and exclusive possession of the Premises to Landlord broom clean and in good condition and repair, reasonable wear and tear excepted (and casualty damage excepted), with all of Tenant’s

  

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personal property, racks and cabling and related equipment from the lab area of the Premises (to be removed in accordance with the National Electric Code and other applicable Laws) and those
items, if any, of Alterations identified by Landlord pursuant to Section 13.2, removed therefrom and all damage caused by such removal repaired. If Tenant fails to remove by the expiration or sooner termination of this Lease all of its personal
property and Alterations identified by Landlord for removal pursuant to Section 13.2, Landlord may, (without liability to Tenant for loss thereof), at Tenant’s sole cost and in addition to Landlord’s other rights and remedies under
this Lease, at law or in equity: (a) remove and store such items in accordance with applicable Law; and/or (b) upon ten (10) days’ prior notice to Tenant, sell all or any such items at private or public sale for such price as
Landlord may obtain as permitted under applicable Law. Landlord shall apply the proceeds of any such sale to any amounts due to Landlord under this Lease from Tenant (including Landlord’s attorneys’ fees and other costs incurred in the
removal, storage and/or sale of such items), with any remainder to be paid to Tenant. Notwithstanding anything to the contrary in this Section 21.1 or elsewhere in this Lease, Tenant shall not be required to remove the Initial Alterations, the
cabling in the walls of the entire Premises or any other standard cabling. 
 21.2 Holding Over. Tenant will not be
permitted to hold over possession of the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, which consent Landlord may withhold in its sole and absolute discretion. If Tenant holds over
after the expiration or earlier termination of the Term with or without the express written consent of Landlord, then, in addition to all other remedies available to Landlord, Tenant shall become a tenant at sufferance only, upon the terms and
conditions set forth in this Lease so far as applicable (including Tenant’s obligation to pay all Additional Rent under this Lease), but at a Monthly Base Rent equal to one hundred fifty percent (150%) of the Monthly Base Rent applicable
to the Premises immediately prior to the date of such expiration or earlier termination. Any such holdover Rent shall be paid on a per month basis without reduction for partial months during the holdover. Acceptance by Landlord of Rent after such
expiration or earlier termination shall not constitute consent to a hold over hereunder or result in an extension of this Lease. This Section 21.2 shall not be construed to create any express or implied right to holdover beyond the expiration
of the Term or any extension thereof. Tenant shall be liable, and shall pay to Landlord within ten (10) days after demand, for all losses incurred by Landlord as a result of such holdover, and shall indemnify, defend and hold Landlord and the
Landlord Parties harmless from and against all liabilities, damages, losses, claims, suits, costs and expenses (including reasonable attorneys’ fees and costs) arising from or relating to any such holdover tenancy, including without limitation,
any claim for damages made by a succeeding tenant. Tenant’s indemnification obligation hereunder shall survive the expiration or earlier termination of this Lease. The foregoing provisions of this Section 21.2 are in addition to, and do
not affect, Landlord’s right of re-entry or any other rights of Landlord hereunder or otherwise at law or in equity. 

ARTICLE 22 - DEFAULTS 

22.1 Tenant’s Default. The occurrence of any one or more of the following events shall constitute a
“Default” under this Lease by Tenant: 
 a. the vacation or abandonment of the Premises by Tenant.
“Abandonment” is herein defined to include, but is not limited to, any absence by Tenant from the Premises for five (5) business days or longer while in default of any other provision of this Lease; 

b. the failure by Tenant to make any payment of Rent, Additional Rent or any other payment required to be made by Tenant hereunder, where
such failure continues for five (5) days after written notice thereof from Landlord that such payment was not received when due; 

c. the failure by Tenant to observe or perform any of the express or implied covenants or provisions of this Lease to be observed or
performed by Tenant, other than as specified in Sections 22.1(a) or (b) above, where such failure shall continue for a period of ten (10) days after written notice thereof from Landlord to Tenant; provided, however, that if the nature
of Tenant’s default is such that it may be cured but more than ten (10) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said ten (10) day period and
thereafter diligently prosecute such cure to completion, which completion shall occur not later than sixty (60) days from the date of such notice from Landlord; or 

d. A general assignment by Tenant or any guarantor or surety of Tenant’s obligations hereunder (“Guarantor”) for
the benefit of creditors; 
 e. The filing of a voluntary petition in bankruptcy by Tenant or any Guarantor, the filing by
Tenant or any Guarantor of a voluntary petition for an arrangement, the filing by or against Tenant or any Guarantor of a petition, voluntary or involuntary, for reorganization, or the filing of an involuntary petition by the creditors of Tenant or
any Guarantor, said involuntary petition remaining undischarged for a period of one hundred twenty (120) days; 
 f.
Receivership, attachment, or other judicial seizure of substantially all of Tenant’s assets on the Premises, such attachment or other seizure remaining undismissed or undischarged for a period of thirty (30) days after the levy thereof;

                 g. Death or disability of Tenant or any
Guarantor, if Tenant or such Guarantor is a natural person, or the failure by Tenant or any Guarantor to maintain its legal existence, if Tenant or such Guarantor is a corporation, partnership, limited liability company, trust or other legal entity.

 Any notice sent by Landlord to Tenant pursuant to this Section 22.1 shall be in lieu of, and not in addition to, any notice required
under any applicable Law. 
  

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 ARTICLE 23 - REMEDIES OF LANDLORD 

23.1 Landlord’s Remedies; Termination. In the event of any such Default by Tenant, in addition to any other remedies
available to Landlord under this Lease, at law or in equity (including, without limitation, to the extent the Premises are located in California, the remedies of Civil Code Section 1951.4 and any successor statute or similar Law, which provides
that Landlord may continue this Lease in effect following Tenant’s breach and abandonment and collect rent as it falls due, if Tenant has the right to sublet or assign, subject to reasonable limitations), Landlord shall have the immediate
option to terminate this Lease and all rights of Tenant hereunder and to re-enter the Premises and remove all persons and property from the Premises; such property may be removed, stored and/or disposed of as permitted by applicable Law. If Landlord
shall elect to so terminate this Lease, then Landlord may recover from Tenant: (a) the worth at the time of award of any unpaid Rent which had been earned at the time of such termination; plus (b) the worth at the time of the award of the
amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus (c) the worth at the time of award of the
amount by which the unpaid Rent for the balance of the term after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus (d) any other amount necessary to compensate Landlord for all the
detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which, in the ordinary course of things, would be likely to result therefrom including, but not limited to: the total unamortized sum of any Abated
Amount (amortized on a straight line basis over the initial Term of this Lease), tenant improvement costs; attorneys’ fees; brokers’ commissions; any costs required to return the Premises to the conditioned required at the end of the Term;
the costs of refurbishment, alterations, renovation and repair of the Premises; and removal (including the repair of any damage caused by such removal) and storage (or disposal) of Tenant’s personal property, equipment, fixtures, Alterations,
tenant improvements and any other items which Tenant is required under this Lease to remove but does not remove; plus (e) all other monetary damages allowed under applicable Law. 

