Document:

Commercial Lease, dated as of June 2, 2004

 Exhibit 10.52 
 COMMERCIAL LEASE 
 THIS LEASE is entered into as of June 2, 2004 (the “Effective
Date”), by and between THE BOARD OF TRUSTEES OF THE LELAND STANFORD JUNIOR UNIVERSITY, a body having corporate powers under the laws of the State of California (“Landlord”), and JAZZ PHARMACEUTICALS, INC., a
Delaware corporation (“Tenant”). 
 1. BASIC LEASE INFORMATION. The following is a summary of basic lease
information. Each item in this Article 1 incorporates all of the terms set forth in this Lease pertaining to such item and to the extent there is any conflict between the provisions of this Article 1 and any other provisions of this Lease, the other
provisions shall control. Any capitalized term not defined in this Lease shall have the meaning set forth in the Glossary that appears at the end of this Lease. 
  

			
	 Description of Premises:
	  	 43,848 square feet of Rentable Area within the two-story
building shown on the site plan attached hereto as
 Exhibit A

		
	 Address of Premises:
	  	 3180 Porter Drive
 Palo Alto, California
94304

		
	 Rentable Area of Premises:
	  	43,848 square feet of Rentable Area
		
	 Initial Term:
	  	Forty-eight (48) months

 Options to Extend - Renewal Options and Renewal Terms: 
 Option 1: 12 months (months 49-60) 
 Option 2: 24 months (months 61-84) 
 Option 3: 24 months (months 85-108) 
 Option 4: 12-48 months (months 109-156) 
 Scheduled Date for Delivery of the Premises: The Effective Date 
 Commencement Date: The actual date of
delivery of the Premises 
  

			
	 Rent Commencement Date:
	  	The earlier of (a) the termination date of the Sublease between Tenant and McKinsey for the premises located at 630 Hansen Way, Palo Alto, and (b) August 30, 2004; provided that in no
event shall the Rent Commencement Date be earlier than August 16, 2004.
		
	 Initial Term Expiration Date:
	  	Forty-eight (48) months after the Rent Commencement Date

 Base Rent: 
  

			
	Months 1-6:	  	$26,308.80 per month ($1.20 per sq. ft. on 21,924 sq. ft.)
	Months 7-12:	  	$42,751.80 per month ($1.30 per sq. ft. on 32,866 sq. ft.)
	Months 13-24:	  	$59,194.80 per month ($1.35 per sq. ft. on 43,848 sq. ft.)
	Months 25-36:	  	$61,387.20 per month ($1.40 per sq. ft. on 43,848 sq. ft.)
	Months 37-48:	  	$65,772.00 per month ($1.50 per sq. ft. on 43,848 sq. ft.)

  

			
	 Security Deposit:
	  	$151,275, payable on the Commencement Date

  

			
	Parking:	  	3.3 spaces per 1,000 sq. ft. of Rentable Area for a total of 145 spaces (all parking areas on the Property)
		
	Use:	  	Research and development, wet laboratory use and associated administrative office uses

  

			
	Tenant Improvement Allowance:	  	$500,000 ($11.40 per sq. ft. of Rentable Area) payable by Landlord to Tenant in accordance with Section 9 hereof.

 Addresses for Notice: 
  

			
	Landlord:	  	The Board of Trustees of the
		  	Leland Stanford Junior University
		  	Stanford Management Company
		  	2770 Sand Hill Road
		  	Menlo Park, CA 94025
		  	Attention: Managing Director, Stanford Research Park
		
	with a copy to:	  	Carol K. Dillon, Esq.
		  	Bingham McCutchen LLP
		  	1900 University Avenue
		  	East Palo Alto, CA 94303
		
	Tenant:	  	Jazz Pharmaceuticals, Inc.
		  	Attention: Facilities Manager
		  	3180 Porter Drive
		  	Palo Alto, CA 94304
		
	with a copy to:	  	Senior Vice President and General Counsel
		  	3180 Porter Drive
		  	Palo Alto, CA 94304
		
	Pre-Occupancy:	  	630 Hansen Way
		  	Palo Alto, CA 94304
		
	Brokers:	  	CRESA Partners

  

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 2. PREMISES 
 2.1 Premises. Subject to the terms, covenants and conditions set forth in this Lease, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord those premises (the
“Premises”) shown on the site plan attached as Exhibit A. The approximate total Rentable Area of the Premises is specified in Article 1. The Rentable Area of the Premises shall be conclusively presumed to
be as stated in Article 1, and shall not be subject to adjustment by either Landlord or Tenant during the Term. 
 2.2 Exterior Area.
Landlord hereby grants to Tenant and its employees, agents, contractors and invitees (collectively, “Tenant’s Agents”) a license to use the public areas, sidewalks, driveways, parking areas and other public amenities
associated with the Premises (the “Exterior Area”) during the Term. Together, the Premises and the Exterior Area are sometimes referred to in this Lease as the “Property.” Tenant’s rights to the
Exterior Area shall be subject to Landlord’s reserved rights described in Article 16. 
 2.3 Parking. Tenant shall have the right
to use the number of parking spaces specified in Article 1. Tenant’s rights shall not be assigned, sublet or otherwise transferred separately from the Premises. Except during construction of the Tenant Improvements, Tenant shall not at any time
park or permit the parking of commercial trucks in any portion of the Exterior Area not designated by Landlord for such use by Tenant. Except during construction of the Tenant Improvements, Tenant shall not park nor permit to be parked any
inoperative vehicles or store any materials or equipment on any portion of the parking area or other areas of the Exterior Area. Tenant agrees to assume responsibility for compliance by Tenant’s Agents with the parking provisions contained in
this Section. 
 2.4 Furniture. Pursuant to the terms and conditions of the Bill of Sale attached hereto as Exhibit B,
Landlord shall sell to Tenant the movable furniture located in the Premises as of the Commencement Date (the “Movable Furniture”). In addition to the foregoing, Tenant shall have the right to use the furniture affixed to the
Premises as of the Commencement Date, including, without limitation, any modular workstations (the “Affixed Furniture”, and together with the Movable Furniture, the “Existing Furniture”). Landlord and
Tenant acknowledge and agree that the list of furniture attached hereto as Exhibit C is generally the parties’ understanding of the furniture included within the definition of Existing Furniture. Notwithstanding the foregoing,
Landlord does not make any express or implied representation or warranty that Exhibit C is an accurate or correct representation of the furniture included within the definition of Existing Furniture. Tenant shall maintain the Affixed
Furniture in substantially the same condition and repair as it is on the Commencement Date and at the end of the Term shall surrender the Affixed Furniture in the same condition as it was in as of the Commencement Date (normal wear and tear and
damage by casualty excepted), which Landlord acknowledges is in used condition. Notwithstanding the foregoing, Tenant may remove any Affixed Furniture from the Premises that is in unusable condition or becomes worn in the ordinary course of business
such that it is no longer appropriate for Tenant’s use, as reasonably determined by Tenant, and shall not have an obligation to surrender such Affixed Furniture at the end of the Term. 
  

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 3. ACCEPTANCE 
 The Premises as furnished by Landlord consist of the improvements as they exist as of the Effective Date and Landlord shall have no obligation for construction work or improvements on or to the Premises to prepare the
Premises for Tenant’s occupancy, except for the repairs set forth on Schedule 3 attached hereto (the “Landlord Repairs”). Landlord shall, at its sole cost and expense (not to exceed $15,000), complete the
Landlord Repairs within two (2) weeks after the Effective Date and shall cooperate and not materially interfere with Tenant’s construction of the Tenant Improvement Work. Within five (5) business days after completion of the Landlord
Repairs, Tenant and Landlord shall conduct a walk-through of the Premises for the purpose of confirming substantial completion of the Landlord Repairs and developing a list of any items that have not been completed (“Punch List
Items”). Landlord shall complete the Punch List Items, if any, within a reasonable period of time, not to exceed thirty (30) days, after Landlord and Tenant conduct the walk-through. Notwithstanding the foregoing, to the extent the
aggregate cost of the Landlord Repairs and Punch List Items exceed $15,000, Landlord shall not be responsible for such excess amount. Upon completion of the Landlord Repairs and Punch List Items, if any, Tenant shall execute a written acknowledgment
that the Landlord Repairs and Punch List Items have been completed, and shall reimburse Landlord for any excess costs incurred by Landlord in connection with the Landlord Repairs and Punch List Items. Notwithstanding any of the foregoing, in the
event Landlord determines in its reasonable judgment that the compressors 1A and 2A listed on Schedule 3 need to be replaced, Landlord shall be responsible for the cost of such replacement and the $15,000 cap on the aggregate cost of
the Landlord Repairs shall not apply to such replacement. Prior to entering into this Lease, Tenant has made a thorough and independent examination of the Premises and all matters related to Tenant’s decision to enter into this Lease. Tenant is
familiar with all aspects of the Premises and the Existing Furniture and, except for the Landlord Repairs, is satisfied that they are in an acceptable condition and meet Tenant’s needs. Except as expressly provided in this Lease, Tenant does
not rely on, and Landlord does not make, any express or implied representations or warranties as to any matters including, without limitation, (a) the physical condition of the Premises, Building Structure, Building Systems, the Existing
Furniture or the Exterior Area, (b) the existence, quality, adequacy or availability of utilities serving the Premises, (c) the use, habitability, merchantability, fitness or suitability of the Premises for Tenant’s intended use,
(d) the likelihood of deriving business from Tenant’s location or the economic feasibility of Tenant’s business, (e) Hazardous Materials in the Premises, or on, in, under or around the Property, (f) zoning, entitlements or
any laws, ordinances or regulations which may apply to Tenant’s use of the Premises or business operations, or (g) any other matter. Tenant has satisfied itself as to such suitability and other pertinent matters by Tenant’s own
inquiries and tests into all matters relevant in determining whether to enter into this Lease. Except for the Landlord Repairs, Tenant accepts the Premises and the Existing Furniture in their existing “as-is” condition. Notwithstanding any
of the foregoing, Landlord represents and warrants that, to Landlord’s actual knowledge, as of the Effective Date, the Premises is in compliance with the ADA (as defined in Section 11.1) without regard to any compliance with the ADA that
may be required due to Tenant’s Alterations (including, without limitation, the Tenant Improvement Work) to the Premises. 
  

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 4. TERM 
 4.1 Term. The Premises are leased for an initial term (the “Initial Term”) commencing on the date Landlord delivers possession of the Premises to Tenant (the “Commencement
Date”) and expiring on the Initial Term Expiration Date. All of Tenant’s obligations under this Lease other than the payment of Rent (which shall commence on the Rent Commencement Date) shall be effective as of the Commencement
Date. As used herein, the term “Term” shall mean the Initial Term plus all Renewal Terms as to which Tenant exercises its Renewal Option, and the term “Expiration Date” shall mean the Initial Term
Expiration Date, or the last day of the last such Renewal Term, as applicable. The Term shall end on the Expiration Date, or such earlier date on which this Lease terminates pursuant to its terms. The date upon which this Lease actually terminates,
whether by expiration of the Term or earlier termination pursuant to the terms of this Lease, is sometimes referred to in this Lease as the “Termination Date”. Upon delivery of possession, Landlord shall specify in a written
notice to Tenant, substantially in the form of Exhibit D, the Commencement Date, Rent Commencement Date and Expiration Date of the Initial Term of this Lease. Such notice shall be delivered promptly after all of the information set
forth in the notice has been determined; provided that Landlord’s failure to do so shall not in any way affect either party’s rights or obligations under this Lease. Notwithstanding the foregoing, Landlord represents and warrants that, as
of the Effective Date, the lease agreement between Landlord and Lucent Technologies Inc. (“Lucent”) dated May 26, 1998, pursuant to which Landlord leased the Premises to Lucent, has been terminated. 
 4.2 Renewal Option. Tenant shall have four consecutive options (each, a “Renewal Option”) in Tenant’s sole
discretion, to extend the Term for the following time periods: (a) first Renewal Option is for twelve (12) months after the Initial Term; (b) second Renewal Option is for a consecutive twenty-four (24) months; (c) third
Renewal Option is for a consecutive twenty-four (24) months, and (d) fourth Renewal Option is for a consecutive twelve (12), twenty-four (24), thirty-six (36) or forty-eight (48) months, as elected by Tenant in its sole
discretion at the time Tenant exercises its fourth Renewal Option (each, a “Renewal Term”). Each Renewal Option shall be automatically void if an Event of Default by Tenant exists and remains uncured at the time of exercise
of the Renewal Option. Each Renewal Option must be exercised, if at all, by written notice from Tenant to Landlord given not less than six (6) months prior to the expiration of Initial Term or then-current Renewal Term. Each Renewal Option
(other than the first Renewal Option) is personal to Tenant and shall be inapplicable and null and void if Tenant assigns its interest under this Lease, except in the event of an assignment pursuant to Section 14.7. Each Renewal Term shall be
upon the same terms and conditions as the original Term, except that the Base Rent shall be determined as follows: 
  

	 	(i)	First Renewal Term: 

 Months 49-60:
$67,964.44 per month ($1.55 per sq. ft. of Rentable Area) 
  

	 	(ii)	Second Renewal Term: 

 Months 61-72: Prevailing Market Rent
as of the commencement of the second Renewal Term (as determined pursuant to Exhibit E). 
 Months 73-84: 103% of Base Rent for
Months 61-72. 
  

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	 	(iii)	Third Renewal Term: 

 Months 85-96: Prevailing Market Rent
as of the commencement of the third Renewal Term (as determined pursuant to Exhibit E). 
 Months 97-108: 103% of Base Rent for
Months 85-96. 
  

	 	(iv)	Fourth Renewal Term: 

 Months 12, 24, 36 or 48 (109-122,
132, 144, or 156): Prevailing Market Rent as of the commencement of the Fourth Renewal Term (as determined pursuant to Exhibit E). 
 5. RENT 
 5.1 Base Rent. Commencing upon the Rent Commencement Date, and thereafter during the Term, Tenant shall pay
to Landlord the monthly Base Rent specified in Article 1 on or before the first day of each month, in advance, at the address specified for Landlord in Article 1, or at such other place as Landlord designates in writing, without any prior notice or
demand and without any deductions or setoff whatsoever (except as otherwise expressly provided in this Lease). If the Rent Commencement Date occurs on a day other than the first day of a calendar month, or the Termination Date occurs on a day other
than the last day of a calendar month, then the Base Rent for such fractional month will be prorated on the basis of the actual number of days in such month. 
 5.2 Additional Rent. All sums due from Tenant to Landlord under the terms of this Lease (other than Base Rent) shall be additional rent (“Additional Rent”), including without limitation
the charges for Operating Expenses (described in Article 7) and all sums incurred by Landlord and reimbursable hereunder by Tenant to Landlord due to Tenant’s failure to perform its obligations under this Lease. Except as otherwise expressly
provided herein, all Additional Rent that is payable to Landlord shall be paid at the time and place that Base Rent is paid. Landlord will have the same remedies for a default in the payment of any Additional Rent as for a default in the payment of
Base Rent. Together, Base Rent and Additional Rent are sometimes referred to in this Lease as “Rent”. 
 5.3 Late
Payment. Any unpaid Rent shall bear interest from the date due until paid at the rate of interest charged by Bank of America at its offices in San Francisco as its prime or reference rate, plus 4% (the “Interest Rate”).
In addition, Tenant recognizes that late payment of any Rent will result in administrative expense to Landlord, the extent of which expense is difficult and economically impracticable to determine. Therefore, Tenant agrees that if Tenant fails to
pay any Rent within five (5) days after its due date, an additional late charge of five percent (5%) of the sums so overdue shall become immediately due and payable; provided, however, if such a failure occurs only once in any twelve
(12) month period, such late charge will not be payable with respect to such a failure. Tenant agrees that the late payment charge is a reasonable estimate of the additional administrative costs and detriment that will be incurred by Landlord
as a result of such failure by Tenant. In the event of nonpayment of interest or late charges on overdue Rent, Landlord shall have, in addition to all other rights and remedies, the rights and remedies provided in this Lease and by law for
nonpayment of rent. 
  

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 5.4 Security Deposit. Concurrently with the execution of this Lease, Tenant shall deliver to
Landlord the Security Deposit described in Article 1 in the form of cash or a letter of credit which is payable as provided herein. The Security Deposit shall be held by Landlord as security for the faithful performance of this Lease by Tenant of
all of the terms, covenants and conditions of this Lease. If there is an Event of Default by Tenant with respect to any provisions of this Lease, including but not limited to the payment of Rent, Landlord may (but shall not be obligated to), without
waiving any of Landlord’s other rights and remedies under this Lease, apply the Security Deposit in whole or in part to remedy any failure by Tenant to pay any sums due under this Lease, to repair or maintain the Premises (with respect to
repairs and maintenance that are Tenant’s obligation hereunder), to perform any other terms, covenants or conditions of Tenant contained in this Lease, or to compensate Landlord for any costs, loss or damages which Landlord may suffer due to
Tenant’s Event of Default. To the extent inconsistent with the foregoing, Tenant hereby waives any restriction on the uses to which the Security Deposit may be applied as contained in Section 1950.7(c) of the California Civil Code and/or
any successor statute, if applicable. Should Landlord so apply any portion of the Security Deposit, Tenant shall replenish the Security Deposit to the original amount within ten (10) business days after written demand by Landlord and
Tenant’s failure to do so shall, at Landlord’s option, be an Event of Default by Tenant under this Lease. Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to
interest on the Security Deposit. No trust relationship is created herein between Landlord and Tenant with respect to the Security Deposit. If Landlord transfers the Premises or the Property during the Term, Landlord may pay the Security Deposit to
any subsequent assignee or transferee in conformity with the provisions of Section 1950.7 of the California Civil Code and/or any successor statute, in which event the transferring landlord shall be released from all liability for the return of
the Security Deposit. Tenant specifically grants to Landlord (and Tenant hereby waives the provisions of California Civil Code Section 1950.7 to the contrary) a period of thirty (30) days following the surrender of the Premises by Tenant
to Landlord within which to inspect the Premises, make required restorations and repairs, receive and verify workmen’s billings therefore, and prepare a final accounting with respect to the Security Deposit. In no event shall the Security
Deposit be considered prepaid rent, except to the extent Landlord elects to apply such proceeds to rent becoming due in the future. If Tenant elects to use a letter of credit as the Security Deposit, the letter of credit shall be issued by a bank
(the “L-C Bank”) reasonably approved by Landlord and shall be in a form that is reasonably acceptable to Landlord in Landlord’s reasonable discretion. The L-C Bank shall be a bank that accepts deposits, maintains
accounts, has a local Santa Clara County office that will negotiate the letter of credit, or if no local office then the letter of credit shall provide for draws by Landlord upon delivery of the written draw request by courier or by fax (to be
confirmed by telephone and with original to follow within three (3) business days) and payment to be made by wire transfer to Landlord’s account as directed by Landlord upon receipt of the original or fax request. The deposits of the L-C
Bank shall be insured by the Federal Deposit Insurance Corporation. Tenant shall pay all expenses, points, or fees incurred by Tenant in obtaining the letter of credit. The letter of credit shall: (a) name Landlord as beneficiary;
(b) allow Landlord to make partial and multiple draws thereunder up to the face amount, as determined by Landlord in accordance with this Lease; (c) require the L-C Bank to pay to Landlord the amount of a draw upon receipt by the L-C Bank
of a sight draft signed by Landlord and presented to the L-C Bank accompanied by a certification by Landlord that an Event of Default has occurred and is continuing or that Tenant 

  

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has failed to renew the letter of credit at least thirty (30) days prior to its expiration, and stating that the amount requested by Landlord is the
amount needed to compensate Landlord in accordance with this Section 5.4; and (d) provide that Landlord can freely transfer it upon an assignment or other transfer of its interest in this Lease to the assignee or transferee without having
to obtain the consent of Tenant or the L-C Bank. The letter of credit shall by its terms expire not less than one (1) year from the date issued, and shall provide for automatic one (1) year extensions unless Landlord is notified in writing
not less than sixty (60) days prior to such expiration from the L-C Bank that the letter of credit will not be extended. In any event, unless Tenant deposits with Landlord a comparable cash Security Deposit or a replacement letter of credit,
said letter of credit shall be renewed by Tenant for successive periods of not less than one (1) year. Tenant’s failure to renew (including specifically but not limited to the delivery to Landlord of such renewal not less than thirty
(30) days prior to expiration of the letter of credit) and maintain such letter of credit, shall entitle Landlord to draw on the letter of credit. Tenant shall be entitled to change banks issuing the letter of credit from time to time, subject
to Landlord’s reasonable approval and provided that the letter of credit meets the other conditions of this Section. Landlord shall be entitled to draw upon the letter of credit in accordance with this Section or at any time within thirty
(30) days prior to the expiration date of the letter of credit in accordance with the terms of this Lease, unless Tenant shall have delivered to Landlord a replacement letter of credit meeting the requirements of this Section. 
 6. USE OF PREMISES AND CONDUCT OF BUSINESS 
 6.1 Permitted Use. Tenant may use and occupy the Premises during the Term solely for the uses specified and permitted in Article 1 and for no other purpose without the prior written consent of Landlord, such consent to be
granted or withheld in Landlord’s sole discretion; provided that, subject to Article 14, (a) during the first two (2) years of the Term, Tenant shall have the right to Sublease up to fifty percent (50%) of the Premises for
service office use (i.e. law firms, accounting firms, consulting firms and other professional service uses, other than medical clinics, medical offices or dental offices) (“Service Office Use”), and (b) at any other time
during the Term, Tenant shall have the right to Sublease up to twenty-five (25%) of the Premises for Service Office Use, without Landlord’s approval of a change in use. Tenant’s use of the Property shall in all respects comply with
all Applicable Laws (as defined in Section 11.1). 
 6.2 Prohibited Uses. Tenant shall not use the Premises or allow the Premises
to be used for any purpose that (a) is illegal, (b) in any manner causes, creates or results in a waste or a private or public nuisance, (c) is of a nature to involve substantial hazard, such as the manufacture or use of explosives,
chemicals or products that may explode or that otherwise may harm the health or welfare of persons or the physical environment (provided that the research, development and manufacture of pharmaceutical and biotechnology products shall not be deemed
to be inherently hazardous and is specifically permitted hereunder, subject to the provisions of Article 12), or (d) involves the release of any Hazardous Materials, except for Hazardous Materials that Tenant has the right to use on the
Premises pursuant to Section 12.3. Tenant shall not place any loads upon the floors, walls, or ceiling which endanger the structure, or place any Hazardous Material in the drainage system of the Premises, or overload existing electrical or
other mechanical systems. Tenant shall not use any machinery or equipment which causes any substantial noise or vibration. No waste materials or refuse shall be dumped upon or 

  

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permitted to remain upon any part of the Premises or outside of the Premises except in trash containers placed inside exterior enclosures designated by
Landlord for that purpose or inside of the Premises where approved by Landlord. No materials, supplies, equipment, finished products or semi-finished products, raw materials or articles of any nature shall be stored outside or permitted to remain
outside the Premises or on any portion of the Exterior Area unless otherwise approved by Landlord in its sole discretion. No loudspeaker or other device, system or apparatus that can be heard by the occupants of any neighboring property shall be
used in or at the Premises without the prior written consent of Landlord, which consent shall not be unreasonably withheld. No explosives or firearms shall be brought into the Premises. 
 7. OPERATING EXPENSES 
 7.1 Net
Lease. This Lease is intended to be a net lease, and the Base Rent and all Additional Rent are to be paid by Tenant absolutely net of all costs and expenses relating to Landlord’s ownership, operation and maintenance of the Property, except
as specifically provided in this Lease. The provisions of this Article 7 for the payment of Operating Expenses are intended to pass on to Tenant all such costs and expenses that are incurred by Landlord in connection with the ownership,
operation and maintenance of the Property beginning on the Rent Commencement Date. 
 7.2 Operating Expenses. For purposes of this
Article 7, “Operating Expenses” means the total costs and expenses paid or incurred by Landlord in connection with the ownership, management, operation, maintenance, repair and replacement of the Property, beginning on the
Rent Commencement Date, including, without limitation, all costs of: 
 (a) taxes, assessments and charges levied upon or with respect
to the Property or any personal property of Landlord used in the operation of the Property, or on Landlord’s interest in the Property or its personal property (“Real Estate Taxes”). Real Estate Taxes shall include,
without limitation, all general real property taxes and general and special assessments, charges, fees, or assessments for transit, housing, police, fire, or other governmental services or purported benefits to the Property or the occupants thereof,
service payments in lieu of taxes that are now or hereafter levied or assessed against Landlord by the United States of America, the State of California or any political subdivision thereof, or any other political or public entity, and shall also
include any other tax, assessment or fee, however described, that may be levied or assessed as a substitute for, or as an addition to, in whole or in part, any other Real Estate Taxes, whether or not now customary or in the contemplation of the
parties as of the Effective Date. Real Estate Taxes shall also include reasonable legal fees, costs, and disbursements incurred in connection with proceedings to contest, determine, or reduce Real Estate Taxes. Real Estate Taxes shall not include
franchise, transfer, succession, gift, inheritance, gross receipts or capital stock taxes or income taxes measured by the net income of Landlord unless, due to a change in the method of taxation, any of such taxes is levied or assessed against
Landlord as a substitute for, or as an addition to, in whole or in part, any other tax that would otherwise constitute a Real Estate Tax. Without limiting the generality of the foregoing, Landlord shall have the right, in its sole discretion, to
cause all Real Estate Taxes applicable to the Property to be segregated from other real property owned by Landlord, and to have such Real Estate Taxes billed directly to Tenant by the Santa Clara County Assessor. In the event Landlord exercises such
right, Tenant shall be liable for and shall pay before delinquency 

  

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all such Real Estate Taxes applicable to the Term and shall deliver satisfactory evidence of such payment to Landlord. As soon as reasonably possible after
the Commencement Date (taking into account the schedule of the Santa Clara County Tax Assessor) (i) Landlord shall apply for a reduction in all taxes based upon the value of the Premises, (ii) Landlord shall diligently pursue such
reduction, (iii) all costs of such application and pursuance shall be the sole responsibility and expense of Landlord, and (iv) any reduction for periods during the Term of this Lease (including any retroactive reduction) shall be
immediately passed on and credited to Tenant hereunder. Notwithstanding the foregoing, during the first six (6) months after the Rent Commencement Date, Tenant shall only be required to pay fifty percent (50%) of the Real Estate Taxes that
would otherwise be due and payable under this Lease (taking into account any reductions obtained by Landlord pursuant to this Section (i.e. 50% based on any lower valuation obtained)), unless Tenant enters into an Assignment or Sublease of the
Premises (except for an Assignment or Sublease pursuant to Section 14.7) during such six (6) month period, in which event one hundred (100%) of the Real Estate Taxes shall be due during the period of such Assignment or Sublease. To
the extent any taxes are assessed that are payable by Tenant hereunder and as to which Landlord could elect to pay a lump sum or installments over time, Landlord will elect to pay in installments, and Tenant shall be responsible for only those
installments due during the Term. 
 (b) repair, maintenance, replacement and supply of air conditioning, heating, ventilating, mechanical,
elevator, sanitary and storm drainage systems and all other mechanical systems (the “Building Systems”); 
 (c)
landscaping and gardening of the Exterior Area; 
 (d) repaving, repairing, maintaining and restriping of parking areas, amortized over
its useful life as reasonably determined by Landlord; 
 (e) repairs and maintenance to the Exterior Area, and all labor and material
costs related thereto; 
 (f) repair, maintenance and replacement of any security systems and fire protection systems installed in the
Premises; 
 (g) reasonable general maintenance, janitorial services, trash removal, cleaning and service contracts and the cost of all
supplies, tools and equipment required in connection therewith; 
 (h) all premiums and costs for reasonable insurance carried by
Landlord on the Premises, the Exterior Area and the Property, or in connection with the use or occupancy thereof (including all amounts paid as a result of loss sustained that would be covered by such policies but for deductible or self-insurance
provisions up to $25,000), including, but not limited to, the premiums and cost of fire and extended coverage, earthquake, vandalism and malicious mischief, public liability and property damage, worker’s compensation insurance, rental income
insurance and any other insurance commonly carried by prudent owners of comparable buildings, provided that Tenant shall not be responsible for the costs of terrorism or mold insurance; 
  

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 (i) to the extent not included in subsection (j) below, wages, salaries, payroll taxes and
other labor costs and employee benefits for all persons (excluding executives of Landlord or Landlord’s managing agent) engaged in the operation, management, maintenance and security of the Property; 
 (j) a commercially reasonable management fee that, as long as The Board of Trustees of the Leland Stanford Junior University (or any affiliate of it) is
the Landlord under this Lease, is payable to an entity other than Landlord (or any affiliate of Landlord); 
 (k) fees, charges and other
costs of all independent contractors engaged by Landlord to provide services to be provided by Landlord hereunder; 
 (l) license,
permit and inspection fees for work required to be performed by Landlord hereunder; 
 (m) the cost of any transit services or traffic
mitigation programs that Landlord implements in the Stanford Research Park, including without limitation charges for service and surcharges imposed directly or indirectly on the Property by any governmental agencies on or with respect to transit
(including transit services which may be provided in the future to occupants of the Stanford Research Park) or automobile usage or parking facilities (collectively, “Transit Fees”). Tenant’s share of Transit Fees shall
be assessed pro rata and on a non-discriminatory basis, based on a reasonable standard applied in a non-discriminatory manner (that is not based on whether other tenants of Landlord are obligated to pay such Transit Fees) by Landlord (for example,
based on the rentable area of the Premises as compared to the total rentable area of the Stanford Research Park (or the area being served by the service, if less than the entire Stanford Research Park), or based on the average employee headcount in
the Premises as compared to the overall employee density of the Stanford Research Park). Tenant shall not be required to pay any Transit Fees for programs that do not serve the Premises. Notwithstanding the foregoing, Landlord represents that, as of
the Effective Date, there are no Transit Fees applicable to the Premises; 
 (n) Tenant’s pro rata share (based on the Rentable Area of
the Premises as compared to the Rentable Area of the other properties of Landlord that use such supplies, tools, machines and equipment) of the cost of supplies, tools, machines and equipment used in operation and maintenance of the Exterior Area;

 (o) any reasonable capital improvements to the Property that are (i) necessary to satisfy Landlord’s maintenance and repair
obligations under this Lease, (ii) made to the Property as a labor-saving or energy saving device, (iii) made to the Property to reduce Operating Expenses, or (iv) required due to any change in Applicable Law after the date of this
Lease; provided that the cost of any such capital improvements shall be amortized over the useful life of the improvement in question (determined in accordance with applicable tax laws), together with interest on the unamortized balance at an
interest rate equal to Landlord’s cost of funds used for the purpose of constructing such capital improvements; 
 (p) the cost of
contesting the validity or applicability of any governmental enactments that may affect Operating Expenses; 
  

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 (q) audit and bookkeeping fees, legal fees and expenses incurred in connection with the operation or
management of the Property, including, without limitation, the costs of audits by certified public accountants of Operating Expense records (excluding costs incurred in connection with negotiations or disputes with tenants or prospective tenants);

 (r) to the extent not included within subsection (j) above, Tenant’s pro rata share (based on the Rentable Area of the Premises
as compared to the Rentable Area of all of Landlord’s properties within the Stanford Research Park supported by such office) of the costs for an off-site property management office; and 
 (s) any other expenses of any kind whatsoever reasonably incurred in connection with the management, operation, maintenance and repair of the
Property. 
 Notwithstanding anything to the contrary herein, (i) all capital improvements included within the definition of Operating
Expenses shall be amortized over the useful life of the improvement in question (determined in accordance with applicable tax laws), and (ii) Operating Expenses shall not include the repairs and replacements to the Building Structure that shall
be performed at Landlord’s sole cost and expense pursuant to Section 8.1. 
 7.3 Payment of Operating Expenses. Commencing on
the Rent Commencement Date, Tenant shall pay to Landlord as Additional Rent one twelfth (1/12) of the Operating Expenses for each calendar year or portion thereof during the Term, in advance, on or before the first day of each month in an
amount estimated by Landlord as stated in a written notice to Tenant. Landlord may by written notice to Tenant revise such estimates from time to time and Tenant shall thereafter make payments on the basis of such revised estimates. With reasonable
promptness after the expiration of each calendar year, Landlord will furnish Tenant with a statement (“Landlord’s Expense Statement”) setting forth in reasonable detail the actual Operating Expenses for the prior
calendar year and, if requested by Tenant, including reasonable back-up documentation. If the actual Operating Expenses for such year exceed the estimated Operating Expenses paid by Tenant for such year, Tenant shall pay to Landlord (whether or not
this Lease has terminated) the difference between the amount of estimated Operating Expenses paid by Tenant and the actual Operating Expenses within twenty (20) days after the receipt of Landlord’s Expense Statement. If the total amount
paid by Tenant for any year exceeds the actual Operating Expenses for that year, the excess shall be credited against the next installments of Base Rent due from Tenant to Landlord, or, if after the Termination Date, the excess shall first be
credited against any unpaid Base Rent or Additional Rent due and any remaining excess shall be refunded to Tenant concurrently with the furnishing of Landlord’s Expense Statement. 
 7.4 Proration. If either the Rent Commencement Date or the Termination Date occurs on a date other than the first or last day, respectively, of a
calendar year, Operating Expenses for the year in which the Rent Commencement Date or Termination Date occurs shall be prorated based on a 365-day year. 
 7.5 Utility Costs. Commencing on the Commencement Date, Tenant shall be solely responsible for and shall make all arrangements for all utilities and other services exclusively furnished to or used at the
Premises, including, without limitation, water, gas, electricity, telephone and other electronic communications services, sewer service, waste pick-up and any other utilities, materials and services. 
  

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 7.6 Taxes on Tenant’s Property and Business. Tenant shall pay prior to delinquency all taxes
levied or assessed by any local, state or federal authority upon the conduct of Tenant’s business in the Premises or upon Tenant’s Property (as defined in Section 9.5) and shall deliver satisfactory evidence of such payment to
Landlord. If the assessed value of the Property is increased by the inclusion of a value placed upon Tenant’s Property, Tenant shall pay to Landlord, upon written demand, the taxes so levied against Landlord, or the portion of Landlord’s
taxes resulting from said increase in assessment, as determined from time to time by Landlord. 
 7.7 Tenant’s Right to Perform.
Notwithstanding any of the foregoing, Tenant may elect at any time by written notice to Landlord to undertake the service, repair, maintenance and replacement obligations set forth in Sections 7.2 and 8.1, or any portion thereof; provided that in
all circumstances Landlord shall continue to pay, and be reimbursed by Tenant for, the costs set forth in Section 7.2(a), (h), (m) and (o). In the event Tenant elects to undertake a portion of such obligations, the management fee owing to
Landlord pursuant to Section 7.2(j) shall be equitably reduced as reasonably determined by Landlord and in the event Tenant elects to undertake all of such obligations (excepting those set forth in Section 7.2(a), (h), (m) and (o)),
Tenant shall not owe Landlord any management fee or any amounts under Sections 7.2(i), (n) or (r) . Notwithstanding the foregoing, Landlord shall have the right to take over the service, repair, maintenance and replacement obligations set
forth in Sections 7.2 and 8.1 upon written notice to Tenant in the event: (a) Tenant elects to undertake such obligations but fails to perform such obligations in a manner commensurate with comparable office buildings located in the Stanford
Research Park and such failure is not cured within thirty (30) days after receipt of written notice from Landlord of such failure (the “Failure Notice”), (b) Landlord delivers in good faith more than three
(3) Failure Notices within any twelve (12) month period, or (c) Tenant enters into an Assignment of this Lease or a Sublease of more than fifty (50%) of the Premises, except for an Assignment or Sublease in accordance with
Section 14.7. In the event Tenant elects to undertake such obligations, or any portion thereof, Landlord shall have the right at least once in any twelve (12) month period, after five (5) days notice to Tenant, to conduct an
inspection of the Premises to ensure that Tenant is meeting the requirements set forth in this Section 7.7 and Tenant shall reimburse Landlord for its reasonable costs incurred in conducting such investigation within twenty (20) days after
receipt of an invoice from Landlord. 
 7.8 Tenant’s Audit Rights. Notwithstanding anything in this Lease to the contrary, Tenant
shall have the right, after reasonable notice, at reasonable times, and no more than once in any calendar year, to inspect and photocopy at Landlord’s office Landlord’s accounting records relating to the operation and management of the
Property. If, after such inspection and photocopying, Tenant disputes the amount of Operating Expenses, Tenant shall have the right to engage an independent certified public accountant reasonably approved by Landlord to audit and/or review
Landlord’s records to determine the proper amount of Operating Expenses. If it shall be finally determined by such audit that there was an error in calculating the Operating Expenses, then either (a) Landlord shall at its election
reimburse Tenant for any overpayment or credit the amount of such overpayment against the next monthly installment of Operating Expenses payable under this Lease, or (b) Tenant shall within twenty (20) days after 

  

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such determination pay any amounts due to Landlord. If Landlord desires to contest such audit results, Landlord may do so by submitting the results of the
audit to arbitration through JAMS San Jose or San Francisco offices within thirty (30) days after receipt of the results of the audit, and the arbitration shall be final and binding upon Landlord and Tenant. Tenant agrees to pay the cost of
such audit, provided that, if the audit reveals that Landlord’s determination of Operating Expenses was in error in Landlord’s favor by more than five percent (5%), Landlord shall pay the cost of such audit. Nothing in this
Section 7.8 shall entitle Tenant to withhold any disputed portion of Operating Expenses pending the results of the audit. 
 8.
REPAIRS, MAINTENANCE AND SERVICES 
 8.1 Landlord’s Obligations. Except as specifically provided in this Lease, Landlord shall
not be required to furnish any services, facilities or utilities to the Premises or to Tenant, and Tenant assumes full responsibility for obtaining and paying for all services, facilities and utilities to the Premises. Landlord will repair, replace
and maintain the Building Systems, the Exterior Area, and the structural portions of the Premises, including the foundation, floor/ceiling slabs, roof, curtain wall, mullions, columns, beams, shafts (including elevator shafts), stairs, stairwells,
and elevators (collectively, the “Building Structure”). Tenant shall notify Landlord in writing when it becomes aware of the need for any repair, maintenance or replacement which is Landlord’s responsibility under this
Section. The costs of such repair, replacement and maintenance shall be included in Operating Expenses; provided, however, that Operating Expenses will not include costs (and Tenant will not be billed for such costs) for any capital repair to or
replacement of the Building Structure (excluding the costs of non-capital repair and maintenance of the Building Structure). Notwithstanding the foregoing, Tenant shall reimburse Landlord upon written demand as Additional Rent for the cost of any
repair to the Premises, Building Structure, Building Systems or Exterior Area which is attributable to the conduct (other than Tenant’s use of the Premises in the ordinary course of business) of Tenant or Tenant’s Agent. This reimbursement
shall be Additional Rent. Tenant hereby waives and releases any right it may have under any law, statute or ordinance now or hereafter in effect to make any repairs which are Landlord’s obligation under this Section. 
 8.2 Tenant’s Obligations. Except as provided in Sections 8.1, 12.2(b), 12.5(b) and 12.5(c), Tenant assumes full responsibility for the
repair, replacement and maintenance of the Premises. Tenant shall take good care of the Premises and keep the Premises (other than the Exterior Area, Building Structure and Building Systems which are the responsibility of Landlord) in good working
order and in a clean, safe and sanitary condition. All repairs and replacements by Tenant shall be made and performed: (a) at Tenant’s cost and expense, (b) by contractors or mechanics approved by Landlord, in accordance with
Section 9.3(a), (c) so that same shall be at least equal in quality, value and utility to the original work or installation at the Effective Date, (d) in a manner and using equipment and materials that will not interfere with or
impair the operation of the Building Systems, and (e) in accordance with Article 9 (if applicable), and all Applicable Laws. 
 8.3
Security. Tenant shall be solely responsible for the security of the Premises and Tenant’s Agents while in or about the Premises. Any security services provided to the Property by Landlord shall be at Landlord’s sole discretion and
Landlord shall not be liable to Tenant or Tenant’s Agents for any failure to provide security services or any loss, injury or damage suffered as a result of a failure to provide security services. 
  

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 8.4 Special Services. If Tenant requests any services from Landlord other than those for which
Landlord is obligated under this Lease, Tenant shall make its request in writing and Landlord may elect in its sole discretion whether to provide the requested services. If Landlord provides any special services to Tenant, Landlord shall charge
Tenant for such services at the actual cost incurred by Landlord in providing the services and Tenant shall pay the cost of such services as Additional Rent within fifteen (15) business days after receipt of Landlord’s invoice. 

9. INITIAL IMPROVEMENT WORK; ALTERATIONS 
 9.1 Tenant Improvements. Tenant shall be responsible for the design and construction of all initial improvements to the Premises (the “Tenant Improvement Work”) and shall use diligent efforts to cause the
construction of the Tenant Improvement Work in a first class manner and in compliance with all Applicable Laws. Without limiting any other provision of this Lease, all of the provisions of this Article 9 and of Article 10 (Liens) shall apply to the
Tenant Improvement Work. Landlord shall provide to Tenant a Tenant Improvement Allowance in the amount of $11.40 per square foot of Rentable Area, for a total Tenant Improvement Allowance of $500,000. Any costs in excess of the Tenant Improvement
Allowance shall be paid by Tenant. The Tenant Improvement Allowance shall be used for the cost of developing and constructing the improvements to the Premises as set forth in the Site Plan dated May 14, 2004 and hereby approved by Landlord
(including architects, design, inspection, construction and project management costs and related services and expenses, insurance and utilities) and shall not be used for any items of personal property. Landlord shall pay the Tenant Improvement
Allowance to Tenant after the later of: (a) the date Tenant occupies the Premises and commences its business operations from the Premises, and (b) the Rent Commencement Date; provided that Tenant has provided to Landlord (x) an
itemized statement of Tenant Improvement Work expenses, accompanied by reasonably detailed invoices and other supporting information as is reasonably requested by Landlord, and (y) either (i) unconditional lien releases in the form
required under California Civil Code Section 3262 from all contractors, subcontractors and materialmen who shall have furnished materials or supplies or performed work or services in connection with the Tenant Improvement Work or
(ii) evidence that Tenant has bonded over any liens that are in good faith disputed by Tenant. In the event Tenant does not expend all of the Tenant Improvement Allowance in construction of the Tenant Improvement Work, Landlord shall pay such
excess amount to Tenant with the payment of the expended Tenant Improvement Allowance pursuant to the foregoing sentence. Notwithstanding the foregoing, Landlord shall have no obligation to pay the Tenant Improvement Allowance to the extent that
(i) an Event of Default by Tenant exists under this Lease; (ii) a lien has been filed with respect to the Tenant Improvement Work that has not been released (subject to Tenant’s right to bond over any liens that are in good faith
disputed by Tenant); (iii) Tenant is not in compliance with the terms of all applicable permits for the Tenant Improvement Work; or (iv) the insurance required under this Lease is not in full force and effect; in each case until such Event
of Default or failure to comply is cured, at which time payment will be made. 
  

