Document:

Engineering, Procurement and Construction Agreement

 Exhibit 10.2 
 EXECUTION VERSION 
 ***CONFIDENTIAL TREATMENT REQUESTED – CONFIDENTIAL PORTIONS OF

 THIS DOCUMENT HAVE BEEN REDACTED AND HAVE BEEN SEPARATELY 
 FILED WITH THE COMMISSION*** 
 ENGINEERING, PROCUREMENT AND CONSTRUCTION
AGREEMENT 
 Dated as of March 30, 2007 
 by and between 
 Solar Star NAFB, LLC 
 and 
 PowerLight Corporation 
  

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 TABLE OF CONTENTS 
  

					
	1.	  	Definitions.	  	1
	2.	  	Scope	  	6
	3.	  	Representatives.	  	6
	4.	  	The Work.	  	7
	5.	  	Inspection.	  	12
	6.	  	Final Completion.	  	12
	7.	  	Changes and Extra Work.	  	12
	8.	  	Protective Measures.	  	13
	9.	  	Force Majeure.	  	14
	10.	  	Unanticipated Conditions.	  	14
	11.	  	Termination.	  	14
	12.	  	Labor	  	16
	13.	  	Commencement and Substantial Completion of Each Phase; Delay Liquidated Damages; Bonus.	  	16
	14.	  	Reports	  	18
	15.	  	Subcontractors and Suppliers.	  	18
	16.	  	Ownership of Plans, Data, Reports and Material.	  	19
	17.	  	Contract Price.	  	19
	18.	  	Payment.	  	19
	19.	  	Suspension of the Work.	  	20
	20.	  	Taxes.	  	21
	21.	  	Solar Star Obligations.	  	21
	22.	  	Representations and Warranties.	  	21
	23.	  	Warranty.	  	23
	24.	  	Insurance.	  	23
	25.	  	Indemnity.	  	25
	26.	  	Performance of the Work.	  	26
	27.	  	Compliance with Applicable Laws.	  	27
	28.	  	Hazardous Materials.	  	27
	29.	  	Governing Law.	  	28
	30.	  	Liens.	  	28
	31.	  	Nonwaiver.	  	28
	32.	  	Dispute Resolution.	  	28
	33.	  	Notices and Demands.	  	30
	34.	  	Nondisclosure; Publicity.	  	30
	35.	  	Time of Essence.	  	31
	36.	  	Validity.	  	31
	37.	  	Survival.	  	31
	38.	  	Binding Effect.	  	32

  

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	 39.
	  	No Oral Modifications.	  	32
	 40.
	  	Headings.	  	32
	 41.
	  	Counterparts.	  	32
	 42.
	  	Authority.	  	32
	 43.
	  	Announcements and Publications.	  	32
	 44.
	  	Complete Agreement.	  	32
	 45.
	  	No Agency.	  	33
	 46.
	  	Priority of Documents.	  	33
	 47.
	  	Assignment.	  	33
	 48.
	  	Days	  	33
	 49.
	  	Expansion Option	  	34

  

					
	 Schedules
	  	 	  	 
	 Schedule 1A
	  	-  	  	Construction Schedule
	 Schedule 1B
	  	-  	  	Performance Tests
	 Schedule 1C
	  	-  	  	Scope of Work
	 Schedule 1D
	  	-  	  	Form of Change Order
	 Schedule 1E
	  	-  	  	Schedule of Values
	 Schedule 1F
	  	-  	  	Time and Materials Rate Schedule
	 Schedule 4.1
	  	-  	  	Technical Specifications and Bill of Materials
	 Schedule 4.4
	  	-  	  	Applicable Permits
	 Schedule 4.6
	  	-  	  	Substantial Completion Commissioning Plan for Phases and System
	 Schedule 23.1
	  	-  	  	Warranty
	 Schedule 24
	  	-  	  	Insurance

  

					
	 Exhibit
	  	 	  	 
	 Exhibit 1
	  	-  	  	Description of Site

  

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 ENGINEERING, PROCUREMENT AND CONSTRUCTION AGREEMENT 
 This ENGINEERING, PROCUREMENT AND CONSTRUCTION AGREEMENT, dated as of March 30, 2007 (“Agreement”), is by and between Solar Star
NAFB, LLC, a limited liability company formed under the laws of the State of Delaware (“Solar Star”) and PowerLight Corporation, a corporation formed under the laws of the State of Delaware (“Contractor”).

 RECITALS: 
 WHEREAS, Solar
Star is developing an approximately 15 MWp solar photovoltaic power plant as more fully described in Schedule 4.1 (the “System”) to be located on approximately 140 acres owned by the Government of the United States of
America, acting through Nellis Air Force Base (“NAFB”) in Clark County, Nevada and leased to Solar Star (the “Site”); 
 WHEREAS, NAFB has issued that certain Solicitation, Offer and Award to Contractor, which has been novated to Solar Star (the “PPA”), pursuant to which Solar Star has agreed to arrange for the
construction of the System and provide all electrical energy produced therefrom to NAFB; 
 WHEREAS, Contractor designs, constructs and
installs photovoltaic systems and as such is able to engineer and construct the System and all the necessary ancillary systems to make available electric energy to NAFB; 
 WHEREAS, Solar Star desires to engage Contractor to supply and install the System at the Site; and 
 WHEREAS,
Contractor desires to provide such supply and installation services, all in accordance with the terms and conditions set forth in this Agreement. 
 NOW THEREFORE, in consideration of the mutual promises set forth below, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows: 
 AGREEMENT: 
 1. Definitions.

 Unless otherwise required by the context in which any term appears: (a) capitalized terms used in this Agreement shall have the
respective meanings set forth in this Section 1; (b) the singular shall include the plural and vice versa; (c) the word “including” shall mean “including, without limitation”, (d) references to
“Sections”, “Schedules” and “Exhibits” 

  

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shall be to sections, schedules and exhibits hereof; (e) the words “herein”, “hereof” and “hereunder” shall refer to this
Agreement as a whole and not to any particular section or subsection hereof; and (f) references to this Agreement shall include a reference to all schedules and exhibits hereto, as the same may be amended, modified, supplemented or replaced
from time to time. 
 “Agreement” shall have the meaning set forth in the preamble. 
 “Applicable Law” shall mean, with respect to any Governmental Authority, any constitutional provision, law, statute, rule, regulation,
ordinance, treaty, order, decree, judgment, decision, certificate, injunction, registration, license, permit, authorization, guideline, governmental approval, consent or requirement of such Governmental Authority, as construed from time to time by
any Governmental Authority. 
 “Applicable Permits” shall mean each and every national, autonomic, regional and local
license, authorization, certification, filing, recording, permit or other approval with or of any Governmental Authority, including, without limitation, each and every environmental, construction or operating permit and any agreement, consent or
approval from or with any other Person that is required by any Applicable Law or that is otherwise necessary for the performance of the Work or operation of the System, as listed on Schedule 4.4. 
 “Change Order” shall mean a written document in the form of Schedule 1D signed by Solar Star and Contractor authorizing an addition,
deletion or revision to the Work or an adjustment of the Contract Price or Construction Schedule issued after execution of this Agreement. 
 “Construction Schedule” shall mean the schedule for prosecution of the Work as set forth on Schedule 1A. 
 “Contract Documents” shall mean this Agreement, the exhibits and schedules hereto, and drawings, specifications, plans, calculations, models and designs that are part of Exhibit 1 and that have been prepared by
Contractor or any Subcontractor exclusively for the Work. 
 “Contract Price” shall mean the amount for performing the Work
that is payable to Contractor as set forth in Section 17.1, as the same may be modified from time to time in accordance with the terms hereof. 
 “Contractor” shall have the meaning set forth in the preamble. 
 “Contractor
Representative” shall mean the individual designated by the Contractor in accordance with Section 3.2. 
  

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 “Disclosing Party” shall have the meaning set forth in Section 34.

 “Dispute” shall have the meaning set forth in Section 32.1. 
 “Dollar” and “$” shall mean the lawful currency of the United States of America. 
 “Effective Date” shall mean the date on which this Agreement becomes effective, as defined in Section 13.1. 
 “Equipment” shall mean (a) all materials, supplies, apparatus, machinery, equipment, parts, tools, components, instruments,
appliances, spare parts and appurtenances thereto that are required for prudent design, construction or operation of the Systems in accordance with Industry Standards and (b) all materials, supplies, apparatus, machinery, equipment, parts,
tools, components, instruments, appliances, spare parts and appurtenances thereto described in, required by, reasonably inferable from or incidental to the Work or the Contract Documents. 
 “Final Completion” shall mean satisfaction or waiver of all of the conditions for completion of the System set forth in
Section 6. 
 “Force Majeure Event” shall mean, when used in connection with the performance of a Party’s
obligations under this Agreement, any act or event (to the extent not caused by such Party or its agents or employees) which is unforeseeable, or being foreseeable, unavoidable and outside the control of the Party which invokes it, and which renders
said Party unable to comply totally or partially with its obligations under this Agreement. In particular, any of the following shall be considered a Force Majeure Event: 
  

	 	(a)	war (whether or not war is declared), hostilities, revolution, rebellion, insurrection against any Governmental Authority, riot, terrorism, acts of a public enemy or other civil
disturbance; 

  

	 	(b)	acts of God, including but not limited to, storms, floods, lightning, earthquakes, hailstorms, ice storms, tornados, typhoons, hurricanes, landslides, volcanic eruptions, fires,
winds in excess of ninety (90) miles per hour, and objects striking the earth from space (such as meteorites), sabotage or destruction by a third party (other than any contractor retained by or on behalf of the Party) of facilities and
equipment relating to the performance by the affected Party of its obligations under this Agreement; 

  

	 	(c)	strikes (whether local, regional, national or sectorial), walkouts, lockouts or similar industrial or labor actions or disputes; and 

  

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	 	(d)	acts of any Governmental Authority that materially restrict or limit Contractor’s access to the Site or its activities at the Site; provided that no act by the
Government of the United States of America shall constitute a Force Majeure Event in respect of any obligation of Solar Star hereunder regarding Work completed or in process (such as Equipment ordered but not yet received) as of the date and time of
such Force Majeure Event. 

 “Governmental Authority” shall mean any national, autonomic, regional, province,
town, city, or municipal government, whether domestic or foreign, or other administrative, regulatory or judicial body of any of the foregoing. 
 “Hazardous Material” shall mean oil or petroleum and petroleum products, asbestos and any asbestos containing materials, radon, polychlorinated biphenyl’s (“PCBs”), urea formaldehyde insulation, lead paints
and coatings, and all of those chemicals, substances, materials, controlled substances, objects, conditions and waste or combinations thereof which are now or become in the future listed, defined or regulated in any manner by any federal, state or
Applicable Law. 
 “Indemnified Party” shall have the meaning set forth in Section 25.4. 
 “Indemnifying Party” shall have the meaning set forth in Section 25.4. 
 “Industry Standards” shall mean those standards of care and diligence normally practiced by solar engineering, construction and
installation firms in performing services of a similar nature in jurisdictions in which the Work will be performed and in accordance with good engineering design practices, Applicable Permits, specifications and processes recommended by the
equipment manufacturers, and other standards established for such Work. 
 “Knowledge Group” means Gregory Rosen, Howard
Wenger, Bruce Ledesma Gary Wayne, Kevin Hennessy, and Dan Shugar. 
 “MWp” means MWdc, which is the manufacturer’s
rated wattage of a photovoltaic system. 
 “Notice to Proceed” means the notice to be delivered to the Contractor by Solar
Star instructing Solar Star to commence the Work, which notice shall be reasonably acceptable to the Contractor. 
 “Party”
shall mean, individually, each of the parties to this Agreement. 
  

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 “Performance Tests” means, with respect to each Phase, the tests of the portion of the
System to be brought online conducted in connection with such Phase, as more particularly described in Schedule 1B. 
 “Person” shall mean any individual, corporation, partnership, company, joint venture, association, trust, unincorporated organization or Governmental Authority. 
 “Phase” means each of Phase I, Phase II and Phase III. 
 “Phase I” means the construction phase projected to achieve Substantial Completion on ***, comprising a portion of the System having a nominal generating capability of approximately 33% of the total
MWp of System, as described more fully in Schedule 4.1. 
 “Phase II” means the construction phase projected to achieve
Substantial Completion on ***, comprising an additional portion of the System having a nominal generating capability of approximately 33% of the total MWp of System, as described more fully in Schedule 4.1. 
 “Phase III” means the construction phase projected to achieve Substantial Completion on ***, comprising an additional portion of the
System having a nominal generating capability of approximately 34% of the total MWp of System, as described more fully in Schedule 4.1. 
 “PPA” shall have the meaning set forth in the second recital. 
 “Project Documents” shall include
the PPA and other key documents set forth in Schedule 1C. 
 “Receiving Party” shall have the meaning set forth
in Section 32. 
 “Retention” shall have the meaning set forth in Section 18.2. 
 “Schedule of Values” shall mean the breakdown and valuation of the work for progress payment purposes as set forth on Schedule
1E. 
 “Site” shall have the meaning set forth in the first recital, and is more fully described in Exhibit 1
hereto. 
 “Solar Star” shall have the meaning set forth in the preamble. 
 “Solar Star’s Representative” shall mean the individual designated by Solar Star in accordance with Section 3.1.

  

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 “Subcontractor” shall mean any Person, other than Contractor and Suppliers, retained by
Contractor to perform any portion of the Work (including any Subcontractor of any tier) in furtherance of Contractor’s obligations under this Agreement. 
 “Substantial Completion” shall mean, for each Phase, satisfaction or waiver of all of the conditions set forth in Section 13.3. 
 “Substantial Completion Date” shall mean the actual date on which the Substantial Completion of the System, as defined in
Section 13.3, has occurred. 
 “Suppliers” shall mean those Equipment suppliers with which Contractor contracts
to build the System. 
 “Technical Advisor” shall mean the independent engineering firm appointed by Solar Star to supervise
the completion of the Performance Tests and execute the certificates approving any Performance Test contemplated in Section 4.6. 
 “Technical Dispute” shall have the meaning set forth in Section 32.2. 
 “Warranty”
shall mean the warranty of Contractor set forth on Schedule 23.1. 
 “Work” shall mean all obligations, duties, and
responsibilities assigned to or undertaken by Contractor and described on Schedule 4.1 with respect to the System. 
 2. Scope. Contractor shall (a) provide, on a turnkey basis, all professional design and engineering services, Equipment procurement, supervision, labor, materials, equipment, tools, construction Equipment and machinery,
utilities, transportation, and procurement of the Applicable Permits for the System (but excluding any related fees), and other facilities, items and services, in each case to the extent necessary for the proper execution and completion of each
Phase, in accordance with the Contract Documents, which are each made a part hereof, and (b) supervise and direct the Work in accordance with Industry Standards. Contractor shall have sole control over the engineering, design and construction
means, methods, techniques, sequences, and procedures and for coordination of all portions of the Work under this Agreement unless the Agreement specifically provides otherwise. 
 3. Representatives. 
 3.1 Solar
Star Representatives. Solar Star designates, and Contractor agrees to accept, Joe Kastner as Solar Star Representative for all matters relating to Contractor’s performance of the Work (except for the execution of the certificates approving
any Performance Test contemplated in Section 4.6). However, for the exclusive purposes of executing the certificates approving any Performance Test contemplated in Section 4.6, Solar Star 
  

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unconditionally and irrevocably appoints the Technical Advisor as its representative. The actions taken by Solar Star Representative regarding such
performance shall be deemed the acts of Solar Star and shall be fully binding for Solar Star. Solar Star may, upon written notice to Contractor, pursuant to Section 33 hereof, change the designated Solar Star Representative or Technical
Advisor; provided, however, that Solar Star shall notify Contractor of the replacement of the Technical Advisor at least one (1) month prior to the beginning of the first Performance Test contemplated in Section 4.6.

 3.2 Contractor Representatives. Contractor designates, and Solar Star agrees to accept, Richard Hanson as Contractor Representative
for all matters relating to Contractor’s performance under this Agreement. The actions taken by Contractor Representative shall be deemed the acts of Contractor. Contractor may, upon written notice to Solar Star, pursuant to
Section 33 hereof, change the designated Contractor Representative. 
 3.3 The Parties shall vest their
Representatives with sufficient powers to enable them to assume the obligations and exercise the rights of Contractor or Solar Star, as applicable, under this Agreement. 
 3.4 Notwithstanding Sections 3.1 and 3.2, all amendments, Change Orders, notices and other communications between
Contractor and Solar Star contemplated herein shall be delivered in writing and otherwise in accordance with Section 33. 
  

	4.	The Work. 

 4.1 Subject to
Section 21, Contractor shall perform the Work in accordance with the express description thereof on Schedule 1C. 
 4.2 Contractor shall perform all Work in accordance with Industry Standards, Applicable Law, Applicable Permits and, to the extent applicable, the terms and conditions of the Project Documents. 
 4.3 Contractor shall perform engineering and design services, using qualified architects, engineers and other professionals selected and
paid for by Contractor, in each case as are necessary to prepare all Contract Documents and submit the Contract Documents to Solar Star for its review and approval. 
 4.4 Contractor, at its expense, shall obtain, and shall file on a timely basis any documents required to obtain any necessary Applicable
Permits on a timely basis. Contractor shall pay for all taxes, fees and costs in order to obtain the Applicable Permits for which Contractor is responsible under this Section 4.4. 
  

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 4.5 Contractor, at its expense, shall purchase, transport, deliver, inspect to the extent it deems
necessary, and construct and install all Equipment necessary or useful in order to complete the System in a manner consistent with Industry Standards. Contractor shall use commercially reasonable efforts to maintain standard manufacturer’s and
supplier’s warranties for the Equipment. With respect the System, Contractor shall assign to Solar Star all of Contractor’s right, title and interest in each component of the System upon delivery thereof to the Site. In addition, upon
Substantial Completion of each Phase, Contractor shall assign to Solar Star all related manufacturer’s and/or supplier’s warranties for the applicable Phase. 
 4.6 Contractor shall startup each Phase and perform the Performance Tests therefor and for the System described on Schedule 4.6. Solar Star shall provide such electricity and consumables as may be required to
carry out the Performance Tests. The Contractor’s technical personnel (or, when applicable the installer and/or manufacturer’s personnel, with Contractor’s supervision) shall operate the applicable Phase during the Performance Tests,
although Solar Star (and Solar Star’s personnel) shall be entitled to be present during any Performance Test. Any third party entrusted with the supervision, oversight or quality control of Contractor shall be entitled to observe the
Performance Tests. Contractor shall provide Solar Star with at least seven (7) days’ prior written notice of the commencement of each Performance Test at Substantial Completion of a Phase in order to permit Solar Star’s Representative
coordinate attendance and observation of the Performance Tests. 
 Upon completion of the relevant Performance Tests, Contractor shall submit
to the Technical Advisor the certificate of the results thereof for its approval or rejection. Solar Star and Contractor agree that the approval or rejection by the Technical Advisor shall fully bind Solar Star, and that no certificate of the
results of the Performance Tests executed by Solar Star’s Representative (and not by the Technical Advisor) shall be a valid approval or rejection of such Performance Tests. 
 If the results of the Performance Test can be obtained at the Site immediately following the performance of the Performance Test and the Performance Test
has been completed successfully, Solar Star’s Representative and Contractor’s Representative shall execute the relevant certificate including the results achieved in the Performance Test. If the results of the Performance Test cannot be
obtained at the Site immediately following the performance of the Performance Test, Contractor shall submit promptly the relevant certificate containing the results of such Performance Test to Solar Star’s Representative as soon as practicable.
Solar Star’s Representative shall promptly review such certificate and the results set forth therein and shall determine whether the Performance Test has been successfully completed within five (5) business days following receipt of such
certificate. 
 If any Phase (or component thereof) fails to satisfy any Performance Test, Solar Star’s Representative and
Contractor’s Representative shall execute the relevant certificate 

  

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including the results achieved in the relevant Performance Test for such Phase. Contractor shall repeat the Performance Test for the applicable Phase or
component one or several times before Substantial Completion of the applicable Phase. Contractor shall take all corrective actions so that Phase or component may successfully complete the Performance Tests, without prejudice to Solar Star’s
rights and remedies in accordance with this Agreement; provided, however, that if such Phase or component does not successfully complete the Performance Tests before the Substantial Completion of the applicable Phase, the applicable portion of the
Contract Price shall be adjusted in accordance with Section 17.1. 
 If any Dispute regarding the Performance Tests arises,
Contractor shall be entitled to submit the Dispute to an independent expert in accordance with Section 32.2. If the independent expert contemplated in Section 32 determines that any Performance Test has been completed
successfully, such decision shall prevail and shall be binding on Solar Star, Contractor and the Technical Advisor and, therefore, the relevant Performance Test shall be deemed approved for all the purposes contemplated in this Agreement.

 4.7 Contractor shall provide to Solar Star a copy of the operations and maintenance manual for the System. Contractor shall provide the
drafts and the final version of the operations and maintenance manual on or before the dates contemplated in Section 4.12. After Final Completion, Contractor shall remove debris, unused equipment (other than spares) and surplus materials
from the portion of Site where the System is located and leave such portion of the Site in “broom clean” condition. 
 4.8 Solar
Star shall be solely responsible for soliciting and obtaining any subsidies, rebates or other incentives that may be available from any Governmental Authority pursuant to or in connection with the purchase of the System or otherwise, and Contractor
makes no representation or warranty to Solar Star as to the availability of any of such subsidies, rebates or incentives. If reasonably requested by Solar Star, Contractor shall, at Contactor’s sole cost and expense, provide Solar Star
reasonable assistance in obtaining such subsidies, rebates or incentives. IN NO CASE SHALL CONTRACTOR HAVE ANY LIABILITY TO SOLAR STAR FOR ANY FAILURE BY ANY OF ITS INVESTORS TO OBTAIN ANY OR ALL OF THE BENEFIT OF ANY INVESTMENT TAX CREDIT OR
DEPRECIATION. 
 4.9 Exclusions. Contractor shall not perform any work or activity beyond the scope of the Work, as defined in this
Agreement. In particular, the following shall not be included in the Work and therefore shall be performed by Solar Star: 
 4.9.1 Solar Star
shall provide the Site for the Work and continuous and suitable access thereto so that Contractor may gain access to the Site to perform the Work as soon as any necessary work permits, licenses and authorizations are obtained; 
  

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 4.9.2 Solar Star shall select its own personnel so that it is present at the Performance Tests prior to
the date of Substantial Completion of each Phase and entry into commercial operation of the applicable Phase; 
 4.9.3 Solar Star shall be
responsible for hiring any third party entrusted with the supervision, oversight or quality control of Contractor, such third party shall not, however, be responsible for the quality assurance and control of Work, other than reporting to Solar Star;

 4.9.4 Solar Star shall be solely responsible for securing and paying for all asset management services relating to the System and will not
require any such services from Contractor; 
 4.9.5 Solar Star shall be solely responsible for, and shall bear any fees, costs and expenses
of, obtaining any authorization or permit, and the making of any filing, certification or declaration, required under state or federal energy laws or regulations; provided that Contractor shall provide reasonable cooperation to Solar Star in
connection with such efforts; and 
 4.9.6 Contractor shall not be responsible for any environmental liabilities relating to the Site, except
for such pollution, toxic emissions, and other Hazardous Materials as are caused by Contractor during construction of the System and for Hazardous Materials associated with the existing landfill at Site which are disturbed or removed during
Contractor’s provision of Services under this Agreement; provided, however, that Contractor shall be required to comply with all applicable environmental laws and regulations during construction of the System without prejudice to
the provisions of Section 28.2. 
 4.10 Title; Risk of Loss. 
 4.10.1 From the Effective Date and until the date of Substantial Completion of a Phase, and subject to Sections 4.10.2, 4.10.3 and 4.10.4, Contractor
assumes risk of loss and full responsibility for the cost of replacing or repairing any damage to the applicable Phase and all materials, Equipment, supplies and maintenance equipment (including temporary materials, equipment and supplies) that are
purchased by Contractor for permanent installation in or for use during construction of such Phase, regardless of whether Solar Star has title thereto under this Agreement. 
 4.10.2 Solar Star shall bear the risk of loss and full responsibility in respect of a Phase from and after the date of Substantial Completion of such
Phase, and if any component of such Phase is lost or damaged for whatever reason from and after such date, then Contractor shall restore or rebuild any such loss or damage and complete the 

  

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Work in accordance with this Agreement at the sole cost and expense of Solar Star; provided, however, that Contractor shall not be obligated to
restore or rebuild any such loss or damage unless Solar Star has obtained and maintained the insurance that Solar Star is required to maintain pursuant to Section 24 and Contractor has received reasonable assurances from Solar Star that Solar
Star will prosecute such claim in a commercially reasonable manner and Contractor will receive the insurance proceeds, if any, paid under such Solar Star-maintained insurance policy in accordance with the disbursement provisions of this Agreement.