As used in Sections 23.1(a) and 23.1(b) above, the “worth at the time of award” is computed by allowing interest at the Interest Rate
set forth in the Summary. As used in Section 23.1(c) above, the “worth at the time of award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one
percent (1%). To the extent the Premises are located in California, Tenant hereby waives for Tenant and all those claiming under Tenant all right now or hereafter existing including, without limitation, any rights under California Code of Civil
Procedure Sections 1174 and 1179 and Civil Code Section 1950.7 to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease. 

23.2 Landlord’s Remedies; Continuation of Lease; Re-Entry Rights. In the event of any such Default by Tenant, in addition to
any other remedies available to Landlord under this Lease, at law or in equity, Landlord shall also have the right to (a) continue this Lease in effect after Tenant’s breach and abandonment and recover Rent as it becomes due, and
(b) with or without terminating this Lease, to re-enter the Premises and remove all persons and property from the Premises; such property may be removed, stored and/or disposed of as permitted by applicable Law. No re-entry or taking possession
of the Premises by Landlord pursuant to this Section 23.2, and no acceptance of surrender of the Premises or other action on Landlord’s part, shall be construed as an election to terminate this Lease unless a written notice of such
intention be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction. No notice from Landlord or notice given under a forcible entry and detainer statute or similar Laws will constitute an election by
Landlord to terminate this Lease unless such notice specifically so states. Notwithstanding any reletting without termination by Landlord because of any Default, Landlord may at any time after such reletting elect to terminate this Lease for any
such Default. 
 23.3 Landlord’s Right to Perform. Except as specifically provided otherwise in this Lease, all
covenants and agreements by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any abatement or offset of Rent. In the event of any Default by Tenant, Landlord may, without waiving or releasing
Tenant from any of Tenant’s obligations, make such payment or perform such other act as required to cure such Default on behalf of Tenant. All sums so paid by Landlord and all necessary incidental costs incurred by Landlord in performing such
other acts shall be payable by Tenant to Landlord within five (5) days after demand therefor as Additional Rent. 
 23.4
Rights and Remedies Cumulative. All rights, options and remedies of Landlord contained in this Article 23 and elsewhere in this Lease shall be construed and held to be cumulative, and no one of them shall be exclusive of the other, and
Landlord shall have the right to pursue any one or all of such remedies or any other remedy or relief which may be provided by law or in equity, whether or not stated in this Lease. Nothing in this Article 23 shall be deemed to limit or
otherwise affect Tenant’s indemnification of Landlord pursuant to any provision of this Lease. 
 23.5 Costs Upon
Default and Litigation. Tenant shall pay to Landlord and its Mortgagees as Additional Rent all the expenses incurred by Landlord or its Mortgagees in connection with any default by Tenant hereunder or the exercise of any remedy by reason of any
default by Tenant hereunder, including reasonable attorneys’ fees and expenses. If Landlord or its Mortgagees shall be made a party to any litigation commenced against Tenant or any litigation pertaining to this Lease or the Premises, at the
option of Landlord and/or its Mortgagees, Tenant, at its expense, shall provide Landlord and/or its Mortgagees with counsel approved by Landlord and/or its Mortgagees and shall pay all costs incurred or paid by Landlord and/or its Mortgagees in
connection with such litigation. 
  

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 ARTICLE 24 - ENTRY BY LANDLORD 

Landlord and its employees and agents shall at all reasonable times have the right to enter the Premises to inspect the same, to supply
any service required to be provided by Landlord to Tenant under this Lease, to exhibit the Premises to prospective lenders or purchasers (or during the last year of the Term or during any default by Tenant, to prospective tenants), to post notices
of non-responsibility, and/or to alter, improve or repair the Premises or any other portion of the Building or Property, all without being deemed guilty of or liable for any breach of Landlord’s covenant of quiet enjoyment or any eviction of
Tenant, and without abatement of Rent. In exercising such entry rights, Landlord shall endeavor to minimize, to the extent reasonably practicable, the interference with Tenant’s business, and shall provide Tenant with reasonable advance notice
(oral or written of at least 24 hours except in the event of an emergency) of such entry (except in emergency situations and for scheduled services). For each of the foregoing purposes, Landlord shall at all times have and retain a key with which to
unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults and safes, and Landlord shall have the means which Landlord may deem proper to open said doors in an emergency in order to obtain entry to the Premises. Any
entry to the Premises obtained by Landlord by any of said means or otherwise shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction of Tenant from the Premises
or any portion thereof, or grounds for any abatement or reduction of Rent and Landlord shall not have any liability to Tenant for any damages or losses on account of any such entry by Landlord. 

