Document:

Lease between PortalPlayer, Inc. and CarrAmerica Realty Operating Partnership

 Exhibit 10.1 
  
 * * * * * * * * * * * * * * * * * * * * 
  
 LEASE 
  
 VALLEY CENTRE 
  
 * * * * * * * * * * * * * * * * * * * * 
  
 Between 
  
 PORTALPLAYER, INC. 
 (Tenant) 
  
 and 
  
 CARRAMERICA REALTY OPERATING PARTNERSHIP, L.P.

 (Landlord) 

 TABLE OF CONTENTS 
  

			
	 	 	Page

  
 [Table of Contents
appears at the end of the Lease] 
  

 1 

 LEASE 
  
 THIS LEASE (the “Lease”) is dated as of April 6, 2005 (for reference purposes only) between CARRAMERICA
REALTY OPERATING PARTNERSHIP, L.P., a Delaware limited partnership (“Landlord”) and the Tenant as named in the Schedule below. The term “Project” means the two (2)
buildings, the land appurtenant thereto (“Land”), and other improvements located thereon commonly known as “Valley Centre”, located in San Jose, California. The “Premises” means that portion of the Project
leased to Tenant and described in the Schedule and outlined on Exhibit A. The building in which the Premises are located shall be referred to herein as the “Building”. The following schedule (the “Schedule”)
is an integral part of this Lease. Terms defined in this Schedule shall have the same meaning throughout the Lease. 
  
 SCHEDULE 
  

	 	1.	Tenant: PORTALPLAYER, INC., a Delaware corporation 

  

	 	2.	Premises: 70 Plumeria Drive, San Jose, California, as outlined on Exhibit A attached hereto 

  

	 	3.	Building: 70 Plumeria Drive & 2720 Orchard Parkway, San Jose, California 

  

	 	4.	Rentable Square Footage of the Premises: Approximately 39,301 rentable square feet 

  

	 	5.	Tenant’s Proportionate Share: 49.25% based upon a total of 79,791 rentable square feet in the Building 

  

	 	6.	Lease Deposit: Prepaid Rent equal to Twenty-Four Thousand Nine Hundred and No/100 Dollars ($24,900.00) and Security Deposit equal to Thirty-Seven Thousand Three Hundred
Thirty-Five and 95/100 Dollars ($37,335.95), totaling Sixty-Two Thousand Two Hundred Thirty-Five and 95/100 Dollars ($62,235.95). 

  

	 	7.	Permitted Use: General office, warehouse, sales, light assembly and manufacturing, research and development, and shipping and receiving 

  

	 	8.	Tenant’s Real Estate Broker for this Lease: CB Richard Ellis 

  

	 	9.	Landlord’s Real Estate Broker for this Lease: CB Richard Ellis 

  

	 	10.	Tenant Improvements, if any: See Section 3.1 and the Tenant Improvement Agreement attached hereto as Exhibit C 

  

	 	11.	Commencement Date: May 1, 2005 

  
 Rent Commencement Date: September 1, 2005 
  

	 	12.	 Term/Termination Date: The Term of this Lease shall be for approximately sixty-five (65) months commencing on the Commencement Date and expiring on 

  

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the day preceding the fifth (5th) anniversary of the Rent Commencement Date (the “Termination Date”); provided, however, that if the Rent
Commencement Date shall occur on a date other than the first day of a calendar month, the Termination Date shall be the last day of the calendar month in which the fifth (5th) anniversary of the Rent Commencement Date occurs.

  

	 	13.	Parking Stalls: One Hundred Thirty-Eight (138) unassigned stalls 

  

	 	14.	Base Rent:  

  

				
	 Period

	  	 Monthly
 Base Rent

	 Prior to Rent Commencement Date
	  	$	0.00
	 Rent Commencement Date – April 30, 2006
	  	$	24,900.00
	 May 1, 2006 – April 30, 2007
	  	$	28,104.28
	 May 1, 2007 – April 30, 2008
	  	$	29,004.28
	 May 1, 2008 – April 30, 2009
	  	$	36,156.92
	 May 1, 2009 – August 31, 2010
	  	$	37,335.95

  

	 	15.	Renewal Option: One (1) option to extend for a period of Five (5) years 

  

Exhibit A - PLAN OF THE PREMISES 
 Exhibit B - RULES AND REGULATIONS

 Exhibit C - TENANT IMPROVEMENT AGREEMENT 
 Exhibit D -
COMMENCEMENT DATE CONFIRMATION (see Section 1.1) 
 Exhibit E – ENVIRONMENTAL QUESTIONNAIRE 
  

 2 

 1. LEASE AGREEMENT. On the terms stated in this Lease, Landlord leases the Premises to Tenant, and
Tenant leases the Premises from Landlord, for the Term beginning on the Commencement Date and ending on the Termination Date unless extended or sooner terminated pursuant to this Lease. 
  
 1.1 Commencement Date. The Commencement Date of this Lease is the date set forth in the Schedule, provided if
Landlord is unable to provide Tenant with access to the Premises on or before the scheduled Commencement Date for any reason, then (a) this Lease shall not be void or voidable by either party, (b) Landlord shall not be liable to Tenant for any loss
or damage resulting therefrom, and (c) the Commencement Date shall be revised to mean the date on which Landlord can provide Tenant with access to the Premises and the Termination Date shall be revised accordingly so that the Term (as defined in the
Schedule) is unaffected by such delay. If and only if the Commencement Date is adjusted pursuant to the foregoing, then Landlord shall prepare and deliver to Tenant a Commencement Date Confirmation substantially in the form attached hereto as
Exhibit D that sets forth both the Commencement Date and Termination Date for this Lease. Tenant shall execute the Commencement Date Confirmation and deliver the executed original of the same to Landlord within three (3) days after
Tenant’s receipt thereof. Tenant’s failure to timely execute and return the Commencement Date Confirmation document to Landlord shall be conclusive evidence of Tenant’s agreement with the information as set forth therein.
Notwithstanding the foregoing, the Commencement Date shall not be adjusted as a result of any delays encountered in completing the Tenant Improvements (as defined in Section 3.1). This Lease shall be a binding contractual obligation effective
upon execution and delivery hereof by Landlord and Tenant, notwithstanding the later commencement of the Lease Term. 
  
 1.2 Termination Date. The Termination Date of this Lease is the date set forth in the Schedule. 
  
 2. RENT. 
  
 2.1 Types of Rent. Tenant shall pay the following Rent in the form of
a check to Landlord at the following address: 
  

					
	 	 	CarrAmerica Realty Operating Partnership, L.P.
	 	 	t/a Valley Centre
	 	 	P.O. Box 642922
	 	 	Pittsburgh, PA 15264-2922
			
	or by wire transfer as follows:	 	 	  	 
			
	 	 	Account Name:	  	CarrAmerica Realty Operating Partnership, L.P.
	 	 	 	  	t/a Valley Centre
	 	 	Bank Name:	  	PNC Bank
	 	 	Transit Number:	  	043-000-096
	 	 	Account Number:	  	1004339188
	 	 	Notification:	  	 Lease Administration (CarrAmerica Realty
 Operating
Partnership, L.P. re Portalplayer, Inc.)

	 	 	Telephone:	  	(408) 544-9660

  

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 or in such other manner as Landlord may notify Tenant. 
  
 (a) Beginning on the Rent Commencement Date, Tenant shall pay Base Rent in monthly installments in advance, on or
before the first day of each month of the Term in the amount set forth on the Schedule. Notwithstanding the foregoing, upon Tenant’s execution and delivery of this Lease to Landlord, Tenant shall pay to Landlord the Prepaid Rent set forth in
Item 6 of the Schedule, which shall be applied to the monthly installment of Base Rent payable by Tenant for the month in which the Rent Commencement Date occurs; provided, however, that if the Rent Commencement Date is a day other than the first
day of a calendar month, then (i) the Prepaid Rent shall be applied to the Base Rent for the partial month in which the Rent Commencement Date occurs and the next succeeding calendar month, and (ii) the Prorated First Rent Payment (as defined below)
shall be payable by Tenant on or before the first full calendar month following the Rent Commencement Date. The “Prorated First Rent Payment” means the remaining amount of Base Rent payable by Tenant for the first full calendar
month following the Rent Commencement Date, after the Prepaid Rent is applied as provided above. All such prorations shall be made on the basis of the actual number of days in the applicable month. 
  
 (b) Capital Expense Rent equal to Tenant’s Proportionate Share
(as set forth in the Schedule) of the Amortized Capital Expenditures for the applicable Fiscal Year (as defined in Section 2.5) below), paid monthly in advance in an estimated amount. As used herein, the term “Amortized Capital
Expenditures” means all costs and expenses paid or incurred by Landlord in the performance of its obligations pursuant to Section 3.3(b) below that constitute capital expenditures (other than those constituting Excluded Capital
Expenditures, as defined below), which amounts shall be amortized by Landlord, with interest, over the estimated useful life of the item, and such amortized costs shall be included in Amortized Capital Expenditures only for that portion of the
useful life of the capital item which falls within the Term, unless the capital expenditure is less than Ten Thousand Dollars ($10,000), in which case it shall be expensed in the year in which it was incurred. As used herein, the term
“Excluded Capital Expenditures”, which the parties agree shall not constitute Amortized Capital Expenditures hereunder, means those costs and expenses paid or incurred by Landlord in the performance of its obligations pursuant to
Section 3.3(b) below that are expressly to be performed by Landlord at Landlord’s sole cost and expense. The method for billing and payment of the Capital Expense Rent payable under this Section 2.1(b) are set forth in Sections 2.2, 2.3 and 2.6
below. 
  
 As used in this Lease, the term “Rent”
means Base Rent, Capital Expense Rent, and all other costs, expenses, liabilities, and amounts which Tenant is required to pay under this Lease (“Additional Rent”), including any interest for late payment. Tenant’s agreement to
pay Rent is an independent covenant, with no right of setoff, deduction or counterclaim of any kind. 
  

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 2.2 Payment of Capital Expense Rent. 
  
 (a) Payment of Estimated Capital Expense Rent. 
  
 (i) Before the Commencement Date and on or before April 1 of each
succeeding Fiscal Year, or as soon as reasonably possible thereafter, Landlord shall give Tenant notice of Landlord’s estimate of the payments to be made pursuant to Section 2.1(b) above for such Fiscal Year. Landlord may revise these estimates
by written notice to Tenant whenever it obtains more accurate information, in which event subsequent monthly payments by Tenant for such Fiscal Year shall be based upon such revised estimate. 
  
 (ii) Within ten (10) days after receiving Landlord’s notice regarding
the original or revised estimate of the monthly payments to be made pursuant to Section 2.1(b) above for a particular Fiscal Year, Tenant shall pay Landlord an amount equal to the product of such estimated monthly payments (as set forth in
Landlord’s notice), multiplied by the number of months that have elapsed in the applicable Fiscal Year to the date of such payment including the current month, minus any payments on account thereof previously made by Tenant for the months
elapsed. On the first day of each month thereafter, Tenant shall pay Landlord the estimated monthly payments as set forth in Landlord’s most recent notice, until a new estimate becomes applicable. 
  
 (b) Correction of Capital Expense Rent. Within one hundred fifty
(150) days after the close of each Fiscal Year or as soon after such 150-day period as practicable, Landlord shall deliver to Tenant a statement of (i) Amortized Capital Expenditures for such Fiscal Year, and (ii) the payments made by Tenant under
Section 2.2(a) above for such Fiscal Year (the “Annual Expense Statement”). If, on the basis of any Annual Expense Statement, Tenant owes an amount that is less than the estimated payments previously made by Tenant for the
applicable Fiscal Year, Landlord, at its election, shall either promptly refund the amount of the overpayment to Tenant or, if this Lease is still in effect, credit such excess against Tenant’s subsequent obligations to pay Capital Expense
Rent. If, on the basis of any Annual Expense Statement, Tenant owes an amount that is more than the estimated payments previously made by Tenant for the applicable Fiscal Year, Tenant shall pay the deficiency to Landlord within twenty (20) days
after Landlord’s delivery of such Annual Expense Statement to Tenant. The obligations of Landlord and Tenant under this Section to promptly refund any overpayment or pay any deficiency, as appropriate, shall survive the expiration or earlier
termination of this Lease. 
  
 2.3 Calculation and Adjustment
of Capital Expense Rent. 
  
 (a) If the Project contains
more than one building, then the Amortized Capital Expenditures shall include (1) all Amortized Capital Expenditures fairly allocable to the Building, and (2) a proportionate share (based on the gross rentable area of the Building as a percentage of
the gross rentable area of all of the buildings in the Project) of all Amortized Capital Expenditures which relate to the Project in general and are not fairly allocable to any one building in the Project. 
  
 (b) Amortized Capital Expenditures shall not include: (i) costs of
installing leasehold improvements for tenants or occupants or prospective tenants or occupants of the Project; (ii) any cost or expenditure for which Landlord is reimbursed, by insurance proceeds or otherwise, except by Capital Expense Rent; (iii)
the cost of capital expenditures to correct violations of Governmental Requirements existing in the Building as of the date of this Lease, as such Governmental Requirements are interpreted by applicable governmental or 

  

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quasi-governmental authority(ies) as of the date of this Lease (it being understood that all other capital expenditures to bring the Building into compliance
with Governmental Requirements shall be included in Amortized Capital Expenditures, except for compliance costs that are the responsibility of Tenant pursuant to Sections 7.1 and 7.2 below); and (iv) the cost of capital expenditures for non-standard
equipment provided to any other tenant of the Building which is not also available to Tenant. 
  
 2.4 Personal Property Taxes. Notwithstanding anything to the contrary set forth in this Lease, Tenant shall reimburse Landlord upon demand for any and all taxes payable by Landlord (other than net income taxes)
whether or not now customary or within the contemplation of the parties hereto that are imposed upon, measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture, trade fixtures and other personal property
located in the Premises. 
  
 2.5 Fiscal Year.
“Fiscal Year” means each calendar year during which any portion of the Term occurs (e.g., the first Fiscal Year shall be the calendar year during which the Commencement Date occurs). 
  
 2.6 Computation of Base Rent and Rent Adjustments. 
  
 (a) Prorations. If (i) the Commencement Date is a date other than
January 1, (ii) the Termination Date is a date other than December 31, (iii) this Lease terminates early, or (iv) the size of the Premises increases or decreases, then in each such event, the Base Rent and the Capital Expense Rent shall be equitably
adjusted to reflect such event on a basis determined by Landlord to be consistent with the principles underlying the provisions of this Section 2. 
  
 (b) Interest Rate. Any sum due from Tenant to Landlord not paid when due shall bear interest from the date due until paid at the lesser of twelve
percent (12%) per annum or the maximum rate permitted by law (the “Interest Rate”). 
  
 (c) Rent Adjustments. The square footage of the Premises and the Building set forth in the Schedule are deemed to be the actual square footage
thereof, provided that the rentable square footage of the Premises and the Building may subsequently change after the date of this Lease commensurate with any modifications to the Building by Landlord, in which event Tenant’s Proportionate
Share shall change accordingly. 
  
 (d) Books and Records.
Landlord shall maintain books and records reflecting the Amortized Capital Expenditures in accordance with sound accounting and management practices. Tenant and a certified public accountant employed by a certified public accounting firm and working
on a non-contingency fee basis shall have the right to inspect Landlord’s records at Landlord’s applicable local office or other location designated by Landlord upon at least seventy-two (72) hours’ prior notice during normal business
hours during the ninety (90) days following Landlord’s delivery of the Annual Expense Statement to Tenant. The results of any such inspection shall be kept strictly confidential by Tenant and its agents, and Tenant and its certified public
accountant must agree, in their contract for such services, to such confidentiality restrictions and shall specifically agree that the results shall not be made available 

  

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to any other tenant of the Project (and in connection with the foregoing, prior to exercising its rights hereunder, Tenant and its agents shall sign a
confidentiality agreement acceptable to Landlord). Unless Tenant sends to Landlord any written exception to an Annual Expense Statement within said ninety (90) day period, such Annual Expense Statement shall be deemed final and accepted by Tenant
and Tenant waives any other rights pursuant to applicable law to inspect Landlord’s books and records and/or to contest the amount of Capital Expense Rent due hereunder. Tenant shall pay the amount shown on any Annual Expense Statement in the
manner prescribed in this Lease, whether or not Tenant takes any such written exception, without any prejudice to such exception. If Tenant makes a timely exception, Landlord shall cause an independent certified public accountant to issue a final
and conclusive resolution of Tenant’s exception. Tenant shall pay the cost of such certification unless Landlord’s original determination of annual Amortized Capital Expenditures overstated the amounts thereof, in the aggregate, by more
than five percent (5%). 
  
 (e) Miscellaneous. So long as
Tenant is in default of any obligation under this Lease, Tenant shall not be entitled to any refund of any amount from Landlord. If this Lease is terminated for any reason prior to the annual determination of Capital Expense Rent, either party shall
pay the full amount due to the other within fifteen (15) days after Landlord’s notice to Tenant of the amount when it is determined. Landlord may commingle any payments made with respect to Capital Expense Rent, without payment of interest.

  
 2.7 Additional Rent Upon Default by Tenant. Landlord
and Tenant acknowledge that to induce Tenant to enter into this Lease, and in consideration of Tenant’s agreement to perform all of the terms, covenants and conditions to be performed by Tenant under this Lease, as and when performance is due
during the Term, Landlord has incurred (or will incur) significant costs, including, without limitation, the following: (a) payment of the Construction Allowance (as described in Exhibit C), (b) commissions to Landlord’s and/or
Tenant’s real estate broker, (c) attorneys’ fees and related costs incurred and/or paid by Landlord in connection with the negotiation and preparation of this Lease, and/or (d) the rent abatement granted to Tenant prior to the Rent
Commencement Date (collectively, the “Inducements”). Landlord and Tenant further acknowledge that Landlord would not have granted the Inducements to Tenant but for Tenant’s agreement to perform all of the terms, covenants,
conditions and agreements to be performed by it under this Lease for the entire Term, and that Landlord’s agreement to incur such expenditures and grant such concessions is, and shall remain, conditioned upon Tenant’s faithful performance
of all of the terms, covenants, conditions and agreements to be performed by Tenant under this Lease for the entire Term. Accordingly, if an Event of Default by Tenant shall occur hereunder, Landlord shall be relieved of any unfulfilled obligation
to grant Inducements hereunder, or to incur further expenses in connection therewith, and Tenant shall pay, as liquidated damages for Landlord’s granting the Inducements and not as a penalty, within ten (10) days after the occurrence of the
Event of Default, as Additional Rent, the amount of those Inducements incurred or granted prior to the date of the Event of Default the “Pre-Default Inducements”). Landlord may or, at Tenant’s request, shall, after the
occurrence of an Event of Default, forward a statement to Tenant setting forth the amount of the Pre-Default Inducements, but the failure to deliver such a statement shall not be or be deemed to be a waiver of the right to collect the Pre-Default
Inducements or to extend the date upon which such amount shall be due and payable. Notwithstanding the foregoing, Landlord agrees that it will seek to enforce its right to recover Pre-Default Inducements only in connection with a bankruptcy of
Tenant where this Lease is rejected or deemed rejected under Section 362 of the Bankruptcy Code. 
  

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 3. PREPARATION AND CONDITION OF PREMISES; TENANT’S POSSESSION; REPAIRS AND MAINTENANCE. 

 
 3.1 Condition of Premises. Landlord is leasing the Premises to
Tenant “as is”, without any obligation to alter, remodel, improve, repair or decorate any part of the Premises and without any express or implied representations or warranties of any kind, including, without limitation, any representation
or warranty regarding the condition of the Premises, the Building or the Project or the suitability of any of the foregoing for the conduct of Tenant’s business, except that Landlord shall deliver the Building Systems serving the Premises in
good working condition (and with the roof of the Building in watertight condition). If it is determined that the Building Systems serving the Premises were not in good working condition, or that the roof of the Building was not in watertight
condition, as of the Commencement Date, Landlord shall not be liable to Tenant for any damages, but as Tenant’s sole remedy, Landlord, at no cost to Tenant, shall perform such work or take such other action as may be necessary to place the
Building Systems in good working condition and place the roof of the Building in watertight condition. In addition, Landlord, at no cost to Tenant, shall repair (a) any defect in the Building Systems of which Tenant gives Landlord written notice
within six (6) months after the Commencement Date, and (b) any defect in the roof of the Building that renders the roof not watertight of which Tenant gives Landlord written notice within six (6) months after the Commencement Date. Tenant shall
cause the Tenant Improvements to be completed in accordance with the Tenant Improvement Agreement attached as Exhibit C. Tenant agrees and acknowledges that the Commencement Date shall not be delayed as a result of any delays which may occur
in the completion of any improvements to the interior of the Premises. 
  
 3.2 Tenant’s Possession. Tenant’s taking possession of any portion of the Premises shall be conclusive evidence that the Premises were in good order, repair and condition. 
  
 3.3 Repairs and Maintenance. 
  
 (a) Tenant’s Obligations. 
  
 (i) Except to the extent of Landlord’s express obligation under
Section 3.3(b) below, Tenant shall, throughout the Term at its sole cost and expense, (1) keep and maintain the Premises in good order and condition, and repair and replace every part thereof (“Tenant’s Repair Obligations”),
including, without limitation, the following: (A) glass, windows, window frames, window casements (including the repairing, resealing, cleaning and replacing of both interior and exterior windows) and skylights; (B) interior and exterior doors, door
frames and door closers; (C) interior lighting (including, without limitation, light bulbs and ballasts); (D) the Building Systems (as defined in Section 3.3(b) below), or portions of the Building Systems, that exclusively serve the Premises,
including, without limitation, any specialty or supplemental Building Systems installed by or for Tenant and all heating, ventilating and air conditioning (“HVAC”) systems and equipment and all electrical facilities and equipment,
including lighting fixtures, lamps, fans and any exhaust equipment and systems, electrical motors and all other appliances and equipment of every kind and nature located in, 

  

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upon or about the Premises; (E) all communications systems serving the Premises; (F) all of Tenant’s security systems in or about or serving the
Premises; (G) Tenant’s signage; and (H) interior demising walls and partitions (including painting and wallcoverings), equipment, floors, and any roll-up doors, ramps and dock equipment, (2) furnish all expendables, including light bulbs, paper
goods and soaps, used in the Premises, and (3) to the extent that Landlord notifies Tenant in writing of its intention to no longer arrange for such monitoring, cause the fire alarm systems serving the Premises to be monitored by a monitoring or
protective services firm approved by Landlord in writing. 
  