 4.10.3 Notwithstanding anything herein to the contrary, but subject to the following sentence, Contractor shall bear the risk of loss and
full responsibility for the cost of restoring or rebuilding any damage to such Phase and all materials, Equipment, supplies and maintenance equipment (including temporary materials, equipment and supplies) that are purchased by Contractor or Solar
Star for permanent installation in or for use during construction of such Phase to the extent caused by a Force Majeure Event occurring at any time from the Effective Date until the date Substantial Completion of the applicable Phase. In light of
the foregoing, Contractor shall obtain and maintain a builder’s risk policy in accordance with Schedule 24; provided that Force Majeure Events not covered by such builder’s risk policy are not assumed by Contractor, and shall
entitle Contractor to obtain a Change Order in good faith on commercially reasonable terms except if Solar Star reasonably determines that the Change Order is so substantial as to permit Solar Star to terminate the Agreement pursuant to 11.1.1(D)
and Solar Star elects to so terminate the Agreement. 
 4.10.4 Notwithstanding anything herein to the contrary, Solar Star shall bear the
risk of loss and full responsibility for the cost of replacing or repairing any damage to such Phase and all materials, Equipment, supplies and maintenance equipment (including temporary materials, equipment and supplies) that are purchased by
Contractor or Solar Star for permanent installation in or for use during construction of such Phase to the extent caused by the negligent, grossly negligent or willful acts of Solar Star or its agents, employees or representatives. 
 4.11 Training of Solar Star’s Personnel. 
 4.11.1 Contractor shall provide Solar Star’s personnel with up to two (2) days of on-site operation and maintenance training in respect of the System. Solar Star’s personnel shall have the qualifications necessary to perform
their activities and will be hired by Solar Star. 
 4.11.2 Scheduling of training will be coordinated between Contractor and Solar Star;
provided that the operation and maintenance manuals and such training will be provided within the thirty (30) days following the Substantial Completion Date of Phase I. 
  

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 4.12 Technical Contract Documents to be delivered by Contractor. Contractor shall deliver Solar Star an
owner’s manual, operator’s manual and as-built drawings for the System no later than thirty (30) days after Substantial Completion of Phase III occurs. For the avoidance of doubt, the as-built drawings shall be included in the
punchlist items contemplated in Section 13.3. 
 5. Inspection. All Work performed by Contractor and all Equipment shall be
subject to inspection by Solar Star, but such right of inspection of the Work or Equipment shall not relieve Contractor of responsibility for the proper performance of the Work or Equipment to the extent provided under this Agreement. Contractor
shall provide to Solar Star or Solar Star’s designee access to Contractor’s facility or facilities where the Work is being performed upon reasonable prior notice (at least forty-eight (48) hours), during business hours, and subject to
compliance with Contractor’s safety rules and policies. Solar Star shall ensure that the inspections and Performance Tests do not affect the normal performance of this Agreement. 
 6. Final Completion. 
 Final
Completion of the System shall be deemed to have occurred only if all punchlist items contemplated in Section 13.3 have been completed or waived. Upon Final Completion, Contractor shall submit to Solar Star a written statement requesting
acknowledgement thereof. Such acknowledgment shall be executed by Solar Star within five (5) business days after the receipt of the receipt by Solar Star of such written statement unless Solar Star provides written notice of Contractor’s
failure to achieve Final Completion. Execution of the acknowledgment or failure of Solar Star to provide written notice of Contractor’s failure to achieve Final Completion within five (5) business days shall constitute Final Completion.

 7. Changes and Extra Work. 
 7.1 Without invalidating this Agreement, Solar Star may initiate a change in the Work on the System by advising Contractor in writing of the change believed to be necessary. As soon as practicable after notice, Contractor shall prepare and
forward to Solar Star in writing the price for the extra or changed Work on such Phase pursuant to a Change Order and any required adjustment to the Construction Schedule or any other term or condition of this Agreement. Except for minor
modifications in the Work not involving extra cost and not inconsistent with the purposes of the Work, and except in an emergency endangering life or property, all authorized extra Work or changes, and the agreed to price, shall be confirmed through
a Change Order to this Agreement in respect of the relevant Phase. No change or extra Work shall be effective without a Change Order signed by Solar Star and accepted in writing by Contractor. The price shall include all costs associated with
performing the extra Work or changes, including the impact on the Work, inefficiencies created by the extra Work or changes, and overhead associated with the extra Work or changes. 
  

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 7.2 All extra Work and changes shall be performed in accordance with the provisions and conditions of
this Agreement, except as provided in the Change Order. 
 7.3 If Contractor’s price or time adjustment is not accepted, Contractor
shall provide Solar Star Representative with the details of and backup for its price or time estimate. If the Parties fail to agree on a price, Solar Star Representative may authorize the extra or changed Work to be performed on a time and material
basis in accordance with the rates specified in Schedule 1F. 
 7.4 Contractor may propose Change Orders to Solar Star if those Change Orders
improve the System or are otherwise advisable for the Work. This shall not affect the obligation of Contractor to perform the Work and to deliver the System in the form agreed in this Agreement. 
 7.5 Any changes to the System or the Work required by changes in Applicable Law or requested by any Governmental Authority as a condition to issue an
Applicable Permit shall entitle Contractor to request a Change Order in accordance with this Section 7. 
 8. Protective
Measures. 
 8.1 Contractor shall be responsible for all injury or damage to individuals or property that may occur as a result of its
fault or negligence or that of its Subcontractors in connection with the performance of the Work. Contractor shall be responsible for the proper care and protection of all Equipment and materials furnished by Contractor and the Work performed until
Final Completion of the Work for each Phase. 
 8.2 Contractor shall take all reasonably necessary precautions for the safety of its
employees on the relevant part of the Site where the System is located and prevent accidents or injury to individuals on, about, or adjacent to the premises where the Work is being performed. 
 8.3 Contractor shall keep the relevant part of the Site where the System is located and surrounding areas free from accumulation of waste materials or
rubbish caused by the Work, and upon Final Completion, shall remove from the relevant part of the Site where the System is located all waste materials, rubbish, tools, unused equipment (other than spares), machinery and surplus materials.

  

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 9. Force Majeure. Contractor shall promptly notify Solar Star in writing of any delay or
anticipated delay in Contractor’s performance of this Agreement due to a Force Majeure Event, and the reason for and anticipated length of the delay. Contractor shall be excused for any delays or defaults in the performance of its obligations
under this Agreement that are the result of a Force Majeure Event. In the event of any Force Majeure Event, Contractor shall (i) exercise all commercially reasonable efforts to bring the situation caused by the Force Majeure event under control
and mitigate the extent, duration, and impact of such Force Majeure Event on the Work and System and (ii) provide periodic notices to Solar Star with respect to its actions and plans for actions in accordance with (i) above and promptly
notify to Solar Star of the cessation of the event or condition giving rise to it being excused from performance. Contractor shall be entitled to a reasonable extension of time for delays due to a Force Majeure Event; provided that any Force
Majeure Event that prevents performance, or is reasonably expected to prevent performance, for more than ninety (90) days shall entitle the Contractor and Solar Star to terminate this Agreement; provided, further, that any Work
done or materials furnished by Contracts in restoring or rebuilding any affected Phase will be paid for by Solar Star as extra Work pursuant to Section 7. Any modification to the Construction Schedule pursuant to this
Section 9 shall be documented by a written Change Order to this Agreement. 
 10. Unanticipated Conditions. If any unusual
or unanticipated conditions exist or arise at the Site (such as Hazardous Materials, environmental conditions, pollution or archeological findings), which conditions would involve the incurrence by Contractor of any expenses to correct such
conditions, Contractor shall submit a request for approval of the corrective work and payment of the related expenses to Solar Star, which approval shall not be unreasonably withheld, conditioned or delayed. The additional work resulting therefrom
will be paid for by Solar Star as extra Work pursuant to Section 7. Solar Star shall not be obligated to pay for such additional Work if such unusual or unanticipated conditions are in respect of geotechnical, subsurface, or seismic
conditions of the Site which should have been anticipated by Contractor when Contractor completed its due diligence of the Site in order to identify any issues that could affect the foundation of the System. 
 11. Termination. 
 11.1 Termination
by Solar Star: 
 11.1.1 Contractor agrees that Solar Star shall be entitled to terminate this Agreement upon the
occurrence of any of the following circumstances: 
 (A) Contractor abandons the entire Work without just cause for more than
thirty (30) days or fails to commence the Work without just cause for within thirty (30) days after the Effective Date, or 
  

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 (B) Contractor shall, except as expressly permitted hereunder, assign this Agreement in
whole without the written authorization of Solar Star, or 
 (C) Contractor violates in any material respect any of the
provisions of this Agreement, which violation remains uncured for thirty (30) days following Contractor’s receipt of written notice thereof from Solar Star. 
 (D) A Force Majeure Event creates such damage to the Work or System that, taking into account applicable insurance proceeds and payments
from third parties received or reasonably anticipated to be received in respect of such Force Majeure Event, the Project is determined to be no longer economically viable pursuant to Section 4.10.3. 
 11.1.2 In addition, upon the occurrence of any of the foregoing, Solar Star may instruct Contractor to discontinue all or any part of the
Work, and Contractor shall thereupon discontinue the Work of such parts thereof. Solar Star shall thereupon have the right to continue and complete the Work or any part thereof, by contract or otherwise. Upon the occurrence of any of the
circumstances contemplated in Sections 11.1.1(A), 11.1.1(B), 11.1.1(C), or 11.1.1(D), Contractor shall be liable to Solar Star, unless otherwise contemplate herein, for any and all damage and excess cost incurred by Solar
Star in completing the Work, in each case to the extent caused by Contractor’s material breach of this Agreement. 
 11.1.3 The remedies in this Section 11.1 shall be inclusive and additional to any other remedies that may be available under Applicable Law, and no action by Solar Star shall constitute a waiver of any such right or remedy.

 11.2 Termination by Contractor. Without limiting the provisions of Section 9, Solar Star agrees that if (a) Solar
Star shall become bankrupt or insolvent, or shall assign this Agreement, or sublet any part thereof, without the written authorization of Contractor or (b) Solar Star violates in any material respect any of the provisions of this Agreement,
which violation remains uncured for thirty (30) days following Solar Star’s receipt of written notice thereof from Contractor, or (c) Solar Star executes this Agreement in bad faith, Contractor shall have all rights and remedies that
may be available under Applicable Law against Solar Star with respect to this Agreement, including without limitation the right to suspend performance of the Work, to terminate this Agreement, and/or to require Solar Star to immediately post payment
bonds. 
 11.3 Termination of Agreement. Except for Section 23 and subject to Section 37, this Agreement shall
terminate and be of no further force and effect upon satisfaction of the conditions set forth in Section 6. Contractor shall satisfy the conditions set forth in Section 6 no later than June 30, 2008. 
  

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 12. Labor. Contractor shall use reasonable efforts to minimize the risk of labor-related delays or
disruption of the progress of the Work. Contractor shall promptly take any and all reasonable steps that may be available in connection with the resolution of violations of collective bargaining agreements or labor jurisdictional disputes.
Contractor shall advise Solar Star promptly in writing of any actual or threatened labor dispute of which Contractor has knowledge that might materially affect the performance of the Work by Contractor or by any of its Subcontractors.
Notwithstanding the foregoing, the settlement of strikes, walkouts, lockouts or other labor disputes shall be at the discretion of the Party having the difficulty. 
 13. Commencement and Substantial Completion of Each Phase; Delay Liquidated Damages; Bonus. 
 13.1
Contractor shall perform the Work in accordance with Schedule 1A. The Work must commence on the date set forth in the Notice to Proceed, which shall be delivered no later than the Effective Date. 
 13.2 The target date on which Substantial Completion for each Phase is expected to occur is set forth on Schedule 1A. Contractor may claim a
justified extension of the Substantial Completion date for the applicable Phase if it is or will be delayed in completing the Work for any of the following causes: 
 13.2.1 Change Orders agreed pursuant to this Agreement; 
 13.2.2 breach of this Agreement (including Section 4) or of a statutory duty by Solar Star; 
 13.2.3 suspension of the Work pursuant to Section 19; 
 13.2.4 delays in testing as contemplated in Sections 2.1, 2.2 and 2.4 of Schedule 1B due to the lack of full
sun conditions; or 
 13.2.5 a Force Majeure Event. 
 13.3 The following are conditions precedent to Substantial Completion of each Phase: 
 13.3.1 the relevant Phase is mechanically, electrically, and structurally constructed in accordance with the requirements of Schedule
4.1 of this Agreement, the Work and Industry Standards, except for non-critical punchlist items; 
  

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 13.3.2 the medium voltage infrastructure and the grid connection for such Phase are
mechanically, electrically and functionally complete and capable of interconnection with the local utility and Contractor’s Representative provides written notice of satisfaction of such conditions to Solar Star’s Representative; and

 13.3.3 Commissioning according to procedures set forth in Schedule 4.6 is completed successfully and the corresponding
certificates are duly signed by Solar Star’s Representative and the Contractor’s Representative, both acting reasonably. 
 13.4 At
Substantial Completion of a Phase Solar Star and Contractor shall agree on the punchlist items for such Phase. The punchlist shall be completed no later than two (2) months after Substantial Completion of the final Phase. Failure of Contractor
to fulfill this obligation shall entitle Solar Star to complete the pending works on its own and charge the Contractor for the duly justified costs. Notwithstanding anything in this Agreement to the contrary, Substantial Completion shall not be
withheld for failure to obtain any Applicable Permits that do not materially affect the lawful and technical operation of the System or any material portion thereof. 
 13.5 Delay Penalties. Subject to Section 13.2, for each Phase, if any portion of the System is not operational on the fifteenth calendar day after the applicable target Substantial Completion date set
forth on Schedule 1A, thereafter Contractor shall pay to Solar Star an amount per day for each day of delay that is equal to the product of (a) *** multiplied by (b) a fraction, the numerator of which is ***and the denominator of which is
***. In no event shall this per day amount exceed ***. In addition to the foregoing, if any portion of the System does not achieve Substantial Completion prior to ***, Solar Star will be entitled to reduce the Contract Price by a value equal to ***
multiplied by a fraction, the numerator of which is *** and the denominator of which is ***. If Contractor fails to pay such liquidated damages, Contractor agrees that Solar Star may deduct the amount thereof from any monies due, or that may become
due, Contractor under this Agreement. The amounts payable under this Section 13.5 shall be Solar Star’s sole and exclusive remedy for Contractor’s failure to achieve Substantial Completion of a Phase. Solar Star and Contractor agree
that the extent and amount of actual damages that would be suffered by Solar Star as a result of Contractor’s failure to achieve Substantial Completion of a Phase by the guaranteed contract completion date is impractical and extremely difficult
to determine or estimate. Therefore, the liquidated damages set forth in this Section 13.5 represent the Parties’ best estimate of the sums which would be fair, average compensation for all losses that may be sustained. 

13.6 Bonuses for Early Delivery. Solar Star shall pay to Contractor a bonus of *** per day per MWp for (1) each MWp of System capacity
that satisfies the criteria in Sections 13.3.1 and 13.3.2 prior to ***, and, (2) without duplication of clause (1), each MWp of System capacity that meets the Substantial Completion criteria set forth in Section 13.3.3 prior to the date on
which such MWp of System capacity is scheduled to reach Substantial Completion pursuant to Schedule 1A between *** and ***. 
  

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 14. Reports. Contractor shall prepare a monthly progress report that shall include at a minimum
the following for the System and submit it to Solar Star within twenty-one (21) days after the end of each calendar month: (a) executive summary, (b) progress of Work in comparison to the Construction Schedule, (c) safety report,
(d) changes in Work, (e) progress photos and (e) issues/concerns. 
 15. Subcontractors and Suppliers. 
 15.1 Contractor shall at all times be responsible for the acts and omissions of Subcontractors. Contractor shall be responsible for performance of all the
Work, whether performed by Contractor or its Subcontractors. Solar Star shall not undertake any obligation to pay or to be responsible for the payment of any sums to any Subcontractor. 
 15.2 Subject to meeting the warranty requirements described in Section 23.2 and obtaining valid warranties for such photovoltaic modules at
the Site, Solar Star accepts that the System may be built with photovoltaic modules provided by one or more of the following pre-approved Suppliers: 
  

	 	•	*** 

 Solar Star, at its sole discretion, may randomly select up to fifty
(50) modules of each type of photovoltaic modules used in the System for delivery to a third-party for quality verification testing. The costs of such verification testing shall be the responsibility of Solar Star. 
 15.3 Subject to meeting all warranty requirements described in Section 23.2, Solar Star agrees that the System may be built with the
following inverter equipment that will have valid warrantees upon installation at the Site that are at least ten (10) years in duration and substantially similar or superior to the existing 5-year warrantees for the equipment: 
 *** 
 15.4 Contractor may vary the equipment
described in Section 15.3, so long as such equipment is acceptable under the terms of the PPA. Solar Star shall not unreasonably withhold or delay approval for any inverter provided by one of the following pre-approved Suppliers as long
as the inverters of any manufacturer have ten (10)-year warrantees that are substantially similar or superior to the existing 5-year warrantees for the equipment of such manufacturer (or, in the case of warrantees of Siemens, substantially similar
or superior to the existing 5-year warrantees for the equipment of Xantrex): 
  

	 	•	*** 

  

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 16. Ownership of Plans, Data, Reports and Material. 
 16.1 Subject to Sections 16.3 and 34, Contract Documents developed by Contractor under this Agreement shall immediately become the property
of Solar Star when prepared and shall be delivered to Solar Star upon completion of the Work; provided that nothing in the foregoing shall impair, alter or otherwise affect Contractor’s proprietary rights in its patents, products or
other intellectual property or prejudice the rights of Contractor derived from Section 34. 
 16.2 Any additional inventions or
intellectual property created during construction shall be owned by Contractor. 
 16.3 Contractor further agrees to grant and hereby grants
to Solar Star an irrevocable, non-exclusive, royalty-free license under all patents, copyrights and other proprietary information of Contractor related to the Work now or hereafter owned or controlled by Contractor to the extent reasonably necessary
for the operation, maintenance or repair of the System or any subsystem or component thereof designed, specified, or constructed by Contractor under this Agreement. No other license in such patents and proprietary information is granted pursuant to
this Agreement. 
 17. Contract Price. 
 17.1 Amount. Subject to the following sentence, as full compensation for the Work and all of Contractor’s obligations hereunder Solar Star shall pay to Contractor *** (the “Contract
Price”) in monthly payments in accordance with the values set forth on Schedule 1E on the first Business Day of each month referenced therein. The Contract Price (or portion there of, as applicable) shall be modified in accordance
with Change Orders approved in accordance with Sections 7 or 9. The Contract Price shall be paid in accordance with Section 18. 
 17.2 Fixed Price. Except as otherwise set forth herein, the Contract Price is firm and fixed and not subject to any variation or price adjustments (downward or upward) in this Agreement and includes all
expenses to be incurred by Contractor including, but not limited to, design, engineering, Equipment and materials, erection, commissioning and Performance Tests, inclusive of cost of travel and lodging expenses and the Applicable Permits, related to
Contractor’s performance of its obligations under this Agreement. 
 18. Payment. 
 18.1 So long as the Work is being performed in accordance with the provisions of this Agreement, including Schedule 1A, Solar Star shall pay to
Contractor the progress 

  

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payments set forth in Section 17 in accordance with the Schedule of Values for each Phase, subject to Retention as provided in
Section 18.2. Upon such payment, Solar Star’s ownership of the applicable Equipment shall vest upon delivery to the Site. 
 18.2 Solar Star shall pay ninety-five percent (95%) of each completion payment when such payment is due in accordance with Schedule 1A. The aggregate of the remaining five percent (5%) of each completion payment of the
Contract Price (the “Retention”) shall be paid no later than fifteen (15) days after Substantial Completion of the applicable Phase, and in full compliance with Section 13.2 of this Agreement; provided,
however that at no time shall the total Retention retained exceed *** in the aggregate. 
 18.3 All invoices shall be paid by Solar
Star within fifteen (15) calendar days of invoice delivery by Contractor; provided, that the initial payment shall be made on the Effective Date. 
 18.4 Invoices shall be sent by facsimile or email with confirmation of receipt, and Solar Star must receive the invoice and, if applicable, the attached documentation, on the same date of delivery by Contractor.

 18.5 Overdue payment obligations of Solar Star hereunder shall bear interest from the date due until the date paid at a rate per annum
equal to the rate published by the Wall Street Journal as the “prime rate” on the date on which such interest begins to accrue plus two percent (2%). 
 19. Suspension of the Work. 
 19.1 Contractor may suspend the Work temporarily if Solar Star fails to
pay any payment within ten (10) days after the date on which such payment is required to be made hereunder. Contractor shall be entitled to request (i) an extension of the deadlines of this Agreement for the same period of the suspension,
and (ii) the reimbursement of the additional costs and expenses, if any, reasonably incurred and substantiated by Contractor in protecting, securing or insuring the Work, and in resumption of the Work. If a suspension of the Work continues for
more than two (2) months, Contractor shall be entitled to terminate this Agreement. 
 19.2 In the event that the Work is totally or
partially suspended by reason of an order from a Governmental Authority, the Party that has caused the issuance of such order (whether by reason of an act, omission or default) shall bear all the damages, costs and expenses caused by the suspension,
subject to the limitations provided under Section 25.5 of this Agreement. If the suspension is not due to an act, omission or default of any of the Parties, then the deadlines of this Agreement will be extended for the same period of the
suspension, or for such other period that the Parties deem reasonable in view of the circumstances, and Solar Star shall assume any costs arising under the effects of the suspension on the obligations of the Parties under this Agreement.
Notwithstanding the occurrence or continuation of any Force Majeure Event, the provisions of this Section 19.2 shall apply. 
  

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 19.3 After the resumption of the performance of the Work, Contractor shall, after due notice to Solar
Star, examine the Work affected by the suspension. Contractor shall make good any defect, deterioration or loss of the construction or the Work affected that may have occurred during the suspension period. Costs properly incurred by Contractor
(including mobilization costs, insurance fees and others) shall be added to the Contract Price, so long as the suspension did not arise due to any act, omission or default on the part of Contractor. 
 20. Taxes. In addition to the Contract Price, Solar Star assumes exclusive liability for and shall pay before delinquency all federal, state or
local sales, use, value added, excise and other taxes, charges or contributions imposed on, or with respect to, or measured by the matters contemplated by this Agreement; provided, however, that Contractor assumes exclusive liability for ***.
Provided that the conditions of indemnification set forth in Section 25 are satisfied, Solar Star shall hold harmless, indemnify and defend Contractor, together with any and all its officers, directors, agents and employees from any liability,
penalty, interest and expense by reason of Solar Star’s failure to pay such taxes, charges or contributions. Contractor and Solar Star shall cooperate with each other to minimize the tax liability of both Parties to the extent legally
permissible. 
 21. Solar Star Obligations. Solar Star shall provide Contractor with all necessary access to the Site and work areas
Contractor requires for completion of the Work in accordance with the processes, requirements, and restrictions set forth in the Project Documents listed in Schedule 1C. Contractor shall have reasonable access to the Site after the Final Completion
Date for inspection and photography. If Contractor is ready to ship ordered materials to the Site, and the Site is not ready to receive materials, to the extent the Site is not ready due to no fault of the Contractor, Solar Star shall pay for the
costs associated with such delay, including (to the extent applicable) any delivery, drop-off, insurance and temporary-storage fees. 
 22.
Representations and Warranties. 
 22.1 Representations and Warranties of Contractor. Contractor represents and warrants to
Solar Star that: 
 22.1.1. Contractor is a corporation, duly organized, validly existing, and in good standing under the laws
of the State of Delaware, and has full power to engage in the business it presently conducts and contemplates conducting, and is and will be duly licensed or qualified and in good standing under the laws of the State of Delaware and in each other
jurisdiction wherein the nature of the business transacted by it makes such licensing or qualification necessary and where the failure to be licensed or qualified would have a material adverse effect on its ability to perform its obligations
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 22.1.2 Contractor has (either directly or through its Subcontractors) all the required
authority, ability, skills, experience and capacity necessary to perform and shall diligently perform the Work in a timely and professional manner, utilizing sound engineering principles, project management procedures, construction procedures and
supervisory procedures, all in accordance with Industry Standards. Contractor has (either directly or through its Subcontractors) the experience and skills necessary to determine, and Contractor has reasonably determined, that Contractor can perform
the Work for the Contract Price. 
 22.1.3 The execution, delivery and performance by Contractor of this Agreement will not
(i) violate or conflict with any covenant, agreement or understanding to which it is a party or by which it or any of its properties or assets is bound or affected, or its organizational documents or (ii) subject the System or any
component part thereof to any lien other than as contemplated or permitted by this Agreement. 
 22.1.4 There are no actions,
suits, proceedings, patent or license infringements or investigations pending or, to Contractor’s knowledge, threatened against it before any court or arbitrator that individually or in the aggregate could result in any materially adverse
effect on the business, properties or assets or the condition, financial or otherwise, of Contractor or in any impairment of its ability to perform its obligations under this Agreement. 
 22.1.5 As of the Effective Date, the members of the Knowledge Group do not have actual knowledge of assertions that could reasonably be
expected to result in Solar Star’s responsibility for material costs associated with Schedule 1C. Excluded Items. 
 22.1.6 As of Effective Date, the members of the Knowledge Group do not have actual knowledge of assertions that could reasonably be expected to result in impingements on the System’s solar access by neighboring sites or facilities.

 22.2 Representations and Warranties of Solar Star. Solar Star represents and warrants to Contractor that: 
 22.2.1 Solar Star is a limited liability company duly formed and validly existing under the laws of the State of Delaware and has full
legal capacity and standing to pursue its corporate purpose (including the capacity to dispose of and encumber all of its assets) and full power to engage in the business it presently conducts and contemplates conducting, and is and will be duly
licensed or qualified and in good standing under the laws of each jurisdiction wherein the nature of the business transacted by it makes such licensing or qualification necessary and where the failure to be licensed or qualified would have a
material adverse effect on its ability to perform its obligations hereunder. 
  