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 9.2 Alterations by Tenant. After completion of the Tenant Improvement Work, Tenant shall not make
or permit any alterations to the Building Systems, and shall not make or permit any alterations, installations, additions or improvements, structural or otherwise (collectively, “Alterations”) in or to the Premises without
Landlord’s prior written consent, which Landlord shall not unreasonably withhold, condition or delay. Landlord shall respond to any request by Tenant to make any Alteration within ten (10) business days after receipt of such request for
consent from Tenant. Notwithstanding the foregoing, Landlord’s consent shall not be required (a) in the case of interior, cosmetic non-structural Alterations that do not require a permit, or affect the Building Systems, or affect the
entryways or elevators, or (b) in the case of other Alterations that do not exceed a total price of One Hundred Thousand Dollars ($100,000) per project and do not affect the Building Systems or the structural integrity of the Premises. All
Alterations shall be done at Tenant’s sole cost and expense, including without limitation the cost and expense of obtaining all permits and approvals required for any Alterations. 
 9.3 Project Requirements. The following provisions of this Section 9.3 shall apply to all Alterations, whether or not requiring
Landlord’s approval (unless otherwise noted): 
 (a) Prior to entering into a contract for Alterations requiring Landlord’s
approval, Tenant shall obtain Landlord’s written approval, which approval shall not be unreasonably withheld, conditioned or delayed, of the identity of each of the design architect and the general contractor. Notwithstanding the foregoing, for
purposes of the Tenant Improvement Work, the following architects and general contractors are hereby approved by Landlord: Dowler-Gruman Associates and SC Builders, Inc. 
 (b) Before commencing the construction of any Alterations, Tenant shall procure or cause to be procured the insurance coverage (either as part of Tenant’s regular insurance policy or by separate policies)
described below and provide Landlord with certificates of such insurance in form reasonably satisfactory to Landlord. All such insurance shall comply with the following requirements of this Section and of Section 13.2. 
 (i) During the course of construction, to the extent not covered by property insurance maintained by Tenant pursuant to Section 13.2, comprehensive
“all risk” builder’s risk insurance, including vandalism and malicious mischief, excluding earthquake and flood, covering all improvements in place on the Premises, all materials and equipment stored at the site and furnished under
contract, and all materials and equipment that are in the process of fabrication at the premises of any third party or that have been placed in transit to the Premises when such fabrication or transit is at the risk of, or when title to or an
insurable interest in such materials or equipment has passed to, Tenant or its construction manager, contractors or subcontractors (excluding any contractors’, subcontractors’ and construction managers’ tools and equipment, and
property owned by the employees of the construction manager, any contractor or any subcontractor), such insurance to be written on a completed value basis in an amount not less than the full estimated replacement value of Alterations. 
 (ii) Commercial general liability insurance covering Tenant, Landlord and each construction manager, contractor and subcontractor engaged in any work on
the Premises, which insurance may be effected by endorsement, if obtainable, on the policy required to be carried pursuant to Section 13.2, including insurance for completed operations, 

  

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elevators, owner’s, construction manager’s and contractor’s protective liability, products completed operations for one (1) year after
the date of acceptance of the work by Tenant, broad form blanket contractual liability, broad form property damage and full form personal injury (including but not limited to bodily injury), covering the performance of all work at or from the
Premises by Tenant, its construction manager, contractors and subcontractors, and in a liability amount not less than the amount at the time carried by prudent owners of comparable construction projects, but in any event not less than Two Million
Dollars ($2,000,000) combined single limit, which policy shall include thereunder for the mutual benefit of Landlord and Tenant, bodily injury liability and property damage liability, and automobile insurance on any non-owned, hired or leased
automotive equipment used in the construction of any work. 
 (iii) Workers’ Compensation Insurance approved by the State of
California, in the amounts and coverages required under workers’ compensation, disability and similar employee benefit laws applicable to the Premises, and Employer’s Liability Insurance with limits not less than One Million Dollars
($1,000,000) or such higher amounts as may be required by law. 
 (c) All construction and other work in connection with any Alterations
shall be done at Tenant’s sole cost and expense and in a prudent and first class manner. Tenant shall construct the Alterations in accordance with all Applicable Laws, and with plans and specifications that are in accordance with the provisions
of this Article 9 and all other provisions of this Lease. 
 (d) Prior to the commencement of any Alteration in excess of Ten Thousand
Dollars ($10,000), Landlord shall have the right to post in a conspicuous location on the Premises and to record in the public records a notice of Landlord’s nonresponsibility. Tenant covenants and agrees to give Landlord at least ten
(10) days prior written notice of the commencement of any such Alteration in order that Landlord shall have sufficient time to post such notice. 
 (e) Tenant shall take all necessary safety precautions during any construction. 
 (f) Tenant shall prepare
and maintain (i) on a current basis during construction, annotated plans and specifications showing clearly all changes, revisions and substitutions during construction, and (ii) upon completion of construction of the Alterations, as-built
drawings showing clearly all changes, revisions and substitutions during construction, including, without limitation, field changes and the final location of all mechanical equipment, utility lines, ducts, outlets, structural members, walls,
partitions and other significant features. These as-built drawings and annotated plans and specifications shall be kept at the Premises and Tenant shall update them as often as necessary to keep them current. The as-built drawings and annotated
plans and specifications shall be made available for copying and inspection by Landlord at all reasonable times. 
 (g) Upon completion of
the construction of any Alterations in excess of Ten Thousand Dollars ($10,000) during the Term, Tenant shall file for recordation, or cause to be filed for recordation, a notice of completion and shall deliver to Landlord evidence 

  

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satisfactory to Landlord of payment of all costs, expenses, liabilities and liens arising out of or in any way connected with such construction (except for
liens that are contested in the manner provided herein). 
 9.4 Ownership of Improvements. Except as provided in Section 9.5, all
Tenant Improvement Work, Alterations, and any other appurtenances, fixtures, improvements, equipment, additions and property permanently attached to or installed in the Premises at the commencement of or during the Term, shall at the end of the Term
become Landlord’s property without compensation to Tenant, or be removed in accordance with this Section. Upon written request by Tenant, Landlord shall notify Tenant in writing at the time of Landlord’s approval of Alterations whether or
not the proposed Alterations will be required to be removed by Tenant at the end of the Term. Tenant shall have no obligation to remove any (a) Alterations that Landlord has not designated in writing for removal, or (b) the Tenant
Improvement Work. Tenant shall repair or pay the cost of repairing any damage to the Premises caused by the removal of Alterations. If Tenant fails to perform its repair obligations, without limiting any other right or remedy, Landlord may on five
(5) business days prior written notice to Tenant perform such obligations at Tenant’s expense and Tenant shall reimburse Landlord within twenty (20) days after demand for all reasonable out-of-pocket costs and expenses incurred by
Landlord in connection with such repair. Tenant’s obligations under this Section shall survive the termination of this Lease. Notwithstanding the foregoing, wet laboratory case work, fume hoods, flow hoods, high density filing systems and
cabinets, computing and telecommunications equipment, appliances and Tenant’s Property will be considered trade fixtures owned by Tenant, and subject to Section 9.5, Tenant shall have the right to remove or leave them at the end of the
Term. 
 9.5 Tenant’s Personal Property. All furniture, trade fixtures, furnishings, equipment and articles of movable personal
property installed in the Premises by or for the account of Tenant (except for ceiling and related fixtures, HVAC equipment and floor coverings, which shall become the property of Landlord at the end of the Term), and which can be removed without
structural or other material damage to the Premises (collectively, “Tenant’s Property”) shall be and remain the property of Tenant and may be removed by it at any time during the Term. Notwithstanding the foregoing,
Tenant’s Property shall not include the Affixed Furniture. Tenant shall remove from the Premises all Tenant’s Property on or before the Termination Date, except such items as the parties have agreed pursuant to the provisions of this Lease
or by separate agreement are to remain and to become the property of Landlord. Tenant shall repair or pay the cost of repairing any damage to the Premises resulting from such removal, and the provisions of Section 9.4 above shall apply in the
event Tenant fails to do so. Any items of Tenant’s Property which remain in the Premises after the Termination Date may, on five (5) business days prior written notice to Tenant, at the option of Landlord, be deemed abandoned and in such
case may either be retained by Landlord as its property or be disposed of, without accountability, at Tenant’s expense in such manner as Landlord may see fit. 
 10. LIENS 
 Tenant shall keep the Premises free from any liens arising out of any work performed,
material furnished or obligations incurred by or for Tenant and not paid when due. If Tenant does not, within ten (10) days following notice of the imposition of any such lien, cause the lien 

  

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to be released of record by payment or posting of a proper bond, Landlord shall have, in addition to all other remedies provided in this Lease and by law,
the right but not the obligation to cause any such lien to be released by such means as it shall deem proper, including payment of the claim giving rise to such lien. All such sums paid by Landlord and all expenses reasonably incurred by it in
connection therewith (including, without limitation, reasonable counsel fees) shall be payable to Landlord by Tenant upon demand with interest from the date incurred at the Interest Rate. Landlord shall have the right at all times to post and keep
posted on the Premises any notices permitted or required by law or that Landlord shall deem proper for the protection of Landlord and the Premises from mechanics’ and materialmen’s liens, as more specifically provided in
Section 9.3(d). 
 11. COMPLIANCE WITH LAWS AND INSURANCE REQUIREMENTS 
 11.1 Applicable Laws. Tenant, at Tenant’s cost and expense, shall comply with all applicable laws, statutes, codes, ordinances, orders,
rules, regulations, conditions of approval, and requirements, of all federal, state, county, municipal and other governmental authorities and the departments, commissions, boards, bureaus, instrumentalities, and officers thereof, and all
administrative or judicial orders or decrees and all permits, licenses, approvals and other entitlements issued by governmental entities, and rules of common law, relating to or affecting the Premises or the use, operation or occupancy of the
Premises by Tenant, whether now existing or hereafter enacted (collectively, “Applicable Laws”); provided that Tenant shall have no responsibility for compliance with Applicable Laws relating to (i) the Pre-Existing
Environmental Condition (as defined in Section 12.2), or (ii) any Third Party Environmental Condition (as defined in Section 12.5(c)), except to the extent the acts or negligent omissions of Tenant or Tenant’s Agents or
subtenants on or about the Premises cause an exacerbation of the Pre-Existing Environmental Condition or any Third Party Environmental Condition. Without limiting the foregoing, Tenant shall be solely responsible for compliance with and shall make
or cause to be made all such improvements and alterations to the Premises (including, without limitation, removing barriers and providing alternative services) as shall be required to comply with all applicable building codes, laws and ordinances
relating to public accommodations associated with or arising from Tenant’s use of the Premises or Tenant’s Alterations, including the Americans with Disabilities Act of 1990, 42 U.S.C. §§ 12111 et seq. (the
“ADA”), and the ADA Accessibility Guidelines promulgated by the Architectural and Transportation Barriers Compliance Board, the public accommodations title of the Civil Rights Act of 1964, 42 U.S.C. §§ 2000a et.
seq., the Architectural Barriers Act of 1968, 42 U.S.C. §§ 4151 et. seq., as amended, Title V of the Rehabilitation Act of 1973, 29 U.S.C. §§ 790 et. seq., the Minimum Guidelines and Requirements for Accessible Design, 36 C.F.R.
Part 1190, the Uniform Federal Accessibility Standards, and Title 24 of the California Code of Regulations, as the same may be amended from time to time, or any similar or successor laws, ordinances and regulations, now or hereafter adopted.
Tenant’s liability shall be primary and Tenant shall indemnify Landlord in accordance with Section 13.1 in the event of any failure or alleged failure of Tenant to comply with Applicable Laws. Any work or installations made or performed by
or on behalf of Tenant or any person or entity claiming through or under Tenant pursuant to the provisions of this Section shall be made in conformity with and subject to the provisions of Article 9. 
 11.2 Insurance Requirements. Tenant shall not do anything, or permit anything to be done, in or about the Premises that would subject Landlord to
any liability or 

  

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responsibility for injury to any person or property by reason of any business operation being conducted in the Premises. Landlord shall have the right to
terminate this Lease, effective upon notice to Tenant, in the event Tenant does anything or permits anything to be done, in or about the Premises that (a) invalidates or is in conflict with the provisions of or causes any increase in the
applicable rates for any fire or other insurance policies covering the Premises or any property located therein (unless Tenant pays for such increased costs), or (b) results in a refusal by fire insurance companies of good standing to insure
the Premises or any such property in amounts reasonably satisfactory to Landlord (which amounts shall be comparable to the amounts required by comparable landlords of comparable buildings). Tenant, at Tenant’s expense, shall comply with all
rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body that shall hereafter perform the function of such Association. 
 12. HAZARDOUS MATERIALS 
 12.1
Definitions. As used in this Lease, the following terms shall have the following meanings: 
 (a) “Environmental
Laws” mean all Applicable Laws, now or hereafter in effect, relating to environmental conditions, industrial hygiene or Hazardous Materials on, under or about the Property, including without limitation the Comprehensive Environmental
Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Section 9601, et seq., the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et seq., the Solid Waste Disposal Act, 42 U.S.C.
Section 6901, et seq., the Clean Water Act, 33 U.S.C. Section 1251, et seq., the Clean Air Act, 42 U.S.C. Section 7401, et seq., the Toxic Substances Control Act, 15 U.S.C. Section 2601 through 2629, the Safe Drinking Water
Act, 42 U.S.C. Sections 300f through 300j, and any similar state and local laws and ordinances and the regulations now or hereafter adopted and published and/or promulgated pursuant thereto. 
 (b) “Hazardous Material” means any chemical, substance, medical or other waste, living organism or combination thereof which is
or may be hazardous to the environment or human or animal health or safety due to its radioactivity, ignitability, corrosivity, reactivity, explosivity, toxicity, carcinogenicity, mutagenicity, phytotoxicity, infectiousness or other harmful or
potentially harmful properties or effects. Hazardous Materials shall include, without limitation, petroleum hydrocarbons, including MTBE, crude oil or any fraction thereof, asbestos, radon, polychlorinated biphenyls (PCBs), methane, lead, urea
formaldehyde foam insulation, microbial matter (including mold) and all substances which now or in the future may be defined as “hazardous substances,” “hazardous wastes,” “extremely hazardous wastes,” “hazardous
materials,” “toxic substances,” “infectious wastes,” “biohazardous wastes,” “medical wastes,” “radioactive wastes” or which are otherwise listed, defined or regulated in any manner pursuant to
any Environmental Laws. 
 (c) “Tenant Environmental Activity” means any use, treatment, keeping, storage, holding,
release, emission, discharge, manufacturing, generation, processing, abatement, removal, disposition, handling, transportation, deposit, leaking, spilling, injecting, dumping or disposing of any Hazardous Materials from, into, on or under the
Premises, the Exterior Area or the Property caused or permitted by Tenant or Tenant’s Agents or subtenants, 

  

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and shall include any exacerbation of the Pre-Existing Environmental Condition or any Third Party Environmental Condition caused by the acts or negligent
omissions of Tenant or any of Tenant’s Agents or subtenants. 
 (d) “Negligent omission” as referred to in this
Lease as to any Pre-Existing Environmental Condition or any Third Party Environmental Condition, shall not include any failure of Tenant to control any migration of any Hazardous Material which constitutes any component of the Pre-Existing
Environmental Condition or the Third Party Environmental Condition. 
 12.2 Environmental Releases. 
 (a) Tenant represents to Landlord that Tenant is aware that detectable amounts of Hazardous Materials have come to be located on, beneath and/or in the
vicinity of the Premises as described in the documents listed on Schedule 12.2 attached hereto (the “Pre-Existing Environmental Condition”). Tenant acknowledges and agrees that the Property and Tenant’s
interest under this Lease are subject to an Access Agreement for Monitoring Wells, Groundwater Extraction Wells, a Conveyance Pipeline, and Water Treatment Plant at 3176 Porter Drive, 3180 Porter Drive, 3210 Porter Drive and 3277 Miranda Avenue,
Palo Alto, California dated December 4, 1992 between Landlord and Loral/Librascope Corporation (the “Access Agreement”), a copy of which is attached hereto as Exhibit F. Tenant has made such investigations
and inquiries as it deems appropriate to ascertain the effects, if any, of the Pre-Existing Environmental Condition on its operations and persons using the Premises and the Exterior Area. Landlord makes no representation or warranty with regard to
any aspect of the environmental condition of the Premises, the Exterior Area or the Property. Subject to Section 12.5(b), Tenant, on behalf of itself and its successors and assigns, hereby releases Landlord and Landlord’s officers,
directors, trustees, agents and employees from any and all claims, demands, debts, liabilities, and causes of action of whatever kind or nature, whether known or unknown or suspected or unsuspected which Tenant or any of Tenant’s Agents may
have, claim to have, or which may hereafter accrue against the released parties or any of them, arising out of or relating to or in any way connected with the Pre-Existing Environmental Condition. In connection with such release, Tenant hereby
waives any and all rights conferred upon it by the provisions of Section 1542 of the California Civil Code, which reads as follows: 
 A
general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the release, which if known by him must have materially affected his settlement with the debtor. 
 or by the provisions of any similar statute. Nothing in the foregoing shall be deemed to release Landlord (i) from its indemnity obligation set forth in
Section 12.5(b), or (ii) from any claim that a third party may have directly against Landlord under law. 
 (b) Landlord hereby
releases Tenant from any and all claims, demands, debts, liabilities, and causes of action of whatever kind or nature, whether known or unknown or suspected or unsuspected which Landlord may have, claim to have, or which may hereafter accrue against
Tenant, arising out of or relating to or in any way connected with the Pre-Existing 

  

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Environmental Condition, except to the extent the acts or negligent omissions of Tenant or Tenant’s Agents or subtenants on or about the Premises cause
an exacerbation of the Pre-Existing Environmental Condition. In connection with such release, Landlord hereby waives any and all rights conferred upon it by the provisions of Section 1542 of the California Civil Code, which reads as follows:

 A general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the
release, which if known by him must have materially affected his settlement with the debtor. 
 or by the provisions of any similar statute. Nothing in the
foregoing shall be deemed to release Tenant from any obligations or indemnities it has expressly agreed to or assumed under this Lease. 
 12.3 Use of Hazardous Materials. Tenant shall not cause or permit any Hazardous Materials to be used, stored, discharged, released or disposed of in the Premises or cause any Hazardous Materials to be used, stored, discharged,
released or disposed of in, from, under or about, the Property, or any other land or improvements in the vicinity of the Property, excepting only the types and minor quantities of Hazardous Materials which are normally used in connection with
Tenant’s permitted use of the Premises and then only in strict accordance with all Applicable Laws, including all Environmental Laws. As of the Commencement Date, Tenant shall provide Landlord a complete list of all Hazardous Materials
(excluding standard janitorial and office products) used or stored by Tenant or any of Tenant’s Agents or subtenants at the Premises. Throughout the Term, Tenant shall continue to update this list so that it remains current. Without limiting
the foregoing, Tenant shall, at its own expense, procure, maintain in effect and comply with all conditions of any and all permits, licenses, and other governmental and regulatory approvals required for Tenant’s use of Hazardous Materials at
the Premises, including, without limitation, discharge of appropriately treated materials or wastes into or through any sanitary sewer serving the Premises. Tenant shall in all respects handle, treat, deal with and manage any and all Hazardous
Materials in total conformity with all Environmental Laws and prudent industry practices regarding management of such Hazardous Materials. 
 12.4 Remediation of Hazardous Materials. Tenant shall, upon demand of Landlord, and at Tenant’s sole cost and expense, promptly take all actions to remediate the Premises from any adverse effects of any Tenant Environmental
Activity. Such actions shall include, but not be limited to, the investigation of the environmental condition of the Premises, the preparation of any feasibility studies, reports or remedial plans, and the performance of any cleanup, remediation,
containment, operation, maintenance, monitoring or restoration work, whether on or off of the Property. Tenant shall take all actions necessary to remediate the Premises from the effects of such Tenant Environmental Activity to a condition allowing
unrestricted use of the Premises (i.e. to a level that will allow any future use of the Premises, including residential, hospital, or day care, without any engineering controls or deed restrictions) notwithstanding any lesser standard of remediation
allowable under Applicable Laws; provided that Tenant shall be responsible for remediation to the foregoing standard only with respect to the effects of Tenant’s Environmental Activity and not with respect to the results of any Pre-Existing
Environmental Condition or Third Party Environmental Condition (except to the extent included within the definition of Tenant’s Environmental Activity). All work shall be performed 

  

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by one or more contractors selected by Tenant and reasonably approved in advance and in writing by Landlord. Tenant shall proceed continuously and diligently
with such investigatory and remedial actions, provided that in all cases such actions shall be in accordance with all Applicable Laws. Any such actions shall be performed in a good, safe and workmanlike manner. Tenant shall pay all costs in
connection with such investigatory and remedial activities, including but not limited to all power and utility costs, and any and all taxes or fees that may be applicable to such activities. Tenant shall promptly provide to Landlord copies of
testing results and reports that are generated in connection with the above activities and any that are submitted to any governmental entity. Promptly upon completion of such investigation and remediation, Tenant shall permanently seal or cap all
monitoring wells and test holes in accordance with sound engineering practice and in compliance with Applicable Laws, remove all associated equipment, and restore the Premises to the maximum extent possible, which shall include, without limitation,
the repair of any surface damage, including paving, caused by such investigation or remediation. 
 12.5 Indemnities. 
 (a) Tenant shall indemnify, defend (by counsel reasonably acceptable to Landlord), protect and hold Landlord and Landlord’s trustees, directors,
officers, agents and employees and their respective successors and assigns (collectively, “Landlord’s Indemnitees”), free and harmless from and against any and all claims, liabilities, penalties, forfeitures, losses or
expenses (including reasonable attorneys’ and consultants’ fees and oversight and response costs) to the extent arising from (a) any Tenant Environmental Activity; or (b) failure of Tenant or Tenant’s Agents to comply with
any Environmental Law with respect to any Tenant Environmental Activity; or (c) Tenant’s failure to remove any Hazardous Materials resulting from any Tenant Environmental Activity as required in Section 12.4. Tenant’s obligations
hereunder shall include, but not be limited to, the burden and expense of defending all claims, suits and administrative proceedings (with counsel reasonably approved by Landlord), even if such claims, suits or proceedings are groundless, false or
fraudulent; conducting all negotiations of any description; and promptly paying and discharging when due any and all judgments, penalties, fines or other sums due against or from Landlord or the Premises. Prior to retaining counsel to defend such
claims, suits or proceedings, Tenant shall obtain Landlord’s written approval of the identity of such counsel, which Landlord shall reasonably approve or disapprove within three (3) business days after receipt of an approval request from
Tenant; provided that if Landlord fails to respond within such three (3) business day period, such counsel shall be deemed approved. In the event Tenant’s failure to surrender the Premises at the expiration or earlier termination of this
Lease free of Hazardous Materials resulting from any Tenant Environmental Activity prevents Landlord from reletting the Premises, or reduces the fair market and/or rental value of the Premises or any portion thereof, Tenant’s indemnity
obligations shall include all losses to Landlord arising therefrom. 
 (b) Landlord shall indemnify, defend (by counsel reasonably acceptable
to Tenant), protect and hold Tenant and Tenant’s directors, officers, agents, and employees and their respective successors and assigns (not including any subtenants) (collectively, “Tenant’s Indemnitees”), free and
harmless from and against (i) any government-required investigations and remediation costs incurred by Tenant and (ii) any third party claims brought against Tenant (other than those brought by Tenant’s employees), in either event
only to the extent caused by a Pre-Existing Environmental Condition (except to the extent caused by the exacerbation of any 

  

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Pre-Existing Environmental Condition arising out of or resulting from the acts or negligent omissions of Tenant or Tenant’s Agents or subtenants on or
about the Premises). Landlord’s obligations hereunder shall include, but not be limited to, the burden and expense of defending all such claims, suits and administrative proceedings (with counsel reasonably approved by Tenant), even if such
claims, suits or proceedings are groundless, false or fraudulent; conducting all negotiations of any description; and promptly paying and discharging when due any and all judgments, penalties, fines or other sums due against or from Tenant or the
Premises. Landlord’s indemnification obligations hereunder shall extend only to Tenant’s actual costs. 
 (c) Notwithstanding the
foregoing, the provisions of this Article 12 and the indemnities and releases provided herein shall not apply to, and neither Landlord nor Tenant shall have any contractual liability under this Lease with respect to any Hazardous Materials that may
(i) exist in, on or under the Premises or the Property as of the Effective Date (other than the Pre-Existing Environmental Condition), (ii) be deposited or released in, on or under the Premises or the Property after the Effective Date by
any third party other than Tenant or any of Tenant’s Agents or any subtenants of Tenant, (iii) migrate into, on or under the Premises or the Property from any other property after the Effective Date (other than the Pre-Existing
Environmental Condition), or (iv) arise from any activities by Loral/Librascope Corporation or its successors, assigns, contractors, consultants or agents under the Access Agreement (except to the extent included within the definition of Tenant
Environmental Activity or to the extent arising out of Tenant’s interference with Loral/Librascope Corporation’s rights under the Access Agreement) (collectively, as described in clauses (i) through (iv), “Third Party
Environmental Condition”). 
 12.6 No Lien. Tenant shall not suffer any lien to be recorded against the Premises or the
Property as a consequence of any Tenant Environmental Activity, including any so called state, federal or local “super fund” lien related to the remediation of any Hazardous Materials resulting from any Tenant Environmental Activity in or
about the Premises or the Property. 
 12.7 Investigation. Landlord shall have the right to enter and conduct an inspection of the
Premises, including invasive tests, at any reasonable time and upon reasonable advance notice, to determine whether Tenant is complying with the terms of this Lease, including but not limited to the compliance of the Premises and the activities
thereon with Environmental Laws (the “Environmental Investigation”). Landlord shall have the right, but not the obligation, to retain at its expense an independent professional consultant to enter the Premises to conduct such
an inspection, and to review any report prepared by or for Tenant concerning such compliance. In the event the Environmental Investigation identifies any deficiencies in the compliance of the Premises with Environmental Laws due to any Tenant
Environmental Activity, Tenant shall promptly correct any such deficiencies identified in the Environmental Investigation, and document to Landlord that corrective action has been taken. In such event, Tenant shall also reimburse Landlord for the
reasonable cost of the Environmental Investigation. If the Environmental Investigation identifies any such deficiency in compliance of the Premises with Environmental Laws due to any Tenant Environmental Activity, then, within nine (9) months
of the date of the Environmental Investigation, Landlord may request a detailed review of the status of such violation by a consultant selected by Landlord (the “Supplemental Investigation”). Tenant shall pay for the
reasonable cost of any Supplemental Investigation. A copy of the Supplemental Investigation shall be promptly supplied to Landlord and Tenant when it becomes available. 
  

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 12.8 Right to Remediate. Should Tenant fail to initiate performance and diligently pursue such
performance or initiate observance of any of its obligations or agreements pertaining to Hazardous Materials or Environmental Laws within a grace period of ten (10) business days after written notice by Landlord to Tenant, then Landlord shall
have the right, but not the obligation, without limitation of any other rights of Landlord hereunder, to enter the Premises personally or through Landlord’s agents, employees and contractors and perform the same. Tenant agrees to indemnify
Landlord for the costs thereof and liabilities therefrom as set forth above in this Article 12. 
 12.9 Notices. Tenant shall
immediately notify Landlord of any inquiry, test, claim, investigation or enforcement proceeding by or against Tenant or the Premises or the Property known to Tenant concerning any Hazardous Materials. Tenant shall immediately notify Landlord of any
release or discharge of Hazardous Materials on, in under or about the Property. Landlord and Tenant shall, at Tenant’s expense, cooperate with each other regarding any negotiation, defense, approval and appeal of any action taken or order
issued by any applicable governmental authority as a result of any Tenant Environmental Activity; provided that, in the event of any enforcement action by any applicable governmental authority, Landlord shall have exclusive control over such
negotiation, defense, approval or appeal, but with input from Tenant. 
 12.10 Enforcement of Indemnity. In the event any Hazardous
Materials are identified on the Property that Landlord reasonably believes are the responsibility of Lucent as the prior tenant of the Property, Landlord shall use commercially reasonable efforts to enforce, for the mutual benefit of Landlord and
Tenant, any indemnity claim it has against Lucent with respect to such Hazardous Materials. If Tenant suffers actual damage or liability as a result of such Hazardous Materials, any award that Landlord receives as a result of the exercise of such
right shall be equitably shared with Tenant to compensate Tenant for such damage or liability. Similarly, in the event of any deposit, release or migration of any Hazardous Materials in, on or under the Property as a result of any activities by
Loral/Librascope Corporation or its successors, assigns, contractors, consultants or agents under the Access Agreement, which requires any remediation beyond that already being pursued by Loral/Librascope Corporation or which potentially imposes any
liability upon Tenant, Landlord shall use commercially reasonable efforts to enforce, for the mutual benefit of Landlord and Tenant, any indemnity claim it has against Loral/Librascope Corporation with respect to such Hazardous Materials. If Tenant
suffers actual damage or liability as a result of such Hazardous Materials, any award that Landlord receives as a result of the exercise of such right shall be equitably shared with Tenant to compensate Tenant for such damage or liability.

 12.11 Tenant’s Inspection Right. Tenant shall have the right to conduct invasive testing of the Property to determine whether
Tenant is in compliance with its obligations under this Lease, provided that Tenant obtains Landlord’s prior written consent, such consent not to be unreasonably withheld. Landlord’s environmental consultant may attend any test or
investigation at the Property and shall be entitled, without cost, to duplicates of any samples taken by Tenant (or, if duplicates are not reasonably attainable, Tenant may elect to deliver the actual samples after testing) and to copies of all
written reports and data prepared by or on behalf 

  

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of Tenant. Any request for consent must be delivered to Landlord, together with a reasonably detailed investigation plan sufficient for Landlord to determine
the scope and logistics of the proposed investigation, at least three (3) business days before the desired test. Any invasive sampling or testing permitted by Landlord shall be performed at Tenant’s sole cost in compliance with all
Environmental Laws. Promptly after any physical inspection of the Property, Tenant shall, at its sole cost, restore the Property to the condition that existed immediately prior to such inspection. 
 12.12 Surrender. Tenant shall surrender the Premises to Landlord, upon the expiration or earlier termination of the Lease, free of Hazardous
Materials resulting from any Tenant Environmental Activity in accordance with the provisions of this Article 12. 
 12.13 Survival;
Insurance. The provisions of this Article 12 shall survive the expiration or earlier termination of this Lease. The provisions of Article 13 (Insurance) shall not limit in any way Tenant’s obligations under this Article 12. 
 13. INDEMNITY; INSURANCE 
 13.1
Indemnity. Tenant shall indemnify, protect, defend and save and hold Landlord and Landlord’s Indemnitees harmless from and against any and all losses, costs, liabilities, claims, judgments, liens, damages and expenses, including, without
limitation, reasonable attorneys’ fees and costs (including Landlord’s in-house counsel), and reasonable investigation costs, incurred in connection with or arising from: (a) any default by Tenant in the observance or performance of
any of the terms, covenants or conditions of this Lease on Tenant’s part to be observed or performed, or (b) the use or occupancy or manner of use or occupancy of the Premises and the Property by Tenant and Tenant’s Agents,
(c) the condition of the Premises, and any occurrence on the Premises (including injury to or death of any person, or damage to property) or the Property from any cause whatsoever occurring after the Effective Date, except to the extent caused
by the active negligence or willful misconduct of Landlord or Landlord’s employees, contractors or agents or to the extent released by Landlord pursuant to Section 12.2(b), and (d) any acts or omissions or negligence of Tenant or of
Tenant’s Agents, in, on or about the Premises or the Exterior Area. In case any action or proceeding be brought, made or initiated against Landlord relating to any matter covered by Tenant’s indemnification obligations under this Section
or under Section 12.5, Landlord will provide prompt written notice of such action or proceeding and Tenant, upon notice from Landlord, shall at its sole cost and expense, resist or defend such claim, action or proceeding by counsel approved by
Landlord, such approval not to be unreasonably withheld; provided that Landlord shall not disapprove any counsel designated by Tenant’s insurance carrier. Notwithstanding the foregoing, in the event Landlord is reasonably concerned about
Tenant’s solvency or a claim under this indemnity is not fully covered (less a reasonable deductible) by Tenant’s insurance, Landlord may retain its own counsel to defend or assist in defending any claim, action or proceeding involving
potential liability of Five Million Dollars ($5,000,000) or more, and Tenant shall pay the reasonable fees and disbursements of such counsel. Tenant’s obligations under this Section shall survive the expiration or earlier termination of this
Lease. 
  

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 13.2 Insurance. Tenant shall procure at its sole cost and expense and keep in effect during the
Term: 
 (a) commercial general liability insurance covering Tenant’s operations in the Premises and the use and occupancy of the
Premises and the Property and any part thereof by Tenant. Such insurance shall include broad form contractual liability insurance coverage insuring Tenant’s obligations under this Lease. Such coverage shall be written on an
“occurrence” form and shall have a minimum combined single limit of liability of not less than two million dollars ($2,000,000.00). Notwithstanding the foregoing, in the event Tenant elects to perform Landlord’s management and
maintenance obligations pursuant to Section 7.7, Tenant shall procure and keep commercial general liability insurance with a minimum combined single limit of liability of not less than three million dollars ($3,000,000.00) for so long as Tenant
continues to perform such management and maintenance obligations, unless Tenant hires a professional third-party property management firm to perform such management and maintenance obligations and such firm carries commercial general liability
insurance satisfying the requirements of this Section with a minimum combined single limit of liability of not less than three million dollars ($3,000,000.00). Tenant’s policy shall be written to apply to all bodily injury, property damage,
personal injury and other covered loss (however occasioned) occurring during the policy term, with at least the following endorsements to the extent such endorsements are generally available for businesses comparable to that of Tenant:
(i) deleting any employee exclusion on personal injury coverage, (ii) providing broad form property damage coverage and products completed operations coverage (where applicable), and (iii) providing host liquor liability coverage.
Such insurance shall name Landlord and any other party designated by Landlord as an additional insured, shall specifically include the liability assumed hereunder by Tenant, shall provide that it is primary insurance, shall provide for severability
of interests, shall further provide that an act or omission of one of the named insureds which would void or otherwise reduce coverage shall not reduce or void the coverage as to any additional insured, shall afford coverage for claims based on
acts, omissions, injury or damage which occurred or arose (or the onset of which occurred or arose in whole or in part during the policy period), and shall provide that Landlord will receive fifteen (15) days’ written notice from the
insurer prior to any cancellation or material change of coverage; 
 (b) commercial property insurance, including sprinkler leakages,
vandalism and malicious mischief and plate glass damage covering all the items specified as Tenant’s Property and all other property of every description including stock-in-trade, furniture, fittings, installations, alterations, additions,
partitions and fixtures or anything in the nature of a leasehold improvement made or installed by or on behalf of the Tenant in the Premises in an amount of not less than one hundred percent (100%) of the full replacement cost thereof as shall
from time to time be determined by Tenant in form reasonably satisfactory to Landlord; 
 (c) Worker’s Compensation Insurance in the
amounts and coverages required under worker’s compensation, disability and similar employee benefit laws applicable to Tenant and/or the Premises from time to time, and Employer’s Liability Insurance, with limits of not less than one
million dollars ($1,000,000), or such higher amounts as may be required by law, which insurance may be carried by Tenant’s payroll provider; 
 (d) business interruption insurance with extra expense insurance in an amount of $500,000 during any interruption of Tenant’s business by reason of the Premises or Tenant’s Property being damaged by casualty; and 
  

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 (e) any other form or forms of insurance as Landlord may reasonably require from time to time in amounts
and for insurable risks against which a prudent tenant similarly situated to Tenant would protect itself to the extent landlords of comparable buildings in the vicinity of the in the Property require their tenants to carry such other form(s) of
insurance. 
 13.3 Policies. All policies of insurance required of Tenant shall be issued by insurance companies with general
policyholders’ rating of not less than A, as rated in the most current available “Best’s Insurance Reports,” and not prohibited from doing business in the State of California, and shall, with the exception of Workers Compensation
Insurance and business interruption insurance, include as additional insureds Landlord, and such other persons or entities as Landlord specifies from time to time. Such policies, with the exception of Worker’s Compensation Insurance and
business interruption insurance, shall be for the mutual and joint benefit and protection of Landlord, Tenant and others specified by Landlord. Executed copies of Tenant’s policies of insurance or certificates thereof shall be delivered to
Landlord prior to or upon delivery of possession of the Premises to Tenant and thereafter within twenty (20) days prior to the expiration of the term of each such policy. All commercial general liability and property damage policies shall
contain a provision that Landlord and any other additional insured, although named as additional insureds, shall nevertheless be entitled to recover under said policies for a covered loss occasioned by it, its servants, agents and employees, by
reason of Tenant’s negligence. As often as any policy shall expire or terminate, renewal or additional policies shall be procured and maintained by Tenant in like manner and to like extent. All such policies of insurance shall provide that the
company writing said policy will give to Landlord fifteen (15) days notice in writing in advance of any cancellation or lapse or of the effective date of any reduction in the amounts of insurance. All commercial general liability, property
damage and other casualty policies shall be written on an occurrence basis. Landlord’s coverage shall not be contributory. No policy shall have a deductible in excess of $50,000 for any one occurrence. 
 13.4 Landlord’s Rights. Should Tenant fail to take out and keep in force each insurance policy required under this Article 13, or should such
insurance not be approved by Landlord and should the Tenant not rectify the situation within two (2) business days after written notice from Landlord to Tenant, Landlord shall have the right, without assuming any obligation in connection
therewith, to purchase such insurance at the sole cost of Tenant, and all costs incurred by Landlord shall be payable to Landlord by Tenant within twenty (20) days after demand as Additional Rent and without prejudice to any other rights and
remedies of Landlord under this Lease. 
 13.5 Landlord’s Insurance. Landlord shall maintain in effect, provided it is
obtainable, a policy or policies of property insurance or self insurance covering loss or damage to the Property in the amount of at least one hundred percent (100%) of the insurable replacement cost thereof (except with respect to earthquake
coverage), including fire and extended coverage, vandalism, malicious mischief, special extended perils (all risk) and, if Landlord elects in its sole discretion, earthquake coverage, and the cost thereof shall be included in Operating Expenses.
Nothing herein shall require Landlord to carry any insurance with respect to risks or property required to be insured by Tenant under this Lease. 
  

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 13.6 Waiver of Subrogation. Notwithstanding anything to the contrary contained herein, to the
extent permitted by their respective policies of insurance and to the extent of insurance proceeds received (or which would have been received had the party carried the insurance required by this Lease) with respect to the loss, Landlord and Tenant
each hereby waive any right of recovery against the other party and against any other party maintaining a policy of insurance with respect to the Property or any portion thereof or the contents of the Premises for any loss or damage sustained by
such other party with respect to the Premises or the Property, or any portion thereof, or the contents of the same or any operation therein, whether or not such loss is caused by the fault or negligence of such other party. Either party shall
promptly notify the other party if the policy of insurance carried by it does not permit the foregoing waiver. 
 13.7 No Liability.
No approval by Landlord of any insurer, or the terms or conditions of any policy, or any coverage or amount of insurance, or any deductible amount shall be construed as a representation by Landlord of the solvency of the insurer or the sufficiency
of any policy or any coverage or amount of insurance or deductible and Tenant assumes full risk and responsibility for any inadequacy of insurance coverage or any failure of insurers. 
 14. ASSIGNMENT AND SUBLETTING 
 14.1 Consent Required. Tenant shall not directly or indirectly, voluntarily or by operation of law, sell, assign, encumber, pledge or otherwise transfer or hypothecate all or any part of its interest in or rights with respect to the
Premises or its leasehold estate (collectively, “Assignment”), or permit all or any portion of the Premises to be occupied by anyone other than itself or sublet all or any portion of the Premises (collectively,
“Sublease”) without Landlord’s prior written consent, such consent not to be unreasonably withheld (subject to Landlord’s rights as described in Section 14.5). 
 14.2 Notice. If Tenant desires to enter into a Sublease of all or any portion of the Premises or Assignment of this Lease that requires
Landlord’s consent, it shall give written notice (the “Transfer Notice”) to Landlord of its intention to do so, which notice shall contain (a) the name and address of the proposed assignee, subtenant or occupant
(the “Transferee”), (b) the nature of the proposed Transferee’s business to be carried on in the Premises, (c) the general terms and provisions of the proposed Assignment or Sublease, and (d) such
financial information as Landlord may reasonably request concerning the proposed Transferee. Without limitation of any other provision hereof, it shall not be unreasonable for Landlord to withhold its consent if (i) an Event of Default is then
in existence, (ii) the use of the Premises would not comply with the provisions of this Lease, and (iii) in Landlord’s reasonable judgment, the proposed Transferee in the case of an Assignment does not have the financial capability to
perform its obligations under this Lease with respect to the Premises which are the subject of the Assignment or Sublease. 
 14.3 Terms
of Approval. Landlord shall respond to Tenant’s request for approval within ten (10) business days after receipt of the Transfer Notice. If Landlord approves the proposed Assignment or Sublease, Tenant may, not later than ninety
(90) days thereafter, enter into the Assignment or Sublease with the proposed Transferee upon the terms and conditions set forth in the Transfer Notice. 
  

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 14.4 Excess Rent. For any Assignment or Sublease, except an Assignment or Sublease pursuant to
Section 14.7, fifty percent (50%) of the Excess Rent received by Tenant shall be paid to Landlord as and when received by Tenant. “Excess Rent” means the gross revenue received from the Transferee during the
Sublease term or with respect to the Assignment, less (a) the gross revenue paid to Landlord by Tenant during the period of the Sublease term or concurrently with or after the Assignment; (b) any tenant improvement allowance or other
economic concession (planning allowance, moving expenses, etc.) that is reasonably documented and paid by Tenant to the Transferee, and the cost of tenant improvements made by Tenant for the Transferees in the subleased space; (c) customary and
reasonable external brokers’ commissions to the extent paid and documented; (d) reasonable attorneys’ fees; (e) the actual cost of demising the subleased space, if applicable; (f) the unamortized cost of the Tenant
Improvement Work calculated on a straight line basis over forty-eight (48) months, in excess of the Tenant Improvement Allowance (or, in the case of a Sublease, the amount thereof proportionate to the term of the sublease and proportionate
share of the Premises subject to such Sublease); and (g) reasonable costs of advertising the space for Sublease or Assignment (collectively, “Transfer Costs”). Tenant shall not have to pay to Landlord any Excess Rent
until Tenant has recovered all of its Transfer Costs. In addition, notwithstanding the foregoing, Tenant shall not be obligated to pay any Excess Rent to Landlord for any Sublease(s) of up to an aggregate of fifty (50%) of the Premises during
the first two (2) years of the Term. 
 14.5 Right of First Refusal. If Tenant desires to assign Tenant’s interest in the
Premises or to sublease one hundred percent (100%) of the Premises for more than three (3) years or for the balance of the Term (collectively, a “Transfer”), Tenant’s Transfer Notice shall also include a
written offer that includes all of the substantial business terms that Tenant has offered to a Transferee which Tenant would execute if Landlord does not accept Tenant’s offer (the “Offer”), and shall offer to Transfer
Tenant’s interest in the Premises to Landlord on such terms and conditions. Landlord shall have fifteen (15) days from Landlord’s receipt of the Offer to accept the Offer by written notice to Tenant or to approve or disapprove the
Transfer as provided in Section 14.3. If Landlord accepts the Offer, Landlord and Tenant shall consummate the Transfer within fifteen (15) days after Landlord’s written notice of acceptance or such later date as set forth in the
Offer. The Transfer shall be consummated by Tenant’s delivery to Landlord of a good and sufficient assignment of lease, lease termination or sublease and Tenant shall be released from liability arising out of or relating to events occurring
after the effective date of the Transfer and arising out of Tenant’s obligations under this Lease as to the portion of the Premises subject to the Transfer. If Landlord does not accept the Offer, but approves the Transfer, then in the event the
economic terms of the Transfer are materially changed during subsequent negotiations to be more favorable to the Transferee, Tenant shall again deliver to Landlord an Offer in accordance with this Section, offering the interest to Landlord on such
more favorable terms. Landlord shall then have another period of five (5) business days after receipt of such Offer to accept such Offer. For purposes of this Section 14.5, “materially changed” shall mean that the economic
benefit to Tenant as stated in the Offer shall have been reduced by ten percent (10%) or more. 
 14.6 No Release. No Sublease or
Assignment by Tenant nor any consent by Landlord thereto shall relieve Tenant of any obligation to be performed by Tenant under this Lease. Any Sublease or Assignment that is not in compliance with this Article shall be null and 

  

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void and, at the option of Landlord, shall constitute an Event of Default by Tenant under this Lease, and Landlord shall be entitled to pursue any right or
remedy available to Landlord under the terms of this Lease or under the laws of the State of California. The acceptance of any Rent or other payments by Landlord from a proposed Transferee shall not constitute consent to such Sublease or Assignment
by Landlord or a recognition of any Transferee, or a waiver by Landlord of any failure of Tenant or other Transferor to comply with this Article. 
 14.7 Permitted Transfers. Notwithstanding anything to the contrary contained herein, Landlord’s consent shall not be required for an Assignment or Sublease to (a) a subsidiary or affiliate of Tenant, or (b) a
successor-in-interest that acquires Tenant through a merger, consolidation or sale of substantially all of the assets of Tenant; provided that Tenant notifies Landlord of such Assignment or Sublease within thirty (30) days after such Assignment
or Sublease. 
 14.8 Assumption of Obligations. Any Transferee taking an Assignment of this Lease, from and after the effective date
of the Assignment, assume all obligations of Tenant under this Lease and shall be and remain liable jointly and severally with Tenant for the payment of Base Rent and Additional Rent, and for the performance of all of the terms, covenants,
conditions and agreements herein contained on Tenant’s part to be performed for the Term. No Assignment shall be binding on Landlord unless Tenant delivers to Landlord a counterpart of the Assignment and an instrument that contains a covenant
of assumption reasonably satisfactory in substance and form to Landlord, and consistent with the requirements of this Section. 
 15.
DEFAULT 
 15.1 Event of Default. The occurrence of any of the following shall be an “Event of Default” on
the part of Tenant: 
 (a) Failure to pay any part of the Base Rent or Additional Rent, or any other sums of money that Tenant is required to
pay under this Lease, where such failure continues for a period of five (5) business days after written notice of default from Landlord to Tenant. Landlord’s notice to Tenant pursuant to this subsection shall be deemed to be the notice
required under California Code of Civil Procedure Section 1161. 
 (b) Failure to perform any other covenant, condition or requirement
of this Lease when such failure shall continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of the default is such that more than thirty (30) days are reasonably
required for its cure, then an Event of Default shall not be deemed to have occurred if Tenant shall commence such cure within said thirty (30) day period and thereafter diligently and continuously prosecute such cure to completion.
Landlord’s notice to Tenant pursuant to this subsection shall be deemed to be the notice required under California Code of Civil Procedure Section 1161. 
 (c) The abandonment or vacating of the Premises by Tenant. 
 (d) Tenant shall admit in writing its
inability to pay its debts generally as they become due, file a petition in bankruptcy, insolvency, reorganization, dissolution or 

  

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liquidation under any law or statute of any government or any subdivision thereof either now or hereafter in effect, or Tenant shall make an assignment for
the benefit of its creditors, consent to or acquiesce in the appointment of a receiver of itself or of the whole or any substantial part of the Premises. 
 (e) A court of competent jurisdiction shall enter an order, judgment or decree appointing a receiver of Tenant or of the whole or any substantial part of the Premises and such order, judgment or decree shall not be
vacated, set aside or stayed within sixty (60) days after the date of entry of such order, judgment, or decree, or a stay thereof shall be thereafter set aside. 
 (f) A court of competent jurisdiction shall enter an order, judgment or decree approving a petition filed against Tenant under any bankruptcy, insolvency, reorganization, dissolution or liquidation law or statute of
the federal or state government or any subdivision of either now or hereafter in effect, and such order, judgment or decree shall not be vacated, set aside or stayed within sixty (60) days from the date of entry of such order, judgment or
decree, or a stay thereof shall be thereafter set aside. 
 15.2 Remedies. Upon the occurrence of an Event of Default, Landlord shall
have the following rights and remedies: 
 (a) The right to terminate this Lease upon written notice to Tenant, in which event Tenant shall
immediately surrender possession of the Premises in accordance with Article 20. 
 (b) The right to bring a summary action for
possession of the Premises. 
 (c) The rights and remedies described in California Civil Code Section 1951.2, including without
limitation the right to recover from Tenant all Rent due through the date this Lease terminates (with interest at the Interest Rate until paid), plus the present worth of the Rent payable hereunder for the balance of the Term, plus any amount
necessary to compensate Landlord for the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom which includes, without
limitation, (i) the unamortized portion of any brokerage or real estate agent’s commissions paid in connection with the execution of this Lease, (ii) any direct costs or expenses incurred by Landlord in recovering possession of the
Premises, maintaining or preserving the Premises after such default, (iii) preparing the Premises for reletting to a new tenant, (iv) any repairs or alterations to the Premises for such reletting, (v) leasing commissions,
architect’s fees and any other costs necessary or appropriate either to relet the Premises or, if reasonably necessary in order to relet the Premises, to adapt them to another beneficial use by Landlord and (vi) such amounts in addition to
or in lieu of the foregoing as may be permitted from time to time by Applicable Law to the extent that such payment would not result in a duplicative recovery. Notwithstanding the foregoing, if Landlord enters into a replacement lease for a term
longer than the Initial Term or the then Current Renewal Term, as applicable, then the amounts payable under clauses (iii), (iv) and (v) will be proportionately reduced. 
  

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 (d) The rights and remedies described in California Civil Code Section 1951.4 which allow Landlord
to continue this Lease in effect and to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover Base Rent, Additional Rent and other charges payable hereunder as they become due. Acts of maintenance or
preservation, efforts to relet the Premises or the appointment of a receiver upon Landlord’s initiative to protect its interest under this Lease shall not constitute a termination of Tenant’s right to possession. 
 (e) The right and power, as attorney-in-fact for Tenant, to sublet the Premises, to collect rents from all subtenants and to provide or arrange for the
provision of all services and fulfill all obligations of Tenant under any permitted subleases. Landlord is hereby authorized on behalf of Tenant, but shall have absolutely no obligation, to provide such services and fulfill such obligations and to
incur all such expenses and costs as Landlord deems necessary. Landlord is hereby authorized, but not obligated, to relet the Premises or any part thereof on behalf of Tenant, to incur such expenses as may be necessary to effect a relet and make
said relet for such term or terms, upon such conditions and at such rental as Landlord in its reasonable discretion may deem proper. Tenant shall be liable immediately to Landlord for all costs and expenses Landlord incurs in reletting the Premises
including, without limitation, brokers’ commissions, expenses of remodeling the Premises required by the reletting, and the cost of collecting rents and fulfilling the obligations of Tenant to any subtenant. If Landlord relets the Premises or
any portion thereof, such reletting shall not relieve Tenant of any obligation hereunder, except that Landlord shall apply the rent or other proceeds actually collected by it as a result of such reletting against any amounts due from Tenant
hereunder to the extent that such rent or other proceeds compensate Landlord for the nonperformance of any obligation of Tenant hereunder. Such payments by Tenant shall be due at such times as are provided elsewhere in this Lease, and Landlord need
not wait until the termination of this Lease, by expiration of the Term or otherwise, to recover them by legal action or in any other manner. Landlord may execute any sublease made pursuant to this Section in its own name, and the tenant thereunder
shall be under no obligation to see to the application by Landlord of any rent or other proceeds, nor shall Tenant have any right to collect any such rent or other proceeds. Landlord shall not by any reentry or other act be deemed to have accepted
any surrender by Tenant of the Premises or Tenant’s interest therein, or be deemed to have otherwise terminated this Lease, or to have relieved Tenant of any obligation hereunder, unless Landlord shall have given Tenant express written notice
of Landlord’s election to do so as set forth herein. 
 (f) The right to enjoin, and any other remedy or right now or hereafter
available to a Landlord against a defaulting tenant under the laws of the State of California or the equitable powers of its courts, and not otherwise specifically reserved herein. 
 15.3 Cumulative Remedies. The various rights and remedies reserved to Landlord, including those not specifically described herein, shall, to the
extent that the exercise of such right and/or remedy does not result in a duplicative recovery, be cumulative and shall be in addition to every other right or remedy provided for in this Lease or now or hereafter existing at law or in equity and the
exercise of the rights or remedies provided for in this Lease or now or hereafter existing at law or in equity shall not preclude the simultaneous or later exercise by Landlord of any or all other rights and remedies. 
  