ARTICLE 25 - LIMITATION ON LANDLORD’S LIABILITY 

Notwithstanding anything contained in this Lease to the contrary, the obligations of Landlord under this Lease (including as to any
actual or alleged breach or default by Landlord) do not constitute personal obligations of the individual members, managers, investors, partners, directors, officers, or shareholders of Landlord or Landlord’s members or partners, and Tenant
shall not seek recourse against the individual members, managers, investors, partners, directors, officers, or shareholders of Landlord or Landlord’s members or partners or any other persons or entities having any interest in Landlord, or any
of their personal assets for satisfaction of any liability with respect to this Lease. In addition, in consideration of the benefits accruing hereunder to Tenant and notwithstanding anything contained in this Lease to the contrary, Tenant hereby
covenants and agrees for itself and all of its successors and assigns that the liability of Landlord for its obligations under this Lease (including any liability as a result of any actual or alleged failure, breach or default hereunder by
Landlord), shall be limited solely to, and Tenant’s and its successors’ and assigns’ sole and exclusive remedy shall be against, Landlord’s interest in the Building, and no other assets of Landlord. The term “Landlord”
as used in this Lease, so far as covenants or obligations on the part of the Landlord are concerned, shall be limited to mean and include only the owner or owners, at the time in question, of the fee title to, or a lessee’s interest in a ground
lease of, the Property. In the event of any transfer or conveyance of any such title or interest (other than a transfer for security purposes only), the transferor shall be automatically relieved of all covenants and obligations on the part of
Landlord contained in this Lease. Landlord and Landlord’s transferees and assignees shall have the absolute right to transfer all or any portion of their respective title and interest in the Premises, the Building, the Property and/or this
Lease without the consent of Tenant, and such transfer or subsequent transfer shall not be deemed a violation on Landlord’s part of any of the terms and conditions of this Lease. 

ARTICLE 26 - SUBORDINATION 

Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or
subsequently arising upon the Premises, the Building or the Property, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”); provided the holder of such Mortgage provides
Tenant with standard non-disturbance protection. This clause shall be self-operative, but no later than ten (10) business days after written request from Landlord or any holder of a Mortgage (each, a “Mortgagee” and
collectively, “Mortgagees”), Tenant shall execute a commercially reasonable subordination, non-disturbance and attornment agreement. As an alternative, a Mortgagee shall have the right at any time to subordinate its Mortgage to this
Lease. No later than ten (10) business days after written request by Landlord or any Mortgagee, Tenant shall, without charge, attorn to any successor to Landlord’s interest in this Lease. Tenant hereby waives its rights under any current
or future Law which gives or purports to give Tenant any right to terminate or otherwise adversely affect this Lease and the obligations of Tenant hereunder in the event of any such foreclosure proceeding or sale. Should Tenant fail to sign and
return any such documents within said ten (10) business day period, Tenant shall be in default hereunder. 
 ARTICLE
27 - ESTOPPEL CERTIFICATE 
 Within ten (10) business days following Landlord’s written request, Tenant shall
execute and deliver to Landlord an estoppel certificate, in a form substantially similar to the form of Exhibit F attached hereto. Any such estoppel certificate delivered pursuant to this Article 27 may be relied upon by any
mortgagee, beneficiary, purchaser or prospective purchaser of any portion of the Property, as well as their assignees. Tenant’s failure to deliver such estoppel certificate following an additional two (2) business day cure period after
notice shall constitute a default hereunder. Tenant’s failure to deliver such certificate within such time shall be conclusive upon Tenant that this Lease is in full force and effect, without modification except as may be represented by
Landlord, that there are no uncured defaults in Landlord’s performance, and that not more than one (1) month’s Rent has been paid in advance. 

ARTICLE 28 - RELOCATION OF PREMISES 

[Intentionally Omitted]. 
  

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 ARTICLE 29 - MORTGAGEE PROTECTION 

If, in connection with Landlord’s obtaining or entering into any financing or ground lease for any portion of the Building or
Property, the lender or ground lessor shall request modifications to this Lease, Tenant shall, within thirty (30) days after request therefor, execute an amendment to this Lease including such modifications, provided such modifications are
reasonable, do not increase the obligations of Tenant hereunder, or adversely affect the leasehold estate created hereby or Tenant’s rights hereunder. In the event of any default on the part of Landlord, Tenant will give notice by registered or
certified mail to any beneficiary of a deed of trust or mortgagee covering the Premises or ground lessor of Landlord whose address shall have been furnished to Tenant, and shall offer such beneficiary, mortgagee or ground lessor a reasonable
opportunity to cure the default (including with respect to any such beneficiary or mortgagee, time to obtain possession of the Premises, subject to this Lease and Tenant’s rights hereunder, by power of sale or judicial foreclosure, if such
should prove necessary to effect a cure). 
 ARTICLE 30 - QUIET ENJOYMENT 

Landlord covenants and agrees with Tenant that, upon Tenant performing all of the covenants and provisions on Tenant’s part to be
observed and performed under this Lease (including payment of Rent hereunder), Tenant shall have the right to use and occupy the Premises in accordance with and subject to the terms and conditions of this Lease as against all persons claiming by,
through or under Landlord. This covenant shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Building. 

ARTICLE 31 - MISCELLANEOUS PROVISIONS 

31.1 Broker. Tenant represents that it has not had any dealings with any real estate broker, finder or intermediary with respect
to this Lease, other than the Brokers specified in the Summary. Tenant shall indemnify, protect, defend (by counsel reasonably approved in writing by Landlord) and hold Landlord harmless from and against any and all claims, judgments, suits, causes
of action, damages, losses, liabilities and expenses (including attorneys’ fees and court costs) resulting from any breach by Tenant of the foregoing representation, including, without limitation, any claims that may be asserted against
Landlord by any broker, agent or finder undisclosed by Tenant herein. Landlord shall indemnify, protect, and hold Tenant harmless from and against any and all claims, judgments, suits, causes of action, damages, losses, liabilities and expenses
(including attorneys’ fees and court costs) resulting from any other brokers claiming to have represented Landlord in connection with this Lease. The foregoing indemnities shall survive the expiration or earlier termination of this Lease.
Landlord shall pay to the Brokers the brokerage fee, if any, pursuant to a separate written agreement between Landlord and Brokers. 

31.2 Governing Law. This Lease shall be governed by, and construed pursuant to, the laws of the state in which the Building is
located. Venue for any litigation between the parties hereto concerning this Lease or the occupancy of the Premises shall be initiated in the county in which the Premises are located. Tenant shall comply with all governmental and quasi-governmental
laws, ordinances and regulations applicable to the Building, Property and/or the Premises, and all rules and regulations adopted pursuant thereto and all covenants, conditions and restrictions applicable to and/or of record against the Building,
Property and/or the Site (individually, a “Law” and collectively, the “Laws”). 
 31.3
Successors and Assigns. Subject to the provisions of Article 25 above, and except as otherwise provided in this Lease, all of the covenants, conditions and provisions of this Lease shall be binding upon, and shall inure to the benefit
of, the parties hereto and their respective heirs, personal representatives and permitted successors and assigns; provided, however, no rights shall inure to the benefit of any Transferee of Tenant unless the Transfer to such Transferee is made in
compliance with the provisions of Article 20, and no options or other rights which are expressly made personal to the original Tenant hereunder or in any rider attached hereto shall be assignable to or exercisable by anyone other than the
original Tenant under this Lease. 
 31.4 No Merger. The voluntary or other surrender of this Lease by Tenant or a mutual
termination thereof shall not work as a merger and shall, at the option of Landlord, either (a) terminate all or any existing subleases, or (b) operate as an assignment to Landlord of Tenant’s interest under any or all such subleases.