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 22.2.2 The execution, delivery and performance by Solar Star of this Agreement will not
(i) violate or conflict with any covenant, agreement or understanding to which it is a party or by which it or any of its properties or assets is bound or affected, or its organizational documents or (ii) subject the System or any
component part thereof or the Site or any portion thereof to any lien other than as contemplated or permitted by this Agreement. 
 22.2.3 There are no actions, suits, proceedings, patent or license infringements or investigations pending or, to Solar Star’s knowledge, threatened against it before any court or arbitrator that individually or in the aggregate could
result in any materially adverse effect on the business, properties or assets or the condition, financial or otherwise, of Solar Star or in any impairment of its ability to perform its obligations under this Agreement. 
 22.2.4 Solar Star has, and will have, available all the funds that are necessary from time to time to pay Contractor the Contract Price.

 23. Warranty. 
 23.1
Contractor’s sole warranty hereunder for each Phase shall be a comprehensive warranty, as set forth in Schedule 23.1, and, except as set forth in such Schedule, Contractor does not make (and hereby expressly disclaims) any other
warranties of any kind whatsoever. Contractor shall not be liable for any defect or deficiency to the extent that the same results from the specific written direction of Solar Star relating to the Work and/or the Systems; provided that any
such defect or deficiency is not the result of Contractor’s failure to properly implement the Work in accordance with this Agreement. The scope of such warranty will not include the warranty statements provided under the warranties referenced
in Section 23.2 below. 
 23.2 Contractor will provide Solar Star with copies of pass-through warranties provided by photovoltaic
module and inverter Suppliers for the benefit of Solar Star. Solar Star shall be responsible for supervising and making claims under such warranties, whether by itself or by Contractor acting at Solar Star’s reasonable request. 
 24. Insurance. 
 24.1 Contractor, ***,
shall procure or cause to be procured and maintain or cause to be maintained in full force and effect at all times commencing no later than commencement of the work at the Site and until Final Completion, a builder’s risk policy with the
insurance coverages specified in Part I of Schedule 24, which are agreed by the Parties to be sufficient for construction of the System. All insurance coverage shall be in accordance with the terms of this Section 24 and Part I of
Schedule 24. Contractor shall not be required to procure, maintain or cause to be maintained insurance except as specifically set forth in this Section 24 and in Schedule 24. 
  

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 24.2 Solar Star, at Solar Star’s expense, shall procure or cause to be procured and maintain or
cause to be maintained in full force and effect at all times during the period commencing no later than commencement of the work at the Site and until Final Completion, all insurance coverages specified in Part II of Schedule 24. All
insurance coverages shall be in accordance with this Section 24 and Part II of Schedule 24. Subject to the prior agreement of the Parties, such insurance coverages can be included, at Solar Star’s cost and responsibility,
under Contractor’s insurance policies under Section 24.1 above. 
 24.3 Contractor’s policies shall provide for a
waiver of subrogation rights against Solar Star and its affiliates, and their assigns, subsidiaries, affiliates, directors, officers and employees, and of any right of the insurers to any set-off or counterclaim or any other deduction, whether by
attachment or otherwise, in respect of any liability of any such Person insured under Contractor’s Commercial General Liability policy. Contractor releases and waives any and all rights of recovery against Solar Star and all of its affiliates,
subsidiaries, employees, successors, permitted assigns, insurers and underwriters that Contractor may otherwise have or acquire in or from or in any way connected with any loss covered by policies of insurance maintained or required to be maintained
by Contractor pursuant to this Agreement or because of deductible clauses in or inadequacy of limits of any such policies of insurance. 
 24.4 If at any time the insurance to be provided by Solar Star or Contractor hereunder shall be reduced or cease to be maintained, then (without limiting the rights of the other Party in respect of any default that arises as a result of
such failure) the other Party may at its option take out and maintain the insurance required hereby and, in such event, (a) Solar Star may withhold the cost of insurance premiums expended for such replacement insurance from any payments to
Contractor, or (b) Solar Star shall reimburse Contractor for the premium of any such replacement insurance, as applicable. 
 24.5 The
insurance policy limits set forth herein shall in no way be construed as limits on the Parties’ liability under this Agreement, subject to the provisions of Section 25.5. 
 24.6 The beneficiaries of the insurance policies shall be Solar Star, Contractor and the Subcontractors that may be affected by the risks insured. The
insurance policies shall permit Solar Star to assign its rights thereunder to third parties at no cost. 
 24.7 Each Party shall provide the
other Party with certificates of the insurance policies and with evidence that the premiums have been paid not later than thirty (30) days following the Effective Date. 
  

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 25. Indemnity. 
 25.1 Subject to Section 24, Contractor shall fully indemnify, save harmless and defend Solar Star from and against any and all costs, claims, and expenses incurred by Solar Star in connection with or
arising from any claim by a third party for physical damage to or physical destruction of property, or death of or bodily injury to any person, but only to the extent caused by (a) the negligence, gross negligence or willful misconduct of
Contractor or its agents or employees or others under Contractor’s control or (b) a breach by Contractor of its obligations hereunder. 
 25.2 Subject to Section 24, Solar Star shall fully indemnify, save harmless and defend Contractor from and against any and all costs, claims, and expenses incurred by Contractor in connection with or arising from any claim by a
third party for physical damage to or physical destruction of property, or death of or bodily injury to any person, but only to the extent caused by (a) the negligence, gross negligence or willful misconduct of Solar Star or its agents or
employees or others under Solar Star’s control or (b) a breach by Solar Star of its obligations hereunder. 
 25.3 Each Party shall
indemnify, defend and hold the other Party, and its present and future direct and indirect parents, subsidiaries and affiliates and their directors, officers, shareholders, employees, agents and representatives harmless from and against any and all
claims, actions, suits, proceedings, losses, liabilities, penalties, damages, costs or expenses (including attorneys’ fees and disbursements) of any kind whatsoever arising from (a) actual or alleged infringement or misappropriation by
such Party (or in the case of Contractor, any Subcontractor) of any patent, copyright, trade secret, trademark, service mark, trade name, or other intellectual property right in connection with the System, including without limitation, any
deliverable, (b) such Party’s (or in the case of Contractor, any Subcontractor’s) violation of any third-party license to use intellectual property in connection with the Work, including, without limitation, any deliverable.

 25.4 If any claim is brought against a Party (the “Indemnified Party”), then the other Party (the “Indemnifying
Party”) shall be entitled to participate in, and, unless in the opinion of counsel for the Indemnifying Party a conflict of interest between the Parties may exist with respect to such claim, assume the defense of such claim, with counsel
reasonably acceptable to the Indemnifying Party. If the Indemnified Party does not assume the defense of the Indemnifying Party, or if a conflict precludes the Indemnified Party from assuming the defense, then the Indemnified Party shall reimburse
the Indemnifying Party on a monthly basis for the Indemnifying Party’s defense through separate counsel of the Indemnifying Party’s choice. Even if the Indemnified Party assumes the defense of the Indemnifying Party with acceptable
counsel, the Indemnifying Party, at its sole option, may participate in the defense, at its own expense, with counsel of its own choice without relieving the Indemnified Party of any of its obligations hereunder. 
  

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 25.5 IN NO EVENT SHALL THE INDEMNIFYING PARTY BE LIABLE TO THE INDEMNIFIED PARTY FOR INDIRECT, INCIDENTAL
OR CONSEQUENTIAL DAMAGES ARISING OUT OF OR RELATED TO THE TERMS OF THIS AGREEMENT, INCLUDING BUT NOT LIMITED TO LOST PROFITS, COSTS OF PROCUREMENT OF SUBSTITUTE GOODS OR SERVICES OR BUSINESS INTERRUPTION, EVEN IF THE INDEMNIFYING PARTY HAS BEEN
ADVISED OF THE POSSIBILITY OF SUCH DAMAGES, BUT EXCEPT FOR LOSS OR DAMAGE ARISING OUT OF THE PARTIES’ WILLFUL MISCONDUCT OR GROSS NEGLIGENCE. IN ADDITION, WHETHER AN ACTION OR CLAIM IS BASED ON WARRANTY, CONTRACT, TORT OR OTHERWISE, UNDER NO
CIRCUMSTANCE SHALL THE INDEMNIFYING PARTY’S TOTAL LIABILITY ARISING OUT OF OR RELATED TO THIS AGREEMENT EXCEED (i) PRIOR TO SUBSTANTIAL COMPLETION AN AMOUNT EQUAL TO *** PERCENT *** OF THE CONTRACT PRICE AND (ii) UPON SUBSTANTIAL
COMPLETION OF ENTIRE PROJECT AN AMOUNT EQUAL TO *** PERCENT *** OF THE CONTRACT PRICE, MINUS THE AGGREGATE AMOUNT OF ANY PENALTIES PAID BY THE INDEMNIFYING PARTY UNDER THIS AGREEMENT; PROVIDED, THAT EACH INDEMNIFYING PARTY’S LIABILITY UNDER
CLAUSE (ii) HEREOF SHALL EXPIRE ON THE DATE THAT IS *** AFTER SUBSTANTIAL COMPLETION OF THE ENTIRE SYSTEM; PROVIDED, FURTHER, THAT NOTHING CONTAINED IN THIS SUBSECTION 25.5 OR IN ANY OTHER PROVISION OF THIS AGREEMENT SHALL BE CONSTRUED TO LIMIT
EITHER PARTY’S LIABILITY IN THE CASE OF FRAUD BY, OR WILLFUL MISCONDUCT OF, SUCH PARTY AND, IN THE CASE OF CONTRACTOR, CONTRACTOR’S PLACEMENT OF LIENS ON THE SYSTEM OR THE SITE. 
 26. Performance of the Work. 
 26.1
Contractor agrees to use, and agrees that it shall require each of its Subcontractors to use, only personnel who are qualified and properly trained and who possess every license, permit, registration, certificate or other approval required by
Applicable Law or any Governmental Authority to enable such Persons to perform their Work involving any part of Contractor’s obligations under this Agreement. 
 26.2 Contractor agrees that all materials and Equipment to be supplied or used by Contractor or its Subcontractors in the performance of its obligations under this Agreement shall be in good condition and fit for the
use(s) for which they are employed by Contractor or its Subcontractors. Such materials and Equipment shall at all times be maintained, inspected and operated as required by Applicable Law and consistent with Industry Standards. Contractor further
agrees that all licenses, permits, registrations and certificates or other approvals required by Applicable Law or any Governmental Authority will be procured and maintained for such materials and Equipment at all times during the use of the same by
Contractor or its Subcontractors in the performance of any of Contractor’s obligations under this Agreement. 
  

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 27. Compliance with Applicable Laws. 
 27.1 Contractor specifically agrees that it shall at all times fully comply with Applicable Laws and that it shall perform the Work in accordance with the
Applicable Laws in force at the date of execution of this Agreement. Notwithstanding the foregoing, Contractor shall not be responsible for any environmental liabilities relating to the relevant part of the Site where the System is located, except
for such pollution, toxic emissions and other Hazardous Materials as are caused by Contractor during construction of the System and for Hazardous Materials associated with the existing landfill at Site which are disturbed or removed during
Contractor’s provision of Services under this Agreement; provided, however, that Contractor shall be required to comply with all applicable environmental laws and regulations during construction of the System. If any hazardous
material is found in the Site, the removal shall be at the cost of Solar Star. 
 27.2 Solar Star specifically agrees that in the performance
of its obligations under this Agreement it shall at all times fully comply with Applicable Laws. Solar Star further specifically agrees that at all times during its performance of this Agreement it shall not take or omit to take any action that
would affect the validity of, or otherwise adversely affect, any Applicable Permit. 
 28. Hazardous Materials. 
 28.1 Subject to Section 27, Contractor hereby specifically agrees to indemnify, defend and hold Solar Star, its present and future direct or
indirect parents, subsidiaries, affiliates, divisions, and their respective directors, officers, employees, shareholders, agents, representatives, successors and assigns harmless from and against any and all losses, liabilities, claims, demands,
damages, causes of action, fines, penalties, costs and expenses (including, but not limited to, all reasonable consulting, engineering, attorneys’ or other professional fees), that they may incur or suffer by reason of: 
 28.1.1 any unauthorized release of a Hazardous Material by Contractor; 
 28.1.2 any enforcement or compliance proceeding commenced by or in the name of any Governmental authority because of an alleged,
threatened or actual violation of any Applicable Law by Contractor; and 
 28.1.3 any action reasonably necessary to abate,
remediate or prevent a violation or threatened violation of any Applicable Law by Contractor. 
 28.2 Solar Star hereby specifically agrees
to indemnify, defend and hold Contractor, its present and future direct or indirect parents, subsidiaries, affiliates, divisions, and their respective directors, officers, employees, shareholders, agents, representatives, successors 

  

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and assigns harmless from and against any and all losses, liabilities, claims, demands, damages, causes of action, fines, penalties, costs and expenses
(including, but not limited to, all reasonable consulting, engineering, attorneys’ or other professional fees), that they may incur or suffer by reason of: 
 28.2.1 any unauthorized release of a Hazardous Material by Solar Star; 
 28.2.2 any enforcement or compliance proceeding commenced by or in the name of any Governmental authority because of an alleged,
threatened or actual violation of any Applicable Law by Solar Star; and 
 28.2.3 any action reasonably necessary to abate,
remediate or prevent a violation or threatened violation of any Applicable Law by Solar Star. 
 29. Governing Law. The formation,
interpretation and performance of this Agreement shall be governed by and construed in accordance with the laws of the State of California, without regard to its conflicts of laws principles. 
 30. Liens. 
 30.1 Contractor warrants
good title, free and clear of all liens, claims, charges, security interests, and encumbrances whatsoever, to all Equipment and other items furnished by it or any of its Subcontractors that become part of the System to the extent payment therefor
has been received by Contractor. 
 30.2 Title to all Equipment shall pass to Solar Star, free and clear of all liens, claims, charges,
security interests, and encumbrances whatsoever, upon the payment therefor to the Contractor. 
 31. Nonwaiver. The failure of either
Party to insist upon or enforce, in any instance, strict performance by the other Party of any of the terms of this Agreement or to exercise any rights herein conferred shall not be construed as a waiver or relinquishment to any extent of its right
to assert, or rely upon any such terms or rights on any future occasion. No waiver shall be valid unless stated in writing as set forth in Section 33. 
 32. Dispute Resolution. 
 32.1 Good faith negotiations. In the event that any question,
dispute, difference or claim arises out or is in connection with this Agreement, including any question regarding its existence, validity, performance or termination (a “Dispute”), which either Party has notified to the other,
senior management personnel from both Contractor and Solar Star shall meet and diligently attempt in good faith to resolve the Dispute for a period of thirty (30) days following 

  

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one Party’s written request to the other Party for such a meeting. If, however, either Party refuses or fails to so meet, or the Dispute is not resolved
by negotiation, the provisions of Sections 32.2 and 32.3 shall apply. 
 32.2 Technical Dispute. Technical Disputes
shall be resolved by an independent expert. For the purposes of this Agreement, a “Technical Dispute” shall mean a Dispute regarding whether the System conforms to the Technical Specifications (Schedule 4.1), whether the
relevant part of the Site where the System is located meets the required site characteristics, whether the Performance Tests contemplated by the System commissioning plan (Schedule 4.6) have been satisfied, and any other Disputes of a
technical or engineering nature. All Technical Disputes shall be resolved on an accelerated basis by one of the following institutions unless otherwise agreed in writing by Contractor and Solar Star: 
 32.1.1 Sandia National Laboratories; 
 32.1.2 National Renewable Energy Laboratory; and 
 32.1.3 Arizona State University
Photovoltaic Test Lab. 
 32.3 Arbitration. Any Dispute that is not settled to the mutual satisfaction of the Parties within the
applicable notice or cure periods provided in this Agreement or settled pursuant to Sections 32.1 and 32.2 shall be settled by arbitration between the Parties conducted in Oakland, California, in accordance with the Commercial
Arbitration Rules of the American Arbitration Association in effect on the date that a Party gives notice of its demand for arbitration under this Section. The submitting Party shall submit such Dispute to arbitration by providing a written demand
for arbitration to the other Party and the Parties shall select a single neutral arbitrator with significant contract resolution experience and experience and understanding of the contemporary solar photovoltaic power industry and photovoltaic
systems. If the Parties cannot agree on a single neutral arbitrator within fifteen (15) business days after the written demand for arbitration is provided, then the arbitrator shall be selected pursuant to the Commercial Arbitration Rules of
the American Arbitration Association in effect on the date such selection is to be made. Once an arbitrator has been selected, the Parties may then commence with and engage in discovery in connection with the arbitration as provided by California
statutes and shall be entitled to submit expert testimony or written documentation in such arbitration proceeding. The decision of the arbitrator shall be final and binding upon Solar Star and Contractor and shall be set forth in a reasoned opinion,
and any award may be enforced by Solar Star or Contractor, as applicable, in a court of competent jurisdiction. Any award of the arbitrator shall include interest from the date of any damages incurred for breach or other violation of this Agreement,
and from the date of the award until paid in full, at the rate of the lesser of one percent (1%) per month and the maximum rate allowed by Applicable Law. Each of Solar Star and Contractor shall bear its own cost of preparing and presenting its
case; provided, however, the Parties agree that the prevailing party in such arbitration shall be awarded 

  

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its reasonable attorney’s fees, expert fees, expenses and costs incurred in connection with the Dispute. The cost of the arbitration, however, including
the fees and expenses of the arbitrator, shall initially be shared equally by Solar Star and Contractor, subject to reimbursement of such arbitration costs and attorney’s fees and costs to the prevailing party. The arbitrator shall be
instructed to establish procedures such that a decision can be rendered within sixty (60) calendar days of the appointment of the arbitrator. 
 32.4 Arbitrator Confidentiality Obligation. The Parties shall ensure that any arbitrator appointed to act under this Section will agree to be bound to the provisions of Section 34 with respect to the terms of this Agreement and
any information obtained during the course of the arbitration proceedings. 
 33. Notices and Demands. Any notice, request, demand or
other communication required or permitted under this Agreement, shall be deemed to be properly given by the sender and received by the addressee if made in writing and (a) if personally delivered; (b) three (3) days after deposit in
the mail if mailed by certified or registered air mail, post prepaid, with a return receipt requested; or (c) if sent by facsimile with confirmation. Mailed notices and facsimile notices shall be addressed as follows to: 
  

			
	Solar Star:	  	Solar Star NAFB, LLC
		  	44 Montgomery Street, Suite 2400
		  	San Francisco, California 94104 USA
		  	Facsimile No: (415) 276-8962
		  	Attention: Matt Cheney
		
	Contractor:	  	PowerLight Corporation
		  	2954 San Pablo Avenue
		  	Berkeley, California 94702 USA
		  	Facsimile No: (510) 540-0552
		  	Attention: President

 34. Nondisclosure; Publicity. Each Party (the “Receiving Party”) shall not
use for any purpose other than performing the Work under this Agreement or divulge, disclose, produce, publish, or permit access to, without the prior written consent of the other Party (the “Disclosing Party”), any confidential
information of the Disclosing Party. Confidential information includes, without limitation, this Agreement and exhibits hereto, all information or materials prepared in connection with the Work performed under this or any related subsequent
Agreement, designs, drawings, specifications, techniques, models, data, documentation, source code, object code, diagrams, flow charts, research, development, processes, procedures, know-how, manufacturing, development or marketing techniques and
materials, development or marketing timetables, strategies and development plans, customer, supplier or personnel names and other information 
  

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related to customers, suppliers or personnel, pricing policies and financial information, and other information of a similar nature, whether or not reduced
to writing or other tangible form, and any other trade secrets. Confidential information does not include (a) information known to the Receiving Party prior to obtaining the same from the Disclosing Party; (b) information in the public
domain at the time of disclosure by the Receiving Party; or (c) information obtained by the Receiving Party from a third party who did not receive same, directly or indirectly, from the Disclosing Party. The Receiving Party shall use the higher
of the standard of care that the Receiving Party uses to preserve its own confidential information or a reasonable standard of care to prevent unauthorized use or disclosure of such confidential information. Notwithstanding anything herein to the
contrary, the Receiving Party has the right to disclose Confidential Information without the prior written consent of the Disclosing Party: (i) as required by any court or other Governmental Authority, or by any securities exchange on which the
shares of any Party are listed, (ii) as otherwise required by law, (iii) as advisable or required in connection with any government or regulatory filings, including without limitation, filings with any regulating authorities covering the
relevant financial markets, (iv) to its attorneys, accountants, financial advisors or other agents, in each case bound by confidentiality obligations, (v) to banks, investors and other financing sources and their advisors, in each case
bound by confidentiality obligations; or (vi) in connection with an actual or prospective merger or acquisition or similar transaction where the party receiving the Confidential Information is bound by confidentiality obligations. If a
Receiving Party believes that it will be compelled by a court or other Governmental Authority to disclose Confidential Information of the Disclosing Party, it shall give the Disclosing Party prompt written notice so that the Disclosing Party may
determine whether to take steps to oppose such disclosure. 
 Subject to the foregoing, the Parties shall jointly agree upon the necessity
and content of any press release in connection with the matters contemplated by this Agreement. Any other publication, news release or other public announcement by a Party relating to this Agreement or to the performance hereunder shall first be
reviewed and consented to in writing by the other Party, such consent not to be unreasonably withheld. 
 35. Time of Essence. Time is
expressly agreed to be of the essence of this Agreement and each, every and all of the terms, conditions and provisions herein. 
 36.
Validity. The invalidity, in whole or in part, of any provisions hereof shall not affect the validity of any other provisions hereof. 
 37. Survival. Sections 1, 2, 11, 15, 16, 17, 18, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31,
32, 33, 34, 37, 38, 39, 40, 41, 44, 45 ,46 and 49 and schedules referenced in such Sections shall survive termination of this Agreement and shall survive final
payment to Contractor following Final Completion. 
  

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 38. Binding Effect. This Agreement shall be binding on the Parties hereto and on their respective
permitted successors, heirs and assigns. 
 39. No Oral Modifications. No oral or written amendment or modification of this Agreement
by any officer, agent or employee of Contractor or Solar Star, either before or after execution of this Agreement, shall be of any force or effect unless such amendment or modification is in writing and is signed by any officer of the Party (or of
the managing member or managing partner of the Party on behalf of the Party) to be bound thereby. 
 40. Headings. The headings in
this Agreement are for convenience of reference only and the words contained therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction or meaning of the provisions of this Agreement. 
 41. Counterparts. This Agreement may be executed in counterparts which, taken together, shall constitute a single instrument. 
 42. Authority. Each individual executing this Agreement on behalf of Solar Star and Contractor represents and warrants that he or she is duly
authorized to execute and deliver this Agreement on behalf of said Party and that this Agreement is binding upon said Party in accordance with its terms. 
 43. Announcements and Publications. Contractor shall coordinate with Solar Star with respect to, and provide advance copies to Solar Star for review of, the text of any proposed announcement or publication that
include any non-public information concerning the Work prior to the dissemination thereof to the public or to any Person other than Subcontractors or advisors of Contractor, in each case, who agree to keep such information confidential. If Solar
Star delivers written notice to Contractor rejecting any such proposed announcement or publication within two (2) business days after receiving such advance copies, the Contractor shall not make such public announcement or publication;
provided, however, that Contractor may disseminate or release such information in response to requirements of Governmental Authority to the extent required by Applicable Law or the rules of any securities exchange on which the shares
of a Party are traded. 
 44. Complete Agreement. This Agreement constitutes the complete and entire Agreement between the Parties and
supersedes any previous communications, representations or Agreements, whether oral or written, with respect to the subject matter hereof. There are no additions to, or deletions from, or changes in, any of the provisions hereof, and no
understandings, representations or Agreements concerning any of the same, which are not expressed herein, unless stated below. THE PARTIES HEREBY AGREE THAT NO TRADE USAGE, PRIOR COURSE OF DEALING OR COURSE OF PERFORMANCE UNDER THIS AGREEMENT SHALL
BE A PART OF THIS AGREEMENT OR SHALL BE USED IN THE INTERPRETATION OR CONSTRUCTION OF THIS AGREEMENT. 
  

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 45. No Agency. This Agreement is not intended, and shall not be construed, to create any
association, joint venture, agency relationship or partnership between the Parties or to impose any such obligation or liability upon either Party. Neither Party shall have any right, power or authority to enter into any agreement or undertaking
for, or act as or be an agent or representative of, or otherwise bind, the other Party. 
 46. Priority of Documents. In the event of
conflicting provisions between any of the Contract Documents, the provisions shall govern in the following priority: first, duly executed amendments to this Agreement (to the extent not superseded by a subsequent amendment), second,
this Agreement and third, the other Contract Documents. 
 47. Assignment. 
 47.1 Except as set forth in Section 47.2, no Party shall be entitled to assign this Agreement or any of its rights or obligations under this
Agreement, nor shall it enter into any transaction as a result of which it may transfer, assign, charge or dispose by any title of any of those rights and obligations, without the prior written consent of the other Party, which may be withheld in
its sole and absolute discretion. 
 47.2 Notwithstanding the foregoing, (i) Solar Star shall be entitled to transfer, pledge or assign
its right, title and interest in and to this Agreement (and, in particular, any rights arising in relation to any insurance policy and any other right to collect any amount from Contractor) to any lenders or special purpose entity created for
financing or tax credit purposes related to System by way of security for the performance of obligations to such lenders without the consent of the Contractor; and (ii) Contractor shall be entitled to assign its right, obligation, title and
interest in and to this Agreement to any of its affiliates or in connection with a merger or acquisition of Contractor; provided, however, that any such assignee of Contractor shall have (a) a financial profile materially similar
to or better than the financial profile of Contractor as reflected in the audited financial statements of Contractor for the fiscal year ended December 31, 2006 (for purposes of clarity, it being understood that such financial statements
reflect the financial profile of Contractor prior to its acquisition by SunPower Corporation) and (b) the technical expertise and experience necessary to perform Contractor’s obligations under this Agreement. 
 48. Days. In this Agreement “day” means calendar day unless it is specified that it means a “business day”.
“Business day” means any calendar day that is not a Saturday, a Sunday or a day on which banks are required or permitted to be closed in Berkeley, California. 
  