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 15.4 Waiver of Redemption by Tenant. Tenant hereby waives any right to relief against forfeiture
of this Lease pursuant to California Code of Civil Procedure Section 1179. 
 15.5 Landlord’s Right to Cure. If Tenant shall
fail or neglect to do or perform any covenant or condition required under this Lease and such failure shall not be cured within any applicable grace period after written notice by Landlord to Tenant, Landlord may, on five (5) additional days
notice to Tenant, but shall not be required to, make any payment payable by Tenant hereunder, discharge any lien, take out, pay for and maintain any insurance required hereunder, or do or perform or cause to be done or performed any such other act
or thing (entering upon the Premises for such purposes, if Landlord shall so elect), and Landlord shall not be or be held liable or in any way responsible for any loss, disturbance, inconvenience, annoyance or damage resulting to Tenant on account
thereof. Tenant shall repay to Landlord within twenty (20) days after demand the entire out-of-pocket cost and expense reasonably incurred by Landlord in connection with the cure, including, without limitation, compensation to the agents,
consultants and contractors of Landlord and reasonable attorneys’ fees and expenses. Landlord may act upon shorter notice or no notice at all if necessary in Landlord’s reasonable judgment to meet an emergency situation or governmental or
municipal time limitation or to protect Landlord’s interest in the Premises. Landlord shall not be required to inquire into the correctness of the amount of validity or any tax or lien that may be paid by Landlord and Landlord shall be duly
protected in paying the amount of any such tax or lien claimed and in such event Landlord also shall have the full authority, in Landlord’s sole judgment and discretion and without prior notice to or approval by Tenant, to settle or compromise
any such lien or tax. Any act or thing done by Landlord pursuant to the provisions of this Section shall not be or be construed as a waiver of any such failure by Tenant, or as a waiver of any term, covenant, agreement or condition herein contained
or of the performance thereof. 
 15.6 Landlord’s Default. Landlord shall be in default under this Lease if Landlord fails to
perform obligations required of Landlord within thirty (30) days after written notice by Tenant to Landlord and to the holder of any first mortgage or deed of trust covering the Premises whose name and address shall have heretofore been
furnished to Tenant in writing, specifying wherein Landlord has failed to perform such obligations; provided, however, that if the nature of Landlord’s obligations is such that more than thirty (30) days are required for performance, then
Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently prosecutes the same to completion. Tenant shall be entitled to actual (but not consequential) damages in the event
of an uncured default by Landlord, but the provisions of Article 17 shall apply to any Landlord default and Tenant shall not have the right to terminate this Lease as a result of a Landlord default. 
 16. LANDLORD’S RESERVED RIGHTS 
 16.1 Control of Exterior Area. Landlord reserves the right, at any time and from time to time, to make alterations, additions, repairs, replacements or improvements to all or any part of the Premises that are Landlord’s
responsibility under the terms of this Lease (including the Building Structure and Building Systems), the Exterior Area and the Property pursuant to its rights and obligations set forth in this Lease. Landlord may make changes at any 

  

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time and from time to time in the size, shape, location, use and extent of the Exterior Area, and no such change shall entitle Tenant to any abatement of
rent or damages; provided that Landlord shall not materially adversely affect Tenant’s use of or access to the Property. Landlord may at any time and from time to time during the Term restrain any use or occupancy of the Exterior Area or
temporarily close any portion of the Exterior Area for repairs, maintenance, replacements or alterations, to prevent a dedication or the accrual of prescriptive rights, or for any other reasonable purpose; provided, however, that Landlord shall not
materially adversely affect Tenant’s use of or access to the Property. Tenant’s rights in and to the Exterior Area shall at all times be subject to the rights of Landlord and Tenant shall keep the Exterior Area free and clear of any
obstructions created or permitted by Tenant or resulting from Tenant’s operations. 
 16.2 Access. Landlord reserves (for itself
and its agents, consultants, contractors and employees) the right to enter the Premises at all reasonable times and, except in cases of emergency, after giving Tenant reasonable notice, to inspect the Premises (including, without limitation,
invasive environmental testing and as set forth in Section 12.7); to supply any service to be provided by Landlord hereunder; to show the Premises to prospective purchasers or mortgages; to show the Premises to prospective tenants during the
last six (6) months of the Term; to post notices of nonresponsibility; and to repair or maintain the Premises as required by Section 7.1, without abatement of Rent, and may for that purpose erect, use and maintain necessary structures in
and through the Premises where reasonably required by the character of the work to be performed, but all in a manner so as to minimize disruption and interference with Tenants’ business. Tenant hereby waives any claim for damages for any injury
or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises or any other loss occasioned thereby. All locks for all of the doors in, upon and about the Premises, excluding Tenant’s
vaults and safes or special security areas (designated in advance in writing by Tenant) shall at all times be keyed to a master system and Landlord shall at all times have and retain a key with which to unlock all of said doors. Landlord shall have
the right to use any and all means that Landlord may deem necessary or proper to open said doors in an emergency in order to obtain entry to any portion of the Premises, and any such entry to the Premises or portions thereof obtained by Landlord by
any of said means, or otherwise, shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction, actual or constructive, of Tenant from the Premises or any portion
thereof. Notwithstanding the foregoing, (a) Landlord’s access to laboratories in the Premises shall be in accordance with all laws and regulations relating to Tenant’s pharmaceutical business, (b) Landlord shall abide by
Tenant’s reasonable safety procedures, and (c) Tenant shall have the right to temporarily restrict or delay Landlord’s access to laboratories in the Premises for a reasonable amount time as necessary to not materially interfere with
Tenant’s research activities in such areas. 
 16.3 Easements. Landlord reserves the right to grant or relocate all easements and
rights of way which Landlord in its reasonable discretion may deem necessary or appropriate; provided that Tenant’s right to use and have access to the Property is not materially impeded. 
 16.4 Subordination. This Lease shall be subject and subordinate at all times to: (a) all covenants, conditions and restrictions, and any
ground leases or underlying leases which may now exist or hereafter be executed affecting the Property (and Landlord hereby 

  

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represents that as of the date hereof, none exist), and (b) the lien of any mortgage or deed of trust which may now exist (and Landlord hereby
represents that as of the date hereof, none exist) or hereafter be executed in any amount for which the Property, or any ground leases or underlying leases, or Landlord’s interest or estate in any of said items, is specified as security, so
long as any such document executed after the Effective Date does not otherwise purport to diminish Tenant’s rights hereunder. Notwithstanding the foregoing, Landlord shall have the right to subordinate or cause to be subordinated to this Lease
any of the items referred to in clause (a) or (b) above, subject to compliance with the condition precedent set forth below. In the event that any ground lease or underlying lease terminates for any reason or any mortgage or deed of trust
is foreclosed or a conveyance in lieu of foreclosure is made for any reason, (i) no person or entity which as a result of the foregoing succeeds to the interest of Landlord under this Lease, (a “Successor”) shall be
liable for any default by Landlord or any other matter that occurred prior to the date the Successor succeeded to Landlord’s interest in this Lease, and (ii) Tenant shall, notwithstanding any subordination, attorn to and become the tenant
of the Successor, at the option of the Successor. Tenant covenants and agrees, however, to execute and deliver, upon demand by Landlord and in the form reasonably requested by Landlord, any additional documents evidencing the priority or
subordination of this Lease with respect to any such ground leases, underlying leases, reciprocal easement agreements or similar documents or instruments, or with respect to the lien of any such mortgage or deed of trust and Tenant’s failure to
execute and deliver any such document within ten (10) business days after such demand by Landlord shall constitute an Event of Default without further notice. As a condition to any such subordination by Landlord, Landlord shall obtain the
written agreement of the mortgagee or trustee named in any mortgage, deed of trust or other encumbrance, and any landlord under any ground lease or underlying lease, that so long as an Event of Default by Tenant is not in existence, neither this
Lease nor any of Tenant’s rights hereunder shall be terminated or modified, nor shall Tenant’s possession of the Premises be disturbed or interfered with, by any trustee’s sale or by an action or proceeding to foreclose said mortgage,
deed of trust or other encumbrance. 
 17. LIMITATION OF LANDLORD’S LIABILITY 
 17.1 Limitation. Except as otherwise expressly provided in this Lease, Landlord shall not be
responsible for or liable to Tenant and Tenant hereby releases Landlord, waives all claims against Landlord and assumes the risk for any injury, loss or damage to any person or property in or about the Premises, or the Property by or from any cause
whatsoever (other than Landlord’s active negligence, willful misconduct or breach of its obligations under this Lease) including, without limitation, (a) acts or omissions of persons occupying adjoining premises, (b) theft or
vandalism, (c) burst, stopped or leaking water, gas, sewer or steam pipes, (d) loss of utility service, (e) accident, fire or casualty, (f) nuisance, and (g) work done by Landlord in the Premises or the Exterior Area. There
shall be no abatement of Rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements to any portion of the Premises or to fixtures,
appurtenances and equipment in the Premises; provided, however, that in the event Landlord’s repair, alterations or improvements are performed in a negligent manner which results in Tenant being unable to operate its business in all or any
portion of the Premises for a period of more than three (3) days, then Tenant shall be entitled to an abatement of Rent commencing on the fourth (4th) day Tenant is unable to operate and continuing until the Premises are again available for operation of Tenant’s business. Such Rent abatement shall be Tenant’s 

  

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only remedy in the event of a negligent interference with Tenant’s business and Tenant shall not be entitled to damages or to termination of this Lease
arising from Landlord’s repairs, alterations or improvements. No interference with Tenant’s operations in the Premises shall constitute a constructive or other eviction if Tenant. Tenant hereby waives and releases any right it may have to
make repairs at Landlord’s expense under Sections 1941 and 1942 of the California Civil Code, or under any similar law, statute or ordinance now or hereafter in effect. 
 17.2 Sale of Property. It is agreed that Landlord may at any time sell, assign or transfer its interest as landlord in and to this Lease, and may
at any time sell, assign or transfer its interest in and to the Property. In the event of any transfer of Landlord’s interest in this Lease or in the Property, the transferor shall be automatically relieved of any and all of Landlord’s
obligations and liabilities accruing from and after the date of such transfer; provided that the transferee assumes all of Landlord’s obligations under this Lease and delivers a copy of such assumption to Tenant. Tenant hereby agrees to attorn
to Landlord’s assignee, transferee, or purchaser from and after the date of notice to Tenant of such assignment, transfer or sale, in the same manner and with the same force and effect as though this Lease were made in the first instance by and
between Tenant and the assignee, transferee or purchaser. 
 17.3 No Personal Liability. In the event of any default by Landlord
hereunder, Tenant shall look only to Landlord’s interest in the Property and rents therefrom and any available insurance or condemnation proceeds for the satisfaction of Tenant’s remedies, and no other property or assets of Landlord or any
trustee, partner, member, officer or director thereof, disclosed or undisclosed, shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s remedies under or with respect to this Lease. 
 18. DESTRUCTION 
 18.1
Landlord’s Repair Obligation. If the Property or any portion thereof are damaged by fire or other casualty, Landlord shall repair the same (including any Tenant Improvement Work but not Tenant’s Alterations); provided that
(a) such repairs can be made under the laws and regulations of the federal, state and local governmental authorities having jurisdiction within six (6) months after the date of such damage (or in the case of damage occurring during the
last twelve (12) months of the Term, provided that such repairs can be made within ninety (90) days after the date of such damage), (b) such repairs are fully covered (except for any deductible and a deficiency of insurance proceeds
of up to 5% of the full insured value of the Premises) by the proceeds of insurance maintained by Landlord, (c) the estimated cost to repair does not exceed 50% of the full insured value of the Premises, and (d) with regard to
Landlord’s obligation to repair the Tenant Improvement Work, the Tenant Improvement Work is permanently affixed to the Premises such that it has become a part of the Premises (and is not deemed a trade fixture) and therefore is covered by
Landlord’s real property insurance. If Landlord has elected to partially or fully self-insure as permitted by Section 13.5, the limitations of clause (b) above shall not apply unless such self-insurance maintained by Landlord is part
of its funded program of self-insurance that provides coverage comparable to commercial third-party insurance. 
 18.2 Notice.
Landlord shall notify Tenant within forty-five (45) days after the date of damage whether or not Landlord will repair and reconstruct the Property, and the 

  

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estimated time of completion. If the requirements set forth in Section 18.1 are not met, Landlord shall have the option, exercisable within forty-five
(45) days after the date of such damage either to: (a) notify Tenant of Landlord’s intention to repair such damage, in which event this Lease shall continue in full force and effect (unless terminated by Tenant pursuant to
Section 18.3 below), or (b) notify Tenant of Landlord’s election to terminate this Lease as of the date of the damage. If such notice to terminate is given by Landlord, this Lease shall terminate as of the date of such damage.

 18.3 Termination by Tenant. If Landlord elects to repair or is required to repair the damage and any such repair is not commenced
by Landlord within one-hundred twenty (120) days after the occurrence of such damage or destruction or is not or cannot practicably be substantially completed by Landlord within six (6) months after the occurrence of such damage or
destruction (or in the case of damage occurring in the last twelve (12) months of the Term, within ninety (90) days), then in either such event Tenant may, at its option, upon written notice to Landlord to be delivered within fifteen
(15) days after receipt of Landlord’s notice or the expiration of the 120-day commencement period, elect to terminate this Lease as of the date of the occurrence of such damage or destruction. 
 18.4 Rent Adjustment. In case of termination pursuant to Sections 18.2 or 18.3 above, the Base Rent and Operating Expenses shall be reduced by a
proportionate amount based upon the extent to which such damage interfered with the business carried on by Tenant in the Premises, and Tenant shall pay such reduced Base Rent and Operating Expenses up to the date of vacation of the Premises. If
Landlord is required or elects to make repairs, and Tenant does not terminate this Lease pursuant to Section 18.3, this Lease shall remain in full force and effect except that Tenant shall be entitled to a proportionate reduction of Base Rent
and Operating Expenses from the date of such casualty and during the period such repairs are being made by a proportionate amount based upon the extent of interference with Tenant’s operations in the Premises. The full amount of Base Rent and
Operating Expenses shall again become payable immediately upon the completion of such work of repair, reconstruction or restoration and return of the Premises to Tenant with all required permits and approvals for occupancy by Tenant. The repairs to
be made by Landlord under this Article shall not include, and Landlord shall not be required to repair, any casualty damage to the Tenant’s Property or any Alterations. 
 18.5 Tenant Obligations. If Landlord elects or is required to repair, reconstruct or restore the Premises after any damage or destruction and
Tenant does not elect to terminate the Lease pursuant to Section 18.3, Tenant shall be responsible at its own expense for the repair and replacement of the Tenant’s Property and any Alterations which Tenant elects to replace. If the Lease
is terminated, Tenant is relieved of all of its obligations under Article 20 hereof, except with respect to the removal of Hazardous Materials which are the responsibility of Tenant pursuant to Article 12. 
 18.6 No Claim. Tenant shall have no interest in or claim to any portion of the proceeds of any property insurance or self-insurance maintained by
Landlord in connection with the damage. If Landlord is entitled and elects not to rebuild the Premises, Landlord shall relinquish to Tenant such claim as Landlord may have for any part of the proceeds of any insurance maintained by Tenant under
Section 13.2 of this Lease. 
  

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 18.7 No Damages. Subject to the rent abatement provisions set forth in Section 18.4, if
Landlord is required or elects to make any repairs, reconstruction or restoration of any damage or destruction to the Premises under any of the provisions of this Article 18, Tenant shall not be entitled to any damages by reason of any inconvenience
or loss sustained by Tenant as a result thereof. Except as expressly provided in Section 18.4, there shall be no reduction, change or abatement of any rental or other charge payable by Tenant to Landlord hereunder, or in the method of
computing, accounting for or paying the same. Tenant hereby waives the provisions of Section 1932(2) and Section 1933(4) of the California Civil Code, or any other statute or law that may be in effect at the time of a casualty under which
a lease is automatically terminated or a tenant is given the right to terminate a lease due to a casualty. 
 19. EMINENT DOMAIN

 19.1 Taking. If all or any part of the Premises shall be taken as a result of the exercise of the power of eminent domain or any
transfer in lieu thereof, this Lease shall terminate as to the part so taken as of the date of taking or as of the date of final judgment, whichever is earlier, and, in the case of a partial taking of any of the Premises, either Landlord or Tenant
shall have the right to terminate this Lease as to the balance of the Premises by written notice to the other within thirty (30) days after such date, provided, however, that a condition to the exercise by Tenant of such right to terminate
shall be that the portion of the Premises taken shall be of such extent and nature as substantially to handicap, impede or impair Tenant’s use of the balance of the Premises or shall render the balance of the Premises insufficient for the
conduct of all or part of Tenant’s business formerly conducted on the Premises. If any material part of the Exterior Area shall be taken as a result of the exercise of the power of eminent domain or any transfer in lieu thereof, such that
Tenant’s access to, parking for or use of the Premises is materially adversely affected, Tenant shall have the right to terminate this Lease by written notice to Landlord within thirty (30) days of the date of taking. 
 19.2 Award. In the event of any taking, Landlord shall be entitled to any and all compensation, damages, income, rent, awards, or any interest
therein whatsoever which may be paid or made in connection therewith, and Tenant shall assign to Landlord any right to compensation or damages for the condemnation of its leasehold interest; provided that Tenant may file a claim for
(a) Tenant’s relocation expenses, goodwill and business interruption and (b) the taking of Tenant’s Property. 
 19.3
Partial Taking. In the event of a partial taking of the Premises or the Property which does not result in a termination of this Lease, the Base Rent and Operating Expenses shall be adjusted as follows: 
 (a) In the event of a partial taking, if this Lease is not terminated pursuant to this Article 19, Landlord shall repair, restore or reconstruct the
Premises and the Property to a useable state; provided that Landlord shall not be required to expend any sums other than those received pursuant to Section 19.2. If Landlord does not repair, restore or reconstruct the Premises or the Property
due to the insufficiency of the award received pursuant to Section 19.2, Tenant shall have the right to terminate this Lease by written notice to Landlord; 
  

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 (b) During the period between the date of the partial taking and the completion of any necessary
repairs, reconstruction or restoration, Tenant shall be entitled to a reduction of Base Rent and Operating Expenses by a proportionate amount based upon the extent of interference with Tenant’s operations in the Premises and on the Property;
and 
 (c) Upon completion of said repairs, reconstruction or restoration, and thereafter throughout the remainder of the Term, the Base
Rent and Operating Expenses shall be equitably adjusted to reflect the extent to which such taking adversely affected Tenant’s use of the Premises and the Property. 
 19.4 Temporary Taking. Notwithstanding any other provision of this Article, if a taking occurs with respect to all or any portion of the Premises for a period of six (6) months or less, this Lease shall
remain unaffected thereby and Tenant shall continue to pay Base Rent and Additional Rent and to perform all of the terms, conditions and covenants of this Lease, provided that Tenant shall have the right to terminate this Lease if the taking
continues beyond six (6) months. In the event of any such temporary taking, and if this Lease is not terminated, Tenant shall be entitled to receive that portion of any award which represents compensation for the use or occupancy of the
Premises during the Term. 
 19.5 Sale in Lieu of Condemnation. A voluntary sale by Landlord of all or any part of the Property to any
public or quasi-public body, agency or person, corporate or otherwise, having the power of eminent domain, either under threat of condemnation or while condemnation proceedings are pending, shall be deemed to be a taking under the power of eminent
domain for the purposes of this Article. 
 19.6 Waiver. Except as provided in this Article, Tenant hereby waives and releases any
right it may have under any Applicable Law to terminate this Lease as a result of a taking, including without limitation Sections 1265.120 and 1265.130 of the California Code of Civil Procedure, or any similar law, statute or ordinance now or
hereafter in effect. 
 20. SURRENDER 
 20.1 Surrender. Upon the Termination Date, Tenant shall surrender the Premises to Landlord in good order and repair, reasonable wear and tear and damage by casualty, and any maintenance and repairs that
Landlord is obligated to perform excepted, free and clear of all letting and occupancies and free of any Hazardous Materials that Tenant is required to remove pursuant to Article 12. Subject to Article 9, upon any termination of this Lease all
improvements, except for Tenant’s Property, shall automatically and without further act by Landlord or Tenant, become the property of Landlord, free and clear of any claim or interest therein by Tenant, and without payment therefore by
Landlord. 
 20.2 Holding Over. Any holding over after the expiration of the Term with the consent of Landlord shall be construed to
automatically extend the Term on a month-to-month basis at a Base Rent equal to 125% of the prevailing rate at which Landlord is then leasing space in buildings reasonably determined by Landlord to be comparable to the Premises, and shall otherwise
be on the terms and conditions of this Lease to the extent applicable. Any holding over without Landlord’s consent shall entitle Landlord to exercise any or all of its remedies provided in Article 15, notwithstanding that Landlord may
elect to accept one or more payments of Base Rent and Operating Expenses from Tenant. 
  

 40 

 20.3 Quitclaim. At the expiration or earlier termination of this Lease, Tenant shall execute,
acknowledge and deliver to Landlord, within ten (10) days after written demand from Landlord to Tenant, any quitclaim deed or other document required by any reputable title company, licensed to operate in the State of California, to remove the
cloud or encumbrance created by this Lease from the Property. 
 21. FINANCIAL STATEMENTS 
 Subject to any limitations imposed by Applicable Law, Tenant shall tender to Landlord within ten (10) business days after receipt of written request
Tenant’s financial statements provided to its Board of Directors for the last two (2) years, along with any background information and support documentation maintained by Tenant in the ordinary course of business and reasonably requested
by Landlord to clarify Tenant’s financial statements. Landlord shall be entitled to rely upon the information provided in determining whether or not to enter into this Lease or for the purpose of any financing or other transaction subsequently
undertaken by Landlord. Tenant hereby represents and warrants to Landlord that all financial statements provided by Tenant to Landlord will be true, correct and accurate. Landlord shall keep all such information delivered by Tenant to Landlord
pursuant to this Article 21 confidential. Notwithstanding the foregoing, Landlord shall have the right to disclose such information to its employees and agents and to any ground lessee, potential ground lessee, lender or potential lender, provided
that Landlord shall cause any such third party to keep the information confidential. The foregoing obligation shall not apply to information that (a) was in the possession of, or was known by, Landlord prior to its receipt from Tenant without a
duty to keep confidential, (b) is or becomes generally known to the public without violation of Landlord’s obligations under this Article, or (c) Landlord is required by Applicable Law to disclose. 
 22. TENANT CERTIFICATES 
 Tenant, at
any time and from time to time within ten (10) business days after receipt of written notice from Landlord, shall execute, acknowledge and deliver to Landlord or to any potential purchaser, lender, auditor or any other party with an interest or
potential interest in the Premises designated by Landlord, a certificate of Tenant stating, to the best of Tenant’s knowledge: (a) that Tenant has accepted the Premises, (b) the Commencement Date, the Rent Commencement Date and
Expiration Date of this Lease, (c) that this Lease is unmodified and in full force and effect (or, if there have been modifications, that same is in full force and effect as modified and stating the modifications), (d) whether or not there
are then existing any defenses against the enforcement of any of the obligations of Tenant under this Lease (and, if so, specifying same), (e) whether or not there are then existing any defaults by Landlord in the performance of its obligations
under this Lease (and, if so, specifying same), (f) the dates, if any, to which the Base Rent and Operating Expenses have been paid, and (g) any other factual information relating to the rights and obligations under this Lease that may
reasonably be required by any of such persons. Failure to deliver such certificate when due shall constitute an Event of Default. At the request of Tenant, Landlord shall execute, acknowledge and deliver to Tenant a certificate with similar types of
information and in the time period set forth above. 

  

 41 

 
Failure by either Landlord or Tenant to execute, acknowledge and deliver such certificate shall be conclusive evidence that this Lease is in full force and
effect and has not been modified except as may be represented by the requesting party. Delivery of such a certificate by Tenant shall not constitute a waiver of any known default of Landlord as to Landlord, but not as to any other party receiving
the estoppel. 
 23. SIGNS 
 Without Landlord’s written consent, which may be given or withheld in Landlord’s reasonable discretion, Tenant shall not place or permit to be placed on the front of the Premises any sign, picture, advertisement, name, notice,
marquee or awning; provided that (a) upon Landlord’s reasonable approval, Tenant shall have the right to place a sign on or adjacent to the entrance doors to Tenant’s Premises identifying Tenant, and (b) with Landlord’s
approval (which shall not be unreasonably withheld or delayed) and the approval of the City of Palo Alto, Tenant shall have the right to place a sign on the existing monument sign or signs in the front of the landscaping area. 
 24. INABILITY TO PERFORM 
 Subject to
the other provisions of this Lease (including those provisions relating to damage and destruction and abatement of rent), if Landlord is unable to fulfill or is delayed in fulfilling any of Landlord’s obligations under this Lease, by reason of
acts of God, accidents, breakage, repairs, strikes, lockouts, other labor disputes, inability to obtain utilities or materials or by any other reason beyond Landlord’s reasonable control, then no such inability or delay by Landlord shall
constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of Base Rent or Additional Rent, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon
Landlord or Landlord’s Indemnitees by reason of inconvenience, annoyance, interruption, injury or loss to or interference with Tenant’s business or use and occupancy or quiet enjoyment of the Premises or any loss or damage occasioned
thereby. If Tenant is unable to fulfill or is delayed in fulfilling any of Tenant’s obligations under this Lease (other than the payment of Rent), by reason of acts of God, accidents, breakage, repairs, strikes, lockouts, other labor disputes,
inability to obtain utilities or materials or by any other reason beyond Tenant’s reasonable control, then such inability or delay by Tenant shall excuse the performance of Tenant for a period equal to the duration of such prevention, delay or
stoppage. Tenant hereby waives and releases any right to terminate this Lease under Section 1932(1) of the California Civil Code, or any similar law, statute or ordinance now or hereafter in effect. 
 25. NOTICES 
 Notices or other
communications given or required to be given under this Lease shall be effective only if rendered or given in writing, sent by certified mail with a return receipt requested, or delivered in person or by reputable overnight courier (e.g., Federal
Express, DHL, etc.): (a) to Tenant (i) at Tenant’s address set forth in Article 1, if sent prior to the Rent Commencement Date, Attention: General Counsel or (ii) at the Premises and at the address specified in Article 1 if
sent subsequent to the Rent Commencement Date, Attention: Chief Financial Officer or (iii) at the place where Tenant designates subsequent to Tenant’s vacating, 

  

 42 

 
deserting, abandoning or surrendering the Premises; or (b) to Landlord at Landlord’s address set forth in Article 1; or (c) to such other
address as either Landlord or Tenant may designate as its new address for such purpose by notice given to the other in accordance with the provisions of this Article. Any such notice or other communication shall be deemed to have been rendered or
given five (5) days after the date mailed, if sent by certified mail, or upon the date of delivery in person or by courier, or when delivery is attempted but refused. 
 26. QUIET ENJOYMENT 
 Landlord
covenants that so long as an Event of Default by Tenant is not in existence, Tenant shall peaceably and quietly enjoy the Premises, subject to the terms and provisions of this Lease. 
 27. AUTHORITY 
 If Tenant is a
corporation or a partnership, Tenant represents and warrants as follows: Tenant is an entity as identified in Article 1, duly formed and validly existing and in good standing under the laws of the state of organization specified in
Article 1 and qualified to do business in the State of California. Tenant has the power, legal capacity and authority to enter into and perform its obligations under this Lease and no approval or consent of any person is required in connection
with the execution and performance hereof. The execution and performance of Tenant’s obligations under this Lease will not result in or constitute any default or event that would be, or with notice or the lapse of time would be, a default,
breach or violation of the organizational instruments governing Tenant or any agreement or any order or decree of any court or other governmental authority to which Tenant is a party or to which it is subject. Tenant has taken all necessary action
to authorize the execution, delivery and performance of this Lease and this Lease constitutes the legal, valid and binding obligation of Tenant. Upon Landlord’s request, Tenant shall provide Landlord with the Board resolutions or a certificate
of a corporate officer confirming the foregoing representations and warranties. 
 28. BROKERS 
 Tenant and Landlord warrant that they have had dealings with only the real estate brokers or agents listed in Article 1 in connection with the
negotiation of this Lease and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease. The brokerage commission earned in connection with this transaction shall be paid by Landlord. Tenant
and Landlord shall indemnify, defend and hold the other harmless from and against all liabilities arising from any other claims of brokerage commissions or finder’s fees based on Tenant’s or Landlord’s respective dealings or contacts
with brokers or agents other than those listed in Article 1. 
 29. MISCELLANEOUS 
 29.1 Entire Agreement. This Lease, including the exhibits which are incorporated herein and made a part of this Lease, contains the entire
agreement between the parties and all prior negotiations and agreements are merged herein. Tenant hereby acknowledges that neither Landlord nor Landlord’s Indemnitees have made any representations or warranties with respect to the Premises, the
Property, or this Lease except as expressly set forth herein, and no rights, easements or licenses are or shall be acquired by Tenant by implication or otherwise unless expressly set forth herein. 
  

 43 

 29.2 No Waiver. No failure by Landlord or Tenant to insist upon the strict performance of any
obligation of Tenant or Landlord under this Lease or to exercise any right, power or remedy consequent upon a breach thereof, no acceptance of full or partial Base Rent or Additional Rent during the continuance of any such breach by Landlord, or
payment of Base Rent or Additional Rent by Tenant to Landlord, and no acceptance of the keys to or possession of the Premises prior to the expiration of the Term by any employee or agent of Landlord shall constitute a waiver of any such breach or of
such term, covenant or condition or operate as a surrender of this Lease. No waiver of any breach shall affect or alter this Lease, but each and every term, covenant and condition of this Lease shall continue in full force and effect with respect to
any other then-existing or subsequent breach thereof. The consent of Landlord or Tenant given in any instance under the terms of this Lease shall not relieve Tenant or Landlord, as applicable, of any obligation to secure the consent of the other in
any other or future instance under the terms of this Lease. 
 29.3 Modification. Neither this Lease nor any term or provisions hereof
may be changed, waived, discharged or terminated orally, and no breach thereof shall be waived, altered or modified, except by a written instrument signed by the party against which the enforcement of the change, waiver, discharge or termination is
sought. 
 29.4 Successors and Assigns. The terms, covenants and conditions contained in this Lease shall bind and inure to the
benefit of Landlord and Tenant and, except as otherwise provided or limited herein, their respective personal representatives and successors and assigns. 
 29.5 Validity. If any provision of this Lease or the application thereof to any person, entity or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application
of such provision to persons, entities or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each provision of this Lease shall be valid and be enforced to the full extent permitted by law.

 29.6 Jurisdiction. This Lease shall be construed and enforced in accordance with the laws of the State of California. Any action
that in any way involves the rights, duties and obligations of the parties under this Lease may (and if against Landlord, shall) be brought in the courts of the State of California or the United States District Court for the Northern District of
California, and the parties hereto hereby submit to the personal jurisdiction of said courts. 
 29.7 Attorneys’ Fees. In the
event that either Landlord or Tenant fails to perform any of its obligations under this Lease or in the event a dispute arises concerning the meaning or interpretation of any provision of this Lease, the defaulting party or the party not prevailing
in such dispute, as the case may be, shall pay any and all costs and expenses incurred by the other party in enforcing or establishing its rights hereunder, including, without limitation, court costs, costs of arbitration and reasonable
attorneys’ fees. 
 29.8 Waiver of Jury Trial. Landlord and Tenant each hereby voluntarily and knowingly waive and relinquish
their right to a trial by jury in any action, proceeding or 

  

 44 

 
counterclaim brought by either against the other on any matter whatsoever arising out of or in any way connected with this Lease, the relationship of
Landlord with Tenant, or Tenant’s use of occupancy of the Premises, including any claim of injury or damage, and any emergency and other statutory remedy with respect thereto. 
 29.9 Light and Air. Tenant covenants and agrees that no diminution of light, air or view by any structure on property other than the Premises that
may hereafter be erected (whether or not by Landlord) shall entitle Tenant to any reduction of the Base Rent or Additional Rent under this Lease, result in any liability of Landlord to Tenant, or in any other way affect this Lease or Tenant’s
obligations hereunder. 
 29.10 Lease Memorandum. Neither Landlord or Tenant shall record this Lease or a short form memorandum hereof
without the consent of the other. 
 29.11 Confidentiality. The parties agree that neither of them shall make public the terms and
conditions of this Lease or the fact that they have entered into this Lease to any person other than a party’s accountants, attorneys, investors, agents, consultants or financial advisors without first obtaining the written permission from the
other party, except to the extent otherwise required by Applicable Law. 
 29.12 Terms. The term “Premises” includes the
space leased hereby and any improvements now or hereafter installed therein or attached thereto. The words “Landlord” and “Tenant” as used herein shall include the plural as well as the singular. If there is more than one Tenant
or Landlord, the obligations under this Lease imposed on Tenant or Landlord shall be joint and several. The captions preceding the articles of this Lease have been inserted solely as a matter of convenience and such captions in no way define or
limit the scope or intent of any provision of this Lease. 
 29.13 Review and Approval. The review, approval, inspection or
examination by Landlord of any item to be reviewed, approved, inspected or examined by Landlord under the terms of this Lease or the exhibits attached hereto shall not constitute the assumption of any responsibility by Landlord for either the
accuracy or sufficiency of any such item or the quality of suitability of such item for its intended use. Any such review, approval, inspection or examination by Landlord is for the sole purpose of protecting Landlord’s interests in the
Property and under this Lease, and no third parties, including, without limitation, Tenant or any person or entity claiming through or under Tenant, or the contractors, agents, servants, employees, visitors or licensees of Tenant or any such person
or entity, shall have any rights hereunder with respect to such review, approval, inspection or examination by Landlord. 
 29.14 No
Beneficiaries. This Lease shall not confer or be deemed to confer upon any person or entity other than the parties hereto, any right or interest, including without limitation, any third party status or any right to enforce any provision of this
Lease. 
 29.15 Time of the Essence. Time is of the essence in respect of all provisions of this Lease in which a definite time for
performance is specified. 
 29.16 Modification of Lease. In the event of any ruling or threat by the Internal Revenue Service, or
opinion of counsel, that all or part of the Rent paid or to be paid to Landlord 

  

 45 

 
under this Lease will be subject to the income tax or unrelated business taxable income, Tenant agrees to modify this Lease to avoid such tax; provided that
such modifications will not result in any increase in Rent, or any increased obligations of Tenant under this Lease, or any diminution of the Premises or Tenant’s rights hereunder. Landlord will pay all Tenant’s reasonable costs incurred
in reviewing and negotiating any such lease modification, including reasonable attorneys’ and accountants’ fees. 
 29.17
Construction. This Lease has been negotiated extensively by Landlord and Tenant with and upon the advice of their respective legal counsel, all of whom have participated in the drafting hereof. Consequently, Landlord and Tenant agree that no
party shall be deemed to be the drafter of this Lease and in the event this Lease is ever construed by a court of law, such court shall not construe this Lease or any provision of this Lease against any party as the drafter of the Lease. 

29.18 Use of Name. Tenant acknowledges and agrees that the names “The Leland Stanford Junior University,” “Stanford”
and “Stanford University,” and all variations thereof, are proprietary to Landlord. Tenant shall not use any such name or any variation thereof or identify Landlord in any promotional advertising or other promotional
materials to be disseminated to the public or any portion thereof or use any trademark, service mark, trade name or symbol of Landlord or that is associated with it, without Landlord’s prior written consent, which may be given or withheld in
Landlord’s sole discretion. Notwithstanding the foregoing, Tenant may use the term “Stanford Research Park” only to identify the location of the Premises. 
 29.19 Survival. The obligations of this Lease shall survive the expiration of the Term to the extent necessary to implement any requirement for the performance of obligations or forbearance of an act by either
party hereto which has not been completed prior to the termination of this Lease. Such survival shall be to the extent reasonably necessary to fulfill the intent thereof, or if specified, to the extent of such specification, as same is reasonably
necessary to perform the obligations and/or forbearance of an act set forth in such term, covenant or condition. Notwithstanding the foregoing, in the event a specific term, covenant or condition is expressly provided for in such a clear fashion as
to indicate that such performance of an obligation or forbearance of an act is no longer required, then the specific shall govern over this general provisions of this Lease. 
 [signatures located on following page] 
  

 46 

 29.20 Counterparts. This Lease may be executed in counterparts, each of which shall be an
original, and all of which together shall constitute one original of the Lease. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this
Lease as of the date first above written. 
  

									
	 LANDLORD:
	 		 	TENANT:
			
	 THE BOARD OF TRUSTEES OF THE
 LELAND STANFORD
JUNIOR
 UNIVERSITY
	 		 	JAZZ PHARMACEUTICALS, INC.
					
	 By
	 	Stanford Management Company	 		 	By:	 	 /s/ Carol Gamble

		 		 		 	Its:	 	Senior Vice President and General Counsel
					
	 By:
	 	 /s/ Jean Snider
	 		 	By:	 	 /s/ Matthew K. Fust

	 Its:
	 	Managing Director, Stanford Research Park	 		 	Its:	 	Senior Vice President and Chief Financial Officer
		 		 		 		 	
		 		 		 		 	

  

 47 

 GLOSSARY 
 DEFINITIONS 
 As used in this Lease, the following terms shall have the following meanings, applicable, as
appropriate, to both the singular and plural form of the terms defined below: 
 “Abated Rent” is defined in
Section 15.2(g). 
 “Access Agreement” is defined in Section 12.2(a). 
 “ADA” is defined in Section 11.1. 
 “Additional Rent” is defined in Section 5.3. 
 “Adjustment
Date” is defined in Section 5.2. 
 “Affixed Furniture” is defined in Section 2.4.

 “Alterations” is as defined in Section 9.2. 
 “Applicable Laws” are defined in Section 11.1. 
 “Assignment” is defined in Section 14.1. 
 “Base Rent” means the amount stated in Article 1, to be adjusted and payable in accordance with Article 5. 
 “Building Structure” is defined in Section 8.1. 
 “Building
Systems” are defined in Section 7.2(b). 
 “business days” means Monday through Friday, excluding
Saturdays, Sundays and federal and state legal holidays. 
 “Commencement Date” means the date specified in Article
1. 
 “Environmental Investigation” is defined in Section 12.7. 
 “Environmental Laws” are defined in Section 12.1(a). 
 “Event of Default” is defined in Section 15.1. 
 “Excess Rent” is defined in Section 14.4. 
 “Existing Furniture” is defined in Section 2.4. 
  

 48 

 “Expiration Date” is defined in Section 4.1. 
 “Exterior Area” is defined in Section 2.2. 
 “Failure Notice” is defined in Section 7.7. 
 “Hazardous
Material” is defined in Section 12.1(b). 
 “Initial Term Expiration Date” is defined in Article 1.

 “Initial Term” is defined in Article 1 and Section 4.1. 
 “Interest Rate” is defined in Section 5.4. 
 “Landlord Repairs” is defined in Article 3. 
 “Landlord’s
Indemnitees” is defined in Section 12.5(a). 
 “Landlord’s Expense Statement” is defined in
Section 7.3. 
 “L-C Bank” is defined in Section 5.5. 
 “Lucent” is defined in Section 4.1. 
 “Moveable Furniture” is defined in Section 2.4. 
 “negligent
omission” is defined in Section 12.1(d). 
 “Offer” is defined in Section 14.5. 
 “Operating Expenses” are defined in Section 7.2(b). 
 “Premises” is defined in Section 2.1. 
 “Prevailing Market Rent” is defined in Exhibit E. 
 “Property” is defined in Section 2.2. 
 “Punch List Items” is defined in
Article 3. 
 “Real Estate Taxes” are defined in Section 7.2(a). 
 “Renewal Option” is defined in Section 4.2. 
 “Renewal Term” is defined in Section 4.2. 
 “Rent”
means Base Rent, Additional Rent, and all other sums due from Tenant under this Lease. 
 “Rentable Area” means the
enclosed areas of the Premises measured to the outside face of the exterior wall or glass line (whichever is greater) and including all second floor vertical shafts and penetrations, but excluding outside balconies, arcades and covered entrances.

  

 49 

 “Scheduled Date for Delivery of the Premises” is specified in Article 1.

 “Security Deposit” is defined in Article 1. 
 “Sublease” is defined in Section 14.1. 
 “Successor” is defined in Section 16.5. 
 “Supplemental
Investigation” is defined in Section 12.7. 
 “Tenant Environmental Activity” is defined in
Section 12.1(c). 
 “Tenant Improvement Allowance” is specified in Article 1. 
 “Tenant Improvement Work” is defined in Section 9.1. 
 “Tenant’s Agents” is defined in Section 2.2. 
 “Tenant’s Indemnitees” is defined in 12.5(b). 
 “Tenant’s Property” is defined in Section 9.5. 
 “Term” is defined in Section 4.1. 
 “Termination Date” is defined in
Section 4.1. 
 “Termination Notice” is defined in Section 4.2. 
 “Third Party Environmental Condition” is defined in Section 12.5(c). 
 “Transfer” is defined in Section 14.5. 
 “Transfer Costs” is defined in Section 14.4. 
 “Transfer
Notice” is defined in Section 14.2. 
 “Transferee” is defined in Section 14.2. 
 “Transit Fees” is defined in Section 7.2(m). 
  

 50 

 SCHEDULE 3 
 LANDLORD REPAIRS 
 Electrical/Lighting: 
  

	 	•	 	 Repair (2) rooftop receptacles not working at this time. 

  

	 	•	 	 Repair all interior building and exterior parking-lot lighting. 

  

	 	•	 	 Repair office motion switches. 

 HVAC:

  

	 	•	 	 Replace or clean all filters (some filters are the washable variety). 

  

	 	•	 	 Replace belts on supply and return fans. 

  

	 	•	 	 Repair compressors 1A and 2A, or replace as deemed necessary by Landlord. 

  

	 	•	 	 Charge Split System Cooling Units by ATS and repair leaks if needed. 

 Roof: 
 Built-up Roofing 
  

	1.	Perform maintenance on small to moderately sized areas of previous repairs over the cap sheet surfacing. (See Photo Nos. 4 & 5). 

  

	2.	Perform maintenance at minor occurrences of partially disbonded end laps at various parapet wall and equipment curb/platform locations. 

  

	3.	Coat areas at base flashing surface sheets where pattern cracking occurs. (See Photo No. 6). 

  

	4.	Retighten loose bolts at drain clamp rings. 

  

	5.	Remove accumulation of loose mineral granules at perimeters and drain sumps as well as construction fasteners and other debris at roof level, primarily within the HVAC equipment
area. 

  

	6.	Perform sealant joint maintenance on the coping at the south parapet wall over the window wall assembly to correct separation. 

  

	7.	Replace fiberboard material which is deteriorating on underside of exposed wood blocks at service lines that extend horizontally across the roof. (See Photo No. 7).

	 	8.	Permanently install one penetration flashing and provide an umbrella counter flashing over the top edge of the penetration flashing collar. (See Photo No. 8).

  

	 	9.	Add flashing collar to one plumbing pipe penetration. (See Photo No. 9). 

  

	 	10.	Inspect and repair if needed one lead penetration flashing collar which has folded over itself. 

  

	 	11.	Perform maintenance on the sealant at intersecting detail treatments and at corners and miters (see Photo No. 10). 

  

	 	12.	Confirm that screws do not penetrate the roofing and reset unistruts on protection pads at the apparent tenant added small HVAC units horizontal service line piping. (see Photo
No. 11 

  

	 	13.	Perform maintenance on sealant at sight screen support bolts. (See Photo No. 12). 

 Metal Roofing 
  

	 	1.	Remove soil and debris in gutters. 

 Non-Roofing Related Items

  

	 	1.	Patch horizontal row of holes present in the ducting, above the roof curb elevation. (see Photo No. 13) 

  

	 	2.	Perform maintenance on the sealant and joinery components at air handling duct joints. (see Photo No. 14) 

 Other: 
  

	 	•	 	 Perform start up and maintenance on the water fountain at the rear of the building so it is clean and fully operational. 

  

	 	•	 	 Perform repairs on windows and doors so they are operational. 

  

 2 

 SCHEDULE 12.2 
 PRE-EXISTING ENVIRONMENTAL CONDITION 
  

					
	Site Clean-up Order	 	Lead Agency	 	Order Number and Date
	3176 Porter Drive	 	State of California EPA,	 	#HSA 86/87-012EO (11/12/86)
		 	Dept. of Toxic Substances Control (DTSC)	 	amended 11/27/91 and 7/31/95
			
	Hillview-Porter	 	DTSC	 	#HSA 88/89-016 (12/9/88)
	Regional Order	 		 	First amendment 6/30/97
		 		 	Supercedes 12/9/88 agt.

 Fact Sheets 
 DTSC Fact Sheet for Teledyne-Singer Site, dated November 2003 
 DTSC Fact Sheet for Hillview-Porter Regional Program, dated April 2001 

Reports 
  

	 	•	 	 Executive Summary, Final Remedial Action Plan, Teledyne Singer Site, 3176 Porter Drive, JMM Consulting Engineers, dated 12/92 

  

	 	•	 	 Executive Summary, Feasibility Study Report, 3176 Porter Drive, dated November 15, 1990 

	 	•	 	 Executive Summary, Addendum to the Feasibility Study Report, 3176 Porter Drive, by Riedel Environmental Services, dated December 6, 1992

  

	 	•	 	 Five Year Remedial Action Review, by Arcadis G&M, Inc., dated January 30, 2004 

  

	 	•	 	 Executive Summary, Remedial Action Plan, Hillview-Porter Regional Program, by Levine Fricke, dated December 19, 1994 

	 	•	 	 Executive Summary, Five-Year Remedial Action Status Report and Effectiveness Evaluation, Hillview-Porter Regional Program, by Secor, Int., dated January 30,
2001 

 Indices 
  

	 	•	 	 List of reports for 3176 Porter Drive, dated from 1/23/87 through 1/30/04. 

  

	 	•	 	 List of reports for Hillview-Porter Drive, dated from 10/87 through 7/11/03. 

 Access Agreements for 3180 Porter Drive 
  

	 	•	 	 December 4, 1992 access agreement between Stanford and Loral Librascope 

  

	 	•	 	 July 30, 2003, amendment to December 4, 1992 agreement between Stanford and Loral/Librascope 

 With respect to on-site environmental data, sampling performed during the site’s redevelopment in 1998. 
  

	 	•	 	 Sampling and Analysis of Concrete Floor and Demolition Debris Management Plan, by Geomatrix Consultants, dated July 2, 1998 

	 	•	 	 Demolition Observation Report, by Geomatrix Consultants, dated October 6, 1999, and 

  

	 	•	 	 Stockpile Sample Results for Soil Export, by Geomatrix Consultants, dated November 19, 1998. 

  

 2 

 EXHIBIT A 
 PREMISES 
 [Site Plan for 3180 Porter Drive] 

 EXHIBIT B 
 BILL OF SALE 
 THIS BILL OF SALE is made as of
                    , 2004 by The Board of Trustees of the Leland Stanford Junior University (“Transferor”) in favor
of Jazz Pharmaceuticals, Inc. (“Transferee”). 
 Transferor and Transferee are parties to a Lease dated as of
                    , 2004 (the “Lease”), pursuant to which Transferor has agreed to convey to Transferee all of
Transferor’s right, title and interest in certain items of personal property. 
 Now therefore, for good and valuable consideration, and
a purchase price of $1.00, receipt and sufficiency of which are acknowledged, Transferor hereby transfers, conveys and delivers to Transferee those items of personal property listed on the attached Schedule 1 (the “Personal
Property”), which are being transferred to Transferee “AS IS, WHERE IS,” with no representations, warranties or guaranties of any kind including, without limitation, as to the physical condition, state of repair,
capacity, operability or functionality thereof, except as expressly set forth herein. Without limitation, this also excludes warranties of merchantability and fitness for a particular use or purpose. Notwithstanding the foregoing,
Transferor warrants that it owns the Personal Property free and clear of any and all liens and encumbrances of any party claiming by through or under Transferor or Lucent Technologies Inc., but not otherwise. 
 Transferor will, at the request and expense of Transferee, execute and deliver to Transferee such instruments of sale, transfer and conveyance, and such
consents, assurances, powers of attorney and other instruments, as may be reasonably requested by Transferee or its counsel in order to vest in Transferee all right, title and interest of Transferor in and to the Personal Property and otherwise to
carry out the purpose and intent of this Bill of Sale. 
 Notwithstanding any other provision of this Bill of Sale to the contrary, nothing
contained in this Bill of Sale shall in any way supersede, modify, replace, amend, change, rescind, waive, exceed, expand, enlarge or in any way affect the provisions of the Lease. This Bill of Sale is intended only to effect the transfer of certain
assets to be transferred pursuant to the Lease and shall be governed entirely in accordance with the terms and conditions of that Lease. 
 IN WITNESS WHEREOF, this Bill of Sale has been executed as of the day and year first above written. 
  