 31.5 Professional Fees. If either Landlord or Tenant should bring suit (or alternate dispute resolution proceedings)
against the other with respect to this Lease, including for unlawful detainer, forcible entry and detainer, or any other relief against the other hereunder, then all costs and expenses incurred by the prevailing party therein (including, without
limitation, its actual appraisers’, accountants’, attorneys’ and other professional fees, expenses and court costs), shall be paid by the other party, including any and all costs incurred in enforcing, perfecting and executing such
judgment and all reasonable costs and attorneys’ fees associated with any appeal. Further, if for any reason Landlord consults legal counsel or otherwise incurs any costs or expenses as a result of its proper attempt to enforce the provisions
of this Lease against Tenant, even though no litigation is commenced, or if commenced is not pursued to final judgment, Tenant shall be obligated to pay to Landlord, in addition to all other amounts for which Tenant is obligated hereunder, all of
Landlord’s reasonable costs and expenses incurred in connection with any such acts, including attorneys’ fees incurred associated with any appeal. 

31.6 Waiver. The waiver by either party of any breach by the other party of any term, covenant or condition herein contained shall
not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant and condition herein contained, nor shall any custom or practice which may become established between the parties in the administration of the terms hereof
be deemed a waiver of, or in any way affect, the right of any party to insist upon the performance by the other in strict accordance with said terms. No waiver of any default of either party hereunder shall be implied from any acceptance by Landlord
or delivery by Tenant (as the case may be) of any Rent or other payments due hereunder or any omission by the non-defaulting party to take any 

 

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action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified in said waiver. 

31.7 Terms and Headings. The words “Landlord” and “Tenant” as used herein shall include the plural as well as
the singular. Words used in any gender include other genders. The Article and Section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. Any deletion of language
from this Lease prior to its execution by Landlord and Tenant shall not be construed to raise any presumption, canon of construction or implication, including, without limitation, any implication that the parties intended thereby to state the
converse of the deleted language. The parties hereto acknowledge and agree that each has participated in the negotiation and drafting of this Lease; therefore, in the event of an ambiguity in, or dispute regarding the interpretation of, this Lease,
the interpretation of this Lease shall not be resolved by any rule of interpretation providing for interpretation against the party who caused the uncertainty to exist or against the draftsman. 

31.8 Time. Time is of the essence with respect to performance of every provision of this Lease in which time or performance is a
factor. 
 31.9 Business Day. A “business day” is Monday through Friday, excluding holidays observed by the
United States Postal Service and reference to 5:00 p.m. is to the time zone of the recipient. Whenever action must be taken (including the giving of notice or the delivery of documents) under this Lease during a certain period of time (or by a
particular date) that ends (or occurs) on a non-business day, then such period (or date) shall be extended until the immediately following business day. 

31.10 Payments and Notices. All Rent and other sums payable by Tenant to Landlord hereunder shall be paid to Landlord at the
address designated in the Summary, or to such other persons and/or at such other places as Landlord may hereafter designate in writing. Any notice required or permitted to be given hereunder must be in writing and may be given by personal delivery
(including delivery by nationally recognized overnight courier or express mailing service), or by registered or certified mail, postage prepaid, return receipt requested, addressed to Tenant at the address(es) designated in the Summary, or to
Landlord at the address(es) designated in the Summary. Either party may, by written notice to the other, specify a different address for notice purposes. Notice given in the foregoing manner shall be deemed given (i) when actually received or
refused by the party to whom sent if delivered by a carrier or personally served or (ii) if mailed, on the day of actual delivery or refusal as shown by the certified mail return receipt or the expiration of three (3) business days after
the day of mailing, whichever first occurs. 
 31.11 Prior Agreements; Amendments. This Lease, including the Summary and
all Exhibits attached hereto, contains all of the covenants, provisions, agreements, conditions and understandings between Landlord and Tenant concerning the Premises and any other matter covered or mentioned in this Lease, and no prior agreement or
understanding, oral or written, express or implied, pertaining to the Premises or any such other matter shall be effective for any purpose. No provision of this Lease may be amended or added to except by an agreement in writing signed by the parties
hereto or their respective successors in interest. The parties acknowledge that all prior agreements, representations and negotiations are deemed superseded by the execution of this Lease to the extent they are not expressly incorporated herein.

 31.12 Separability. The invalidity or unenforceability of any provision of this Lease shall in no way affect, impair
or invalidate any other provision hereof, and such other provisions shall remain valid and in full force and effect to the fullest extent permitted by law. 

31.13 Recording. Neither Landlord nor Tenant shall record this Lease or a short form memorandum of this Lease. 

31.14 Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein
stipulated shall be deemed to be other than on account of the 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 Landlord may accept such check
or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease. Tenant agrees that each of the foregoing covenants and agreements shall be applicable to any covenant or
agreement either expressly contained in this Lease or imposed by any statute or at common law. 
 31.15 Financial
Statements. Upon ten (10) days prior written request from Landlord (which Landlord may make at any time during the Term including in connection with Tenant’s exercise of any Option in this Lease, but no more often that two
(2) times in any calendar year, other than in the event of a default by Tenant during such calendar year or the exercise of any Option in such calendar year, when such limitation shall not apply), Tenant shall deliver to Landlord (a) a
current financial statement of Tenant and any guarantor of this Lease, and (b) financial statements of Tenant and such guarantor for the two (2) years prior to the current financial statement year. Such statements shall be prepared in
accordance with generally acceptable accounting principles and certified as true in all material respects by Tenant (if Tenant is an individual) or by an authorized officer, member/manager or general partner of Tenant (if Tenant is a corporation,
limited liability company or partnership, respectively). Notwithstanding anything to the contrary in this Section 31.15, if Tenant is a publicly-held corporation with stock transferred over a recognized exchange, and Tenant’s financial
statements are available to the public, Tenant shall not be required to provide any financial statements and Landlord shall rely on Tenant’s public filings. 