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 49. Expansion Option. Solar Star agrees that, if Nevada Power Company exercises its option under
and in accordance with the Portfolio Energy Credit Purchase Agreement entered into by Solar Star and Nevada Power Company to cause Solar Star to expand the System, Contractor shall have the exclusive right of first refusal to design, engineer,
construct and operate such expansion on terms and conditions that are acceptable to both Parties. Upon Nevada Power Company’s exercise of its option, Solar Star shall promptly notify Contractor. Contractor will have twenty (20) days
following such notification in which to express its desire to build the expansion and provide the necessary terms and conditions. Thereafter, the Parties will negotiate in good faith to reach an agreement regarding the expansion within thirty
(30) days. 
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 IN WITNESS WHEREOF, the parties hereto have duly executed and delivered this Agreement as of the date set
forth above. 
  

			
	SOLAR STAR NAFB, LLC,
	
	 by MMA NAFB Power, LLC, its sole member
  
 by MMA Solar Fund IV, GP, Inc., its general partner

		
	By:	 	 /s/ Matthew Cheney

	Name:	 	Matthew Cheney
	Title:	 	CEO
	
	POWERLIGHT CORPORATION 
		
	By:	 	 /s/ Howard Wenger

	Name:	 	Howard Wenger
	Title:	 	Executive Vice President

  

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 SCHEDULE 1A 
 Construction Schedule 
  

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 SCHEDULE 1B 
 Performance Tests 
 *** 
 *** 
 *** 
  

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 *** 
  

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 SCHEDULE 1C 
 Scope of Work 
 General 
 PowerLight shall provide all engineering, procurement, and construction services necessary to build the System in a manner that complies with processes, requirements, and restrictions in all material respects as set
forth in the following “Project Documents” (as amended or clarified in a writing signed by each of the applicable parties, in each case through the date hereof): 
  

	 	1.	Department of the Air Force Ground Lease of Property on Nellis Air Force Base, Nevada between the Secretary of the Air Force on behalf of the United States of America and Solar Star
NAFB LLC (as successor to PowerLight Corporation), dated December 14, 2006 (“Site Lease”); 

  

	 	2.	“Contract No. FA4861-06-D-B500”, which is the power purchase agreement between the Department of the Air Force and Solar Star NAFB LLC (as successor in interest to
PowerLight Corporation), dated July 27, 2006, 2006 (“PPA”); 

  

	 	3.	Portfolio Energy Credit Purchase Agreement between Nevada Power Company and Solar Star NAFB, LLC, dated November 8, 2006 (“PEC Agreement”); and

  

	 	4.	Interconnection and Operating Agreement between Nellis Air Force Base and Solar Star NAFB, LLC, dated
                    , 2007 (“Interconnection Agreement”). 

  

	 	5.	Operating Agreement between the United States Department of the Air Force and Solar Star NAFB LLC (as successor in interest to PowerLight Corporation) dated as of December 14,
2006 (“Operating Agreement”). 

 System Design 
 PowerLight shall prepare all engineering and installation drawings consistent with prevailing construction standards. The Designers will review the existing site and infrastructure and design an efficient system that
will produce the required energy and meet the Nevada PUC Requirements. The system design will comply with all applicable laws and regulations. 
 The Design
Package shall include: 
  

	 	1.	Mechanical and Electrical Construction Drawings (Site Plans, Schematic Single Lines and Detail Drawings) 

  

	 	2.	Product description information 

  

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	 	3.	Bill of Materials 

  

	 	4.	As-built documents at the commissioning phase 

 Solar Star will review and
approve the documents prior to Construction. The project schedule is based on a 14-day review period for each approval. After such Solar Star approval, the Design Package shall be deemed “Design Submittal” as referenced in Schedule 23.1
- Warranty of this Agreement. 
 Material Purchase 
 PowerLight will purchase and furnish to the project site the following material: 
  

	 	1.	Concrete Foundations 

  

	 	2.	Tracker Structural Steel 

  

	 	3.	Miscellaneous Steel 

  

	 	4.	Components (Nuts, Bolts, Clamps, etc.) 

  

	 	5.	Photovoltaic Modules 

  

	 	6.	DC Cabling 

  

	 	7.	DC Junction Boxes 

  

	 	8.	AC Cabling 

  

	 	9.	Inverters 

  

	 	10.	Electric Switchgear 

  

	 	11.	Transformers 

  

	 	12.	Equipment Enclosures 

  

	 	13.	Tracker Motor Assemblies 

  

	 	14.	Meteorological Station 

  

	 	15.	Remotely accessible Data Acquisition Systems including Revenue Grade Metering 

  

	 	16.	All materials related to drainage required by the civil engineering plan. 

 The material will arrive on site as to not delay the completion of the project. 
 Assembly and Installation 
 PowerLight will Assemble and Install with its own forces and/or with Subcontractors the following Work: 
  

	 	1.	Prepare the site, including but not limited to drainage required by the civil engineering plan, and remove excess debris 

  

	 	2.	Concrete Foundations 

  

	 	3.	Complete Tracker Units including PV Modules 

  

	 	4.	DC Cabling and Junction Boxes 

  

	 	5.	AC Trenching and cabling 

  

	 	6.	Inverters, switchgear and transformers 

  

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	 	7.	Tracker Motor Assemblies 

  

	 	8.	Meteorological Station 

  

	 	9.	Remotely accessible Data Acquisition System including Revenue Grade Metering 

 Commissioning 
 PowerLight will commission the completed system to verify that the system is functioning as expected within acceptable
parameters and will be designed at a nameplate capacity that is expected to generate *** kWh in the first year of operation under normal weather conditions. PowerLight will provide an Operations and Maintenance manual to the Customer at the
completion of the commissioning phase. 
  

			
	EXCLUDED ITEMS:
		
	                                1	  	Special permits, approval requirements, fees and certifications such as environmental impact report, wetlands, special utility interconnection, water quality, archeological, endangered species,
water rights, mineral rights.
		
	2	  	Site landscaping or plant restoration (none is contemplated)
		
	3	  	Painting of steel structures or any equipment. All metal materials are galvanized and will not need painting for weather protection or architectural features.
	
	CLARIFICATIONS:
		
	1	  	The Contract assumes there will be no issues in obtaining all required permits and approvals for construction of the solar electric system such as conditional use permits, environmental impact
reports, fugitive dust control permits. PowerLight will not be responsible for construction delays caused by permit and approval requirements. Delays caused by permit requirements and all other approval requirements, to the extent not caused by
Contractor, will allow PowerLight a time extension change order to the contract in the amount of time for obtaining required permit and approvals.
		
	2	  	The Contract is based on using EMT Conduit with Rain Tight compression fittings for above ground and schedule 40 PVC below ground.

  

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 SCHEDULE 1D 
 Form of Change Order 
  

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 AIG DOCUMENT NO. 202 
 CHANGE ORDER 
 CUSTOMER 
 CONTRACTOR: PowerLight Corporation 
 Job #/ JobName:
                                        

 Contract Date:
                             
 Contract Number:
(                                        
    ) 
 Change Order No.          
 This Change Order is made this          day of
                ,          by
                                        
                                        
                     , and 
 Powerlight Corporation

 for the following gchanges in the Work 
 (CUSTOMER) agrees to
pay for all changes in the Work performed by Powerlight Corporation under this Change Order according to the terms of the Agreement. The amount paid by [CUSTOMER] shall be full compensation for all Work requested and for all effects of this document
on the Work. The change, if any, in the Contract Price shall be computed according to one of the following methods. 
  

	 	 ̈    1.	No cost Change Order 

  

	 	 ̈    2.	Costs Plus a Fee              

  

	 	 ̈    3.	Unit Price              

  

	 	 ̈    4.	Lump Sum of $              

 Unless Item 1 or 4 is marked, PowerLight Corporation shall submit promptly to [CUSTOMER] such itemized labor and material breakdowns as [CUSTOMER] may require for Work performed of deleted from the Agreement by
this Change Order PowerLight Corporation shall include the cost of such change in its next application for payment in a separate line item. 
 The change if
any, in the contract time resulting from the Work requested by the Change Order shall be determined according to the terms of the Agreement and allows for      and additional      deletion of
                     (        ) days. 
 IMPORTANT: This document may contain modifications to the text of the original AGC standard form. Its author has chosen not to reflect any modifications in the
electronic or printed output. Consultation with legal and insurance counsel and careful review of the entire document are strongly encouraged. 
 DocuBuilders · AGC DOCUMENT NO. 202· CHANGE ORDER @ 2001. The Associated General Contractors of America. All rights reserved. This document was produced electronically under the grant of license provided to subscribers of the
AGC DocuBuilder Contract Document. 
  

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 51 

 $(            ) Original Contract Sum 
 $(            ) Previous Authorized Change Orders 
 $(            ) This Change Order 
 $(            ) Total Revised Contract Sum 
 PowerLight
Corporation 
  

			
	 By
	 	  

		
	Title	 	  

		
	Date	 	  

 [CUSTOMER] 
  

			
	 By
	 	  

		
	Title	 	  

		
	Date	 	  

  

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 52 

 SCHEDULE 1E 
 Schedule of Values 
  

													
	 	  	2007
March	  	April	  	May	  	June	  	July	  	 
	 Monthly billing (as % of total EPC price)
	  	***	  	***	  	***	  	***	  	***	  	
	 Cumulative billing
	  	***	  	***	  	***	  	***	  	***	  	
							
	 	  	2007
August	  	Sept.	  	October	  	Nov.	  	Dec.	  	2008
January
	 Monthly billing (as % of total EPC price)
	  	***	  	***	  	***	  	***	  	***	  	***
	 Cumulative billing
	  	***	  	***	  	***	  	***	  	***	  	100.0%

 Note: Substantial completion of phases 1, 2 & 3 are on *** respectively 
  

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 53 

 SCHEDULE 1F 
 Time and Materials Rate Schedule 
  

					
		
	 Administrative Assistant
	  	$	*	**/hr
		
	 Construction Manager
	  	$	*	**/hr
		
	 Designer Engineer
	  	$	*	**/hr
		
	 EE Eng./Mech. Eng.
	  	$	*	**/hr
		
	 Project Manager
	  	$	*	**/hr
		
	 Field Engineer (Customer Service)
	  	$	*	**/hr.
		
	 Sr. Mgmt.
	  	$	*	**/hr
		
	 Principals/Officers
	  	$	*	**/hr

 Material is billed cost plus ***%. 
  

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 54 

 Schedule 4.1 
 Schedule 4.1 – Technical Specifications and Bill of Materials 
 Technical Specifications

 See spec sheets on pages 3-4 of this schedule 
 Additional T-20 Technical Specifications are as follows: 
  

									
					
	 Tracker Model
	  	***	  	***	  	***	  	***
					
	 Modules
	  	***	  	***	  	***	  	***
					
	 Modules per Tracker Unit
	  	***	  	***	  	***	  	***
					
	 Peak Rating
	  	***	  	***	  	***	  	***
					
	 Strings per Tracker Unit
	  	***	  	***	  	***	  	***
					
	 Tracker Module Area
	  	***	  	***	  	***	  	***
					
	 Torque Tube Length
	  	***	  	***	  	***	  	***
					
	 Torque Tube Slope
	  	***	  	***	  	***	  	***
					
	 Bearings
	  		  		  		  	
					
	 Bearing Type
	  	***	  	***	  	***	  	***
					
	 Bearing Material
	  	***	  	***	  	***	  	***
					
	 Weights
	  	***	  		  		  	
					
	 Front Foundation Weight
	  	***	  	***	  	***	  	***
					
	 Rear Foundation Weight
	  	***	  	***	  	***	  	***
					
	 Tracker Unit Weight
	  	***	  	***	  	***	  	***
					
	 Layout
	  		  		  		  	
					
	 E/W Tracker Spacing
	  	***	  	***	  	***	  	***
					
	 N/S Tracker Spacing
	  	***	  	***	  	***	  	***
					
	 Rotation Angle
	  	***	  	***	  	***	  	***
					
	 Rows
	  		  		  		  	
					
	 Tracker Units (max)
	  	***	  	***	  	***	  	***
					
	 Peak Rating (Max)
	  	***	  	***	  	***	  	***
					
	 Row Length (Max)
	  	***	  	***	  	***	  	***
					
	 Drive Capacity
	  	***	  	***	  	***	  	***
					
	 Drive Power
	  	***	  	***	  	***	  	***
					
	 Motor Type
	  	***	  	***	  	***	  	***

  

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 55 

 *** 
  

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 56 

 *** 
  

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 57 

 *** 
  

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 58 

 *** 
  

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 59 

 Bill of Materials 
 *** 
  

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 60 

 SCHEDULE 4.4 
 Applicable Permits 
  

	1.	General Storm Water Permit (SWPPPS) 

  

	2.	Welding Permit 

  

	3.	Digging Permit 

  

	4.	Environmental Permits (Landfill) 

  

	5.	Nellis AFB Civil Engineering Work Clearance Form 

  

	6.	Dust Permit 

  

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 61 

 SCHEDULE 4.6 
 Substantial Completion Commissioning Plan for Phases and System 
 

 
  

					
	 4.6.1 System

		  	Overall Site Condition	  	Inspect general condition of site and surrounding grounds; cleanliness of site and structure, tiles; note erosion control and drainage; confirm ‘Danger’ signage; check security,
fencing and safety features
			
		  	Installed Equipment	  	Verify that all equipment on construction drawings is installed per design documents and manufacturer’s specifications
			
		  	Support Structure	  	Inspect structure welds; drainage, grounding; Torque tube placement and alignment; Bearing condition and placement;
			
		  	PV Mounting	  	Module placement, spacing and alignment; Check for cracks and other defects in modules; installation and condition frames and clamps; degree of soiling; assess shading; assess module
clearance and obstacles
			
		  	Array Wiring	  	Check grounding integrity; check connections and wire condition;
			
		  	Tracker controller	  	Site parameters correctly installed; verify setting and function of limits and stops on tracker
		
	 4.6.2 Electrical
	  	
			
		  	Combiner Box and Terminal Boxes	  	Check for loose wires and conduit, door seals, check fuses and connections; verify correct signage and labeling;
			
		  	Inverter	  	Follow manufacturers start up and commissioning procedures
			
		  	AC/DC Disconnect	  	Inspect disconnects; verify torques; ensure proper position; check signage
		
	 4.6.3 Monitoring
	  	
			
		  	Data Acquisition System	  	Inspect DAS logger, check phone line. Verify operation and data collection
			
		  	Power Meter	  	Calibrate DAS meter against utility grade monitor
			
		  	Weather Station	  	Check functionality of meteorological sensors
		
	 4.6.4 Testing
	  	
		
		  	Test Open Circuit Voltage (All Strings)
		
		  	Test DC Amperage (All Strings)

  

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 62 

 SCHEDULE 23.1 
 Warranty 
  

	1.	PowerLight System Warranty. For each Phase, commencing on the Substantial Completion Date, and for a period of *** years thereafter, PowerLight warrants that the System will
be free from defects in materials and workmanship under normal operating conditions and shall conform to the Design Submittal, as defined in the Scope of Work (Schedule 1C), which shall be made available and approved by Customer before the
Completion Date. Notwithstanding the foregoing, this warranty shall not include any warranty statements provided by Other Manufacturers as described in Section 3 of this Warranty. If the System fails to conform to the Design Submittal,
PowerLight will, at its option, either repair or replace any defective parts. Subject to Section 2, below, unless this warranty is extended by written agreement or a Manufacturer Warranty applies, Customer shall pay for any repair costs
incurred by PowerLight after *** year standard warranty expires. 

  

	2.	PowerLight Extended Warranty. For each Phase of the System, the PowerLight System Warranty shall be extended for a period of *** years past the initial *** Warranty period set forth
in Section 1 of this Warranty, to cover the following in respect of the *** (***): 

  

	 	i.	tracker drive components, including by not limited to motors, tracker controllers, screwdrives, joints, bushings/bearings, drive-arms and linkages; and 

  

	 	ii.	tracker assembly, including but not limited to steel structure, joints, bushings/bearings and pedestals. 

 PowerLight warrants that the System components listed will be free from defects in materials and workmanship under normal operating conditions and shall
conform to the Design Submittal, as defined in the Scope of Work (Schedule 1C), which shall be made available and approved by Customer before the Completion Date. Notwithstanding the foregoing, this warranty shall not include any warranty statements
provided by Other Manufacturers as described in Section 3 of this Warranty. If the System fails to conform to the Design Submittal, PowerLight will, at its option, either repair or replace any defective parts. Unless this warranty is extended
by written agreement or a Manufacturer Warranty applies, Customer shall pay for any repair costs incurred by PowerLight after the *** year extended warranty expires. 
  

	3.	 Manufacturer Warranties. PowerLight assigns to Customer the applicable pass-through warranties from PowerLight’s manufacturers, including but not
limited to photovoltaic 

  

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 63 

	 	 
modules, tracker drive components and system motors, and inverters (“Other Manufacturers”). The Other Manufacturers used for the Project
shall be stated in Design Submittal. PowerLight makes no representation or warranty, and Customer shall seek no recourse from PowerLight, regarding the warranties of Other Manufacturers, including, without limitation, the power output of the PV
modules. 

  

	4.	Warranty Exceptions. This warranty shall be void in the event of any of the following: 

  

	 	a.	Alterations or repairs made to the System’s supporting structure, or to any part of the System or associated wiring and parts without PowerLight’s prior written approval;

  

	 	b.	Failure of the System to perform caused by legislative, administrative, or executive regulation, order or requisition of the government, local utility or public utilities
commission, or any state, provincial or municipal government or official; 

  

	 	c.	Use of the System beyond the scope contemplated in its operating manuals or technical specifications; 

  

	 	d.	Force Majeure Events; and 

  

	 	e.	A change in usage of the Site, which may affect building or site permits and related requirements, without the written approval of PowerLight, or a change in ownership of building
or property and the new owner has not signed an assumption agreement of the terms and conditions herein. 

  

	5.	Disclaimer. Except as expressly provided herein, PowerLight expressly disclaims any and all warranties of any kind, express, implied or statutory, including without
limitation any implied warranties of merchantability and/or fitness for a particular purpose. Neither this Agreement nor any document furnished under it, unless explicitly stated, is intended to express or imply any warranty or guarantee with regard
to the performance of the System, including, but not limited to i. electricity output, ii. reduction in energy costs or environmental savings, iii. financial savings or return on investment and iv. public recognition. 

  

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 64 

 SCHEDULE 24 
 Insurance Requirements: 
 Part I: Contractor shall secure and maintain the following insurance coverages:

 Commercial General Liability 
 Limits of Liability:

 $5,000,000 General Aggregate 
 $2,000,000 Products/Completed
Operations Aggregate 
 $2,000,000 Personal & Advertising Injury Limit 
 $5,000,000 Per Occurrence 
 Endorsements issued in favor to Solar Star : 
  

	 	•	 	 Additional Insured 

  

	 	•	 	 Coverage afforded Solar Star shall be Primary and non-contributing to any other insurance maintained by Solar Star 

  

	 	•	 	 Thirty (30) days notice of cancellation, except ten (10) days for non-payment of premium. 

 Automobile Liability: 
 Limits of Liability: 
 $2,000,000 per accident 
 $2,000,000 in aggregate 
 Workers’ Compensation: 
 Limits of Liability: 
 The greater of $1,000,000 or statutory minimum 
 Employers’
Liability: 
 Limits of Liability: 
 $1,000,000 per occurrence

 Umbrella/Excess Liability: 
 $20,000,000 Aggregate

 Excess over Primary Limits of Liability required for Commercial General Liability, Automobile Liability and Employers’ Liability. 
 Professional Liability: 
 Limits of Liability: 
 $1,000,000 each claim 
  

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 66 

 $2,000,000 aggregate 
 Builders’ Risk: 
 Builders Risk insurance covering the entire project for the full cost of replacement of the project at the time of any
loss. Coverage shall be written for “All Risks” of physical loss or damage including Earthquake and Flood. Coverage for the project shall be written to include coverage loss of Business Income, Construction Penalties, Expediting Expenses,
Interest, Taxes, arising out of physical loss or damage to the project. This insurance shall include Contractor as Additional Insured and Loss Payee as their interest may appear. 
 Cargo Coverage: 
 Cargo coverage to cover loss or damage to project property & equipment while in due course
of transit from it’s point of origin to the site. Insurance shall be valued at the C.I.F. plus 10% (cost, insurance, freight plus 10%). 
 Part II:
Solar Star Insurance Requirements 
 Upon substantial completion of the project Solar Star shall procure and maintain comprehensive insurances appropriate
for owners risks arising out of their ownership and operation of the System. 
  

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 67 

 EXHIBIT 1 
 Description of Site 
  

			
	 The site consists of 140 acres of land at Nellis AFB. Nellis Air Force Base, located in northeast Las Vegas, is the headquarters of the Air Warfare
Center along with its 57th Wing and its 97th Air Base Wing. Nellis is also headquarters for the Thunderbirds, the U.S. Air Force Weapons School, and Red Flag, the Air Warfare Center’s major aircrew training program.
  
 Below is a drawing showing the recommended acres to be leased by Solar Star.
	  	

 

 
  

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 68Industrial Lease

 Exhibit 10.3 
 INDUSTRIAL LEASE 
 BETWEEN 
 Temescal, L.P., a California limited partnership, 
 and Contra Costa Industrial
Park, Ltd., a California limited partnership 
 as Landlord 
 and 
 Powerlight Corporation, 
 A California corporation 
 as Tenant

 TABLE OF CONTENTS 
  

					
	 Summary of Industrial Lease Information
	  	1
	 1.
	  	Lease of Premises	  	3
	 2.
	  	Lease of Term	  	3
	 3.
	  	Use and Condition of Premises	  	4
	 4.
	  	Contstruction	  	6
	 5.
	  	Rent	  	6
	 6.
	  	Security Deposit	  	7
	 7.
	  	Hazardous Materials	  	8
	 8.
	  	Common Areas	  	9
	 9.
	  	Operating Expenses	  	10
	 10.
	  	Repairs and Maintenance	  	12
	 11.
	  	Alterations and Additions	  	13
	 12.
	  	Utilities	  	14
	 13.
	  	Liens	  	14
	 14.
	  	Landlord’s Access and Easements	  	15
	 15.
	  	Indemnity; Exemption of Landlord from Liability	  	15
	 16.
	  	Insurance	  	16
	 17.
	  	Damage or Destruction	  	17
	 18.
	  	Condemnation	  	18
	 19.
	  	Assignment and Subletting	  	18
	 20.
	  	Surrender of the Leased Premises	  	20
	 21.
	  	Default; Remedies	  	20
	 22.
	  	Intentionally Deleted	  	22
	 23.
	  	Additional Provisions	  	22
		  	Exhibit A	  	28
		  	Exhibit B	  	29
		  	Exhibit C	  	30
		  	Exhibit D	  	32

 Summary of Industrial Lease Information 
  

			
	Effective Date:	  	May 12, 1999.
	  
 Section 1
	  	
	Leased Premises:	  	A portion of the real property located at 815 Heintz Street, Berkeley, CA, , as designated on Exhibit A-1. Tenant may use the roof over the Lease Premises, subject to the conditions set forth
on Exhibit A. A crane is located within the Leased Premises, which crane shall not be a part of this Lease unless so designated by Tenant as set forth in Exhibit D attached hereto.
	  
 Non-Exclusive Parking Places:
	  	  
 Sixteen, plus that certain parking described in Exhibit
A.

	  
 Section 1
	  	
	Rentable Area of Premises:	  	Approximately 16,830 square feet.
	  
 Section 2
	  	
	Commencement Date:	  	Thirty (30) days following the date on which this Lease is executed by Landlord and Tenant.
	  
 Termination Date:
	  	  
 Five Years thereafter, with One (1) Option to Extend the Term for an
additional Sixty (60) months.

	  
 Section 3
	  	
	Use	  	Office, Warehousing and light manufacturing of solar system products and related business use permitted by law.
	  
 Section 5
	  	
	Monthly Base Rent:	  	Seven Thousand Two Hundred Thirty-Six and 90/100 ($7236.90) (1st month’s rent payable in advance).
	  
 Base Year:
	  	  
 1999 (for Property Taxes and Insurance).

	  
 Section 6
	  	
	Security Deposit:	  	Ten Thousand Eight Hundred Fifty four and 00/100 ($10,854.00)
	  
 Section 9
	  	
	 Tenant’s Share of Project
 Operating
Expenses:
	  	Nine and 67/100 percent (9.67%) of Project Operating Expenses and Escalation Rent, amount to be estimated and provided to Tenant by Landlord.

 [SUMMARY CONTINUES] 
  

 1 

							
	Section 23.19	  	
	  
 Notices:
	  	
	  
 Landlord:
	  	  
 Temescal, L.P., a California limited partnership, and Contra
Costa Industrial Park, Ltd., a California limited partnership.

		  		  	  
 Address:
	  	 c/o the Voit Companies

		  		  		  	 505 14th Street, Suite
460

		  		  		  	 Oakland, CA 94612

		  		  	 Telephone:
	  	 (510) 251-1966

	  
 Tenant:
	  	  
 Powerlight Corporation, a
                     corporation

		  		  	 Address:
	  	 To the Leased Premises

 The foregoing Summary of Industrial Lease Information is intended to set forth certain terms of
the agreement between Landlord and Tenant. In the event of any conflict between any information shown on this Summary and the Lease, the latter shall control. 
  