					
	
	 THE BOARD OF TRUSTEES OF THE
 LELAND STANFORD
JUNIOR UNIVERSITY

			
	 By
	 		 	Stanford Management Company
			
	 By:
	 		 	  

			
	 Its:
	 		 	  

 EXHIBIT C 
 EXISTING FURNITURE 
  

													
	 Item
#
	  	 Furniture Category
	  	 Quantity
	  	 Furniture Description
	  	 Size
	  	 Manufacturer
	  	 Color/Finish

	 1
	  	Office	  	13	  	Modular workstation	  		  	Steelcase	  	
	 2
	  	Office	  	124	  	Private office	  		  	Steelcase	  	
	 3
	  	Office	  	83	  	Task Chair	  		  	Steelcase	  	 6205-B399
 Black fabric

	 4
	  	Office	  	41	  	Task Chair	  		  	Steelcase	  	 6205-59DD
 Gold fabric

	 5
	  	Office	  	21	  	Lab Chair	  		  		  	
	 6
	  	Office	  	64	  	4-drawer lateral file	  	36” wide	  	Steelcase	  	
	 7
	  	Office	  	8	  	2-drawer lateral file	  	36” wide	  	Steelcase	  	
	 8
	  	Office	  	44	  	Storage cabinet/lateral file combo	  	42” wide	  	Steelcase	  	
	 9
	  	Office	  	3	  	Storage cabinet	  	36” W x 65”H	  	Steelcase	  	
	 10
	  	Office	  	2	  	Small desk	  		  	Steelcase	  	
	 11
	  	Office	  	4	  	Round table	  	36” D	  	Metro	  	 Black
 laminate
 tops/red trim

	 12
	  	Office	  	1	  	Round table	  	42” D	  	Metro	  	 Black
 laminate
 tops/red trim

	 13
	  	Office	  	1	  	Round table	  	42” D	  		  	Wood top
	 14
	  	Office	  	1	  	Round table	  	48” D	  	Metro	  	 Black
 laminate
 tops/red trim

	 15
	  	Office	  	2	  	Bookcases (metal) 6-shelf	  	42” wide	  	Steelcase	  	
	 16
	  	Office	  	55	  	Bookcases (metal) 2-shelf	  	42” wide	  	Steelcase	  	
	 17
	  	Office	  	8	  	Library style 6-shelf bookcases	  		  		  	Maple wood
	 18
	  	Conference Room	  	2	  	Conference room tables (first floor)	  	96” x 54”	  		  	
	 19
	  	Conference Room	  	1	  	Conference room tables (first floor)	  	180” x 54”	  		  	
	 17
	  	Conference Room	  	3	  	Conference room tables (second floor)	  	72” x 48”	  		  	
	 18
	  	Conference Room	  	1	  	Conference room tables (second floor)	  	60” x 168”	  		  	

													
	 Item
#
	  	 Furniture Category
	  	 Quantity
	  	 Furniture Description
	  	 Size
	  	 Manufacturer
	  	 Color/Finish

	19	  	Conference Room	  	34	  	Conference room chairs	  		  	Steelcase	  	6205-5999
Purple fabric
	20	  	Conference Room	  	37	  	Conference room chairs	  		  	Steelcase	  	6205-5999
Green fabric
	21	  	Conference Room	  	9	  	Executive style conference room side chairs	  		  		  	
	22	  	Conference Room	  	10	  	Executive style conference room chairs (first floor)	  		  		  	Periwinkle
fabric
	23	  	Training Room	  	12	  	Training tables (large)	  	72” x 24”	  		  	White
laminate tops
	24	  	Training Room	  	3	  	Training tables (small)	  	72” x 18”	  		  	Black
laminate tops
	25	  	Training Room	  	77	  	Stacking chairs	  		  		  	Black/Chrome
	26	  	Lobby/Open Office	  	26	  	Club chairs	  		  		  	Red fabric
	27	  	Lobby/Open Office	  	4	  	Club chairs	  		  		  	Gold/Brown
fabric
	28	  	Lobby/Open Office	  	1	  	Loveseat	  		  		  	Gold/Brown
fabric
	29	  	Lobby/Open Office	  	1	  	Sofa	  		  		  	Gold/Brown
fabric
	31	  	Lobby/Open Office	  	10	  	Small round tables (low)	  	30” D	  	Metro	  	Black
laminate
tops/red trim
	32	  	Breakroom	  	6	  	Round tables (large)	  	54” D	  	Metro	  	Black
laminate
tops/red trim
	33	  	Breakroom	  	20	  	Breakroom chairs	  		  	Metro	  	Black/red
	34	  	Breakroom	  	6	  	Breakroom stools	  		  	Metro	  	Black/red
	35	  	Fitness Room	  	1	  	Treadmill - Hyperdrive Clubtrack	  		  	Quinton	  	
	36	  	Fitness Room	  	1	  	Stairstepper 330i	  		  	Schwinn	  	
	37	  	Fitness Room	  	1	  	Metabolic system	  		  	Cybex	  	
	38	  	Fitness Room	  	1	  	Stationary bike	  		  	Schwinn	  	
	39	  	Miscellaneous	  	1	  	Konica 7040 Printer	  		  	Konica	  	
	40	  	Miscellaneous	  	1	  	Konica 7040 Copier	  		  	Konica	  	
	41	  	Miscellaneous	  	1	  	Xerox Panafax fax machine UF-770	  		  	Xerox	  	
	42	  	Miscellaneous	  	1	  	Xerox Printer N24	  		  	Xerox	  	
	43	  	Miscellaneous	  	2	  	Paper shredders	  		  	Xerox	  	

  

 2 

 EXHIBIT D 
 NOTICE OF COMMENCEMENT DATE, RENT COMMENCEMENT DATE, 
 EXPIRATION DATE, BASE RENT AND RENTABLE AREA

 (Letterhead of Stanford Management Company) 
 (Date) 

					
	  
	  	
	  
	  	
			
	Attention:	  	  
	  	

 Re: Lease between The Board of Trustees of the Leland Stanford Junior University (Landlord), and
                                        
(Tenant), for premises located at             , Palo Alto, California 
 Gentlemen/Ladies: 
 This letter will confirm the following for all purposes under the Lease: 
 The Commencement Date is
                                        
  
 The Rent Commencement Date is
                                 
 The Expiration Date of the Initial Term is
                                        

 The Rentable Area of the Premises is
                           
 The Initial Base Rent is
                                        
           
 Please acknowledge your acceptance of this letter by signing and returning
two copies of this letter. 
  

			
	 Very truly yours,

	 Stanford Management Company

		
	 By:
	 	  

	 Its:
	 	  

	
	 Accepted and Agreed:

	  

		
	 By:
	 	  

	 Its:
	 	  

	 Dated:
	 	  

 EXHIBIT E 
 DETERMINATION OF PREVAILING MARKET RENT 
 The term “Prevailing Market Rent”
means the base monthly rent per rentable square foot (net of all expenses) for space of comparable size and location to the Premises and in buildings similar in age and quality to the Premises, taking into account any additional rent and all other
payments or escalations then being charged and allowances and economic concessions being given in the Stanford Research Park for such comparable space over (but without regard to Tenant Improvements made by Tenant) a comparable term. The Prevailing
Market Rent shall be determined by Landlord and Landlord shall give Tenant written notice of such determination not later than thirty (30) days after delivery by Tenant of Tenant’s notice of exercise of the Renewal Option. If Tenant
disputes Landlord’s determination of the Prevailing Market Rent, Tenant shall so notify Landlord within ten (10) business days following Landlord’s notice to Tenant of Landlord’s determination and, in such case, the Prevailing
Market Rent shall be determined as follows: 
 (a) Within thirty (30) days following Tenant’s notice to Landlord that it disputes
Landlord’s determination of the Prevailing Market Rent, Landlord and Tenant shall meet no less than two (2) times, at a mutually agreeable time and place, to attempt to agree upon the Prevailing Market Rent. 
 (b) If within this 30-day period Landlord and Tenant cannot reach agreement as to the Prevailing Market Rent, and upon written notice from either party
they shall each select one appraiser to determine the Prevailing Market Rent. Each such appraiser shall arrive at a determination of the Prevailing Market Rent and submit his or her conclusions to Landlord and Tenant within thirty (30) days
after such notice. 
 (c) If only one appraisal is submitted within the requisite time period, it shall be deemed to be the Prevailing Market
Rent. If both appraisals are submitted within such time period, and if the two appraisals so submitted differ by less than five (5) percent of the higher of the two, the average of the two shall be the Prevailing Market Rent. If the two
appraisals differ by more than five (5) percent of the higher of the two, then the two appraisers shall immediately select a third appraiser who will within thirty (30) days of his or her selection make a determination of the Prevailing
Market Rent and submit such determination to Landlord and Tenant. This third appraisal will then be averaged with the closer of the two previous appraisals and the result shall be the Prevailing Market Rent. 
 (d) All appraisers specified pursuant hereto shall be members of the American Institute of Real Estate Appraisers with not less than five (5) years
experience appraising office, research and development and industrial properties in Northern California. Each party shall pay the cost of the appraiser selected by such party and one-half of the cost of the third appraiser plus one-half of any other
costs incurred in the third appraiser’s determination. 

 EXHIBIT F 
 Access Agreement for Monitoring Wells, Groundwater Extraction Wells, a Conveyance Pipeline, and Water Treatment Plant at 3176 Porter Drive, 3180 Porter Drive, 3210 Porter Drive and 3277 Miranda Avenue, Palo Alto,
California 
 This Access Agreement for Monitoring Wells, Groundwater Extraction Wells, a Conveyance Pipeline, and Water Treatment Plant
at 3176 Porter Drive, 3180 Porter Drive, 3210 Porter Drive and 3277 Miranda Avenue, Palo Alto, California (the “ACCESS AGREEMENT”) is entered into by the Board of Trustees of the Leland Stanford Junior University (“STANFORD”), a
body having corporate powers under the laws of the State of California, and Loral/Librascope Corporation (“LORAL/LIBRASCOPE”), a Delaware corporation. The above-identified entities are sometimes referred to below as “party” or
designated collectively as “parties.” 
 RECITALS 
 This ACCESS AGREEMENT is entered into on the basis of the following facts, understandings and intentions of the parties: 
 1. LORAL/LIBRASCOPE, formerly the Librascope Division of The Singer Company, and STANFORD, among others, are each named as a Respondent in Order No. HSA
86/87-012EO, as amended in 1991 (“ORDER”), issued by the State of California - Environmental Protection Agency Department of Toxic Substances Control (“DTSC”), with respect to the property located at 3176 Porter Drive, Palo Alto,
California (the “SITE”). 

 2. Pursuant to the ORDER, a Remedial Investigation/ Feasibility Study was conducted for the SITE, which
has been submitted and approved by DTSC. The ORDER further requires that a Remedial Action Plan (“RAP”) for the SITE be submitted and approved by the DTSC. In June 1992, LORAL/LIBRASCOPE submitted a preliminary draft RAP pursuant to the
ORDER. Once approved by DTSC following public hearing and comment, the draft RAP will be adopted as the final RAP pursuant to Section 25356.1 of the California Health and Safety Code. 
 3. LORAL/LIBRASCOPE has requested STANFORD’s permission to enter 3176 Porter Drive, 3180 Porter Drive, 3210 Porter Drive and 3277 Miranda Avenue
(collectively “the PROPERTIES”) to continue activities necessary to the implementation of the remedy required by DTSC in the RAP, including, but not limited to, the construction, operation, maintenance, inspection, monitoring and removal
of the groundwater monitoring and extraction wells, an underground conveyance pipeline, and groundwater treatment facilities shown on the attached drawing (“the REMEDIATION ACTIVITIES”). The conveyance pipeline shall provide double
containment between the extraction wells and groundwater treatment facilities located at the SITE (as shown on the attached drawing). 
  

 - 2 - 

 4. Effective July 31 1992, STANFORD and LORAL/LIBRASCOPE entered into a Settlement Agreement,
Release And Covenant Not To Sue (the “AGREEMENT”). Contingent upon LORAL/LIBRASCOPE’s performance of its obligations under the AGREEMENT, STANFORD, as the fee owner of the PROPERTIES, has agreed to grant LORAL/LIBRASCOPE, its
employees, contractors, subcontractors, agents and successors in interest access to the PROPERTIES for the purpose of investigating, constructing, operating, and maintaining the remedy set forth in the final RAP for the SITE, or any reopeners or
amendments thereto. 
 AGREEMENT 
 NOW, THEREFORE, in reliance on the above recitals and in consideration of the mutual agreements, covenants, and other obligations set forth in the AGREEMENT, STANFORD hereby grants LORAL/LIBRASCOPE access to the PROPERTIES to conduct the
REMEDIATION ACTIVITIES on the terms and conditions set forth below: 
  

	 	1.	LORAL/LIBRASCOPE shall have received the written permission of the master tenant(s) and any occupant(s) of the PROPERTIES to conduct the REMEDIATION ACTIVITIES.

  

 -3- 

	 	2.	Upon completion of well drilling, LORAL/LIBRASCOPE shall secure the wells in an appropriate manner (e.g., install locked caps). 

  

	 	3.	At its sole expense, LORAL/LIBRASCOPE shall repair any damage to the PROPERTIES or improvements resulting from the REMEDIATION ACTIVITIES or LORAL/LIBRASCOPE’s presence on the
PROPERTIES. 

  

	 	4.	If LORAL/LIBRASCOPE is required to install remediation equipment or other improvements on the surface of the PROPERTIES that will affect the aesthetic appearance or have a physical
impact on the PROPERTIES, including but not limited to any trees located thereon, LORAL/LIBRASCOPE shall obtain prior written consent from STANFORD, which consent shall not be unreasonably withheld. 

  

	 	5.	LORAL/LIBRASCOPE shall provide STANFORD with the results of any tests it conducts on STANFORD lands, including but not limited to the PROPERTIES. 

  

	 	6.	LORAL/LIBRASCOPE shall take all reasonable safety and security precautions in connection with the REMEDIATION ACTIVITIES. 

  

 -4- 

	 	 7.
	 In the event that any master lease pertaining to the PROPERTIES, or any portion thereof, is terminated or expires by its
terms and a new master lessee or STANFORD, should STANFORD elect not to enter into a new master lease, requests that the conveyance pipeline be moved to a different location on the leased property, STANFORD may for good cause, taking into account
the costs associated therewith, require LORAL/LIBRASCOPE, at LORAL/LIBRASCOPE’s sole expense, to move and relocate the conveyance pipeline as requested; however no such movement or relocation may occur without the prior approval of DTSC. The
movement and relocation of the pipeline shall occur within sixty (60) days’ of written notice to
LORAL/LIBRASCOPE of DTSC approval. 

  

	 	8.	LORAL/LIBRASCOPE shall allow a STANFORD archeologist (or suitable representative) to inspect any excavation for the presence of significant archeological artifacts. The PROPERTIES
are not archaeologically sensitive; therefore, STANFORD agrees that in no case shall such inspection take the form of job stoppage unless required by law. 

  

	 	9.	Where excavation is necessary and the possibility exists of encountering existing underground utility lines, LORAL/LIBRASCOPE shall call the Underground Service Alert organization
(800/642-2444) two working days prior to commencing excavation. 

  

 - 5 - 

	 	10.	LORAL/LIBRASCOPE shall indemnify, defend, save and hold harmless STANFORD from and against (and hereby waives any and all claims against STANFORD for) any and all claims, suits and
demands of liability, loss, injury, death or damage resulting from LORAL/LIBRASCOPE’s presence on the PROPERTIES or the REMEDIATION ACTIVITIES. Such liability, loss, injury, death or damage shall include, but not be limited to, attorneys’
fees, as well as contamination or further contamination to any person or persons or property proximately caused by LORAL/LIBRASCOPE’s activities herein permitted. LORAL/LIBRASCOPE shall comply with all applicable laws, rules, ordinances, codes,
and regulations, and shall indemnify STANFORD against all liabilities, losses, damages and costs resulting from any failure of LORAL/LIBRASCOPE to do so. 

 As used in this subparagraph, STANFORD shall include and be deemed to include The Board of Trustees of the Leland Stanford Junior University, its trustees, directors, officers, employees, faculty, students, agents,
affiliated organizations and insurance carriers, if any. 
  

 - 6 - 

	 	11.	Nothing in this ACCESS AGREEMENT limits any rights or privileges STANFORD may have under its master leases for the PROPERTIES, nor does it modify any obligation, duty or right of
any tenant or subtenant of the PROPERTIES. 

  

	 	12.	This ACCESS AGREEMENT shall be effective from the date hereof until LORAL/LIBRASCOPE’s completion of the remedies required by DTSC in the final RAP for the SITE.

  

	 	13.	The access granted herein is exclusive to LORAL/LIBRASCOPE and its authorized representatives, agents, successors in interest, and independent contractors and is not assignable.

  

	 	14.	This ACCESS AGREEMENT shall supercede any prior license(s) or agreement(s) between STANFORD and LORAL/LIBRASCOPE providing LORAL/LIBRASCOPE access to the PROPERTIES to conduct the
REMEDIATION ACTIVITIES. 

  

 -7- 

			
	BY:	 	LORAL/LIBRASCOPE CORPORATION
		
	Name:	 	 /s/ Jay C. Wilcox

		 	Jay C. Wilcox
	Title:	 	President
	Date:	 	12-04-92
		
	BY:	 	THE BOARD OF TRUSTEES OF THE LELAND STANFORD JUNIOR UNIVERSITY
		
	        :	 	  

		
	        :	 	  

		
	Date:	 	  

  

 -8- 

			
	BY:	 	LORAL/LIBRASCOPE CORPORATION
		
	Name:	 	  

	Title:	 	  

	Date:	 	  

		
	BY:	 	THE BOARD OF TRUSTEES OF THE LELAND STANFORD JUNIOR UNIVERSITY
		
	By:	 	The Stanford Management Company
	By:	 	 /s/ Diane M. Healey

	Its:	 	Managing Director Real Estate
		
	Date:	 	  

  

 -8-Sublease Agreement, dated as of February 25, 2007

 EXHIBIT 10.53 
 SUBLEASE AGREEMENT 
 for 3400 Hillview Avenue, Building 2, First Floor 
 Palo Alto, California 
 with Jazz
Pharmaceuticals, Inc. 
 THIS SUBLEASE, dated for reference purposes the
25th day of February, 2007, by and between XEROX CORPORATION, a New York corporation, having its principal
office at 800 Long Ridge Road, Stamford, Connecticut 06904 (hereinafter referred to as “Sublandlord”) and JAZZ PHARMACEUTICALS, INC., a California corporation having its principal offices at 3180 Porter Drive, Palo Alto, CA 94304
(hereinafter referred to as “Subtenant”), as a sublease under a certain Master Lease as more particularly described below. 
 WITNESSETH: 
 WHEREAS, the Board of Trustees of the Leland Stanford Junior University (“Stanford”) and QTC
VENTURE, a California General Partnership and the predecessor in interest to Equity Office Properties (hereinafter referred to as “Landlord”) entered into a certain ground lease (“Ground Lease”) pursuant to that certain
Extension, Amendment, Assignment, Assumption and Consent to Assignment of Lease dated November 17, 1989, whereby Landlord leased from Stanford that certain parcel of land located in Palo Alto, California, commonly known as 3400 Hillview Avenue.

 WHEREAS, Landlord and Sublandlord entered into a lease dated the 1st day of March 1990, as amended by the First Amendment to Lease
dated October 23,1990, as supplemented by the Consent to Sublease dated October 26, 1990, the Acknowledgment of Lease Assignment, Estoppel, Subordination, Non-Disturbance and Attornment Agreement dated December 19, 1990, the Consent
to First Amendment of Lease dated December 20, 1990, and as further amended by the Second Amendment to Lease dated October 21,1991 (the “Second Amendment”), the Letter Agreement dated November 25, 1991, the Consent to Second
Amendment of Lease dated February 11, 1992, the Third Amendment to Lease dated December 20, 2000 and the Consent to Third Amendment to Lease dated December 20, 2000 (said Lease, as so amended and supplemented, hereinafter referred to
as the “Master Lease”), whereby Landlord leased to Sublandlord the Demised Premises, as more particularly described in the Master Lease, a copy of which Master Lease is attached hereto as Exhibit A. 
 WHEREAS, Sublandlord desires to sublease to Subtenant and Subtenant desires to sublease from Sublandlord a certain portion of the Demised
Premises. 
  

 1 

	1.	DESCRIPTION OF SUBLEASED PREMISES 

 Sublandlord subleases to Subtenant and Subtenant subleases from Sublandlord approximately 12,782 rentable square feet located on the first floor of the building known as Building 2 located at 3400 Hillview Ave, in the City of Palo Alto,
State of California (the “Building”), as more particularly shown on Exhibit B attached hereto and made a part hereof (the “Subleased Premises”), which building is part of the five (5) building complex referred to herein as
the Demised Premises and leased to Sublandlord pursuant to the terms of the Master Lease. Subtenant shall also have the non-exclusive right to use, in common with other tenants, Subtenants and occupants of the Building, the first and back Building
entrances, all exterior common areas of the Building including the parking lot, walkways and driveways. Subtenant shall not interfere with or restrict the use of the Building’s elevators and First Floor Non-Exclusive Areas by other tenant,
Subtenants and occupants of the Building, or their employees, agents and invitees. Subtenant shall not place or install or permit any other party to place or install any furniture, equipment or product displays in the first floor Non-Exclusive
Areas, except that Sublandlord shall have the right to place or install any equipment or improvement as may be required by applicable law, or as may be deemed reasonably necessary by Sublandlord for the efficient use, occupancy and maintenance of
the Building. Without limiting the generality of the foregoing, Sublandlord shall have the right, but not the obligation, to install a building directory in the lobby of the Building. Subtenant shall have the right to enter the demark room in the
Demised Premises from time to time with the prior approval and escort of Sublandlord. 
  

	2.	TERM 

 The term of this Sublease shall
commence on the later of (i) March 1, 2007, or (ii) the date that Sublandlord obtains the written consent of Master Landlord to this Sublease in a form reasonably acceptable to Subtenant and Sublandlord. (the “Commencement
Date”), and end on August 31, 2008 or the earlier termination of this Sublease in accordance with the terms hereof. Sublandlord shall deliver possession of the Subleased Premises to Subtenant promptly after receipt of Landlord’s and
Stanford’s written consents to this Sublease. 
  

	3.	RENT 

 a. Subtenant agrees to pay Sublandlord
as fixed rent (“Rent”) commencing on June 1, 2007 (the “Rent Commencement Date”) the following: 
  

				
	 From the Commencement Date to May 31, 2007
	  	$	0/month
	 From June 1, 2007 to February 28, 2008
	  	$	38,346.00/month
	 From March 1, 2008 to August 31, 2008
	  	$	40,007.66/month

  

 2 

 Beginning on March 1, 2008 through the termination or expiration of the Sublease term, Rent shall include
Subtenant’s share of Real Estate Taxes, Common Area Insurance Costs and Common Area Maintenance costs. 
 b. Rent shall be paid in
advance on the first day of each month during the Sublease term without setoff, offset or reduction. If the Rent Commencement Date occurs, or if the term of the Sublease expires on a date other than the first or last day of a month, the rental
installment for that month shall be prorated. All payments shall be made to Xerox Corporation, Attention: CRE Lease Administration, 800 Long Ridge Road, Post Office Box 1600, Stamford, CT 06904, or to such other person or place as may be designated
by Xerox Corporation in writing. Subtenant shall pay to Sublandlord upon Subtenant’s submission of the partially executed Sublease to Sublandlord the sum of Thirty Eight Thousand Three Hundred Forty Six Dollars ($38,346.00) to be applied as and
for the first installment of Rent owed to Sublandlord. 
 c. Sublandlord and Subtenant acknowledge that the Rent specified herein is a fixed
rent and, except as may be provided in this Sublease, is intended to include all normal costs and expenses related to operating the Building including, without limitation, real property taxes, utilities, common area maintenance, repair and
replacement, Complex and Building insurance, interior and exterior building maintenance, repair and replacement, Complex and Building groundskeeping and landscaping maintenance, sprinkler and fire alarm maintenance, repair and replacement,
janitorial and trash removal services and Building security (as described in Section 3(d) below). The general maintenance and janitorial services to be provided by Sublandlord shall be as shown in Exhibit C attached hereto. Sublandlord hereby
agrees that it shall cause services adequate for the intended use of the Subleased Premises to be provided in conformity with those services furnished in first-class buildings in the Stanford Research Park in Palo Alto, California. These services
shall be provided between the hours of 6:00 a.m. to 6:00 p.m. on normal business days Monday through Friday (“Normal Business Hours”). If HVAC is required outside of Normal Business Hours, Sublandlord shall make it available, and Subtenant
will pay an additional $60 per hour to Sublandlord. Notwithstanding the foregoing, nothing contained in this Sublease shall be construed to require Sublandlord to incur any cost or expense to perform any item of maintenance, repair or replacement if
such maintenance, repair or replacement is necessary as a result of the negligent act or omission or willful misconduct of Subtenant, its employees, agents contractors or invitees. If any such maintenance, repair or replacement as described in the
immediately preceding sentence is performed by or on behalf of Sublandlord following reasonable notice to Subtenant, then promptly upon Sublandlord’s written demand, Subtenant shall reimburse Sublandlord for the cost and expenses incurred by
Sublandlord in performing such work. 
 d. Sublandlord represents that as of the date hereof, (i) the Building is equipped with a
security system that requires a card key for access to the Building on Saturdays, Sundays and holidays, and from 7 p.m. to 7 a.m. on business days, and permits unrestricted access to the Building at all other times, 

  

 3 

 
and (ii) one unarmed roving security guard patrols the parking lots and other exterior areas of the Demised Premises, twenty-four (24) hours a day,
seven (7) days per week. Sublandlord represents that during the term of this Sublease, it will continue to provide the security system described in subsection (i) of this section (d); however, Sublandlord reserves the right to terminate
the security guard service described in subsection (ii) of this section (d) in its sole discretion. Sublandlord shall not be responsible for providing any security arrangements for the Subleased Premises, the personal property of
Subtenant, or for Subtenant’s, agents, employees, contractors or invitees except as may be expressly provided in this section (d). Subtenant shall have the right to install its own security devices and providing for other security in accordance
with the terms of this Sublease, including Section 21 hereof. 
  

	4.	USE 

 a. The Subleased Premises may be used
and occupied for research and development (as normally conducted in office buildings in conjunction with normal office usage and not involving the use of hazardous, toxic, flammable, or other dangerous materials or substances other than normal
quantities of such materials and substances customarily used in the conduct of general administrative and executive office activities (e.g., copier fluids and cleaning supplies), training, and ancillary office use including the use of computers and
various other electronic equipment typically used in offices and software needed for Subtenant’s business. Sublandlord represents that to Sublandlord’s actual knowledge, that there are no zoning ordinances, provisions of the underlying
Ground Lease, or any other prohibitions restricting or limiting the use of the Subleased Premises for the purpose herein specified. Should any law, regulation or governmental order “substantially interfere” with the use of the Subleased
Premises for the purposes described above in this Section 4 then upon written notice to Sublandlord within ninety (90) days following that date upon which Subtenant shall have become aware of such law, regulation or order, Subtenant shall
have a right to terminate this Sublease if such law, regulation or order shall still be applicable to Subtenant at the end of said 90 day period, and thereafter neither party shall have any further obligation to the other hereunder with respect to
any period after the aforementioned ninety (90) day period. During said ninety (90) day period, Sublandlord shall have the right, but not the obligation, to appeal or otherwise challenge the legality or enforceability of such law,
regulation or order as it applies to Subtenant. For purposes of this Section “substantially interfere” excludes any zoning change under which Subtenant’s use as permitted by the terms of this Section above, is a lawful nonconforming
use for substantially all of the remaining term of the Sublease. 
 b. Subtenant shall not use or occupy the Subleased Premises in violation
of the Ground Lease, the Master Lease or in violation of law, and shall, upon written notice from Sublandlord, Landlord, Stanford or and governmental authority or agency having jurisdiction (“Governmental Authority”), discontinue any use
of the Subleased Premises which is declared by such Governmental 

  

 4 

 
Authority to be a violation of law Subtenant shall comply, at its sole cost and expense, with any Governmental Authority direction coming into effect after
the Commencement Date which by reason of the nature of Subtenant’s particular use or particular occupancy of the Subleased Premises imposes any duty upon Subtenant or Sublandlord with respect to the Subleased Premises, or with respect to
Subtenant’s particular use and particular occupancy thereof. Subtenant shall comply, at its sole cost and expense with implementation of a Transportation Demand Management (“TDM”) program or similar program if required by City
ordinance or otherwise legally required, or required by the terms of the Master Lease. 
 c. Notwithstanding the foregoing, Subtenant shall
not be required to comply with any laws, rules or regulations coming into effect after the Commencement Date requiring Alterations or improvements unless the compliance with such laws, rules and regulations is necessitated solely due to
Subtenant’s particular use of the Subleased Premises. 
 d. At all times during the terms of this Sublease, Subtenant shall keep the
Subleased Premises in a neat condition and shall conduct its business in a manner that does not create a nuisance, or unreasonable disturbance for the other occupants of the Building. 
  

	5.	INCORPORATED MASTER LEASE PROVISIONS. 

 a.
The Paragraphs contained in the Master Lease which are delineated in Section 5.b below are hereby incorporated by reference herein with the same force and effect as if fully set forth; provided that the term “Tenant” as defined
therein shall for the purpose of this Sublease be deemed to be “Subtenant” as defined herein and the term “Landlord” as defined therein shall for the purposes of this Sublease be deemed to be “Sublandlord”. The term
“Demised Premises” shall be deemed to mean the “Subleased Premises” and the term “Lease” as defined therein shall be deemed to mean this Sublease. All other capitalized terms not defined herein shall have the
definitions set forth in the Master Lease. 
 b. Sublandlord shall use reasonable efforts to cause Landlord to perform as expeditiously as
possible all the Landlord’s obligations under the Master Lease, provided that nothing contained in this Sublease (including, without limitation, the provisions of Section 5(a) above) shall be construed as requiring Sublandlord to perform
any obligation or discharge any duty which the Landlord may be required to perform or discharge under the Master Lease (including, without limitation, providing utilities, building systems, maintenance, repairs, replacements, Alterations,
restoration, and building modifications necessary to comply with applicable laws, and the remediation, investigation and other matters related to Hazardous Materials to the extent that these are obligation of the Landlord under the terms of the
Master Lease) in connection with the Subleased Premises. If Landlord fails or refuses to comply with any of 

  

 5 

 
the provisions of the Master Lease insofar as they affect Subtenant’s occupancy of the Subleased Premises during the term of this Sublease, upon the
request of Subtenant, Sublandlord shall exercise commercially reasonable efforts (without thereby being required to commence any legal action or proceeding, expend any monies or incur any expenses) to cause Landlord to do so. However, except as
otherwise expressly set forth in this Sublease, Sublandlord shall not be liable to Subtenant, and Subtenant’s obligations hereunder shall not be impaired nor the performance thereof be excused, because of any failure or delay by Landlord in
performing its obligations under the Master Lease as affecting Subtenant’s occupancy of the Subleased Premises during the term of the Sublease. If Landlord so defaults and such default has not been cured within the time period specified in the
Master Lease (or within a reasonable time if no such period is specified) despite the exercise of Sublandlord’s commercially reasonable efforts to obtain such cure as hereinabove provided, Subtenant may, in the name of Sublandlord or its own
name and at Subtenant’s sole expense, attempt to enforce Landlord’s performance of its obligations under the Master Lease; provided, however, that prior to the commencement of any litigation by Subtenant against Landlord with respect to
such default, Subtenant shall have given Sublandlord not less than thirty (30) days written notice of its intent to commence such litigation and Sublandlord has not within such thirty (30) day period have given Subtenant notice of
Sublandlord’s intent to commence such litigation. Sublandlord shall promptly forward to Landlord each notice which Subtenant delivers to Sublandlord advising of any default under the Master Lease by Landlord relating to Subtenant’s
occupancy of the Subleased Premises and shall cooperate with Subtenant, at Subtenant’s sole cost and expense, in the prosecution of any legal action or proceeding that is commenced under this section. Subtenant hereby agrees to indemnify and
hold harmless Sublandlord from and against any claim, liability, cost or expense incurred in connection with such litigation or resulting therefrom, except to the extent however, of any negligent act or omission or willful misconduct of Sublandlord,
its employees, agents contractors or invitees. 
 It is understood and agreed by the parties hereto that Sublandlord is not making and Sublandlord is not
responsible for and shall have no liability with respect to any representation, warranty or indemnity made by Landlord under the terms of the Master Lease. 
 Nothing contained in this Sublease shall be construed to grant Subtenant any right to renew or extend the term of this Sublease, or to downsize or expand the Subleased Premises. 
 c. Any inconsistencies between the terms of this Sublease and the terms of the Master Lease shall be resolved in favor of this Sublease. Nevertheless, if
the construction of terms as provided for in the immediately preceding sentence would cause Sublandlord to be in default under the terms of the Master Lease, then any aforementioned inconsistency shall be resolved in favor of the Master Lease.
Nothing contained in the sentence immediately preceding this one shall be construed to increase the obligations of Subtenant 

  

 6 

 
under the terms of this Sublease. Except where in conflict with the other terms, conditions and provisions of this Sublease, which shall in such event govern
and prevail, the following Paragraphs of the Master Lease, to the extent provided below, are hereby included and incorporated into this Sublease pursuant to Section 5 (a) above: 
  

			
	 Paragraph 3:
	  	Paragraph 3 and 4 only (as amended by the Second Amendment)
		
	 Entire Paragraph 6:
	  	Except that the last sentence of the first paragraph (in the original Master Lease and as amended by the Second Amendment dated 10/21/91) shall be deleted.
		
		  	Except in the last sentence of the first paragraph and the first three sentences of the second paragraph (as amended by the Second Amendment dated 10/21/91) Sublandlord shall provide the
maintenance and repair services described in these three sentences at the sole cost and expense of Sublandlord except to the extent of damage caused by the negligence or willful misconduct of Subtenant, its employees, agents, contractors or
invitees.
		
		  	Except that the fifth paragraph (as added pursuant to the Second Amendment dated 10/21/91) shall be deleted.
		
	 Entire Paragraph 7:
	  	Except that the term Landlord shall refer to Sublandlord and Landlord and all Alterations made by Subtenant shall be subject to Sublandlord’s and Landlord’s approval (which approval
shall not be unreasonably withheld) except certain non-structural alterations costing less than $25,000 pursuant to the terms of Paragraph 9 of this Sublease.
		
		  	Except in the Seventh line of the first paragraph the phrase “fifteen (15)” are deleted and replaced with the phrase “twenty (20).”
		
	 Entire Paragraph 9:
	  	Except that the second and third sentences of Paragraph 9(a) shall be deleted.
		
		  	Except that the last sentence of Paragraph 9(b) shall be deleted.
		
		  	Paragraph 9(c) is not deleted as stated in the Second Amendment dated 10/21/91 and will remain in full force and effect.

  

 7 

			
	 Entire Paragraph 10:
	  	Entire Paragraph.
		
	 Entire Paragraph 12:
	  	Entire Paragraph
		
	 Entire Paragraph 13:
	  	Entire first paragraph
		
	 Entire Paragraph 19:
	  	Entire Paragraph
		
	 Entire Paragraph 20:
	  	 Except that the term “Landlord” shall refer to Sublandlord.
 Except paragraph (d).

		
	 Entire Paragraph 21:
	  	Except that the term “Landlord” shall refer to Sublandlord.
		
	 Entire Paragraph 31:
	  	Entire Paragraph
		
	 Entire Paragraph 35
	  	Except that the last sentence shall be deleted and 125% shall be deleted and 150% shall be substituted therefore in the first sentence.
		
	 Entire Paragraph 36:
	  	Except paragraph (b).
		
	 Entire Paragraph 37:
	  	Entire Paragraph
		
	 Entire Paragraph 38:
	  	Entire Paragraph
		
	 Entire Paragraph 39:
	  	Entire Paragraph
		
	 Entire Paragraph 40:
	  	Except last sentence.
		
	 Entire Paragraph 41:
	  	Entire Paragraph
		
	 Entire Paragraph 42:
	  	Except this section shall apply to both Landlord and Sublandlord.
		
	 Entire Paragraph 43:
	  	Entire Paragraph
		
	Entire Paragraphs 49, 50, 51, 52 and 53	  	Entire Paragraph

  

 8 

	6.	DAMAGE AND CONDEMNATION 

 a. If all or any
portion of the Subleased Premises are condemned by any governmental authority, or damaged or destroyed by any peril or casualty and the Master Lease is not terminated, or the parties thereto are not entitled to terminate said Master Lease pursuant
to its terms, then if the Subleased Premises cannot be fully restored within one hundred twenty (120) days after said casualty or condemnation, then Subtenant shall have the option to terminate the Sublease if the Subleased Premises cannot be,
or are not in fact, fully restored by Landlord within such period to their condition promptly prior to the date of the peril or casualty. If the Sublease is not so terminated, Rent hereunder shall abate to the extent that the Subleased Premises are
inaccessible or unusable and for so long as such portion is inaccessible or unusable (or in the event of a condemnation, to the extent the Subleased Premises has been reduced). 
 b. If during the final twelve (12) months of the term of this Sublease (or any extension term) the Subleased Premises are wholly or partially
damaged, destroyed or rendered inaccessible and Subtenant is unable, in its sole reasonable discretion, to carry on its normal operations in all or a substantial portion of the Subleased Premises, Subtenant may, at its option, terminate the Sublease
upon written notice to Sublandlord. 
 c. If all or substantially all of the Subleased Premises shall be condemned for public use or
voluntarily transferred to a public or quasi-public body in lieu of proceeding to a judgment of condemnation, this Sublease shall terminate and Rent shall be adjusted to the date of condemnation 
  

	7.	SUBTENANT’S INSURANCE 

 a. Subtenant
agrees to provide at its sole cost and expense before the Commencement Date and to keep in force at all times during the term of this Sublease (i) “special risk” property insurance covering the full replacement value of
Subtenant’s personal property (including all of Subtenant’s furniture, fixtures, equipment, supplies and inventory, excluding any such items that are owned by Sublandlord and lease to Subtenant pursuant to the terms of this Sublease) and
improvements and betterments in the Subleased Premises constructed by Subtenant, (ii) comprehensive general liability insurance (a/k/a public liability insurance) with a combined single limit of One Million Dollars ($1,000,000), which shall
include contractual liability coverage, in respect of Subtenant’s conduct and operation of its business in the Building and umbrella or excess liability insurance, on an occurrence basis, that applies excess of the 

  

 9 

 
comprehensive general liability insurance, with a combined single limit of Four Million Dollars ($4,000,000); and (iii) workers compensation insurance
as required by applicable law. All insurance required hereunder shall comply with the requirements, if any, set forth in the Ground Lease. On or before the Commencement Date and thereafter upon the reasonable request of Sublandlord not more often
than once in any six (6) month period, Subtenant shall deliver to Sublandlord reasonably acceptable insurance certificates evidencing such policies and issued by insurers that are reasonably acceptable to Sublandlord. With respect to the
aforementioned comprehensive general liability insurance policy, Sublandlord, Landlord, Stanford and their mortgagees, if any, shall be named as additional insureds. The limits of any such insurance described herein shall not limit the liability of
Subtenant under the terms of this Sublease. Notwithstanding anything contained in this Sublease to the contrary, Sublandlord shall have no liability for any damage, loss, theft or injury to (i) any furniture, fixtures, equipment, inventory,
improvements or betterments or other personal property of Subtenant, or (ii) any vehicle on or about the Demised Premises, including any vehicle in the parking lot. Each insurance policy described in this section shall be issued by an insurance
company reasonably acceptable to Sublandlord, and Subtenant shall not materially reduce coverage, cancel or terminate any insurance policy required hereunder without thirty (30) days prior written notice to Sublandlord. 
 b. Notwithstanding anything to the contrary contained herein, the parties hereto for themselves, their successors, assigns, Subtenant, and sub-Subtenants
release each other and their respective agents, employees, successors and assigns from all liability for damage to any property that is actually covered by property insurance in force or which would normally be covered by full replacement value all
risk property insurance, without regard to the negligence or willful misconduct of the entity so release. Each party shall cause each such insurance policy it obtains to include a waiver of subrogation regarding the liabilities released hereby.

  

	8.	NOTICES 

 All notices shall be sent U. S.
Registered Mail, Return Receipt Requested to the following addresses: 
  

			
	 TO SUBLANDLORD:
	  	 TO SUBTENANT:

	Xerox Corporation	  	Jazz Pharmaceuticals, Inc.
	Attn: CRE&GS Lease Administration	  	3180 Porter Drive
	800 Long Ridge Road	  	Palo Alto, California 94304
	P. O. Box 1600	  	Attn: General Counsel
	Stamford, Connecticut 06904	  	

 WITH A COPY TO: 
  

 10 

 Xerox Corporation 
 Attention: Barbara West 
 Manager, North America Acquisitions & Dispositions 
 18980 Upper Belmont 
 Leesburg, VA 20176

 Xerox Corporation 
 800
Phillips Road, B304-13S 
 Webster, NY 14580 
 Attn: Sharon Rehm 
 CRE Surplus Dispositions Manager 
 Any notice shall be deemed to have been given on the earlier of (a) the date set forth on the Return Receipt, (b) the date of delivery as shown
on the Post Office records, or (c) the date delivery was refused as shown on the Post Office records. Any notice delivered to Sublandlord at the Demised Premises shall be null and void and of no force and effect. Subtenant and Sublandlord each
agree to promptly provide to the other copies of any notice of demand or default under the Master Lease or any other notice received by either of them which relates to the Subleased Premises. 
  

	9.	CONDITION OF SUBLEASED PREMISES AND ALTERATIONS 

 a. Subtenant hereby agrees to accept possession of the Subleased Premises in an “AS IS” condition. Subtenant acknowledges that it has been given full access and opportunity to thoroughly inspect and examine the Subleased Premises
and Subtenant further acknowledges that it has examined the Subleased Premises and is as familiar with the physical condition thereof as Subtenant deems necessary. Sublandlord has not made and does not make any representation or warranty as to the
physical condition, the use to which the Subleased Premises may be put, or any other matter or thing affecting or relating to the Subleased Premises except as may be herein expressly set forth. Notwithstanding the foregoing, Sublandlord agrees that
(i) as of the Commencement Date the structural portions of the Subleased Premises (including, without limitation, the exterior walls and the foundation) shall be in good order, condition and repair or Sublandlord shall promptly use commercially
reasonable efforts to cause Landlord to put such structural portion of the Subleased Premises into good order, condition and repair after notice from Subtenant that any of said portions of the Subleased Premises are not in good order, condition and
repair, (ii) as of the Commencement Date the Subleased Premises shall be in compliance with all applicable laws and building codes (including, without limitation, the Americans with Disabilities Act) or promptly after notice from Subtenant
which is received by Sublandlord within twenty (20) days of the Commencement Date that any portion of the Subleased Premises is not in compliance, Sublandlord shall use commercially reasonable efforts to cause Landlord to put the Subleased
Premises into compliance with said laws and 

  

 11 

 
codes. In no event shall Subtenant be required to incur any expense in order to cause the Subleased Premises to be in compliance with applicable laws and
building codes as of the Commencement Date, and (iii) all heating, ventilating, air-conditioning, plumbing, life-safety and electrical systems serving the Subleased Premises shall be in good working order and condition on the Commencement Date.

 b. Subtenant shall have the right to make non-structural modifications and alterations (“Alterations) to the Subleased Premises
subject to Subtenant preparing acceptable plans and specifications and Landlord’s and Sublandlord’s approval; provided, however, no such approval shall be required with respect to Alterations not affecting the Building structure or systems
and costing less than $25,000.00, but Subtenant shall give Sublandlord at least twenty (20) days advance notice of such Alterations, and within fifteen (15) days after their completion Subtenant shall provide Sublandlord a copy of the
plans and specifications for any such Alterations if available. Notwithstanding the foregoing, Sublandlord agrees that Subtenant may perform the initial Alterations stated on Exhibit D hereto shortly following the Commencement Date. Subtenant will
confirm that all Alterations materially meet and comply with all code requirements. Any and all contractors hired by Subtenant must comply with the comprehensive general liability and worker’s compensation insurance required by Section 7
of this Sublease. 
 c. Sublandlord’s grant or denial of its approval of the Alterations as provided for herein, shall be done as
promptly as reasonably possible, and Sublandlord’s failure to approve or disapprove the Initial Alterations within ten (10) business days of receipt of the plans and specifications shall be deemed an approval thereof subject, however, to
Landlord’s approval thereof. Sublandlord shall submit the preliminary space plan to Landlord at the same time it submits this Sublease to Sublandlord for approval, and the plans and specifications shall be submitted to Landlord thereafter,
promptly upon Sublandlord’s receipt of plans and specifications from Subtenant. Any damage to the Building resulting from such Alterations or modifications shall be repaired at Subtenant’s expense. Subtenant shall make reasonable efforts
to ensure its contractors coordinate alteration activities with Sublandlord and use reasonable efforts to minimize interference with other tenants or subtenants in the Building. 
 If Subtenant’s Alterations and modifications are special use features not typically found in general office space, Landlord shall have the right, by
giving Subtenant notice at the time of approval, to require Subtenant to remove such Alterations and modifications upon the expiration or termination of the Lease term and to restore the affected portion of the ordinary wear and tear excepted. The
term “special use” features” shall be deemed to mean such Alterations to the Subleased Premises that may be made by or on Subtenant’s behalf, that are not ordinary or customary in office space, that are made for Subtenant’s
peculiar use of the Subleased Premises, or that involve Alterations to the slab, ceiling, HVAC, plumbing or electrical systems. 
  

 12 

 d. Sublandlord agrees to make best efforts to remove any existing furniture in the Subleased Premises
prior to the Commencement Date. 
 e. The requirements for Alterations as set forth in this Section 9 shall be in addition to the
requirements as set forth in the Master Lease to the extent those terms of the Master Lease are incorporated herein by reference pursuant to the terms of Section 5 of this Sublease. 
 f. At all times Subtenant shall keep the Subleased Premises and the Subleased Premises free from any liens arising out of the work performed, materials
furnished or obligations incurred by Subtenant. 
  

	10.	BROKERAGE 

 Sublandlord and Subtenant
acknowledge that Cushman and Wakefield of California, Incorporated is the real estate broker for Sublandlord and Cresa Partners is the broker for Subtenant which brought about this sublease transaction, and Sublandlord shall pay the brokerage
commission to such brokers pursuant to a separate agreement. Sublandlord hereby agrees to indemnify Subtenant against the claims of any other broker arising from Sublandlord’s acts, and Subtenant hereby agrees to indemnify Sublandlord against
the claims of any other broker arising from Subtenant’s acts. 
  