 (ii) Tenant shall also be responsible for all pest control within the Premises, and for all trash removal and disposal from the Premises. With respect to any HVAC systems and equipment exclusively serving the Premises, Tenant shall obtain
HVAC systems preventive maintenance contracts with bimonthly or monthly service in accordance with manufacturer recommendations, which shall be subject to the reasonable prior written approval of Landlord and paid for by Tenant, and which shall
provide for and include replacement of filters, oiling and lubricating of machinery, parts replacement, adjustment of drive belts, oil changes and other preventive maintenance, including annual maintenance of duct work, interior unit drains and
caulking of sheet metal, and recaulking of jacks and vents on an annual basis. Tenant shall have the benefit of all warranties available to Landlord regarding the HVAC systems and equipment. 
  
 (iii) Tenant’s repair, maintenance and replacement obligations shall be
performed under the supervision and subject to the prior approval of Landlord, and within any reasonable period of time specified by Landlord; provided, however, that (1) with respect to the Building Systems that exclusively serve the Premises,
Landlord may elect to perform all or some of the foregoing maintenance, repairs and replacement itself, at Tenant’s expense, and (2) if Tenant fails to perform Tenant’s Repair Obligations, Landlord may immediately perform any such work at
Tenant’s expense. Tenant shall pay to Landlord all costs and expenses incurred by Landlord and required to be paid by Tenant under this Section 3.3(a) within ten (10) days after receipt of an invoice therefor. 
  
 (b) Landlord’s Obligations. 
  
 (i) Subject to the provisions of Sections 3.1(a), 9 and 10 hereof, and
further subject to Tenant’s obligation under Section 2 above to reimburse Landlord, in the form of Additional Rent, for Tenant’s Proportionate Share of any capital expenditures incurred by Landlord in connection with the following,
Landlord shall maintain, repair and replace the following items (“Landlord’s Repair Obligations”): (1) the non-structural portions of the roof of the Building, including the roof coverings (provided that Tenant installs no
additional air conditioning or other equipment on the roof that damages the roof coverings, in which event Tenant shall pay all costs resulting from the presence of such additional equipment); (2) the HVAC, plumbing, sewer, drainage, electrical,
fire protection, elevator, escalator, life safety and security systems and equipment and other mechanical, electrical and communications systems and equipment (collectively, the “Building Systems”) serving the Premises, the Building
and/or the Project, excluding any specialty or supplemental Building Systems installed by or for Tenant and also excluding the Building Systems (or portions of the Building Systems) that exclusively serve the Premises; and (3) the parking areas of
the Project, pavement, landscaping, sprinkler 

  

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systems, sidewalks, driveways, curbs, and lighting systems in the common areas of the Project. Landlord’s Repair Obligations also includes the routine
repair and maintenance of the load bearing and exterior walls of the Building, including, without limitation, any painting, sealing, patching and waterproofing of such walls. 
  
 (ii) Subject to the provisions of Sections 3.1(a), 9 and 10 hereof, Landlord, at its own cost and expense, agrees to repair
and maintain the structural portions of the roof (specifically excluding the roof coverings), the foundation, the footings, the floor slab, and the load bearing walls and exterior walls of the Building (excluding any glass and any routine
maintenance, including, without limitation, any painting, sealing, patching and waterproofing of such walls); provided, however, that subject to the provisions of Section 8.6 below, any damage arising from the acts of Tenant or any Tenant Parties
(as defined in Section 8.2(a) below) shall be repaired by Landlord at Tenant’s sole expense, and Tenant shall pay to Landlord all costs and expenses of any such repair within ten (10) days after receipt of an invoice therefor. Landlord may, but
shall not be required to, enter the Premises at all reasonable times to make such repairs, alterations, improvements or additions to the Premises or to the Building or to any equipment located in the Building as Landlord shall desire or deem
necessary or as Landlord may be required to do by governmental or quasi-governmental authority or court order or decree; provided, however, that, in connection with Landlord’s entry into the Premises, Landlord shall provide Tenant with notice
reasonable under the circumstances. The cost of any repairs made by Landlord on account of Tenant’s default, or on account of the misuse or neglect by Tenant or any Tenant Parties anywhere in the Project, shall constitute Additional Rent
payable by Tenant within ten (10) days after receipt of an invoice therefor. As a condition precedent to all of Landlord’s repair and maintenance obligations under this Lease, Tenant must have notified Landlord of the need of such repairs or
maintenance. 
  
 (iii) Tenant hereby waives any and all rights
under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code and any similar or successor law, statute or ordinance now or hereafter in effect regarding Tenant’s right to make repairs and deduct the
cost of such repairs from the Rent due under this Lease. 
  
 4.
SERVICES AND UTILITIES. Tenant shall promptly pay, as the same become due, all charges for water, gas, electricity, telephone, sewer service, waste pick-up and any other utilities, materials and services furnished directly to or used by
Tenant on or about the Premises during the Term, including, without limitation, (a) meter, use and/or connection fees, hook-up fees, or standby fees, and (b) penalties for discontinued interrupted service. If any utility service is not separately
metered to the Premises, then Tenant shall pay its pro rata share of the cost of such utility service with all others served by the service not separately metered. However, (i) if Landlord reasonably determines that Tenant is using a
disproportionate amount of any utility service (whether or not separately metered), then Landlord, at its election, may (1) periodically charge Tenant, as Additional Rent, a sum equal to Landlord’s reasonable estimate of the cost of
Tenant’s excess use of such utility service, and/or (2) install, at Tenant’s expense, a separate meter to measure the utility service supplied to the Premises, and (ii) if Landlord reasonably determines that Tenant is using a
disproportionate share of the electrical capacity available for the Building or Project (i.e., electrical usage in excess of that which would typically be used for general office purposes), then, in addition to the foregoing, Landlord may
install, at Tenant’s expense, additional equipment to increase the electrical capacity for the Building or Project to 

  

 8 

 
offset excess electrical usage by Tenant. Any interruption or cessation of utilities resulting from any causes, including any entry for repairs pursuant to
this Lease, and any renovation, redecoration or rehabilitation of any area of the Project, shall not render Landlord liable for damages to either person or property or for interruption or loss to Tenant’s business, nor be construed as an
eviction of Tenant, nor work an abatement of any portion of Rent, nor relieve Tenant from fulfillment of any covenant or agreement hereof. 
  
 5. ALTERATIONS AND REPAIRS. 
  
 5.1 Landlord’s Consent and Conditions. 
  
 (a) Except for Minor Alterations (as defined below), Tenant shall not make any improvements or alterations to the Premises (the
“Alterations”) without in each instance submitting plans and specifications for the Alterations to Landlord and obtaining Landlord’s prior written consent. Tenant shall pay Landlord’s standard charge (or, if Landlord does
not have a standard charge, then Landlord’s actual costs incurred) for review of all of the plans and all other items submitted by Tenant. Landlord will be deemed to be acting reasonably in withholding its consent for any Alterations which (i)
impacts the base structural components or the Building Systems, (ii) impacts any other tenant’s premises, (iii) is visible from outside the Premises, or (iv) would utilize building materials or equipment which are inconsistent with
Landlord’s standard building materials and equipment for the Building. 
  
 (b) Landlord’s approval shall not be required for Alterations on the interior of the Premises costing less than Ten Thousand Dollars ($10,000.00) per project (“Minor Alterations”), provided that
(i) Landlord would not have the right to reasonably withhold consent to the Alterations pursuant to clauses (i) through (iv) of Section 5.1(a) above; and (ii) Tenant provides Landlord with written notice of such Minor Alteration, which shall include
a copy of any governmental permits required to complete such Minor Alteration, prior to commencing construction of such Minor Alteration. 
  
 (c) Tenant shall pay for the cost of all Alterations, including the cost of any and all approvals, permits, fees and other charges which may be required
as a condition of performing such Alterations. 
  
 (d) The
following requirements shall apply to all Alterations: 
  
 (i)
At least seven (7) days before beginning any Alterations, Tenant shall furnish to Landlord (1) written notice of the expected commencement date of the Alterations to permit Landlord to post and record a notice of nonresponsibility, (2) building
permits, (3) certificates of insurance satisfactory to Landlord, and, (4) at Landlord’s request with respect to Alterations in excess of Twenty-Five Thousand Dollars ($25,000.00), security for payment of all costs. 
  
 (ii) Tenant shall not take any action which would violate Landlord’s
labor contracts or which would cause a work stoppage, picketing, labor disruption or dispute, or interfere with Landlord’s or any other tenant’s or occupant’s business or with the rights and privileges of any person lawfully in the
Building (“Labor Disturbance”). Tenant shall take the actions necessary to resolve any Labor Disturbance, and shall have pickets removed and, 

  

 9 

 
at the request of Landlord, immediately terminate any work in the Premises that gave rise to the Labor Disturbance, until Landlord gives its written consent
for the work to resume. Tenant shall have no claim for damages against Landlord or any of the Landlord Parties as a result of the above actions. 
  
 (iii) The Alterations shall be performed in a good and workmanlike manner, meeting the standard for construction and quality of materials in the
Building, and shall comply with all insurance requirements and all applicable laws, ordinances, regulations or requirements of the United States of America, the State of California, or the ordinances, regulations or requirements of the local
municipal or county governing body or other lawful authorities having jurisdiction over the Project, including, without limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those terms
are defined by applicable laws now or hereafter in effect (collectively, “Governmental Requirements”). 
  
 (iv) Tenant shall perform all Alterations so as to minimize or prevent disruption to other tenants, and Tenant shall comply with all reasonable requests
of Landlord in response to complaints from other tenants. 
  
 (v)
Tenant shall perform all Alterations in compliance with any “Policies, Rules and Procedures for Construction Projects” which may be in effect at the time the Alterations is performed. 
  
 (vi) All Alterations shall be performed only by contractors or mechanics
approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed; provided, however, that (1) Landlord may, in its sole discretion, specify engineers, general contractors, subcontractors, and architects to perform work
affecting the Building Systems; and (2) if Landlord consents to any Alterations that requires work to be performed outside the Premises, Landlord may elect to perform such work at Tenant’s expense. 
  
 (vii) Tenant shall permit Landlord to supervise all Alterations, including,
without limitation, the right (but not an obligation) to inspect the construction work during the progress thereof, and to require corrections of faulty construction or any material deviation from the plans for such Alterations as approved by
Landlord; provided, however, that no such inspection shall be deemed to create any liability on the part of Landlord, or constitute a representation by Landlord or any person hired to perform such inspection that the work so inspected conforms with
such plans or complies with any Governmental Requirements, and no such inspection shall give rise to a waiver of, or estoppel with respect to, Landlord’s continuing right at any time or from time to time to require the correction of any faulty
work or any material deviation from such plans. 
  
 (viii)
Landlord may charge a supervisory fee not to exceed five percent (5%) of labor, material, and all other costs of the Alterations to compensate Landlord for its review of plans and its management and supervision of the progress of the work.

  
 (ix) Upon completion, Tenant shall furnish Landlord with
contractor’s affidavits and full and final statutory waivers of liens, as-built plans and 

  

 10 

 
specifications, and receipted bills covering all labor and materials, and all other close-out documentation related to the Alterations, including any other
information required under any “Policies, Rules and Procedures for Construction Projects” which may be in effect at the time. 
  
 5.2 No Liens. Tenant has no authority to cause or permit any lien or encumbrance of any kind to affect Landlord’s interest in the Project; any
such lien or encumbrance shall attach to Tenant’s interest only. If any mechanic’s lien shall be filed or claim of lien made for work or materials furnished to Tenant, then Tenant shall at its expense within ten (10) days thereafter either
discharge or contest the lien or claim. If Tenant contests the lien or claim, then Tenant shall (a) within such ten (10) day period, provide Landlord adequate security for the lien or claim, (b) contest the lien or claim in good faith by appropriate
proceedings that operate to stay its enforcement, and (c) pay promptly any final adverse judgment entered in any such proceeding. If Tenant does not comply with these requirements, Landlord may discharge the lien or claim, and the amount paid, as
well as attorney’s fees and other expenses incurred by Landlord, shall constitute Additional Rent payable by Tenant on demand. 
  
 5.3 Ownership of Improvements. All Alterations as defined in this Section 5, partitions, hardware, equipment, machinery and all other improvements
and all fixtures, except trade fixtures, constructed in the Premises by either Landlord or Tenant, (a) shall become Landlord’s property upon installation without compensation to Tenant, unless Landlord consents otherwise in writing, and (b)
shall, at Landlord’s option, either (a) be surrendered to Landlord with the Premises at the termination of this Lease or of Tenant’s right to possession, or (b) be removed in accordance with Section 14 below (unless Landlord at the time it
gives its consent to the performance of such construction expressly waives in writing the right to require such removal). 
  
 6. USE OF PREMISES. 
  
 6.1 Limitation on Use. Tenant shall use the Premises only for the Permitted Use stated in the Schedule and Tenant shall not use or permit the
Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be withheld in Landlord’s sole discretion. Tenant shall not allow any use of the Premises which will
negatively affect the cost of coverage of Landlord’s insurance on the Project. Tenant shall not allow any inflammable or explosive liquids or materials to be kept on the Premises. Tenant shall not allow any use of the Premises which would cause
the value or utility of any part of the Premises to diminish or would interfere with any other tenant or with the operation of the Project by Landlord. Tenant shall not permit any nuisance or waste to occur in, on, or about the Project, or allow any
offensive noise or odor in or around the Project. At the end of each business day, or more frequently if necessary, Tenant shall deposit all garbage and other trash (excluding any inflammable, explosive and/or hazardous materials) in trash bins or
containers approved by Landlord in locations designated by Landlord from time to time. If any governmental authority shall deem the Premises to be a “place of public accommodation” under the Americans with Disabilities Act
(“ADA”) or any other comparable law as a result of Tenant’s use, Tenant shall either modify its use to cause such authority to rescind its designation or be responsible for any alterations, structural or otherwise, required to
be made to the Building or the Premises under such laws. 
  

 11 

 6.2 Signs. Tenant shall not place on any portion of the Premises any sign, placard, lettering,
banner, displays, graphic, decor or other advertising or communicative material which is visible from the exterior of the Premises without Landlord’s prior written approval. Any approved signs shall strictly conform to all Governmental
Requirements, any CC&R’s recorded against the Project, and Landlord’s signage standards in effect at the time, and shall be installed and removed at Tenant’s expense. Tenant, at its sole expense, shall maintain such signs in good
condition and repair during the Term. Prior to the expiration or earlier termination of this Lease, Tenant at its sole cost shall remove all of its exterior signage and repair any and all damage caused to the Building and/or Project (including and
fading or discoloration) by such signs and/or the removal of such signs from the Building and/or Project. Landlord shall install the Building standard sign containing Tenant’s name at the entrance to the Premises and include Tenant’s name
in the monument serving the Building. 
  
 6.3 Parking.
Tenant shall have the non-exclusive right to park in the Project’s parking facilities in common with other tenants of the Project upon terms and conditions, as may from time to time be established by Landlord. Tenant agrees not to overburden
the parking facilities (i.e., use more than the number of unassigned parking stalls indicated on the Schedule) and agrees to cooperate with Landlord and other tenants in the Project in the use of the parking facilities. Landlord reserves the
right in its discretion to determine whether the parking facilities are becoming crowded and to allocate and assign parking passes among Tenant and the other tenants in the Project. Tenant’s use of the parking facilities shall be at no charge,
provided that Landlord shall have the right to charge Tenant the portion that Landlord deems allocable to Tenant of any charges (e.g., fees or taxes) imposed by the Regional Air Quality Control Board or other governmental or
quasi-governmental agency in connection with the parking facilities (e.g., in connection with operation or use of the parking facilities). Landlord shall not be liable to Tenant, nor shall this Lease be affected, if any parking is impaired by
(or if any parking charges are imposed as a result of) any moratorium, initiative, referendum, law, ordinance, regulation or order passed, issued or made by any governmental or quasi-governmental body. Tenant’s continued right to use the
parking spaces is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the parking passes are located, including any sticker or other
identification system established by Landlord, Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations and Tenant not being in default under this Lease. Landlord specifically reserves
the right (with notice to Tenant reasonable under the circumstances) to change the size, configuration, design, layout and all other aspects of the Project parking facility at any time, and Tenant acknowledges and agrees that Landlord may, without
incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, close-off or restrict access to the Project parking facility for purposes of permitting or facilitating any such construction, alteration or
improvements. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of control attributed hereby to the Landlord. Tenant’s rights to parking pursuant to this
Section 6.3 are provided to Tenant solely for use by Tenant’s own personnel and such rights may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval. 
  
 6.4 Prohibition Against Use of Roof and Structure of Building. Tenant
shall be prohibited from using all or any portion of the roof of the Building or any portion of the 

  

 12 

 
structure of the Building during the Term of this Lease (or any extensions thereof) for any purposes (including without limitation for the installation,
maintenance and repair of a satellite dish and/or other telecommunications equipment), without Landlord’s prior written consent, which Landlord may withhold in its sole and absolute discretion. Notwithstanding the foregoing, (a) Landlord shall
grant Tenant with reasonable access to the roof of the Building as may be reasonably necessary to allow Tenant to perform its HVAC and other maintenance obligations hereunder, provided that such access shall be subject to any reasonable rules and
restrictions that Landlord may impose from time to time, and (b) Tenant may, subject to Landlord’s reasonable prior written consent, use the roof for the installation of a non-revenue producing satellite dish or similar equipment to service
Tenant’s business in the Premises. If Tenant wishes to install any such equipment, Tenant shall submit to Landlord, with any request for consent of any rooftop equipment, plans and specifications therefor, which must include, without
limitation, the design, size and features of the rooftop equipment and mounting structure, floor and power load requirements, cabling installations, the means of affixing or mounting the rooftop equipment, and the means of connecting the rooftop
equipment to the Building’s electrical system and to the Premises. Tenant acknowledges and agrees that, if Landlord consents to Tenant’s use of any portion of the roof of the Building, such use shall be non-exclusive and subject to
Landlord’s approval of location, plans and installation pursuant to Section 5 of this Lease and such rules and regulations as Landlord may prescribe, including, without limitation, with regard to (i) the location, size, type and methods of
installation of the proposed rooftop equipment, (ii) requirements to prevent electrical, electromagnetic, radio frequency or other interference with other telecommunication equipment on or about the Building, (iii) rooftop space availability, (iv)
restrictions on penetration of the roof surface, (v) rooftop access rights, and (vi) removal requirements upon the expiration or earlier termination of this Lease. Landlord has made no representations or promise as to the suitability or
effectiveness of any part of the roof for the use of any such equipment, or as to any Governmental Requirements applicable to the use of any such equipment. Nothing herein shall limit or restrict Landlord’s rights under Section 11.13, or
require Landlord to obtain Tenant’s consent prior to exercising such rights. 
  
 7. GOVERNMENTAL REQUIREMENTS AND BUILDING RULES. 
  
 7.1 Compliance in Premises. 
  
 (a) Landlord’s Responsibilities. As of the Commencement Date, the Premises and the Building shall comply in all material respects with Governmental Requirements (as interpreted by applicable governmental or quasi-governmental
authorities as of the Commencement Date), without regard to any specific use of the Premises by Tenant. If Landlord or Tenant receives written notice from any governmental or quasi-governmental authority that any portion of the Premises or the
Building violated Governmental Requirements as of the Commencement Date, Landlord shall not be liable to Tenant for any damages, but Landlord, at no cost to Tenant, shall, as Tenant’s sole remedy, perform such work or take such other action as
may be necessary to cure such violation, but only to the extent that Landlord’s failure to perform such work or take such other action would prohibit the issuance of a certificate of occupancy for the Premises or would otherwise materially and
adversely affect Tenant’s use or occupancy of the Premises. Notwithstanding the foregoing, (i) Landlord shall have the right to contest any alleged violation in good faith, including, without limitation, the right to apply for and obtain a
variance or waiver or deferment of compliance, the right to assert any and all 

  

 13 

 
defenses allowed by law, the right to rely upon a grandfathered right in order to achieve compliance with Governmental Requirements, and the right to appeal
any decisions, judgments or rulings to the fullest extent permitted by law, and Landlord’s obligation to perform work or take such other action to cure a violation under this Section 7.1(a) shall apply after the exhaustion of any and all rights
to appeal or contest; and (ii) issuance of a temporary or final certificate of occupancy with respect to the Tenant Improvements (or if such certificates are not customarily issued for such work by the local governmental authority, then the final
inspection and sign-off on the job card for such work by the building inspectors(s)), shall conclusively establish the compliance of the Premises and the Building with Governmental Requirements. 
  
 (b) Tenant’s Responsibilities. Tenant shall, at its sole cost
and expense, (1) comply with all Governmental Requirements; with any occupancy certificate issued for the Premises; and with the provisions of all recorded documents affecting the Premises, insofar as any thereof relates to or affects the condition,
use or occupancy of the Premises; and (2) take all proper and necessary action to cause the Premises, including any repairs, replacements, alterations and improvements thereto, to be maintained, constructed, used and occupied in compliance with
applicable Governmental Requirements, including any applicable code and ADA requirements, whether or not such requirements are based on Tenant’s use of the Premises, and further to assume all responsibility to ensure that the Premises continues
to comply with all Governmental Requirements, including applicable code and ADA requirements, throughout the Term. Tenant shall be responsible, at its sole cost and expense, to make all alterations to the Premises as are required to comply with the
governmental rules, regulations, requirements or standards described in this Section 7.1. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that
Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. 
  