			
	 TD
	  	 MZ

	 INITIALS (Tenant)
	  	INITIALS (Landlord)

  

 2 

 INDUSTRIAL LEASE 
 This Industrial Lease (this “Lease”) is entered into as of the Effective Date as set forth in Summary of Industrial Lease Information (the “Summary”) by and between Temescal, L.P., a California
limited partnership, and Contra Costa Industrial Park, Ltd., a California limited partnership (“Landlord”) and the tenant as identified in the Summary and as reflected on the signature block at the end of this Lease (“Tenant”).

 RECITALS 
 A. Landlord
desires to lease to Tenant and Tenant desires to lease from Landlord the premises located at Berkeley, CA (the “Leased Premises”), designated in the Summary and consisting of the approximately square footage as set forth in the Summary,
which for reference purposes only is designated on the map attached to this Lease as Exhibit A and incorporated by reference. 
 B. The
Leased Premises are located in the building at the street address identified in the Summary (the “Building”), which together with certain common areas and other buildings constitute the Temescal Business Center (the “Project).

 NOW, THEREFORE, for good and valuable consideration the receipt and adequacy of which are hereby acknowledged, the parties hereby agree as
follows: 
  

	 	1.	Lease of Premises. 

 Landlord leases to
Tenant and Tenant leases from Landlord the Leased Premises for the term, at the rental and upon all other terms, covenants, and conditions in this Lease. For purposes of this Lease, Landlord and Tenant agree that the rentable area of the Leased
Premises (the “Rentable Area of the Premises”) is as stated on the Summary. 
 Tenant shall have the non-exclusive right to use the
number of parking spaces as set forth in the Summary in the parking area located in the Project in common with the other tenants of the Project. Landlord reserves the right to alter or modify, on a nondiscriminatory basis, from time to time the
location and arrangement of parking spaces in the Project Tenant and its officers, agents, employees, customers, and invitees shall park their motor vehicles only in areas designated by Landlord for that purpose from time to time. Tenant shall not
at any time park or permit the parking of motor vehicles, belonging to it or to others, so as to interfere with the pedestrian sidewalks, or roadways, or in any portion of the Common Area not designated by Landlord for such use by Tenant. In no
event may any automobiles not in active use and/or displaying current registration tags be stored at the Project and the storage, dismantling, or repairing of vehicles or any materials in the parking area is not permitted. Vehicles shall not be
placed on blocks or otherwise made immobile or unsightly, such determination to be at the sole discretion of Landlord. If any vehicle of Tenant or any of its authorized representatives is parking in any part of the Project other than the specified
parking spaces or areas. Tenant hereby authorizes Landlord to engage a towing service to remove such vehicle at Tenant’s expense. Within ten (10) days after request from Landlord, Tenant shall furnish to Landlord a list of the license
numbers assigned to its motor vehicles, and those of its officers, agents and employees. 
 Tenant shall additionally have ingress and egress
rights for loading and unloading purposes at the front loading doors depicted on Exhibit A. 
  

	 	2.	Lease Term. 

 2.1 Term. The term of
this Lease (the “Term”) shall commence on the date set forth in the Summary (the “Commencement Date”). The Term of this Lease shall end the date as set forth in the Summary (the “Termination Date”), unless sooner
terminated pursuant to any provision hereof. 
 2.2 Early Possession. If Tenant occupies the Leased Premises prior to the Commencement
Date, such occupancy shall be subjected to all provisions of this Lease. However, such occupancy shall not advance the Termination Date. Tenant shall not be required to pay rent or other charges if it occupies before the Commencement Date. Landlord
shall use its best efforts to permit Tenant to occupy as soon as possible after the current tenant vacates the Leased Premises. 
  

 3 

 2.3 Delay in Possession. If Landlord fails to deliver possession of the Leased Premises to Tenant
by the Commencement Date, Landlord shall not be liable for any damages resulting from that failure, nor shall that failure cause a termination of this Lease or Tenant’s obligations under this Lease, except as otherwise permitted under this
Section, nor shall that failure extend the term of this Lease. If Landlord has not delivered possession of the Leased Premises to Tenant within sixty (60) days after the Commencement Date, Tenant may, however, cancel this Lease, by written
notice provided to and received by Landlord within ten (10) days after the end of the sixty (60) day period; in that case, the parties shall be discharged from all obligations under this Lease, provided, however, that if the written notice
of Tenant is not received by Landlord within that ten (10) day period, Tenant shall have no further right to terminate this Lease. If cither party cancels as herein above provided, landlord shall return any monies previously deposited by tenant
and the parties shall be discharged from all obligations herein after. 
 2.4 Acknowledgment of Commencement Date. In the event the
Lease Commencement Date of the term of the Lease is delayed beyond the sixty (60) days described in preceding section, then Landlord and Tenant shall execute a written acknowledgment of the dates of commencement and termination of the Lease and
shall attach it to the Lease as an Exhibit. 
 2.5 Option to Extend. 
 Subject to the provisions hereinafter set forth, Landlord hereby grants to Tenant that number of options as set forth in the Summary, to extend the Term
of this Lease on the same terms, conditions and provisions as contained in this Lease, except as otherwise provided herein. Each Option Period shall commence on the day following the end of the Term then in effect (the “Option Period
Commencement Date”) and end on the last day of the period of such extension as set forth in the Summary. 
 (a) The option to extend
shall be exercisable by written notice from Tenant to Landlord of Tenant’s intent to exercise its election for said option and must be given not later than the date which is six (6) months prior to, the Option Period Commencement Date. If
Tenant fails to timely give notice of its intent to exercise the applicable option, said option shall thereupon expire. 
 (b) Monthly Base
Rent payable as of the commencement of each Option Period (each an “Extension Commencement Date”) with respect to the Leased Premises shall be one hundred and three percent (103%) of the Monthly Base Rent payable for the month
immediately preceding such commencement. Thereafter, the Monthly Base Rent shall be adjusted annually on each anniversary of the Extension Commencement Date (the “Adjustment Date”) to an amount equal to one hundred and three percent
(103%) of the Monthly Base Rent payable for the month immediately preceding such Adjustment Date. 
 (c) Tenant shall not have any
option to extend the Term of this Lease beyond the expiration of the Option Period(s). 
  

	 	3.	Use and Condition of Premises. 

 3.1 Use
of Premises. 
 (a) The Leased Premises shall be used for the use as set forth in the Summary or as otherwise approved by Landlord in
writing and for no other purpose. Tenant shall not do or permit any act that could: 
 (i) cause any structural damage to the Project, or

 (ii) cause damage to any part of the Building, except to the extent reasonably necessary for the installation of Trade Fixtures (as
defined below), equipment, machinery, or the construction of alterations as permitted under this Lease or as approved in writing in advance by Landlord. 
 (b) Tenant shall not operate or permit the operation of any equipment or machinery on the Project that could: 
 (i) materially damage the Project, 
  

 4 

 (ii) impair the efficient operation of the Building’s heating, ventilation, or air conditioning
system. 
 (iii) block or otherwise impede the operation of the Building’s sprinkler system, 
 (iv) overload or otherwise place an undue strain on the Building’s electrical and mechanical systems, or 
 (v) damage, overload, or corrode the Building’s sanitary sewer system. 
 (c) Tenant shall not install or attach anything in the Building in excess of the load limits established for the Building. Tenant shall contain and
dispose of all dust, fumes, or waste products generated by Tenant’s use of the Leased Premises so as to avoid: 
 (i) unreasonable fire
or health hazards, 
 (ii) damage to the Project, or 
 (iii) any violation of any Law. 
 (d) Except as may be approved by Landlord in advance and in writing,
Tenant shall not change the exterior of the Building or install any equipment, machinery, or antennas on or make any penetrations of the exterior or roof of the Building. Tenant has the right, with Landlords approval to place signs and architectural
elements identifying its place of business, including entry awning, signs on walls, canopy over entry, and flags. Tenant shall not commit any waste in or around the Project and shall keep the Leased Premises in a neat, clean, attractive and orderly
condition, free of any nuisances. Tenant may conduct on any portion of the Leased Premises any sale in connection with its business operations. 
 3.2. Compliance with Law. 
 (a) Tenant shall, at Tenant’s expense, comply with all applicable statutes, ordinances,
rules, regulations, orders, covenants and restrictions of record and requirements of any fire insurance underwriters or rating bureaus, including, but not limited to, the Americans with Disabilities Act, now in effect or which may hereafter come
into effect, whether or not they reflect a change in policy from that now existing, during the Term or any part of the Term hereof, relating in any manner to the Leased Premises and the occupation and use by Tenant of the Leased Premises and of the
Common Areas. Tenant shall not use or permit the use of the Leased Premises or the Common Areas in any manner that will tend to create waste or a nuisance or shall tend to disturb other occupants of the Project. The judgment of any court of
competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord is a party thereto or not, that Tenant has violated any law, statute, ordinance, or governmental rule, regulation or requirement, shall be conclusive of
the fact as between Landlord and Tenant. Landlord warrants that as of the date possession of the Leased Premises is delivered to Tenant that the Leased Premises (including building systems) complies with applicable laws. 
 (b) Tenant shall at all times keep the Leased Premises and Common Areas free of Hazardous Materials (as defined below). Tenant shall not use, generate,
manufacture, store, release, or dispose of Hazardous Materials in, on, or about the Leased Premises (except as defined in Section 7 (b) of this lease) or the Common Areas. “Hazardous Materials” shall include, but not be limited
to, substances defined as “hazardous substances,” “hazardous materials,” or “toxic substances” in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 USCS §§ 9601,
et seq.; the Hazardous Materials Transportation Act, 49 USCS §§ 1801 et seq.; the Resource Conservation and Recovery Act, 42 USCS §§ 6901, et seq.; and those substances defined as “hazardous wastes” in
Section 25117 of the California Health & Safety Code or as “hazardous substances” in § 25316 of the California Health & Safety Code; and in the regulations adopted and publications promulgated pursuant to said
laws. 
 3.3. Condition of Premises. 
 (a) Tenant acknowledges that Tenant is leasing the Leased Premises on an “as is” basis, and Tenant and Landlord agree that the Leased Premises (inclusive of building systems) will be delivered “broom
clean” and in good and sanitary order, condition and repair. 
 (b) Tenant hereby accepts the Leased Premises in their agreed upon
condition subject to all applicable zoning, municipal, county and state laws, ordinances and regulations governing and regulating the use of the Leased Premises, and any covenants or restrictions of record, and accepts this Lease subject thereto and
to all matters disclosed thereby and by any exhibits attached hereto. Tenant acknowledges that neither Landlord nor Landlord’s agent has made any representation or warranty as to the present or future suitability of the Leased Premises for the
conduct of 
  

 5 

 
Tenant’s business, the suitability thereof for the conduct of Tenant’s business, the utility services provided to the Leased Premises or the
distribution of those utility services within the Leased Premises. Landlord has not agreed to undertake any modification, alteration or improvement to the Leased Premises except as specifically provided in this Lease. 
 (c) Tenant shall not overload the floor of the Leased Premises. Landlord shall have the right to prescribe the weight, size and position of all safes
and other heavy equipment brought into the Leased Premises or Project, the times and manner of moving the same in or out of the Leased Premises or Project, and all such moving must be done under the supervision of Landlord. Safes or other heavy
equipment shall, if considered necessary by Landlord, stand on a platform of such thickness as is necessary to properly distribute the weight. Landlord reserves the right to require Tenant to secure the written recommendations of a qualified
structural engineer as to the safe installation of such property or equipment. Landlord shall not be responsible for loss of or damage to any such property from any cause, and all damage done to the Leased Premises or Project by moving or
maintaining any such property shall be immediately repaired at the expense of Tenant. 
  

	 	4.	Construction. 

 The obligations of Landlord
and Tenant to perform work, supply labor and materials and prepare the Leased Premises for occupancy are set forth in detail in Exhibit B. Landlord and Tenant shall expend all funds and do all acts required of them in Exhibit B and
shall have the work performed promptly and diligently and in a first-class, workmanlike manner. If Landlord is obligated hereunder to perform construction or remodeling work, then possession shall not be deemed tendered and the term of this Lease
shall not commence until the first to occur of the following: (a) three (3) days after written notice by Landlord that Landlord’s construction work has been completed; (b) upon the Tenant’s opening for business within the
Leased Premises or (c) the Commencement Date written in the Summary. 
  

	 	5.	Rent. 

 5.1. Base Rent. Tenant agrees
to pay to Landlord as base rent, without notice or demand, the sum set forth in the Summary as Monthly Base Rent (“Monthly Base Rent”) increased by (i) Tenant’s Share of the total dollar increase, if any, in Property Taxes (as
defined in §9) and Insurance (as defined in §16.2) paid or incurred by Landlord in that year over the Base Year (the Property Taxes and Insurance, collectively, the “Escalation Rent”) and (ii) Tenant’s Share of Project
Operating Expenses (as defined in §9) in advance, on or before the first day of each and every successive calendar month during the Term hereof. Tenant’s obligation to pay rent shall commence on the Commencement Date. The Monthly Base Rent
shall be paid to Landlord without deduction or offset, in lawful money of the United States of America and at the Landlord’s address as designated in the Summary, or such place as Landlord may from time to time designate in writing. Monthly
Base Rent for any period which is for less than one (1) month shall be a prorated portion of the monthly installment herein based upon a thirty (30) day month, except that Tenant shall pay, at the time of execution hereof, a full (30 day)
Monthly Base Rent for the first 30 days of the Term and, as appropriate, the Monthly Base Rent for the next, succeeding month shall be prorated and paid at the beginning of such month. Landlord is not be required to send monthly statements, invoices
or billings of any kind as a condition to Tenant paying any Rent due under this Lease. 
 5.2 Rent Adjustments. The Monthly Base Rent
shall be adjusted for the then remaining portion of the initial Term of this Lease as of the first and each anniversary date(s) of the Commencement Date. Each such anniversary date is hereunder referred to as an “Adjustment Date.” The
Monthly Base Rent shall be adjusted as of each Adjustment Date to an amount equal to one hundred and three percent (103%) of the Monthly Base Rent payable for the month immediately preceding such Adjustment Date. 
 5.3 Returned Checks. In the event a check from Tenant to Landlord is returned for non-payment of funds, Tenant shall replace said check with only
the following: (a) cashier’s check, (b) cash, or (c) certified money order. In addition, Landlord shall assess a returned check handling fee of $25.00 for the first, $35.00 for the second and $45.00 for each successive
occurrence. The returned check fee shall be tendered with the replacement payment. Said returned check handling fee shall in no way void Landlord’s right to assess and collect late charges. The third check rejection shall require payment by
money order. 
 5.4 Date of Receipt of Tenant’s Payment. The date of delivery of payment to Landlord shall be considered the bona
fide date of receipt of payment. The date of postmark, posting date, or mailing machine date shall not be considered date of payment. Tenant accepts full responsibility for delivery of payments to Landlord. 
  

 6 

 5.5 Additional Rent. Tenant shall pay, as additional rent, all sums of money or charges required
to be paid by Tenant under this Lease in addition to the Monthly Base Rent, Escalation Rent and late charges, all of which are agreed by the parties hereto to be considered “Additional Rent.” If such amounts or charges are not paid at the
time provided in this Lease, they shall nevertheless be collectible as Additional Rent with the next installment of Monthly Base Rent thereafter falling due, but nothing contained in this Lease shall be deemed to suspend or delay the payment of any
amount of money or charge at the time the same becomes due and payable under this Lease or limit any other remedy of Landlord. 
 5.6
Escalation Rent/Operating Expenses Estimation and Accounting. Escalation Rent and Operating Expenses shall be paid monthly on an estimated basis, with subsequent annual statement, in accordance with the following procedures: 
 (a) Escalation Rent. No later than forty-five (45) days prior to the end of the Base Year set forth in the summary and no later than
forty-five (45) days prior to the end of each subsequent calendar year, or as soon after that time as practicable. Landlord shall give Tenant notice of Landlord’s estimate of any Escalation Rent due under this Section for the ensuing
calendar Lease year. On or before the first day of each month during the ensuing calendar year. Tenant shall pay to Landlord one-twelfth (l/12th) of the estimated Escalation Rent. If Landlord fails to give notice as required in this Section, Tenant
shall continue to pay on the basis of the prior year’s estimate until the month after that notice is given. If at any time it appears to Landlord that the Escalation Rent for the current calendar year will vary from the estimate by more than
five percent (5%), Landlord shall, by notice to Tenant, revise the estimate for that year, and subsequent payments by Tenant for that year shall be based on the revised estimate. 
 (b) Operating Expenses. Operating Expenses (as defined in §9) shall initially be estimated by Landlord based upon reasonably anticipated
costs, and shall be the sum as set forth in the Summary. Thereafter, Landlord may upon fifteen (15) days written notice to Tenant, adjust this estimate quarterly. 
 (c) Annual Statement. Within ninety (90) days after the close of each calendar year, or as soon after the ninety (90) day period as practicable, Landlord shall deliver to Tenant a statement of the
actual Escalation Rent and Operating Expenses for that calendar year, accompanied by a statement showing the basis on which the actual Escalation Rent and Operating Expenses were determined. At Tenant’s request, Landlord shall provide Tenant
reasonable supporting detail underlying the calculations of Escalation Rent and Operating Expenses. If Landlord’s statement discloses that Tenant owes an amount that is less than the estimated payments for the calendar year previously made by
Tenant, Landlord shall credit the excess first against any sums then owed by Tenant, and then against the next payments of rental due. If Landlord’s statement discloses that Tenant owes an amount that is more than the estimated payments for the
calendar year previously made by Tenant, Tenant shall pay the deficiency to Landlord within thirty’ (30) days after delivery of the statement. Any statement provided by Landlord pursuant to this subsection shall be conclusively deemed to
be correct if not objected to by Tenant within ninety (90) days following Landlord’s delivery of such statement. Tenant hereby waives the benefit of any statute of limitations that would extend Tenant’s right to challenge the
propriety of any expenses contained in any statement beyond the period agreed to in the preceding sentence. 
 (d) Proration of
Escalation Rent. The amount of Escalation Rent for any fractional year in the Term shall be appropriately prorated. The proration of Property Taxes and Insurance for the calendar year in which termination occurs shall be calculated on the basis
of a fraction of said expenses for that entire calendar year. The termination of this Lease shall not affect the obligations of the parties pursuant to this Section to be performed after the termination. 
  

	 	6.	Security Deposit. 

 Tenant shall deposit with
Landlord upon execution hereof that sum identified in the Summary as the Security Deposit (the “Security Deposit”) as security for Tenant’s faithful performance of Tenant’s obligations hereunder. If Tenant fails to pay rent or
other charges due hereunder (all of which, collectively, are defined to be “Rent”), or otherwise defaults with respect to any provision of this Lease, Landlord may use, apply, or retain all or any portion of said deposit for the payment of
any rent or other charge in default or for the payment of any other sum to which Landlord may become obligated by reason of Tenant’s default, or to compensate Landlord for any loss or damage which Landlord may suffer thereby. The use,
application, or retention of the Security Deposit by Landlord shall not prevent Landlord from exercising any other remedy provided hereunder or at law and shall not be construed as liquidated damages. If Landlord so uses or 

  

 7 

 
applies all or any portion of said deposit, Tenant shall, within ten (10) days after written demand therefor, deposit cash with Landlord in an amount
sufficient to restore said deposit to the full amount then required of Tenant. Landlord shall not be required to keep the Security Deposit separate from its general accounts and Tenant shall not be entitled to, and Tenant hereby specifically waives
any requirement that Landlord pay interest on the Security Deposit. If Tenant performs all of Tenant’s obligations hereunder, the Security Deposit, or so much thereof as has not theretofore been applied by Landlord, shall be returned, without
payment of interest or other increment for its use, to Tenant or, at Landlord’s option, to the last assignee, if any, of Tenant’s interest hereunder. at the expiration of the Term hereof, and after Tenant has vacated the Leased Premises.
No trust or fiduciary relationship is created herein between Landlord and Tenant with respect to the Security Deposit. If Landlord transfers the Leased Premises during the Term hereof, Landlord may pay the Security Deposit to Landlord’s
successor in interest in accordance with Civil Code § 1950.7 or any successor statute, in which event the transferring Landlord shall be released from all liability for the return of the Security Deposit. 
  

	 	7.	Hazardous Materials. 

 (a) Landlord
represents and warrants to Tenant that to Landlord’s actual knowledge and as of the Commencement Date: (i) the Leased Premises are in compliance with all Environmental Laws (as defined below) governing and relating to the Leased Premises
as in effect and enforced as of the Commencement Date; and (ii) except as disclosed to Tenant in writing prior to the execution of this Lease, no Toxic Materials are present in, on or under the Leased Premises or the Project. 
 (b) Except for reasonable amounts of commercially available office and manufacturing products used, stored and disposed of in compliance with all
applicable local, state and federal statutes, orders, ordinances, rules and regulations, Tenant shall not cause or permit any substance, material, waste or item which is or becomes regulated by any federal, state, regional or local governmental
authority because it is in any way hazardous, toxic, carcinogenic, mutagenic or otherwise adversely affects any part of the environment, or creates risks of any such hazards or effects to be brought upon, kept or used in or about the Leased Premises
or the Project by Tenant, its agents, employees, contractors, licensees, customers, or invitees, without the prior written consent of Landlord, which consent Landlord shall not withhold so long as Tenant demonstrates to Landlord’s satisfaction,
in the exercise of Landlord’s sole and absolute discretion, that such items, and the quantities thereof, are necessary or materially useful to Tenant’s business and will be used, kept and stored in a manner that complies with all
Environmental Laws (as defined below). Tenant shall comply, at its sole cost, with all federal, state and local laws, statutes, ordinances, codes, regulations and orders relating to the receiving, handling, use, storage, accumulation,
transportation, generation, spillage, migration, discharge, release and disposal of any flammable, combustible, explosive, infectious, corrosive, caustic, irritant, strong sensitizing, carcinogenic or radioactive materials, hazardous waste, toxic
substances or related materials, including without limitation, substances defined as “hazardous substances,” “hazardous materials,” “toxic substances” or “asbestos containing materials” by federal, state or
local laws, and in the regulations adopted in publications promulgated pursuant to said laws, including but not limited to the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (CERCLA) [42 USCS §§ 9601 et
seq.]; the Resource Conservation and Recovery Act of 1976 (RCRA) [42 USCS §§ 6901 et seq.]; the Clean Water Act, also known as the Federal Water Pollution Control Act (FWPCA) [33 USCS §§ 1251 et seq.]; the Toxic
Substances Control Act (TSCA) [15 USCS §§ 2601 et seq.]; the Hazardous Materials Transportation Act (HMTA) [49 USCS §§ 1801 et seq.]; the Insecticide, Fungicide, Rodenticide Act [7 USCS §§ 136 et seq.];
the Superfund Amendments and Reauthorization Act [42 USCS §§ 6901 et seq.]; the Clean Air Act [42 USCS §§ 7401 et seq.]; the Safe Drinking Water Act [42 USCS §§ 3OOf et seq.]; the Solid Waste
Disposal Act [42 USCS §§ 6901 et seq.]; the Surface Mining Control and Reclamation Act [30 USCS §§ 1201 et seq.]; the Emergency Planning and Community Right to Know Act [42 USCS §§ 11001 et seq.];
the Occupational Safety and Health Act [29 USCS §§ 655 and 657]; the California Underground Storage of Hazardous Substances Act [II & SC §§ 25280 et seq.]; the California Hazardous Substances Account Act
[H & S C §§ 25300 et seq.]; the California Hazardous Waste Control Act [H & SC §§ 25100 et seq.]; the California Safe Drinking Water and Toxic Enforcement Act [H & SC §§ 24249.5 et seq.];
the Porter-Cologne Water Quality Act [Wat C §§ 13000 et seq.] together with any amendments of or regulations promulgated under the statutes cited above and any other federal, state, or local law, statute, ordinance, or
regulation now in effect or later enacted that pertains to occupational health or industrial hygiene, and only to the extent that the occupational health or industrial hygiene laws, ordinances, or regulations relate to Hazardous Substances on,
under, or about the Property, or the regulation or protection of the environment, including ambient air, soil, soil vapor, groundwater, surface water, or land use (collectively referred to herein as the “Environmental Laws”). Such
materials and substances are hereinafter collectively referred to as “Toxic Materials.” It shall be the sole obligation of Tenant to obtain any permits and approvals required pursuant to the Environmental Laws. Without limiting the
generality of the foregoing, Tenant shall comply with requirements for the inventory of Toxic Materials imposed by any state or local laws, including the Environmental Laws. 
  

 8 

 (c) Tenant shall be solely responsible for and shall indemnify, protect, defend and hold harmless
Landlord and its agents, employees, representatives, directors and officers (collectively hereinafter referred to as the “Landlord Indemnitees”) from and against any and all claims, costs, penalties, fines, losses, liabilities,
attorneys’ fees, damages, injuries, causes of action, judgments, and expenses which arise during or after the Lease Term as a result of the receiving, handling, use, storage, accumulation, transportation, generation, spillage, migration,
discharge, release or disposal of Toxic Materials in, upon or about the Leased Premises or the Project, by Tenant or its agents, employees, contractors, licensees, customers or invitees. This indemnification of the Landlord Indemnitees by Tenant
includes, without limitation, any and all costs incurred in connection with any investigation of site conditions and any clean-up, remediation, removal or restoration work required by any federal, state or local governmental agency or political
subdivision because of Toxic Materials present in the soil, subsoils, ground water or elsewhere in, on, under or about the Leased Premises or the Project. This indemnification by Tenant under this Section shall survive the termination of this Lease.