	11.	INDEMNIFICATION  

 a. Except to the extent of
any negligence or wilful misconduct of Sublandlord, its employees or its agents, Subtenant shall indemnify and hold harmless Sublandlord against and from any and all causes and claims arising from Subtenant’s use of the Subleased Premises or
the conduct of its business in the Subleased Premises or from any activity, work done, permitted or suffered by the Subtenant in or about the Subleased Premises, and shall further indemnify and hold harmless Sublandlord against and from any and all
claims arising from any breach or default in the performance of any obligation of Subtenant’s part to be performed under the terms of this Sublease, or arising from any action, neglect, fault or omission of the Subtenant, or of its agents or
employees arising from the performance of any obligation of Subtenant’s part to be performed under the terms of this Sublease, and from and against all costs, reasonable attorney’s fees, expenses and liabilities incurred in or about such
claim or any action or proceeding brought thereon, and in case any action or proceeding be brought against Sublandlord by reason of any such claim, Subtenant upon notice from Sublandlord shall defend the same at Subtenant’s expense by counsel
reasonably satisfactory to Sublandlord. Subtenant, as a material part of the consideration to Sublandlord, hereby assumes all risk of damage to property or injury to persons in, upon or about the Subleased Premises from any cause whatsoever except
to the extent caused by Sublandlord’s negligence, willful misconduct or failure of Sublandlord to observe any of the terms and conditions to this Sublease, or to the extent covered by any 

  

 13 

 
indemnity. Sublandlord shall give Subtenant prompt written notice, with full particulars, of any claim subject to this indemnity. Subtenant shall have no
obligation to pay any amount in connection with any settlement reached without Subtenant’s consent, which shall not be unreasonably withheld or delayed. 
 b. Subtenant covenants and agrees that Stanford University shall not any time or to any extent whatsoever be liable, responsible or in any way accountable for any loss, injury, death, or damage to persons or property
or otherwise, whether direct or consequential including without limitation, loss or damage to the Subleased Premises and the Building, attorney’s fees, which at any time may be suffered or sustained by Subtenant or by any person whosoever may
at any time be using or occupying or visiting the Subleased Premises or be in, on or about the same, whether such loss, injury, death or damage shall be caused by or in any way result from or arise out of any act, omission or negligence of Subtenant
or of any occupant, sub-subtenant, visitor or user of any portion of the Subleased Premises, or shall result from or be caused by any other person, matter or thing whether of the same kind as, or of a different kind than, the persons, matters or
things above set forth except to the extent that any loss, injury, death, or damage may be caused by the negligence or willful misconduct of Stanford University. Subtenant shall forever indemnify, defend, hold and save Stanford University free and
harmless of, from and against any and all claims, liability, loss or damage whatsoever on account of any such loss, injury, death or damage except to the extent that any loss, injury, death or damage may be caused by the negligence or willful
misconduct of Stanford University. Subtenant hereby waives all claims against Stanford University for damages to the Subleased Premises and to the property of Subtenant in, upon or about the Subleased Premises, and for injuries to persons or
property in or about the Subleased Premises,, from any cause arising at any time except to the extent that any, injury, death or damage may be caused by the negligence or willful misconduct of Stanford University. 
 c. Without limiting the generality of the foregoing, Subtenant agrees that the provisions of this Section 11 apply to all Hazardous Materials used,
stored, generated, treated, disposed or released (“Used”) on, in or under the Subleased Premises by Subtenant and that Subtenant will indemnify, defend, hold and save Stanford University free and harmless from claims, liability, loss or
damage on account of such Hazardous Substances used by Subtenant and that Subtenant will remove such substances used by Subtenant that are now or hereafter on, in or under the Subleased Premises in a safe and prudent manner and within a reasonable
time that is agreed to by Stanford University. The parties hereto recognize and agree that from time to time Stanford University in its reasonable discretion may require the removal of Hazardous Materials or other remediation even though such
Stanford University requirements are in excess of or in the absence of applicable governmental requirements. Any dispute with regard to such Stanford University removal or remediation requirements that are in excess of or in the absence or
applicable governmental requirements shall be subject to arbitration pursuant to the terms of Paragraph 38 of the Ground Lease; provided, however, that if there is a contemporaneous 

  

 14 

 
dispute with regard to governmental required remediation of Hazardous Substances then Stanford University may join the dispute with regard to its independent
requirements with a legal action in court of competent jurisdiction with respect to the government required remediation instead of the arbitration. 
 As used in this Section 11, Stanford University shall include and be deemed to include The Board of Trustees of the Leland Stanford Junior University and its trustees, directors, officers, employees, faculty, students, agents, and
affiliated organizations. 
 d. The obligations under this Section 11 shall survive the expiration or sooner termination of this
Sublease. 
 e. Neither party to this Sublease shall be liable to the other with respect to any consequential or incidental damages
including, without limitation, loss of profits or loss of rental value. 
  

	12.	SIGNS  

 Subtenant shall be entitled to
install signage on the entry glass (applied to the glass but not etched in the glass) at the entrance to Building 2, 1st floor on the wall adjacent to the entry door. All such signage requires prior written approval from Sublandlord and subject to
the approval of Landlord and Stanford to the extent such approval is required under the Master Lease and the Ground Lease, respectively. Sublandlord shall include Subtenant’s name in all Campus Directories. Subtenant shall have the right,
subject to the prior written consent of Sublandlord, which shall not be unreasonably withheld, conditioned or delayed, to place a sign on the interior lobby wall adjacent to the entry door. 
  

	13.	ASSIGNMENT AND SUBLEASE 

 a. In the event
Subtenant desires to assign this Sublease or to Sub- sublease all of the Subleased Premises, Subtenant shall first offer Sublandlord the option to recapture the Subleased Premises which Subtenant proposes to assign or sub-sublease. Subtenant agrees
to set forth in its notice to Sublandlord the date on which the Subleased Premises shall be available for recapture, assignment or sub-sublease. Sublandlord shall, after written notice from Subtenant, have fifteen (15) days in which to notify
Subtenant whether or not Sublandlord desires to exercise its option to recapture. 
 b. In the event Sublandlord does not exercise its option
to recapture, Subtenant shall have the right to assign this Sublease or to sub- sublease all of the Subleased Premises, with Sublandlord’s consent which consent may be withheld on any reasonable basis. Should Sublandlord fail to respond to
Subtenant’s request within thirty (30) days, Sublandlord consent shall be 

  

 15 

 
deemed given, subject to the approval rights of Landlord. In the event that such assignment or sub-subleasing does not occur within 180 days after
Sublandlord declines to recapture the subject space then such space shall once again be offered to Sublandlord for recapture in the event that thereafter Subtenant desires to so assign or sub-sublet said space. Any such assignment or subletting
shall not relieve Subtenant of its obligations hereunder. 
 c. In the event the rent received by Subtenant from any Sub-tenant or assignee
exceeds the Rent and other charges allocable to such space being paid by Subtenant to Sublandlord, then and in such event, after deducting from such excess Subtenant’s reasonable expense (including, without limitation, reasonable brokers
commissions and reasonable attorneys’ fees, and the unamortized cost of modifications, Alterations and improvements constructed by Subtenant with respect to the space so sublet or assigned) in connection with such subletting or assignment,
Subtenant shall pay to Sublandlord the Rent and other charges due under the terms of this Sublease without reduction, and in addition thereto, when received from a sub-Subtenant or assignee, fifty percent (50%) of the amount received by
Subtenant from such Sub-Subtenant or assignee in excess of the Rent and other charges paid by Subtenant to Sublandlord with respect to the space so sublet or assigned. 
 d. If Subtenant requests that Sublandlord consent to an assignment or subletting, Subtenant shall reimburse Sublandlord, within fifteen (15) days of request by Sublandlord, for Sublandord’s actual,
reasonable out-of-pocket expenditures in such regard (including, without limitation, expenditures for reasonable attorney’s fees and architect/engineer’s fees), not to exceed an aggregate of $1,500 for any such request for consent, with
the invoice for such services to accompany Sublandord’s request for reimbursement. 
 e. Notwithstanding anything contained herein to
the contrary in this Section 12, Subtenant may, without Sublandlord’s consent (but with 10 days prior notice) and without being subject to any recapture or excess rent provisions of this Sublease, sublet the Subleased Premises or assign
this Sublease to (a) an entity controlling, controlled by or under common control with Subtenant, (b) a successor corporation related to Subtenant by merger, consolidation or reorganization, or (c) a purchaser of substantially all of
the assets of Subtenant. The term “control,” as used herein, shall mean the power to direct or cause the direction of the management and policies of the controlled entity through the ownership of more than fifty percent (50%) of the
voting securities in such controlled entity. 
 f. No assignment of this Sublease by Subtenant or sub-sublease of the Subleased Premises
shall release or relieve Subtenant of its liability and responsibility for the full performance of all of its obligations under the terms of this Sublease. 
  

 16 

	14.	SUBORDINATION OF SUBLEASE 

 This Sublease is
subject and subordinate to the Master Lease and Ground Lease, and Subtenant shall have no greater rights in and to the Subleased Premises than Sublandlord has as tenant under the Master Lease. 
  

	15.	TERMINATION OF MASTER LEASE 

 a. Subject to
the terms of the nondisturbance agreement (if any) in the Landlord’s consent form pursuant to Section 17 of this Sublease, in the event that the Master Lease shall terminate by operation of law or otherwise, or Landlord or Sublandlord as
tenant under the Master Lease cancels or terminates the Master Lease, as expressly provided therein, or in the event that the Landlord shall terminate the Master Lease for any reason, this Sublease shall thereupon automatically be canceled and
terminated, and both parties hereto shall thereupon be relieved of all further liability hereunder; except the obligations which shall survive the expiration or earlier termination of this Sublease and those obligations that shall have accrued prior
to the effective date of such termination. 
 b. Notwithstanding the foregoing provisions of this Section 15, Sublandlord shall be
liable to Subtenant for any Claims incurred or suffered by Subtenant as a result of a termination of the Master Lease as a result of (i) a voluntary termination of the Master Lease by Sublandlord unless such termination was due to the default
of Landlord under the terms of the Master Lease or pursuant to a express right of termination granted in the Master Lease in the event of casualty or condemnation, (ii) an act or omission by Sublandlord (which is not caused by Subtenant, its
agents, employees, licensees, contractors or invitees) which entitles Master Landlord to terminate the Master Lease, or (iii) a default by Sublandlord under the Master Lease that does not result from a violation of the terms of the Master Lease
by Subtenant or a default by Subtenant under the terms of this Sublease. Sublandlord’s liability as set forth in the immediately preceding sentence shall survive the termination of this Sublease. 
 c. Notwithstanding the foregoing provisions of this Section 15, Subtenant shall be liable to Sublandlord for any Claims incurred or suffered by
Sublandlord as a result of (i) a termination of the Master Lease as a result of any act or omission of Subtenant, its employees, agents, invitees or contractors, or (ii) any breach by Subtenant in the performance of its obligations under
the terms of this Sublease. Subtenant’s liability as set forth in the immediately preceding sentence shall survive the termination of this Sublease. 
 d. Sublandlord shall fully perform all obligations of “Tenant” under the terms of the Master Lease except for such matters as shall be the obligation of Subtenant to perform pursuant to the terms of this
Sublease. In addition, Sublandlord shall not agree to amend the Master Lease or the Ground Lease in a manner that would adversely affect Subtenant’s rights under this Sublease without Subtenant’s prior written consent, which consent may be
withheld in Subtenant’s sole but reasonable discretion. 
  

 17 

	16.	ENTIRE AGREEMENT  

 This Sublease represents
the entire agreement between the parties, and supersedes all prior understandings and agreements both written and oral between the parties and/or their brokers or other representatives, and may be amended only by a written agreement executed by the
parties. The terms, covenants and conditions of this Sublease shall be binding upon and shall inure to the benefit of Sublandlord and Subtenant and their respective successors and permitted assigns. 
  

	17.	CONSENT 

 a. This Sublease is subject to the
written consent of Landlord, and Stanford (the “Consenting Parties”). If such consents are not obtained within thirty (30) days of Subtenant’s and Sublandlord’s execution of this Sublease then Sublandlord and Subtenant shall
both have the right to terminate this Sublease by written notice to the other delivered at any time prior to the date the consents of Landlord and Stanford are received by Sublandlord. In the event that this Sublease is terminated pursuant to the
terms of this section then neither party shall have any liability or responsibility to the other with respect to any matter relating to this Sublease or the Subleased Premises, except that Sublandlord shall promptly return to Subtenant any Security
Deposit Subtenant may have paid. Subtenant shall promptly provide such information as Landlord and/or Stanford may reasonably request and Subtenant shall execute such reasonable consent document(s) as may be reasonably required by the Consenting
Parties. Any fees charged by the Consenting Parties for such consents shall be the sole responsibility of Sublandlord. 
 b. Landlord shall
not be deemed to have consented to the Sublease unless such executed consent document shall include provisions substantially similar to the following, or unless Subtenant shall waive the requirement that said provisions be included in the consent:

 (i) Subtenant may, without Landlord’s consent and without being subject to any recapture or excess rent provisions of this Sublease,
sublet the Subleased Premises or assign this Sublease to (a) an entity controlling, controlled by or under common control with Subtenant, (b) a successor corporation related to Subtenant by merger, consolidation or reorganization, or
(c) a purchaser of substantially all of the assets of Subtenant. 
 c. At the same time Sublandlord requests that Landlord consent to
the Sublease, Sublandlord shall also ask that Landlord’s consent include provisions substantially similar to the following: 
 (i)
Landlord agrees that Section 16(d) of the Master Lease shall also apply as between Landlord and Subtenant; and 
  

 18 

 (ii) So long as Subtenant is not then in default under the Sublease beyond applicable notice and cure
periods, in the event of any termination of the Master Lease, the Sublease shall not terminate as a result thereof and Subtenant shall instead automatically become primary tenant of the Subleased Premises on the terms and conditions of the Sublease.
In such event, Subtenant shall be bound and attorn to Landlord, and Landlord shall recognize and shall not disturb the rights and interest of Subtenant under all of the terms and conditions of the Sublease as if Landlord had been the original
“Sublandlord” under the Sublease. 
 In the event that Landlord refuses to include in its consent the matters described herein
above in this section (c) then Subtenant shall have the right, but not the obligation, to directly contact Landlord to request the same; provided, however, no such refusal on the part of Landlord shall be deemed a denial of Landlord’s
consent to the Sublease. 
 d. With respect to any consent or approval required of Sublandlord under the terms of this Sublease wherein
Sublandlord is required to be reasonable, Sublandlord may withhold its consent if it is reasonable to do so, and Sublandlord may condition the effectiveness of its consent or approval, if granted, upon obtaining Landlord’s consent or approval
if Landlord is required to consent or approve of such matter pursuant to the terms of this Sublease or the Master Lease. 
  

	18.	SECURITY DEPOSIT  

 a. Upon the execution of
this Sublease, Subtenant shall deliver an irrevocable letter of credit (the “Letter of Credit”) to Sublandlord, as a security deposit for the full and faithful performance by Subtenant of all of its obligations under this Sublease. The
Letter of Credit shall be substantially in the form attached hereto as Exhibit E and shall run in favor of Sublandlord. The Letter of Credit shall be issued by a national bank acceptable to Sublandlord and shall be in the amount of Eighty Five
($85,000) Thousand U.S. Dollars, which amount shall be subject to adjustment from time to time in accordance with the adjustment schedule which shall be set forth in said Letter of Credit and which schedule shall state the specific dollar amount of
each adjustment and the date said adjustment shall occur, all of which shall be in accordance with the terms set forth below. The Letter of Credit shall be (a) at sight and irrevocable and (b) maintained in effect, throughout the entire
Term of this Sublease, and shall not terminate until this Sublease shall have been terminated or expired and Sublandlord shall have been paid all sums due under this Sublease including all sums actually expended by Sublandlord to cure any default by
Subtenant. The terms and conditions of the Letter of Credit (and the bank issuing the same which party is referred to herein as the “Bank”) shall be reasonably acceptable to Sublandlord and shall provide, among other things, that
Sublandlord, shall have the right to draw down an amount up to the face amount of the Letter of Credit upon the presentation to the Bank of Sublandlord’s statement 

  

 19 

 
that such amount is due to Sublandlord under the terms and conditions of this Sublease. Subtenant further covenants and warrants that it shall not assign or
encumber the Letter of Credit or any part thereof without Sublandlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed. If an event of default under this Sublease occurs, Sublandlord may, but without
obligation to do so, use the Security Deposit by presenting the Letter of Credit to the Bank accompanied by Sublandlord’s demand to draw down on said Letter of Credit, or any portion thereof, in an amount not to exceed the amount required to
cure the default and to compensate Sublandlord for any and all losses, expenses and damages sustained by Sublandlord resulting from Subtenant’s default (including, but not limited to, reasonable legal and other related expenses, and any
deficiency in reletting the Sublease Premises), whether occurring before or after re-entry by Sublandlord. It is understood by Sublandlord that SILICON VALLEY BANK is acceptable to Sublandlord to issue the Letter of Credit. 
 b. In the event that Sublandlord shall use all or a portion of the Security Deposit as provided for above, Subtenant shall, within ten (10) days
following Sublandlord’s written demand, deliver to Sublandlord another irrevocable letter of credit, which shall be similar in form and substance to the Letter of Credit, in an amount equal to the portion of the Security Deposit so applied or
used so as to replenish the amount of the Security Deposit to the amount that it was immediately prior to Sublandlord’s application of a portion of said Security Deposit to Subtenant’s default. In lieu of providing an additional letter of
credit, Subtenant may deposit cash with Sublandlord in an amount sufficient to satisfy the requirements of this section. 
 c. In the event
that Sublandlord uses all or a portion of the Security Deposit as provided for herein, Subtenant shall not be deemed to have cured its default which gave rise to the use of such funds unless Subtenant shall have deposited, as soon as practicable
following Sublandlord’s written demand, an additional letter of credit or cash with Sublandlord in the amount so applied so that the amount so applied shall be fully replenished and Sublandlord shall have the full amount of the Security Deposit
as set forth above restored at all times during the term of this Sublease. 
 d. Sublandlord shall have the absolute right and option at any
time after the expiration of the Fifteen Day Period to terminate the Sublease if Subtenant shall fail to deliver the Letter of Credit to Sublandlord. 
  

	19.	FITNESS CENTER USAGE  

 a. During the term of
this Sublease, Subtenant’s officers and employees shall have the non-exclusive right to use the fitness center (which includes the exercise room, the showers and locker rooms and the furniture, 

  

 20 

 
fixtures and equipment contained therein) located in Building 1 of the Demised Premises (the “Fitness Center”), on Monday through Friday (excluding
holidays) during such hours as Sublandlord’s employees are permitted to use the Fitness Center. As of the date hereof, such Fitness Center hours of operation are 7 a.m. to 6 p.m. as may be subject to change. Subject to the terms of
Section 19.b. below, Sublandlord shall charge each of Subtenant’s officers and employees who desires to the Fitness Center (each, a “Jazz User”) a monthly fee in the amount set forth on Exhibit F hereto, payable in advance, for
Fitness Center use and the furnishing and laundering of towels. Each Jazz User shall be required to sign an application, a release agreement substantially in the form of Exhibit F hereto, and such other documentation as Sublandlord shall deem
reasonably appropriate prior to using the Fitness Center. Each Jazz User shall be required to conform to such reasonable written rules and regulations as may be promulgated from time to time by Sublandlord for the efficient operation of the Fitness
Center, and the failure by any Jazz User to abide to such rules and regulations shall constitute grounds for the termination of his or her right to use the Fitness Center, in Sublandlord’s sole reasonable discretion. 
 b. Upon not less that thirty (30) days advance written notice to Subtenant, Sublandlord shall have the right to modify the Fitness Center’s
hours of operations in its discretion and/or to increase the monthly Jazz User fee; provided, however, any such changes shall be equally applicable to both Jazz Users and to other Fitness Center users; and further provided that no such fee increase
during any twelve (12) month period shall exceed Five ($5.00) Dollars per month per Jazz User. Sublandlord shall have the right in its sole discretion to temporarily or permanently close the Fitness Center upon not less than thirty
(30) days advance written notice to Subtenant. At any time, Sublandlord shall have the right to terminate the right to use the Fitness Center with (30) days advance notice if Sublandlord no longer occupies Building 1 of the Demised
Premises. In the event of any such closure, Sublandlord shall promptly return all monies, if any, paid in advance by any Jazz User for use of the Fitness Center for any period after the date of such closure. Sublandlord shall have no liability or
responsibility to Subtenant or its officers or employees with respect to any such closure. 
 c. Sublandlord and Subtenant hereby release
each other and waive any and all rights of recovery against each other with respect to any and all losses, damages, costs and expenses (including, without limitation, attorneys’ fees) incurred by the waiving party arising from or related to any
death or injury which occurs in, on or about the Fitness Center, whether due to the negligence of either party, their agents, employees, officers, licensees, invitees or contractors, or otherwise. 
  

	20.	PARKING 

 Subtenant shall be entitled to the
nonexclusive use of forty-two (42) parking spaces in the parking area serving the Building at no additional cost to Subtenant. In addition, Subtenant shall be entitled to the non-exclusive use of 

  

 21 

 
the bike lockers serving the Building on a first come first serve basis; provided, however, Sublandlord shall have the right in its sole discretion to
discontinue such use (on a non-discriminatory basis) or completely remove said lockers, all without incurring any liability to Subtenant or its employees. 
  

	21.	SUBTENANT’S SECURITY SYSTEM 

 Subtenant
shall have the right, but not the obligation, to install a security access and alarm system securing the Subleased Premises at its sole cost and expense, subject to such rights of approval as Sublandlord may have pursuant to the terms of
Section 9 of this Sublease, except that any approval required of Sublandlord for such security access and alarm system shall be granted or denied as provided for herein, as promptly as reasonably possible and shall be deemed given if
Sublandlord does not approve or reasonably disapprove of such security access and alarm system within ten (10) business days of request for consent, subject to any right that Landlord may have to consent to such security and alarm system.

  

	22.	INTENTIONALLY DELETED 

  

	23.	SUBTENANT’S RIGHT OF QUIET ENJOYMENT 

 Subtenant shall peacefully have, hold and enjoy the Subleased Premises, subject to the terms and conditions of the Sublease, provided that there is no event of default by Subtenant. 
 In the event that Sublandlord shall fail to (i) make any non-structural repairs to the Subleased Premises (or shall fail to commence to make such
repairs and thereafter diligently pursue the completion thereof) that are required to be made by Sublandlord as tenant under the Master Lease, or (ii) provide the janitorial services for the interior portions of the Building as described in
Exhibit C attached hereto, and such failure shall continue for ten (10) business days after receipt of written notice from Subtenant that such repairs are necessary or such janitorial services are not being provided as required by this
Sublease, and thereafter Subtenant shall have given Sublandlord a second notice (the “Second Notice”) which states that Subtenant intends to perform such repairs or perform such janitorial services (as the case may be) at
Sublandlord’s reasonable expense, if Sublandlord does not commence to make such repairs or properly perform such janitorial services (as the case may be) within ten (10) days of receipt of the Second Notice and thereafter diligently pursue
the completion thereof, then Subtenant shall have the right to make such repairs or perform such janitorial services (as the case may be) and thereafter demand that Sublandlord reimburse Subtenant for the reasonable cost thereof. Sublandlord shall
reimburse Subtenant for the reasonable cost of such work within fifteen (15) days of receipt of Subtenant’s demand accompanied by invoices and such other documentation as Sublandlord may reasonably require substantiating such expenditures.

  

 22 

	24.	EXHIBITS. 

 The following exhibits are
attached hereto and made a part hereof: 
  

	 	A.	Master Lease 

	 	B.	Subleased Premises 

	 	C.	Maintenance and Janitorial Service 

	 	D.	Initial Improvements 

	 	E.	Security Deposit (Letter of Credit) 

	 	F.	Fitness Center Agreement 

  

	25.	SUBLEASE ANNUAL REPORTS 

 Within fifteen
(15) days from request by Sublandlord, but not more than once during any calendar year, Subtenant shall make available to Subtenant or to any prospective purchaser or lender of the building, audited financial statements of Subtenant or any
guarantor, provided Sublandlord or any such prospective purchaser or lender agrees, in writing, the form and substance of which shall be reasonable acceptable to Subtenant, to maintain such statements and information in confidence, and provided
further that if audited financial statements of Subtenant are not available at the time of such request, Subtenant may deliver un-audited statements prepared in accordance with generally accepted accounting principles consistently applied and
certified to be true and correct by Subtenant’s chief financial officer. Notwithstanding the foregoing, so long as the stock of Subtenant is traded on a public exchange, Subtenant shall satisfy the requirements of this Section 25 by
delivering Subtenant’s annual report. 
  

	26.	OVERDUE AMOUNTS 

 In the event any payment
due from Sublandlord is not received within five (5) days after its due date, then in addition to any other right or remedy available to Sublandlord, Subtenant shall pay to Sublandlord a “late charge” equal to 5% of the past due
amount in order to compensate Sublandlord for its administrative and other overhead expenses, provided, however the foregoing late charge shall not apply to the first two (2) late payments made by Subtenant in any calendar year. Any such late
charge shall be payable as Rent hereunder and shall be payable promptly upon Sublandlord’s written demand, provided such demand is made in writing within sixty (60) days. 
  

	27.	INTENTIONALLY OMITTED. 

  

	28.	OPTION TO EXTEND. 

  

 23 

 a. In the event that the Sublease Premises have not been subleased following the expiration of the Term
of this Sublease, and Sublandlord does not reoccupy the Sublease Premises, then Subtenant shall have the right and option (the “Extension Option”) to extend the Term of this Sublease for one additional period of six (6) months (the
“Extension Term”), commencing immediately upon expiration of the initial Sublease term (the “Adjustment Date”). In all cases, Subtenant’s Option to Extend shall be subject and subordinate to the rights of any existing or
future subtenants in the Demised Premises who has provided notice to Sublandlord of interest in subleasing the Subleased Premises, and such sublease transaction would result in a net premises greater in size than the size of the Subleased Premises.
To exercise Subtenant’s Extension Option, Subtenant must deliver written notice not later than three (3) months prior to the last day of the Sublease Term. 
 b. The Extension Term shall be on the terms and conditions stated in this Sublease, except that the Rent for the Extension Term shall be $41,607.97 per month, which amount is four percent (4%) greater than the
Rent on the last day of the initial Sublease term. Sublandlord and Subtenant shall enter into a sublease amendment confirming the terms of such extension; provided, however, such amendment shall not increase Subtenant’s obligations or
liabilities hereunder or otherwise be inconsistent with the terms of this Sublease. In the event that Subtenant fails to provide notice within the time period stated in subparagraph (a) above, then this Option to Extend shall be null and void.

  

	29.	WAIVER 

 The waiver by either party of any
breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant or condition herein contained, nor shall any custom or practice which may arise between
the parties in the administration of the terms hereof be deemed a waiver of, or in any way affect, the right of Sublandlord to insist upon the performance by Subtenant in strict accordance with said terms. 
  

	30.	COUNTERPARTS 

 This Sublease may be executed in
counterparts and shall constitute an agreement binding on all parties notwithstanding that the parties are not signatories to the original or the same counterpart provided that both parties are furnished a copy or copies thereof reflecting the
signature of both parties. 
  

	31.	ANTI-TERRORISM. 

 a) Definitions. As
used in this Paragraph 31, 
 i) The term “Person” shall mean, collectively, any one or more individuals, any entity
or organization (whether designated a corporation, general partnership, limited partnership, limited liability company, limited liability corporation, professional corporation, 

  

 24 

 
professional association or otherwise) and any nation or other governmental or quasi-governmental body, organization, unit or authority; 
 ii) The term “Blocked Person” shall mean: 
 (1) any Person named or designated as a terrorist by any Executive Order of the President of the United States or by the United States
Treasury Department or by any other governmental body, organization, unit or authority having jurisdiction; 
 (2) any Person
named or designated as a “Specially Designated National and Blocked Person’ by the United States Treasury Department, Office of Foreign Assets Control (“OFAC”) or by any other governmental body, organization, unit or authority
having jurisdiction; and 
 (3) any Person otherwise banned or blocked from engaging in transactions in United States of
America by any Executive Order of the President of the United States or by any treaty, statute, law, rule, order, ordinance, regulation and/or the like, including, without limitation, any treaty, statute, law, rule, order, ordinance, regulation
and/or the like that is enforced or administered (either entirely or in concert with others) by the United States Treasury Department, Office of Foreign Assets Control. 
 b) Subtenant warrants and represents to Sublandlord that: 
  

	 	i)	Subtenant is not a Blocked Person; 

  

	 	ii)	Subtenant is not knowingly and intentionally acting for or on behalf of any Blocked Person in entering into this Lease; 

  

	 	iii)	Subtenant is not knowingly and intentionally planning to use the Subleased Premises, or permit any third parties to use or occupy the Subleased Premises, on behalf of, or for the
benefit of, any Blocked Person. 

 c) Subtenant expressly covenants and agrees that Subtenant shall not
knowingly and intentionally use or occupy any portion of the Subleased Premises, or knowingly and intentionally permit any third parties to use or occupy any portion of the Subleased Premises, on behalf of, or for the benefit of, any Blocked Person.

 d) Sublandlord warrants and represents to Subtenant that: 
  

	 	i)	Sublandlord is not a Blocked Person; 

  

 25 

	 	ii)	Sublandlord is not knowingly and intentionally acting for or on behalf of any Blocked Person in entering into this Lease; and 

  

	 	iii)	Sublandlord is not knowingly and intentionally planning to use the Building, or permit any third parties to use or occupy the Building, on behalf of, or for the benefit of, any
Blocked Person. 

  

	 	e)	Sublandlord expressly covenants and agrees that Sublandlord shall not knowingly and intentionally use or occupy any portion of the Building, or knowingly and intentionally permit
any third parties to use or occupy any portion of the Building, on behalf of, or for the benefit of, any Blocked Person. 

 ****** INTENTIONALLY LEFT BLANK ****** 
  

 26 

 IN WITNESS WHEREOF, Sublandlord and Subtenant are deemed to have executed this Sublease as of the date and year
first above written. 
  

							
	WITNESS	 	Jazz Pharmaceuticals (Subtenant)
			
	 /s/ Peter Soparker
	 	By:	 	 /s/ Matthew K. Fust

	 Peter Soparker
	 	Title:	 	Chief Financial Officer
		 	Date:	 	March 2, 2007
		
	WITNESS	 	Xerox Corporation (Sublandlord)
			
	 /s/ William Etter
	 	By:	 	 /s/ Bruce E. Bender

	 William Etter
	 		 	Bruce E. Bender
		 		 	Western Region Acquisitions
			
		 		 	Date: March 5, 2007

  

 27 

 Exhibit A 
 Master Lease 
 TABLE OF CONTENTS 
  

					
	 	  	 	  	PAGE
	1.	  	DESCRIPTION	  	3
	2.	  	TERM	  	4
	3.	  	RENT	  	4
	4.	  	USE	  	5
	5.	  	DELETED	  	6
	6.	  	MAINTENANCE AND REPAIRS	  	6
	7.	  	ALTERATIONS	  	6
	8.	  	SIGNS	  	8
	9.	  	SERVICES	  	8
	10.	  	COMPLIANCE WITH LAW	  	9
	11.	  	LANDLORD’S TITLE, AUTHORITY, AND QUIET ENJOYMENT	  	9
	12.	  	SUBORDINATION	  	10
	13.	  	ASSIGNMENT AND SUBLEASE	  	11
	14.	  	LEASE EXTENSION	  	11
	15.	  	TAXES, ETC	  	14
	16.	  	INSURANCE AND WAIVER OF LIABILITY	  	14
	17.	  	DAMAGE	  	16
	18.	  	CONDEMNATION	  	18
	19.	  	DEFAULT BY TENANT	  	19
	20.	  	LANDLORD’S REMEDIES	  	20
	21.	  	DEFAULT BY LANDLORD	  	22
	22.	  	RIGHT TO CURE LANDLORD’S DEFAULTS	  	22
	23.	  	ADDITIONAL SPACE - OPTION	  	22
	24.	  	SECOND RIGHT OF OFFER TO PURCHASE	  	23
	25.	  	FIRST RIGHT TO LEASE	  	24
	26.	  	TENANT’S PARTICIPATION	  	25
	27.	  	DELIVERY OF EXECUTED LEASE	  	31
	28.	  	DELETED	  	31
	29.	  	NOTICES	  	31
	30.	  	BROKERAGE	  	32
	31.	  	ESTOPPEL CERTIFICATES	  	32
	32.	  	INDUSTRIAL DEVELOPMENT BONDS	  	32
	33.	  	ASBESTOS AND CONTAMINATION	  	33
	34.	  	REMEDIATION PROGRAM	  	33
	35.	  	HOLDOVER	  	36
	36.	  	SURRENDER	  	36
	37.	  	MODIFICATION OF LEASE	  	36
	38.	  	MEMORANDUM OF LEASE	  	37
	39.	  	PARAGRAPH CAPTIONS	  	37
	40.	  	ENTIRE AGREEMENT	  	37
	41.	  	CHOICE OF LAW AND INTERPRETATION	  	37
	42.	  	ENTRY OF LANDLORD	  	37
	43.	  	ATTORNEY’S FEES	  	38
	44.	  	NONRECOURSE	  	38
	45.	  	LANDLORD PAYMENT OPTION	  	38
	46.	  	DELAYS, LIQUIDATED DAMAGES, TERMINATION	  	39
	47.	  	INDEMNIFCIATIONS	  	39
	48.	  	EXHIBITS AND RIDERS	  	42
	RIDER	  	COMMON AREA MAINTENANCE, REAL ESTATE TAXES, INSURANCE COST	  	44

  

 1 

					
	EXHIBIT A	  	COMPLEX	  	48
	EXHIBIT B	  	DEMISED PREMISES	  	49
	EXHIBIT C	  	WORK AGREEMENT AND ALLOWANCE	  	50
	EXHIBIT C-1	  	LANDLORD PREPARATION OF BUILDING SHELLS	  	59
	EXHIBIT C-2	  	BUILDING SHELL APPROVED PLANS	  	
	EXHIBIT C-3	  	TENANT IMPROVEMENT PLANS AND SPECIFICATIONS	  	

  

 2 

 THIS LEASE dated, for reference purposes, the 1st day of March, 1990 between QTC VENTURE, a California
general partnership, having its principal office at 700 Emerson, Palo Alto, California, (hereinafter referred to as “Landlord”), and XEROX CORPORATION, a New York corporation having its principal office at 800 Long
Ridge Road, Stamford, Connecticut 06904 (hereinafter referred to as “Tenant”). 
 W I T N E S S E T H: 
  

	1.	DESCRIPTION 

 Landlord will construct a
development on certain land, as shown on Exhibit A attached hereto and made a part hereof (hereinafter referred to as the “Complex”), which will contain parking areas, common areas and five (5) buildings, containing approximately
206,150 rentable square feet, and located at 3400 Hillview Avenue, in the City of Palo Alto, State of California (hereinafter referred to as the “Buildings”). 
 Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the total rentable space of four (4) of the buildings in the Complex, the total space consisting of approximately 167,366 rentable square
feet as shown on Exhibit B attached hereto and made a part hereof (hereinafter referred to as the “Demised Premises” or the “Premises”), together with the use in common with other tenants of the Complex common areas and
facilities of the Complex appurtenant thereto, and together with the sidewalks, driveways and parking facilities provided for in Paragraph 9 (b) hereof (all together hereinafter referred to as the “Premises”). 
 Landlord agrees, at Landlord’s sole cost and expense, to commence construction of the Buildings on or before October 1, 1990 and to complete
construction of the Buildings and the Premises (except as provided in Exhibit C hereof) on or before July 1, 1991, and if Landlord fails to do so, Tenant shall have the right to liquidated damages and termination of this Lease as provided in
Paragraph 46 hereof. The phrase “commence construction of the Building” as used herein means demolition of the existing Building, approval by the Palo Alto Architectural Review Board, execution of a construction contract, and commencement
of excavation work. The phrase “complete construction of the Building and the Premises” as used herein shall mean (a) with respect to the Building, finished floor slabs; all foundations, walls, exterior surfaces, glass installation
and roof completely installed and watertight so as to allow no material leakage; all heating, ventilating, air-conditioning, plumbing and sprinkler systems installed and operational; telephone lines installed and electrical systems completed and run
to panels servicing the Demised Premises; at least two elevators and the shipping dock as required by Tenant, completed and operational; security and fire alarm systems installed and operational, lobby and public restrooms completed and all Tenant
Improvements complete pursuant to paragraph 5 hereof, and certificate of occupancy or final Building Inspection Certificate permitting Tenant’s lawful occupation and use of the Buildings issued, all in compliance with all applicable codes, and
(b) with respect to the Premises, access available to and from the Building, all exterior lighting installed, parking areas and walkways completed, landscaping installed or bonded for, and areas free of construction materials and safe for
public use. 
  

 3 

	2.	TERM 

 The term of this Lease is Ten
(10) year(s), to commence on the 1st day of July, 1991 (hereinafter referred to as the “Commencement Date”), and to end on the 30th day of June, 2001 (hereinafter referred to as the “Expiration Date”), both dates inclusive,
unless the term be extended pursuant to Paragraphs 14, and 26 hereof, or earlier terminated as provided herein, or in accordance with applicable law. If Landlord has not completed construction of the Building and Premises and the Premises are not
ready for Tenant’s occupancy by July 1, 1991, the term shall commence on the date on which the Building and Premises are completed and ready for Tenant’s occupancy. Such date shall be the date certified by Landlord’s architect or
contractor or the date of issuance of final Building Inspection Certificate or certificate of occupancy permitting Tenant’s lawful occupation and use of the Premises. The foregoing shall not be construed to alter or derogate from Paragraph 46
of this Lease or Paragraph 13 of the accompanying Work Letter. 
  

	3.	RENT 

 The rent shall be: 
  

							
	 	  	Per Month	  	Annual
	 Years      1-5
	  	$	343,100.30	  	$	4,117,203.60
	 Years    6-10
	  	$	356,489.58	  	$	4,277,874.96

 Paid in advance on the first day of each month without deduction, offset or setoff during the term
hereof; provided, however, that if the term of this Lease should commence on the date other than the first day of the month, the first and last month’s rent shall be prorated. Tenant shall be permitted a three (3) month fixturing period
without payment of rent following the Commencement Date. 
 If Tenant fails to pay any installment of rent when due, Tenant shall pay
Landlord, in addition to the delinquent rental due, a late charge equal to five percent (5%) of the amount due after seven (7) days’ written notice from Landlord to Tenant. For the third and subsequent late payments in any twelve
(12) month period, late charges shall be due and payable on the due date. 
 The rent figures stated above are based upon the estimated
rentable square footage of 167,366. The actual amounts shall be determined upon determination of the actual square footage of the Buildings, at a rate per square foot during years one (1) through five (5) of $2.05 and six (6) through
ten (10) of $2.13. 
  

 4 

	4.	USE 

 The Demised Premises may be used and occupied
for research and development, training, receiving, storing, prototype manufacturing and ancillary office use including the use of computers and various other electronic equipment needed for Tenant’s business. Landlord covenants, to the best of
Landlord’s knowledge, that there are no zoning ordinances, provisions of the underlying ground lease (“Ground Lease”), or any other prohibitions restricting or limiting the use of the Demised Premises for the purpose herein specified.
Should any law, regulation or other governmental order substantially interfere with Tenant’s use of the Demised Premises, then Tenant may cancel this Lease upon written notice to Landlord within ninety (90) days following that date upon
which Tenant shall have become aware of such law, regulation or order and thereupon Tenant shall have no further obligation to Landlord. For purposes of this paragraph, “substantial interference” excludes any zone change under which
Tenant’s use as permitted above, is a lawful nonconforming use for the remaining term of the Lease and any unexercised option periods. 
 Tenant shall not use or occupy the Premises in violation of the Ground Lease or in violation of law, and shall, upon written notice from Landlord, discontinue any use of the Premises which is declared by any governmental authority having
jurisdiction to be a violation of law. Tenant shall have the right, with Landlord’s cooperation, to appear before any governmental authority or to bring any action to contest any zoning change or similar change in use restrictions which may
impair Tenant’s use of the Premises as permitted herein. Tenant shall comply with any direction of any governmental authority having jurisdiction, which shall by reason of the nature of Tenant’s use or occupancy of the Premises impose any
duty upon Tenant or Landlord with respect to the Premises, or with respect to the use or occupation thereof. Tenant shall comply with all conditions of approval for development permits issued for the Complex, including implementation of a
Transportation Demand Management (“TDM”) program if required by City ordinance. Landlord shall not agree to any amendment to the Ground Lease materially affecting Tenant’s use without Tenant’s prior written consent, which Tenant
may withhold in Tenant’s sole but reasonable discretion 
 Tenant may, if Tenant so elects, and for Tenant’s sole use, install and
operate within the Demised Premises microwave ovens and install and operate within the Demised Premises vending machines to dispense hot and cold beverages, ice cream, candy, food and cigarettes; such machines shall be maintained in a neat and
sanitary condition and shall comply with all applicable laws and ordinances. 
  

 5 

	5.	DELETED 

  

	6.	MAINTENANCE AND REPAIRS 

 Landlord shall-keep
in good order and repair the following: (a) the structural parts of each of the Building that comprise the Premises, including the foundation, subflooring, floor slab, exterior walls, structural walls, roof, and utilities outside the exterior
of each Building and under the floors and floor slabs, together with all interior and/or glass damage due to any structural failure or defect, (b) the roof membrane, (c) all paved areas, including parking lot and walkways, and
(d) landscaping. Tenant shall promptly notify Landlord in writing of any items which need maintenance or repair. Landlord shall be solely responsible for capital costs and maintenance and repair costs of the structural parts of the Building
described in item (a) and for capital costs for the roof membrane. Maintenance and repair costs for items (b) through (d), including routine maintenance and repair costs and capital costs chargeable to Tenant shall be paid by Tenant
to Landlord pursuant to the Rider attached hereto. 
 Tenant shall maintain and repair all interior portions of the Demised Premises including
all interior non-structural walls, ceilings, lighting, floor coverings, glass, heating, ventilating and air conditioning equipment, elevators, interior electrical and plumbing fixtures, except when such damage results from any structural failure or
defect. Tenant shall furnish its own cleaning services, trash removal and maintenance of the HVAC system and elevators. Upon notification by Tenant, Landlord shall promptly repair any damage to or defect in the Premises and the Building; provided,
however, that if such damage is occasioned by fault or neglect of the Tenant (except as provided in paragraph 16 hereof) and there shall not be in effect at the time such damage occurred a policy or policies of insurance insuring Landlord against
any loss resulting from such damage, then Tenant shall reimburse Landlord for the reasonable actual cost of repairs or if the proceeds of such insurance are insufficient to cover such cost, then Tenant shall reimburse Landlord the difference between
such cost and the proceeds which Landlord received. 
 Landlord shall ensure that, as of the Commencement Date, all existing building systems,
if any, shall be in good working order. 
 Tenant hereby waives all rights under and any benefit of the provisions of Sections 1932 (1), 1941
and 1942 of the California Civil Code and any similar or successor law, statute or ordinance now or hereafter enacted. 
  

	7.	ALTERATIONS 

 After the Commencement Date,
Tenant shall make no alterations, decorations, additions or improvements (“Alterations”) in or to the Premises without Landlord’s prior written consent, which shall not be unreasonably withheld. Landlord’s consent shall also
state whether the Alterations must be removed upon termination of the Lease. The contractors or mechanics used by Tenant for any Alterations shall be subject to Landlord’s reasonable approval. If Landlord fails to respond to Tenant’s
request for consent within fifteen (15) business days after such request, Landlord’s consent shall be deemed given and Tenant shall not be required to remove the Alterations specified in Tenant’s request upon termination of the Lease.
Notwithstanding the foregoing, Landlord’s consent is not required for nonstructural Alterations costing less than 
  

 6 

 Twenty-Five Thousand and no/100ths Dollars ($25,000.00). Tenant shall not construct any partititons or
other obstructions which might interfere with Landlord’s free access to mechanical installations or service facilities of the Premises or interfere with the moving of Landlord’s equipment to or from the enclosures containing said
installations or facilities. Tenant covenants that all work done by Tenant shall be performed in full compliance with all laws, rules, orders, ordinances, directions, regulations and requirements of all governmental agencies, offices, departments,
bureaus and boards having jurisdiction and with all applicable requirements of the Ground Lease. Before commencing any work, Tenant shall give Landlord and Stanford University at least ten (10) days’ prior written notice of the proposed
commencement of such work. Tenant shall, if required by Landlord or Stanford University, secure at Tenant’s own cost and expense a completion and lien indemnity bond, reasonably satisfactory to Landlord and Stanford, for such work. 

Tenant further covenants that any mechanic’s lien filed against the Premises or against the Complex for work claimed to have been done for, or
materials claimed to have been furnished to Tenant, will be discharged by Tenant at the expense of Tenant, by bond or otherwise, within fifteen (15) days after written notice of the existence of such lien. Tenant shall at all times retain title
to and receive any depreciation or tax benefits available from the Alterations installed at Tenant’s expense. Such Alterations shall become Landlord’s property upon termination of the Lease if they are not removed by Tenant upon the
expiration or termination of the Lease. Landlord shall have no interest in any of Tenant’s personal property located in the Premises, and Landlord hereby waives all such interest. Landlord shall, within ten (10) days following
Tenant’s request, execute documents, in the form satisfactory to Landlord, evidencing Landlord’s waiver of all right, title, lien and interest in Tenant’s personal property located on the Premises. Tenant shall be entitled to all
insurance proceeds or condemnation awards paid with respect to Tenant’s personal property. 
 All personal property, trade fixtures,
office machinery and equipment, furniture and movable partititons owned by Tenant or installed by Tenant at its expense in the Premises shall be and remain the property of Tenant and may be removed by Tenant at any time during the Lease term. Tenant
shall repair any damage caused by removal of its property. If Tenant shall fail to remove all of its effects from the Premises upon termination of this Lease for any cause whatsoever, Landlord after ten (10) days’ written notice to Tenant
may, at its option, remove the same in any manner that Landlord shall choose, and store such property without liability to Tenant for loss thereof. Tenant shall pay Landlord upon demand any and all expenses incurred in such removal, including court
costs, reasonable attorneys’ fees and storage charges on such effects for any length of time that the same shall be in Landlord’s possession; or Landlord may, at its option, without notice, sell said effects, or any of the same, at private
sale and without legal process, for such price as Landlord may obtain and apply the proceeds of such sale upon any amounts due under this Lease from Tenant to Landlord and upon the expenses incident to the removal and sale of said effects. In the
event of an early termination of the Lease, through no fault of Tenant, Tenant shall have a reasonable period of time to remove its personal property before Landlord is entitled to remove and store the same. 
  

 7 

	8.	SIGNS 

 Tenant shall have the right to be
listed on the Building directory, if any, and to have identification signs inside and/or outside of the Demised Premises. Tenant shall have the right to install and/or remove in conformance with Tenant’s specifications and Landlord’s sign
program for the Complex, a monument sign, provided such sign does not violate any governmental law, ordinance or regulation, or the Ground Lease. All signs shall be installed at Tenant’s expense. 
  

	9.	SERVICES 

 Landlord shall furnish the
following installations and/or services to Tenant, all of which shall be adequate for the intended use of the Premises and in conformity with that furnished in local office buildings of similar nature, but in no event shall these services be
provided less than 24 hours per day, seven (7) days per week. 
  

	 	(a)	Landlord shall, at Landlord’s sole expense, install separate meters for each Building in the Complex and the common areas and provide connections to all utilities used by
Tenant during the term of this Lease. Tenant shall obtain service and pay for the cost of such utilities for each of the Buildings that comprise the Premises. In addition, Landlord shall furnish all necessary utilities including electricity, to the
exterior common areas, including the walkways, driveways, and parking area, and Tenant shall reimburse Landlord as provided in the Rider attached hereto for its proportional share of such costs. 

  

	 	(b)	Landlord acknowledges that the availability of sufficient parking is a material inducement to the entering into of this Lease by Tenant. Landlord represents that it has sufficient
parking available to provide at no cost to Tenant and for Tenant’s exclusive use at least 3.3 paved parking spaces for every 1,000 square feet in the Demised Premises excluding cafeteria and physical fitness rooms (and similar floor space, if
any, not used by the City of Palo Alto in determining the number of legally required parking spaces) which shall be in an open parking area. If so requested by Tenant, Landlord shall designate by marking or otherwise up to 40 visitor spaces, such
spaces as exclusive for Tenant visitors. 

  

	 	(c)	Tenant shall not at any time park or permit the parking of Tenant’s trucks or other vehicles or the trucks and vehicles of Tenant’s suppliers or visitors, in any portion
of the Complex that may be designated for use by other tenants of the Complex and their visitors or permit parking by Tenant’s employees in excess of the number of spaces allocated for Tenant’s use in Paragraph 9(b). Tenant agrees to
assume responsibility for compliance by its employees with the parking provisions contained herein. Tenant hereby authorizes Landlord, at Tenant’s sole expense, to tow away from the Complex any vehicle belonging to Tenant or Tenant’s
employees parked in violation of these provisions, or to attach violation stickers or notices to such vehicles. Landlord shall post a notice of intent to tow violators’ cars. 

  

 8 

 Tenant acknowledges that any one or more of the services provided for in Paragraph 9 hereof may be
interrupted or suspended by reason of accident, repair, alterations or improvements necessary to be made, strikes, lockout, and except as hereinafter provided, Landlord shall not be liable to Tenant therefore, provided however, that
(a) Landlord shall use its best efforts to restore such services as soon as reasonably possible, (b) in the event such service is not restored within five (5) business days, if through the fault of Landlord, to the extent that Tenant
cannot reasonably use all or any part of the Premises, rent and other charges shall abate as to such part, effective on the sixth (6th) business day and continue abated until such service is restored, and (c) in the event such interruption
continues for twelve (12) months, whether or not through the fault of Landlord, then Tenant shall have the right and option to cancel and terminate this Lease, on ten (10) days written notice to Landlord, and thereafter shall be relieved
of all further liability under this Lease. 
  