 7.2 Compliance in Common Areas. Subject to reimbursement as an Amortized Capital Expenditure as provided in Section 2 above, Landlord shall perform
any work required under any applicable Governmental Requirements, including the ADA, to be performed in the common areas of the Project, except that Tenant shall be solely responsible for all such compliance work which is required as a result of
Tenant’s use or activities or which relate to the initial Tenant Improvements or Tenant’s proposed alterations or repairs. With respect to any code compliance work required outside the Premises for which Tenant is responsible hereunder,
Landlord shall have the right to perform such work, or require that Tenant perform such work with contractors, subcontractors, engineers and architects approved by Landlord; and if Landlord elects to perform such work outside the Premises, Tenant
shall reimburse Landlord for the cost of such work within ten (10) days following receipt of invoices therefor. Except as expressly set forth in this Lease, Landlord makes no representations or warranties regarding whether the Project or the
Premises complies with applicable Governmental Requirements as of the date of this Lease. 
  
 7.3 Rules and Regulations. Tenant shall also comply with all reasonable rules for the Project which may be established and amended from time to time by Landlord. The present rules and regulations are contained
in Exhibit B. Failure by another tenant to comply with the rules or failure by Landlord to enforce them shall not relieve Tenant of its obligation to comply with the rules or make Landlord responsible to Tenant in any way. Landlord shall use
reasonable efforts to apply the rules and regulations uniformly with respect to Tenant and any 

  

 14 

 
other tenants in the Project under leases containing rules and regulations similar to this Lease. If Tenant performs alterations or repairs, Tenant shall
comply with the provisions of Section 5 of this Lease. 
  
 8.
WAIVER OF CLAIMS; INDEMNIFICATION; INSURANCE. 
  
 8.1
Waiver of Claims. Neither Landlord nor the other Landlord Parties (as defined below) shall be liable to Tenant or to any Tenant Parties (as defined below), and Tenant waives all claims against Landlord and such other Landlord Parties, for any
injury to or death of any person or for loss of use of or damage to or destruction of property in or about the Premises or Project by or from any cause whatsoever, including without limitation, earthquake or earth movement, gas, fire, oil,
electricity or leakage from the roof, walls, basement or other portion of the Premises or Project, except only, with respect to any Landlord Party, to the extent such injury, death or damage is caused by the gross negligence or willful misconduct of
such Landlord Party or except to the extent such limitation on liability is prohibited by law. The provisions of this Section 8.1 shall survive the expiration or earlier termination of this Lease until all claims within the scope of this Section 8.1
are fully, finally, and absolutely barred by the applicable statutes of limitations. 
  
 8.2 Indemnification. 
  
 (a) Subject to the waiver of subrogation set forth in Section 8.6 below, Tenant shall indemnify, protect, defend (by counsel reasonably satisfactory to Landlord) and hold harmless Landlord and its officers, directors, employees and agents
(each, a “Landlord Party” and collectively, the “Landlord Parties”), and each of them, against any and all obligations, losses, claims, actions (including remedial or enforcement actions of any kind and
administrative or judicial proceedings, suits, orders or judgments), causes of action, liabilities, penalties, damages (including consequential and punitive damages), costs and expenses (including reasonable attorneys’ and consultants’
fees and expenses) (collectively, “Claims”) arising from any of the following, including, but not limited to, Claims brought by or on behalf of employees of Tenant, with respect to which Tenant waives, for the benefit of the
Landlord Parties, any immunity to which Tenant may be entitled under any worker’s compensation laws: (i) any cause in, on or about the Premises, (ii) any act or omission or negligence of Tenant or any person or entity claiming by or through
Tenant (including any assignee or subtenant), or any of their respective members, partners, employees, contractors, agents, customers, visitors, licensees or other persons in or about the Project by reason of Tenant’s occupancy of the Premises
(each a “Tenant Party” and, collectively, “Tenant Parties”), or (iii) Tenant’s breach of its obligations under this Lease, either prior to, during, or after the expiration of the Lease Term (including, without
limitation, Tenant’s failure to surrender the Premises in accordance with Section 14 below); provided, however, that, with respect to any Landlord Party, Tenant’s obligations under this Section shall be inapplicable if such Claims arise
from the sole active negligence or willful misconduct of such Landlord Party and are not covered by the insurance required to be carried by Tenant hereunder, or to the extent such obligations are prohibited by applicable law. 
  
 (b) Tenant’s duty to defend Landlord and the other Landlord Parties
under this Section 8.2 is separate and independent of Tenant’s duty to indemnify the Landlord Parties. The duty to defend includes claims for which the Landlord Parties may be liable without 

  

 15 

 
fault or strictly liable. The duty to defend applies regardless of whether the issues of negligence, liability, fault, default, or other obligation on the
part of Tenant Parties have been determined. The duty to defend applies immediately, regardless of whether any Landlord Parties have paid any sums or incurred any detriment arising out of or relating (directly or indirectly) to any Claims. The
parties expressly intend that Landlord Parties shall be entitled to obtain summary adjudication or summary judgment regarding Tenant’s duty to defend the Landlord Parties at any stage of any claim or suit within the scope of this Section.

  
 (c) Subject to the waivers of liability and subrogation set
forth in Sections 8.1 and 8.6, respectively, Landlord shall indemnify and hold harmless Tenant, its officers, agents and employees from and against all Claims to the extent arising from the gross negligence or willful misconduct of Landlord, its
employees, agents or contractors. 
  
 (d) Landlord’s and
Tenant’s obligations under this Section shall survive the expiration or earlier termination of this Lease until all Claims within the scope of this Section 8.2 are fully, finally, and absolutely barred by the applicable statutes of limitations.

  
 8.3 Tenant’s Insurance. Tenant shall maintain
insurance as follows, with such other terms, coverages and insurers, as Landlord shall reasonably require from time to time: 
  
 (a) Commercial General Liability Insurance, with (i) Contractual Liability including the indemnification provisions contained in this Lease, (ii) a
severability of interest endorsement, and (iii) limits of not less than One Million Dollars ($1,000,000) combined single limit per occurrence, not less than Two Million Dollars ($2,000,000) in the aggregate for bodily injury, sickness or death, and
property damage, and umbrella coverage of not less than Nine Million Dollars ($9,000,000). 
  
 (b) Special Causes of Loss (ISO form CP 10 30 10/00 or its substantive equivalent) Insurance covering the replacement cost of all leasehold improvements, trade fixtures and personal property in or on the Premises,
with no deductible. 
  
 (c) Business Income insurance and extra
expense coverage with coverage amounts that shall reimburse Tenant for all rental, expense and other payment obligations of Tenant under this Lease for a period of not less than one (1) year. 
  
 (d) Workers’ compensation or similar insurance in form and amounts
required by law, and Employer’s Liability with not less than the following limits: 
  

				
	 Each Accident:
	  	$	500,000
	 Disease—Policy Limit:
	  	$	500,000
	 Disease—Each Employee:
	  	$	500,000

  
 Tenant’s
insurance shall be primary and not contributory to that carried by Landlord, its agents, or mortgagee. Landlord, and if any, Landlord’s building manager or agent, and, if Landlord requests, any Security Holder (as defined in Section 16.1
below), shall be named as additional insureds under the insurance required of the Tenant in Section 8.3(a), and Tenant’s property insurance policies shall be endorsed to provide that any loss shall be payable to Landlord and such other
additional parties as Landlord may specify, as their respective interests 

  

 16 

 
may appear. The company or companies writing any insurance which Tenant is required to maintain under this Lease, as well as the form of such insurance,
shall at all times be subject to Landlord’s approval, and any such company shall be licensed to do business in the state in which the Building is located. Such insurance companies shall have a A.M. Best rating of A VI or better. 
  
 (e) Tenant shall cause any contractor of Tenant performing work on the
Premises to maintain insurance as follows, with such other terms, coverages and insurers, as Landlord shall reasonably require from time to time: 
  
 (i) Commercial General Liability Insurance, including contractor’s liability coverage, contractual liability coverage, completed operations
coverage, broad form property damage endorsement, and contractor’s protective liability coverage, to afford protection with limits, for each occurrence, of not less than One Million Dollars ($1,000,000) with respect to personal injury, death or
property damage. 
  
 (ii) Workers’ compensation or similar
insurance in form and amounts required by law, and Employer’s Liability with not less than the following limits: 
  

				
	 Each Accident:
	  	$	500,000
	 Disease—Policy Limit:
	  	$	500,000
	 Disease—Each Employee:
	  	$	500,000

  
 Such insurance shall
contain a waiver of subrogation provision in favor of Landlord and its agents. Tenant’s contractor’s insurance shall be primary and not contributory to that carried by Tenant, Landlord, their agents or mortgagees. Tenant and Landlord, and
if any, Landlord’s building manager or agent, and, if Landlord requests, any Security Holder shall be named as additional insured on Tenant’s contractor’s insurance policies. 
  
 8.4 Insurance Certificates. Tenant shall deliver to Landlord
certificates evidencing all required insurance no later than five (5) days prior to the Commencement Date and each renewal date. Each certificate will provide for thirty (30) days prior written notice of cancellation to Landlord and Tenant.

  
 8.5 Landlord’s Insurance. Landlord shall procure
and maintain in effect throughout the Term of this Lease commercial general liability insurance, property insurance and/or such other types of insurance as Landlord reasonably deems necessary or advisable to carry. Such coverages shall be in such
amounts, from such companies and on such other terms and conditions as Landlord may from time to time reasonably determine, and Landlord shall have the right, but not the obligation, to change, cancel, decrease or increase any insurance coverages in
respect of the Building, add additional forms of insurance as Landlord shall deem reasonably necessary, and/or obtain umbrella or other policies covering both the Building and other assets owned by or associated with Landlord or its affiliates, in
which event the cost thereof shall be equitably allocated. 
  
 8.6
Waiver of Subrogation. Landlord and Tenant hereby waive and release any and all rights of recovery against the other party, including officers, employees, agents and authorized representatives (whether in contract or tort) of such other
party, that arise or result 

  

 17 

 
from any and all loss of or damage to any property of the waiving party located within or constituting part of the Building, including the Premises, to the
extent of amounts payable under a standard ISO Commercial Property insurance policy, or such additional property coverage as the waiving party may carry (with a commercially reasonable deductible), whether or not the party suffering the loss or
damage actually carries any insurance, recovers under any insurance or self-insures the loss or damage. Each party shall have their property insurance policies issued in such form as to waive any right of subrogation as might otherwise exist. This
mutual waiver is in addition to any other waiver or release contained in this Lease. 
  
 9. FIRE AND OTHER CASUALTY. 
  
 9.1 Termination. If a fire or other casualty causes damage to the Building or the Premises, and sufficient insurance proceeds will be available to Landlord to cover the cost of any restoration to the Building and Premises, Landlord
shall engage a registered architect to estimate, within one (1) month of the casualty, to both Landlord and Tenant the amount of time needed to restore the Building and the Premises to tenantability, using standard working methods without the
payment of overtime and other premiums. If the time needed exceeds twelve (12) months from the beginning of the restoration, or two (2) months therefrom if the restoration would begin during the last twelve (12) months of the Lease, then in the case
of damage to the Premises, either Landlord or Tenant may terminate this Lease, and in the case of damage to the Building, Landlord may terminate this Lease, by notice to the other party within ten (10) days after the notifying party’s receipt
of the architect’s estimate. If sufficient insurance proceeds will not be available to Landlord to cover the cost of any restoration to the Building or the Premises, Landlord may terminate this Lease by written notice to Tenant. Any termination
pursuant to this Section 9.1 shall be effective thirty (30) days from the date of such termination notice and Rent shall be paid by Tenant to that date, with an abatement for any portion of the Premises which has been rendered untenantable as a
result of the casualty (except to the extent that (a) the casualty was caused by the negligence or intentional misconduct of Tenant, its agents, employees, contractors, subtenants or assignees, or (b) Landlord does not receive insurance proceeds
sufficient to cover the rent interruption during such period). 
  
 9.2 Restoration. If a casualty causes damage to the Building or the Premises but this Lease is not terminated for any reason, then subject to the rights of any mortgagees or ground lessors, Landlord shall obtain the applicable
insurance proceeds and diligently restore the Building and the Premises to substantially their prior condition, except for modifications required by then applicable Governmental Requirements or any other modifications to the common areas of the
Building, if any, deemed desirable by Landlord; provided, however, that, within ten (10) days following notice to Tenant from Landlord (whether or not this Lease is terminated pursuant to Section 9.1 above), Tenant shall irrevocably and
unconditionally assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 8.3(b) above which pertain to the repair and restoration of the leasehold
improvements in the Premises, including any leasehold improvements performed by or on behalf of Tenant pursuant to Section 5 above; and provided further, that if the cost of repair and restoration by Landlord of the leasehold improvements in the
Premises exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, the cost of such repair and restoration shall be promptly paid by Tenant to Landlord, but in any event prior to Landlord’s commencement
of repair of the damage. 
  

 18 

 Notwithstanding the foregoing, Landlord shall have no obligation with respect to, and if Landlord elects or is required
to perform any restoration hereunder, Tenant shall be responsible for and shall, repair and replace at its sole cost all of Tenant’s equipment, furniture, trade fixtures and other personal property in the Premises, including, without
limitation, any telecommunications wires, cables and related devices located in or serving the Premises. Rent shall be abated on a per diem basis during the restoration for any portion of the Premises which is untenantable, except to the extent that
(a) the casualty was caused by the negligence or intentional misconduct of Tenant, its agents, employees, contractors, subtenants or assignees, (b) Landlord is delayed in completing the repair or restoration as a result of any act, omission, neglect
or failure of Tenant or any of Tenant’s agents, employees, contractors or subcontractors or (c) Landlord does not receive insurance proceeds sufficient to cover the rent interruption during such period. Tenant shall not be entitled to any
compensation or damages from Landlord for loss of the use of the Premises, damage to Tenant’s personal property and trade fixtures or any inconvenience occasioned by such damage, repair or restoration. Tenant hereby waives the provisions of
Section 1932, Subdivision 2, and Section 1933, Subdivision 4, of the California Civil Code, and the provisions of any similar law hereinafter enacted. 
  
 10. EMINENT DOMAIN. If a part of the Project is taken by eminent domain or deed in lieu thereof which is so substantial that the Premises cannot
reasonably be used by Tenant for the operation of its business, then either party may terminate this Lease effective as of the date of the taking. If any substantial portion of the Project is taken without affecting the Premises, then Landlord may
terminate this Lease as of the date of such taking. Rent shall abate from the date of the taking in proportion to any part of the Premises taken. The entire award for a taking of any kind shall be paid to Landlord, and Tenant shall have no right to
share in the award. All obligations accrued to the date of the taking shall be performed by the party liable to perform said obligations, as set forth herein. Tenant hereby waives any and all rights it might otherwise have pursuant to Section
1265.130 of The California Code of Civil Procedure. 
  
 11.
RIGHTS RESERVED TO LANDLORD. 
  
 Landlord may exercise at
any time any of the following rights respecting the operation of the Project without liability to Tenant of any kind: 
  
 11.1 Name. To change the name of the Building or the Project, or the street address of the Building or the suite number of the Premises.

  
 11.2 Signs. To install, modify and/or maintain any
signs on the exterior and in the interior of the Building or on the Project, and to approve at its sole discretion, prior to installation, any of Tenant’s signs in the Premises visible from the common areas or the exterior of the Building.

  
 11.3 Window Treatments. To approve, at its discretion,
prior to installation, any shades, blinds, ventilators or window treatments of any kind, as well as any lighting within the Premises that may be visible from the exterior of the Building or any interior common area. 
  
 11.4 Keys. To retain and use at any time passkeys to enter the
Premises or any door within the Premises. Tenant shall not alter or add any lock or bolt. 
  

 19 

 11.5 Access. To have access to the Premises with twenty-four hours’ prior notice (except in
the case of an emergency, in which case Landlord shall have the right to immediate access) to inspect the Premises, to post notices of non-responsibility in connection with any Alterations, to make repairs, alterations, additions or improvements to
the Premises or Building, and to perform any other obligations of Landlord hereunder, all without abatement of Rent. 
  
 11.6 Preparation for Reoccupancy. To decorate, remodel, repair, alter or otherwise prepare the Premises for reoccupancy at any time after Tenant
abandons the Premises, without relieving Tenant of any obligation to pay Rent. 
  
 11.7 Heavy Articles. To approve the weight, size, placement and time and manner of movement within the Building of any safe, central filing system or other heavy article of Tenant’s property. Tenant shall
move its property entirely at its own risk. 
  
 11.8 Show
Premises. To show the Premises to prospective purchasers, tenants, brokers, lenders, mortgagees, investors, rating agencies or others at any reasonable time, provided that Landlord gives prior notice to Tenant and does not materially interfere
with Tenant’s use of the Premises. 
  
 11.9 Intentionally
omitted. 
  
 11.10 Use of Lockbox. To designate a lockbox
collection agent for collections of amounts due Landlord. In that case, the date of payment of Rent or other sums shall be the date of the agent’s receipt of such payment or the date of actual collection if payment is made in the form of a
negotiable instrument thereafter dishonored upon presentment. However, Landlord may reject any payment for all purposes as of the date of receipt or actual collection by mailing to Tenant within a reasonable time after such receipt or collection a
check equal to the amount sent by Tenant. 
  
 11.11 Repairs and
Alterations. To make repairs or alterations to the Project and in doing so transport any required material through the Premises, to close entrances, doors, corridors, elevators and other facilities in the Project, to open any ceiling in the
Premises, or to temporarily suspend services or use of common areas in the Building; provided that, subject to the next succeeding sentence, Landlord shall, in connection with the foregoing work, use commercially reasonable efforts to minimize
interference with Tenant’s business in the Premises and shall in all events provide Tenant with reasonable access to the Premises and notice reasonable under the circumstances. Landlord may perform any such repairs or alterations during
ordinary business hours, except that Tenant may require any work in the Premises to be done after business hours if Tenant pays Landlord for overtime and any other expenses incurred. Landlord may do or permit any work on any nearby building, land,
street, alley or way. 
  
 11.12 Building Services. To
install, use and maintain through the Premises, pipes, conduits, wires and ducts serving the Building, provided that such installation, use and maintenance does not unreasonably interfere with Tenant’s use of the Premises. 
  
 11.13 Use of Roof. To install, operate, maintain and repair any
satellite dish, antennae, equipment, or other facility on the roof of the Building or to use the roof of the 

  

 20 

 
Building in any other manner, or to allow any entity selected by Landlord to undertake the foregoing, provided that such installation, operation,
maintenance, repair or use does not unreasonably interfere with Tenant’s use of the Premises. 
  
 11.14 Other Actions. To take any other action which Landlord deems reasonable in connection with the operation, maintenance or preservation of the
Building and the Project. 
  
 12. EVENTS OF DEFAULT.

  
 12.1 Tenant’s Default. The occurrence of any one
or more of the following events (each, an “Event of Default”) shall constitute a breach of this Lease by Tenant: 
  
 (a) Tenant fails to pay any Rent when due, and such failure continues for five (5) days or more following Landlord’s notice of such failure.

  
 (b) Tenant fails to perform its obligations under Section
11.9 (Relocation), Section 16 (Subordination), Section 17 (Assignment and Sublease), Section 19 (Estoppel Certificate) or Section 28 (Hazardous Substances). 
  
 (c) Tenant vacates or abandons the Premises. 
  
 (d) Tenant fails to perform any obligation to Landlord under this Lease other than those described in Sections 12.1(a), 12.1(b) or 12.1(c) above, and
such failure continues for fifteen (15) days after written notice from Landlord or Landlord’s agent, except that if Tenant begins to cure its failure within the fifteen (15) day period but cannot reasonably complete its cure within such period,
then, so long as Tenant continues to diligently attempt to cure its failure, the fifteen (15) day period shall be extended to ninety (90) days, or such lesser period as is reasonably necessary to complete the cure. 
  
 (e) One of the following credit defaults occurs: 
  
 (i) Tenant (or any guarantor of Tenant’s obligations hereunder)
commences any proceeding under any law relating to bankruptcy, insolvency, reorganization or relief of debts, or seeks appointment of a receiver, trustee, custodian or other similar official for the Tenant (or the guarantor) or for any substantial
part of its property, or any such proceeding is commenced against Tenant (or the guarantor) and either remains undismissed for a period of thirty (30) days or results in the entry of an order for relief against Tenant (or the guarantor) which is not
fully stayed within seven (7) days after entry; 
  
 (ii) Tenant
(or any guarantor of Tenant’s obligations hereunder) becomes insolvent or bankrupt, does not generally pay its debts as they become due, or admits in writing its inability to pay its debts, or makes a general assignment for the benefit of
creditors; 
  
 (iii) Any third party obtains a levy or attachment
under process of law against Tenant’s leasehold interest. 
  
 Tenant acknowledges and agrees that, notwithstanding the foregoing provisions of this Section 12, Tenant shall be in default for purposes of Section 1161 of the California Code of 

  

 21 

 
Civil Procedure immediately following Tenant’s failure to perform or comply with any covenants, agreements, terms or conditions of this Lease to be
performed or observed by Tenant, including, without limitation, Tenant’s failure to pay Rent when due, and that any notices required to be given by Landlord under this Section 12 shall, in each case, be in lieu of, and not in addition to, any
notice required under Section 1161 of the California Code of Civil Procedure, and shall be deemed to satisfy the requirement, if any, that notice be given pursuant to such section. 
  