 (d) If Tenant or its agents, employees, contractors, licensees, customers or invitees or any other parties (except the Landlord
Indemnitees) causes contamination or deterioration of water or soil resulting in a level of contamination greater than the maximum levels established from time to time during the term of this Lease by any governmental authority having jurisdiction
over such contamination, then Tenant shall promptly take any and all action necessary to clean-up such contamination in the manner required by law. If Tenant fails to take such action, Landlord may, but shall not be obligated to, take such action.
In such event, all costs incurred by Landlord with respect to such clean-up activities shall be for the account of Tenant. Any amount so expended by Landlord shall be paid by Tenant promptly after demand by Landlord, with interest at the maximum
rate permitted by law. 
 (e) Tenant shall immediately provide Landlord with telephonic notice, which shall later be confirmed by written
notice, of any and all accumulations, spillage, discharge, release and disposal of Toxic Materials, onto or within the Leased Premises or the Project, and any injuries or damages relating directly or indirectly therefrom. 
 (f) On or before the expiration or earlier termination of this Lease, Tenant shall take any and all action required to be taken under the Environmental
Laws in order to surrender the Leased Premises, including such portions of the Project which are subject to this Lease, to Landlord in a condition which would be completely free of any and all Toxic Materials caused or permitted to be in or about
the Leased Premises or the Project by Tenant, its agents, employees, contractors, licensees, customers, or invitees. 
 (g) With regard to
any Toxic Materials in, on, under or about the Leased Premises or the Project (i) prior to the commencement of this Lease or (ii) that have been spilled, discharged, or disposed on the Leased Premises or the Project by Landlord, its
agents, employees or contractors, or any Toxic Materials generated by Landlord, Landlord shall (i) bear all financial and other responsibility for insuring that such Toxic Materials shall be used, kept and stored in a manner which strictly
complies with all Environmental Laws regulating such Toxic Materials; (ii) maintain in effect and comply with all conditions and requirements of any and all permits, licenses and other governmental and regulatory approvals or authorizations
required under any Environmental Laws; (iii) take any necessary remedial action if and when so ordered by governmental authorities with jurisdiction over such materials; and (iv) indemnify, defend and hold harmless Tenant from and against
any and all claims caused by such Toxic Materials. 
  

	 	8.	Common Areas. 

 (a) As used in this Lease,
the term Common Areas shall mean all areas and facilities within the Project that are not designated by Landlord for the exclusive use of Tenant, Landlord, or any other tenant of the Project, including but not limited to pedestrian sidewalks,
landscaped areas, common bathrooms, lobby areas, parking areas, incinerators, interior stairs and balconies and similar areas and improvements, the truckways, roadways, loading docks, loading areas, railroad tracks, roofs, common areas and delivery
yards. 
 (b) Landlord shall have exclusive control over the Common Areas, provided that Tenant and Tenant’s employees, agents,
suppliers, shippers, customers, and invitees shall have the nonexclusive right to use the Common Areas during the term of this Lease, subject to the rights reserved by Landlord under this Lease and further subject to all rules and regulations
governing the use of the Common Areas from time to time issued by Landlord. 
 (c) Landlord shall have the right, without it constituting an
actual or constructive eviction of Tenant, without any abatement of rent under this Lease and without notice (unless so stated below) to or the consent of Tenant, to 
  

 9 

 (i) upon five (5) days notice to Tenant, close any part of the Common Areas to the extent necessary
in Landlord’s opinion to prevent the accrual of any prescriptive rights, provided, however, that access by Tenant shall not be unreasonably disrupted, and Landlord shall, to the maximum extent possible, avoid any disruption to Tenant’s
access that exceeds four (4) hours; 
 (ii) upon five (5) days notice to Tenant, temporarily close any part of the Common Areas to
repair and maintain them or for any other reasonable purpose, provided, however, that access by Tenant shall not be unreasonably disrupted, and Landlord shall, to the maximum extent possible, avoid any disruption to Tenant’s access that exceeds
four (4) hours; 
 (iii) upon five (5) days notice to Tenant, change the nature of the Common Areas, including without limitation
changes in the location, size, shape, and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, and walkways, provided, however, that Landlord shall use
its best efforts to avoid any impact upon Tenant’s use of the Project; 
 (iv) upon five (5) days notice to Tenant, eliminate from
or add to the Project any land or improvement provided, however, that Landlord shall use its best efforts to avoid any impact upon Tenant’s use of the Project; 
 (v) upon five (5) days notice to Tenant, designate additional property outside the boundaries of the Project to be a part of the Common Areas; 
 (vi) remove unauthorized persons from the Project; 
 (vii) upon five (5) days notice to Tenant, change the name or address of the Building or the Project; 
 (viii) upon five (5) days notice to Tenant, use or allow the use of the Common Areas while engaged in maintenance, repairs, construction, or other alterations to the Project; and 
 (ix) perform any other acts and make other changes or alterations in the Common Areas and the Project as Landlord may deem reasonably appropriate, upon
notice to Tenant within a reasonable time prior to taking such action or making such changes. 
  

	 	9.	Operating Expenses. 

 (a) Tenant shall pay to
Landlord during the term of this Lease, as set forth above in Section 5, Tenant’s Share, as set forth in the Summary, of all Project Operating Expenses (as defined below), incurred in connection with the operation of the Project.

 (b) As used in this Lease, Operating Expenses means: 
 (i) all costs and expenses incurred by Landlord for the following: 
 (A) the provision of utilities to the
Common Areas, including but not limited (o gas, electricity, and water for irrigation, including the maintenance and repair of same; 
 (B)
the maintenance of all landscaping in the Common Areas, including the installation and maintenance of irrigation systems, the planting and maintenance of shrubs, trees, flowering plants and ground cover; 
 (C) the compliance with all Laws; 
 (D)
the operation, maintenance, repair, cleaning, painting, and resurfacing of the parking lots included in the Common Areas; 
 (E) the
installation, repair, and maintenance of all light fixtures and signs located in the Common Areas and on or in the Project; 
 (F) the
provision of security to the Project and the Common Areas; 
 (G) the maintenance of all parking areas, roadways, sidewalks, walkways,
driveways, striping, fences and gates contained in the Common Areas; 
 (H) the establishment and maintenance of directories of tenants in
the Project; 
 (I) the maintenance and repair of all fire prevention and detection systems, including smoke detectors and sprinkler
systems; and 
  

 10 

 (J) charges and/or fees levied by the City of Berkeley, including but not limited to those for street
lighting, street landscaping, library service, school tax, clean storm water, street improvements and traffic mitigation. 
 (ii) management
fees, whether for services rendered by Landlord, an affiliate of Landlord, Landlord’s employees, or a third-party property manager hired by Landlord. 
 (iii) the amount of any deductible paid by Landlord in connection with an insured loss resulting from damage to the Project, but in no event more than $1,000 per occurrence; 
 (iv) the amount of any uninsured loss resulting from damage to the Project; and 
 (v) all additional costs and expenses incurred by Landlord in connection with the operation, maintenance, repair, replacement, and protection of the
Project that would be considered a current expense according to generally accepted accounting principles. 
 (c) Operating Expenses shall not
include 
 (i) depreciation; 
 (ii) any capital expenditures, except as permitted in subsection (b)(v), set forth above; 
 (iii) payments on any loans or ground
leases affecting the Project; 
 (iv) leasing commissions; and 
 (v) the cost of tenant improvements installed exclusively for the use of other tenants. 
 (d) As used in this Lease, the term “Property Taxes” shall mean any and all taxes, assessments, levies, and other charges of any kind, general
and special, foreseen and unforeseen (including all installments of principal interest required to pay any existing or future general or special assessments (the “Assessments”), and any increases resulting from reassessments made in
connection with a change in ownership, new construction, or any other cause), now or later imposed by any governmental or quasi-governmental authority or special district having the power to tax or levy assessments, which are levied or assessed
against or with respect to the value, occupancy, or use of all or any portion of the Project (as now constructed or as may at any later time be constructed, altered, or otherwise changed) or Landlord’s interest in the Project, the fixtures,
equipment, and other property of Landlord, real or personal, that are an integral part of and located on the Project, the gross receipts, income, or rentals from the Project, or the use of parking areas, public utilities, or energy within the
Project, or Landlord’s business of leasing the Project. Property Taxes include but are not limited to any ad valorem real property tax imposed on the Leased Premises up to the limits imposed by the California Constitution, Article 13A, Section
l(a). “Assessments” include any other form of assessment, license fee, rent tax, levy, or other tax (other than estate, inheritance, net income or franchise taxes), imposed by any authority having the direct or indirect power to tax
including without limitation, the EPA, any county, state, or federal government or any improvement or other district or division thereof, and specifically including, without limitation, all additional taxes and assessments hereafter levied by the
County of Alameda. Neither the term “Property Taxes” nor “Assessments” shall include charges levied by the City of Berkeley, including but not limited to those for street lighting, street landscaping, library service, school tax,
clean storm water, street improvements and traffic mitigation. 
 If at any time during the term of this Lease, the method of taxation or
assessment of the Project prevailing as of the Commencement Date is altered so that in lieu of or in addition to any Property Tax described above there shall be levied, assessed, or imposed (whether because of a change in the method of taxation or
assessment, creation of a new tax or charge, or any other cause) an alternate or additional tax or charge (i) on the value, use, or occupancy of the Project or Landlord’s interest in the Project, or (ii) on or measured by the gross
receipts, income or rentals from the Project, on Landlord’s business of leasing the Project, or computed in any manner with respect to the operation of the Project, then any tax or charge, however designated, shall be included within the
meaning of the term Property Taxes for purposes of this Lease. However, the term Property Taxes shall not include estate, inheritance, transfer, gift, or franchise taxes of Landlord or the federal or state net income tax imposed on Landlord’s
income from all sources. 
 Tenant shall not be responsible for paying Tenant’s Share of any Property Taxes resulting from additional
improvements by other tenants, provided, however, that any Property Taxes resulting from Alterations made for or on 

  

 11 

 
behalf of Tenant under this Lease shall be paid entirely by Tenant. If the Leased Premises is not separately assessed, Tenant’s Share of any Property
Taxes shall be an equitable proportion of the Property Taxes for all of the land and improvements included within the tax parcel that is assessed. 
 (e) Tenant shall pay prior to delinquency all taxes assessed against and levied upon trade fixtures, furnishings, equipment and all other personal property of Tenant contained within the Leased Premises or elsewhere. When possible, Tenant
shall cause said trade fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real or personal property of Landlord. 
 (f) The inclusion of any services, facilities, or improvements in subsection (b), above, shall not be deemed to impose an obligation on Landlord to
provide those services, facilities, or improvements unless otherwise required by this Lease. 
  

	 	10.	Repairs and Maintenance. 

 (a) Subject to
reimbursement pursuant to this Lease, and except for damage caused by any negligent or intentional act or omission of Tenant or Tenant’s employees or agents, in which event Tenant shall repair the damage, Landlord shall keep in good order and
condition the Common Areas and repair and maintain the foundation, roof and exterior walls of the Building. Landlord shall not be obligated to paint the exterior of the Building or Project, nor shall Landlord be required to maintain the steel
sashes, windows, glass, doors, or interior surface of exterior walls. Landlord shall not have the obligation to make repairs under this Section until a reasonable time after receipt of written notice from Tenant of the need for such repairs.
Landlord shall not be responsible for repairs required by an accident, fire, or other peril or for damage caused to any part of the Project by any act or omission of Tenant or Tenant’s employees or agents, except as otherwise required by this
Lease. Landlord may engage contractors of Landlord’s choice to perform the obligations required by this Section, and the necessity of any expenditure to perform those obligations shall be at the sole discretion of Landlord. Tenant expressly
waives the benefits of any statute now or later in effect that would otherwise give Tenant the right to make repairs at Landlord’s expense and deduct that cost from rent owing to Landlord. 
 (b) Subject to the provisions of the preceding subsection, Tenant shall clean and maintain in good order, condition, and repair and replace when
necessary the following: 
 (i) all plumbing and sewage facilities in the Leased Premises, including but not limited to all plumbing
fixtures, pipes, fittings, or other parts of the plumbing system in the Leased Premises; 
 (ii) all fixtures, interior walls, floors,
carpets, draperies, window coverings, and ceilings in the Leased Premises; 
 (iii) all windows, doors, entrances, and plate glass in the
Leased Premises; and 
 (iv) all electrical facilities and all equipment in the Leased Premises, including all light fixtures, lamps, bulbs
and tubes. 
 (c) With respect to utility facilities serving the Leased Premises Tenant shall be responsible for the maintenance and repair
of any facilities that serve only the Leased Premises including all facilities that are within the walls or floor or on the roof of the Leased Premises, and any part of the facility that is not within the Leased Premises, but only up to the point
where the facilities join a main or other junction from which the utility services are distributed to other parts of the Project as well as to the Leased Premises. 
 (d) Tenant shall: 
 (i) maintain, repair, and replace when necessary all heating, air conditioning, and
ventilation equipment that services only the Leased Premises, and shall keep the them in good condition through regular inspection and servicing; 
 (ii) all plumbing and sewage facilities in the Leased Premises, including but not limited to all plumbing fixtures, pipes, fittings, or other parts of the plumbing system in the Leased Premises; and 
 (iii) maintain continuously throughout the term of the Lease a service contract for the maintenance of all heating, air conditioning, and ventilation
equipment with a licensed repair and maintenance contractor approved by Landlord; the contract should provide for periodic inspections and servicing of the heating, air conditioning, and ventilation equipment at least once every ninety
(90) days during the term of the Lease. 
  

 12 

 However, Landlord may elect at any time during the term of this Lease to assume responsibility for and or
all of the preceding items (i) through (iii), in which event all expenses incurred by Landlord in connection with the preceding items shall be charged to the Tenant. 
 (e) All repairs and replacements required of Tenant shall be promptly made with new materials of like kind and quality. If the work affects the structural parts of the Building or if the estimated cost of any item of
repair or replacement is in excess of $750. Tenant shall first obtain Landlord’s written approval of the scope of the work, the plans for the work, the materials to be used, and the contractor hired to perform the work. Tenant shall not, and
shall not permit others, to enter the roofs of the Leased Premises, without Landlord’s prior written consent. 
 (f) If Tenant fails to
perform Tenant’s obligations under this Section or under any other section of this Lease, after ten (10) days’ prior written notice to Tenant, except in an emergency when no notice shall be required, Landlord may enter the Leased
Premises, perform the obligations on Tenant’s behalf, and recover the cost of performance, together with interest at the maximum rate then allowed by law, as additional rent payable by Tenant with the next installment of Monthly Base Rent.
Tenant shall maintain adequate insurance to compensate Tenant for any loss of, or damage to, Tenant’s property. In the event that Tenant does not maintain such insurance, Tenant will be deemed to have self-insured Tenant’s property.

 (g) In the event Tenant fails to perform Tenant’s obligations under this Section, Landlord shall give Tenant notice to do such acts
as are reasonably required to so maintain the Leased Premises. If within fifteen (15) days after such notice is given by Landlord, Tenant fails to do the work and diligently prosecute it to completion, then Landlord shall have the right (but
not the obligation) to do such acts and expend such funds at the expense of Tenant as are reasonably required to perform such work. Any amount so expended by Landlord shall be paid by Tenant promptly after demand with interest at the maximum rate
permitted by law from the date of such work. There shall be no abatement of rent and no liability of Landlord by reason of any injury or interference with Tenant’s business arising from the making of any repairs, alterations, or improvements in
or to any portions of the Project or the Leased Premises or in or to fixtures, appurtenances, and equipment, therein. Landlord reserves the right to enter the Leased Premises to repair the Project, to repair the roof or roof structures or to install
electrical, water, drain, sewer, telephone, ventilation, and other conduits for the benefit of the Project or of other tenants of the Project. Repair of the roof or of roof structures may require exposing certain areas of the Project to the
elements. 
  

	 	11.	Alterations and Additions. 

 (a) Tenant shall
not construct any alterations, improvements or additions or otherwise alter the Leased Premises (the “Alterations”) without Landlord’s prior written consent. Alterations includes any utility installation, including but not limited to
alterations, improvements or additions to gas lines, water lines, ducting, power panels, fluorescent fixtures, space heaters, conduit and wiring. All Alterations shall be constructed by a licensed contractor in accordance with all Laws using new
materials of good quality and shall be done at Tenant’s sole expense and in such a manner as not to unreasonably disrupt existing operations or disturb existing tenants and occupants of the Project. 
 (b) Tenant shall not commence construction of any Alterations until: 
 (i) all required governmental approvals and permits have been obtained, 
 (ii) all requirements regarding
insurance imposed by this Lease have been satisfied, 
 (iii) Tenant has given Landlord at least ten (10) days’ prior written
notice of Tenant’s intention to commence construction, and 
 (iv) Tenant has provided to Landlord, at Tenant’s sole cost and
expense, a lien and completion bond in an amount equal to one and one-half (1 1/2) the estimated cost of the Alterations, where the cost of the intended Alterations will exceed $50,000, to insure Landlord against any liability for mechanic’s
and materialmen’s liens and to ensure completion of the Alterations. 
 (c) Tenant shall pay, when due, all claims for labor or
materials furnished or alleged to have been furnished in connection with the Alterations that are or may become mechanics’ or materialmen’s liens against the Leased Premises or the Project or any interest in them. Tenant shall have the
right to, in good faith, contest the validity of any lien, claim, or demand, provided that Tenant shall, at Tenant’s sole expense, defend Landlord against the lien, claim, or demand, 

  

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and, upon the request of Landlord, Tenant shall furnish to Landlord a surety bond in an amount equal to the contested lien, claim, or demand indemnifying
Landlord against liability and holding the Leased Premises, the Building, and the Project free from the effect of the lien, claim, or demand. In addition, Landlord may require Tenant to pay Landlord’s attorney fees and costs in connection with
and during the course of any defense of any lien, claim or demand. Tenant shall pay and satisfy any adverse judgment that may be rendered to enforce the lien, claim, or demand against the Landlord, the Leased Premises, or the Project. In addition to
any other remedy provided in the Lease, in the event Tenant fails to comply with this Section. Landlord may require Tenant to cease all work being performed by or on behalf of Tenant and Landlord may deny access to the Leased Premises to any person
performing work in or supplying materials to the Leased Premises. 
 (d) All Alterations shall be and remain the property of Tenant during
the term of this Lease but shall not be altered or removed from the Leased Premises. At the expiration or sooner termination of the term of this Lease, all Alterations shall become the property of Landlord, and Landlord shall have no obligation to
reimburse Tenant for any portion of the value or cost. If Landlord advises Tenant in writing, in advance of the construction of any Alterations, that Landlord will request Tenant to remove such Alterations at the expiration of the term of this
Lease, then Landlord shall have the right to require Tenant to remove any Alterations, in which event Tenant shall remove the Alterations prior to the expiration or sooner termination of the term of this Lease. 
 (e) Tenant shall solely be responsible for making any alteration, addition or change of any sort to the Leased Premises that is required by any Law
because of: 
 (i) Tenant’s particular use or change of use of the Leased Premises; 
 (ii) Tenant’s application for any permit or governmental approval; or 
 (iii) Tenant’s construction or installation of any Alterations. 
 (f) Notwithstanding the foregoing, personal property, business and trade fixtures, cabinetwork, furniture, movable partitions, machinery and equipment,
other than that which is affixed to the Leased Premises, shall remain the property of Tenant and may be removed by Tenant subject to the provisions of this Lease concerning the Surrender of the Leased Premises, at any time during the term of this
Lease when Tenant is not in default. 
  

	 	12.	Utilities. 

 Tenant shall pay. from the
earlier of the Early Possession Date or the Lease Commencement Date, and throughout the term of this Lease, prior to delinquency for all water, gas, heat, light, power, telephone, sewage, air conditioning and ventilating, scavenger, janitorial,
landscaping, and all other services, materials, and utilities supplied to the Leased Premises. In the event that such services are not separately metered to Tenant, Tenant shall pay its pro rata share, as provided in the Summary and this Lease, of
all charges which are jointly metered, the determination to be made by Landlord. Such payment to be made by Tenant within fifteen (15) days of receipt of a statement for such charges. Any utilities as to which Landlord determines, in its
reasonable discretion, that Tenant is using more than its pro rata share shall be separately metered or submetered at Tenant’s sole expense, and thereafter Tenant shall pay all such charges directly five (5) days prior to delinquency.
Landlord shall not be liable in damages or otherwise for any failure or interruption of any utility service furnished to the Leased Premises, and no such failure or interruption shall entitle Tenant to terminate this Lease or withhold Rent or other
sums due hereunder. Tenant may, at Tenant’s sole expense and upon notice to Landlord and compliance with Article 11 of this Lease, separately meter any utilities to the Leased Premises. 
  

	 	13.	Liens. 

 Tenant shall keep the Leased
Premises and the Project free from any liens arising out of work performed, materials furnished, or obligations incurred by Tenant and shall indemnify, hold harmless and defend Landlord from any liens and encumbrances arising out of any work
performed or materials furnished by or at the direction of Tenant. In the event that Tenant shall not, within twenty (20) days following the imposition of any such lien, cause such lien to be released of record by payment or posting of a proper
bond, Landlord shall have, in addition to all other remedies provided herein and by law, the right, but not the obligation, to cause the same 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 incurred by it in connection therewith including attorneys’ fees and costs shall be payable to Landlord by Tenant on demand with interest at the maximum rate permitted by law. Landlord shall
have the right at all times to post and keep posted on the Leased Premises any notices permitted or required by law, or which Landlord shall deem proper, for the protection of Landlord, the Project and the Leased Premises, and any other party having
an interest therein, from mechanics’ and material liens Tenant shall give Landlord at least fifteen (15) business days prior written notice of the expected date of commencement of any work relating to alterations or additions to the Leased
Premises. 
  

 14 

	 	14.	Landlord’s Access and Easements. 

 14.1
Access. Landlord and Landlord’s agents shall have the right during all regular business hours and, during all other periods, upon 48 hours prior notice (which notice shall not be required in the event of an emergency) to enter the Leased
Premises to inspect the same or to maintain or repair, make alterations or additions to the Leased Premises or any portion thereof (each of which shall be accomplished by Landlord in a reasonable manner to avoid interfering with Tenant’s
operations), to determine whether Tenant is complying with all of the provisions of this Lease, to post notices of non-responsibility or to show the Leased Premises to prospective purchasers, tenants, or lenders. Upon request from Landlord, Tenant
shall, within 24 hours, provide Landlord, for Landlord’s permanent possession, a copy of any keys required to gain access to the Leased Premises or to any area within the Leased Premises (excluding Tenant’s vaults and safes). Landlord may
at any time place on or about the Leased Premises any ordinary “for sale” signs. Landlord may at any time during the last one hundred eighty (180) days of the term of the Lease, place on or about the Leased Premises any ordinary
“for lease” signs. Tenant hereby waives any claim for abatement of Rent or for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Leased Premises, or any
other loss occasioned thereby. 
 14.2 Easements. Landlord reserves to itself the right, from time to time, to grant such easements,
rights, and dedications that Landlord deems necessary or desirable, and to cause the recordation of Parcel Maps and restrictions, so long as such easements, rights, dedications, maps and restrictions do not unreasonably interfere with the use of the
Leased Premises and/or the parking areas by Tenant and Tenant’s employees, agents and customers. Tenant shall sign any of the aforementioned documents upon request of Landlord and failure to do so shall constitute a material breach of this
Lease. 
  

	 	15.	Indemnity; Exemption of Landlord from Liability. 

 15.1 Tenant Indemnity. Except as otherwise provided in this Lease, Tenant shall indemnify and hold Landlord harmless from and against any and all claims of liability for any injury or damage to any person or property arising from
Tenant’s use of the Leased Premises or the Project, or from the conduct of Tenant’s business, or from any activity, work or thing done, permitted or suffered by Tenant in or about the Leased Premises, the Project or elsewhere. Tenant shall
further indemnify and hold Landlord harmless from and against any and all claims arising from any breach or default in the performance of any obligation on Tenant’s part to be performed under this Lease, or arising from any act or omission of
Tenant or Tenant’s agents, employees, contractors, licensees, customers, or invitees and from and against all reasonable costs, attorneys’ fees, expenses, and liabilities incurred in the defense of any such claim or any action or
proceeding brought thereon. In the event any action or proceeding is brought against Landlord by reason of any such claim, Tenant upon notice from Landlord shall defend same at Tenant’s expense by counsel satisfactory to Landlord, or, at
Landlord’s election, Landlord may retain counsel and submit to Tenant, either periodically or in a lump sum, billings of said counsel for direct payment to counsel or for immediate reimbursement to Landlord. Tenant, as a material part of the
consideration to Landlord, hereby assumes all risk of damage to property or injury to persons in, upon, or about the Leased Premises arising from any cause and Tenant hereby waives all claims in respect thereof against Landlord, except for damages
arising from Landlord’s intentional or grossly negligent acts. 
 15.2 Exemption of Landlord from Liability. Landlord shall not
be liable for injury to Tenant’s business or loss of income therefrom or for damage which may be sustained by the persons, goods, wares, merchandise, or property of Tenant, Tenant’s agents, employees, contractors, licensees, customers, or
invitees, or any other person in or about the Leased Premises or the Project caused by or resulting from fire, steam, electricity, gas, water, or rain, which may leak or flow from or into any part of the Leased Premises, or from the breakage,
leakage, obstruction, or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, or lighting fixtures of the same, regardless of whether the cause of such damage or injury or the means of repairing the same is
inaccessible to Tenant. Landlord shall not be liable for any damages arising from any act or omission of any other tenant (if any) of the Project. Tenant acknowledges and agrees that the liability of Landlord (which for purposes of this Section
shall include all partners, both general and limited, of any partnership, all members and managers of any limited liability company and the officers, directors and shareholders of any corporation or limited liability company) under this Lease shall
be limited to its interest in the Project, and any judgments rendered against Landlord shall be satisfied solely out of the proceeds of sale of its interest in the Project. No member, manager, officer or partner of Landlord shall be named as a party
in any suit or action (except as may be necessary 

  

 15 

 
to secure jurisdiction over Landlord) and no personal judgment shall lie against Landlord. Tenant agrees that the foregoing covenants and limitations shall
be applicable to any obligation or liability of Landlord, whether expressly contained in this Lease or imposed by statute or at common law. The foregoing provisions are not intended to relieve Landlord from the performance of any of Landlord’s
obligations under this Lease, but only to limit the personal liability of Landlord in case of recovery of a judgment against Landlord except to the extent of the Landlord’s intentional misconduct or gross negligence. 
  