31.16 No Partnership. Landlord does not, in any way or for any purpose, become a partner of Tenant in the conduct of its business,
or otherwise, or joint venturer or a member of a joint enterprise with Tenant by reason of this Lease. 
  

 -23- 

 31.17 Force Majeure. If either party hereto shall be delayed or hindered in or
prevented from the performance of any act required hereunder by reason of strikes, lock-outs, labor troubles, inability to procure materials, failure of power, governmental moratorium or other governmental action or inaction (including, without
limitation, failure, refusal or delay in issuing permits, approvals and/or authorizations), injunction or court order, riots, insurrection, war, terrorism, bioterrorism, fire, earthquake, inclement weather including rain, flood or other natural
disaster or other reason of a like nature not the fault of the party delaying in performing work or doing acts required under the terms of this Lease (but excluding delays due to financial inability) (herein collectively, “Force Majeure
Delay(s)”), then performance of such act shall be excused for the period of such Force Majeure Delay and the period for the performance of any such act shall be extended for a period equivalent to the period of such delay. The provisions of
this Section 31.17 shall not apply to nor operate to excuse Tenant from the payment of Monthly Base Rent, or any Additional Rent or any other payments strictly in accordance with the terms of this Lease. 

31.18 Counterparts. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of
which shall be one and the same agreement. 
 31.19 Nondisclosure of Lease Terms. Tenant acknowledges and agrees that the
terms of this Lease are confidential and constitute proprietary information of Landlord. Disclosure of the terms could adversely affect the ability of Landlord to negotiate other leases and impair Landlord’s relationship with other tenants.
Accordingly, Tenant agrees that it, and its partners, officers, directors, shareholders, members, managers, employees, agents and attorneys, shall not intentionally and voluntarily disclose the terms and conditions of this Lease to any newspaper or
other publication or any other tenant or apparent prospective tenant of the Building or other portion of the Property, or real estate agent, either directly or indirectly, without the prior written consent of Landlord, provided, however, that Tenant
may disclose the terms to prospective subtenants or assignees under this Lease or as required by Law. 
 31.20 Tenant’s
Authority. If Tenant executes this Lease as a partnership, corporation or limited liability company, then Tenant and the persons and/or entities executing this Lease on behalf of Tenant represent and warrant that: (a) Tenant is a duly
organized and existing partnership, corporation or limited liability company, as the case may be, and is qualified to do business in the state in which the Building is located; (b) such persons and/or entities executing this Lease are duly
authorized to execute and deliver this Lease on Tenant’s behalf; and (c) this Lease is binding upon Tenant in accordance with its terms. Tenant shall provide to Landlord a copy of any documents reasonably requested by Landlord evidencing
such qualification, organization, existence and authorization within ten (10) days after Landlord’s request. Tenant represents and warrants to Landlord that Tenant is not, and the entities or individuals constituting Tenant or which may
own or control Tenant or which may be owned or controlled by Tenant are not, (i) in violation of any Laws relating to terrorism or money laundering, or (ii) among the individuals or entities identified on any list compiled pursuant to
Executive Order 13224 for the purpose of identifying suspected terrorists or on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, http://www.treas.gov/ofac/tllsdn.pdf or
any replacement website or other replacement official publication of such list. 
 31.21 Joint and Several Liability. If
more than one person or entity executes this Lease as Tenant: (a) each of them is and shall be jointly and severally liable for the covenants, conditions, provisions and agreements of this Lease to be kept, observed and performed by Tenant; and
(b) the act or signature of, or notice from or to, any one or more of them with respect to this Lease shall be binding upon each and all of the persons and entities executing this Lease as Tenant with the same force and effect as if each and
all of them had so acted or signed, or given or received such notice. 
 31.22 No Option. The submission of this Lease
for examination or execution by Tenant does not constitute a reservation of or option for the Premises and this Lease shall not become effective as a Lease until the final lease has been approved by any and all Mortgagee(s) and it has been executed
by Landlord and delivered to Tenant. 
 31.23 Options and Rights in General. Any option (each an
“Option” and collectively, the “Options”), including without limitation, any option to extend, option to terminate, option to expand, right to lease, right of first offer, and/or right of first refusal, granted to
Tenant is personal to the original Tenant executing this Lease or a Permitted Transferee and may be exercised only by the original Tenant executing this Lease while occupying the entire Premises and without the intent of thereafter assigning this
Lease or subletting the Premises or a Permitted Transferee and may not be exercised or be assigned, voluntarily or involuntarily, by any person or entity other than the original Tenant executing this Lease or a Permitted Transferee. The Options, if
any, granted to Tenant under this Lease are not assignable separate and apart from this Lease, nor may any Option be separated from this Lease in any manner, either by reservation or otherwise. Tenant will have no right to exercise any Option,
notwithstanding any provision of the grant of option to the contrary, and Tenant’s exercise of any Option may be nullified by Landlord and deemed of no further force or effect, if (i) Tenant is in Default under the terms of this Lease (or
if Tenant would be in such Default under this Lease but for the passage of time or the giving of notice, or both) as of Tenant’s exercise of the Option in question or at any time after the exercise of any such Option and prior to the
commencement of the Option event, (ii) Tenant has sublet all or more than fifty percent (50%) of the Premises except pursuant to a Permitted Transfer, or (iii) Landlord has given Tenant two (2) or more notices of Default, whether
or not such Defaults are subsequently cured, during any twelve (12) consecutive month period of this Lease. Each Option granted to Tenant, if any, is hereby deemed an economic term which Landlord, in its sole and absolute discretion, may or may
not offer in conjunction with any future extensions of the Term. 
 31.24 Tenant Cooperation. In connection with
Landlord’s negotiation of a lease with a major tenant of all or a portion of the Property, Landlord may elect to modify the off-ramp and change the street name from Zhone Way. Tenant agrees to cooperate with Landlord’s efforts to so modify
the off-ramp and change the street name from Zhone Way. 
  