	10.	COMPLIANCE WITH LAW 

 Landlord represents to
the best of Landlord’s knowledge that the Premises and the Building, and the fixtures and appurtenances thereto (except those installed by Tenant) will as of the Commencement Date conform or that Landlord shall promptly cause them to conform to
every applicable requirement of law or duly constituted authority or of any Board of Underwriters, rating bureau or similar organization, or the requirements of the carriers of all insurance on or relating to the Demised Premises, the Premises or
the Building whether such insurance be furnished by Landlord or Tenant (through a program of self-insurance or otherwise) and that Landlord will, at its sole risk and expense other than for requirements arising from Tenant’s particular use of
the Premises, at all times during the term hereof promptly comply with all such requirements. The Tenant shall comply with all applicable statutes, ordinances, rules and regulations of federal, state and municipal governments and all applicable
rules and regulations of the Board of Fire Underwriters as such statutes, ordinances, rules and regulations pertain to Tenant’s use of the Demised Premises. 
 Landlord shall also comply with all applicable city, county, state and federal ordinances in effect from time to time with respect to facilities for the handicapped in the Demised Premises, the Premises and the
Building. 
  

	11.	LANDLORD’S TITLE, AUTHORITY, AND QUIET ENJOYMENT 

 Landlord covenants and represents that: 
  

	 	(a)	It has to the best of its knowledge after reasonable inquiry good leasehold title to the Building and the Complex, -free from any lien, encumbrance, covenant condition or
restriction affecting Tenant’s proposed use and enjoyment of the Premises other than any item disclosed in the Binder No. B290-373 issued by Lawyers Title Insurance Company, a copy which has been delivered to Tenant by Landlord.

  

 9 

	 	(b)	The Ground Lease is in full force and effect; there have been no materialdefaults by either party thereto, and no circumstances exist that would, with notice or lapse of time,
consitiute a material default. 

 In the event this Lease or the leasehold estate created hereunder is subject to the prior
rights of any mortgagee or ground lessor, then Landlord shall secure from each mortgagee or lessor a written agreement in recordable form satisfactory to Tenant whereby Tenant, so long as Tenant is not in material default hereunder, may remain in
possession of the Demised Premises pursuant to the terms hereof should Landlord become in default with respect to such mortgage or ground lease or should the Premises become the subject of any action to foreclose any mortgage, terminate the Ground
Lease or to dispossess Landlord. Such agreements shall be secured and furnished to Tenant at least thirty (30) days prior to the Commencement Date, or Tenant may at its option, terminate this Lease. 
 Landlord covenants and represents that it has full and complete authority to enter into this Lease under all of the terms, conditions and provisions set
forth herein, and so long as Tenant keeps and substantially performs each and every term, provision and condition herein contained on the part of Tenant to be kept and performed, Tenant shall peacefully and quietly enjoy the Premises without
hindrance or molestation by Landlord or by any other person claiming by, through or under Landlord. 
  

	12.	SUBORDINATION 

 Tenant shall, if so requested by
Landlord’s lender or ground lessor execute any documents necessary to subordinate the priority of this Lease and the leasehold estate created hereunder to the lien of any mortgage or ground lease covering the Buildings, Complex or Premises;
provided, however, that the mortgagee or ground lessor, as the case may be, shall deliver to Tenant at or prior to the time that this Lease becomes so subordinate a written agreement in recordable form satisfactory to Tenant whereby Tenant, so long
as Tenant is not in material default hereunder, may remain in possession of the Premises pursuant to the terms hereof and should Landlord become in default with respect to such mortgage or ground lease or should the Complex, Buildings or Premises
become the subject of any action to foreclose any mortgage, terminate the Ground Lease or to dispossess Landlord. Any fee which Landlord’s lender or ground lessor may charge for such agreement shall be paid by Landlord. 
 This Lease shall be subject and subordinate at all times to the Ground Lease, and to the lien of any mortgages or deeds of trust now placed on or against
the Premises or Landlord’s estate or interest therein. 
  

 10 

	13.	ASSIGNMENT AND SUBLEASE 

 Tenant shall not
voluntarily or by operation of law assign, transfer, mortgage or otherwise encumber all or any part of Tenant’s interest in the Lease or in the Premises without the prior written consent of Landlord, which consent shall not be unreasonably
withheld. Landlord’s consent shall not be required for any sublease of all or any portion of the Premises, provided, however, that Tenant shall inform Landlord of all subleases and Landlord shall have the right to disapprove any proposed
subtenant if the subtenant’s use of the Premises is inconsistent with the Ground Lease or applicable zoning. If Landlord disapproves a proposed subtenant as permitted, the sublease shall be void. No sublease shall extend beyond expiration of
the then term of the Lease. Any attempted assignment, transfer, mortgage, or encumbrance without Landlord’s consent shall, at the option of Landlord, constitute grounds for termination of the Lease. Landlord shall respond to Tenant’s
request for consent within fifteen (15) days or Landlord’s consent shall be deemed given. Tenant may assign the Lease to the following entities without obtaining the Landlord’s consent: (i) a subsidiary, affiliate, division or
corporation controlled or under common control with Tenant; or (ii) a successor corporation related to Tenant by merger, consolidation, non-bankruptcy reorganization, purchase or exchange of stock. Each proposed subletting is also subject to any
rights of Stanford University under the Ground Lease, including any rights of first refusal and approval of leases. 
 Each subletting or
assignment shall be by an instrument in writing in form reasonably satisfactory to Landlord and shall be executed by the sublessor or assignor and by the sublessee or assignee in each instance, as the case may be, and each sublessee or assignee
shall agree in writing for the benefit of the Landlord herein to assume, to be bound by and to perform the terms, covenants, and conditions of this Lease to be done, kept and performed by the Tenant. One executed copy of such written instrument
shall be delivered to the Landlord. 
 No subletting or assignment shall relieve Tenant of its obligation to pay rent and to perform all of
the other obligations to be performed by Tenant hereunder. The acceptance of rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any assignment. 
  

	14.	LEASE EXTENSION 

  

	 	(a)	If this Lease, shall not have been terminated pursuant to any provisions hereof and no material defaults then exist of which Tenant has received notice, then Tenant may, at
Tenant’s option, extend the term of this Lease for Two (2) successive additional terms of Five (5) years each, commencing on the expiration of the original term, or the immediately preceding additional term as the case may be. Tenant
shall give Landlord nonbinding notice of intent to extend or not to extend not later than twelve (12) months prior to expiration of the then term. Tenant may exercise such option by giving Landlord written notice at least two hundred seventy
(270) days prior to the expiration of the original or additional term as the case may be. If after giving nonbinding notice of its intent to extend, Tenant decides not to extend, the Lease term shall be extended to be twelve (12)

  

 11 

 months from notice to Landlord not to extend. Upon the giving by Tenant to Landlord of such written
notice and the compliance by Tenant with the foregoing provisions of this Paragraph 14, this Lease shall be deemed to be automatically extended upon all the covenants, agreements, terms, provisions, and conditions, set forth in this Lease except for
such terms and conditions as are expressly inapplicable during any additional term or in connection with this Paragraph 14 and except for rent which shall be determined in accordance with the provisions of Paragraph 14(b). If Tenant fails or omits
to so give to Landlord the first written notice referred to above, it shall be deemed, without further notice and without further agreement between the parties hereto, that Tenant elected not to exercise the options granted Tenant pursuant to this
Paragraph 14, to extend the term of this lease for additional periods. This extension option is personal to Xerox Corporation and shall expire upon expiration of any sublease coterminus with the then term or upon assignment to any entity other than
an assignee for whom consent is not required under Paragraph 13. 
  

	 	(b)	The rental rate for each Option Period shall be determined as follows: 

  

	 	(i)	The parties shall have fifteen (15) days after Landlord receives Tenant’s Notice within which to agree on the rental rate for the Option Period in question based upon
ninety-five percent (95%) of then fair market rental value of the Premises as defined in Paragraph 2(c). If the parties agree on the rental rate for that Option Period within fifteen (15) days, they shall immediately execute an amendment
to this Lease stating the rental rate for that Option Period. 

  

	 	(ii)	If the parties are unable to agree on the rental rate for an Option Period within such fifteen (15) day period, then, the rental rate for that Option Period shall be
ninety-five percent (95%) of then current fair market rental value of the Premises as determined in accordance with Paragraph 14(b)(iv) below. 

  

	 	(iii)	The “then fair market value of the Premises” shall be defined to mean the fair market rental value of the Premises as of the commencement of the Option Period in question,
taking into consideration the uses permitted under this Lease, the quality, size, design and location of the Premises; tenant improvement allowances, free rent periods and other adjustments; and the rent for comparable buildings located in
comparable areas of Santa Clara County; but excluding the value of any improvements made to the Premises by Tenant at Tenant’s expense. 

  

	 	(iv)	Within seven (7) days after the expiration of the fifteen (15) day period set forth in Paragraph 14 (b)(i), each party, at its cost and by giving notice to the other
party, shall appoint an M.A.I. real estate appraiser with at lease five (5) years’ full-time commercial appraisal experience in northern Santa Clara County and southern San Mateo County to appraise and set the then fair market rental value
of the Premises for the Option Period in question. If a party does not appoint an appraiser within ten (10) days after the other party has given notice of the name of its appraiser, the single appraiser 

  

 12 

 appointed shall be the sole appraiser and shall set the then fair market rental value of the Premises.
If the two (2) appraisers are appointed by the parties as stated in this paragraph, they shall meet promptly and attempt to set the then fair market rental value of the Premises. If they are unable to agree within thirty (30) days after
the second appraiser has been appointed, they shall attempt to select a third appraiser meeting the qualifications stated in this paragraph within ten (10) days after the last day the two (2) appraisers are given to set the then fair
market rental value of the Premises. If they are unable to agree on the third appraiser, either of the parties to this Lease, by giving ten (10) days’ notice to the other party, can apply to the then President of Santa Clara County Real
Estate Board, or the then Presiding Judge of the Santa Clara County Superior Court, for the selection of a third appraiser who meets the qualifications stated in this paragraph. Each of the parties shall bear one-half (1/2) of the cost of
appointing the third appraiser and of paying the third appraiser’s fee. The third appraiser, however selected, shall be a person who has not previously acted in any capacity for either party. 
 Within thirty (30) days after the selection of the third appraiser, a majority of the appraisers shall set the then fair market rental value of the
Premises. If a majority of the appraisers are unable to set the then fair market rental value of the Premises within the stipulated period of time, the three (3) appraisals shall be added together and their total divided by three (3); the
resulting quotient shall be the then fair market rental value of the Premises. 
 If, however, the low appraisal and/or the high appraisal
are/is more than ten percent (10%) lower and/or higher than the the middle appraisal, the low appraisal and/or the high appraisal shall be disregarded. If only one appraisal is disregarded, the remaining two (2) appraisals shall be added
together and their total divided by two (2); the resulting quotient shall be the then fair market rental value of the Premises. If both the low appraisal and the high appraisal are disregarded as stated in this paragraph, the middle appraisal shall
be the then fair market rental value of the Premises. 
 After the then fair market rental value of the Premises has been set, the appraisers
shall immediately notify the parties and the parties shall amend this Lease within fifteen (15) days of such notice to set forth ninety-five percent (95%) of such amount as the rental rate for the Option Period in question. 
 ARBITRATION OF DISPUTES 
 All disputes
between Landlord and Tenant with respect to Paragraph 14 of this Lease, with respect to the determination of fair market value rental rates, shall be decided by arbitration. Tenant shall have the right, by giving written notice to Landlord, setting
forth in detail the nature of the dispute, to request arbitration. The dispute shall be submitted to arbitration as follows: 
  

 13 

 Within fifteen (15) business days after delivery of the above notice, each party (Landlord and
Tenant) shall appoint a person to act as an arbitrator in its behalf. Within five (5) business days thereafter, the two appointed arbitrators shall jointly appoint a third arbitrator. The dispute shall be arbitrated by said three arbitrators. A
majority decision of the three arbitrators shall control. All of the arbitrators shall be persons having at least ten (10) years experience in dealing with commercial leases in office buildings within Santa Clara and/or San Mateo Counties, and
none shall have any interest in the Building or the Complex or be or have been associated or affiliated with either Landlord or Tenant. 
 In
the event Landlord and Tenant, or the two arbitrators fail or refuse to appoint an arbitrator within the time set forth herein, then either party shall have the right to petition the senior judge (in terms of years of service), of the United States
District Court of the applicable Federal District in which the Building is situate, to appoint such arbitrator and the arbitrator appointed by said judge shall serve in said capacity. 
 NOTICE: BY INITIALLING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF
DISPUTES’ PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW, AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALLING IN THE SPACE BELOW, YOU ARE GIVING UP
YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS SUCH RIGHTS ARE SPECIFICALLY INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO
ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY. WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THE
‘ARBITRATION OF DISPUTES’ PROVISION TO NEUTRAL ARBITRATION. 
  

					
	 /s/
	 		 	 /s/

	Initialled by Landlord	 		 	Initialled by Tenant

  

	15.	TAXES, ETC. 

 Subject to reimbursement by
Tenant as provided on the Rider attached hereto, Landlord shall pay all real estate taxes, assessments, water and sewer rates and charges, and any other charges which may be levied, assessed or charged against the Buildings and/or the land upon
which the Buildings are situated. Landlord shall further make all payments required to be made under the terms of any mortgage or deed of trust which is now or hereafter a lien on the Building or the land thereunder which is superior to this Lease
and all payments required to be made under any ground lease. 
  

	16.	INSURANCE AND WAIVER OF LIABILITY 

  

	 	(a)	Subject to Tenant’s rights to insure, provided below, and Tenant’s obligation to reimburse, as provided on the attached Rider, Landlord shall obtain and maintain

  

 14 

 the following kinds and amounts of insurance coverage throughout the term of this Lease: 
  

	 	(1)	Fire and extended coverage for the replacement cost of the Complex, with a five percent (5%) deductible including all Tenant Improvements within the Premises, but excluding
Tenant’s furnishings, fixtures, equipment and other personal property. The risks insured against shall include earthquake (when required by the Ground Lease and otherwise if available at a commercially reasonable cost) and war and invasion
insurance when and to the extent required by the Ground Lease. 

  

	 	(2)	Comprehensive general liability insurance covering property damage, injuries and death arising out of the construction, use or operation of the Complex (but outside the Premises)
with a combined single limit of at least Five Million Dollars ($5,000,000) (or such greater amount as Tenant may reasonably require provided that if Tenant occupies less than all of the Complex, the limit shall be commercially reasonable).
Landlord’s liability insurance shall include coverage for operation of motor vehicles, all boilers and pressure vessels within the Complex, but outside the Premises, and, if available at commercially reasonable rates, environmental protection
liability insurance with limits of not less than Three Million Dollars ($3,000,000) per occurrence and Six Million Dollars ($6,000,000) annual aggregate for sudden accidental occurrences and nonsudden accidental occurrences.

  

	 	(3)	Rent loss insurance in an amount equal to at least twelve (12) months’ rent hereunder. 

 During construction of the Complex and Tenant Improvements, Landlord shall also maintain builder’s all risk coverage for the replacement cost of the
Complex, including all Tenant Improvements, as well as any public liability or other insurance that may be required to comply with the Ground Lease. 
  

	 	(b)	Tenant shall obtain and maintain the following kinds and amounts of insurance coverage throughout the term of this Lease: 

  

	 	(1)	Fire and extended coverage, including a sprinkler leakage endorsement, for Tenant’s furnishings, fixtures, equipment and other personal property, in amounts and with
deductibles reasonably determined by Tenant. 

  

	 	(2)	Comprehensive general liability insurance covering property damage, injuries and death arising from Tenant’s possession and use of the Premises with a combined single limit of
at least Five Million Dollars ($5,000,000) (or such greater amount as Tenant may reasonably require). Tenant’s liability insurance shall include coverage for all boilers and pressure vessels within the Premises and, if available at commercially
reasonable rates, environmental protection liability insurance with limits of not less than 

  

 15 

	 	  	Three Million Dollars ($3,000,000) per occurrence and Six Million Dollars ($6,000,000) annual aggregate for sudden accidental occurrences and nonsudden accidental occurrences.

  

	 	(3)	Workers’ compensation insurance, as required by law. 

  

	 	(c)	Tenant shall have the right to obtain Landlord’s fire and extended coverage insurance, and may insure some or all risks under its blanket policies or self-insurance program
subject to Stanford University’s reasonable approval. All insurance provided by third parties shall be issued by carriers admitted in California and rated A:XII in Best’s Insurance Guide. Each party’s insurance policies shall name the
other party, Stanford and Landlord’s lender as an additional insured, and provide that they may not be canceled, or reduced in amount, without at least fifteen (15) business days’ written notice to the other party. Upon request, each
party shall furnish the other and Stanford University with certificates of insurance or other appropriate evidence of coverage for all required insurance. Any deductible must be approved by Landlord, who shall not unreasonably withhold approval.
Insurance obtained by Tenant, under its blanket policies or otherwise, may provide deductibles in excess of five percent (5%), subject to Landlord’s reasonable approval. In that event, Tenant shall be responsible for all covered losses in
excess of five percent (5%) of the loss up to the deductible amount. 

 All insurance shall comply with the requirements of
the Ground Lease. In particular, and without limiting the generality of the preceding sentence, all liability insurance shall be subject to adjustment in accordance with the Ground Lease. If Stanford University notifies Landlord that it proposes to
increase the liability insurance requirements pursuant to the Ground Lease, Landlord shall notify Tenant and shall provide Tenant the opportunity to take part in any arbitration proceeding concerning the proposed limit if Tenant believes that the
proposed limit is excessive or unreasonable. 
  

	 	(d)	Each party hereby releases the other from any and all claims against the other for damage to persons or property caused by or resulting from risks coverable by an insurance required
by this Lease. Each party shall notify its insurance carriers of the existence of this waiver, and shall use its best efforts to cause each insurance policy to include a waiver of all rights of recovery by way of subrogation.

  

	17.	DAMAGE 

  

	 	(a)	If at any time prior to expiration or termination of this Lease, the Premises are wholly or partially damaged, destroyed or rendered inaccessible by a risk fully covered (excluding
deductibles) by insurance maintained by Landlord or for Landlord’s benefit, and the Tenant is unable, in its sole but reasonable discretion, to carry on its normal operations in all or a substantial portion of the Premises, then, Tenant shall
give Landlord notice and within the later of thirty (30) days after Tenant’s notice or sixty (60) days after the damage or destruction, Landlord shall give Tenant notice of its reasonable determination that the Premises can or cannot
be fully restored and ready for occupancy within one (1) year from the date of damage or destruction, without payment of overtime or other premiums. 

  

 16 

	 	(1)	If Landlord determines that the Premises can be so restored within one (1) year, (i) this Lease shall remain in full force, (ii) rent shall be abated proportionally for
such portion of the Premises as is inaccessible or unusable, for so long as such portion is inaccessible or unusable; and (iii) Landlord shall proceed diligently to repair the damage or destruction, including all Tenant Improvements, using materials
of at least the quality used in the original construction of the Complex, Premises and Tenant Improvements with a minimum of interference in Tenant’s normal operations. If, in Tenant’s sole but reasonable judgment, Landlord shall not have
performed any of the above obligations in strict compliance therewith, then Tenant may, but shall not be required to, undertake such obligations, and reasonable, actual costs incurred as a result thereof shall be reimbursed by Landlord within thirty
(30) days after Tenant’s request for payment. 

  

	 	(2)	If Landlord determines that the Premises cannot be so restored within one (1) year, then either Landlord or Tenant may, at its option, (i) terminate this Lease with respect to
the Buildings substantially damaged or destroyed, or, if (ii) damage exceeds fifty percent (50%) of the replacement cost of the Premises, terminate the Lease. Upon partial termination, rent shall be reduced proportionally to reflect the
reduced area of the leased Premises. 

  

	 	(b)	If any time prior to expiration or termination of this Lease, the Premises are wholly or partially damaged, destroyed or rendered inaccessible by a risk not fully covered (excluding
deductibles) by insurance maintained by Landlord or for Landlord’s benefit, and the Tenant is unable, in its sole but reasonable discretion, to carry on its normal operations in all or a substantial portion of the Premises, then Tenant shall
give Landlord notice and within sixty (60) days after the damage or destruction, Landlord shall give Tenant notice informing Tenant whether Landlord intends to repair such damage or destruction, and if so, whether such damage or destruction can
be fully restored and ready for occupancy within one (1) year from the date of damage or destruction, without payment of overtime or other premiums. 

  

	 	(1)	If Landlord elects to repair and such damage or destruction can be fully restored within one (1) year, (i) this Lease shall remain in full force, (ii) rent shall be
abated proportionally for such portion of the Premises as is inaccessible or unusable, for so long as such portion is inaccessible or unusable; and (iii) Landlord shall proceed diligently to repair the damage or destruction, including all
Tenant Improvements, using materials of at least the quality used in the original construction of the Complex, Premises and Tenant Improvements with a minimum of interference in Tenant’s normal operations. If, in Tenant’s sole but
reasonable judgment, Landlord shall not have performed any of the above obligations in strict compliance therewith, then Tenant may, but shall not be required to, undertake such obligations, and reasonable, actual costs incurred as a result thereof
shall be reimbursed by Landlord within thirty (30) days after Tenant’s request for payment. 

  

 17 

	 	(2)	If Landlord does not elect to repair or determines that the Premises cannot be so restored within one (1) year, then Tenant may, at its option, (i) terminate this Lease
with respect to the Buildings substantially damaged or destroyed, or, if (ii) damage exceeds fifty percent (50%) of the replacement cost of the Premises, terminate the Lease. Upon partial termination, rent shall be reduced proportionally
to reflect the reduced area of the leased Premises. 

  

	 	(c)	If during the final twelve (12) months of the term of this Lease (or any extension term) the Premises are wholly or partially damaged, destroyed or rendered inaccessible and
the Tenant is unable, in its sole but reasonable discretion, to carry on its normal operations in all or a substantial portion of the Premises, either Landlord or Tenant may terminate this Lease with respect to affected Buildings or the entire
Premises, by giving Landlord written notice of its election to terminate. Upon partial termination, rent shall be reduced proportionally to reflect the reduced area of the leased Premises. 

  

	18.	CONDEMNATION 

  

	 	(a)	If all or substantially all of the Premises shall be condemned for public use or voluntarily transferred to a public or quasi-public body in lieu of proceeding to a judgment of
condemnation (hereinafter, “taken”), this Lease shall terminate and rent shall be adjusted to the date of termination. 

  

	 	(b)	If any portion of the Premises or Complex shall be taken and Tenant is unable, in Tenant’s sole but reasonable discretion, to carry on its normal business operations, Tenant
shall have the right to (i) terminate this Lease with respect to the Buildings or portions thereof taken or, if (ii) fifty percent (50%) or more of the area of the Premises is taken, terminate the Lease. Upon any partial taking, if
Tenant does not terminate the Lease, 

  

	 	(1)	Rent shall be reduced proportionally to reflect the reduced area of the leased Premises. 

  

	 	(2)	All repairs necessary to restore the Premises or Buildings as nearly as possible to their original condition shall be commenced within thirty (30) days after the taking or
transfer; performed in a diligent and workmanlike manner with material of at least the quality used in the original construction of the Buildings and Premises; and completed by Landlord at Landlord’s sole expense with a minimum of interference
in Tenant’s normal operations. If, in Tenant’s sole but reasonable judgment, Landlord shall not have performed any of the above obligations in strict compliance therewith, then Tenant may, but shall not be required to, undertake such
obligations, and reasonable, actual costs incurred as a result thereof shall be reimbursed by Landlord within thirty (30) days after Tenant’s request for payment. Tenant is hereby granted a lien upon any award or settlement resulting from
the condemnation to the extent that Tenant has not been reimbursed for any such cost incurred, subject, however, to any prior rights or liens of Stanford or Landlord’s lender. 

  

 18 

	 	(c)	If all or any portion of the Premises or Complex shall be temporarily taken for a period of less than one (1) year, and Tenant is unable, in Tenant’s sole but reasonable
discretion, to carry on its normal business operations, rent shall be proportionally abated, and Tenant shall receive from the award or settlement its reasonable costs of relocation. 

  

	 	(d)	If all or any portion of the Premises or Complex shall be temporarily taken for a period of one (1) year or more, and Tenant is unable, in Tenant’s sole but reasonable
discretion, to carry on its normal business operations, (i) terminate this Lease with respect to the Buildings wholly or partially taken or, if (ii) fifty percent (50%) or more of the usable area of the Premises is taken, terminate
the Lease. Upon partial termination, rent shall be reduced proportionally to reflect the reduced area of the leased Premises, and Tenant shall receive from the award or settlement its reasonable costs of relocation. 

  

	 	(e)	Landlord shall give Tenant prompt written notice, with full particulars, of any condemnation proceedings, threats or notices thereof, or offers or negotiations for sale in lieu of
condemnation. Tenant shall have the right to participate in such proceedings or negotiations, and to recover, in addition to relocation costs, costs of damage to its property or Tenant Improvements, the fair market value of its leasehold interest.
For this purpose, the fair market value of Tenant’s leasehold interest shall be the net present value of the difference, if any, between rent due hereunder and fair market rent during the remainder of the then current term of this Lease (or
such lesser period as all or a portion of the Premises may be taken), excluding any unexercised option periods. The discount rate for calculating the value of the leasehold interest shall be the rate explicitly or implicitly used by Landlord and the
condemning authority in any agreement or by the court in establishing the award by judgment. 

  

	19.	DEFAULT BY TENANT 

 The occurrence of any one
or more of the following events shall constitute a material breach by Tenant: 
  

	 	(a)	The failure by Tenant to make any payment of rent or any other payment required to be made by Tenant hereunder, as and when due, where such failure shall continue for a period of
ten (10) days after receipt by Tenant of written notice thereof from Landlord provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required pursuant to Section 1151 of the California Code of Civil
Procedure regarding unlawful detainer proceedings; 

  

	 	(b)	The failure by Tenant to observe or perform any of the covenants, conditions or provisions of this Lease where such failure shall continue for a period of thirty (30) days after
receipt by Tenant of written notice thereof from Landlord; provided, 

  

 19 

 however, that if the nature of Tenant’s default is such that it cannot be cured solely by payment of
money and that more than thirty (30) days may be reasonably required for such cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within such thirty (30) day period and shall thereafter diligently
prosecute such cure to completion; 
  

	 	(i)	the making of any general arrangement or any assignment by Tenant for the benefit of creditors; 

  

	 	(ii)	the filing by or against Tenant of a petition to have Tenant adjudged a bankrupt or a petition of reorganization or arrangement under any law relating to bankruptcy (unless, in the
case of a petition filed against Tenant, the petition is dismissed within ninety (90) days); 

  

	 	(iii)	the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets; 

  

	 	(iv)	the attachment, execution or other judicial seizure of substantially all of Tenant’s assets. 

  

	20.	LANDLORD’S REMEDIES 

  

	 	(a)	In the event of any material breach of this Lease by Tenant, then Landlord in addition to other rights or remedies it may have, shall have the right to terminate this Lease upon
fifteen (15) days written notice to Tenant, and also the right, with or without termination of this Lease, of reentry upon and taking possession of the Demised Premises and Landlord may remove all persons and property from the Demised Premises;
such property may be removed and stored in any other place in the Building or in any other reasonably secure place for the account of and at the expense and risk of Tenant. Tenant hereby waives all claims for damages which may be caused by the
reentry of Landlord and taking possession of the Demised Premises or removing or storing the furniture and property as herein provided and shall save Landlord harmless from any costs or damages occasioned Landlord thereby, and no such reentry shall
be considered or be construed to be a forcible entry. Should Landlord elect to reenter, as herein provided, or should it take possession pursuant to legal proceedings or pursuant to any notice provided for by law, Landlord may either terminate this
Lease or, Landlord may from time to time, without terminating this Lease, relet the Demised Premises or any part thereof for such term or terms and at such rental or rentals and upon such other terms and conditions as may be reasonable, with the
right to make minor alterations and repairs to the Demised Premises. Rental received by Landlord from such reletting shall be applied first to the payment of any costs of such reletting including reasonable brokerage and attorney’s fees; and
the residue, if any, shall be held by Landlord and applied in payment of future rent as the same may become due and payable hereunder. Should such rentals received from such reletting during any month be less than one-twelfth (1/12) of the
annual rental reserved hereunder, then Tenant shall pay such deficiency to Landlord. Such deficiency shall be calculated and paid monthly. No such reentry or taking 

  

 20 

 possession of the Demised Premises by Landlord shall be construed as an election on its part to terminate
this Lease, unless a written notice of such intention be given to Tenant, in which event Tenant’s obligations to Landlord shall forthwith cease, or unless the termination thereof be decreed by a court of competent jurisdiction. 
  

	 	(b)	If Landlord elects to terminate this Lease pursuant to this Paragraph 20, Landlord may recover from Tenant: 

  

	 	(i)	The worth at the time of award of any unpaid rent which had been earned at the time of such termination; plus 

  

	 	(ii)	The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss
Tenant proves could have been reasonably avoided; plus 

  

	 	(iii)	The worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss Tenant proves could
be reasonably avoided; plus 

  

	 	(iv)	Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the
ordinary course of things would be likely to result therefrom. 

 As used in subparagraphs (i) and (ii) above, the
“worth at the time of award” is computed by allowing interest at the prevailing discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus five percent (5%), but not more than the maximum rate permissible by
law. As used in subparagraph (iii) above, the “worth at the time of award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus five percent (5%).

  

	 	(c)	In the event of Tenant’s default, Landlord shall also have the right to maintain Tenant’s right to possession whether or not Tenant has abandoned the Premises, and in such
event, Landlord shall be entitled to enforce all of Tenant’s obligations and to recover Rent as it becomes due. 

  

	 	(d)	The failure by Tenant to make any material, undisputed payment of Property Expenses required to be made by Tenant hereunder, within ten (10) business days after written notice
thereof by Landlord to Tenant, shall constitute a default. In the event of such default, Landlord shall have the remedies in Paragraphs (b) and (c) above and the right to bring an action against the Tenant to collect such sums.

  

 21 

	21.	DEFAULT BY LANDLORD 

 The occurrence of any
one or more of the following events shall constitute a material breach by Landlord: 
  

	 	(a)	The failure by Landlord to make any payment required to be made by Landlord hereunder, as and when due, where such failure shall continue for a period of ten (10) days after receipt
by Landlord of written notice thereof from Tenant; 

  

	 	(b)	The failure by Landlord to observe or perform any of the covenants, conditions or provisions of this Lease where such failure shall continue for a period of thirty (30) days after
receipt by Landlord of written notice thereof from Tenant; provided, however, that if the nature of Landlord’s default is such that it cannot be cured solely by payment of money and that more than thirty (30) days may be reasonably
required for such cure, then Landlord shall not be deemed to be in default if Landlord shall commence such cure within such thirty (30) day period and shall thereafter diligently prosecute such cure to completion. 

  

	22.	RIGHT TO CURE LANDLORD’S DEFAULTS 

 In
addition to Tenant’s other rights and remedies, if Landlord fails to perform any of its obligations herein regarding maintenance of the Premises, obtaining insurance, or paying Real Property Taxes, and if such failure continues for thirty
(30) days, or fifteen (15) days in the event of roof leaks, after written notice from Tenant to Landlord and any mortgage of Landlord whose name and address is furnished to Tenant in writing, or if Landlord fails to commence such cure
within thirty (30) days and to diligently prosecute the same to completion if a longer period is reasonably required in light of the nature of the breach, Tenant may, but shall not be obligated to, cure such breach at Landlord’s expense.
Landlord shall reimburse Tenant upon demand for all reasonable expenses incurred by Tenant, together with interest at the rate of two percent (2%) plus the Bank of America prime rate from the date incurred until paid. 
  

	23.	ADDITIONAL SPACE-OPTION 

 Tenant has a twelve
(12) month option from the date this Lease is fully executed, to lease the remaining rentable space of approximately 37,000 square feet (the “Additional Space”), to be constructed in the Complex, provided that during the last three
(3) month period of this Lease Landlord may offer space to other tenants subject to Tenant’s election not to exercise its option. 
 Landlord shall submit to Tenant all offers for the Additional Space executed by the Landlord and other tenant. Tenant shall notify Landlord within thirty (30) days of receipt of such offer of Tenant’s election to exercise or not
exercise its option to lease the Additional Space. 
 If Tenant exercises its option to lease the Additional Space, all the terms and
conditions of this Lease shall apply, including preparation of Tenant’s space and Tenant Improvement Allowance of which shall be increased proportionally. Rent for entire 
  

 22 

 Premises during the initial term shall be adjusted to reflect the Additional Space taken, and computed at
the rate of $1.87 per square foot per month for years one (1) through five (5), inclusive; and $2.05 per square foot per month for years six (6) through ten (10), inclusive. Tenant’s percentage share of Common Area Maintenance and
similar costs shall shall be adjusted proportionally to reflect the Additional Space. 
  

	24.	SECOND RIGHT OF OFFER TO PURCHASE 

 If, at
any time during the initial lease term, Landlord intends to sell, transfer or assign its interest in the Premises -independently from the Complex, or the entire Complex (collectively the “Offered Property”), then Landlord shall offer to
Tenant as provided in this Paragraph the opportunity to purchase the Offered Property, provided that such right is subject to any rights of Stanford under the Ground Lease. Tenant’s right shall not apply to sales at foreclosure or a deed in
lieu of foreclosure, but the purchaser at such sale or receipient of the deed in lieu of foreclosure shall take the Premises subject to Tenant’s rights under this Paragraph. Landlord shall give Tenant notice concurrently with notice to
Stanford, and Tenant’s election to purchase the Offered Property shall be void if Stanford purchases the Offered Property. Landlord shall give to Tenant written notice of the terms and conditions upon which it would be willing to sell the
Offered Property (“Landlord’s Offer”). Tenant shall have the right to purchase the Offered Property upon the terms and conditions stated in Landlord’s Offer, which Tenant may exercise only by giving written notice to Landlord
within sixty (60) days after receipt after receipt of Landlord’s Offer. If Tenant timely exercises its right, it shall purchase the Offered Property on the terms and conditions contained in Landlord’s Offer within forty-five
(45) days after the sixty (60) day period. However, if Tenant does not so accept Landlord’s Offer within such sixty (60) day period, then Landlord may sell the Offered Property to any third party on substantially the same terms
and conditions contained in Landlord’s Offer for a period of twelve (12) months after the expiration of the sixty (60) day period. If, however, the agreement to sell to a third party is substantially more favorable to the third party
buyer than the terms contained in Landlord’s Offer to Tenant, Landlord shall re-offer the Offered Property to Tenant on such modified terms (“Landlord’s Re-Offer”), subject to Stanford’s right of reoffer, as above stated.
(For purposes of this paragraph, “substantially more favorable” shall mean a price reduction of three percent (3%) or more, or any change in financing or other economic terms of equivalent effect). If Tenant does not accept
Landlord’s Re-Offer by written notice within fifteen (15) business days of receipt of Landlord’s Re-Offer, then Landlord may sell the Offered Property to a third party on substantially the same terms and conditions contained in
Landlord’s Re-Offer for a period of twelve (12) months after the expiration of the thirty (30) day period. If Tenant does accept Landlord’s Re-Offer, Tenant shall purchase the Offered Property upon the terms and conditions
contained in Landlord’s Re-offer within forty-five (45) days after expiration of the fifteen (15) day period. If an agreement for the purchase and sale of the Offered Property is not fully executed by Landlord and a third party within
twelve (12) months after Landlord’s Offer or Landlord’s Re-Offer, as the case may be, has been delivered to Tenant, then any proposed sale of the Offered Property by Landlord shall be deemed a new determination by Landlord to sell and
shall be subject to Tenant’s second right of offer in accordance with the terms and conditions of this Paragraph 24. The failure of Tenant to accept Landlord’s Offer or Landlord’s Re-Offer, as the case may be, in writing within the
time period stated in this paragraph shall be deemed a rejection by Tenant but such rejection shall not waive Tenant’s rights to the Offered Property on another occasion. Tenant agrees to keep all information set forth in Landlord’s Offer
or Landlord’s Re-Offer confidential except as may be 
  

 23 

 reasonably required for tax or legal advice or in connection with proposed financing, and further agrees
not to interfere with or in any way unreasonably impede Landlord’s negotiations with any third party, 
  

	25.	FIRST RIGHT TO LEASE 

 If, during the
original or any additional term hereof any space (“Available Space”) in the Complex becomes available for lease due to expiration or termination of then existing leases, then Landlord shall offer the space to Tenant in writing at rates and
other terms (including term of the lease and tenant improvement allowance) at which Landlord otherwise would offer the space to other parties. Tenant shall have thirty (30) days to notify Landlord whether Tenant desires to lease the Available
Space. If Tenant notifies Landlord it desires to lease the Available Space, but Tenant and Landlord are unable to agree on a rental rate, then the rental rate shall be determined pursuant to the procedures for determining the rental rate for the
Premises during an Option Period as set forth in Paragraph 14 (b) of this Lease. Other terms and conditions of the lease for the Available space would be substantially the same terms and conditions as this Lease. If Tenant does not notify
Landlord that Tenant elects to lease the Available Space, then Landlord may offer such space to third parties. If at any time Landlord anticipates making or receiving an offer or letter of intent for lease of the Available Space, Landlord may notify
Tenant of the identity of the potential tenant (“Notice of Potential Tenant”). Tenant shall have twenty (20) days after receipt of such notice to determine in its reasonable judgment and notify Landlord whether the potential tenant so
identified is a competitor of Tenant. If Tenant does not notify Landlord within twenty (20) days after receipt of the Notice of Potential Tenant, that the potential tenant is a competitor, any offer to Landlord from that potential tenant shall
not be subject to the right of refusal below. If Tenant notifies Landlord that the potential tenant is a competitor or if Landlord has not provided Tenant with Notice of Potential Tenant (with time to respond as provided above), any offer or letter
of intent to or from the potential tenant shall be subject to the following right of refusal. Prior to entering into any lease or rental agreement thereafter for the Available Space, Landlord shall first give Tenant written notice (“Notice of
Proposed Lease”), with full particulars of the proposed lease or rental agreement (such as an executed letter of intent) and the identity of the proposed tenant. Tenant shall have five (5) days after receipt of the Notice of Proposed Lease
to notify Landlord of the determination by its Real Estate Operations group or its Operations Division whether the potential tenant is a competitor and the recommendation whether to exercise the right of refusal. If the Real Estate Operations group
or Operations Division recommends not to exercise the right, the right shall be deemed waived. If the recommendation is to exercise the right, Tenant shall have fifteen (15) days after receipt of the Notice of Proposed Lease to elect to lease
the Available Space for the same rent and other economic terms proposed and otherwise on the terms and conditions in this Lease, provided that no term or condition of this Lease shall materially effect the economic terms of the proposed lease. If
Tenant fails to exercise its right to lease such space by giving Landlord written notice of acceptance within the stated fifteen (15) day period, or by waiving pursuant to the internal recommendation then Landlord may enter into such lease or
rental arrangement with the third party identified in the notice on substantially the terms stated in the Notice of Proposed Lease. Failure by Tenant to lease any Available Space when so offered or notified by Landlord shall not relieve Landlord of
its obligation under this Paragraph if, as and when other space or the Available Space again becomes available for lease. 
  

 24 

	26.	TENANT’S PARTICIPATION 

 As a material
part of the consideration and as a material inducement for Tenant to enter into this Lease, Landlord hereby agrees that Tenant shall share, at Tenant’s election, at any time during the term of this Lease in the “Net Cash Flow”,
“Net Proceeds of Refinancing”, and “Net Proceeds of Sale” (as hereinafter set forth), Tenant’s share thereof being ten percent (10%). If Tenant elects to participate in the “Net Cash FLow”, “Net Proceeds of
Refinancing” and “Net Proceeds of Sale” per this Paragraph 26 then the Tenant will agree to adjust rent by increasing rents in accordance with the provisions of subparagraphs 26(a), 26(b) and 26(c) below. 
 Landlord shall report the following information to Tenant on a quarterly basis: budget, construction or permanent loan balance, and leasing status.
Landlord shall notify Tenant of owners meetings at the time such meetings are scheduled; and Tenant shall be permitted to participate on an information basis at each of the owners meetings, as it relates to those topics which are relevant to
Tenant’s Participation. 
  

	 	(a).	Tenant’s Share of Net Cash Flow 

  

	 	1.	Net Cash Flow is defined as the total amount of monies received by Landlord in a calendar year, prorated for partial years, for all tenants (including Tenant) and occupants of the
Building deriving from so-called base rent, additional rent, escalations (for operating expenses, utilities and real estate taxes), parking or garage rent or other such fees, and any other income of Landlord from the Building, after subtracting
therefrom the amounts actually paid by Landlord including, but not limited to operating expenses, real estate taxes and assessments, professional fees, utilities, allocation to capital reserves, and “debt service” (interest and
amortization) on Landlord’s construction loan or permanent financing, and ground rent and deduction of management fee if any, but excluding depreciation. Landlord may, on an annual basis, contribute to reserves for capital improvements or
reserves for additional tenant improvements, leasing commissions, or related releasing costs. Landlord agrees that any and all monies determined by Landlord to be placed in reserves shall actually be transferred to an interest-bearing account set
aside for that purpose. In the event Landlord refinances the Building as hereinafter provided, then the “debt service” shall be subject to upward or downward adjustment based on the interest rate or constant as applied to the principal
amount of each such refinancing. 

 On the first day of the twelve months next following the Commencement Date of the Term of
this Lease, and each successive twelve month period the Tenant shall elect in writing if it will share in the “Net Cash Flow” for that period. If Tenant elects to participate in the Net Cash Flow: 
  

 25 

	 	(i)	During the first five (5) years of the initial lease term, then Tenant agrees to add eight cents ($0.08) per square foot per month to the then current rent, for the relevant
twelve (12) month period. 

  

	 	(ii)	During the final five (5) years of the initial lease term or any extensions provided, subject to this Paragraph 26, then Tenant agrees to add seven cents ($0.07) per square
foot per month to the then current rent, for the relevant twelve (12) month period. 

  

								
	 Example:
	  			  			
			
	 Base Rent (Xerox)
	  	$	4,112,640	  			
	 Additional Rent (Xerox)
	  	 	141,120	  			
	 Base Rent (Others)
	  	 	936,840	  			
	 Operating Expenses, Real Estate Taxes and Utilities
	  	 	1,030,000	  			
		  	 	 	  			
	 Total Income
	  	 	6,220,600	  	$	6,220,600	 
		  	 	 	  			
	 Less:
	  			  			
	 Operating Expenses
	  	 	525,000	  			
	 Real Estate Taxes
	  	 	205,000	  			
	 Utilities
	  	 	300,000	  			
		  	 	 	  			
	 Subtotal
	  	 	1,030,000	  			
		  	 	 	  			
	 Allocation to Capital Reserves
	  	 	138,000	  			
	 Debt Service
	  	 	3,880,000	  			
		  	 	 	  			
	 Total Expenses
	  	$	5,048,000	  	 	5,048,000	 
		  			  	 	 	 
	 Net Income
	  			  	 	1,172,600	 
		  			  	 	 	 
	 Tenant’s Share
	  			  	 	× 10	%
	 Amount Payable to Tenant
	  			  	$	117,260	 
		  			  	 	 	 

 The twelve month period hereinabove set forth shall be the twelve months next following the
Commencement Date of the term of this Lease, and each successive twelve month period. In the event the Net Income should be negative, in no event shall Tenant be liable therefor. Within thirty (30) days after the first anniversary of the
Commencement Date and each anniversary thereof, Landlord shall submit to Tenant in Stamford, Connecticut (a) an itemized statement, certified by Landlord, subject to audit by Tenant, setting forth in detail for the period
(i) Landlord’s total income from the Building, (ii) the Net Income, and (iii) the calculation of Tenant’s share or payment to Landlord (b) a copy of the certified balance sheet of Landlord on a cost basis, and
(c) a good check to the order of Tenant, if applicable, for the full amount of Tenant’s share. 
  

 26 

	 	(b).	Tenant’s Share of Net Proceeds of Refinancing 

 If Tenant elects to participate in the “Net Proceeds of Refinancing” then: 
  

	 	(i)	Rent shall increase by seven (7) cents ($0.07) per square foot per month for the remaining balance of the then current term, unless rent has previously been increased pursuant
to either subparagraph 26 (a) (for the then current twelve (12) month period) or 26 (c); and 

  

	 	(ii)	If fewer than ninety-six (96) months remain in the then current term, the term shall be forthwith extended so that a minimum of ninety-six (96) months remain. Rent for
periods after expiration of the then-current term shall be one hundred percent (100%) of the then current fair market rental, determined in accordance with the provisions of Paragraph 14 (b). 

 For purposes of this paragraph, “Net Proceeds of Refinancing “ shall be deemed to include the “Net Proceeds of the First Permanent
Loan,” the “Net Proceeds of Refinancing the First Permanent Loan,” the “Net Proceeds of Subsequent Refinancing the First Permanent Loan,” and the “Net Proceeds of Additional or Secondary Financing” (all as
hereinafter set forth). 
 The Building or Complex is being financed by Landlord on an interim basis by a so-called Construction Loan made by
lender to be determined by Landlord and Tenant in accordance with the provisions of Paragraph 26 (e), which Construction Loan will be supplanted by a so-called “First Permanent Loan” with a maturity date to be determined. 
  

	 	1.	The Net Proceeds of the First Permanent Loan shall be computed by subtracting from the principal amount of the First Permanent Loan (a) the actual cost of the land, (for
purposes of this calculation the actual cost of the land is $16,500,000) (b) the cost of constructing the Building, including indirect costs (c) usual customary closing costs and (d) Landlord’s actual cash equity balance as
determined from the capital accounts of the partners, (The following examples assume that, as of this Lease execution Landlord’s actual cash equity balance is zero). 

  

					
	 Example:
	  			
		
	 Original Principal Amount of First Permanent Loan
	  	$	40,900,000	 
	 less: (a) Cost of Land
	  	 	16,500,000	 
	         (b) Cost of Building
	  	 	22,300,000	 
	         (c) Closing Costs
	  	 	100,000	 
	         (d) Landlord’s Equity Balance
	  	 	-0-	 
		  	 	 	 
	 Net Proceeds of First Permanent Loan
	  	 	2,000,000	 
		  	 	 	 
	 Tenant’s Share
	  	 	× 10	%
	 Amount Payable to Tenant
	  	$	200,000	 
		  	 	 	 

  

 27 

	 	2.	The “Net Proceeds of Refinancing the First Permanent Loan” shall be computed by subtracting from the principal amount of the Refinancing the First Permanent Loan
(a) the original principal balance of the First Permanent Loan less any amortization of principal thereof, and (b) the usual and customary closing costs and (c) Landlord’s actual cash equity balance, increased or decreased for
actual cash contributions and distributions respectively. 

  

								
	 Example:
	  			  			
			
	 Original Principal Amount of Refinancing First Permanent Loan
	  			  	$	43,000,000	 
	 less:
	  			  			
	 (a) Original Principal Amount of First Permanent Loan
	  	$	40,900,000	  			
	 Less Amortization
	  	 	1,000,000	  			
		  	 	 	  			
		  	$	39,900,000	  	 	39,900,000	 
	 (b) Closing Costs
	  			  	 	100,000	 
	 (c) Landlord’s Equity Balance
	  			  	 	-0-	 
	 Net Proceeds of Refinancing First Permanent Loan
	  			  	 	3,000,000	 
		  			  	 	 	 
	 Tenant’s Share
	  			  	 	× 10	%
	 Amount Payable to Tenant
	  			  	$	300,000	 
		  			  	 	 	 

  

	 	3.	The “Net Proceeds of Subsequent Refinancing the First Permanent Loan” shall be calculated by subtracting from the principal amount of the subsequent Refinancing of the
First Permanent Loan (a) the original principal balance of the Refinancing the First Permanent Loan less any amortization of principal thereof, (b) the usual and customary closing costs and (c) Landlord’s actual cash equity
balance, increased or decreased for actual cash contributions and distributions respectively. This subparagraph 3 shall apply to any and all subsequent refinancings. 

  

								
	 Example:
	  			  			
			
	 Original Principal Amount of Subsequent Refinancing of First Permanent Loan
	  			  	$	45,000,000	 
	 less:
	  			  			
	 (a) Original Principal Amount of refinancing First Permanent Loan
	  	$	43,000,000	  			
	 less Amortizations
	  	 	1,000,000	  			
		  	 	 	  			
		  	 	42,000,000	  	 	42,000,000	 
	 (b) Closing Costs
	  			  	 	100,000	 
	 (c) Landlord Equity Balance
	  			  	 	-0-	 
	 Net Proceeds of Subsequent Refinancing of First Permanent Loan
	  			  	 	2,900,000	 
		  			  	 	 	 
	 Tenant’s Share
	  			  	 	× 10 	%
	 Amount Payable to Tenant
	  			  	$	290,000	 
		  			  	 	 	 

  

	 	4.	The “Net Proceeds of Additional or Secondary Financing” shall be calculated by subtracting from the principal amount of the additional or secondary financing the usual and
customary closing costs and the Landlord’s actual cash equity balance, increased or decreased for actual cash contributions and distributions respectively. This subparagraph 4 shall apply to any and all additional or secondary refinancings.