	 	16.	Insurance. 

 16.1 Liability Insurance.
Tenant shall at all times during the term hereof and at its own cost and expense procure and continue in force Worker’s Compensation Insurance and Bodily Injury Liability and Properly Damage Liability Insurance adequate to protect Landlord and
naming Landlord as an additional named insured under the liability policy against liability, injury, or death of any person in connection with the use, operation, or condition of the Leased Premises. Such insurance shall be in an amount of not less
than $2,000,000 per occurrence and not less than $2,000,000 in the aggregate, for bodily injury and property damage. The limits of such insurance shall not limit the liability of Tenant. Said insurance shall have a Landlord’s Protective
Liability Endorsement attached thereto. All insurance required hereunder shall be with companies rated at B+ or better in Best’s Insurance Guide. Tenant shall deliver to Landlord certificates of insurance evidencing the existence and amounts of
such insurance with loss payable clauses satisfactory to Landlord, provided that in the event Tenant fails to procure and maintain such insurance, Landlord may (but shall not be required to) procure same at Tenant’s expense after ten
(10) days prior written notice. No such policy shall be cancelable or subject to reduction of coverage or other modification except after thirty (30) days prior written notice to Landlord by the insurer. Tenant shall, within twenty
(20) days prior to the expiration of such policies furnish Landlord with renewals or binders, or Landlord may order such insurance and charge the cost to Tenant, which amount shall be payable by Tenant upon demand. All such policies shall be
written as primary policies, not contributing with and not in excess of coverage which Landlord may have. Tenant shall have the right to provide such insurance coverage pursuant to blanket policies obtained by Tenant provided such blanket policies
expressly afford coverage to the Leased Premises, the Project, Landlord, and Tenant as required by this Lease. 
 16.2 Fire and Extended
Coverage. Landlord shall, at Landlord’s expense, procure and maintain at all times during the term of this Lease, a policy or policies of insurance covering loss or damage to the Leased Premises in the amount of the full replacement value
thereof (exclusive of Tenant’s trade fixtures, personal property and equipment), providing protection against all perils included within the classification of fire, extended coverage, vandalism, malicious mischief, sprinkler leakage and special
extended peril (all-risk), and such other risks as Landlord may determine should be insured against. During the term of this Lease, Tenant shall pay the amount of any increase in premium for the insurance required under this Section over and above
the premium paid by Landlord during the first full year of the term of the Lease in which Landlord shall have maintained such insurance, irrespective of whether such increase results from acts or omissions of Tenant, Landlord, or from any other
source including without limitation a lender’s requirements or the increased valuation of the Project. Tenant shall pay such premium increases to Landlord within five (5) days after receipt by Tenant of a statement of the amount due, which
shall include the method of calculation of Tenant’s share thereof if the insurance covers other improvements than the Leased Premises. If the term of this Lease does not expire concurrently with the expiration of the period covered by the
insurance, Tenant’s liability for premium increases shall be prorated on an annual basis. Tenant shall not do or permit anything to be done in or about the Leased Premises which will increase the existing rate of insurance upon the Leased
Premises or the Project or cause the cancellation of any insurance policy covering said Leased Premises or the Project, nor shall Tenant sell or permit to be kept, used, or sold in or about said Leased Premises any articles which may be prohibited
by Landlord’s policy of fire insurance. If Tenant’s conduct or use of the Leased Premises causes any increase in the premium for such insurance policies, then Tenant shall pay as additional rent hereunder, on demand from Landlord, all of
such increase. Tenant shall, at Tenant’s expense, comply with all insurance company requirements pertaining to the use of the Leased Premises so that the Leased Premises shall at all times be insurable for fire, extended coverage and the risks
specified above. 
 16.3 Waiver of Subrogation. Landlord and Tenant each hereby waive any and all rights of recovery against the other
or against the partners, members, managers, shareholders, officers, directors, employees, agents, and representatives of the other, on account of loss or damage occasioned to such waiving party or its property or the property of others under its
control caused by fire or any of the extended coverage risks described above to the extent that such loss or damage is insured against under any insurance policy in force at the time of such loss or damage. The insuring party shall, upon obtaining
the policies of insurance required under this Lease, give notice to the insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Lease. 
 16.4 Increase in Insurance Limits. Landlord reserves the right to reasonably increase the limits and/or 

  

 16 

 
change the terms of coverage required to be carried by Landlord and/or Tenant under this Lease if such limits and/or terms of coverage are below or different
from those carried or required to be carried by prudent operators of property similar to the Leased Premises. Landlord shall not exercise this right to increase limits and/or change terms of coverage more than once each three (3) consecutive
years. 
  

	 	17.	Damage or Destruction. 

 17.1 Partial
Damage. In the event improvements on the Leased Premises are damaged by any casualty which is covered under an insurance policy required to be maintained pursuant to the preceding Section, then Landlord shall repair such damage as soon as
reasonably possible and this Lease shall continue in full force and effect. In the event the improvements on the Leased Premises are damaged by any casualty not covered under an insurance policy required to be maintained pursuant to the preceding
section, then Landlord may, at Landlord’s option, either (a) repair such damage as soon as reasonably possible at Landlord’s expense, in which event this Lease shall continue in full force and effect, or (b) give written notice
to Tenant, within sixty (60) days after the date of occurrence of such damage, of Landlord’s intention to cancel and terminate this lease as of the date of the occurrence of the damage; provided, however, that if such damage is caused by
an act or omission to act of Tenant, its agents, employees, contractors, licensees, customers, or invitees, then Tenant shall repair such damage promptly at its sole cost and expense. In the event Landlord elects to terminate this Lease pursuant
hereto. Tenant shall have the right within ten (10) days after receipt of the required notice to notify Landlord in writing of Tenant’s intention to repair such damage at Tenant’s expense, without reimbursement from Landlord, in which
event this Lease shall continue in full force and effect and Tenant shall proceed to make such repairs as soon as reasonably possible. If Tenant does not give such notice within the ten (10) day period, this Lease shall be canceled and
terminated as of the date of the occurrence of such damage. Landlord shall not be required to repair any injury or damage by fire or other cause, or to make any restoration or replacement of any paneling, decorations, office fixtures, partitions,
railings, ceilings, floor covering, equipment, machinery, or fixtures or any other improvements or property installed in the Leased Premises by Tenant or at the direct or indirect expense of Tenant. Tenant shall be required to restore or replace
same in the event of damage. Tenant’s remedies in the event of destruction of the Leased Premises shall be as provided in the following subsections. 
 17.2 Total Destruction. If the improvements on the Leased Premises are totally destroyed during the term of this Lease from any cause, whether or not covered by the insurance required under the preceding
Section (including any destruction required by any authorized public authority), this Lease shall automatically terminate as of the date of such total destruction. 
 17.3 Damage Near Term’s End. If the improvements on the Leased Premises are partially destroyed or damaged during the last twelve (12) months of the term of this Lease, either party may at their
option cancel and terminate this Lease as of the date of occurrence of such damage by giving written notice to the other of such election to do so within sixty (60) days after the date of occurrence of such damage. 
 17.4 Partial Destruction of Building. If (a) fifty percent (50%) or more of the Building is damaged or destroyed by an insured risk, or
(b) fifteen percent (15%) or more of the Building is damaged or destroyed by an uninsured risk and Tenant’s use of the Leased Premises is materially impaired, then Landlord may, at its option, cancel and terminate this Lease by giving
written notice of its election to do so within ninety (90) days from the date of occurrence of such damage or destruction in which event the term of this Lease shall expire at the end of the calendar month in which such notice is given and
Tenant shall thereupon surrender the Leased Premises to Landlord. 
 17.5 Abatement of Rent; Tenant’s Remedies; Advance Payments

 17.5.1 Abatement of Rent. If the Leased Premises arc partially destroyed or damaged and Landlord or Tenant repairs them pursuant to
this Lease, the Rent payable hereunder for the period during which such damage and repair continues shall be abated in proportion to the extent to which Tenant’s use of the Leased Premises is impaired. Except for abatement of Rent (if any),
Tenant shall have no claim against Landlord for any damage suffered by reason of any such damage, destruction, repair or restoration, except to the extent of Landlord’s intentional misconduct or gross negligence. 
 17.5.2 Tenant’s Remedies. If Landlord shall be obligated to repair or restore the Leased Premises under this Section and shall not
(1) commence such repair or restoration within ninety (90) days after such obligation shall accrue. Tenant at Tenant’s option may cancel and terminate this Lease by written notice to Landlord at any time prior to the commencement of
such repair or restoration. In such event this Lease shall terminate as of the date of such notice. 
  

 17 

 17.5.3 Advance Payments. Upon termination of this Lease pursuant to this Section, an equitable
adjustment shall be made concerning Prepaid Rent and any advance payments made by Tenant to Landlord. Landlord shall, in addition, return to Tenant so much of Tenant’s security deposit as has not theretofore been applied by Landlord or to which
Landlord is not otherwise entitled. 
  

	 	18.	Condemnation. 

 If the Leased Premises or any
portion thereof are taken under the power of eminent domain, or sold by Landlord under the threat of the exercise of said power (all of which is herein referred to as “condemnation”), this Lease shall terminate as to the part so taken as
of the date the condemning authority takes title or possession, whichever first occurs. If more than twenty-five percent (25%) of the Project is taken by condemnation, either Landlord or Tenant may terminate this Lease as of the date the
condemning authority takes possession by notice in writing of such election within twenty (20) days after the condemning authority shall have taken possession. 
 If this Lease is not terminated by either Landlord or Tenant then it shall remain in full force and effect as to the portion of the Leased Premises remaining, provided the Rent shall be reduced in the proportion that
the floor area taken within the Leased Premises bears to the total floor area of all of the Leased Premises leased to Tenant pursuant hereto. In the event this Lease is not so terminated, then Landlord agrees, at Landlord’s sole cost, to
restore the Leased Premises as soon as possible to a complete unit reasonably capable in Landlord’s opinion of accommodating Tenant’s usage as that usage existed prior to the condemnation. All awards for the taking of any part of the
Leased Premises or any payment made under the threat of the exercise of power of eminent domain shall be the property of Landlord, whether made as compensation for the taking of the fee or severance damages. Nothing contained herein shall be deemed
to give Landlord any interest in or to require Tenant to assign to Landlord any award made to Tenant for the taking of personal property and fixtures belonging to Tenant and/or for the interruption of or damage to Tenant’s business and/or for
Tenant’s business and/or for Tenant’s unamortized cost of its leasehold improvements provided that, as to partitions or other improvements in the nature of realty installed or constructed by Tenant, Tenant shall be entitled to receive only
the unamortized cost thereof computed over the remaining useful life, not to exceed the balance of the original term of this Lease. In the event that this Lease is not terminated by reason of such condemnation, Landlord shall, to the extent of
severance damages received by Landlord in connection with such condemnation, repair any damage to the Leased Premises caused by such condemnation except to the extent that Tenant has been reimbursed therefor by the condemning authority in which case
Tenant shall pay any amount in excess of such severance damages required to complete such repair. 
  

	 	19.	Assignment and Subletting. 

 19.1
Landlord’s Consent Required. Tenant shall not voluntarily or by operation of law assign this Lease, sublet all or any part of the Leased Premises, or otherwise transfer, mortgage, pledge, hypothecate, or encumber all or any part of
Tenant’s interest in this Lease or in the Leased Premises or any part thereof (an “Assignment”), without Landlord’s prior written consent which consent shall not be unreasonably withheld. Any attempt to make an Assignment without
such consent being first obtained shall be wholly void and shall constitute a breach of this Lease. 
 19.2 Landlord’s Consent.
If Tenant desires at any time to enter into an Assignment of this Lease, Tenant shall first give written notice to Landlord of its desire to do so, which notice shall contain: (i) the name of the proposed assignee, subtenant or occupant
(collectively “Assignee”); (ii) the nature of the business that the proposed Assignee seeks to conduct in the Leased Premises; (iii) a copy of the sublease, assignment or other document that creates the proposed Assignment; and
(iv) such financial information, operating histories and statements of prior experience as Landlord may reasonably request concerning the proposed Assignee. Tenant further acknowledges that the use of the Leased Premises shall be limited to the
uses described in this Lease, and Landlord may withhold its consent to any other use. Landlord may also withhold consent to any proposed Assignee if Landlord believes, in its sole discretion, that the financial strength, operating history or prior
experience of the proposed Assignee are not as strong as those of Tenant, as determined by comparison to the financial strength, operating history and prior experience of Tenant either as of the date of this Lease or as of the date of the proposed
Assignment, as selected by Landlord. The failure or inability of the Assignee to pay Tenant pursuant to the Assignment will not relieve Tenant from its obligations to Landlord under this subsection. Tenant will not amend the Assignment in such a way
as to reduce or delay payment of amounts which are provided in the Assignment approved by Landlord. Tenant agrees to reimburse Landlord on demand for Landlord’s reasonable attorneys’ fees and other third party and administrative costs
incurred in conjunction with the processing and documentation of any request for consent to an Assignment. 
  

 18 

 Notwithstanding the preceding, Landlord shall not unreasonably withhold consent to a proposed Assignment
in the event such Assignment is proposed by Tenant in connection with the acquisition of Tenant or of substantially all of Tenant’s assets by the proposed assignee and the net worth of such assignee, as of the commencement date of any such
Assignment is equal to or greater than the net worth of Tenant at (x) the date of the execution of this Lease or (y) the commencement date of any such Assignment, whichever is greater. 
 At any time within thirty (30) days after Landlord’s receipt of the notice and the additional information requested by Landlord and specified
in this Section. Landlord may, by written notice to Tenant, elect one of the following, as selected by Landlord in its sole discretion: (i) consent to the Assignment, or (ii) disapprove the Assignment. If Landlord consents to the
Assignment, Tenant may thereafter, within ninety (90) days after Landlord’s consent, but not later than the expiration of such ninety (90) days, enter into such Assignment of the Leased Premises or portion thereof, upon the terms and
conditions set forth in the notice furnished by Tenant to Landlord pursuant to this Section. 
 19.3 No Release of Tenant. No consent
by Landlord to any assignment or subletting by Tenant shall relieve Tenant of any obligation to be performed by Tenant under this Lease, whether occurring before or after such consent, assignment of the Lease or subletting of the Leased Premises.
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, subletting or other transfer. Consent to one Assignment, subletting or other
transfer shall not be deemed to constitute consent to any subsequent Assignment. 
 Tenant immediately and irrevocably assigns to Landlord,
as security for Tenant’s obligations under this Lease, all rent from any subletting of all or a part of the Leased Premises as permitted by this Lease, and Landlord as assignee and as attorney-in-fact for Tenant, or a receiver for Tenant
appointed on Landlord’s applications, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of an act of default by Tenant. Tenant shall have the right to collect such rent.
Except as to a sublease by Tenant (i) of no more than 4,000 sq. ft. within the Leased Premises and (ii) prior to the end of the initial term of this Lease, all rent received by Tenant from its subtenants in excess of the Rent payable by
Tenant to Landlord under this Lease shall be paid to Landlord, or any sums to be paid by an assignee to Tenant in consideration of the assignment of this Lease shall be paid to Landlord. 
 In the event of default by any assignee or sublessee of Tenant or any successor of Tenant in the performance of any of the terms of this Lease. Landlord
may proceed directly against Tenant without the necessity of exhausting remedies against such assignee, sublessee or successor. Landlord may consent to subsequent assignments or to amendments or modifications to this Lease with assignee of Tenant,
without notifying Tenant, or any successor or Tenant and without obtaining its or their consent thereto and such action shall not relieve Tenant of liability under this Lease. Each assignment shall be expressly subordinate to the terms of this
Lease, and any termination of this Lease shall terminate the Assignee’s right to possession of the Leased Premises. 
 19.4 Form of
Consent. Each transfer, assignment, subletting, license, concession agreement, mortgage and hypothecation to which there has been consent shall be by an instrument in writing for the benefit of Landlord herein to assume, to be bound by, and to
perform all of the terms, covenants, and conditions of this Lease. One executed copy of such written instrument shall be delivered to Landlord. Failure to first obtain in writing Landlord’s consent or failure to comply with the provisions of
this Section shall operate to prevent any such Assignment from becoming effective. 
 19.5 Transfer of Ownership. Tenant shall be
deemed to have assigned this Lease within the meaning of this Article if legal or beneficial interests representing 40% or more (measured cumulatively over the Term) of the interests in either voting power, capital or profits are transferred by any
means. 
 19.6 Waiver of Civil Code Section 1995.310. Tenant hereby waives the remedies provided in Section 1995.310 of the
California Civil Code, consisting of the right to terminate this Lease or collect contract damages, if Landlord unreasonably withholds its consent to any Assignment. 
  

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	 	20,	Surrender of the Leased Premises. 

 (a) Upon
the expiration or sooner termination of this Lease, Tenant shall vacate and surrender the Leased Premises to Landlord in the same condition as existed at the Commencement Date, except for: 
 (i) reasonable wear and tear, and 
 (ii)
damage caused by any peril or condemnation. 
 (b) If Landlord so requests, Tenant shall, prior to the expiration or sooner termination of
this Lease; 
 (i) remove any Alterations that Tenant is required to remove pursuant to this Lease and repair all damage caused by such
removal, and 
 (ii) return the Leased Premises or any part of the Leased Premises to its original configuration existing as of the time the
Leased Premises were delivered to Tenant. 
 (c) If the Leased Premises are not so surrendered at the termination of this Lease, Tenant shall
be liable to Landlord for all costs incurred by Landlord in returning the Leased Premises to the required condition, and all Alterations, including all trade fixtures, shall become the property of Landlord. Tenant shall indemnify Landlord against
loss or liability resulting from delay by Tenant in surrendering the Leased Premises, including without limitation any claims made by any succeeding tenant or losses to Landlord due to lost opportunities to lease to succeeding tenants. 

 

	 	21.	Default; Remedies. 

 21.1 Defaults by
Tenant; Remedies. The occurrence of any of the following shall constitute a material default and breach of this Lease by Tenant: (a) any failure by Tenant to pay Rent or any other monetary sums required to be paid hereunder (where such
failure continues for five (5) calendar days); (b) [intentionally omitted]; (c) a failure by Tenant to observe and perform any other provision of this Lease to be observed or performed by Tenant, where such failure continues for
fifteen (15) days after written notice thereof by Landlord to Tenant; (provided, however, that if the nature of the default is such that the same cannot reasonably be cured within said fifteen (15) day period, Tenant shall not be deemed to
be in default if Tenant shall within such period commence such cure and thereafter diligently prosecute the same to completion; provided, further, however, Landlord in its sole discretion may require Tenant to deliver a bond, deposit funds or such
other form of security device which may be necessary to protect the Leased Premises, Landlord, and the Project. Any such notice provided by this Section shall be in lieu of, and not in addition to, any notice required by law. Tenant shall pay to
Landlord, as Additional Rent, upon demand and in addition to all other rights and remedies available to Landlord, reasonable attorneys’ fees incurred by Landlord in connection with each such notice. 
 21.2 Remedies. In the event of any such material default or breach by Tenant, Landlord may at any time thereafter, without limiting Landlord in
the exercise of any right or remedy at law or in equity which Landlord may have by reason of such default or breach: 
 (a) Maintain this
Lease in full force and effect and recover the Rent and other monetary charges as they become due, without terminating Tenant’s right to possession, irrespective of whether Tenant shall have abandoned the Leased Premises. In the event Landlord
elects not to terminate the Lease, Landlord shall have the right to attempt to re-let the Leased Premises at such rent and upon such conditions and for such a term, and to do all acts necessary to maintain or preserve the Leased Premises as Landlord
deems reasonable and necessary without being deemed to have elected to terminate the Lease, including removal of all persons and property from the Leased Premises; such property may be removed and stored in a public warehouse or elsewhere at the
cost of and for the account of Tenant. In the event any such re-letting occurs, this Lease shall terminate automatically upon the new tenant taking possession of the Leased Premises. Notwithstanding that, if Landlord fails to elect to terminate the
Lease initially, Landlord at any time during the term of this lease may elect to terminate this Lease by virtue of such previous default of Tenant. 
 (b) Terminate Tenant’s right to possession by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Leased Premises to Landlord. In such event
Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including without limitation thereto, the following: (a) the worth at the time of award of any unpaid rent which had been
earned at the time of such termination; plus (b) the worth at the time of award of the amount by which the unpaid Rent for the balance of the term after termination under the time of award exceeds the amount of such rental loss that is proved
could have been 

  

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reasonably avoided; plus (c) the worth at the time of award of the amount by which the unpaid Rent which would have been due after the time of award
exceeds the amount of such rental loss that is proved could be reasonably avoided; plus (d) any other amount necessary to compensate Landlord for the detriment proximately caused by Tenant’s failure to perform his obligations under this
Lease or which in the ordinary course of events would be likely to result therefrom; plus (e) at Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable state
law. Upon any such re-entry Landlord shall have the right to make any reasonable repairs, alterations, or modifications to the Leased Premises which Landlord in its sole discretion deems reasonable and necessary. Any and all amounts expended in
reletting the Leased Premises and all monetary damages suffered, including brokers fees to lease the Leased Premises, shall be paid by Tenant. As used in (a) above, the “worth at the time of award” shall be computed by adding interest
to such amounts at the maximum rate permitted by law. As used in (b) and (c) above, the “worth at the time of award” is computed by discounting such amount at the discount rate of the U.S. Federal Reserve Bank at the time of
award plus one percent (1%). For all purposes of this Section, the term “Rent” shall be deemed to be the Rent and all other sums required to be paid by Tenant pursuant to the terms of this Lease; all such sums shall be computed on the
basis of the average monthly amount thereof accruing during the immediately preceding sixty (60) month period, except that if it becomes necessary to compute such Rent before such a sixty (60) month period has occurred, then on the basis
of the average monthly amount thereof accruing during such shorter period. 
 (c) Bankruptcy—Insolvency of Tenant; Landlord’s
Remedies. Tenant agrees that in the event all or substantially all of Tenant’s assets are placed in the hands of a receiver or trustee, and such receivership or trusteeship continues for a period of thirty (30) days, or in the event
Tenant makes an assignment for the benefit of creditors or is finally adjudicated a bankrupt, or in the event Tenant institutes any proceedings under the Bankruptcy Act as the same now exists or under any amendment thereof which may hereafter be
enacted, or under any other act relating to the subject of bankruptcy wherein Tenant seeks to be adjudicated a bankrupt, or to be discharged of its debts, or to effect a plan of liquidation, composition, or reorganization or in the event any
involuntary proceedings are filed against Tenant under any such bankruptcy laws and such proceedings are not removed within sixty (60) days thereafter, then this Lease or any interest in and to the Leased Premises shall not become an asset in
any of such proceedings and, in any such events and in addition to any and all rights or remedies provided to Landlord hereunder or by law, Landlord may declare the term hereof ended and re-enter the Leased Premises and take possession thereof and
remove all persons therefrom and Tenant shall have no further claim thereon or hereunder. 
 (d) Late Charges. Tenant hereby
acknowledges that late payment by Tenant to Landlord of Rent and other sums due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but
are not limited to, processing and accounting charges and late charges which may be imposed upon Landlord by the terms of any mortgage or trust deed covering the Leased Premises. Accordingly, if any installment of Rent or any other sum due from
Tenant shall not be received by Landlord or Landlord’s designee within five (5) days after such amount shall be due, Tenant shall pay to Landlord a late charge equal to ten percent (10%) of such overdue amount. The parties hereby agree
that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. Acceptance of such late charge by Landlord shall in no event constitute a waiver of Tenant’s default with
respect to such overdue amount, nor prevent Landlord from exercising any of the other rights and remedies granted hereunder. 
 In the event
that a late charge is payable hereunder, whether or not collected, for three (3) installments of Rent in any twelve (12) month period, then Rent shall automatically become payable thereafter by (a) cashier’s check, (b) cash,
or (c) certified money order. 
 (e) Notice to Pay Rent or Quit. If
Landlord is not in possession of Tenant’s Rent by the fifth (5th) day of each month by 5:00 p.m., in
addition to the late charge described above and accrued interest, Tenant may receive a Three Day Notice to Pay Rent or Quit. The service fee for the Three Day Notice shall be One Hundred and no/100 Dollars ($100.00) per occurrence. After Tenant has
been served with the Three Day Notice, Tenant shall be required to pay all outstanding charges including Rent, late fees and service fees within the three day notice period to avoid additional remedies as described herein. 
 (f) Additional Rights of Landlord. In the event of default, all of Tenant’s improvements, additions, alterations shall remain on the Leased
Premises and in that event, and continuing during the length of said default, Landlord shall have the right to take the exclusive possession of same and to use same, rent or charge free, until all 

  

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defaults are cured, or, at its option, at any time during the term of this Lease, to require Tenant to forthwith remove same. Landlord shall be under no
obligation to observe or perform any covenant of this Lease on its part to be observed or performed which accrues after the date of any default by Tenant hereunder. 
 Except as expressly provided elsewhere in this Lease, any legal action by Landlord or Tenant to enforce any obligation of the other party or in pursuance of any remedy hereunder shall be deemed timely filed if
commenced at any time prior to one (1) year after the expiration of the term hereof. 
 The waiver by Landlord of any breach of any
term, covenant, or condition herein contained shall not be deemed to be a waiver of such term, covenant, or condition or any subsequent breach of the same. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of
any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such
Rent. No covenant, term, or condition of this Lease shall be deemed to have been waived by Landlord unless such waiver be in writing by Landlord. 
 If Tenant shall fail to pay any sum of money, other than Rent, required to be paid by Tenant pursuant to this Lease or shall fail to perform any other act on Tenant’s part to be performed under this Lease and such shall have become an
Event of Default under this Lease, Landlord may, but shall not be obligated so to do and without waiving or releasing Tenant from any obligations of Tenant, make any such payment or perform any such other act on Tenant’s part to be made or
performed as provided in this Lease. All sums paid by Landlord, whether to fulfill Tenant’s unfulfilled payment obligations or to perform Tenant’s unfulfilled performance obligations, and all incidental costs hall be deemed Additional Rent
hereunder and shall be payable to Landlord on demand. 
 21.3 Default by Landlord. Landlord shall not be in default unless Landlord
fails to perform obligations required of Landlord within a reasonable time, but in no event later than thirty (30) days after written notice by Tenant to Landlord specifying wherein Landlord has failed to perform such obligations; provided,
however, that if the nature of Landlord’s obligation 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. 
  