 12.2 Landlord Defaults. Landlord shall be in default hereunder if Landlord has not begun and pursued with reasonable
diligence the cure of any failure of Landlord to meet its obligations hereunder within thirty (30) days after the receipt by Landlord of written notice from Tenant of the alleged failure to perform. In no event shall Tenant have the right to
terminate or rescind this Lease as a result of Landlord’s default as to any covenant or agreement contained in this Lease. Tenant hereby waives such remedies of termination and rescission and hereby agrees that Tenant’s remedies for
default hereunder and for breach of any promise or inducement shall be limited to a suit for damages and/or injunction. In addition, Tenant hereby covenants that, prior to the exercise of any such remedies, Tenant will give notice and a reasonable
time to cure any default by Landlord to any holder of a mortgage or deed of trust encumbering Landlord’s interest in the Project of which Tenant has been given notice. Notwithstanding anything contained herein to the contrary, Landlord shall
not be in default under this Lease to the extent Landlord is unable to perform any of its obligations on account of any prevention, delay, stoppage due to strikes, lockouts, inclement weather, labor disputes, inability to obtain labor, materials,
fuels, energy or reasonable substitutes therefor, governmental restrictions, regulations, controls, actions or inaction, civil commotion, fire or other acts of god, national emergency, acts of war or terrorism or any other cause of any kind beyond
the reasonable control of Landlord (except financial inability). 
  
 13. LANDLORD REMEDIES. UPON ANY EVENT OF DEFAULT BY TENANT, LANDLORD SHALL HAVE THE FOLLOWING REMEDIES, IN ADDITION TO ALL OTHER RIGHTS AND REMEDIES PROVIDED BY LAW OR OTHERWISE PROVIDED IN THIS LEASE, TO WHICH LANDLORD MAY RESORT
CUMULATIVELY OR IN THE ALTERNATIVE: 
  
 13.1 Termination of
Lease. Landlord may elect by notice to Tenant to terminate this Lease, in which event, Tenant shall immediately vacate the Premises and deliver possession to Landlord. 
  
 13.2 Civil Code Section 1951.4 Remedy. Even though Tenant has breached this Lease, this Lease shall continue in
effect for so long as Landlord does not terminate Tenant’s right to possession, and Landlord shall have all of its rights and remedies, including the right, pursuant to California Civil Code Section 1951.4, to recover all rent as it becomes due
under this Lease, if Tenant has the right to sublet or assign, subject only to reasonable limitations. Acts of maintenance or preservation or efforts to relet the Premises or the appointment of a receiver upon initiative of Landlord to protect
Landlord’s interest under this Lease shall not constitute a termination of Tenant’s right to possession unless written notice of termination is given by Landlord to Tenant. 
  

 22 

 13.3 Lease Termination Damages. If Landlord elects to terminate this Lease, then this Lease shall
terminate on the date for termination set forth in such notice. Tenant shall immediately vacate the Premises and deliver possession to Landlord, and Landlord may repossess the Premises and may, at Tenant’s sole cost, remove any of Tenant’s
signs and any of its other property, without relinquishing its right to receive Rent or any other right against Tenant. On termination, Landlord has the right to recover from Tenant as damages: 
  
 (a) The worth at the time of award of unpaid Rent and other sums due and
payable which had been earned at the time of termination; plus 
  
 (b) The worth at the time of award of the amount by which the unpaid Rent and other sums due and payable which would have been earned after termination until the time of award exceeds the amount of such Rent 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 and other sums due and payable for the balance of the Term after the time of award exceeds the amount of such Rent 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 Tenant’s obligations under this Lease, or which, in the ordinary course of things, would be likely to result therefrom, including, without limitation, any costs or expenses incurred by
Landlord: (i) in retaking possession of the Premises; (ii) in maintaining, repairing, preserving, restoring, replacing, cleaning, altering or rehabilitating the Premises or any portion thereof, including such acts for reletting to a new tenant or
tenants; (iii) for leasing commissions; or (iv) for any other costs necessary or appropriate to relet the Premises; plus 
  
 (e) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by the laws of the
State of California. 
  
 The “worth at the time of
award” of the amounts referred to in Sections 13.3(a) and 13.3(b) is computed by allowing interest at the Interest Rate on the unpaid rent and other sums due and payable from the termination date through the date of award. The “worth at
the time of award” of the amount referred to in Section 13.3(c) 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%). Tenant waives redemption or
relief from forfeiture under California Code of Civil Procedure Sections 1174 and 1179, or under any other present or future law, if Tenant is evicted or Landlord takes possession of the Premises by reason of any Event of Default by Tenant
hereunder. 
  
 13.4 Landlord’s Remedies Cumulative.
All of Landlord’s remedies under this Lease shall be in addition to all other remedies Landlord may have at law or in equity, including, without limitation, the remedy described in California Civil Code Section 1951.4 (pursuant to which
Landlord may continue this Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes due if Tenant has the right to sublet or assign the Lease, subject to reasonable limitations). Waiver by Landlord of any breach of
any obligation by Tenant shall be 

  

 23 

 
effective only if it is in writing, and shall not be deemed a waiver of any other breach, or any subsequent breach of the same obligation. The possession of
Tenant’s funds, negotiation of Tenant’s negotiable instruments, or acceptance of Tenant’s payment by Landlord or its agents shall not constitute a waiver of any breach by Tenant, and if such possession, negotiation or acceptance
occurs after Landlord’s notice to Tenant, or termination of this Lease or of Tenant’s right to possession, such possession, negotiation or acceptance shall not affect such notice or termination. Acceptance of payment by Landlord after
commencement of a legal proceeding or final judgment shall not affect such proceeding or judgment. Landlord may advance such monies and take such other actions for Tenant’s account as reasonably may be required to cure or mitigate any default
by Tenant. Tenant shall immediately reimburse Landlord for any such advance, and such sums shall bear interest at the Interest Rate until paid. 
  
 13.5 WAIVER OF TRIAL BY JURY. TO THE EXTENT PERMITTED BY APPLICABLE LAW, EACH PARTY WAIVES TRIAL BY JURY IF ANY LEGAL PROCEEDING IS BROUGHT BY
THE OTHER IN CONNECTION WITH THIS LEASE. EACH PARTY SHALL BRING ANY ACTION AGAINST THE OTHER IN CONNECTION WITH THIS LEASE IN A FEDERAL OR STATE COURT LOCATED IN CALIFORNIA, CONSENTS TO THE JURISDICTION OF SUCH COURTS, AND WAIVES ANY RIGHT TO HAVE
ANY PROCEEDING TRANSFERRED FROM SUCH COURTS ON THE GROUND OF IMPROPER VENUE OR INCONVENIENT FORUM. THE PROVISIONS OF THIS SECTION 13.5 SHALL SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. 
  
 14. SURRENDER. Upon the expiration or earlier termination of this
Lease for any reason, Tenant shall surrender the Premises to Landlord in its condition existing as of the date Landlord delivers possession of the Premises to Tenant, normal wear and tear and damage by fire or other casualty excepted, with all
interior walls repaired and repainted if marked or damaged, all carpets shampooed and cleaned, all broken, marred or nonconforming acoustical ceiling tiles replaced, all windows washed, the plumbing and electrical systems and lighting in good order
and repair, including replacement of any burned out or broken light bulbs or ballasts, the HVAC equipment serviced and repaired by a reputable and licensed service firm acceptable to Landlord, and all floors cleaned and waxed, all to the reasonable
satisfaction of Landlord. Tenant shall remove from the Premises and the Project all of Tenant’s trade fixtures, furniture, moveable equipment and other personal property, and any Alterations which Landlord elects to be removed pursuant to
Section 5.4, and shall restore the Premises to its condition prior to their installation, including, without limitation, repairing all damage caused by the installation or removal of any of the foregoing items. If Tenant does not timely remove such
property, then Tenant shall be conclusively presumed to have, at Landlord’s election: (a) conveyed such property to Landlord without compensation or (b) abandoned such property, and Landlord may dispose of or store any part thereof in any
manner at Tenant’s sole cost, without waiving Landlord’s right to claim from Tenant all expenses arising out of Tenant’s failure to remove the property, and without liability to Tenant or any other person. Landlord shall have no duty
to be a bailee of any such personal property. If Landlord elects to consider such property abandoned, Tenant shall be liable to Landlord for the costs of: (i) removal of any such Alterations or personal property, (ii) storage, transportation, and
disposition of the same, and (iii) repair and restoration of the Premises, together with interest thereon at the Interest Rate from the date of expenditure by Landlord. 
  

 24 

 15. HOLDOVER. Tenant shall have no right to holdover possession of the Premises after the
expiration or termination of this Lease without Landlord’s prior written consent which Landlord may withhold in its sole and absolute discretion. If, however, Tenant retains possession of any part of the Premises after the Term, Tenant shall
become a tenant at sufferance only, for the entire Premises upon all of the terms of this Lease as might be applicable to such tenancy, except that Tenant shall pay (a) for the first thirty (30) days of such holding over, an amount equal to one
hundred fifty percent (150%) of the Base Rent and Capital Expense Rent payable by Tenant immediately prior to such holding over; and (b) thereafter, an amount equal to two hundred percent (200%) of the Base Rent and Capital Expense Rent payable by
Tenant immediately prior to such holding over (without regard to any abatements of Rent on account of casualty or otherwise), computed on a monthly basis for each full or partial month Tenant remains in possession. Tenant shall also protect, defend,
indemnify and hold Landlord harmless from and against all Claims resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and any lost
profits to Landlord resulting therefrom. No acceptance of Rent or other payments by Landlord under these holdover provisions shall operate as a waiver of Landlord’s right to regain possession or any other of Landlord’s remedies.

  
 16. SUBORDINATION TO GROUND LEASES AND MORTGAGES.

  
 16.1 Subordination. This Lease shall be subordinate to
any present or future ground lease or mortgage respecting the Project, and any amendments to such ground lease or mortgage, at the election of the ground lessor or mortgagee (a “Security Holder”), as the case may be, effected by
notice to Tenant in the manner provided in this Lease. The subordination shall be effective upon such notice, but at the request of Landlord or such Security Holder, Tenant shall within ten (10) days after the request, execute and deliver to the
requesting party any reasonable documents provided to evidence the subordination. Any mortgagee has the right, at its sole option, to subordinate its mortgage to the terms of this Lease, without notice to, nor the consent of, Tenant. 
  
 16.2 Termination of Ground Lease or Foreclosure of Mortgage. If any
ground lease is terminated or mortgage foreclosed or deed in lieu of foreclosure given and the Security Holder or purchaser at a foreclosure sale shall thereby become the owner of the Project, Tenant shall attorn to such Security Holder or purchaser
without any deduction or setoff by Tenant, and this Lease shall continue in effect as a direct lease between Tenant and such Security Holder or purchaser. The Security Holder or purchaser shall be liable as Landlord only during the time such
Security Holder or purchaser is the owner of the Project. At the request of Landlord or any Security Holder, Tenant shall execute and deliver within ten (10) days after the request any document furnished by the requesting party to evidence
Tenant’s agreement to attorn. 
  
 16.3 Security
Deposit. Any Security Holder shall be responsible for the return of any security deposit by Tenant only to the extent the security deposit, if any, is received by such Security Holder. 
  
 16.4 Notice and Right to Cure. Tenant agrees to send by registered or
certified mail to any Security Holder identified in a notice from Landlord to Tenant, a copy of any notice of default sent by Tenant to Landlord. If Landlord fails to cure such default within the required 

  

 25 

 
time period under this Lease, but any Security Holder begins to cure within ten (10) days after such period and proceeds diligently to complete such cure,
then such Security Holder shall have such additional time as is necessary to complete such cure, including any time necessary to obtain possession if possession is necessary to cure, and Tenant shall not begin to enforce its remedies so long as the
cure is being diligently pursued. 
  
 16.5 Definitions. As
used in this Section 16, “mortgage” shall include “trust deed” and “deed of trust”; “mortgagee” shall include “trustee”, “beneficiary” and the mortgagee of any ground lessee; and
“ground lessor”, “mortgagee”, and “purchaser at a foreclosure sale” shall include, in each case, all of its successors and assigns, however remote. 
  
 17. ASSIGNMENT AND SUBLEASE. 
  
 17.1 In General. Tenant shall not, without Landlord’s prior written consent, in each case: (a) make or allow any
assignment or transfer, by operation of law or otherwise, of any part of Tenant’s interest in this Lease, (b) sublet any part of the Premises, or (c) permit anyone other than Tenant and its employees to occupy any part of the Premises (all of
the foregoing are hereinafter sometimes referred to individually as a “Transfer”, and collectively as “Transfers”, any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as
a “Transferee”, and any person by whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferor”). Tenant shall remain primarily liable for all of its obligations under this
Lease, notwithstanding any Transfer. No consent granted by Landlord shall be deemed to be a consent to any subsequent Transfer. Tenant shall pay all of Landlord’s attorneys’ fees and other expenses incurred in connection with any consent
requested by Tenant or in considering any proposed Transfer. Any Transfer without Landlord’s prior written consent shall be void. If Tenant shall assign this Lease or sublet or otherwise Transfer the Premises, or any portion thereof, any rights
of Tenant to renew this Lease, to extend the Term or to lease additional space in the Project shall be extinguished thereby and will not be transferred to the Transferee, all such rights being personal to the Tenant named herein. In addition, Tenant
shall not, without Landlord’s prior written consent, which Landlord may withhold in its sole discretion, mortgage, pledge or encumber this Lease, the term or estate hereby granted or any interest hereunder. 
  
 17.2 Landlord’s Consent. Landlord will not unreasonably withhold
its consent to any proposed Transfer. It shall be reasonable for Landlord to withhold its consent to any Transfer if (a) Tenant is in default under this Lease, (b) the proposed Transferee is a tenant in the Project or an affiliate of such a tenant
or a party that Landlord has identified as a prospective tenant in the Project or in another project owned by Landlord in the vicinity of the Project, (c) the financial responsibility, nature of business, and character of the proposed Transferee are
not all reasonably satisfactory to Landlord, (d) in the reasonable judgment of Landlord the purpose for which the Transferee intends to use the Premises (or a portion thereof) is not in keeping with Landlord’s standards for the Building or are
in violation of the terms of this Lease or any other leases in the Project, (e) the proposed Transferee is a government entity, (f) the proposed Transfer is between a Transferee of Tenant and a third party, or (g) the proposed effective rent under
the sublease or other Transfer is less than the effective rent then being quoted by Landlord for comparable space in the Building for a comparable term, calculated using a present value analysis; or if no comparable space in the Building is
available for lease for 

  

 26 

 
a comparable term at the time of the proposed Transfer, then it shall be reasonable for Landlord to withhold its consent to such Transfer if the effective
rent charged to such proposed Transferee is less than the fair market rental value of the proposed Transfer Premises (as defined in Section 17.3 below) as of the date of the proposed Transfer, as determined by Landlord. The foregoing shall not
exclude any other reasonable basis for Landlord to withhold its consent. 
  
 17.3 Procedure. Tenant shall notify Landlord of any proposed Transfer at least twenty (20) days prior to its proposed effective date. The notice shall include the name and address of the proposed Transferee,
its corporate affiliates in the case of a corporation and its partners in the case of a partnership, a description of the portion of the Premises that is subject to the Transfer (the “Transfer Premises”), a calculation of the
Transfer Premium (as defined in Section 17.5 below) payable in connection with the Transfer, an executed copy of the proposed Transfer agreement, and sufficient information to permit Landlord to determine the financial responsibility and character
of the proposed Transferee (including, without limitation, the most recent financial statements for the proposed Transferee). As a condition to the effectiveness of any assignment of this Lease, the assignee shall execute and deliver to Landlord, at
least fifteen (15) days prior to the effective date of the assignment, Landlord’s standard form of Consent to Assignment, providing for, among other things, an assumption of all of the obligations of Tenant under this Lease. As a condition to
the effectiveness of any other Transfer, Transferee shall execute and deliver to Landlord, at least fifteen (15) days prior to the effective date of such Transfer, Landlord’s standard consent form, providing, among other things, (a) the
Transferee’s obligation to indemnify Landlord and the other Landlord Parties consistent with Tenant’s indemnification obligations in Section 8.2 above, and (b) the Transferee’s agreement that any such Transfer shall be subordinate and
subject to the provisions of this Lease, and if this Lease shall be terminated during the term of any such Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Transfer Premises by any lawful means, or
(ii) require that the Transferee attorn to and recognize Landlord as its landlord under any such Transfer. If Tenant shall default and fail to cure within the time permitted for cure under Section 12 above, Landlord is hereby irrevocably authorized,
as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such
default is cured. 
  
 17.4 Change of Management or
Ownership. Any transfer of the direct or indirect power to affect the management or policies of Tenant or direct or indirect change in 51% or more of the ownership interest in Tenant shall constitute an assignment of this Lease. 
  
 17.5 Transfer Premium. 
  
 (a) If Landlord consents to a Transfer, as a condition thereto which the
parties hereby agree is reasonable, Landlord shall be entitled to receive, as Additional Rent hereunder, any Transfer Premium derived from such Transfer. As used herein, the term “Transfer Premium” means (i) in the case of an
assignment, any consideration (including, without limitation, payment for leasehold improvements) paid by the assignee on account of such assignment, and (ii) in the case of any other Transfer, all rent, additional rent or other consideration paid
by the Transferee to the Transferor pursuant to such Transfer in excess of the base rent and additional rent payable by such Transferor during the term of the Transfer on a per 

  

 27 

 
rentable square foot basis. Payment of the Transfer Premium due Landlord hereunder shall be a joint and several obligation of Tenant and the Transferee, and
shall be made to Landlord as follows: (1) in the case of an assignment, the Transferor shall pay the Transfer Premium to Landlord within ten (10) days after the Transferor receives the consideration described in clause (i) above; and (2) in the case
of any other Transfer, on the first day of each month during the term of the Transfer, the Transferee shall pay directly to Landlord the amount by which the rent, additional rent or other consideration due from the Transferee for such month exceeds
the base rent and additional rent payable by the applicable Transferor for said month which is allocable to the Transfer Premises. 
  
 (b) Upon Landlord’s request, Transferor shall provide Landlord with reasonable documentation of Transferor’s calculation of the Transfer
Premium. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant, and any other Transferor, relating to a Transfer, and shall have the right to make copies thereof. If
the Transfer Premium respecting any Transfer shall be found to be understated, Tenant shall within ten (10) days after demand pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay Landlord’s costs of such audit.

  
 17.6 Recapture. In the case of a proposed assignment,
sublease or other Transfer, Landlord may terminate this Lease as to the Transfer Premises by giving Tenant written notice (the “Recapture Notice”) within thirty (30) days after Landlord’s receipt of the proposed fully executed
Transfer agreement submitted by Tenant for Landlord’s consent. Such termination shall be effective as of the termination date set forth in Landlord’s Recapture Notice, and all obligations of Landlord and Tenant under this Lease as to such
terminated space shall expire as of such termination date, except those that expressly survive any termination of this Lease. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, the
Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease as so amended shall continue thereafter in
full force and effect, and upon request of either party, the parties shall execute written confirmation of the same. 
  
 17.7 Tenant Remedies. Notwithstanding anything to the contrary in this Lease, if Tenant claims that Landlord has unreasonably withheld or delayed
its consent under this Section 17 or otherwise has breached or acted unreasonably under this Section 17, Tenant’s sole remedy shall be declaratory judgment and an injunction for the relief sought without any monetary damages, and Tenant hereby
waives all other remedies, including, without limitation, any right provided under California Civil Code Section 1995.310 or other applicable laws to terminate this Lease. Tenant shall indemnify, defend and hold harmless Landlord from any and all
Claims involving any third party or parties (including without limitation Tenant’s broker or proposed transferee) who claim they were damaged by Landlord’s withholding or conditioning of Landlord’s consent, unless it is determined by
a court of competent jurisdiction that Landlord has withheld or conditioned its consent to Tenant’s proposed Transfer in bad faith. 
  
 18. CONVEYANCE BY LANDLORD. If Landlord shall at any time transfer its interest in the Project or this Lease, Landlord shall be released from any
obligations occurring after such transfer, except the obligation to return to Tenant any security deposit not delivered to its transferee, and Tenant shall look solely to Landlord’s successors for performance of such obligations. This Lease
shall not be affected by any such transfer. 
  

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 19. ESTOPPEL CERTIFICATE. Each party shall, within ten (10) days after receiving a request from
the other party, execute, acknowledge in recordable form, and deliver to the other party or its designee a certificate stating, subject to a specific statement of any applicable exceptions, that this Lease as amended to date is in full force and
effect, that Tenant is paying Rent and other charges on a current basis, and that to the best of the knowledge of the certifying party, the other party has committed no uncured defaults and has no offsets or claims. The certifying party may also be
required to state the date of commencement of payment of Rent, the Commencement Date, the Termination Date, the Base Rent and Capital Expense Rent estimates, the status of any improvements required to be completed by Landlord, the amount of any
security deposit, and such other matters as may be reasonably requested. Tenant’s failure to execute or deliver an estoppel certificate in the required time period shall constitute an acknowledgment by Tenant that the statements included in the
estoppel certificate are true and correct, without exception. Tenant’s failure to execute or deliver an estoppel certificate or other document or instrument required under this Section 19 in a timely manner shall be a material breach of this
Lease. 
  
 20. LEASE DEPOSIT. 
  
 20.1 Prepaid Rent and Security Deposit. Tenant shall deposit with
Landlord on the date Tenant executes and delivers this Lease the cash sums set forth in the Schedule for both Prepaid Rent and Security Deposit (collectively, the “Lease Deposit”). The Prepaid Rent shall be applied by Landlord as
set forth in Section 2.1(a) above. The Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of all its obligations under this Lease. 
  