  

 28 

					
	 Example:
	  			
		
	 Original Principal Amount of Additional or Secondary Financing
	  	$	1,000,000	 
	 less:
	  			
	 (a) Closing Costs
	  	 	100,000	 
	 (c) Landlord Equity Balance
	  	 	-0-	 
	 Net Proceeds of Additional or Secondary Financing
	  	 	900,000	 
		  	 	 	 
	 Tenant’s Share
	  	 	x 10	%
	 Amount Payable to Tenant
	  	$	90,000	 
		  	 	 	 

 In each case above in subparagraphs 1, 2, 3 and 4, Landlord shall notify Tenant at least sixty
(60) days in advance of Landlord’s intention to finance or refinance. Tenant shall notify Landlord of its election to participate or not to participate within fifteen (15) days after Landlord’s notice. If Tenant elects to
participate, then within fifteen (15) days after the closing Landlord shall send to Tenant in Stamford, Connecticut a good check for Tenant’s share together with copies of the Closing Statement, Promissory Note and Mortgage or Deed of
Trust. In the event the Net Proceeds of Refinancing should be negative, in no event shall Tenant be liable therefor. 
  

	 	(c).	Tenant’s Share of Net Proceeds of Sale 

 If
Tenant elects to participate in the “Net Proceeds of Sale” then: 
  

	 	(i)	Rent shall increase by seven (7) cents ($0.07) per square foot per month for the remaining balance of the then current term, unless rent has previously been increased pursuant
to either subparagraph 26 (a) (for the then current twelve (12) month period) or 26 (b); and 

  

	 	(ii)	If fewer than ninety-six (96) months remain in the then current term, the term shall be forthwith extended so that a minimum of ninety-six (96) months remain. Rent for
periods after expiration of the then-current term shall be one hundred percent (100%) of the then current fair market rental, determined in accordance with the provisions of Paragraph 14 (b). 

  

	 	1.	The “Net Proceeds of Sale” shall be computed by deducting from the gross sale price (a) the original principal balance of the then existing primary financing and of
the then existing secondary financing, if any, less any amortization of principal of the then existing primary financing and of the then existing secondary financing, if any, (b) the usual and customary closing costs and (c) the
Landlord’s actual cash equity balance, increased or decreased for actual cash contributions and distributions respectively. 

  

 29 

								
	Example:	  			  			
			
	 Gross Sale Price
	  			  	$	50,000,000	 
	 Less:
	  			  			
	 (a) Original Principal Balance of Primary Financing
	  	$	45,000,000	  			
	 Less:Amortization
	  	 	1,000,000	  			
		  	 	 	  			
		  	 	44,000,000	  	 	44,000,000	 
	 (a) Original Principal Balance of Additional or Secondary Financing
	  	 	1,000,000	  			
	 Less: Amoritization
	  			  	 	500,000	 
	 (b) Closing Costs
	  	 	500,000	  	 	100,000	 
	 (c) Landlord’s Equity Balance
	  	$	500,000	  	 	-0-	 
	 Net Proceeds of Sale
	  			  			
	Secondary Financing	  			  	 	5,400,000	 
		  			  	 	 	 
	 Tenant’s Share
	  			  	 	× 10	%
	 Amount Payable to Tenant
	  			  	$	540,000	 
		  			  	 	 	 

 Landlord shall notify Tenant at least sixty (60) days in advance of Landlord’s intention
to sell and the proposed sale price. Tenant shall notify Landlord of its election to participate or not to participate within fifteen (15) days after Landlord’s notice, if Tenant elects to participate, then within fifteen (15) days
after the closing, Landlord shall send to Tenant in Stamford, Connecticut a good check for Tenant’s share together with Purchase and Sale Agreement and Closing Statement. 
 In the event the Net Proceeds of Sale should be negative, in no event shall Tenant be liable therefor. 
  

	 	(d)	Upon a sale or transfer of the Complex, Tenant’s participation in Net Cash Flow and Refinancing Proceeds shall cease. If Tenant has elected to participate in Refinancing
Proceeds or Proceeds of Sale, rent increases shall remain in effect for the remainder of the then current term, including any extension by operation of Paragraphs 26 (b) and 26 (c). If Tenant has elected to participate in Net Cash Flow, but not
in Refinancing Proceeds or Proceeds of Sale, any rent increase imposed hereunder shall cease upon sale or transfer of the Complex. 

  

	 	(e)	DEVELOPMENT FINANCING 

 It is the intention of the Landlord
to finance the building or complex by a construction loan which will be supplanted by a so-called “Permanent Loan”. Landlord agrees to provide Tenant with a “Loan Package” of information covering the proposed financing at the
same time Landlord is providing this 
  

 30 

 information to its other perspective Lenders, but no later than June 1, 1990. Landlord shall notify
Tenant of the terms of any specific proposals received from such lenders, and Tenant will then have fifteen (15) days to improve the conditions of the proposed financing. If Tenant is successful in obtaining a more favorable loan with the same
maturity, origination fees, amortization schedule and security and other terms and conditions then Tenant shall be entitled to a cash payment or payments equivalent to the savings, provided the Loan with more favorable terms and conditions actually
closes. In the case of construction financing, Tenant shall receive a cash payment in the amount of the savings upon completion of construction and repayment of the construction loan. In the case of permanent financing, Tenant shall receive
quarterly payments equal to the amount of the savings for that period. This Paragraph shall apply to any and all subsequent financings so long as QTC Venture continues to own the property, unless the loan is assumed by the new owner. 
  

	27.	DELIVERY OF EXECUTED LEASE 

 Landlord shall
deliver to Tenant two (2) fully executed originals of this Lease within fifteen (15) days after delivery to Landlord by Tenant of four (4) duplicate originals of this Lease duly executed by Tenant. In the event Landlord shall fail to
deliver the fully executed copies of this Lease as herein required, Tenant may, if Tenant so elects, withdraw its execution and delivery of this Lease by giving Landlord written notice of such withdrawal. Upon such withdrawal neither party shall
have any rights against the other either hereunder or otherwise except that Landlord shall forthwith return to Tenant any sums which Tenant shall have paid to Landlord prior to such withdrawal. 
  

	28.	DELETED 

 (See paragraph 25 - First Right to
Lease) 
  

	29.	NOTICES 

 All notices shall be sent by
registered mail, return receipt requested, or recognized private courier service with proof of delivery to the following addresses: 
  

					
		 	TO LANDLORD:	  	TO TENANT:
			
		 	 Lovewell Company
  
 Mr. John B. Lovewell
 General Partner
 700 Emerson
 Palo Alto, Ca 94301
	  	 Xerox Corporation
  
 Attn: RE/GSD Lease Administration
 800 Long Ridge Road
 P.O. Box 1600
 Stamford, CT 06904

			
		 		  	WITH A COPY TO:
			
		 		  	 Xerox Corporation
 Attn: Manager, Real Estate
Operations
 1851 East First Street, Suite 460
 Santa Ana, CA
92705

  

 31 

 Any notice shall be deemed to have been given on the date set forth on the Registry Receipt given to the
sender at the time of mailing, except that for purposes of Paragraph 19 and 21, hereof, such notice shall be deemed to have been received on the earlier of (a) the date set forth on the Return Receipt, (b) the date of delivery as shown on the
Post Office records, or (c) the date delivery was refused as shown on the Post Office records. 
 Except as otherwise provided in this
Lease, all correspondence to Tenant with respect to this Lease or any of the provisions hereof shall be sent to the addresses of Tenant set forth above, and any and all correspondence sent to Tenant at the Demised Premises or any location other than
as stated herein, and any documents signed by Tenant at the Demised Premises as a result thereof shall be null and void and of no force and effect. Either party, by notice to the other, shall have the right to change the address(es) for notice(s) to
be sent to such party, and to add or substitute entities to which a copy of any notice shall be sent by the other party. 
  

	30.	BROKERAGE 

 Landlord and Tenant acknowledge
that no real estate broker was involved in this lease transaction. Landlord hereby indemnifies Tenant against the claims of any other broker arising from Landlord’s acts, and Tenant hereby indemnifies Landlord against the claims of any other
broker arising from Tenant’s acts. 
  

	31.	ESTOPPEL CERTIFICATES 

 Landlord and Tenant
shall, at any time upon not less than twenty (20) days prior written notice, execute and deliver to the Ground Lessor, a prospective new landlord, lender, or assignee or subtenant of Tenant, as the case may be, a statement in writing
(i) certifying that this Lease is unmodified and in full force and effect (or if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect) and the date to which the rent and
other charges are paid in advance, if any, (ii) acknowledging that there are not, to the parties knowledge, any uncured defaults on the part of the other party hereunder, and no circumstances exist that would, with notice or lapse of time,
constitute default, or specifying such defaults or circumstances if any are claimed; and (iii) confirming such rental and other information as may be reasonably requested. Failure to respond in a timely manner, or to specify a default, shall be
deemed an admission of the matters requested. 
  

	32.	INDUSTRIAL DEVELOPMENT BONDS 

 Landlord
covenants, warrants and represents that tax exempt Industrial Development Bonds, sometimes referred to as Industrial Revenue Bonds (“I.R.B.s”) were not used in financing the Complex or the Building. If it is subsequently determined that
tax exempt I.R.B.s were used in such financing, Tenant shall have the right and option to terminate this Lease and thereafter be relieved of all further liability hereunder. 
  

 32 

 In the event Landlord elects to finance the Complex or Building with tax exempt I.R.B.s during the term
(or any additional term) of this Lease and Tenant occupies ten percent (10%) or more of the Building or Complex, then Landlord shall promptly so notify Tenant and Landlord hereby indemnifies and holds Tenant harmless from any loss by or claim
against Tenant as a result of such tax exempt I.R.B. financing, and Landlord hereby releases Tenant from any liability to Landlord as a result of such tax exempt I.R.B. financing. In addition, Tenant shall have the right and option to terminate this
Lease, as hereinabove provided. 
  

	33.	ASBESTOS AND CONTAMINATION 

 Landlord
covenants, warrants, and represents to the best of Landlord’s knowledge that (a) the Building (including any transformers adjacent to the Buildings) will be constructed in compliance with all applicable laws and regulations, and will not
contain any asbestos or PCB’s, and (b) to the best of seller’s knowledge, after reasonable inquiry, the land under and adjacent to the Buildings (including any other land underlying the Complex) has no toxic contamination except as
described in existing environmental report furnished to Tenant. At any time from and after the date of this Lease and during the term of this Lease or any extension thereof, Tenant shall have the right and option, at Tenant’s expense, to
investigate the Building for the presence of asbestos and PCB’s and to investigate the land for the presence of toxic contamination. Landlord hereby indemnifies and holds Tenant harmless in the event any such asbestos, PCB’s or toxic
contamination is subsequently found, and in such event Tenant shall also have the right and option to terminate this Lease and thereafter be relieved of all further liability hereunder. 
  

	34.	REMEDIATION PROGRAM 

  

	 	(a)	Notice to Tenant of Underground Contamination 

  

	 	(i)	Tenant acknowledges that the soil and groundwater of the property on which the Complex is located have been previously contaminated by volatile organic compounds (referred to as
“Underground Contamination”) and that the Complex is subject to orders by the Department of Health Services regarding remediation of the underground contamination. Tenant acknowledges that copies of the following have been made available
to Tenant for review prior to execution of this Lease: 

  

	 	•	Initial Site Investigation Report (GIC); December 1,1987- Levine-Fricke 

  

	 	•	Phase II Investigation (GIC) August 4, 1988 - Levine-Fricke 

  

	 	•	Remedial Action Order; August 16, 1988; 3400 Hillview Avenue, Palo Alto, California; Docket No. HSA 88-89-005 

  

 33 

	 	•	Phase III On Site Ground-Water Extraction System; Modeling and Conceptual Treatment System Design, 3400 Hillview Avenue, Palo Alto, California, November 22, 1988 -
Levine-Fricke 

  

	 	•	Department of Health Services; Remedial Action Order for Hillview Porter Plume Regional Site; December 9, 1988, Docket No. HSA 88/89-016 

  

	 	•	Department of Health Services; 3400 Hillview Avenue Site; Fact Sheet No. 1; May 1989 

  

	 	•	EMCON Associates; Phase I and Phase II Environmental Assessment of the 3330 Hillview Property In Palo Alto, California, July 13, 1989; Project C25-01-01

  

	 	•	EMCON Associates; Third Party Environmental Review of 3400 Hillview Avenue, Palo Alto, California Site; September 6, 1989; Project C25-03-01 

  

	 	•	Monthly Status Report for November 1989 and Results of November 1989 Quarterly Ground-Water Monitoring; 3400 Hillview Avenue, Palo Alto, California; December 15, 1989;
Levine-Fricke 

  

	 	•	Technical Memorandum On-site Soil Gas Investigation; 3400 Hillview Avenue; Palo Alto, California; April 7, 1989; Levine-Fricke 

  

	 	    	Tenant represents and warrants that it has reviewed such material. Tenant accepts the Premises with knowledge of the Underground Contamination as described in the specified
materials and knowledge of the requirements of the Orders and Remedial Action Plan as described in such documents. 

  

	 	(ii)	Landlord represents to Tenant that Landlord shall require that all work or other activities performed on or about the Complex and the Premises in regard to the Underground
Contamination or the Remedial Action Plan shall be performed in a manner which shall not unreasonably interfere with the use of the Complex or the Premises by Tenant, its agents, employees, custormers, contractors or subtenants.

  

	 	(iii)	Tenant, acknowledges that Landlord has notified Tenant that General Instrument Corporation (referred to as “Indemnitor”) has agreed to indemnify Landlord and
Landlord’s Tenants from certain losses, costs, damages or expenses arising from the existing Underground Contamination, subject to certain conditions and limitations, as set forth in an Indemnification Agreement dated March 10, 1988, as
amended and supplemented by a letter agreement dated November 18, 1989, between Indemnitor and Landlord. 

  

 34 

	 	(b)	Landlord’s Obligations 

  

	 	(i)	Landlord shall be responsible for all investigation, remediation, and monitoring required by law for (1) the Underground Contamination (and any additional Hazardous Materials
existing on the Premises as of the Commencement Date of this Lease, (2) any Hazardous Materials released, emitted, discharged, or stored by Landlord or its agents, employees, or other tenants of the Complex, (3) any Hazardous Materials
released, emitted, or discharged on or about the Premises from any other source after the Commencement Date, except to the extent that the Hazardous Materials in question were released, emitted, or discharged by Tenant or its agents, employees,
contractors or subtenants. (For purposes of this Lease, “Hazardous Materials” shall mean any substance which has the capacity to cause death, injury or illness to man through ingestion, inhalation, or absorption through any body surface.)

  

	 	(ii)	Landlord shall indemnify and hold Tenant harmless from any claims or costs, including reasonable attorneys fees, arising from or related to (a) any Hazardous Materials
released, emitted, discharged, stored or used by landlord or its agents, employees or contractors, or other tenants of the Complex or (b) any Hazardous Materials present from any cause on or about the Premises on the Commencement Date of the
Lease (including, without limitation, the Underground Contamination), except to the extent such Hazardous Materials were released by Tenant. 

  

	 	(iii)	Landlord shall indemnify Tenant as provided above only for out-of-pocket costs and expenses and not for any consequential damages and incidental damages, including loss of profits
and loss of rental value of the leasehold; except to the extent such damages result from Landlord’s willful failure to fulfill its obligations (specifically excluding good faith disputes with Tenant or government agencies regarding the scope
and timing of Landlord’s obligation). 

  

	 	(iv)	Any limitation on recovery against Landlord with respect to Hazardous Materials (including the limitation on recovery of consequential damages, loss of profits and loss of rental
value) shall not affect Tenant’s right to pursue any third parties, including Indemnitor (as defined herein). Upon demand from Tenant, Landlord will assign to Tenant any claims Landlord may have against any third parties, including Indemnitor
relating to the losses, costs, expenses, lost profits, liabilities or claims which Tenant may incur or which may be asserted against Tenant with respect to Hazardous Materials. 

  

	 	(v)	Landlord shall impose upon all other tenants restrictions on the use of Hazardous Materials at least as strict as those contained in this Lease. 

  

 35 

	 	(c)	Tenant’s Obligations 

 Tenant has no present intention
to use any Hazardous Materials in its operations at the Premises except for such Hazardous Materials as are incidental to normal office and software engineering work. Tenant’s use of Hazardous Materials shall be subject to Landlord’s
approval, which shall not be unreasonably withheld, and shall comply with all applicable laws and regulations and the Ground Lease. 
  

	35.	HOLDOVER 

 If Tenant shall remain in
possession of the Demised Premises after expiration of the original or any additional term hereof, Tenant’s occupancy shall be a month-to-month tenancy at 125% of the rental rate applicable to the last month of the unexpired term and under all
of the other terms, conditions and provisions hereof except those pertaining to the term of the Lease. Landlord hereby grants to Tenant the right to holdover for up to three (3) months at a rental rate of 105% of the rental rate applicable to
the last month of the unexpired term. 
  

	36.	SURRENDER 

  

	 	(a)	Upon any termination or expiration of this Lease, Tenant shall surrender the Demised Premises in the same condition as existed at the commencement of the term, except for normal
wear and tear and damage caused by the elements, casualty or any other cause for which Tenant might not be liable, provided, however, that Tenant shall have the option, but not the obligation, to replace or remove any or all of the improvements and
alterations made to the Demised Premises by Tenant or at Tenant’s expense. Any damage to the Demised Premises resulting from the removal of such improvements or alterations shall be repaired by Tenant at Tenant’s expense.

  

	 	(b)	Tenant shall surrender the Premises to Landlord with all plumbing, electrical and mechanical systems in good working order, normal wear and tear excepted, all carpets cleaned and
shampooed, interior wall damage repaired, and damaged ceiling tiles, light fixtures, window blinds and other damaged fixtures replaced. 

  

	37.	MODIFICATION OF LEASE 

 The terms, covenants
and conditions of this Lease may not be changed orally but only by an instrument in writing signed by the party against whom enforcement of the change is sought. The failure of either party hereto to insist in any one or more cases upon the strict
performance of any term, covenant or condition of this Lease to be performed or observed by the other party hereto shall not constitute a waiver of relinquishment for the future of any such term, covenant or condition. 
  

 36 

	38.	MEMORANDUM OF LEASE 

 Neither party shall
record this Lease or any of the exhibits and/or riders attached hereto, but at the request of either party, Landlord and Tenant shall enter into a “short form” or Memorandum of Lease in recordable form which shall set forth the parties,
the legal description of the land underlying the Building, a description of the Demised Premises, the Commencement Date and Expiration Date of the term of the Lease, and any options, rights of refusal and/or restrictions desired to be included by
either party. 
  

	39.	PARAGRAPH CAPTIONS 

 Paragraph captions
herein are for Landlord’s and Tenant’s convenience only, and neither limit nor amplify the provisions of this Lease. 
  

	40.	ENTIRE AGREEMENT 

 This Lease represents the
entire agreement between Landlord and Tenant and supersedes all prior agreements both written and oral. The terms, covenants and conditions of this Lease shall be binding upon and shall inure to the benefit of Landlord and Tenant and their
respective executors, administrators, heirs, distributees, legal representatives, successors and assigns. The term “Tenant” as used in this Lease shall include Xerox Corporation and any subsidiary (or any subsidiary of any subsidiary) of
Xerox Corporation. 
  

	41.	CHOICE OF LAW AND INTERPRETATION 

 This Lease
shall be governed by the law of the State in which the Complex is situate. Should any provision of this Lease require judicial interpretation, it is agreed that the court interpreting or construing the same shall not apply a presumption that the
terms of any such provision shall be more strictly construed against one party or the other by reason of the rule of construction that a document is to be construed most strictly against the party who itself or through its agent prepared the same,
it being agreed that the agents of all parties hereto have participated in the preparation of this Lease. 
  

	42.	ENTRY BY LANDLORD 

 Landlord reserves and
shall at any and all times have the right to enter the Premises to inspect the same, with Tenant’s approval which will not be unreasonably withheld, to supply any services required hereunder, to submit the Premises to prospective purchasers,
tenants or lenders, to post notices of nonresponsibility, to alter, improve or repair the Premises or any portion of the Complex, all without being deemed guilty of an eviction of Tenant and without abatement of rent, and may erect scaffolding and
other necessary structures where reasonably required by the character of the work to be performed, provided that the business of the Tenant shall be interfered with as little 
  

 37 

 as is reasonably practicable. Landlord shall be required to give at least three (3) days written
notice, except in an emergency. Landlord shall follow Tenant’s reasonable security and or safety regulations, and, if Tenant so requests, shall be accompanied at all times by an employee of Tenant. Tenant hereby waives any claim for damages,
for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby, except due to the negligence or willful misconduct of Landlord or its
agents or employees or if Landlord violates any of the provisions contained herein. 
  

	43.	ATTORNEY’S FEES 

 If either party should
bring an action at law or in equity or commence arbitration under this Lease to enforce any provision of this Lease or the accompanying Work Agreement, then all costs and expenses, including reasonable attorney’s fees, incurred by the
prevailing party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is
prosecuted to judgment. All remedies provided herein or at law or in equity shall be cumulative and not exclusive. 
  

	44.	NONRECOURSE 

 If, as a consequence of a
default by Landlord under this Lease, Tenant recovers a money judgment against Landlord, such judgment shall be satisfied only out of the proceeds of sale received upon execution of such judgment and levied thereon against the right, title and
interest of Landlord in the Premises and out of Rent or other income from such property received by Landlord or out of consideration received by Landlord from the sale or other disposition of all or any part of Landlord’s right, title or
interest in the Premises, and neither the Landlord not its partners shall be liable for any deficiency. 
  

	45.	LANDLORD PAYMENT OPTION 

 The Property
Expenses to be paid by Tenant under the Rider herein are the direct responsibility of Tenant, Landlord may collect Property Expense payments from Tenant and pay the appropriate entities directly. If Landlord elects to do so, the installments of
property taxes and special assessments to be paid by Tenant shall be paid to Landlord not later than thirty (30) days from receipt of Landlord’s invoice or twenty (20) days prior to the date the installment becomes delinquent
whichever is latest and insurance premiums shall be paid to Landlord not later than thirty (30) days from receipt of Landlord’s invoice or twenty (20) days prior to the due date whichever is latest. For Common Area Expenses and all
other Property Expenses, Tenant shall pay to Landlord monthly, in advance, an amount estimated by Landlord to be Landlord’s average monthly expenditures for such Property Expenses items, which estimated amount shall be reconciled once each
calendar year, in the month of September, with Landlord’s actual expenditures for said Property Expenses items. After reconciliation, Tenant shall pay to Landlord within thirty (30) days after receipt of an invoice from Landlord, the
amount of actual expenses expended by Landlord in excess of the estimated amount, or Landlord shall, within thirty (30) days after such reconciliation, refund to Tenant or 
  

 38 

 credit against the next succeeding installment of Rent (providing Tenant is not in default under this
Lease) the amount of estimated payments made by Tenant in excess of Landlord’s actual expenditures for said Property Expenses items. Landlord shall maintain complete, accurate records of Property Expenses for at least three (3) years after
they are incurred. Landlord shall make such records available to Tenant or its representatives (in accordance to the Rider herein) at reasonable times for inspection, copying and audit. Overpayments or underpayment disclosed by audit shall be
adjusted by payment or credit against subsequent rent payments, as appropriate. 
  

	46.	DELAYS, LIQUIDATED DAMAGES, TERMINATION 

 If
Landlord is unable to deliver possession of the Premises or the Premises are not, in Tenant’s reasonable judgment, ready for occupancy on or before July 1, 1991, Landlord shall pay liquidated damages to Tenant at the rate of $1075.00 per
day for each day of delay. Liquidated damages shall not be paid to the extent of any delays caused by fire, natural disaster, strikes or other circumstances beyond Landlord’s control including inability to obtain government approvals despite
diligent efforts to do so (force majeure), provided that Landlord gives Tenant prompt written notice of such circumstances. Liquidated damages shall be payable in cash, upon demand following the Commencement Date or earlier termination, or, at
Tenant’s option, deducted from amounts due Landlord under this Lease on the accompanying Work Agreement. The parties agree that these provisions liquidating Tenant’s damages are reasonable in the circumstances existing at the time of this
Lease. 
 If the Landlord is unable to deliver possession of the Premises or the Premises are not, in Tenant’s reasonable judgment, ready
for occupancy on or before November 1, 1991, Tenant may terminate this Lease and the accompanying Work Agreement upon written notice to Landlord, except when delays are caused by force majeure, provided that Landlord gives Tenant prompt written
notice of such circumstances. However, if for any reason, including force majeure, Landlord is unable to deliver possession of the Premises or the Premises are not, in Tenant’s reasonable judgment, ready for occupancy by January 1, 1992
Tenant may terminate this Lease and the accompanying Work Agreement upon written notice to Landlord. 
  

	47.	INDEMNIFICATIONS 

  

	 	(a)	Tenant shall indemnify and hold harmless Landlord against and from any and all causes and claims arising from Tenant’s use of the Premises or the conduct of its business or
from any activity, work done, permitted or suffered by the Tenant in or about the Premises, and shall further indemnify and hold harmless Landlord against and from any and all claims arising from any breach or default in the performance of any
obligation of Tenant’s part to be performed under the terms of this Lease, or arising from any action, neglect, fault or omission of the Tenant, or of its agents or employees, and from and against all costs, reasonable attorney’s fees,
expenses and liabilities incurred in or about such claim or any action or proceeding brought thereon, and in case any action or proceeding be brought against Landlord by reason of any such claim, Tenant upon notice from Landlord shall defend the
same at Tenant’s expense by counsel reasonably satisfactory to Landlord. Tenant, as a material part of the consideration to 

  

 39 

	 	    	Landlord, hereby assumes all risk of damage to property or injury to persons in, upon or about the Premises from any cause whatsoever except to the extent caused by Landlord’s
negligence, willful misconduct or failure of Landlord to observe any of the terms and conditions to this Lease, or to the extent covered by any indemnity. Landlord shall give Tenant prompt written notice, with full particulars, of all claims subject
to this indemnity. Tenant shall have no obligation to pay any amount in connection with any settlement reached without Tenant’s consent, which shall not be unreasonably withheld or delayed. Tenant shall indemnify and hold harmless Landlord
against and from any and all causes and claims arising from the active neglect or negligence, willful misconduct or intentional failure of Tenant to observe any of the terms and conditions of this Lease. 

  

	 	    	Without limiting the generality of the foregoing, Tenant shall indemnify and hold Landlord harmless from any claims, third party liabilities or costs arising from, and shall perform
(or cause others to perform) all investigation and remediation required by law and the Stanford Ground Lease and remediation required by law and the Stanford Ground Lease with respect to any Hazardous Materials released, emitted, discharged, stored
or used by Tenant or its agents, employees, contractors or subtenants. Tenant shall also be responsible for, and shall indemnify and hold Landlord harmless from any claims by any third party relating to the migration of Hazardous Materials from the
Premises to other property to the extent that the Hazardous Materials in question were released, emitted, discharged, by Tenant or its agents, employees, contractors or subtenants. (For purposes of this Lease, “Hazardous Materials” shall
mean any substance which has the capacity to cause death, injury or illness to man through ingestion, inhalation, or absorption through any body surface.) 

  

	 	    	Tenant shall indemnify Landlord as provided above only for out-of-pocket costs and expenses and not for any consequential damages and incidental damages, including loss of profits
and loss of rental value of the leasehold (other than lost rents during time of clean up), except to the extent such damages result from Tenant’s willful failure to fulfill its obligations (specifically excluding good faith disputes with
Landlord or government agencies regarding the scope and timing of Tenant’s obligations). 

  

	 	(b)	Landlord shall indemnify and hold harmless Tenant against and from any and all causes and claims, subject to the provisions regarding Hazardous Materials which is set forth in
Paragraph 34, as provided in this Paragraph 47 (b), arising from the Complex, including all Common Areas, but excluding the Premises, and shall further indemnify and hold harmless Tenant against and from any and all claims arising from any breach or
default in the performance of any obligation of Landlord’s part to be performed under the terms of this Lease, or arising from any act, neglect, fault or omission of the Landlord, or of its agents or employees, and from and against all costs,
reasonable attorneys’ fees, expenses and liabilities incurred in or about such claim or any action or proceeding brought thereon, and in case any action or proceeding be brought against Tenant by reason of any such claim, Landlord upon notice
from Tenant shall defend the same at Landlord’s expense by counsel reasonably satisfactory to Tenant. Landlord’s obligations regarding Hazardous Materials are set forth in Paragraph 34 herein. Landlord, as a material part of the
consideration to Tenant, hereby assumes all risk of damage 

  

 40 

	 	    	to property or injury to person in, upon or about the Complex, including all Common Areas, but excluding the Premises from any cause whatsoever except to the extent caused by
Tenant’s negligence, willful misconduct, or failure Tenant to observe any of the terms and conditions to this Lease, or to the extent covered by any indemnity. Landlord shall indemnify and hold harmless Tenant against and from any and all
causes and claims arising from the active negligence, neglect or willful misconduct or intentional failure of Landlord to observe any of the terms and conditions of this Lease. Tenant shall give Landlord prompt written notice, with full particulars,
of all claims subject to this indemnity. Landlord shall have no obligation to pay any amount in connection with any settlement reached without Landlord’s consent, which shall not be unreasonably withheld or delayed. 

  

	 	(c)	Tenant covenants and agrees that Stanford University shall not any time or to any extent whatsoever be liable, responsible or in any way accountable for any loss, injury, death or
damage to persons or property or otherwise, whether direct or consequential including without limitation, loss or damage to the Premises and the Building, attorney’s fees, which at any time may be suffered or sustained by Tenant or by any
person whosoever may at any time be using or occupying or visiting the Premises or be in, on or about the same, whether such loss, injury, death or damage shall be caused by or in any way result from or arise out of any act, omission or negligence
of Tenant or of any occupant, subtenant, visitor or user of any portion of the Premises, or shall result from or be caused by any other person, matter or thing whether of the same kind as, or of a different kind than, the persons, matters or things
above set forth except to the extent that any loss, injury death or damage may be caused by the negligence or willful misconduct of Stanford University. Tenant shall forever indemnify, defend, hold and save Stanford University free and harmless of,
from and against any and all claims, liability, loss or damage whatsoever on account of any such loss, injury, death or damage except to the extent that any loss, injury, death or damage may be caused by the negligence or willful misconduct of
Stanford University. Tenant hereby waives all claims against Stanford University for damages to the Premises and to the property of Tenant in, upon or about the Premises, and for injuries to persons or property in or about the Premises, from any
cause arising at any time except to the extent that any, injury, death or damage may be caused by the negligence or willful misconduct of Stanford University. 

  

	 	    	Without limiting the generality of the foregoing, Tenant agrees that the provisions of this Paragraph 47 apply to all Hazardous Materials used, stored, generated, treated, disposed
or released (“Used”) on, in or under the Premises by Tenant and that Tenant will indemnify, defend, hold and save Stanford University free and harmless from claims, liability, loss or damage on account of such Hazardous Substances used by
Tenant and that Tenant will remove such substances used by Tenant that are now or hereafter on, in or under the Premises in a safe and prudent manner and within a reasonable time that is agreed to by Stanford University. The parties hereto recognize
and agree that from time to time Stanford University in its reasonable discretion may require the removal of Hazardous Materials or other remediation even though such Stanford University requirements are in excess of or in the absence of applicable
governmental requirements. Any dispute with regard to such Sanford University removal or remediation requirements that are in excess of or in the absence or applicable governmental requirements shall be subject to arbitration pursuant to the terms
of Paragraph 38 of the Ground Lease provided however that if there is a 

  

 41 

	 	    	contemporaneous dispute with regard to governmental required remediation of Hazardous Substances then Stanford University may join the dispute with regard to its independent
requirements with a legal action in court of competent jurisdiction with respect to the government required remediation instead of the arbitration. 

  

	 	    	As used in this Paragraph 47, Stanford University shall include and be deemed to include The Board of Trustees of the Leland Stanford Junior University and its trustees, directors,
officers, employees, faculty, students, agents, and affiliated organizations. 

  

	48.	EXHIBITS AND RIDERS 

 Attached hereto and
made a part hereof are the following: 
  

					
	Rider:	  		  	 Common Area Maintenance, Real Estate Taxes,
 Insurance
Cost

			
	Exhibit “A”:	  		  	Complex
			
	Exhibit “B”:	  		  	Demised Premises
			
	Exhibit “C”:	  		  	Work Agreement and Allowance
			
	Exhibit “C-1”:	  		  	Landlord Preparation of Building Shells
			
	Exhibit “C-2”:	  		  	Building Shell Approved Plans
			
	Exhibit “C-3”:	  		  	Tenant Improvement Plans and Specifications

  

 42 

 IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Lease as of the day and year first above written.

  

											
	TENANT	 	LANDLORD
		
	 Xerox Corporation, a
 New York
corporation
	 	 QTC Venture, a
 California general
partnership

				
	By:	 	 /s/ Edward L. Maier
	 	By:	 	Keenan/Lovewell 1. a California
		 	Edward L. Maier	 		 	 general partnership, General
 Partner

					
	Its:	 	Director, Real Estate Operations	 		 	By:	 	 /s/ John B. Lovewell

		 		 		 		 	John B. Lovewell, General Partner
				
	Date:	 	4/6/90	 	Date:	 	4/10/90
				
		 		 	By:	 	Kennan QTC L.P. a California
		 		 		 	 limited partnership, General
 Partner

					
		 		 		 	By:	 	 /s/ Charles J. Keenan III

		 		 		 		 	Charles J. Keenan III
				
		 		 		 	 Trustee of the Kennan
 Declaration of Trust
dated
 December 20, 1988

					
		 		 		 	Date:	 	4/11/90

  

 43 

 RIDER 
 This Rider is made a part of Lease dated March 1, 1990 for space at 3400 Hillview Avenue in the City of Palo Alto, State of California and in the event of conflict between this Rider and the printed portion of said Lease, this Rider
shall prevail. 
 COMMON AREA MAINTENANCE, REAL ESTATE TAXES, INSURANCE COST 
 Landlord and Tenant each acknowledge that the rent specified in Paragraph 3 does not provide for Real Estate Taxes, Insurance Costs and Common Area Maintenance which may
hereafter pertain to the Premises or the Building. Therefore, Tenant agrees to pay or to reimburse Landlord for the Additional Expenses as hereinafter provided. 
  

	(a)	The term “Common Area Maintenance” shall mean the cost of providing water, sewer, parking lot and landscape maintenance (including cleaning, policing, striping of
walkways, sidewalks and parking areas, and the keeping of same drained , shrub and flower upkeep and replacement) and trash removal (excluding that trash generated by Tenant), reasonable, actual costs of managing the Common Areas and operating the
Complex (which shall exclude Landlord’s overhead and shall not exceed the lesser of one percent (1%) of the rent specified by Paragraph 3 or competitive rates for such services), costs of legally mandated programs and capital costs of
replacements and legally mandated improvements amortized over their useful lives in accordance with generally accepted accounting principles, plus interest on the unamortized portion of such cost at the Bank of America’s reference rate plus two
percent (2%). All expenses to be taken into account pursuant to this paragraph shall be “net” only, and for such purpose shall be deemed reduced by the amount of reimbursement, recoupment, payment, discount or allowance received or
receivable by Landlord in connection with such expenses. 

  

	(b)	During the term of this Lease Tenant agrees to reimburse Landlord for Common Area Maintenance which Landlord agrees to provide in accordance with Paragraph 6 of the Lease.
Tenant’s prorata share shall be adjusted during the term of said Lease and any renewals thereof by any increases and decreases in the square feet demised to Tenant and by any increases in the square feet in the Building.

  

	(c)	The term “Real Estate Taxes” shall mean the annual ad valorem taxes, special assessments and special taxes levied against the Complex, and imposed by any authority having
the direct power so to tax, including any city, county, state, or federal government, or any school, agricultural, transportation or environmental control agency, lighting, drainage or other improvement district thereof. All expenses to be taken
into account pursuant to this paragraph shall be “net” only, and for such purpose shall be deemed reduced by the amount of reimbursement, recoupment, payment, discount or allowance received or receivable by Landlord in connection with such
expenses. The term “Real Estate Taxes” shall not include any parking surcharge, license fee, penalty, inheritance or estate tax, any tax on Landlord’s right to rent or other income from the Building or on Landlord’s business of
leasing the Buildings, any penalty for delinquent payment of taxes (unless caused by Tenant), increases in taxes 

  

 44 

 arising from additions or improvements to Buildings not occupied by Tenant, or common areas not used by
Tenant, or leasehold improvements made by or for other tenants. In the event the Buildings and/or land or Complex is reassessed (which term includes the current assessment being increased without reassessment) and such reassessment is greater than
the prior assessment, then Landlord shall (a) promptly notify Tenant thereof, and (b) if in Tenant’s reasonable determination such reassessment is excessive and Tenant so notifies Landlord, Landlord shall diligently protest such
reassessment or permit Tenant to do so. In the event Landlord fails so to notify Tenant, or to contest the reassessment or permit Tenant to do so (as the case may be), then Tenant’s obligation to pay its share of Real Estate Taxes shall be
computed by multiplying the prior assessment by the then current tax rate. Costs of contesting assessments shall be chargeable to Tenant as a property expense. 
 In the event Landlord’s Real Estate Tax bill covers buildings in addition to the Buildings that comprise the Premises or land in excess of that required to support the Buildings, parking and common areas for the
Building and Landlord is unable to obtain a separate tax assessment of the Premises, parking and common areas, the Landlord shall make a reasonable allocation for the Building, parking and common areas of the total tax assessment made on the several
buildings. Landlord shall submit to Tenant sufficient backup data as to the basis for such allocation to permit Tenant to determine the reasonableness of the allocation. In the event that Tenant disputes the reasonableness of either such allocation,
Landlord and Tenant agree to submit the determination of such allocation to arbitration before a single arbitrator in accordance with the Commercial Arbitration Rules of the American Arbitration Association. The arbitrator shall be an independent
Certified Public Accountant, an active member of the California bar, or a retired judge. 
 NOTICE: BY INITIALLING IN THE SPACE BELOW YOU
ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW, AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE
DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALLING IN THE SPACE BELOW, YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS SUCH RIGHTS ARE SPECIFICALLY INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION. IF YOU
REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY. WE HAVE READ AND UNDERSTAND
THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION TO NEUTRAL ARBITRATION. 
  

					
	 /s/
	 		 	 /s/

	Initialled by Landlord	 		 	Initialled by Tenant

  

	(d)	The term “Insurance Cost” shall mean premiums for insurance required to be carried by Landlord pursuant to said Lease and the Ground Lease. The term “Insurance
Cost” shall specifically exclude increases in premiums for insurance required to be carried by Landlord pursuant to this Lease when such increase is caused by use of the Complex by Landlord or any other tenant of Landlord which is hazardous on
account of fire or otherwise, or premiums for any insurance carried by Landlord which is not required to be carried pursuant to this Lease and the Ground Lease. All expenses to be taken into account pursuant to this paragraph shall be
“net” only, and for such purpose shall be 

  

 45 

 deemed reduced by the amount of reimbursement, recoupment, payment, discount or allowance received or
receivable by Landlord in connection with such expenses. 
  

	(e)	The Tenant’s share of Real Estate Taxes and Common Area Maintenance and Insurance Cost shall initially be 81%, which is derived from a fraction using as the numerator the area
then under lease by the Tenant, 167,366 square feet, and as the denominator, the total area in the Building(s) projected in the overall project of 206,150 square feet. Tenant’s prorata share shall be adjusted when the actual square footages are
determined and during the term of said Lease and any renewals thereof by any increases and decreases in the square feet demised to Tenant and by any increases in the square footage in the Building(s). 

  

	(f)	The Landlord shall deliver to Tenant in Stamford, Connecticut (Attn: RE/GSD Lease Administration), a statement setting forth the amounts of estimated Common Area Maintenance for the
then current year, together with an invoice showing the amounts for which reimbursement is due. Copies of the accounting statements used in the calculations and copies of receipted Real Estate Tax bills shall be furnished with the statements and
invoice for reimbursement, and upon request by Tenant, Landlord shall submit additional backup data (including copies of receipted bills) to permit Tenant to review such statement. Tenant or any authorized agent of Tenant, shall have the right, upon
prior written notice, to audit Landlord’s books at any time with respect to the first full year or any subsequent year. Upon request by Tenant, Landlord shall submit a statement signed by an officer (or partner, as the case may be) of Landlord,
setting forth the date on which the Building was assessed as a fully completed building. 

  

	(g)	Tenant shall pay its pro rata share of Real Estate Taxes and Insurance Cost due, if any, in the manner set forth in paragraph 45 herein. If Tenant shall dispute, in good faith, any
reimbursement item or other sum (other than Rent) claimed by Landlord hereunder and Tenant shall give Landlord written notice specifying in reasonable detail the basis for its dispute. Tenant and Landlord shall proceed diligently to resolve any such
dispute by agreement or arbitration in accordance with the commercial arbitration rules of the American Arbitration Association. The arbitrator shall be an independent Certified Public Accountant, an active member of the California bar, or a retired
judge. 

 NOTICE: BY INITIALLING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED
IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW, AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALLING IN THE SPACE
BELOW, YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS SUCH RIGHTS ARE SPECIFICALLY INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU
MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY. WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS
INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION TO NEUTRAL ARBITRATION. 
  

					
	 /s/
	 		 	 /s/

	Initialled by Landlord	 		 	Initialled by Tenant

  

 46 

	(h)	If the first or final billing period during the term or any additional term of this Lease for which reimbursement may be due, shall contain less than twelve (12) months, the
reimbursement under this Rider shall be prorated. 

  

	(i)	Notwithstanding the foregoing provisions of this Rider, it is understood and agreed that in the event Landlord fails to bill Tenant for any amounts which may be due hereunder within
nine (9) months after reconciliation date provided in paragraph 45, then Tenant shall have no liability or obligation to make such payment. 

  

 47 

 EXHIBIT A 
 “COMPLEX” 
  

 48 

 EXHIBIT B 
 “DEMISED PREMISES” 
  

 49 

 EXHIBIT C 
 WORK AGREEMENT AND ALLOWANCES 
 This Work Agreement and Allowances (“Work Letter”) is attached as EXHIBIT C
and made a part of that certain Lease dated March 1, 1990, (the “Lease”), between QTC Venture, a California general partnership (“Landlord”) and Xerox Corporation, a New York corporation (“Tenant”). The terms used
in this Work Letter that are defined in the Lease shall have the same meaning as provided in the Lease. 
 The purpose of this Work Letter is to set forth
the agreement between Landlord and Tenant with respect to the construction of the Building Shells and the construction of Tenant Improvements to be installed on the Demised Premises by Landlord. 
  

	 	1.	Building Shell 

 Landlord shall pay all costs of design and
construction of the Building Shells. The Building Shell and all necessary and required appurtenances thereto is described and defined by EXHIBIT C-1 attached to this Work Letter. 
 The Building Shell shall be be completed in a good and workmanlike manner. All work and materials incorporated into the Building Shell shall conform to
all applicable codes, and shall conform to the Building Plans and Specifications approved by Landlord and Tenant. All materials incorporated into the Building Shell shall be new and of first quality. Landlord shall promptly correct and remedy any
defective work or materials. 
  

	 	2.	Building Shell Plans 

 Tenant shall have until June 1,
1990 to review and approve the design development drawings for the Building Shells. The final working architectural and engineering plans and specifications for the Building Shells (“Building Plans and Specifications”) shall be prepared in
accordance with the approved design development drawings. Tenant shall have the right to review and approve the Building Plans and Specifications. Landlord shall build the Building Shells in substantial conformance with the approved Building Plans
and Specifications which shall be attached hereto as EXHIBIT C-2 after approval by Landlord and Tenant. 
  

 50 

	 	3.	Tenant Improvements 

 For purposes of this Work Letter and
the Lease, Tenant Improvements shall not include the Building Shell to be provided by Landlord pursuant to Paragraph 1 above. The Tenant Improvements shall include all other improvements to the Premises for Tenant’s use and occupancy pursuant
to the Lease or this Work Letter. Tenant improvements shall include, but not be limited to, the following: 
  

	 	(a)	Sprinkler drops and heads below drop ceiling; 

  

	 	(b)	Roof mounted VAV HVAC, including main trunk lines to first and second floors with hot water reheat system, secondary distribution lines and controls; 

  

	 	(c)	Ceilings; 

  

	 	(d)	Lighting; 

  

	 	(e)	Building insulation including roof and sound insulation; 

  

	 	(f)	Interior walls and partitions; 

  

	 	(g)	Plumbing; 

  

	 	(h)	Painting and wall coverings; 

  

	 	(i)	Floor covering; 

  

	 	(j)	Suite entry and interior doors; 

  

	 	(k)	All venting; 

  

	 	(I)	Electrical secondary system from transformer (including underground pull section), panels, main switchboard switches, and distribution; 

  

	 	(m)	Gas distribution; 

  

	 	(n)	Telephone switch room, panel, distribution system; 

  

	 	(o)	Lobbies (including lobby stairway), corridors, fire exits; 

  

 51 

	 	(p)	Elevators; 

  

	 	(q)	Electrical rooms, phone rooms, and mechanical rooms; 

  

	 	(r)	Restrooms; 

  

	 	(s)	Janitorial closets; 

  

	 	(t)	Window coverings; 

  

	 	(u)	One secondary stairway and finish for each Building; 

  

	 	(v)	Exterior signage; 

  

	 	(w)	Outside landscaped walkway to adjacent property (PARC) and second story bridge walkways between Buildings; and 

  

	 	(x)	Other improvements specific to Tenant’s use including shell upgrades (such as additional structural reinforcing) and specialty improvements such as cafeterias, auditoriums and
exercise rooms. 

 All Tenant Improvements shall be completed in a good and workmanlike manner and all materials and equipment
incorporated into Tenant Improvements (i) will be new and free of defects, (ii) will conform to all applicable codes, and (iii) will conform to the Tenant Improvement Plans and Specifications (defined in Paragraph 4 below) approved by
Landlord and Tenant including all changes or modifications thereto approved by Landlord and Tenant. Landlord shall promptly correct and remedy any defective work or materials. Upon completion of the Tenant Improvements and acceptance of the Demised
Premises by Tenant, Landlord shall, if requested by Tenant, furnish Tenant with a complete set of “as built” drawings for the Tenant Improvements to the Demised Premises which drawings shall be furnished at no additional cost to Tenant.

 Landlord shall be responsible for obtaining all necessary permits and approvals (including the building and occupancy permits) and other
authorizations from governmental agencies or Stanford University needed in connection with the Tenant Improvements. The costs of all such permits and approvals including inspection, mitigation, and other building fees, shall be included as part of
the costs of the Tenant improvements. 
  