 -24- 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the date first
above written. 
  

			
	Tenant:
	
	 ZHONE TECHNOLOGIES, INC.,

a Delaware corporation

		
	By:	 	  

	Name:	 	  

	Title:	 	  

[SIGNATURES CONTINUED ON FOLLOWING PAGE] 
  

 -25- 

															
	Landlord:	  	
		
	 LBA RIV-COMPANY V, LLC,

a Delaware limited liability company
 its Member

	  	
			
	By:	    	LBA REIT IV, LLC,	  	
		    	a Delaware limited liability company
 its Sole Member and
Manager
	  	
				
		    	By:	    	LBA Realty Fund IV, L.P.,	  	
		    		    	a Delaware limited partnership,
 its Sole
Manager
	  	
					
		    		    	By:	    	LBA Management Company IV, LLC,	  	
		    		    		    	a Delaware limited liability company,
 its General Partner

	  	
						
		    		    		    	By:	    	LBA Realty LLC,	  	
		    		    		    		    	a Delaware limited liability company,
 its
Manager
	  	
							
		    		    		    		    	By:	    	LBA Inc.,	  	
		    		    		    		    		    	a California corporation,	  	
		    		    		    		    		    	its Managing Member	  	
								
		    		    		    		    		    	By:	 	  
	  	
		    		    		    		    		    	Name:	 	  
	  	
		    		    		    		    		    	Title:	 	  
	  	

 For LBA Office Use Only: Prepared & Reviewed by:
                                         
                          
  

 -26- 

 EXHIBIT A 

PREMISES FLOOR PLAN 

 

 

  

 EXHIBIT A 

-1- 

 EXHIBIT B 

SITE PLAN 

 

 

  

 EXHIBIT B 

-1- 

 EXHIBIT C 

INTENTIONALLY OMITTED 
  

 EXHIBIT C 

-1- 

 EXHIBIT D 

NOTICE OF LEASE TERM DATES 
  

			
	Date:	  	
		
	To:	  	
		
	Re:	  	                     dated
                    (“Lease”) by and between
                            , a
                             (“Landlord”), and
                            , a
                     (“Tenant”) for the premises commonly known as,
                                        
(“Premises”).

 Dear : 

In accordance with the above-referenced Lease, we wish to advise and/or confirm as follows: 

 

	•	 	 That Tenant has accepted and is in possession of the Premises and acknowledges the following: 

 

			
	 •     Term of the Lease:
	  	
		
	 •     Commencement Date:
	  	
		
	 •     Expiration Date:
	  	
		
	 •     Rentable Square Feet:
	  	
		
	 •     Tenant’s Percentage of Building:    %
	  	

  

	•	 	 That in accordance with the Lease, rental payments will/has commence(d) on
                     and rent is payable in accordance with the following schedule: 

 

			
	 Months
	  	 Monthly Base Rent

	 00/00/0000 – 00/00/0000
	  	$00,000.00
	 00/00/0000 – 00/00/0000
	  	$00,000.00
	 00/00/0000 – 00/00/0000
	  	$00,000.00

  

	•	 	 Rent is due and payable in advance on the first day of each and every month during the Term of the Lease. 

 

	•	 	 Your rent checks should be made payable to: 

 

	
	  

	  

	  

ACCEPTED AND AGREED 
  

									
	TENANT:	 		 	LANDLORD:

									
			
	  
	 		 	  

	a,	 	  
	 		 	a,	 	  

									
					
	By:	 	  
	 		 	By:	 	  

									
	Print Name:	 	  
	 		 		 	

									
	Its:	 	  
	 		 		 	

  

 EXHIBIT D 

-1- 

 EXHIBIT E 

RULES AND REGULATIONS 

1. Tenant shall not place anything or allow anything to be placed near the glass of any window, door, partition or wall which may appear unsightly from
outside the Premises. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection
with, any window or door of the Premises, other than Building standard materials, without the prior written consent of Landlord. 
 2. Tenant
shall not obstruct any sidewalks, halls, passages, exits, entrances, elevators, escalators or stairways of the Building. The halls, passages, exits, entrances, elevators, escalators and stairways are not for the general public, and Landlord shall in
all cases retain the right to control and prevent access thereto of all persons whose presence in the reasonable judgment of Landlord would be prejudicial to the safety, character, reputation and interests of the Building; provided, that nothing
herein contained shall be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course of its business, unless such persons are engaged in illegal activities. Tenant and no employee, invitee, agent, licensee
or contractor of Tenant shall go upon or be entitled to use any portion of the roof of the Building without the prior written consent of Landlord. 

3. Tenant shall not cause any unnecessary janitorial labor by carelessness or indifference to the good order and cleanliness of the Premises. Landlord
shall not in any way be responsible to Tenant for loss of property on the Premises, however occurring, or for any damage to Tenant’s property by any janitors or any other employee or any other person. 

4. Intentionally Omitted 
 5. No machines other
than standard office machines, such as typewriters and calculators, photo copiers, personal computers and word processors, and vending machines permitted by the Lease, shall be used in the Premises without the approval of Landlord. 

6. Tenant shall not place a load upon any floor of the Premises which exceeds the load per square foot which such floor was designed to carry and which
is allowed by Law. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, furniture or other property brought into the Building. Heavy objects, if such objects are considered necessary by Tenant, as
determined by Landlord, shall stand on such platforms as determined by Landlord to be necessary to properly distribute the weight. Business machines and mechanical equipment which cause noise or vibration that may be transmitted to the structure of
the Building or to any space therein to such a degree as to be objectionable to Landlord, shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate noise or vibration.
Landlord will not be responsible for loss of, or damage to, any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other property shall be repaired at the expense of
Tenant. 
 7. Tenant shall not use or keep in the Premises any kerosene, gasoline or inflammable or combustible fluid or material other than
those limited quantities necessary for the operation or maintenance of office equipment. Tenant shall not use or permit to be used in the Premises any foul or noxious gas or substance, or permit or allow the Premises to be occupied or used in a
manner offensive or objectionable to Landlord by reason of noise, odors or vibrations, nor shall Tenant bring into or keep in or about the Premises any birds or animals. 