 20.2 Application of Security Deposit. Tenant agrees that, if Tenant fails to pay any Rent, or otherwise defaults with
respect to any provision of this Lease, Landlord may (but shall not be obligated to), and without prejudice to any other remedy available to Landlord, use, apply or retain all or any portion of the Security Deposit for the payment of any Rent in
default or for the payment of any other sum to which Landlord may become obligated by reason of Tenant’s default, or to compensate Landlord for any loss or damage which Landlord may suffer thereby, including, without limitation, prospective
damages and damages recoverable pursuant to California Civil Code Section 1951.2. If Landlord uses or applies all or any portion of the Security Deposit as provided above, Tenant shall, within three (3) business days after demand therefor, deposit
cash with Landlord in an amount sufficient to restore the Security Deposit to the full amount thereof, and Tenant’s failure to do so shall, at Landlord’s option, be an Event of Default under this Lease with no opportunity to cure. If
Tenant performs all of Tenant’s obligations hereunder, the Security Deposit, or so much thereof as has not theretofore been applied by Landlord, shall be returned to Tenant (or, at Landlord’s option, to the last assignee, if any, of
Tenant’s interest hereunder) within thirty (30) days following the later to occur of (a) the expiration of the Term of this Lease or (b) Tenant’s vacation and surrender of the Premises in accordance with the requirements of this Lease.
Tenant waives the provisions of California Civil Code Section 1950.7, or any similar or successor laws now or hereinafter in effect, that restrict Landlord’s use or application of the Deposit, or that provide specific time periods for return of

  

 29 

 
the Deposit. Landlord shall not be deemed to hold the Security Deposit in trust nor be required to keep the Security Deposit separate from its general funds,
and Tenant shall not be entitled to any interest on the Security Deposit. The Security Deposit shall not be construed as an advance payment of Rent nor liquidated damages, and if Landlord’s claims hereunder exceed the Security Deposit, Tenant
shall remain liable for the balance of such claims. 
  
 20.3
Transfer of Security Deposit. If Landlord transfers its interest in the Project or this Lease, Landlord may transfer the Security Deposit to its transferee. If Landlord so transfers the Security Deposit, Landlord shall have no further
obligation to return the Security Deposit to Tenant, and Tenant’s right to the return of the Security Deposit shall apply solely against Landlord’s transferee. 
  
 21. Intentionally omitted. 
  
 22. NOTICES. All notices, consents, approvals and similar communications to be given by one party to the other under this Lease, shall be given in
writing, mailed or personally delivered as follows: 
  
 22.1
Landlord. To Landlord as follows: 
  
 CarrAmerica Realty Operating Partnership, L.P. 
 1810 Gateway Drive, Suite 150 
 San Mateo, CA 94404 
 Attn: Market Officer 
  
 with a copy to:

  
 CarrAmerica Realty Operating Partnership,
L.P. 
 1850 K Street, N.W., Suite 500 
 Washington, D.C. 20006 
 Attn: Lease Administration 
  
 or
to such other person at such other address as Landlord may designate by notice to Tenant. 
  
 22.2 Tenant. To Tenant as follows: 
  
 Portalplayer, Inc. 
 70 Plumeria Drive 
 San Jose, CA 95134 
 Attn: Chief Financial Officer 
  
 or to such other person
at such other address as Tenant may designate by notice to Landlord. 
  
 Mailed notices shall be sent by United States certified or registered mail, or by a reputable national overnight courier service, postage prepaid. Mailed notices shall be deemed to have been given on the earlier of actual delivery or three
(3) business days after posting in the 

  

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United States mail in the case of registered or certified mail, and one (1) business day in the case of overnight courier. Tenant hereby appoints as its
agent to receive the service of process in any action, or any notice required by law to be given prior to the commencement of any action, for recovery of possession of the Premises or any part thereof, and to receive service of all notices hereunder
(including dispossessory or distraint proceedings and notices thereunder), the person in charge of or occupying the Premises at the time, and, if no person shall be in charge of or occupying the same, then such service may be made by attaching the
same on the main entrance of the Premises. 
  
 23. QUIET
POSSESSION. So long as Tenant shall perform all of its obligations under this Lease, Tenant shall enjoy peaceful and quiet possession of the Premises against any party claiming through the Landlord, subject to all of the terms of this Lease.

  
 24. REAL ESTATE BROKERS. Tenant represents to Landlord
that Tenant has not dealt with any real estate broker with respect to this Lease except for any broker(s) listed in the Schedule, and no other broker is in any way entitled to any broker’s fee or other payment in connection with this Lease.
Tenant shall indemnify and defend Landlord against any Claims by any other broker or third party for any payment of any kind in connection with this Lease. 
  
 25. MISCELLANEOUS. 
  
 25.1 Successors and Assigns. Subject to the limits on Tenant’s assignment contained in Section 17, the provisions of this Lease shall be
binding upon and inure to the benefit of all successors and assigns of Landlord and Tenant. 
  
 25.2 Date Payments Are Due. Except for payments to be made by Tenant under this Lease which are due upon demand or are due in advance (such as Base Rent), and except as otherwise expressly provided in this
Lease, Tenant shall pay to Landlord any amount for which Landlord renders a statement of account within ten (10) days after Tenant’s receipt of Landlord’s statement. 
  
 25.3 Meaning of “Landlord”, “Re-Entry”, “including” and “Affiliate”. The term
“Landlord” means only the owner of the Project and the lessor’s interest in this Lease from time to time. The words “re-entry” and “re-enter” are not restricted to their technical legal meaning. The words
“including” and similar words shall mean “without limitation.” The word “affiliate” shall mean a person or entity controlling, controlled by or under common control with the applicable entity. “Control” shall
mean the power directly or indirectly, by contract or otherwise, to direct the management and policies of the applicable entity. 
  
 25.4 Time of the Essence. Time is of the essence of each provision of this Lease. 
  
 25.5 No Option. The submission of this Lease to Tenant for review or execution does not create an option or
constitute an offer to Tenant to lease the Premises on the terms and conditions contained herein or a reservation of the Premises in favor of Tenant, and this Lease shall not become effective unless and until it has been executed and delivered by
both Landlord and Tenant. 
  

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 25.6 Severability. If any provision of this Lease is determined to be invalid, illegal or
unenforceable, then such provision will be enforced to the maximum extent possible and the other provisions will remain fully effective and enforceable. 
  
 25.7 Governing Law. This Lease shall be governed in all respects by the laws of the state in which the Project is located, without regard to the
principles of conflicts of laws. 
  
 25.8 Lease
Modification. Tenant agrees to modify this Lease in any way requested by a mortgagee which does not cause increased expense to Tenant or otherwise materially adversely affect Tenant’s interests under this Lease. 
  
 25.9 No Oral Modification. No modification of this Lease shall be
effective unless it is a written modification signed by both parties. 
  
 25.10 Landlord’s Right to Cure. If Tenant fails to perform any obligations under this Lease, Landlord may cure any such failure on Tenant’s behalf and any expenses incurred shall constitute Additional Rent due from Tenant
on demand by Landlord. 
  
 25.11 Captions. The captions
used in this Lease shall have no effect on the construction of this Lease. 
  
 25.12 Authority. Landlord and Tenant each represents to the other that it has full power and authority to execute and perform this Lease. 
  
 25.13 Landlord’s Enforcement of Remedies. Landlord may enforce any of its remedies under this Lease either in
its own name or through an agent. 
  
 25.14 Entire
Agreement. This Lease, together with all Exhibits, constitutes the entire agreement between the parties. No representations or agreements of any kind have been made by either party which are not contained in this Lease. 
  
 25.15 Landlord’s Title. Landlord’s title shall always be
paramount to the interest of Tenant, and nothing in this Lease shall empower Tenant to do anything which might in any way impair Landlord’s title. 
  
 25.16 Light and Air Rights. Landlord does not grant in this Lease any rights to light and air in connection with Project. Landlord reserves to
itself, the Project, the Building below the improved floor of each floor of the Premises, the Building above the ceiling of each floor of the Premises, the exterior of the Premises and the areas on the same floor outside the Premises, along with the
areas within the Premises required for the installation and repair of utility lines and other items required to serve other tenants of the Building. 
  
 25.17 Singular and Plural; Joint and Several Liability. Wherever appropriate in this Lease, a singular term shall be construed to mean the plural
where necessary, and a plural term the singular. For example, if at any time two parties shall constitute Landlord or Tenant, then the relevant term shall refer to both parties together. If more than one individual or entity comprises Tenant, the
obligations imposed on each individual or entity that comprises Tenant under this Lease shall be joint and several. 
  

 32 

 25.18 No Recording by Tenant. Tenant shall not record in any public records any memorandum or any
portion of this Lease. 
  
 25.19 Exclusivity. Landlord does
not grant to Tenant in this Lease any exclusive right except the right to occupy the Premises. 
  
 25.20 No Construction Against Drafting Party. The rule of construction that ambiguities are resolved against the drafting party shall not apply to this Lease. 
  
 25.21 Survival. The waivers of claims or rights, the releases and the
obligations of Tenant under this Lease to indemnify, protect, defend and hold harmless Landlord and other Landlord Parties shall survive the expiration or earlier termination of this Lease, and so shall all other obligations or agreements of
Landlord or Tenant hereunder which by their terms survive the expiration or earlier termination of this Lease. 
  
 25.22 Rent Not Based on Income. No Rent or other payment in respect of the Premises shall be based in any way upon net income or profits from the
Premises. Tenant may not enter into or permit any sublease or license or other agreement in connection with the Premises which provides for a rental or other payment based on net income or profit. 
  
 25.23 Building Manager and Service Providers. Landlord may perform any
of its obligations under this Lease through its employees or third parties hired by the Landlord. 
  
 25.24 Late Charge and Interest on Late Payments. Without limiting the provisions of Section 12.1, if Tenant fails to pay any installment of Rent or
other charge to be paid by Tenant pursuant to this Lease within five (5) business days after the same becomes due and payable, then Tenant shall pay a late charge equal to the greater of five percent (5%) of the amount of such payment or $250. In
addition, interest shall be paid by Tenant to Landlord on any late payments of Rent from the date due until paid at the rate provided in Section 2.6(b). Such late charge and interest shall constitute Additional Rent due and payable by Tenant to
Landlord upon the date of payment of the delinquent payment referenced above. 
  
 25.25 Tenant’s Financial Statements. Within ten (10) days after Landlord’s written request therefor (which may be made only in connection with a default by Tenant or a bona fide sale, financing or
other similar transaction involving the Project),, Tenant shall deliver to Landlord the current audited annual and quarterly financial statements of Tenant, and annual audited financial statements of the two (2) years prior to the current
year’s financial statements, each with an opinion of a certified public accountant, including a balance sheet and profit and loss statement for the most recent prior year, all prepared in accordance with generally accepted accounting principles
consistently applied. 
  
 25.26 Attorneys’ Fees. In
any arbitration, quasi-judicial or administrative proceedings or any action in any court of competent jurisdiction, brought by either party to enforce any covenant or any of such party’s rights or remedies under this Lease, including any action
for declaratory relief, or any action to collect any payments required under this Lease or to quiet title against the other party, the prevailing party shall be entitled to reasonable attorneys’ fees and all costs, expenses and disbursements in
connection with such action, including the costs of reasonable investigation, preparation and professional or expert consultation, which 
  

 33 

 
sums may be included in any judgment or decree entered in such action in favor of the prevailing party. In addition, Tenant shall pay the attorneys’
fees and other costs Landlord incurs in enforcing this Lease where an action or proceeding is not brought. 
  
 25.27 Other Improvements. If portions of the Project or property adjacent to the Project (collectively, the “Other Improvements”)
are owned by an entity other than Landlord, Landlord, at its option, may enter into an agreement with the owner or owners of any of the Other Improvements to provide (a) for reciprocal rights of access, use and/or enjoyment of the Project and the
Other Improvements, (b) for the common management, operation, maintenance, improvement and/or repair of all or any portion of the Project and all or any portion of the Other Improvements, (c) for the allocation of a portion of Amortized Capital
Expenditures to the Other Improvements and the allocation of a portion of any capital expenditures for the Other Improvements to the Project, (d) for the use or improvement of the Other Improvements and/or the Project in connection with the
improvement, construction, and/or excavation of the Other Improvements and/or the Project, and (e) for any other matter which Landlord deems appropriate or necessary. Nothing contained herein shall be deemed or construed to limit or otherwise affect
Landlord’s right to sell all or any portion of the Project or any other of Landlord’s rights described in this Lease. 
  
 25.28 Security. Landlord shall be the sole determinant of the type and amount of security services to be provided to the Project, if any. In all
events, Landlord shall not be liable to Tenant, and Tenant hereby waives any claim against Landlord, for (a) any unauthorized or criminal entry of third parties into the Premises, the Building or the Project, (b) any damage to persons, or (c) any
loss of property in and about the Premises, the Building or the Project, by or from any unauthorized or criminal acts of third parties, regardless of any action, inaction, failure, breakdown, malfunction and/or insufficiency of the security services
provided by Landlord. 
  
 26. UNRELATED BUSINESS INCOME. If
Landlord is advised by its counsel at any time that any part of the payments by Tenant to Landlord under this Lease may be characterized as unrelated business income under the United States Internal Revenue Code and its regulations, then Tenant
shall enter into any amendment proposed by Landlord to avoid such income, so long as the amendment does not require Tenant to make more payments or accept fewer services from Landlord, than this Lease provides. 
  
 27. BUILDING RENOVATIONS. It is specifically understood and agreed
that Landlord has made no representation or warranty to Tenant and has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no representations respecting
the condition of the Premises or the Building have been made by Landlord to Tenant except as specifically set forth herein. However, Tenant hereby acknowledges that Landlord may during the Lease Term renovate, improve, alter, or modify
(collectively, the “Renovations”) the Project, the Building and/or the Premises including without limitation the parking structure, common areas, systems and equipment, roof, and structural portions of the same, which Renovations
may include, without limitation, (a) installing sprinklers in the Building common areas and tenant spaces, (b) modifying the common areas and tenant spaces to comply with Governmental Requirements, including regulations relating to the physically
disabled, seismic conditions, and building safety and security, and (c) installing new floor covering, lighting, and wall coverings in the Building 

  

 34 

 
common areas, and in connection with any Renovations, Landlord may, among other things, erect scaffolding or other necessary structures in the Building,
limit or eliminate access to portions of the Project, including portions of the common areas, or perform work in the Building, which work may create noise, dust or leave debris in the Building. Tenant hereby agrees that such Renovations and
Landlord’s actions in connection with such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no responsibility or for any reason be liable to Tenant for any
direct or indirect injury to or interference with Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of
Tenant’s personal property or improvements resulting from the Renovations or Landlord’s actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or Landlord’s actions.

  
 28. HAZARDOUS SUBSTANCES. 
  
 28.1 Prohibition Against Hazardous Substances. 
  
 (a) Tenant shall not cause or permit any Hazardous Substances to be brought
upon, produced, stored, used, discharged or disposed of in or near the Project without Landlord’s prior written consent, which Landlord may give or withhold in its sole discretion. Any handling, transportation, storage, treatment, disposal or
use of any Hazardous Substances in or about the Project by Tenant, its agents, employees, contractors or invitees shall strictly comply with all applicable Governmental Requirements. Tenant shall be solely responsible for obtaining and complying
with all permits necessary for the maintenance and operation of its business, including, without limitation, all permits governing the use, handling, storage, treatment, transport, discharge and disposal of Hazardous Substances. Tenant shall
indemnify, defend and hold Landlord harmless from and against any Claims (including, without limitation, diminution in value of the Premises or the Project, damages for the loss or restriction on use of leasable space or of any amenity of the
Premises or the Project, damages arising from any adverse impact on marketing of space in the Project, Remedial Work, and sums paid in settlement of claims) which result from or arise out of the use, storage, treatment, transportation, release, or
disposal of any Hazardous Substances on or about the Project by Tenant or any Tenant Parties. 
  
 (b) Landlord shall have the right, at any time, but not more than two (2) times in any calendar year (unless Landlord has reasonable cause to believe that Tenant has failed to fully comply with the provisions of this
Section 28, or unless required by any lender or governmental agency), to inspect the Premises and conduct tests and investigations to determine whether Tenant is in compliance with the provisions of this Section 28. The costs of all such
inspections, tests and investigations shall be borne solely by Tenant. The foregoing rights granted to Landlord shall not, however, create (i) a duty on Landlord’s part to inspect, test, investigate, monitor or otherwise observe the Premises or
the activities of Tenant or any Tenant Party with respect to Hazardous Substances, including, but not limited to, Tenant’s operation, use or remediation thereof, or (ii) liability on the part of Landlord or any Landlord Party for Tenant’s
use, storage, treatment, transportation, release, or disposal of any Hazardous Substances, it being understood that Tenant shall be solely responsible for all liability in connection therewith. 
  

 35 

 28.2 Landlord Notification. Tenant shall promptly provide Landlord with complete copies of all
documents, correspondence and other written materials directed to or from, or relating to, Tenant concerning environmental issues at the Premises or the Project, including, without limitation, documents relating to the release, potential release,
investigation, compliance, cleanup and abatement of Hazardous Substances, and any claims, causes of action or other legal documents related to same. Within twenty-four (24) hours of any unauthorized release, spill or discharge of Hazardous
Substances, in, on, or about the Premises or Project, Tenant shall provide written notice to Landlord fully describing the event. Tenant shall also provide Landlord with a copy of any document or correspondence submitted by or on behalf of Tenant to
any regulatory agency as a result of or in connection with the unauthorized release, spill or discharge. Within twenty-four (24) hours of receipt by Tenant of any warning, notice of violation, permit suspension or similar disciplinary measure
relating to Tenant’s actual or alleged failure to comply with any environmental law, rule, regulation, ordinance or permit, Tenant shall provide written notice to Landlord. 
  
 28.3 Remedial Work. If any investigation or monitoring of site conditions or any clean-up, containment, restoration,
removal or remediation of Hazardous Substances (collectively, “Remedial Work”) is required under any Governmental Requirements, then Tenant shall perform or cause to be performed the Remedial Work in compliance with Governmental
Requirements or, at Landlord’s option, Landlord may cause such Remedial Work to be performed and Tenant shall reimburse Landlord for the reasonable costs thereof within thirty (30) days after demand therefor. All Remedial Work performed by
Tenant shall be performed by one or more contractors, selected by Tenant and approved in advance in writing by Landlord, and under the supervision of a consulting engineer selected by Tenant and approved in advance in writing by Landlord. All costs
and expenses of such Remedial Work shall be paid by Tenant, including, without limitation, the charges of such contractor(s), the consulting engineer and Landlord’s reasonable attorneys’ and experts’ fees and costs incurred in
connection with monitoring or review of such Remedial Work. 
  
 28.4 Environmental Questionnaire. Prior to execution of this Lease, Tenant shall complete, execute and deliver to Landlord an Environmental Questionnaire and Disclosure Statement. The completed Environmental Questionnaire shall be
deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely fully on the information contained therein. Tenant shall immediately update and resubmit to Landlord the Environmental Questionnaire if changes occur in the
nature, content, handling, storage, use, treatment, transport, discharge, or disposal of the Hazardous Substances described therein. Attached hereto as Exhibit E is a form of Environmental Questionnaire to be executed in accordance with the
foregoing provision. 
  
 28.5 Survival. Tenant’s
obligations under this Section 28 shall survive the expiration or earlier termination of this Lease until all Claims within the scope of this Section 28 are fully, finally, and absolutely barred by the applicable statutes of limitations. If it is
determined by Landlord that the condition of all or any portion of the Premises, the Building or the Project is not in compliance with the provisions of this Section 28, including, but not limited to all applicable Governmental Requirements relating
to Hazardous Substances, at the expiration or earlier termination of this Lease, then Landlord, in its sole discretion, may require Tenant to hold over possession of the Premises until Tenant can surrender the Premises to Landlord in the 

  

 36 

 
condition required under Section 14 above and in full compliance with the provisions of this Section 28. The burden of proof under this Section 28.5 shall be
upon Tenant. For purposes of Section 14, the term “normal wear and tear” shall not include any deterioration in the condition or diminution of the value of any portion of the Premises, the Building or the Project in any manner whatsoever
related directly or indirectly to Hazardous Substances. Any such holdover by Tenant shall be with Landlord’s consent, will not be terminable by Tenant in any event or circumstance and will otherwise be subject to Section 15 above. 

 
 28.6 Landlord Representation. Landlord represents and warrants to
Tenant that, to Landlord’s actual knowledge as of the date of this Lease, without any duty of investigation or inquiry, there are no Hazardous Substances on, in or under the Project in material violation of Governmental Requirements.

  
 28.7 Definition of “Hazardous Substances”.
“Hazardous Substances” means any hazardous or toxic substances, materials or waste which are or become regulated by any local government authority, the state in which the Project is located or the United States government, including
those substances described in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Section 9601 et seq., the Resource Conservation and Recovery Act, as amended, 42 U.S.C. Section 6901
et seq., any other applicable federal, state or local law, and the regulations adopted under these laws. 
  
 29. EXCULPATION. Landlord shall have no personal liability under this Lease; its liability shall be limited solely and exclusively to an amount
which is equal to the lesser of (a) the interest of Landlord in the Project or (b) the equity interest Landlord would have in the Project if the Project were encumbered by third-party debt in an amount equal to eighty percent (80%) of the value of
the Project (as such value is determined by Landlord). In no event shall Landlord’s liability extend to any other property or assets of Landlord, nor shall any officer, director, employee, agent, shareholder, partner, member or beneficiary of
Landlord be personally liable for any of Landlord’s obligations hereunder. Further, in no event shall Landlord be liable under any circumstances for any consequential damages or for injury or damage to, or interference with, Tenant’s
business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill, or loss of use, however occurring. 
  