 52 

	 	4.	Tenant Improvement Plans and Specifications 

 Tenant shall
retain a licensed architect for the preparation of design development drawings for the Tenant Improvements. Tenant shall submit the design development drawings to Landlord for Landlord’s approval no later than October 1, 1990. Landlord
shall have fifteen (15) days after receipt of the design development drawings to review and approve the drawings. Landlord shall not unreasonably withhold approval. If Landlord does not approve the drawings, Tenant shall have fifteen
(15) days after receipt of Landlord’s requested changes to modify the drawings and resubmit the drawings to Landlord for approval. Landlord shall thereafter have ten (10) days to approve the revised drawings. Landlord and Tenant shall
submit the approved design development drawings to Landlord’s General Contractor for the completion of final working architectural and engineering plans and specifications for the Tenant Improvements (“Tenant Improvement Plans and
Specifications”). Landlord’s contractor shall prepare estimated cost of the Tenant Improvements based upon the design development drawings. If the estimated cost is not acceptable to Tenant, Tenant shall have twenty (20) days to
submit revised design development drawings. If cost of the Core Portion of the Tenant Improvements exceeds Twelve Dollars and Fifty Cents ($12.50) per square foot or approximately Two Million Ninety-Two Thousand Seventy-Five Dollars ($2,092,075.00)
(167,366 square feet times $12.50 per square foot), Tenant may require Landlord to redesign the core to meet this figure. The Core Portion shall include one elevator (car, structural improvements to accommodate the car, pit, and shaft), one lobby,
four (4) bathrooms, one (1) electrical room per Building and a rooftop mounted double duct HVAC system including primary trunk lines. Building One (1) shall have a ceremonial stairway included as part of the lobby. Upon approval of
the estimated costs, Landlord’s contractor shall prepare the Tenant Improvement Plans and Specifications based upon the approved design development drawings and cost estimates. Landlord and tenant shall indicate their approval of the Tenant
Improvement Final Plans and Specifications by initialing them and attaching a schedule of Tenant Improvement Plans and Specifications hereto as EXHIBIT C-3. Immediately following such approval by Landlord and Tenant, Landlord shall submit the Tenant
Improvement Plans and Specifications to the appropriate governmental body for plan checking and a building permit. Landlord, subject to Tenant’s approval, agrees to make any reasonable changes to the Tenant Improvement Plans and Specifications
required to obtain a building permit for the Tenant Improvements. After final approval of the Tenant Improvement Plans and Specifications, no further changes shall be made without the prior written approval of Landlord and Tenant 
  

	 	5.	Construction Contract 

 The parties agree that the Tenant
Improvements shall be constructed by a licensed contractor selected by Landlord and approved by Tenant (“General Contractor”) pursuant to a “cost plus” up to guaranteed maximum cost construction contract (“Construction
Contract”) between Landlord and 
  

 53 

 General Contractor. The final pricing for the Tenant Improvements shall be subject to Tenant’s
approval. The Construction Contract shall require that General Contractor provide a minimum warranty of one year with respect to the Tenant Improvements. The General Contractor shall obtain at least three (3) competitive bids for all
subcontract work unless Tenant approves in writing a smaller number and all subcontracts awarded shall be based on the lowest bid unless otherwise approved by Tenant. 
  

	 	6.	Tenant Improvement Allowance 

 Landlord shall provide an
allowance for the planning and construction of the Tenant Improvements in the amount of Thirty-Five and no/100ths Dollars ($35.00) per square foot of the Demised Premises (“Tenants Improvements Allowance”). The Tenant Improvements
Allowance shall be the maximum contribution by Landlord for the Tenant Improvements Cost, as defined in Paragraph 7, subject to the provisions of Paragraph 8 of this Work Letter. If the Tenant Improvements Cost exceeds the Tenant Improvements
Allowance plus the Additional Allowance provided to Tenant, Tenant shall pay any such excess costs. 
  

	 	7.	Tenant Improvement Cost 

 The Tenant Improvements cost
(“Tenant Improvements Cost”) to be paid from the Tenant Improvements Allowance (or the Additional Allowance) shall include, but not be limited to: 
  

	 	(a)	All costs of preliminary and final architectural and engineering plans and specifications for the Tenant Improvements, and engineering costs associated with completion of the State
of California energy utilization calculations under Title 24 legislation; 

  

	 	(b)	All costs of obtaining building permits and other necessary authorizations for the Tenant Improvements from the City of Palo Alto, other governmental agencies, and Stanford
University; 

  

	 	(c)	All costs of interior design and finish schedule plans and specifications including as-built drawings; 

  

	 	(d)	All direct and indirect costs of constructing and installing the Tenant Improvements, including, but not limited to, the construction fee for overhead and profit and the cost of all
on-site supervisory and administrative staff, office, equipment and temporary services rendered by Landlord’s contractor in connection with construction of the Tenant Improvements; 

  

 54 

	 	(e)	All fees payable to Tenant’s architect, Landlord’s General Contractor and/or Landlord’s architect if they are required to redesign any portion of the Tenant
Improvements following Landlord and Tenant’s approval of the Tenant Improvements Plans and Specifications; and 

  

	 	(f)	Sewer, water, or other utility or municipal connection fees not included in the Building Shell costs. 

 In no event shall the Tenant Improvements Cost include any costs of procuring, constructing or installing in the Premises any of Tenant’s personal
property or Landlord’s general and administrative expense. 
  

	 	8.	Additional Allowances 

 Landlord shall provide
Tenant with an additional Tenant Improvements Allowance (“Additional Allowance”) of Twenty-Five and no/100ths Dollars ($25.00) per square foot of the Demised Premises. Tenant shall reimburse Landlord for the Additional Allowance as
additional rent at the rate of One and 44/100ths cents (.0144) per month for each One Dollar ($1.00) of the Additional Allowance expended. Such additional rent is intended to fully amortize the Additional Allowance expended by Landlord ovr ten
(10) years at the rate of twelve percent (12%) per annum. Prior to commencement of construction of the Tenant Improvements, Landlord and Tenant shall enter into a Lease Amortization Affirmation Agreement in the form attached as EXHIBIT
C-4, setting forth (a) the precise amount of the Additional Allowance and any other amounts to be expended for the Tenant Improvements, (b) the amount of the monthly payments to be paid as additional rent, and (c) any other amounts
owed to Landlord for the Tenant Improvements. In no event shall Landlord commence any work in the Demised Premises for which Tenant may be liable to pay, unless and until Landlord and Tenant have agreed on the amount of the Additional Allowance, and
any additional excess costs, to be expended for the construction of the Tenant Improvements as provided herein. If this Lease is terminated prior to the expiration of the initial term, Tenant shall pay within five (5) days after termination any
portion of the Additional Allowance not amortized as of the date of termination, without offset, claim, or deduction. In the event of such termination due to Tenant’s default or at Tenant’s request, Tenant shall also pay any prepayment
penalty charged to Landlord by Landlord’s lender for prepayment of Landlord’s financing of the Additional Allowance. 
  

	 	9.	Payment of Allowances 

 Landlord shall pay
Tenant’s architect’s fees from the Tenant Improvements Allowance after approval of the Tenant Improvement Plans and Specifications and the budget for the Tenant Improvements upon receipt of invoices for the work completed. Landlord’s
General Contractor, subject to Tenant’s approval, shall be paid from the Tenant Improvements Allowance and the Additoinal Allowance (if utilized by Tenant) on a monthly progress payment basis upon 
  

 55 

 presentation of invoices evidencing the work completed, lien releases and any other documentation
required by Landlord’s lender. Progress payments shall be made not more frequently than once every thirty (30) days during the construction of the Tenant Improvements. Landlord shall retain from each progress payment an amount equal to ten
percent (10%) of the invoiced amount. Upon submission to Landlord of satisfactory evidence of lien free completion of the Tenant Improvements, Landlord shall pay the balance, including all retainage amounts, provided that the total payments
made by Landlord shall not exceed the Tenant Improvements Allowance plus the Additional Allowance made available to Tenant. Tenant shall pay all Tenant Improvement Costs in excess of such amount. 
  

	 	10.	Tenant’s Representative 

 Tenant hereby
designates Phil Alexander as its representative with authority to approve changes in design or construction, and to inspect and approve workmanship and material. In all cases, his signature shall be final and binding upon Tenant with respect to the
authority herein granted to him. All alternates, either of additions or deletions, agreed to between Landlord and Tenant must be in writing and must be agreed to by Tenant’s representative to be binding. Tenant reserves the right to designate
an alternate representative by written notice to Landlord. 
  

	 	11.	Change Requests 

 No revisions to the approved
Tenant Improvement Plans and Specifications shall be made by either Landlord or Tenant unless approved in writing by both parties. Landlord and Tenant agree to make all changes required by any public agency to conform with governmental regulations.
Any costs related to such changes shall be added to the Tenant improvements Cost. Costs related to changes shall include, without limitation, any architectural or design fees, and Landlord’s General Contractor’s price for effecting the
change. 
  

	 	12.	Construction Guarantee 

 Landlord hereby guarantees
that the Building Shell and the Tenant Improvements shall be free from defects for a period of one (1) year from the date of completion. Landlord shall at Landlord’s sole cost and expense promptly correct any construction defects
discovered during such one (1) year period, and any damage caused to the Demised Premises in the course of such correction. 
  

	 	13.	Termination. 

 If the Lease is terminated prior to
the Commencement Date and prior to completion of the Tenant Improvements for any reason due to the default of Tenant hereunder, Tenant shall pay to Landlord, within thirty (30) days of receipt 
  

 56 

 of a statement therefor, any costs incurred by Landlord through the date of termination in connection
with the Tenant Improvements. Landlord shall return all security deposits, prepaid rent and other monies paid by Tenant under the terms of the Lease within thirty (30) days and neither party shall have further rights or obligations under the
terms of the Lease. If the Lease is terminated prior to the Commencement Date and prior to completion of the Tenant Improvements for any reason due to the default of Landlord, or if Landlord for any reason fails to substantially complete the Tenant
Improvements by January 1, 1992, Landlord shall also refund all monies paid by Tenant hereunder. 
  

	 	14.	Risk of Loss 

 The risk of Loss of the Premises
before the Commence Date (as defined in the Lease) shall be borne by Landlord. After commencement of construction, Landlord at its sole cost and expense, shall maintain contingent liability and broad form “builder’s risk” insurance
with coverage in an amount equal to the replacement cost of the Building Shell and the Tenant Improvements. Landlord’s insurance shall name Tenant as an additional insured, and shall provide that coverage may not be reduced or cancelled without
fifteen (15) days’ written notice to Tenant. 
 If the Premises are damaged or destroyed prior to the Commencement Date, and if the
Premises, in the reasonable opinion of Landlord, cannot be substantially completed within twelve (12) months after the date of the destructive event, either Tenant or Landlord may terminate the Lease. If the Premises are damaged or destroyed
and the Lease is not terminated pursuant to the terms of the Lease, then Landlord shall promptly and diligently complete construction of the Building Shell and Tenant Improvements in accordance with the Lease and this Work Letter. 
  

 57 

									
	TENANT	 	LANDLORD
		
	 Xerox Corporation, a
 New York
corporation
	 	 QTC Venture, a
 California general
partnership

				
	By:	 	 /s/ Edward L. Maier
	 	By:	 	Keenan/Lovewell 1. a California general partnership, General
		 	Edward L. Maier	 		 	Partner
	Its:	 	Director, Real Estate Operations	 		 	
					
	Date:	 	4/6/90	 		 	By:	 	 /s/ John B. Lovewell

		 		 		 		 	John B. Lovewell, General Partner
					
		 		 		 	Date:	 	4/10/90
				
		 		 	By:	 	Kennan QTC L.P. a California limited partnership, General Partner
					
		 		 		 	By:	 	 /s/ Charles J. Keenan III

		 		 		 		 	Charles J. Keenan III
		 		 		 		 	 Trustee of the Kennan
 Declaration of Trust
dated
 December 20, 1988

					
		 		 		 	Date:	 	4/11/90

  

 58 

 EXHIBIT C-1 
 LANDLORD PREPARATION OF BUILDING SHELLS 
 The purpose of this Exhibit is to set forth and define the Landlord’s
obligations with respect to the design, construction and installation of the Building Shells and all necessary and required appurtenances thereto. Landlord shall pay all costs for the design, construction and installation of the Building Shells and
all necessary and required appurtenances thereto as provided in the Work Agreement and Allowances (“Work Letter”) to which this EXHIBIT C-1 is attached. The term “Building Shell”, as used herein shall be deemed to be in the
plural and shall, by definition, be considered “Building Shells”. 
  

	A.	Building Shell Plans and Specifications  

 (See Work
Letter) 
  

	B.	Description of Building Shells  

  

	 	1.	Building Structure 

  

	 	(a)	All foundations to include footings, piers, caissons, pilings, grade beams, foundation walls or other building foundation components required to support the entire building
structure, or any other additional loads that may be imposed such as, core rest rooms, switchgear, stairs, and any other loads relating to construction that may be imposed on the foundations. Provide and install reinforcing steel in all foundation
components as required. Some additional structural reinforcing will be necessary as part of Tenant Improvements as items such as elevators and mechanical equipment are specified and located. 

  

	 	(b)	All columns, beams, joists, headers, or other framing members necessary to support the second (2nd) floors. The live load capacity for all suspended floors shall be not less
than 75 P.S.F. Columns shall be steel box or pipe columns. 

  

 59 

	 	(c)	All columns, beams, joists, purlins, headers, or other framing member to support the roof and roofing membrane, or other additional loads that may be imposed such as roof top
mechanical or electrical equipment, roof penthouses, screens or blinds, or any other loads relating to construction that may be imposed on the roof structure. Columns shall be steel box or pipe columns. Some additional structural reinforcing will be
necessary as part of Tenant Improvements as items such as elevators and mechanical equipment are specified and located. 

  

	 	(d)	Five inch (5”) thick concrete slab on grade (1st floor) with welded wire mesh and any other reinforcing or structural connections that may be necessary or required.

  

	 	(e)	Four inch (4”) thick concrete suspended floor with actual decking (2nd floor) with welded wire mesh and any other reinforcing or structural connections that may be
necessary or required. 

  

	 	(f)	Concrete exterior walls that enclose the perimeter of the buildings, with steel reinforcing and structural connections that may be necessary or required. 

 

	 	(g)	All exterior glass and glazing with painted or anodized aluminum frames. Glass to be clear or tinted as appropriate to the esthetic design of the buildings. All exterior doors with
door closer, locking devices and all other hardware necessary or required for proper functioning. 

  

	 	(h)	Wood panel roof system to support the roof membrane and any other loads that may be imposed by the installation of rooftop mechanical or electrical equipment.

  

	 	(i)	Three (3) ply built up roofing with cap sheet and all flashings by Owens-Corning, John Manville, or equal. 

  

	 	(j)	Exterior painting of all concrete with Tex-Coat or Kel-Tex textural paint. All caulking of exterior concrete in preparation for painting. 

  

	 	(k)	Skylights as shown on shell design development drawings. 

  

	 	(l)	Rooftop penthouses, enclosures or blinds to conceal from view mechanical or other equipment installed on the roofs. Enclosures or blinds shall be constructed so as not to restrict
the required airflow necessary for the 100% efficient and proper operation of roof mounted equipment. The cost of penhouses (other than the skylighted penthouse shown on the shell drawings for Buildings 1, 3 and 4) will be shared equally by Landlord
and Tenant. 

  

 60 

	 	(m)	One (1) secondary stairway per building with second (2nd) floor stair opening framed out and metal pan stair installed complete with concrete fill. Stairwell to be rough
framed with no finish. 

  

	 	2.	Plumbing 

  

	 	(a)	Underground sanitary sewer laterals connected to the city sewer main in the street and piped into each building and under the concrete slab on grade for the length of the buildings.
Main waste lines under the slabs will be in as close proximity as possible to the building restroom locations. 

  

	 	(b)	Domestic water mains connected to the city water main in the street and stubbed up through the slab on grade into the buildings. Stub in locations will be carefully considered to
assure concealment of these mains for future routing to rest rooms or other locations. Water mains to each building shall be not less than 3” in size. 

  

	 	(c)	Roof drain leaders piped and connected to the site storm drainage system. 

  

	 	(d)	Gas lines connected to the city or public utility mains and run to gas meters adjacent to, and in close proximity to each building. Gas mains and meters will be sufficiently sized
to accommodate each building’s heating and hot water requirements. 

  

	 	3.	Heating, Ventilating and Air Conditioning 

 Landlord shall
provide the work described in this paragraph 3 during the Shell Construction working closely with the Tenant to avoid reworking the Shell Construction to accommondate the Tenant Improvements. The cost shall be a part of the Tenant Improvement
Allowance unless expressly identified otherwise herein. 
  

	 	(a)	All structural requirements to support the conceptually proposed rooftop VAV package unit systems for the heating, ventilating and cooling of the buildings.

  

	 	(b)	All roof openings, curbs, dunnage, and any other supports or anchors necessary to accept the placement of built up VAV package units on the roof. 

  

 61 

	 	(c)	All second (2nd) floor shaftways and floor penetrations to accommodate supply and return ductwork from built up package units on the roof that will be serving the first
(1st) floor areas. 

  

	 	(d)	All penhouses, enclosures, or blinds to conceal built up package roof top units from view. Roof top equipment shall not be visible from any location on the building site not shall
it be visible from any location on the Xerox Palo Alto Research Center site. 

  

	 	4.	Electrical 

  

	 	(a)	All primary electrical service to each building that is complete including underground conduit, wire feeders, transformers, and transformer pads. Underground conduits for secondary
feeders from transformer pads into each building’s main switchgear electrical room. The electrical characteristics of the secondary side of transformers shall be 277/480 Volt, 3 Phase and the rated capacity of each transformer for each building
shall be: 

  

			
	Building No. 1	  	2400 AMPS*
		
	Building No. 2	  	1000 AMPS
		
	Building No. 3	  	1200 AMPS
		
	Building No. 4	  	1200 AMPS
		
	Building No. 5	  	1000 AMPS

  

	 	*	lf the service is upgraded, the City of Palo Alto may require bus duct (at this writing we believe the cut off is 3200 AMPS). This cost is not included as a shell cost.

 Underground conduit for both primary and secondary feeders and transformer pavs shall be sized to accept wire feeders that
would increase the above rated transformer capacities, if transformers were replaced, by 50%. 
  

	 	(b)	Project meter(s), and panel(s) for site lighting and landscaping may be set in conjunction with Tenant electrical service. Include all costs associated with service tie in and
distribution. 

  

 62 

	 	(c)	Underground conduit from the street to each building via telephone trunk line service by Pacific Telephone. Conduit to each building shall be not less than 4”. (Underground
loop system.) 

  

	 	(d)	Building conduit interconnections with four 4” conduits to each building at their closest point and rainwater leader location. 

  

	 	(e)	All parking lot and landscape lighting to include fixtures, underground conduit, wire, distribution panel and controller. All exterior lighting shall be a complete and functioning
system except for power to building shell exterior lights. 

  

	 	(f)	An electrically operated landscape irrigation controller that is a complete and functioning system. 

  

	 	(g)	Underground conduit from each building to the main fire protection system shut off valve (PIV) for installation of security alarm wiring. 

  

	 	(h)	All other electrical work that may be necessary for site requirements outside the building perimeter walls. 

  

	 	5.	Fire Protection (Sprinklers) 

 A complete and fully
functional overhead system distributed throughout the first (1st) and second (2nd) floors of each building. The systems shall be classified ordinary hazard group II, and have a density rating not less than .18/3000. 
  

	 	6.	Sitework 

  

	 	(a)	All work outside the building perimeter walls shall be considered site work for the building shells and shall include grading, paving, landscaping, landscape irrigation, storm
drainage, utility service laterals, curbs, gutters, sidewalks, specialty paving, retaining walls, planter boxes, parking lot and landscape lighting, other exterior lighting, and any other work necessary on the site to obtain approvals and permits
for construction. 

  

	 	 (b)
	 Paving section for automobile parking will be 2 1/2” asphalt over 8” class II aggregate base. Paving for truck access and docks will be 3” asphalt over 10” aggregate base. Subgrade to receive aggregate base
and asphalt paving shall be well compacted and properly pitched to assure sub-drainage system. 

  

 63 

	 	(c)	All parking lot striping to include handicap space and signage. 

  

	 	(d)	Underground site storm drainage system shall be connected to the city storm system main. 

  

	 	7.	Other Shell Work and/or Requirements 

  

	 	(a)	All connection charges, fees, assessment or any other costs to connect any utility serving the site or buildings. Utilities to be connected shall include but not be limited to:
Sanitary sewer, storm drainage, gas service, electric service, fire sprinkler mains, domestic water mains, conduit for telephone service, or any other utility or service. 

  

	 	(b)	Landlord in the preparation of its shell plans shall indicate on the plans the preferred location of all building core requirements including but not limited to restrooms with
fixtures to meet codes, janitor closets, stairs and stairwells, elevators, main electrical switchgear rooms, rooms for telephone cable entry and equipment, and building main corridor routing to all points of building entry or egress. The selection
of preferred locations for the core requirements shall be made on the basis that each building shall have multi-tenant occupancy. Tenant in its space analysis and preparation of the Design Development Drawings for Tenant Improvements will endeavor
to design to the Landlords preferred core arrangement. Tenant, in the preparation of its Design Development Drawings for Tenant Improvements may make rearrangements to the Landlords preferred core arrangement in order to maximize its utilization of
rented space. Landlord agrees that Tenant has the right to make such rearrangements and further agrees that the final approved Design Development Drawings for Tenant Improvements shall govern the core arrangements and placement during construction.

  

	 	(c)	Landlord’s demolition and removal of the existing building on the site shall be complete to the extent that no debris or obstructions shall be encountered during construction
of the tenant improvements. Any debris or obstructions in excess of one half cubic foot that are encountered during tenant improvement construction shall be demolished and/or removed and will be deemed a shell cost. 

  

 64 

 Exhibit B 
 Subleased Premises 
 [Site Plan] 
  

 Exhibit C 
 Subleased Premises 
 Maintenance and Janitorial Service Schedule 
 Sublandlord shall cause the following maintenance and janitorial tasks to be performed in and to the Subleased Premises and the Building with the following frequency:

  

									
	 Task
	  	 Daily
	  	Weekly	  	Monthly	  	Annually
	 Trash Removal
	  	x	  		  		  	
	 Floor mopping
	  	x	  		  		  	
	 High/Low dusting
	  		  	x	  		  	
	 Carpet vacuuming
	  	x	  		  		  	
	 Interior Glass Cleaning
	  		  		  		  	x
	 Exterior Glass Cleaning
	  		  		  		  	
	 Vent/Register Cleaning
	  		  		  		  	x
	 Light Fixture Cleaning
	  		  		  		  	x
	 Exterior Policing
	  	x	  		  		  	
	 Parking Lot Policing
	  		  	x	  		  	
	 Parking lot sweeping
	  		  	x	  		  	
	 Parking lot scrubbing
	  		  		  		  	2x
	 Restroom Detailing
	  	x	  		  		  	
	 Conference Room Detailing
	  		  	x	  		  	
	 Carpet spot removal
	  		  		  	x	  	
	 Carpet Bonnet scrubbing
	  		  		  		  	x
	 Carpet Extracting
	  		  		  		  	x
	 Floor Burnishing
	  		  		  		  	x
	 Shower scrubbing
	  		  	x	  		  	
	 Floor Finish Restoration
	  		  		  		  	4x
	 Floor Stripping
	  		  		  		  	x
	 New Floor Finish
	  		  		  		  	x
	 Grounds Keeping
	  	x	  		  		  	

 Exhibit D 
 Initial Alterations 
 3400 Hillview, Building 2, First Floor 
 Sublandlord hereby approves the following initial improvements by Subtenant to be performed, at Subtenant’s cost, in and to the Subleased Premises after the
Commencement Date: 
 1. Remove non-load-bearing wall between Room 21132 and Room 21134 to create larger space. 
 2. Infill door to Room 21132. 
 3. Install vinyl flooring in
Rooms 21132, 21134 and 21204. 
 4. Replace built-in cabinetry in Room 21204 (kitchen) with new casework. 
 5. Remove all existing wall-mounted shelving, whiteboards and signage. Patch walls and paint over existing wallpaper. 
 6. Install carpet over existing vinyl flooring in Rooms 21325 and 21334. 
 7. Install card readers at front and rear entrances to the Subleased Premises. 
 8. Exchange doors and door hardware as needed for
security purposes. Hardware will be keyed to the Building’s master key in the event of an emergency. 
 9. Add electrical and data outlets as
needed within rooms. 
 10. Pull new data/phone cables where needed. 
 11. Install electrical and data cabling in Room 21325 over or under the carpet system. 
 12. Install new
interior signage. 
 13. Replace carpeting in Rooms 21106 and 21218. 
 14. Clean all existing remaining carpeting. 
 15. Install freestanding furniture, wall-mounted cabinets, and
whiteboards in the Subleased Premises offices. 

 16. No alterations scheduled for Rooms 21106, 21218, and 21127 at this time. Both entrance doors to the Subleased
Premises will be secured for information technology and facility access only. 

 Exhibit E 
 Letter of Credit 
 THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY. 
 IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO 
 SILICON VALLEY BANK APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY 
 APPLICANT:
JAZZ PHARMACEUTICALS, INC. 
 IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF
             
 (THE LC NO. AND THE ISSUANCE DATE WILL BE INSERTED BY SVB AT TIME OF
ISSUANCE OF THE LC). 
 DATED:                 
    , 20     
 BENEFICIARY: 
 XEROX CORPORATION 
 800 LONG RIDGE ROAD 
 STAMFORD, CONNECTICUT 06904 
 ATTN: CRE&GS LEASE ADMINISTRATION  
 AS “SUBLANDLORD” 
 APPLICANT: 
 JAZZ PHARMACEUTICALS, INC. 
 3180 PORTER DRIVE 
 PALO ALTO, CA 94304 
 AS “SUBTENANT” 
  

					
	AMOUNT:	  	US$85,000.00 (EIGHTY-FIVE THOUSAND AND NO/100 U.S. DOLLARS)
	EXPIRATION DATE:	  	NOVEMBER 1, 2008	  	
	LOCATION:	  	SANTA CLARA, CALIFORNIA	  	

 LADIES AND GENTLEMEN: 
 WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF          IN YOUR FAVOR. THIS LETTER OF CREDIT IS AVAILABLE BY SIGHT PAYMENT WITH OURSELVES ONLY AGAINST
PRESENTATION AT THIS OFFICE OF THE FOLLOWING DOCUMENTS: 
  

	 	1.	THE ORIGINAL OF THIS LETTER OF CREDIT AND ALL AMENDMENT (S), IF ANY. 

  

	 	2.	YOUR SIGHT DRAFT DRAWN ON US IN THE FORM ATTACHED HERETO AS EXHIBIT “A”. 

  

	 	3.	A DATED CERTIFICATION PURPORTEDLY SIGNED BY AN AUTHORIZED OFFICER OR REPRESENTATIVE OF THE BENEFICIARY, FOLLOWED BY HIS/HER PRINTED NAME AND DESIGNATED TITLE, STATING EITHER OF THE
FOLLOWING: 

  

	 	(A.)	““AN EVENT OF DEFAULT (AS DEFINED IN THE SUBLEASE DATED AS OF FEBRUARY 25, 2007 AND AS AMENDED FROM TIME TO TIME) HAS OCCURRED BY JAZZ PHARMACEUTICALS, INC. AS SUBTENANT
UNDER THAT CERTAIN SUBLEASE AGREEMENT BY AND BETWEEN SUBTENANT, AND BENEFICIARY, AS SUBLANDLORD. FURTHERMORE THIS IS TO CERTIFY THAT IF REQUIRED BY THE TERMS OF THE SUBLEASE, SUBLANDLORD HAS GIVEN WRITTEN 

  

			
	 	  	 
		  	PAGE 1

 DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: JAZZ PHARMACEUTICALS, INC. 
  

									
	 /s/ Matthew K. Fust
	 		 	  
	 		  	   March 2, 2007

	CLIENT’S SIGNATURE(S)	 		  	DATE

 (NOTE: AN AUTHORIZED SIGNATORY FOR THE CLIENT MUST AFFIX HIS/HER SIGNATURE AND DATE EACH PAGE OF THIS DRAFT. IT
MUST THEN BE ATTACHED TO AND FORM PART OF THE LC APPLICATION TO SIGNIFY THEIR AND BENEFICIARY’S AGREEMENT /APROVAL OF THIS DRAFT.) 

 THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY. 
 IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO 
 SILICON VALLEY BANK
APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY APPLICANT: JAZZ PHARMACEUTICALS, INC. 
 IRREVOCABLE STANDBY LETTER OF
CREDIT NO. SVBSF              
 (THE LC NO. AND THE ISSUANCE DATE WILL BE INSERTED
BY SVB AT TIME OF ISSUANCE OF THE LC). 
 DATED:
                         , 20     
  

	 	  	NOTICE TO SUBTENANT TO CURE THE DEFAULT AND SUCH DEFAULT HAS NOT BEEN CURED UP TO THIS DATE OF DRAWING UNDER THIS LETTER OF CREDIT AND ALL APPLICABLE CURE PERIODS (IF ANY) HAVE
EXPIRED; AND AS A RESULT THEREOF SUBLANDLORD IS AUTHORIZED TO NOW DRAW DOWN ON THE LETTER OF CREDIT.” 

 OR 
  

	 	(B.)	“WITHIN THIRTY (30) DAYS PRIOR TO THE EXPIRATION DATE OF THIS LETTER OF CREDIT BENEFICIARY HAS NOT RECEIVED AN EXTENSION AT LEAST FOR ONE YEAR TO THE EXISTING LETTER OF
CREDIT OR A REPLACEMENT LETTER OF CREDIT SATISFACTORY TO THE BENEFICIARY.” 

 THE SUBLEASE AGREEMENT MENTIONED ABOVE IS FOR IDENTIFICATION
PURPOSES ONLY AND IS NOT INTENDED THAT SAID SUBLEASE AGREEMENT BE INCORPORATED HEREIN OR FORM PART OF THIS LETTER OF CREDIT. 
 PARTIAL AND MULTIPLE DRAWINGS
ARE ALLOWED. IN THE EVENT BENEFICIARY ELECTS TO DRAW UPON THIS LETTER OF CREDIT FOR LESS THAN THE FULL STATED AMOUNT HEREOF. THE AMOUNT AVAILABLE UNDER THIS LETTER OF CREDIT WILL BE REDUCED BY THE AMOUNT OF ANY PARTIAL DRAWINGS HEREUNDER.

 THIS LETTER OF CREDIT MUST ACCOMPANY ANY DRAWINGS HEREUNDER FOR ENDORSEMENT OF THE DRAWING AMOUNT AND WILL BE RETURNED TO THE BENEFICIARY UNLESS IT IS
FULLY UTILIZED. 
 WE AGREE THAT WE SHALL HAVE NO DUTY OR RIGHT TO INQUIRE AS TO THE BASIS UPON WHICH BENEFICIARY HAS DETERMINED THAT THE AMOUNT IS DUE AND
OWING OR HAS DETERMINED TO PRESENT TO US ANY DRAFT UNDER THIS LETTER OF CREDIT, AND THE PRESENTATION OF SUCH DRAFT IN STRICT COMPLIANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, SHALL AUTOMATICALLY RESULT IN PAYMENT TO THE BENEFICIARY.

 THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT, FROM THE PRESENT OR EACH FUTURE EXPIRATION
DATE UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU BY REGISTERED MAIL/OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESS (OR SUCH OTHER ADDRESS AS YOU MAY DESIGNATE TO US IN WRITING FROM TIME
TO TIME) THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE CURRENT EXPIRATION DATE. BUT IN ANY EVENT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND JUNE 30, 2009, WHICH SHALL BE THE FINAL EXPIRATION DATE OF THIS LETTER OF CREDIT.

  

			
	 	  	 
		  	PAGE 2

 DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: JAZZ PHARMACEUTICALS, INC. 
  

									
	 /s/ Matthew K. Fust
	 		 	  
	 		  	   March 2, 2007

	CLIENT’S SIGNATURE(S)	 		  	DATE

 (NOTE: AN AUTHORIZED SIGNATORY FOR THE CLIENT MUST AFFIX HIS/HER SIGNATURE AND DATE EACH PAGE OF THIS DRAFT. IT
MUST THEN BE ATTACHED TO AND FORM PART OF THE LC APPLICATION TO SIGNIFY THEIR AND BENEFICIARY’S AGREEMENT /APROVAL OF THIS DRAFT.) 

 THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY 
 IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO 
 SILICON VALLEY BANK
APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY 
 APPLICANT: JAZZ PHARMACEUTICALS, INC. 
 IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF              
 (THE LC NO. AND THE ISSUANCE DATE WILL BE INSERTED BY SVB AT TIME OF ISSUANCE OF THE LC). 
 DATED:                          ,
20     
 THE DATE THIS LETTER OF CREDIT EXPIRES IN ACCORDANCE WITH THE ABOVE PROVISION IS THE “FINAL EXPIRATION
DATE”. UPON THE OCCURRENCE OF THE FINAL EXPIRATION DATE THIS LETTER OF CREDIT SHALL FULLY AND FINALLY EXPIRE AND NO PRESENTATIONS MADE UNDER THIS LETTER OF CREDIT AFTER SUCH DATE WILL BE HONORED. 
 THIS LETTER OF CREDIT IS TRANSFERABLE ONE OR MORE TIMES, BUT IN EACH INSTANCE ONLY TO A SINGLE BENEFICIARY AS
TRANSFEREE AND ONLY UP TO THE THEN AVAILABLE AMOUNT IN FAVOR OF ANY NOMINATED TRANSFEREE THAT IS THE SUCCESSOR IN INTEREST TO BENEFICIARY (“TRANSFEREE”), ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THEN APPLICABLE
LAW AND REGULATION, INCLUDING BUT NOT LIMITED TO THE REGULATIONS OF THE U.S. DEPARTMENT OF TREASURY AND U.S. DEPARTMENT OF COMMERCE. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S), IF ANY, MUST BE SURRENDERED TO US
AT OUR ADDRESS INDICATED IN THIS LETTER OF CREDIT TOGETHER WITH OUR LETTER OF TRANSFER DOCUMENTATION AS PER ATTACHED EXHIBIT “B” DULY EXECUTED AND ACCOMPANIED BY THE ORIGINAL LETTER OF CREDIT AND ALL AMENDMENT(S), IF ANY.
BENEFICIARY SHALL PAY OUR TRANSFER FEE OF  1/4% OF 1% OF THE TRANSFER AMOUNT (MINIMUM US$250.00) UNDER THIS
LETTER OF CREDIT. ANY REQUEST FOR TRANSFER WILL BE EFFECTED BY US SUBJECT TO THE ABOVE CONDITIONS. ANY TRANSFER OF THIS LETTER OF CREDIT MAY NOT CHANGE THE PLACE OR DATE OF EXPIRATION OF THE LETTER OF CREDIT FROM OUR ABOVE SPECIFIED OFFICE. EACH
TRANSFER SHALL BE EVIDENCED BY OUR ENDORSEMENT ON THE REVERSE OF THE LETTER OF CREDIT AND WE SHALL FORWARD THE ORIGINAL OF THE LETTER OF CREDIT SO ENDORSED TO THE TRANSFEREE. 
 DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT. 
 DOCUMENTS MUST BE DELIVERED TO US DURING REGULAR BUSINESS HOURS ON A BUSINESS DAY OR FORWARDED TO US BY OVERNIGHT DELIVERY SERVICE TO: SILICON VALLEY BANK, 3003 TASMAN DRIVE, 2ND FLOOR, MAIL SORT HF210, SANTA CLARA, CALIFORNIA 95054, ATTENTION: GLOBAL FINANCIAL SERVICES – STANDBY LETTER OF CREDIT DEPARTMENT (THE
“BANK’S OFFICE”). 
 AS USED HEREIN, THE TERM “BUSINESS DAY” MEANS A WEEKDAY OTHER THAN A BANK HOLIDY (I.E. A HOLIDAY OBSERVED BY
THE FEDERAL RESERVE SYSTEM OR OTHERWISE GENERALLY OBSERVED BY BANKS IN SANTA CLARA). NOTWITHSTANDING ANY PROVISION TO THE CONTRARY IN THE UCP (AS HEREINAFTER DEFINED), IF THE EXPIRATION DATE OR THE FINAL EXPIRATION DATE IS NOT A BUSINESS DAY THEN
SUCH 
  

			
	 	  	 
		  	PAGE 3

 DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: JAZZ PHARMACEUTICALS, INC. 
  

									
	 /s/ Matthew K. Fust
	 		 	  
	 		  	   March 2, 2007

	CLIENT’S SIGNATURE(S)	 		  	DATE

 (NOTE: AN AUTHORIZED SIGNATORY FOR THE CLIENT MUST AFFIX HIS/HER SIGNATURE AND DATE EACH PAGE OF THIS DRAFT. IT
MUST THEN BE ATTACHED TO AND FORM PART OF THE LC APPLICATION TO SIGNIFY THEIR AND BENEFICIARY’S AGREEMENT /APROVAL OF THIS DRAFT.) 

 THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY. 
 IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO 
 SILICON VALLEY BANK
APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY 
 APPLICANT: JAZZ PHARMACEUTICALS, INC. 
 IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF              
 (THE LC NO. AND THE ISSUANCE DATE WILL BE INSERTED BY SVB AT TIME OF ISSUANCE OF THE LC). 
 DATED:                          , 20    

 DATE SHALL BE AUTOMATICALLY EXTENDED TO THE NEXT SUCCEEDING DATE WHICH IS A BUSINESS DAY. 
 WE HEREBY ENGAGE WITH YOU THAT DRAFT(S) DRAWN AND/OR DOCUMENTS PRESENTED UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO SILICON VALLEY BANK,
IF PRESENTED ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT. 
 IF ANY INSTRUCTIONS ACCOMPANYING A DRAWING UNDER THIS LETTER OF CREDIT REQUEST THAT PAYMENT
IS TO BE MADE BY TRANSFER TO YOUR ACCOUNT WITH ANOTHER BANK, WE WILL ONLY EFFECT SUCH PAYMENT BY FED WIRE TO A U.S. REGULATED BANK, AND WE AND/OR SUCH OTHER BANK MAY RELY ON AN ACCOUNT NUMBER SPECIFIED IN SUCH INSTRUCTIONS EVEN IF THE NUMBER
IDENTIFIES A PERSON OR ENTITY DIFFERENT FROM THE INTENDED PAYEE. 
 THIS LETTER OF CREDIT IS SUBJECT TO THE UNIFORM CUSTOMS AND PRACTICE FOR DOCUMENTARY
CREDITS (1993 REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 500, (THE “UCP”). 
  

					
	SILICON VALLEY BANK,	 		  	
			
	  
	 		  	  

	AUTHORIZED SIGNATURE	 		  	AUTHORIZED SIGNATURE

  

			
	 	  	 
		  	PAGE 4

 DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: JAZZ PHARMACEUTICALS, INC. 
  

									
	 /s/ Matthew K. Fust
	 		 	  
	 		  	   March 2, 2007

	CLIENT’S SIGNATURE(S)	 		  	DATE

 (NOTE: AN AUTHORIZED SIGNATORY FOR THE CLIENT MUST AFFIX HIS/HER SIGNATURE AND DATE EACH PAGE OF THIS DRAFT. IT
MUST THEN BE ATTACHED TO AND FORM PART OF THE LC APPLICATION TO SIGNIFY THEIR AND BENEFICIARY’S AGREEMENT/APROVAL OF THIS DRAFT.) 

 THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY. 
 IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO 
 SILICON VALLEY BANK
APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY APPLICANT: JAZZ PHARMACEUTICALS, INC. 
 IRREVOCABLE STANDBY LETTER OF CREDIT
NO. SVBSF              
 (THE LC NO. AND THE ISSUANCE DATE WILL BE INSERTED BY SVB
AT TIME OF ISSUANCE OF THE LC). 
 DATED:
                         , 20     
 EXHIBIT “A” 
 SIGHT
DRAFT/BILL OF EXCHANGE 
  

			
	 DATE:
                    
	  	                        REF. NO.
                    
	
	AT SIGHT OF THIS BILL OF EXCHANGE
	
	PAY TO THE ORDER OF
                                        
                             US$
                                        
            
	U.S. DOLLARS
                                        
                                        
                                        
                            
	
	“DRAWN UNDER SILICON VALLEY BANK, SANTA CLARA, CALIFORNIA, IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER NO. SVBSF
             DATED                          ,
20    ”

  

					
	 TO:
	  	SILICON VALLEY BANK	  	  

		  	3003 TASMAN DRIVE	  	[INSERT NAME OF BENEFICIARY]
		  	SANTA CLARA, CA 95054	  	
		  		  	  

		  		  	Authorized Signature

 GUIDELINES TO PREPARE THE SIGHT DRAFT OR BILL OF EXCHANGE: 
  

	1.	DATE     INSERT ISSUANCE DATE OF DRAFT OR BILL OF EXCHANGE. 

  

	2.	REF. NO.     INSERT YOUR REFERENCE NUMBER IF ANY. 

  

	3.	PAY TO THE ORDER OF:    INSERT NAME OF BENEFICIARY 

  

	4.	US$     INSERT AMOUNT OF DRAWING IN NUMERALS/FIGURES. 

  

	5.	U.S. DOLLARS     INSERT AMOUNT OF DRAWING IN WORDS. 

  

	6.	LETTER OF CREDIT NUMBER INSERT THE LAST DIGITS OF OUR STANDBY L/C NUMBER THAT PERTAINS TO THE DRAWING. 

  

	7.	DATED    INSERT THE ISSUANCE DATE OF OUR STANDBY L/C. 

  

	NOTE:	BENEFICIARY SHOULD ENDORSE THE BACK OF THE SIGHT DRAFT OR BILL OF EXCHANGE AS YOU WOULD A CHECK. 

 IF YOU NEED FURTHER ASSISTANCE IN COMPLETING THIS SIGHT DRAFT OR BILL OF EXCHANGE, PLEASE CALL OUR L/C PAYMENT SECTION AND ASK FOR: EFRAIN TUVILLA AT (408) 654-6349 OR ALICE DALUZ AT
(408) 654-7120. 
  

			
	 	  	 
		  	PAGE 5

 DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: JAZZ PHARMACEUTICALS, INC. 
  

									
	 /s/ Matthew K. Fust
	 		 	  
	 		  	   March 2, 2007

	CLIENT’S SIGNATURE(S)	 		  	DATE

 (NOTE: AN AUTHORIZED SIGNATORY FOR THE CLIENT MUST AFFIX HIS/HER SIGNATURE AND DATE EACH PAGE OF THIS DRAFT. IT
MUST THEN BE ATTACHED TO AND FORM PART OF THE LC APPLICATION TO SIGNIFY THEIR AND BENEFICIARY’S AGREEMENT/APROVAL OF THIS DRAFT.) 

 THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY. 
 IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO 
 SILICON VALLEY BANK
APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY APPLICANT: JAZZ PHARMACEUTICALS, INC. 
 IRREVOCABLE STANDBY LETTER OF CREDIT
NO. SVBSF              
 (THE LC NO. AND THE ISSUANCE DATE WILL BE INSERTED BY SVB
AT TIME OF ISSUANCE OF THE LC). 
 DATED:                 
    , 20     
 EXHIBIT “B” 
 DATE: 
  

			
	TO:	  	 SILICON VALLEY BANK
 3003 TASMAN
DRIVE
 SANTA CLARA, CA 95054

		
		  	ATTENTION: GLOBAL FINANCIAL SERVICES
		
	RE:	  	SILICON VALLEY BANK, SANTA CLARA, CALIFORNIA
		  	IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF             
		  	DATED                      , 20     AMOUNT:
US$             .

 GENTLEMEN: 
 FOR
VALUE RECEIVED, THE UNDERSIGNED BEING A DULY AUTHORIZED REPRESENTATIVE OR OFFICER OF THE BENEFICIARY (“BENEFICIARY”) HEREBY IRREVOCABLY TRANSFERS TO: 
  

	
	  

	(NAME OF TRANSFEREE)
	
	  

	(ADDRESS)

 (“TRANSFEREE”) ALL RIGHTS OF THE BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO ITS
AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER. 
 BY THIS TRANSFER, ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE
TRANSFERRED TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS, AND WHETHER NOW EXISTING OR HEREAFTER MADE. ALL
AMENDMENTS ARE TO BE ADVISED DIRECTLY TO THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 
  

			
	 	  	 
		  	PAGE 6

 DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: JAZZ PHARMACEUTICALS, INC. 
  

									
	 /s/ Matthew K. Fust
	 		 	  
	 		  	   March 2, 2007

	CLIENT’S SIGNATURE(S)	 		  	DATE

 (NOTE: AN AUTHORIZED SIGNATORY FOR THE CLIENT MUST AFFIX HIS/HER SIGNATURE AND DATE EACH PAGE OF THIS DRAFT. IT
MUST THEN BE ATTACHED TO AND FORM PART OF THE LC APPLICATION TO SIGNIFY THEIR AND BENEFICIARY’S AGREEMENT APROVAL OF THIS DRAFT.) 

 THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY. 
 IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO 
 SILICON VALLEY BANK
APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY 
 APPLICANT: JAZZ PHARMACEUTICALS, INC. 
 IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF              
 (THE LC NO. AND THE ISSUANCE DATE WILL BE INSERTED BY SVB AT TIME OF ISSUANCE OF THE LC). 
 DATED:                      , 20     
 THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE TRANSFEREE WITH
YOUR CUSTOMARY NOTICE OF TRANSFER. 
 SINCERELY, 
  

	
	  

	(BENEFICIARY’S NAME)
	  

	(SIGNATURE OF BENEFICIARY)
	  

	(PRINTED NAME AND TITLE)
	
	SIGNATURE AUTHENTICATED
	
	 THE NAME(S) TITLE(S), AND SIGNATURE(S) CONFORM TO THAT/THOSE ON FILE WITH US FOR THE COMPANY AND THE SIGNATURE(S) IS/ARE AUTHORIZED TO EXECUTE THIS
INSTRUMENT.
 WE FURTHER CONFIRM THAT THE COMPANY HAS BEEN IDENTIFIED APPLYING THE APPROPRIATE DUE DILIGENCE AND ENHANCED DUE DILIGENCE AS REQUIRED BY THE
BANK SECRECY ACT AND ALL ITS SUBSEQUENT AMENDMENTS.

	
	  

	(NAME OF BANK)
	  

	(ADDRESS OF BANK)
	  

	(CITY, STATE, ZIP CODE)
	  

	(AUTHORIZED SIGNATURE)
	  

	 (PRINTED NAME AND TITLE)

	  

	(TELEPHONE NUMBER)

  

			
	 	  	 
		  	PAGE 7

 DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: JAZZ PHARMACEUTICALS, INC. 
  

									
	 /s/ Matthew K. Fust
	 		 	  
	 		  	   March 2, 2007

	CLIENT’S SIGNATURE(S)	 		  	DATE

 (NOTE: AN AUTHORIZED SIGNATORY FOR THE CLIENT MUST AFFIX HIS/HER SIGNATURE AND DATE EACH PAGE OF THIS DRAFT. IT
MUST THEN BE ATTACHED TO AND FORM PART OF THE LC APPLICATION TO SIGNIFY THEIR AND BENEFICIARY’S AGREEMENT /APROVAL OF THIS DRAFT.) 

 Exhibit F 
 Fitness Center Agreement 
 I,
                                        ,
am a full-time employee of Jazz Pharmaceuticals, Inc. at its offices located at 3400 Hillview Avenue , Palo Alto, CA. 
 I understand that so long as I am a
full-time employee of Jazz Pharmaceuticals and my principal place of employment is at 3400 Hillview Avenue., Palo Alto, and I pay the charges paid by all other members of the Health Club, I may use the Health Club located at 3400 Hillview Building
1, subject to my compliance with the written rules, regulation and hours of operation of the Health Club as they may be established from time to time by Xerox Corporation who is the Health Club operator. 
 In consideration for being permitted to use the Health Club, I, for myself, my spouse, my heirs, executors, administrators and assigns hereby waive, release and
discharge Xerox Corporation, its subsidiaries, affiliated companies, its officers, directors, employees and agents (each such person and entity individually, and all such persons and entities collectively referred to herein as the
“Operator”) from any and all claims and causes of action of any nature whatsoever including, without limitation, any claims and causes of action related to bodily injury, death or property damage which I have or may ever have against
Operator relating to or arising out of my use of the Health Club or on account of first aid, treatment or service rendered to me during my use of the Health Club. 
 I acknowledge that I fully understand that I should consult my personal physician, before commencing any type of exercise or physical fitness program, and that nothing that has or will be said or done by Operator, my employer or any of
their employees or representatives, is meant or intended as a substitute for consultation with my physician. 
 I expressly agree that this Agreement is
intended to be construed as broad and as inclusive as permitted by the applicable laws of the State of California and if any portion of this Agreement is held invalid or unenforceable, I acknowledge and agree that the balance shall, notwithstanding,
continue in full legal force and effect. 
 I HAVE CAREFULLY READ AND FULLY UNDERSTAND THE ABOVE CONDITIONS OF MY PARTICIPATION IN PHYSICAL FITNESS AND
RELATED ACTIVITIES AT THE HEALTH CLUB. 
  

			
	 Signature:
                                       
 
	  	Date:

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