8. Tenant shall not use any method of heating or air-conditioning other than that supplied to the Premises by Landlord; except for supplemental HVAC
units in Tenant’s laboratories within the Premises, subject to Landlord’s prior written approval with respect to such supplemental HVAC units. 

9. Landlord reserves the right from time to time, in Landlord’s sole and absolute discretion, exercisable without prior notice and without liability
to Tenant, to: (a) name or change the name of the Building or Property; (b) change the address of the Building, and/or (c) install, replace or change any signs in, on or about the Property (except for Tenant’s signs, if any,
which are expressly permitted by the Lease). 
 10. Landlord shall not be liable for damages for any error with regard to the admission to or
exclusion from the Building of any person. Tenant shall be responsible for all persons for whom it requests passes and shall be liable to Landlord for all acts of such persons. Landlord reserves the right to prevent access to the Building in case of
invasion, mob, riot, public excitement or other commotion by closing the doors or by other appropriate action. 
 11. The toilet rooms, toilets,
urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed, and no foreign substances of any kind whatsoever shall be thrown therein. 

12. Tenant shall not install any radio or television antenna, loudspeaker or other device on the roof or exterior walls of the Building without the prior
written consent of Landlord. Tenant shall not interfere with radio or television broadcasting or reception from or in the Building or elsewhere. 

13. Except as expressly permitted in the Lease, Tenant shall not mark, drive nails, screw or drill into the partitions, window mullions, woodwork or
drywall, or in any way deface the Premises or any part thereof, except to install normal wall hangings. Tenant shall repair any damage resulting from noncompliance under this rule. 

 

 EXHIBIT E 

-1- 

 14. Tenant shall store all its trash and garbage within the trash receptacles for the Building or Property.
Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions reasonably
issued from time to time by Landlord. 
 15. Other than as permitted elsewhere in the Lease, the Premises shall not be used for the storage of
merchandise held for sale to the general public, or for lodging of any kind. No cooking shall be done or permitted by Tenant on the Premises, except that use by Tenant of Underwriters’ Laboratory-approved equipment for brewing coffee, tea, hot
chocolate and similar beverages shall be permitted and the use of a microwave shall be permitted, provided that such equipment and use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and
regulations. 
 16. Tenant shall not use in any space, elevators or stairwells of the Building, any hand trucks except those equipped with
rubber tires and side guards, or such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. 

17. Tenant shall not use the name of the Building in connection with, or in promoting or advertising, the business of Tenant, except for Tenant’s
address. 
 18. Tenant agrees that it shall comply with all fire and security regulations that may be issued from time to time by Landlord, and
Tenant also shall provide Landlord with the name of a designated responsible employee to represent Tenant in all matters pertaining to such fire or security regulations. Tenant shall cooperate fully with Landlord in all matters concerning fire and
other emergency procedures. 
 19. Tenant assumes any and all responsibility for protecting its Premises from theft, robbery and pilferage. Such
responsibility shall include keeping doors locked and other means of entry to the Premises closed. 
 20. Landlord reserves the right to make
such other and reasonable non-discriminatory Rules and Regulations as, in its judgment, may from time to time be needed for safety, security, care and cleanliness of the Building or Property and for the preservation of good order therein. Tenant
agrees to abide by all such Rules and Regulations hereinabove stated and any additional rules and regulations which are adopted. 
 21. Tenant
shall be responsible for the observance of all of the foregoing rules by Tenant’s Parties. 
 22. Tenant shall not lay linoleum, tile,
carpet or other similar floor covering so that the same shall be affixed to the floor of the Premises in any manner except by a paste, or other material which may easily be removed with water, the use of cement or other similar adhesive materials
being expressly prohibited. The method of affixing any such linoleum, tile, carpet or other similar floor covering shall be subject to the approval of Landlord. The expense of repairing any damage resulting from a violation of this rule shall be
borne by Tenant. 
 23. Tenant shall not without Landlord’s consent, which may be given or withheld in Landlord’s sole and absolute
discretion, receive, store, discharge, or transport firearms, ammunition, or weapons or explosives of any kind or nature at, on or from the Premises. 

PARKING RULES AND REGULATIONS 

In addition to any parking provisions contained in the Lease, the following rules and regulations shall apply with respect to the use of the
Property’s parking facilities. 
 1. Every parker is required to park and lock his/her own vehicle. All responsibility for damage to or
loss of vehicles is assumed by the parker and Landlord shall not be responsible for any such damage or loss by water, fire, defective brakes, the act or omissions of others, theft, or for any other cause. 

2. Tenant shall not park or permit its employees to park in any parking areas designated by Landlord as areas for parking by visitors to the Property.
Tenant shall not leave vehicles in the parking areas overnight nor park any vehicles in the parking areas other than automobiles, motorcycles, motor driven or non-motor driven bicycles or four wheeled trucks. 

3. Intentionally Omitted. 
 4. No extended term
storage of vehicles shall be permitted. 
 5. Vehicles must be parked entirely within painted stall lines of a single parking stall. 

6. All directional signs and arrows must be observed. 

7. The speed limit within all parking areas shall be five (5) miles per hour. 

8. Parking is prohibited: (a) in areas not striped for parking; (b) in aisles; (c) where “no parking” signs are posted;
(d) on ramps; (e) in cross-hatched areas; and (f) in reserved spaces and in such other areas as may be designated by Landlord or Landlord’s parking operator. 

9. Loss or theft of parking identification devices, if any, must be reported to Landlord’s property manager immediately, and a lost or stolen report
must be filed by the Tenant or user of such parking identification device at 
  

 EXHIBIT E 

-2- 

 
the time. Landlord has the right to exclude any vehicle from the parking facilities that does not have an identification device. 

10. Any parking identification devices reported lost or stolen found on any unauthorized car will be confiscated and the illegal holder will be subject
to prosecution. 
 11. Washing, waxing, cleaning or servicing of any vehicle in any area not specifically reserved for such purpose is
prohibited. 
 12. The parking operators, managers or attendants, if any, are not authorized to make or allow any exceptions to these rules and
regulations. 
 13. If the Lease terminates for any reason whatsoever or if Tenant’s right of possession of the Premises is terminated
after a Default, Tenant’s right to park in the parking facilities shall terminate concurrently therewith. 
 14. Landlord reserves the
right to modify and/or adopt such other reasonable and non-discriminatory rules and regulations for the parking facilities as it deems necessary for the operation of the parking facilities. Landlord may refuse to permit any person who violates these
rules to park in the parking facilities, and any violation of the rules shall subject the vehicle to removal, at such vehicle owner’s expense. 