 30. COMMUNICATIONS AND COMPUTER LINES. Tenant may install, maintain, replace, remove or use any communications or
computer wires and cables (collectively, the “Lines”) at the Project in or serving the Premises, provided that (a) Tenant shall obtain Landlord’s prior written consent, use an experienced and qualified contractor approved in
writing by Landlord, and comply with all of the other provisions of this Lease, (b) an acceptable number of spare Lines and space for additional Lines shall be maintained for existing and future occupants of the Project, as determined in
Landlord’s reasonable opinion, (c) the Lines therefor (including riser cables) shall be appropriately insulated to prevent excessive electromagnetic fields or radiation, and shall be surrounded by a protective conduit reasonably acceptable to
Landlord, (d) any new or existing Lines servicing the Premises shall comply with all Governmental Requirements, (e) as a condition to permitting the installation of new Lines, Landlord may require that Tenant remove existing Lines located in or
serving the Premises and repair any damage in connection with such removal, and (f) Tenant shall pay all costs in connection with the foregoing. Landlord reserves the right to require that Tenant remove any 

  

 37 

 
Lines located in or serving the Premises which are installed in violation of these provisions, or which are at any time in violation of any Governmental
Requirements or represent a dangerous or potentially dangerous condition. In addition, Landlord reserves the right to require that Tenant remove any or all Lines installed by or for Tenant within or serving the Premises upon expiration or sooner
termination of this Lease, provided Landlord notifies Tenant prior to or within thirty (30) days following such expiration or sooner termination. Any Lines not required to be removed pursuant to this Section shall, at Landlord’s option, become
the property of Landlord (without payment by Landlord). If Tenant fails to remove such Lines as required by Landlord, or violates any other provision of this Section, Landlord may, after ten (10) days’ written notice to Tenant, remove such
Lines or remedy such other violation, at Tenant’s expense (without limiting Landlord’s other remedies available under this Lease or Governmental Requirements). 
  
 31. OPTION TO EXTEND. 
  
 31.1 Renewal Option. Subject to the terms and conditions set forth below, Tenant may at its option (“Renewal Option”) extend the
Term of this Lease for one (1) additional five (5) year period (the “Renewal Term”). If Tenant exercises the Renewal Option hereunder, all of the terms, covenants and conditions of this Lease shall continue in full force and effect
during the Renewal Term, including provisions regarding payment of Additional Rent, which shall remain payable on the terms herein set forth, except that (a) the Base Rent payable by Tenant during the Renewal Term shall be as determined in
accordance with Sections 31.3 and 31.4 below, (b) Tenant shall continue to possess and occupy the Premises in their existing condition, “as is” as of the commencement of the Renewal Term, and Landlord shall have no obligation to repair,
remodel, improve or alter the Premises, to perform any other construction or other work of improvement upon the Premises, or to provide Tenant with any construction or refurbishing allowance whatsoever, and (c) Tenant shall have no further rights to
extend the Term of this Lease after the expiration of the Renewal Term. 
  
 31.2 Conditions of Exercise. To exercise the Renewal Option, Tenant must deliver an unconditional binding notice to Landlord via certified mail or hand delivery not sooner than three hundred sixty-five (365) days nor later than two
hundred seventy (270) days prior to the expiration of the initial Term of this Lease. If Tenant fails to timely give its notice of exercise, Tenant will be deemed to have waived its Renewal Option. 
  
 31.3 Market Rate Calculation. The Base Rent payable by Tenant for the
Premises during the Renewal Term shall be the Market Rate (as defined below) for the Premises, valued as of the commencement of the Renewal Term, determined in the manner hereinafter provided; provided, however, that in no event shall the annual
Base Rent payable by Tenant for any year of the Renewal Term be less than the annual Base Rent payable during the last year of the initial Term (without regard to any abatements of Rent on account of casualty or otherwise) (“Base Rent
Floor”). As used herein, the term “Market Rate” shall mean the annual amount of Base Rent that a willing tenant would pay, and that a willing landlord would accept, at arm’s length, for space comparable to the Premises
within the Project or other comparable office/R&D projects in the vicinity of the Project (the “Comparison Projects”), based upon binding lease transactions for tenants in the Comparison Projects that, where possible, commence
or are to commence within six (6) months prior to or within six (6) months after the commencement of the 

  

 38 

 
Renewal Term (“Comparison Leases”). Comparison Leases shall include renewal and new non-renewal tenancies, but shall exclude subleases and
leases of space subject to another tenant’s expansion rights. Rental rates payable under Comparison Leases shall be adjusted to account for variations between this Lease and the Comparison Leases with respect to: (a) the length of the Renewal
Term compared to the lease term of the Comparison Leases; (b) rental structure, including, without limitation, rental rates per rentable square foot (including type, gross or net, and if gross, adjusting for base year or expense stop), additional
rental, escalation provisions, all other payments and escalations; (c) the size of the Premises compared to the size of the premises of the Comparison Leases; (d) location, floor levels and efficiencies of the floor(s) for which the determination is
being made; (e) free rent, moving expenses and other cash payments, allowances or other monetary concessions affecting the rental rate; (f) the age and quality of construction of the Building (including compliance with applicable codes on the
applicable floors); and (g) leasehold improvements and/or allowances, including the amounts thereof in renewal leases, and taking into account, in the case of renewal leases (including this Lease), the value of existing leasehold improvements to the
renewal tenant. 
  
 31.4 Base Rent Determination. The Base
Rent payable by Tenant for the Premises during the Renewal Term shall be determined as follows: 
  
 (a) If Tenant provides Landlord with its unconditional binding notice of exercise pursuant to Section 31.2 above, then, prior to the commencement of the
Renewal Term, Landlord shall deliver to Tenant a good faith written proposal of the Market Rate. Within twenty-one (21) days after receipt of Landlord’s proposal, Tenant shall notify Landlord in writing whether or not Tenant accepts
Landlord’s proposal. If Tenant does not give Landlord a timely notice in response to Landlord’s proposal, Landlord’s proposal of Market Rate shall be binding upon Tenant. 
  
 (b) If Tenant timely notifies Landlord that Tenant does not accept Landlord’s proposal, Landlord and Tenant shall
first negotiate in good faith in an attempt to determine the Market Rate. If Landlord and Tenant are able to agree within thirty (30) days following the delivery of Tenant’s notice to Landlord (or if Tenant accepts Landlord’s initial
proposal), then such agreement shall constitute a determination of Market Rate for purposes of this Section, and the parties shall immediately execute an amendment to this Lease stating the Base Rent for the Renewal Term. If Landlord and Tenant are
unable to agree on the Market Rate within such negotiating period, then within fifteen (15) days after the expiration of such negotiating period, the parties shall meet and concurrently deliver to each other in envelopes their respective good faith
estimates of the Market Rate (set forth on a net effective rentable square foot per annum basis). If the higher of such estimates is not more than one hundred five percent (105%) of the lower, then the Market Rate shall be the average of the two.
Otherwise, the dispute shall be resolved by arbitration in accordance with Subsections 31.4(c) and 31.4(d) below. 
  
 (c) Within seven (7) days after the exchange of estimates, the parties shall select as an arbitrator an independent real estate broker with at least five
(5) years of experience in leasing commercial office space in the metropolitan area in which the Project is located (a “Qualified Appraiser”). If the parties cannot agree on a Qualified Appraiser, then within a second period of
seven (7) days, each shall select a Qualified Appraiser and within ten 

  

 39 

 
(10) days thereafter the two appointed Qualified Appraisers shall select an independent Qualified Appraiser and the independent Qualified Appraiser shall be
the sole arbitrator. If one party shall fail to select a Qualified Appraiser within the second seven (7) day period, then the Qualified Appraiser chosen by the other party shall be the sole arbitrator. 
  
 (d) Within twenty-one (21) days after submission of the matter to the
arbitrator, the arbitrator shall determine the Market Rate by choosing whichever of the estimates submitted by Landlord and Tenant the arbitrator judges to be more accurate. The arbitrator shall notify Landlord and Tenant of its decision, which
shall be final and binding. If the arbitrator believes that expert advice would materially assist him, the arbitrator may retain one or more qualified persons to provide expert advice. The fees of the arbitrator and the expenses of the arbitration
proceeding, including the fees of any expert witnesses retained by the arbitrator, shall be paid by the party whose estimate is not selected. Each party shall pay the fees of its respective counsel and the fees of any witness called by that party.

  
 (e) Until the matter is resolved by agreement between the
parties or a decision is rendered in any arbitration commenced pursuant to this Section 31, Tenant’s monthly payments of Base Rent shall be in an amount equal to the greater of (i) the Base Rent Floor or (ii) Landlord’s determination of
the Market Rate. Within ten (10) business days following the resolution of such dispute by the parties or the decision of the arbitrator, as applicable, Tenant shall pay to Landlord, or Landlord shall pay to Tenant, the amount of any deficiency or
excess, as the case may be, in the Base Rent theretofore paid. 
  
 31.5 General Requirements. Tenant’s right to exercise the Renewal Option is personal to, and may be exercised only by, the original named Tenant under this Lease, and only if the original named Tenant continues to occupy the
entire Premises at the time of such exercise. If Tenant shall assign this Lease or sublet all or any portion of the Premises under a sublease which is effective at any time during the final twelve (12) months of the initial Term, then immediately
upon such assignment or subletting, Tenant’s right to exercise the Renewal Option shall simultaneously terminate and be of no further force or effect. No assignee or subtenant shall have any right to exercise the Renewal Option granted herein.
In addition, if an Event of Default is continuing under this Lease at the time it exercises the Renewal Option or at any time thereafter until the commencement of the Renewal Term or if an Event of Default has occurred at any time prior to its
exercise of the Renewal Option, Landlord shall have, in addition to all of its other rights and remedies under this Lease, the right (but not the obligation) to terminate the Renewal Option and to unilaterally revoke Tenant’s exercise of the
Renewal Option, in which case this Lease shall expire on the Termination Date, unless earlier terminated pursuant to the terms hereof, and Tenant shall have no further rights under this Lease to renew or extend the Term. 
  
 32. LANDLORD’S OPTION TO TERMINATE. At any time after the second
(2nd) anniversary of the Commencement Date, Landlord shall have the right to terminate this Lease by providing
Tenant with a termination notice (the “Termination Notice”). The termination under this Section shall be effective as of the date that is twelve (12) months after the date of the Termination Notice; provided, however, that Base Rent
during such twelve (12) month-period shall abate. 
  

 40 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease. 
  

					
	LANDLORD:
	
	CARRAMERICA REALTY OPERATING PARTNERSHIP, L.P.,
	 a Delaware limited partnership

		
	 By:
	 	 CarrAmerica Realty Corporation,

	 	 	 a Maryland corporation, its general partner

			
	 	 	 By:
	 	 /S/    PHILIP L. HAWKINS

	 	 	 	 	 Philip L. Hawkins

	 	 	 	 	 President

	
	 Date of Execution:         April 8,
2005        

	
	TENANT:
	
	PORTALPLAYER, INC.,
	 a Delaware corporation

		
	 By:
	 	 /S/    GEORGE
PALMER

	 	 	 George Palmer
 Vice President of Operations

		
	 By:
	 	 /S/    SVEND-OLAV
CARLSEN

	 	 	 Svend-Olav Carlsen
 Vice President and Chief Financial Officer

	
	 Date of Execution:         April 6,
2005        

  

 41 

 EXHIBIT A 
  

DESCRIPTION OF PREMISES 
  
 [Graphic Omitted] 

 EXHIBIT B 
  

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, in Landlord’s
judgment, appear unsightly from outside of the Project. 
  
 2. The
sidewalks, exits and entrances located in the common areas of the Project shall not be obstructed by Tenant or used by Tenant for any purposes other than for ingress to and egress from the Premises. Tenant shall lend its full cooperation to keep
such areas free from all obstruction and in a clean and sightly condition and shall move all supplies, furniture and equipment as soon as received directly to the Premises and move all such items and waste being taken from the Premises (other than
waste customarily removed by employees of the Building) directly to the shipping platform at or about the time arranged for removal therefrom. 
  
 3. Tenant shall not bring upon, use or keep in the Premises or the Project any kerosene, gasoline or inflammable or combustible fluid or material, or any
other articles deemed hazardous to persons or property. 
  
 4.
Landlord shall have sole power to direct electricians as to where and how telephone and other wires are to be introduced. No boring or cutting for wires is to be allowed without Landlord’s prior written consent. The location of telephones, call
boxes and other office equipment affixed to the Premises shall be subject to Landlord’s prior approval. 
  
 5. No additional locks shall be placed upon any doors, windows or transoms in or to the Premises. Tenant shall not change existing locks or the mechanism
thereof. Upon termination of the Lease, Tenant shall deliver to Landlord all keys and passes for offices, rooms, parking lot and toilet rooms which shall have been furnished Tenant. If the keys so furnished are lost, Tenant shall pay Landlord
therefor. Tenant shall not make, or cause to be made, any such keys and shall order all such keys solely from Landlord and shall pay Landlord for any keys in addition to the two sets of keys originally furnished by Landlord for each lock.

  
 6. Tenant shall not install linoleum, tile, carpet or other
floor covering so that the same shall be affixed to the floor of the Premises in any manner except as approved by Landlord. 
  
 7. No furniture, packages, supplies, equipment or merchandise will be received in the Project, except between such hours as shall be designated by
Landlord. 
  
 8. Without Landlord’s prior written consent,
Tenant shall not use the name of the Project or any picture of the Project in connection with, or in promoting or advertising the business of, Tenant, except Tenant may use the address of the Project as the address of its business. 
  
 9. Tenant assumes full responsibility for protecting the Premises from theft,
robbery and pilferage, which may arise from a cause other than Landlord’s negligence, which includes keeping doors locked and other means of entry to the Premises closed and secured. 
  

 Exhibit B, Page 1 

 10. Peddlers, solicitors and beggars shall be reported to the office of the Project or as Landlord
otherwise requests. 
  
 11. Tenant shall not advertise the
business, profession or activities of Tenant conducted in the Project in any manner which violates the letter or spirit of any code of ethics adopted by any recognized association or organization pertaining to such business, profession or
activities. 
  
 12. Tenant shall not make or permit any noise,
vibration or odor to emanate from the Premises, or do anything therein tending to create, or maintain, a nuisance. 
  
 13. Tenant acknowledges that Building security problems may occur which may require the employment of extreme security measures in the day-to-day
operation of the Project. 
  
 Accordingly: 
  
 (a) Landlord may, at any time, or from time to time, or for regularly
scheduled time periods, as deemed advisable by Landlord and/or its agents, in their sole discretion, require that persons entering or leaving the Building or the Project identify themselves to watchmen or other employees designated by Landlord, by
registration, identification or otherwise. 
  
 (b) Tenant agrees
that it and its employees will cooperate fully with Project employees in the implementation of any and all security procedures. 
  
 (c) Such security measures shall be the sole responsibility of Landlord, and Tenant shall have no liability for any action taken by Landlord in connection
therewith, it being understood that Landlord is not required to provide any security procedures and shall have no liability for such security procedures or the lack thereof. 
  
 14. Tenant shall not disturb the quiet enjoyment of any other tenant. 
  
 15. Landlord may retain a pass key to the Premises and be allowed admittance
thereto at all times to enable its representatives to examine the Premises from time to time and to exhibit the same and Landlord may place and keep on the windows and doors of the Premises at any time signs advertising the Premises for Rent.

  
 16. No equipment, mechanical ventilators, awnings, special
shades or other forms of window covering shall be permitted either inside or outside the windows of the Premises without Landlord’s prior written consent, and then only at the expense and risk of Tenant, and they shall be of such shape, color,
material, quality, design and make as may be approved by Landlord. 
  
 17. Tenant shall not during the term of this Lease canvas or solicit other tenants of the Building for any purpose. 
  
 18. Tenant shall not install or operate any phonograph, musical or sound- producing instrument or device, radio receiver or transmitter, TV receiver or
transmitter, or 

  

 Exhibit B, Page 2 

 
similar device in the Building, nor install or operate any antenna, aerial, wires or other equipment inside or outside the Building, nor operate any
electrical device from which may emanate electrical waves which may interfere with or impair radio or television broadcasting or reception from or in the Building or elsewhere, without in each instance Landlord’s prior written approval. The use
thereof, if permitted, shall be subject to control by Landlord to the end that others shall not be disturbed. 
  
 19. Tenant shall promptly remove all rubbish and waste from the Premises. 
  
 20. Tenant shall not exhibit, sell or offer for sale, rent or exchange in the Premises or at the Project any article, thing
or service, except those ordinarily embraced within the use of the Premises specified in Section 6 of this Lease, without Landlord’s prior written consent. 
  

21. Tenant shall not overload any floors in the Premises or any public corridors or elevators in the Building. 
  
 22. Tenant shall not do any painting in the Premises, or mark, paint, cut or
drill into, drive nails or screws into, or in any way deface any part of the Premises or the Building, outside or inside, without Landlord’s prior written consent. 
  
 23. Whenever Landlord’s consent, approval or satisfaction is required under these Rules, then unless otherwise stated,
any such consent, approval or satisfaction must be obtained in advance, such consent or approval may be granted or withheld in Landlord’s sole discretion, and Landlord’s satisfaction shall be determined in its sole judgment. 
  
 24. Tenant and its employees shall cooperate in all fire drills conducted by
Landlord in the Building. 
  

 Exhibit B, Page 3 

 EXHIBIT C 
  

TENANT IMPROVEMENT AGREEMENT 
  
 This Tenant Improvement Agreement (this “Agreement”) is attached to and forms a part of the Lease dated as of April 6, 2005 (the
“Lease”), by and between CarrAmerica Realty Operating Partnership, L.P., a Delaware limited partnership (“Landlord”), and Portalplayer, Inc., a Delaware corporation (“Tenant”), pertaining to certain
premises commonly known as 70 Plumeria Drive, San Jose, California. Except where clearly inconsistent or inapplicable, the provisions of the Lease are incorporated into this Agreement, and capitalized terms used without being defined in this
Agreement shall have the meanings given them in the Lease. 
  
 The
purpose of this Agreement is to set forth the respective responsibilities of Landlord and Tenant with respect to the design and construction of all alterations, additions and improvements which Tenant may deem necessary or appropriate to prepare the
Premises for occupancy by Tenant under the Lease. Such alterations, additions and improvements to the Premises are referred to in this Agreement as the “Tenant Improvements,” and the work of constructing the Tenant Improvements is
referred to as the “Tenant Improvement Work.” 
  
 Landlord and Tenant agree as follows: 
  
 1.
General. 
  
 1.1 Tenant is solely responsible for
performing the Tenant Improvement Work (subject to Landlord’s rights of review and approval set forth in this Agreement). 
  
 1.2 Landlord’s sole interest in reviewing and approving the Final Working Drawings (as hereinafter defined) is to protect the Project and
Landlord’s interests, and no such review or approval by Landlord shall be deemed to create any liability of any kind on the part of Landlord, or constitute a representation on the part of Landlord or any person consulted by Landlord in
connection with such review and approval, that the Final Working Drawings are correct or accurate, or are in compliance with any Governmental Requirements. 
  
 1.3 Landlord shall contribute (subject to the terms and conditions set forth in this Agreement) the amount specified in Section 4.1 below as the
“Construction Allowance,” towards the costs of performing the Tenant Improvement Work. 
  
 1.4 Tenant shall be responsible for all costs of designing the Tenant Improvements and performing the Tenant Improvement Work to the extent such costs
exceed the Construction Allowance. 
  

 Exhibit C, Page 1 

 2. Design and Approval of the Tenant Improvements. 
  
 2.1 Space Plan. Following execution of the Lease, Landlord shall
cause to be prepared and delivered to Tenant a space plan for the Premises for Tenant’s approval, which approval shall not be unreasonably withheld (as approved, the “Approved Space Plan”). 
  
 2.2 Final Working Drawings. 
  
 (a) As soon as practicable after Tenant’s approval of the Approved
Space Plan, Tenant shall cause the preparation and submit for Landlord’s approval complete and detailed construction plans and specifications, including a fully coordinated set of architectural, structural, mechanical, fire protection,
electrical and plumbing working drawings for the Tenant Improvement Work, in a form which is sufficiently complete to permit subcontractors to bid on the work, obtain all required Permits (as hereinafter defined) and commence construction (the
“Final Working Drawings”). Tenant shall furnish Landlord with four (4) copies signed by Tenant of such Final Working Drawings. Landlord shall approve or disapprove of the Final Working Drawings by giving written notice to Tenant
within ten (10) business days after receipt thereof. 
  
 (b)
Landlord shall not unreasonably withhold or delay its approval of the Final Working Drawings, provided that, without limiting the generality of the foregoing, Landlord shall be entitled to withhold its consent to the Final Working Drawings if in
Landlord’s good faith judgment, (i) any one or more of the following situations exist: (A) the proposed Tenant Improvements will adversely affect the exterior appearance of the Project; (B) the proposed Tenant Improvements may impair the
structural strength of the Project, adversely affect the roof or any of the Building Systems or materially adversely affect the value of the Project; (C) the proposed Tenant Improvement Work would trigger the necessity under Governmental
Requirements or otherwise for work to be performed outside the Premises; (D) the specifications for the proposed Tenant Improvements are not consistent with, or would detract from, the character or image of the Project; or (ii) the Final Working
Drawings are inconsistent with, or do not conform to, the Approved Space Plan. 
  
 (c) If Landlord disapproves the Final Working Drawings, Landlord shall return the Final Working Drawings to Tenant with a statement of Landlord’s reasons for disapproval and/or specifying any required corrections
or revisions. Landlord shall approve or disapprove of any such revisions to the Final Working Drawings within five (5) business days after receipt of such revisions. This procedure shall be repeated until Landlord approves the Final Working Drawings
(as so approved, the “Approved Working Drawings”). 
  