15. Tenant shall not permit any parking by its employees, agents, subtenants, customers, invitees, concessionaires or visitors on the streets surrounding
the Premises in violation of any ordinances or postings by any public authorities having jurisdiction. 
 16. Tenant’s parking spaces shall
be used only for parking by vehicles no larger than normally sized passenger automobiles, vans and sport utility vehicles. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees,
suppliers, shippers, customers or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities described herein, then Landlord shall
have the right, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost thereof to Tenant, which cost shall be payable by Tenant upon demand by Landlord. 

 

 EXHIBIT E 

-3- 

 EXHIBIT F 

ESTOPPEL CERTIFICATE 

The undersigned (“Tenant”) hereby certifies to
                                        
(“Landlord”), and
                                        ,
as follows: 
 1. Attached hereto is a true, correct and complete copy of that certain Lease dated
                    , between Landlord and Tenant (the “Lease”), for the premises commonly known as
                                        
(the “Premises”). The Lease is now in full force and effect and has not been amended, modified or supplemented, except as set forth in Section 6 below. 

2. The term of the Lease commenced on             ,
        . 
 3. The term of the Lease is currently scheduled to expire on
            ,         . 
 4.
Tenant has no option to renew or extend the Term of the Lease except:                     . 

5. Tenant has no preferential right to purchase the Premises or any portion of the Building/Premises except:
                                        .

 6. The Lease has: (Initial One) 

(    ) not been amended, modified, supplemented, extended, renewed or assigned. 

(    ) been amended, modified, supplemented, extended, renewed or assigned by the following described agreements, copies of which are
attached hereto:
                                        .

 7. Tenant has accepted and is now in possession of the Premises and has not sublet, assigned or encumbered the Lease, the Premises or any
portion thereof except as follows:                         . 

8. The current Base Rent is $        ; and current monthly parking charges are
$        . 
 9. The amount of security deposit (if any) is
$        . No other security deposits have been made. 
 10. All rental payments payable by
Tenant have been paid in full as of the date hereof. No rent under the Lease has been paid for more than thirty (30) days in advance of its due date. 

11. All work required to be performed by Landlord under the Lease has been completed and has been accepted by Tenant, and all tenant improvement
allowances have been paid in full except                                 .

 12. As of the date hereof, Tenant is not aware of any defaults on the part of Landlord under the Lease except
                                . 

13. As of the date hereof, there are no defaults on the part of Tenant under the Lease. 

14. Tenant has no defense as to its obligations under the Lease and claims no set-off or counterclaim against Landlord. 

15. Tenant has no right to any concession (rental or otherwise) or similar compensation in connection with renting the space it occupies, except as
expressly provided in the Lease. 
 16. All insurance required of Tenant under the Lease has been provided by Tenant and all premiums have been
paid. 
 17. There has not been filed by or against Tenant a petition in bankruptcy, voluntary or otherwise, any assignment for the benefit of
creditors, any petition seeking reorganization or arrangement under the bankruptcy laws of the United States or any state thereof, or any other action brought pursuant to such bankruptcy laws with respect to Tenant. 

18. Tenant pays rent due Landlord under the Lease to Landlord and does not have any knowledge of any other person who has any right to such rents by
collateral assignment or otherwise. 
 The foregoing certification is made with the knowledge that
                                        
is about to [fund a loan to Landlord or purchase the Building from Landlord], and that
                                 is relying upon the representations herein made
in [funding such loan or purchasing the Building]. 
 Dated:             ,
        . 
  

									
	 “TENANT”
	 		  		 	  
	  	
					
		 		  	By:	 	  
	  	
		 		  	Print Name:	 	  
	  	
		 		  	Its:	 	  
	  	

  

 EXHIBIT F 

-1- 

 RELOCATION OBLIGATION 

RIDER NO. 1 TO LEASE 

This Rider No. 1 is made and entered into by and between LBA RIV-COMPANY V, LLC, a Delaware limited liability company
(“Landlord”) and ZHONE TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), as of the day and year of the Lease between Landlord and Tenant to which this Rider is attached. Landlord and Tenant hereby
agree that, notwithstanding anything contained in the Lease to the contrary, the provisions set forth below shall be deemed to be part of the Lease and shall supersede any inconsistent provisions of the Lease. All references in the Lease and in this
Rider to the “Lease” shall be construed to mean the Lease (and all Exhibits and Riders attached thereto), as amended and supplemented by this Rider. All capitalized terms not defined in this Rider shall have the same meaning as set forth
in the Lease. 
 Subject to the terms of the Lease and this Rider No. 1, Tenant shall have the obligation (the “Relocation
Obligation”) to relocate from 7001 Oakport Street (Building #2) to 7195 Oakport Street (Building #1) within the Property on or before December 31, 2010; provided that if Tenant is using commercially reasonable efforts to relocate to
7195 Oakport Street (Building #1) but cannot complete such relocation by December 31, 2010, Tenant shall be provided two (2) extensions to complete such relocation on the following terms: (a) an extension to January 31, 2010
at the same Monthly Base Rent for the period prior to December 31, 2010, and (b) an additional extension to February 28, 2011, but the Monthly Base Rent for February, 2011 shall be doubled to $99,775.00. Tenant shall surrender
7001 Oakport Street (Building #2) in the surrender condition required by Article 21 of the Lease. The date upon which such surrender of 7001 Oakport Street (Building #2) is completed shall be referred to herein as the
“Relocation Date” for all purposes of this Lease, except that for purposes of Section 1.21 of this Lease, the Relocation Date shall mean the earlier of December 31, 2010, or the date upon which the foregoing surrender of
7001 Oakport Street (Building #2) is completed. If Tenant fails to surrender 7001 Oakport Street (Building #2) as required herein by February 28, 2011, Tenant shall be in holdover and shall be in default under the terms of this Lease, and
Landlord shall have the right to exercise any and all available remedies, including, without limitation, the right to holdover rent as provided in Section 21.2 of this Lease.  

 

 RIDER 

-1-

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