 (d) If Tenant’s proposed interior partitioning or other aspects of the Tenant Improvement Work will, in Landlord’s good faith judgment, require changes or alterations in any portion of the Building Systems outside of the Premises,
and Landlord approves such changes or alterations, such changes or alterations shall be made at Tenant’s expense. 
  

 Exhibit C, Page 2 

 3. Construction of Tenant Improvements. 
  
 3.1 Contracts with Tenant’s Contractor and Subcontractors.

  
 (a) Tenant shall retain a licensed general contractor as the
contractor for the construction of the Tenant Improvements (“Tenant’s Contractor”). Tenant’s Contractor must be experienced in the performance of work comparable to the work of the Tenant Improvements in buildings and
projects comparable to the Building and the Project, respectively, and shall be subject to Landlord’s prior approval, which approval shall not be unreasonably withheld or delayed. All subcontractors, laborers, materialmen and suppliers used by
Tenant (such subcontractors, laborers, materialmen and suppliers, together with Tenant’s Contractor, are collectively referred to herein as “Tenant’s Agents”) must be approved in writing by Landlord, which approval shall
not be unreasonably withheld; provided, however, that Landlord reserves the right to require that any work to be performed on the Building Systems (whether such systems are located within or outside the Premises) be performed by subcontractors
specified by Landlord. 
  
 (b) Upon Tenant’s execution
thereof, Tenant shall furnish Landlord with true and correct copies of all construction contracts between or among Tenant, Tenant’s Contractor and all subcontractors relating to the Tenant Improvement Work, provided that Landlord’s review
of such contracts shall not relieve Tenant from its obligations under this Agreement nor shall such review be deemed to constitute Landlord’s representation that such contracts comply with the requirements of this Agreement. All such contracts
shall expressly provide that (i) the work to be performed thereunder shall be subject to the terms and conditions of this Agreement, and (ii) the Tenant Improvement Work (or in the case of a subcontractor, the portion thereof performed by such
subcontractor) shall be warranted in writing to Tenant and Landlord to be free from any defects in workmanship and materials for a period of not less than one (1) year from the date of completion of the Tenant Improvement Work. Tenant agrees to give
to Landlord any assignment or other assurances which may be necessary to permit Landlord to directly enforce such warranties (such warranties shall include, without additional charge, the repair of any portion of the Project or common areas which
may be damaged as a result of the removal or replacement of the defective Tenant Improvements). Tenant shall cause Tenant’s Agents to engage only labor that is harmonious and compatible with other labor working in the Project. In the event of
any labor disturbance caused by persons employed by Tenant or Tenant’s Contractor, Tenant shall immediately take all actions necessary to eliminate such disturbance. If at any time any of Tenant’s Agents interferes with any other occupant
of the Project, or hinders or delays any other work of improvement in the Project, or performs any work which may or does impair the quality, integrity or performance of any portion of the Project, including any Building Systems, Tenant shall cause
such subcontractor, laborer, materialman or supplier to leave the Project and remove all tools, equipment and materials immediately upon written notice delivered to Tenant, and, without limiting Tenant’s indemnity obligations set forth in the
Lease, Tenant shall reimburse Landlord for all costs, expenses, losses or damages incurred or suffered by Landlord resulting from the acts or omissions of Tenant’s Agents in or about the Project. 
  
 3.2 Permits. Following Landlord’s approval of the Final Working
Drawings, Tenant shall obtain all building permits and other permits, authorizations and approvals which may be required in connection with, or to satisfy all Governmental Requirements applicable to, the construction of the Tenant Improvements in
accordance with the Approved Working 

  

 Exhibit C, Page 3 

 
Drawings (the “Permits”). Tenant shall provide Landlord with copies of any documents or applications filed by Tenant to obtain Permits
concurrently with any such filing, but in no event shall Tenant file any such documents or applications until the Final Working Drawings have been approved by Landlord. Tenant agrees that neither Landlord nor Landlord’s consultants shall be
responsible for obtaining any Permits or the certificate of occupancy for the Premises, and that obtaining the same shall be Tenant’s responsibility; provided, however, that Landlord will cooperate with Tenant in executing permit applications
and performing other ministerial acts reasonably necessary to enable Tenant to obtain any such Permit or certificate of occupancy. Any amendments or revisions to the Approved Working Drawings that may be necessary to obtain any such Permits, or
which may be required by city officials or inspectors to comply with code rulings or interpretations, shall be prepared by Tenant’s architect, at Tenant’s expense (provided that to the extent funds are available, such expense may be
reimbursed from the Construction Allowance), and submitted to Landlord for Landlord’s review and approval as a Change Order under Section 5 below. If Landlord disapproves of such amendments or revisions, Landlord shall return the same to Tenant
with a statement of Landlord’s reasons for disapproval, or specifying any required corrections. This procedure shall be repeated until Landlord approves the amendments or revisions and all Permits have been obtained for the Approved Working
Drawings, as so amended. 
  
 3.3 Commencement of Work. At
least ten (10) days prior to the commencement of construction of the Tenant Improvements, or the delivery of any construction materials for the Tenant Improvement Work to the Building, whichever is earlier, Tenant shall submit to Landlord a notice
specifying the date Tenant will commence construction of the Tenant Improvements, the estimated date of completion of the Tenant Improvements and the construction schedule provided by Tenant’s Contractor. In addition, prior to the commencement
of construction of the Tenant Improvements, or the delivery of any construction materials for the Tenant Improvement Work to the Building, whichever is earlier, Tenant shall submit to Landlord the following: (a) all Permits required to commence
construction of the Tenant Improvements; (b) a copy of the executed construction contract with Tenant’s Contractor, in the form previously approved by Landlord, together with a detailed breakdown, by trade, of the final costs to be incurred, or
which have theretofore been incurred, in connection with the design and construction of the Tenant Improvements, which costs of construction form a basis for the amount of the construction contract; and (c) true and correct copies of all policies of
insurance, or original certificates thereof executed by an authorized agent of the insurer or insurers, together with any endorsements referred to in Section 3.5 below, confirming to Landlord’s reasonable satisfaction compliance with the
insurance requirements of this Agreement. 
  
 3.4 Performance
of Work. All work by Tenant’s Contractor shall be performed substantially as shown on the Approved Working Drawings, excepting only minor variations (i.e., variations which are not inconsistent with the intent of the Approved Working
Drawings), shall comply with all Governmental Requirements (including building codes) and all applicable standards of the American Insurance Association and the National Electrical Code and all building material manufacturer’s specifications,
shall comply with all rules and regulations from time to time adopted by Landlord to govern construction in or about the Project, and shall be performed in a good and professional manner and so as not to interfere with the occupancy of any other
tenant of the Project, the performance of any other work within the Project, or with Landlord’s maintenance or operation of the Project. At all times during construction of the Tenant Improvements, Landlord and Landlord’s employees and
agents shall have the right to 

  

 Exhibit C, Page 4 

 
enter the Premises and other portions of the Premises to inspect the Tenant Improvement Work, and to require the correction of any faulty work or any
material deviation from the Approved Working Drawings. Tenant shall not close-up any Tenant Improvement Work affecting the Building Systems in the Premises until the same have been inspected and approved by Landlord’s agents. No inspection or
approval by Landlord of any such work shall constitute an endorsement thereof or any representation as to the adequacy thereof for any purpose or the conformance thereof with any Governmental Requirements, and Tenant shall be fully responsible and
liable therefor. In addition to the Construction Administration Costs under Section 4.3 below, Tenant shall reimburse Landlord for the cost of any repairs, corrections or restoration which must be made, in Landlord’s good faith judgment, to the
Premises or any other portion of the Project, if caused by Tenant’s Contractor or any other of Tenant’s Agents. 
  
 3.5 Insurance. At all times during the construction of the Tenant Improvements (and in the case of Products and Completed Operations Coverage, for
5 years following completion of the Tenant Improvement Work), in addition to the insurance required to be maintained by Tenant under the Lease, Tenant shall require all of Tenant’s Agents to maintain (a) Commercial General Liability Insurance
with limits of not less than $2,000,000 combined single limit for bodily injury and property damage, including personal injury and death, and Contractor’s Protective Liability, and Products and Completed Operations Coverage in an amount not
less than $500,000 per incident, $1,000,000 in the aggregate; (b) Comprehensive automobile liability insurance with a policy limit of not less than $1,000,000 each accident for bodily injury and property damage, providing coverage at least as broad
as the Insurance Services Office (ISO) Business Auto Coverage form covering Automobile Liability, code 1 “any auto”, and insuring against all loss in connection with the ownership, maintenance and operation of automotive equipment that is
owned, hired or non-owned; (c) Worker’s Compensation with statutory limits and Employer’s Liability Insurance with limits of not less than $100,000 per accident, $500,000 aggregate disease coverage and $100,000 disease coverage per
employee. In addition, Tenant shall carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of the Tenant Improvements, including such extended coverage endorsements as may be reasonably
required by Landlord. Tenant’s liability insurance shall be written on an “occurrence” basis and shall name as additional insureds (by endorsement reasonably acceptable to Landlord) Landlord and any other person or entity reasonably
designated by Landlord. The “Builder’s All Risk” insurance shall name Landlord and such other parties as Landlord may specify as the loss payee(s) with respect to all proceeds received therefrom. All of the insurance required to be
carried by Tenant hereunder shall provide that it is primary insurance, and not excess over or contributory with any other valid, existing, and applicable insurance in force for or on behalf of Landlord, shall provide that Landlord shall receive
thirty (30) days’ written notice from the insurer prior to any cancellation or change of coverage, and shall be placed with companies which are rated A:X or better by Best’s Insurance Guide and licensed to business in the State of
California. All deductibles and self-insured retentions under Tenant’s policies are subject to Landlord’s reasonable approval, and all insurance, except Workers’ Compensation, maintained by Tenant’s Agents shall preclude
subrogation claims by the insurer against anyone insured thereunder. Tenant’s compliance with the provisions of this Section shall in no way limit Tenant’s liability under any of the other provisions of the Lease. 
  
 3.6 Liens. Tenant shall keep the Premises and the Project free from
any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should 

  

 Exhibit C, Page 5 

 
Tenant fail to remove any such lien within five (5) days after notice to do so from Landlord, Landlord may, in addition to any other remedies, record a bond
pursuant to California Civil Code Section 3143 and all costs and obligations incurred by Landlord in so doing shall immediately become due and payable by Tenant to Landlord as additional rent under the Lease. Landlord shall have the right to post
and keep posted on the Premises any notices that may be required or permitted by Governmental Requirements, or which Landlord may deem to be proper, for the protection of Landlord and the Project from such liens. Promptly following completion of
construction, Tenant shall provide Landlord a copy of a final unconditional lien release from Tenant’s Contractor and each of Tenant’s Agents who performed work or supplied materials for the Tenant Improvements. Upon completion of
construction, Tenant shall promptly record a notice of completion in accordance with California Civil Code Section 3093 and provide a copy thereof to Landlord. 
  

4. Responsibility for Design and Construction Costs. 
  

4.1 Construction Allowance. 
  
 (a) Landlord will contribute to the costs of designing the Tenant Improvements and performing the Tenant Improvement Work, as depicted on the Approved
Working Drawings, to the extent of the lesser of (i) One Hundred Ninety-Six Thousand Five Hundred Five Dollars ($196,505.00) (i.e., Five Dollars ($5.00) per rentable square foot of the Premises) or (ii) the actual cost for such work (the
“Construction Allowance”). Tenant shall pay all costs in excess of the Construction Allowance for the design and construction of the Tenant Improvements. Tenant shall cause Tenant’s architect or Tenant’s Contractor to
provide Landlord, prior to the commencement of construction of the Tenant Improvements, a good faith estimate of the total cost of constructing the Tenant Improvements. 
  
 (b) The Construction Allowance may be applied only to the payment or reimbursement of: (i) costs of preparing the Approved
Space Plan and Final Working Drawings, the cost of obtaining Permits and other similar approvals, and the costs and expenses incurred by Landlord in connection with coordinating and supervising the Tenant Improvement Work, including, without
limitation, the Construction Administration Costs; and (ii) documented costs of labor and materials incorporated into the Tenant Improvements (excluding all costs of data and telephone cabling, and all costs of furnishings, fixtures, equipment,
signage and other personal property, including switches, servers, routers and similar data and telecommunications equipment). 
  
 4.2 Disbursement of Construction Allowance. 
  
 (a) Landlord shall pay the Construction Allowance to Tenant on a progress payment basis within forty-five (45) days after Landlord’s receipt of a
disbursement request from Tenant, provided that (i) in no event shall Landlord be required to make such progress payments more than once per calendar month; (ii) Tenant’s disbursement request shall comply with Section 4.2(b) below; (iii) in the
event the cost of the Tenant Improvements exceeds the Construction Allowance, Tenant shall pay an amount equal to its proportionate share of each progress payment, which amount bears the same ratio to the total amount of the progress payment in
question as the amount of the total excess Tenant Improvements cost bears to the total Tenant Improvements Costs, and, subject to clause (iv), Landlord shall pay the remainder of 

  

 Exhibit C, Page 6 

 
such progress payment (“Landlord’s Share”); (iv) Landlord shall have the right to retain ten percent (10%) of the progress payment
requested (or, if Landlord is required to pay only Landlord’s Share of such progress payment, ten percent (10%) of Landlord’s Share); and (v) Landlord shall have no obligation to disburse any portion of the Construction Allowance for any
request received by Landlord on or after November 1, 2005. 
  
 (b) Tenant’s disbursement request shall (i) show a schedule, by trade, of the percentage of completion of the Tenant Improvements, detailing the portion of the work completed and the portion not completed, as certified by Tenant’s
architect, and (ii) be accompanied by (A) invoices for work actually performed, construction in place and materials delivered to the site (as may be applicable) describing in reasonable detail such work, construction and/or materials; (B) the
conditional release of all mechanic’s lien rights by all contractors, suppliers, laborers and others covered by the disbursement request; (C) evidence that no mechanic’s liens have been recorded against the Project; (D) if Tenant makes
more than one request for payment, evidence (such as unconditional releases of mechanic’s lien rights) to Landlord’s satisfaction that the prior progress payment(s) has been paid to the respective contractors, suppliers, laborers and
others covered by Tenant’s request for such prior progress payment(s); and (E) all other information reasonably requested by Landlord. 
  
 (c) The amount retained by Landlord under clause (iv) of Section 4.2(a) above shall be disbursed by Landlord after (i) Tenant’s delivery to Landlord
of a certificate of Tenant’s architect, in a form reasonably acceptable to Landlord, certifying that the construction of the Tenant Improvements has been substantially completed in accordance with the Approved Working Drawings; (ii)
Tenant’s delivery to Landlord of “as-built” drawings in CAD format showing the Tenant Improvements (updated by Tenant’s architect as necessary to reflect all changes made to the Approved Working Drawings during the course of
construction); (iii) properly executed mechanics’ lien releases in compliance with both California Civil Code Section 3262(d)(2) and either Section 3262(d)(3) or Section 3262(d)(4) from all of Tenant’s Agents; and (iv) copies of all
Permits, licenses, certificates and other governmental authorizations and approvals necessary in connection with, and indicating final approval of, the Tenant Improvement Work, and which may be necessary for the operation of Tenant’s business
within the Premises. Notwithstanding any provision in the foregoing to the contrary, Tenant shall, in any event, submit the documents described in clauses (i) through (iv) above to Landlord within thirty (30) days following the date Tenant commences
business operations in the Premises. 
  
 4.3 Construction
Administration Costs. Tenant shall pay to Landlord (a) a fee in the amount of three percent (3%) of the Construction Allowance to compensate Landlord for administering the Tenant Improvement Work, plus (b) all of Landlord’s actual
out-of-pocket costs incurred in connection with the Tenant Improvement Work, including, without limitation, all management, engineering, outside consulting and construction fees incurred by or on behalf of Landlord for the review and approval of the
space plans and working drawings (collectively, the “Construction Administration Costs”). Landlord shall be entitled to charge the amount of the Construction Administration Costs against the Construction Allowance required to be
contributed by Landlord hereunder, or if funds are not available from the Construction Allowance for such purposes, Tenant shall pay such amounts within twenty (20) days following delivery of Landlord’s invoice. 
  

 Exhibit C, Page 7 

 5. Change Orders. Landlord will not unreasonably withhold its approval of (a) any request by
Tenant, or by Tenant’s Contractor with Tenant’s approval, to amend or change the Approved Working Drawings, or (b) any change or amendment to the Approved Working Drawings that may be necessary to obtain any Permits, or which may be
required by city officials or inspectors to comply with code rulings or interpretations (any of the foregoing, a “Change Order”), provided such Change Order does not diminish the quality of construction of the Tenant Improvements.
Without limiting the generality of the foregoing, however, Tenant acknowledges that it shall not be unreasonable for Landlord to withhold consent to any Change Order if any of the circumstances listed in clauses (i)(A) through (i)(D) of Section
2.2(b) of this Agreement applies. No material changes or modifications to the Approved Working Drawings shall be made unless by written Change Order signed by Landlord and Tenant. Landlord shall approve or disapprove of any Change Order within ten
(10) business days after Landlord’s receipt of Tenant’s request therefor. Tenant shall pay all costs attributable to Change Orders, including costs incurred by Landlord in reviewing proposed Change Orders (provided that to the extent funds
are available, such costs may be paid or reimbursed from the Construction Allowance). 
  
 6. Ownership of Tenant Improvements. 
  
 6.1 The Tenant Improvements shall be deemed, effective upon installation, to be a part of the Premises and the Building and shall be deemed to be the property of Landlord (subject to Tenant’s right to use the
same during the Term of the Lease). Tenant shall not take a position with the United States Internal Revenue Service that is inconsistent with Landlord’s depreciation of the Tenant Improvements. 
  
 6.2 At the expiration or earlier termination of the Term, Tenant, at
Tenant’s expense and at Landlord’s request, remove the Tenant Improvements, repair the damage caused by such removal, and restore the Premises to their condition existing prior to the installation of the Tenant Improvements, normal wear
and tear excepted. 
  
 7. Landlord Delay. Subject to the
terms and conditions of this Section 7, to the extent completion of the Tenant Improvements is actually delayed by (i) the failure of Landlord to approve or disapprove the Final Working Drawings or revisions thereto within the time periods specified
herein, or (ii) the interference by Landlord or its agents, employees or contractors with Tenant’s construction or access to the Premises (but excluding any delay caused by the good faith exercise of Landlord’s rights hereunder, including,
without limitation, the right to require correction of faulty work or work not conforming with the Approved Working Drawings (“Landlord Delay”), Tenant shall be entitled to a one (1) day abatement of Base Rent for each full day in
which a Landlord Delay occurred. Notwithstanding any provision in the foregoing to the contrary, for purposes of computing Landlord Delay, no period of Landlord Delay shall commence until Tenant shall have provided written notice to Landlord
specifying the facts and circumstances alleged to constitute such Landlord Delay, and the same shall continue without cure or correction for two (2) business days following such notice. Tenant shall use commercially reasonable efforts to adapt and
compensate for any Landlord Delay. 
  

 Exhibit C, Page 8 

 EXHIBIT D 
  

COMMENCEMENT DATE CONFIRMATION 
  
 THIS CONFIRMATION AGREEMENT is entered into as of
                         , 20     by and between CarrAmerica Realty Operating
Partnership, L.P., a Delaware limited partnership (“Landlord”), and PORTALPLAYER, INC., a Delaware corporation (“Tenant”), with respect to that certain Lease dated as of March 15, 2005 (the
“Lease”) respecting certain premises (the “Premises”) commonly known as 70 Plumeria Drive, San Jose, California. 
  
 Pursuant to Section 1.1 of the Lease, Landlord and Tenant hereby confirm and agree that the Commencement Date (as defined in the Lease) is
                         , 20     and that the Termination Date (as defined in the
Lease) is                          , 20    . 
  
 This Confirmation Agreement supplements, and shall be a part of, the Lease.

  
 IN WITNESS WHEREOF, Landlord and Tenant have executed and
delivered this Confirmation Agreement as of the day and year first above written. 
  
 LANDLORD: 
  
 CARRAMERICA
REALTY OPERATING PARTNERSHIP, L.P., 
 a Delaware limited partnership 
  

					
	 By:
	 	 CarrAmerica Realty Corporation,

	 	 	 a Maryland corporation, its general partner

			
	 	 	 By:
	 	  

	 	 	 	 	 Christopher Peatross

	 	 	 	 	 Managing Director

	
	 Date of Execution:
                            

	
	TENANT:
	
	PORTALPLAYER, INC.,
	 a Delaware corporation

		
	 By:
	 	  

		
	 Name:
	 	  

		
	 Title:
	 	  

	
	 Date of Execution:
                            

  

 Exhibit D, Page 1 

 EXHIBIT E 
  

ENVIRONMENTAL QUESTIONNAIRE 
  
 As a new tenant of the Project, answer based upon: (1) any existing or previous operations of the same kind which Tenant has conducted elsewhere, and (2)
Tenant’s plans for the new space. For each answer, specify which operation(s) you are describing. 
  
 1. Solid Waste. 
  
 a. Does the facility have an EPA Hazardous Waste generator number? 
  
 b. Does the facility produce Hazardous Waste? Other chemical waste? 
  
 c. Describe each type of waste generated (whether or not hazardous). 
  
 d. If the facility produces hazardous waste, is it classified as a large quantity generator, small quantity generator or
conditionally exempt small quantity generator? 
  
 e. Are
hazardous waste manifests maintained for three years on site? 
  
 f. Please identify the waste disposal contractor. 
  
 2.
Wastewater. 
  
 a. Does the facility produce any
“process wastewater,” meaning any wastewater that has come in contact with chemicals or other materials in process (essentially, any discharge of water other than from sinks and toilets)? 
  
 b. If so, please describe each type of process wastewater produced.

  
 c. Is any water discharged down the floor drains? 

 
 d. Does the facility have a permit for its wastewater discharges?

  
 3. Air Emissions. 
  
 a. Does the facility emit any chemicals or wastes into the air? 

 
 b. Does the facility have an air permit? 
  
 c. Does the facility treat any of its air emissions to remove air pollutants?

  
 d. Describe the ventilation system for the facility.

  

 Exhibit E, Page 1 

 4. General. 
  
 a. Has the facility ever been charged with any violation of, or found in violation of any environmental requirements? If yes, please describe. 

 
 b. Are you aware of any testing of soil or groundwater to determine
whether any contamination exists in or around the facility? If so, please provide results. 
  
 c. Please describe any hazardous materials present on site, their respective quantities and the containment measures for those materials. 
  

 Exhibit E, Page 2 

 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page

	1.	  	LEASE AGREEMENT	  	1
	2.	  	RENT	  	1
	3.	  	PREPARATION AND CONDITION OF PREMISES; TENANT’S POSSESSION; REPAIRS AND MAINTENANCE	  	6
	4.	  	SERVICES AND UTILITIES	  	8
	5.	  	ALTERATIONS AND REPAIRS	  	9
	6.	  	USE OF PREMISES	  	11
	7.	  	GOVERNMENTAL REQUIREMENTS AND BUILDING RULES	  	13
	8.	  	WAIVER OF CLAIMS; INDEMNIFICATION; INSURANCE	  	15
	9.	  	FIRE AND OTHER CASUALTY	  	18
	10.	  	EMINENT DOMAIN	  	19
	11.	  	RIGHTS RESERVED TO LANDLORD	  	19
	12.	  	EVENTS OF DEFAULT	  	21
	13.	  	LANDLORD REMEDIES	  	22
	14.	  	SURRENDER	  	24
	15.	  	HOLDOVER	  	25
	16.	  	SUBORDINATION TO GROUND LEASES AND MORTGAGES	  	25
	17.	  	ASSIGNMENT AND SUBLEASE	  	26
	18.	  	CONVEYANCE BY LANDLORD	  	28
	19.	  	ESTOPPEL CERTIFICATE	  	29
	20.	  	LEASE DEPOSIT	  	29
	21.	  	Intentionally omitted	  	30
	22.	  	NOTICES	  	30
	23.	  	QUIET POSSESSION	  	31
	24.	  	REAL ESTATE BROKERS	  	31
	25.	  	MISCELLANEOUS	  	31
	26.	  	UNRELATED BUSINESS INCOME	  	34
	27.	  	BUILDING RENOVATIONS	  	34
	28.	  	HAZARDOUS SUBSTANCES	  	35
	29.	  	EXCULPATION	  	37
	30.	  	COMMUNICATIONS AND COMPUTER LINES	  	37
	31.	  	OPTION TO EXTEND	  	38
	32.	  	LANDLORD’S OPTION TO TERMINATE	  	40

  

 iOP Contribution Agreement

 Exhibit 10.1 
  
 OP CONTRIBUTION AGREEMENT 
  
 OP CONTRIBUTION AGREEMENT, dated as of April 12, 2005 (this “Agreement”), among VENTAS, INC. (“Parent”), ELDERTRUST
OPERATING LIMITED PARTNERSHIP (“Parent OP”) and the undersigned holder (the “Holder”) of common units of limited partnership interests (the “LTIP Units”) issued pursuant to the Long Term Incentive
Plan of PROVIDENT SENIOR LIVING TRUST (the “Company”). 
  
 WHEREAS, as of the date hereof, Holder beneficially owns the number of LTIP Units set forth on the Holder signature page hereto (the “Contributed LTIP Units”); 
  
 WHEREAS, Parent, VTRP MERGER SUB, LLC (“Merger Sub”) and the Company have entered into an Agreement and
Plan of Merger, dated as of April 12, 2005 (the “Merger Agreement”), which provides, among other things, for the merger of the Company with and into Merger Sub, upon the terms and subject to the conditions set forth therein (the
“Merger”); 
  
 WHEREAS, the Merger Agreement
provides that (i) Parent shall cause Parent OP to amend the limited partnership agreement of Parent OP (the “Class D Amendment”) in order to create Parent OP Units having terms and conditions substantially as described in this
Agreement and (ii) Parent shall register the shares of Parent Common Stock issuable upon conversion of the Parent OP Units pursuant to and in accordance with the terms of the Registration Rights Agreement to be executed and delivered by Parent as
provided in the Merger Agreement; and 
  
 WHEREAS, as a condition
to the willingness of Parent and Merger Sub to enter into the Merger Agreement, and in order to induce Parent, Merger Sub and the Company to enter into the Merger Agreement, Parent and Merger Sub have required that Holder agree to enter into this
Agreement. 
  
 Capitalized terms used but not otherwise defined in
this Agreement have the meanings assigned to such terms in the Merger Agreement. 
  
 NOW, THEREFORE, in consideration of the representations, warranties, covenants and agreements contained in this Agreement, and for other good and valuable consideration, the receipt and adequacy of which are hereby
acknowledged, and intending to be legally bound hereby, the parties hereto agree as follows: 
  
 Article I. 
  
 CONTRIBUTION OF CONTRIBUTED LTIP UNITS 
  
 Section 1.1. Contribution of LTIP Units and Issuance of OP Consideration. At the Effective Time, Holder shall contribute all of the Contributed LTIP Units to Parent OP in exchange for the issuance to Holder of the OP Consideration as
set forth in Section 2.2(a) of the Merger Agreement. Holder agrees to convert any LTIP Units issued to such Holder after the date hereof into shares of Company Common Stock prior to the Effective Time. The Company 

  

 
may execute and deliver such instruments of contribution or conversion on behalf of Holder at the Effective Time if necessary in order to effectuate the
intent and purposes of this Agreement (it being understood that the Company is a third party beneficiary of this provision). 
  
 Section 1.2. Issuance to Holder of OP Consideration. At the Effective Time, (i) Parent OP shall issue to Holder the OP Consideration as set forth
in Section 2.2(a) of the Merger Agreement and (ii) Parent shall enter into the Registration Rights Agreement substantially in the form attached as Exhibit E to the Merger Agreement. 
  
 Section 1.3. Amendment to Partnership Agreement. 
  
 (a) At the Effective Time, Parent OP and Holder shall enter into the Class D Amendment to create the Parent OP Units to be
issued to Holder and to admit Holder as a limited partner of Parent OP. 
  
 (b) The Class D Amendment shall provide, among other things, that (i) each Parent OP Unit shall be convertible at any time, at the holder’s election, initially into one (1) share of Parent Common Stock (subject to customary adjustments
for stock splits, dividends, etc.); (ii) upon a liquidation of Parent OP, distributions shall be made to holders of the Parent OP Units in accordance with their respective capital accounts (with capital accounts subject to the usual book-up
provisions); (iii) each Parent OP Units shall be freely transferable by the holders thereof subject only to (A) federal and applicable state securities laws (and that the only requirement to any transferee being admitted as a limited partner in
Parent OP shall be the execution of a counterpart to Parent OP’s limited partnership agreement) and (B) Parent OP not becoming classified as a “publicly traded partnership” within the meaning of Section 7704 of the Code as a
consequence of such transfer; (iv) each holder of a Parent OP Unit shall be entitled to at least 30 days advance notice prior to the scheduled closing date in the event that Parent OP intends to sell or otherwise dispose of any of the properties
acquired pursuant to the FBA SPA or the AHC SPA in a manner that would result in taxable income or gain being allocated to such holder in accordance with the requirements of Section 704(c) of the Code; and (v) after the first anniversary of the
grant of the Parent OP Units, Parent OP may elect to cause the redemption of such Parent OP Units for the number of shares of Parent Common Stock that such Parent OP Units could then be converted into. 
  
 (c) The Class D Amendment shall also provide that each Parent OP Unit shall
entitle the holder thereof to distributions equal to the dividends payable on one (1) share of Parent Common Stock at the same time as such dividends are payable and for the same periods covered by such dividends. Parent OP Units will be allocated
federal taxable income of the Parent OP each taxable year in an amount equal to (i) the amount of cash so distributed to such Parent OP Units with respect to such taxable year, plus (ii) the amount of any aggregate net losses of the Parent OP
allocated to such Parent OP Units in prior taxable years. For this purpose, amounts distributed in accordance with Parent’s dividend policy after the close of a taxable year, but declared prior to the close of such taxable year, shall be taken
into account in determining the federal taxable income to be allocated to the Parent OP Units with respect to such taxable year. 
  

 2 

 (d) The Class D Amendment (i) shall not include any provision adversely affecting the rights of Holder
described in this Section 1.3 and (ii) shall provide that such rights may not be amended with respect to a Holder without such Holder’s consent. 
  
 Section 1.4. Transfer of Contributed LTIP Units. 
  
 (a) Holder agrees that, during the period from the date of this Agreement through the earlier of the Effective Time and the Expiration Date (as defined
below), Holder shall not cause or permit any Transfer (as defined below) of any of the Contributed LTIP Units to be effected without Parent’s prior written consent. A Person shall be deemed to have effected a “Transfer” of a
security if such person directly or indirectly: (i) sells, pledges, encumbers, grants an option with respect to, transfers or disposes of such security or any interest in such security; or (ii) enters into an agreement or commitment providing for
the sale of, pledge of, encumbrance of, grant of an option with respect to, the transfer or disposition of such security or any interest therein. 
  
 (b) Notwithstanding anything to the contrary contained in Section 1.4(a), Holder may Transfer all or a portion of the Contributed Units to any Eligible
Transferee (as defined below) without Parent’s consent, provided that such Eligible Transferee agrees to be bound by this Agreement as a Holder. For the purposes of this Section 1.4, an “Eligible Transferee” shall mean any
corporation, partnership, limited liability company or trust (or other custodianship), the stockholders, partners, members or trustees, as the case may be, of which include and may include only Holder and his Eligible Persons; and “Eligible
Person” shall mean (x) the spouse of Holder, (y) the father or mother or any brother or sister of Holder or (z) any lineal descendant of Holder or of the spouse of such descendant. 
  
 Section 1.5. No Inconsistent Actions by Holder. While this Agreement
is in effect, no party hereto shall take any action inconsistent with the provisions of this Agreement. 
  
 Section 1.6. Additional Documents. Parent and Parent OP, on the one hand, and Holder (in its capacity as such), on the other hand, each hereby
covenants and agrees to execute and deliver any additional documents necessary or desirable, in the reasonable opinion of Parent and the Company, to carry out the intent of this Agreement. 
  
 Article II. 
  
 REPRESENTATIONS AND WARRANTIES 
  
 Section 2.1. Representations and Warranties of Holder. Holder
hereby represents and warrants to Parent and Parent OP that as of the date hereof and the Effective Time: 
  
 (a) Due Authorization, etc. Holder has all requisite legal capacity, power and authority to execute and deliver this Agreement and to consummate
the transactions contemplated hereby. This Agreement has been duly executed and delivered by or on behalf of Holder and, assuming its due authorization, execution and delivery by Parent and Parent OP, constitutes a legal, valid and binding
obligation of Holder, enforceable against Holder in accordance with its terms. The Class D Amendment, upon its execution and delivery in 

  

 3 

 
accordance with this Agreement by or on behalf of Holder will constitute a legal, valid and binding obligation of Holder, enforceable against it in
accordance with its terms. 
  
 (b) No Conflicts, Required
Filings and Consents. 
  
 (i) The execution
and delivery of this Agreement by Holder does not, and the performance of this Agreement by Holder will not, (i) conflict with or violate any Legal Requirement applicable to Holder or by which Holder or any of Holder’s assets or properties is
bound or affected or (ii) violate or conflict with any Contract to which Holder is a party or by which any of its assets or properties is bound. 
  
 (ii) The execution and delivery of this Agreement by Holder does not, and the performance of this Agreement by Holder will not, require
any consent, approval, order or authorization of, or registration, declaration or filing with, or permit from, any Governmental Agency or other Person. 
  
 (iii) Except for this Agreement, there are no voting trusts or other agreements or understandings, including, without limitation, any
proxies, in effect governing the voting of the Contributed LTIP Units. 
  
 (c) Title to Contributed LTIP Units. Holder is the sole beneficial owner of the Contributed LTIP Units set forth on the Holder’s signature page hereto and holds all rights, title and interest with respect thereto, free and clear
of any Liens that would adversely affect the ability of Holder to carry out the terms of this Agreement. Except for the Contributed LTIP Units, Holder does not as of the date hereof beneficially own any LTIP Units (or any other securities or
interests in Company OP). No other Person has any voting rights with respect to the Contributed LTIP Units. 
  
 (d) Reliance on Information. Holder understands and acknowledges that Parent and Merger Sub are entering into the Merger Agreement in reliance upon
the execution and delivery of this Agreement by Holder. 
  
 Section 2.2. Representations and Warranties of Parent and Parent OP. Each of Parent and Parent OP hereby represents and warrants to Holder that as of the date hereof and the Effective Time: 
  
 (a) Good Standing; Due Authorization, etc. Parent OP is duly
organized, validly existing and in good standing under the laws of its jurisdiction of organization. It has all requisite power and authority to execute and deliver this Agreement and to consummate the transactions contemplated hereby. The execution
and delivery of this Agreement by it and the consummation of the transactions contemplated hereby have been duly authorized by all necessary action on its part. This Agreement has been duly executed and delivered by or on behalf of it and, assuming
its due authorization, execution and delivery by Holder, constitutes a legal, valid and binding obligation of it, enforceable against it in accordance with its terms. The Class D Amendment, upon its execution and delivery in accordance with this
Agreement by or on behalf of Parent OP will constitute a legal, valid and binding obligation of Parent OP, enforceable against it in accordance with its terms. 
  

 4 

 (b) No Conflicts, Required Filings and Consents. 
  
 (i) The execution and delivery of this Agreement by it does
not, and the performance of this Agreement by it will not, (i) conflict with or violate any Legal Requirement applicable to it or by which it or any of its assets or properties is bound or affected or (ii) violate or conflict with the limited
partnership agreement of Parent OP or any other Contract to which it is a party or by which any of its assets or properties is bound. 
  
 (ii) The execution and delivery of this Agreement by it does not, and the performance of this Agreement by it will not, require any
consent, approval, order or authorization of, or registration, declaration or filing with, or permit from, any Governmental Agency or other Person. 
  
 (c) Certain Tax Matters. Parent acknowledges that, immediately prior to the Effective Time, each of the Contributed LTIP Units shall constitute a
fully vested LTIP Unit. Upon the contribution of the Contributed LTIP Units to Parent OP pursuant to this Agreement, the capital account of Holder in Parent OP shall be equal to the fair market value of the Contributed LTIP Units. 
  
 (d) Other Representations Regarding Parent OP. Parent is the General
Partner Entity (as defined in the limited partnership agreement of Parent OP). The Credit Agreement (as defined in the limited partnership agreement of Parent OP) has been terminated. A correct and complete copy of the limited partnership agreement
of Parent OP, as it currently exists with all amendments thereto, has been delivered to the Company. 
  
 Article III. 
  
 MISCELLANEOUS 
  
 Section 3.1.
Expenses. Except as otherwise provided herein, all costs and expenses incurred in connection with the transactions contemplated by this Agreement shall be paid by the party incurring such costs and expenses. 
  
 Section 3.2. Notices. Any notice or other communication required or
permitted hereunder shall be in writing (including facsimile transmission (provided that such delivery shall not constitute notice to the Holder)) and shall be given, 
  
 (a) if to Parent to: 
  
      Ventas, Inc. 
      10350 Ormsby Park Place 
      Suite 300 
      Louisville, KY 40223 
      Attention:  T. Richard Riney 
      Facsimile: (502) 357-9050 
  

 5 

 and with a concurrent copy to: 
  
 Willkie Farr & Gallagher LLP 
 787 Seventh Avenue 
 New York, NY 10019-6099 
 Attention: Thomas M. Cerabino 
 Fax: (212)
728-8111 
  

	 	(b)	if to Holder to: 

  
 The address set forth on the Holder’s signature page hereto 
  

and, prior to the Effective Time, with a concurrent copy to: 
  
 Sidley Austin Brown & Wood LLP 
 787 Seventh Avenue 
 New York, NY 10019 
 Attention: Scott M. Freeman 
 Fax: (212)
839-5599 
  
 or such other address as such party may hereafter specify for the
purpose by notice to the other parties hereto. All notices and other communications hereunder shall be in writing and shall be deemed duly given upon due receipt if delivered personally, by facsimile (provided that such delivery shall not constitute
notice to the Holder), by a recognized next-day courier service or by registered or certified mail, return receipt requested, postage prepaid. 
  
 Section 3.3. Termination. Unless terminated earlier upon the written agreement of each of the parties hereto, this Agreement shall terminate (the
“Expiration Date”) and be of no further force or effect, automatically and without any required action of the parties hereto, at such date and time as the Merger Agreement shall have been validly terminated pursuant to Section 9.1
thereof; provided that no such termination shall relieve any party of liability for a breach hereof prior to termination. Notwithstanding the foregoing, Section 3.1 hereof shall survive the Expiration Date in accordance with its terms.

  
 Section 3.4. Assignment. Neither this Agreement nor any
of the rights, duties, or obligations of any party hereunder may be assigned or delegated (by operation of law or otherwise) by either party hereto except with the prior written consent of the other parties hereto. 
  
 Section 3.5. Descriptive Headings. The descriptive headings of the
several sections of this Agreement are inserted for convenience only and shall not control or affect the meaning or construction of any of the provisions hereof. 
  
 Section 3.6. Entire Agreement. This Agreement constitutes the entire agreement among the parties hereto with respect
to the subject matter hereof, supersedes and is in full substitution for any and all prior agreements and understandings among them relating to such subject matter, and no party shall be liable or bound to the other party hereto in any manner with
respect to such subject matter by any warranties, representations, indemnities, covenants, or agreements except as specifically set forth herein. 
  

 6 

 Section 3.7. Amendment. This Agreement may not be amended, modified or rescinded except by an
instrument in writing signed by each of the parties hereto. 
  
 Section 3.8. Counterparts. For the convenience of the parties, any number of counterparts of this Agreement may be executed by any one or more parties hereto, and each such executed counterpart shall be, and shall be deemed to be, an
original, but all of which shall constitute, and shall be deemed to constitute, in the aggregate but one and the same instrument. 
  
 Section 3.9. Governing Law; Venue.  
  
 (a) This Agreement and the legal relations between the parties hereto shall be governed by and construed in accordance with the laws of the State of New
York applicable to contracts made and performed therein. 
  
 (b)
Any proceeding seeking to enforce any provision of, or based on any right arising out of, this Agreement may be brought against any of the parties only in the courts of the State of New York, County of New York, or, if it has or can acquire
jurisdiction, in the United States District Court for the Southern District of New York, and each of the parties consents to the jurisdiction of such courts (and of the appropriate appellate courts) in any such action or proceeding and waives any
objection to venue laid therein. 
  
 (c) Process in any proceeding
referred to in the preceding sentence may be served on any party anywhere in the world. 
  
 (d) Each party to this Agreement waives, to the fullest extent permitted by applicable Legal Requirements, any right it may have to a trial by jury in respect of any action, suit or proceeding arising out of or
relating to this Agreement. 
  
 Section 3.10.
Severability. In the event that any one or more of the provisions contained in this Agreement or in any other instrument referred to herein, shall, for any reason, be held to be invalid, illegal or unenforceable in any respect, then to
the maximum extent permitted by Legal Requirements, such invalidity, illegality or unenforceability shall not affect any other provision of this Agreement or any other such instrument. Furthermore, in lieu of any such invalid or unenforceable term
or provision, the parties hereto intend that there shall be added as a part of this Agreement a provision as similar in terms to such invalid or unenforceable provision as may be possible and be valid and enforceable. 
  
 Section 3.11. Guarantee. Parent hereby guarantees the performance of
each of the obligations (financial or otherwise) of Parent OP under this Agreement, including any obligation which by its terms contemplates performance after the Effective Time and Parent OP’s obligations in respect of a conversion or
redemption of Parent OP Units pursuant to the Class D Amendment. 
  
 Section 3.12. Specific Performance. Without limiting or waiving in any respect any rights or remedies of any of the parties hereto under this Agreement now or hereinafter existing at law or in equity or by statute, each of the
parties hereto shall be entitled to seek specific performance of the obligations to be performed by the other in accordance with the provisions of this Agreement. 
  

 7 

 [Signature Pages Follow] 
  

 8 

 IN WITNESS WHEREOF, each of Parent and Parent OP has caused this Agreement to be executed by its officers
thereunto duly authorized and Holder has caused this Agreement to be duly executed by an authorized signatory, all as of the date first written above. 
  

					
	 VENTAS, INC.

		
	By:	 	 /s/ T. Richard Riney

	 	 	 Name:
	 	 T. Richard Riney

	 	 	 Title:
	 	 Executive Vice President

	
	ELDERTRUST OPERATING LIMITED PARTNERSHIP
		
	By:	 	 ELDERTRUST, its general partner

		
	By:	 	 /s/ T. Richard Riney

	 	 	 Name:
	 	 T. Richard Riney

	 	 	 Title:
	 	 Trustee & Secretary

  
 [Parent and
Parent OP Signature Page; Holder Signature Page Follows] 
  

			
	 HOLDER

		
	By:	 	 /s/ Darryl W. Copeland, Jr.

	 Name:
	 	 Darryl W. Copeland, Jr.

  
 Dated: April 12, 2005

  

			
	Print Name of Holder: Darryl W. Copeland, Jr.
	
	Address of Holder:
	
	_________________
	
	_________________
		
	fax:	 	__________________
	
	LTIP Units beneficially owned:
	
	130,000 LTIP Units

  
 [Holder
Signature Page]

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