	 	22.	Intentionally Deleted. 

  

	 	23.	Additional Provisions. 

 23.1
Subordination. Non-Disturbance and Attornment. At Landlord’s option, this Lease shall be subject and subordinate to the lien of any deeds of trust in any amount or amounts whatsoever now or hereafter placed on or against the Leased
Premises or on or against Landlord’s interest or estate therein, without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate such subordination. If any trustee shall elect to have this
Lease prior to the lien of its deed of trust, and shall give written notice thereof to Tenant, this Lease shall be deemed prior to such deed of trust, whether this Lease is dated prior or subsequent to the date of the recording thereof. Tenant
covenants and agrees to execute and deliver upon demand without charge therefor, such further instruments evidencing such subordination of this Lease to the lien of any such deeds of trust as may be required by Landlord. 
 Notwithstanding the above, Landlord shall use reasonable efforts to obtain from the holder of any deed of trust, in the event this Lease is or shall be
subordinate to such deed of trust, in connection with the execution of any subordination agreement, a provision requiring the purchaser at any foreclosure sale to continue this Lease in full force and effect in the same manner as if such purchaser
were the Landlord so long as Tenant is not otherwise in default and requiring Tenant to attorn to such purchaser. 
 23.2 Quiet
Enjoyment. Landlord covenants and agrees with Tenant that upon Tenant paying Rent and other monetary sums due under the Lease and performing its covenants and conditions, Tenant shall and may peaceably and quietly have, hold and enjoy the Leased
Premises for the term, subject, however, to the terms of the Lease and of any of the aforesaid deeds of trust described in the preceding subsection. 
 23.3 Attornment. In the event of foreclosure or the exercise of the power of sale under any deed of trust made by Landlord covering the Leased Premises, Tenant shall attorn to the purchaser upon any such
foreclosure or sale and recognize such purchaser as Landlord under this Lease, provided such purchaser expressly agrees in writing to be bound by the terms of this Lease. 
  

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 23.4 Estoppel Certificate. Tenant shall, within fifteen (15) days after receipt of a request
therefor from Landlord, execute, acknowledge and deliver to Landlord a statement in writing (a) 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 Monthly Base Rent and other charges (collectively, the “Rent”) are paid in advance, if any, and (b) acknowledging that there are not, to Tenant’s
knowledge, any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any arc claimed. Any such statement may be conclusively relied upon by a prospective purchaser or encumbrance of the Leased Premises. Tenant’s
failure to deliver such statement within such time shall be conclusive upon Tenant: (i) that this Lease is in full force and effect without modification except as may be represented by Landlord, (ii) that there are no uncured defaults in
Landlord’s performance, and (iii) that not more than one month’s Rent has been paid in advance. If Landlord desires to finance or refinance the Project or any part thereof, Tenant hereby agrees to deliver to any lender designated by
Landlord such financial statements of Tenant as may be reasonably required by such lender. 
 23.5 Transfer of Landlord’s
Interest. In the event of a sale or conveyance by Landlord of Landlord’s interest in the Leased Premises or the Project, other than a transfer for security purposes only, Landlord shall be relieved from and after the date such transfer is
legally effective, of all obligations and liabilities accruing thereafter on the part of Landlord, provided that any funds in the hands of Landlord at the time of transfer in which Tenant has an interest shall be delivered to the successor of
Landlord. This Lease shall not be affected by any such sale and Tenant agrees to attorn to the purchaser or assignee provided that all of Landlord’s obligations hereunder are assumed in writing by the transferee. 
 23.6 Captions. Attachments, Defined Terms. The captions of the Sections of this Lease are for convenience only and shall not be deemed to be
relevant in resolving any question of interpretation or construction of any section of this Lease. Exhibits attached hereto, and addenda and schedules initialed by the parties, are deemed by attachment to constitute part of this Lease and are
incorporated herein. The words “Landlord” and “Tenant”, as used herein, shall include the plural as well as the singular. Words used in neuter gender include the masculine and feminine and words in the masculine or feminine
gender include the neuter. If there be more than one Landlord or Tenant, the obligations hereunder imposed upon Landlord or Tenant shall be joint and several. If the Tenants are husband and wife, the obligations shall extend individually to their
sole and separate property, as well as to their community property. The term “Landlord” shall mean only the owner or owners at the time in question of the fee title to the Leased Premises. The obligations contained in this Lease to be
performed by Landlord shall be binding upon Landlord’s successors and assigns only during their respective periods of ownership. 
 23.7
Entire Agreement. This instrument along with any exhibits and attachments hereto constitutes the entire agreement between Landlord and Tenant relative to the Leased Premises and this Lease and the exhibits and attachments may be altered,
amended or revoked only by an instrument in writing signed by both Landlord and Tenant. Landlord and Tenant agree hereby that all prior to contemporaneous written or oral agreements between and among themselves and their agents and representatives
relative to leasing the Leased Premises are merged in or revoked by this Lease. 
 23.8 Severability. If any term or provision of this
Lease shall, to any extent, be determined by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Lease shall not be affected thereby, and each term and provision of this Lease shall be valid and be enforceable to
the fullest extent permitted by law. 
 23.9 Costs of Suit and/or Enforcement of Lease. If Tenant or Landlord shall bring any action
for any relief against the other, declaratory or otherwise, arising out of this Lease, including any suit by Landlord for the recovery of Rent or possession of the Leased Premises or the curing of any default, the losing party shall pay the
successful party a reasonable sum for attorneys’ fees and/or other costs of enforcement which shall be deemed to have accrued on the commencement of such action and shall be paid whether or not such action is prosecuted to judgment. Should
Landlord, without fault on Landlord’s part be made a party to any litigation instituted by Tenant or by any third party against Tenant, or by or against any person holding under or using the Leased Premises by license of Tenant, or for the
foreclosure of any lien for labor or materials furnished to or for Tenant or any such other person or otherwise arising out of or resulting from any act or transaction of Tenant or of any such other person, Tenant covenants to save and hold Landlord
harmless from any judgment rendered against Landlord or the Leased Premises or the Project, and all costs and expenses, including attorneys’ fees, incurred by Landlord in or in connection with such litigation. 
  

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 23.10 Time, Joint and Several Liability. Time is of the essence of this Lease and each and every
provision hereof. The conditions contained in this Lease to be performed by either party, if such party shall consist of more than one person or organization, shall be deemed to be joint and several, and all rights and remedies of the parties shall
be cumulative and non-exclusive of any other right or remedy at law or in equity. 
 23.11 Binding Effect; Choice of Law;
Jurisdiction. The parties hereto agree that all the provisions hereof are to be construed as both covenants and conditions as though the words imposing such covenants and conditions were used in each separate paragraph hereof; subject to any
provisions hereof restricting assignment or subletting by Tenant all of the provisions hereof shall bind and inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors, and assigns. This Lease shall be
governed by the laws of the State of California. 
 23.12 Waiver. No covenant, term, or condition or the breach thereof shall be
deemed waived, except by written consent of the party against whom the waiver is claimed and any waiver of the breach of any covenant, term, or condition shall not be deemed to be a waiver of any preceding or succeeding breach of the same or any
other covenant, term, or condition. Acceptance by Landlord of any performance by Tenant after the time the same shall have become due shall not constitute a waiver by Landlord of the breach or default of any covenant term or condition unless
otherwise expressly agreed to by Landlord of the breach or default of any covenant, term or condition unless otherwise expressly agreed to by such non-defaulting party in writing. Pursuit of any remedy shall not preclude pursuit of any other
remedies herein provided or any other remedies provided by law, such remedies being cumulative and non-exclusive, nor shall pursuit of any other remedy constitute a forfeiture or waiver of any Rent due to Landlord hereunder or of any damages
accruing to Landlord by reason of the violation of any of the terms, provisions and covenants herein contained. Landlord’s acceptance of the payment of Rent or other payments hereunder after the occurrence of an event of default shall not be
construed as a waiver of such default, unless Landlord so notifies Tenant in writing. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an event of default shall not be deemed or construed to constitute a waiver of
such default or of Landlord’s right to enforce any such remedies with respect to such default. 
 The parties agree that all actions or
proceedings arising out of or related to this Lease shall be tired and litigated only in the California state courts and the federal courts located in Alameda County, California. Tenant and Landlord hereby irrevocably submit to the jurisdiction of
the California state courts and the Federal District Court of the Northern District of California located in Oakland with respect to such actions or proceedings, and agrees that such courts constitute a proper venue for any such actions and
proceedings. 
 23.13 Surrender of Leased Premises. The voluntary or other surrender of Lease by Tenant, or a mutual cancellation
thereof, shall not work a merger and shall, at the option of the Landlord, terminate all or any existing subleases or subtenancies, or may, at the option of Landlord, operate as an assignment to Landlord of any or all such subleases or subtenancies.

 23.14 Holding Over. If Tenant remains in possession of all or any part of the Leased Premises after the expiration of the term
hereof, without the express or implied consent of Landlord, such tenancy shall be from month to month only and not a renewal hereof or an extension for any further term. In such case such month to month tenancy shall be subject to every other term,
covenant, and agreement contained herein except that the monthly Rent shall be at a rate equivalent to 125% of the monthly Rent paid by Tenant at the expiration of this Lease. In the event of such holding over, all options and rights of first
refusal, if any, granted under the terms of this Lease shall be deemed terminated and be of no further effect during said month to month tenancy. At any time during said month to month tenancy, either party may terminate this agreement by giving
thirty (30) days notice to the other party. Any such thirty (30) day notice by Tenant to Landlord must commence on the first day of each calendar month. 
 23.15 Signs. Tenant shall not place or permit to be placed in, upon or about the Leased Premises or the Project where visible from outside the Leased Premises or any part of any building within the Project, any
signs, notices, drapes, shutters, blinds, or displays of any type without the prior written consent of Landlord, which consent shall not be unreasonably withheld. 
 23.16 Reasonable Consent. Except as limited elsewhere in this Lease, wherever in this Lease Landlord or Tenant is required to give its consent or approval to any action on the part of the other, such consent or

  

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approval shall not be unreasonably withheld. In the event of failure to give any such consent, the other party shall be entitled to specific performance at
law and shall have such other remedies as are reserved to it under this Lease, but in no event shall Landlord or Tenant be responsible in monetary damages for failure to give consent unless said failure is withheld maliciously or in bad faith.

 23.17 Interest on Past Due Obligations. Except as expressly herein provided, any amount due to Landlord not paid when due shall
bear interest at the maximum rate permitted by law from the due date. Payment of such interest shall not excuse or cure any default by Tenant under this Lease. 
 23.18 Recording. Tenant shall not record this Lease without Landlord’s prior written consent, and such recordation shall, at the option of Landlord, constitute a non-curable default of Tenant hereunder.
Either party shall, upon request of the other, execute, acknowledge, and deliver to the other a short form memorandum of this Lease for recording purposes. 
 23.19 Notices. All notices or demands of any kind required or desired to be given by Landlord or Tenant hereunder shall be in writing and shall be deemed delivered: (1) when personally delivered, or
(2) forty-eight (48) after depositing the notice or demand by United States mail, first class, post prepaid, addressed to the Landlord or Tenant, respectively at the addresses set forth in the Summary above. 
 23.20 No Reservation. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for
lease; it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 
 23.21 Corporate
Authority. If Tenant is a corporation, each individual executing this Lease on behalf of said corporation represents and warrants that he/she is duly authorized to execute and deliver this Lease on behalf of said corporation in accordance with a
duly adopted resolution of the Board of Directors of said Corporation or in accordance with the Bylaws of said corporation, and that this Lease is binding upon said corporation in accordance with its terms. If Tenant is a corporation, Tenant shall,
within thirty (30) days after execution of this Lease, deliver to Landlord a certified copy of resolution of the Board of Directors of said corporation authorizing or ratifying the execution of this Lease. 
 23.22 Security Measures. Tenant hereby acknowledges that the Rent payable to Landlord hereunder does not include the cost of guard services or
other security measures, and that Landlord shall have no obligation whatsoever to provide same. Landlord has provided certain security devices (as appropriate to the Project) for the convenience of the tenants in the Project, as well as
tenants’ agents, employees, contractors, licensees, customers, or invitees. However, Landlord can make no guarantees of any nature with respect to the effectiveness of such measures in eliminating criminal acts. Tenant assumes all
responsibility for the protection of Tenant and Tenant’s agents, employees, contractors, licensees, customers, or invitees, and the property belonging to same, from acts of third parties, and indemnifies Landlord and holds Landlord harmless
therefrom. Tenant should install their own locks on their Leased Premises. 
 23.23 Pets. Without the prior written consent of
Landlord, Tenant shall allow no pets of any nature in the Leased Premises or the Project. Where such consent is contemplated, Landlord may require an additional security deposit or additional Rent as a condition for Tenant having pets. 

23.24 Rules and Regulations. The Rules and Regulations attached hereto as Exhibit C are hereby incorporated into the terms of the Lease.
Tenant agrees to abide by such Rules and Regulations. Landlord may from time to time alter or amend such Rules and Regulations, in its reasonable discretion, for the common benefit of the Tenants and the Project. 
 23.25 No Partnership. It is expressly understood that Landlord does not, in any way or for any purpose, become a partner of Tenant in the conduct
of its business, or otherwise, or joint venturer or a member of a joint enterprise with Tenant. 
 23.26 No Construction Against
Preparer. This Lease has been prepared by Landlord and its professional advisors and reviewed by Tenant and its professional advisors. Landlord, Tenant, and their separate advisors believe that this Lease is the product of all of their efforts,
that it expresses their agreement, and that it should not be interpreted in favor of either Landlord or Tenant or against either Landlord or Tenant merely because of their efforts in preparing it. 
  

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 23.27 Waiver of Jury Trial. Landlord and Tenant hereby waive their respective rights to trial by
jury of any cause of action, claim, counter-claim or cross complaint in any action, proceeding or hearing brought by either Landlord against Tenant, or Tenant against Landlord on any matter whatsoever arising out of, or in any connection with, this
Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Leased Premises, or any claim of injury or damage, or the enforcement of any remedy under any law, statute or regulation, emergency or otherwise now or hereinafter
in effect. 
 23.28 Title 24. Tenant agrees and understand that, except as otherwise provided in this Lease, any required
construction, modification, or improvement to the Leased Premises that may be necessary or appropriate from time to time in order to comply with the State of California Title 24. shall be the sole responsibility of the Tenant and Tenant shall hold
Landlord harmless from and against any costs, expenses or obligations (including attorneys fees) incurred in connection therewith. 
 23.29
City of Berkeley Trip Reduction Measures; First Source. Tenant hereby agrees to comply with all City of Berkeley employer traffic mitigation requirements. Landlord encourages Tenant to execute a First Source Agreement with the City of
Berkeley. This agreement will assist Tenant in locating prospective contractors and employees. 
 23.30 Discrimination. Tenant herein
covenants, by and for himself or herself, his or her heirs, executors, administrators, and assigns, and all persons claiming under or through him or her. and this Lease is made and accepted upon and subject to the following conditions: 

(a) That there shall be no discrimination against or segregation of any person or group of persons, on account of race, color, creed, religion, sex,
marital status, national origin, or ancestry, in the leasing, subleasing, transferring, use, occupancy, tenure, or enjoyment of the Leased Premises herein leased nor shall the Tenant, or any person claiming under or through him or her, establish or
permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use, or occupancy, of tenants, lessees, sublessees, subtenants, or vendees in the Leased Premises herein leased. 
 (b) The foregoing provision shall be binding upon and obligate Tenant and its transferees. 
 23.3 1 Approval of Landlord. This Lease is contingent upon final approval by Landlord, evidenced by Landlord’s signature below. No rights or
obligations shall be created hereunder until a fully executed counterpart of this Lease has been delivered to Tenant. 
 TO INDUCE
LANDLORD TO EXECUTE THIS LEASE, THE INDIVIDUAL(S) SIGNING BELOW ON BEHALF OF THE TENANT PERSONALLY GUARANTEE(S) ALL OBLIGATIONS OF THIS LEASE AND AGREE(S) THAT NO ACTION AGAINST THE TENANT SHALL BE NECESSARY, OTHER THAN A DEMAND FOR PAYMENT BEFORE
COLLECTION FROM THE GUARANTOR(S) MAY DESIGN . GUARANTOR(S) AGREE(S) TO PAY ANY AND ALL COSTS OF SUIT , INCLUDING ATTORNEYS’ FEES, TO ENFORCE THIS GUARANTEE. 
 In Witness Whereof, Landlord and Tenant have executed this Lease as of the date first above written. 
  

					
	LANDLORD:	 	TENANT:
		
	 Temescal, L.P.,
 a California limited
partnership
	 	 Powerlight Corporation, a
                    
 corporation

			
	By:	  	Libitzky Development Corp.	 	
	Its:	  	General Partner	 	

  

 26 

							
	By:	  	 /s/ Moses S. Libitzky
	 	By:	 	 /s/ Thomas Dinwoodie

		  	Moses S. Libitzky, President	 		 	
	Date:	  	6/8/99	 	Date:	 	6/8/99
			
	 Contra Costa Industrial Park, Ltd.,
 a
California limited partnership
	 		 	
				
	By:	  	Ziegler Development Corp.	 		 	
	Its:	  	General Partner	 		 	

  

			
	By:	 	 /s/ Michael Ziegler

		 	Michael Ziegler, President
	Date:	 	6/8/99

 LANDLORD THROUGH THEIR AGENTS AND/OR EMPLOYEES MAKES NO REPRESENTATIONS OR RECOMMENDATIONS WITH RESPECT TO THE
LEGAL SUFFICIENCY OR TAX OR LEGAL EFFECT OF THIS LEASE. THIS DOCUMENT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY WITH WHOM YOU SHOULD CONSULT TO SEE THAT YOUR RIGHTS ARE ADEQUATELY PROTECTED. 
  

 27 

 Exhibit A 
 Site plan of premises (§1) 
 See Attached Exhibit A-l 
 Additional Parking. 
 Landlord shall provide Tenant
with one 36 x 8 designated parking space located in the parking area adjacent to Berkeley Mills for the storage by Tenant of a loading ramp actively used in its operations. 
 Use of Roof for Solar Panel Testing. 
 Tenant shall have the right to access and use the roof above
the Leased Premises for the purpose of establishing a testing location for solar panels. Tenant shall advise Landlord in writing, in advance, at such time as Tenant first intends to use the roof. Tenant shall be responsible for the maintenance and
care of the roof during the term of this Lease if Tenant elects to use the roof as described above. 
  

 28 

 Exhibit B 
 Construction to be performed by Landlord (§4) 
 Landlord shall: (a) Seal off top of front
of building with clear paneling or other solution to secure space while allowing natural light; (b) provide panels or other solution to allow natural light down the North sidewall at top of space, (but only if the cost to perform (a) and
(b) do not exceed $5,000; if the cost will exceed $5,000, then, either (X) Tenant may elect to pay for the difference, in advance of the performance of the construction or (Y) the construction will not be required); (c) make sure
that all roll up and swing doors to space are in good working order and secure; and (d) deliver Leased Premises broom clean and will bar access by birds. 
 Construction that may be performed by Tenant (§4) 
 Tenant at Tenants sole cost and expense
shall have the right, subject to Article 11 of the Lease, to (a) install a roll up door along the right hand side of the unit accessing the loading area in the side alley; (b) build 4,800 sq. ft. of offices. 
  

 29 

 Exhibit C 
 Rules and Regulations 
  

	1.	No signs or lettering shall be painted, installed, affixed, or inscribed to the exterior of the Project without prior written consent of Landlord as defined in the Lease, which
consent shall not be unreasonably withheld. 

  

	2.	The sidewalks, fire lanes, driveways, traffic corridors, halls, passages, exits, entrances, elevators and stairways shall not be obstructed by Tenant or used by them for any purpose
other than for ingress and egress from the Leased Premises. 

  

	3.	The toilet rooms, urinals, wash bowls, and other apparatus shall not be used for any other purpose than that for which they were constructed and no foreign substances of any kind
whatsoever shall be thrown therein and the expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who or whose employees or invitees shall have caused it. 

  

	4.	No cooking shall be done or permitted by Tenant on the Leased Premises, nor shall the Leased Premises be used for washing clothes, for lodging or for improper objectionable or
immoral purpose. Microwave ovens and coffee machines in employee kitchen shall be permitted. 

  

	5.	Tenant shall not use, keep, or discard or the Leased Premises, or Project, any kerosene, gasoline, flammable or combustible fluid or material, unless previous written consent is
given by Landlord, and materials are stored in a manner consistent with all applicable laws and are stored in rooms or containers consistent with all code requirement. 

  

	6.	Landlord will direct electricians as to where and how telephone and other communication cabling, in use now or in the future, be introduced to the Leased Premises. No boring or
cutting of wires will be allowed without prior consent of Landlord. The location of telephones, call boxes and other office equipment affixed to the Leased Premises shall be subject to the prior approval of Landlord, such approval not to be
unreasonably withheld. 

  

 30 

	7.	Landlord reserves the right to exclude or expel from the Leased Premises or Project any person who, in the sole judgement of Landlord, is intoxicated or under the influence of
liquor or drugs, or who shall in any manner do any act in violation of the any of the herein rules and regulations. 

  

	8.	No vending machines or machines of any description shall be installed, maintained or operated upon the Leased Premises or Project without the prior written consent of Landlord.

  

	9.	With the prior written consent of Landlord, Tenant shall not use the name of the building in connection with or in promoting or advertising the business of Tenant except at
Tenant’s address. 

  

 31 

 Exhibit D 
 CONDITION, MAINTENANCE AND REPAIR OF CRANES 
 This Exhibit sets forth the rights and responsibilities
of Landlord and Tenant in connection with the condition, maintenance and repair of each crane (each, respectively, a “Crane”) located within the Leased Premises and leased to Tenant pursuant to this Lease. To the extent that the provisions
of this Exhibit are inconsistent with the provisions of the Lease, this Exhibit supersedes the Lease. 
  

	A.	Election by Tenant to Use Crane. 

 As of the
Commencement Date, no crane shall be used by Tenant. If Tenant thereafter desires to use the crane at the Leased Premises, Tenant shall provide written notice (the “Election to Use Crane”) no less than thirty (30) days prior to such
use and shall, thereafter, be subject to the provisions of this Exhibit. 
 1. Base Level Condition of Cranes. 
 Within twenty (20) days of Landlord’s receipt of the Election to Use Crane, Landlord shall arrange for a crane inspection report to be
prepared, which report shall be attached to this Exhibit ( a “Crane Report”). Except as to any permanent damage condition which does not interfere with the safety or operation of the Crane as may be noted in the Crane Report, Tenant
acknowledges and agrees that Tenant has inspected each Crane and each is accepted by Tenant in good and working order, condition and repair (the “Base Level Condition”). Any repair or maintenance required or recommended by a Crane Report,
or otherwise required to place or maintain the Cranes in Base Level Condition, shall be the responsibility of Tenant under Section 2, below. Neither Landlord nor any agent on behalf of Landlord has made or is authorized to make any
representation or warranty with respect to (i) the condition of any Crane, (ii) the suitability of any Crane for use in Tenant’s business, or (iii) the compliance or noncompliance of any Crane with any federal, state or local
laws or regulations, including but not limited to Cal-OSHA standards for crane operations. Not later than five (5) days following Tenant’s receipt of the Crane Report. Tenant may, at its discretion, withdraw its Election to Use Crane, in
which event the Crane shall be locked and shall not be used by Tenant and no subsequent Election to Use Crane may be made by Tenant. If Tenant does not elect to withdraw its Election to Use Crane, then Tenant shall be deemed to accept the Crane
Report as described and under the conditions set forth above, and all of the provisions of this Exhibit shall thereupon govern the rights and responsibilities of Landlord and Tenant concerning the Crane. 
 2. Tenant’s Maintenance and Repair Obligations. 
 Tenant, at its sole cost and expense, shall keep and maintain each Crane in good order, condition and repair during the term of the Lease. 
 (a) Inspections. Tenant shall cause, at Tenant’s expense, each Crane to be inspected regularly, but no less frequently than once every
ninety (90) days (the “Inspection”), by a State licensed Crane servicing company designated in advance by Landlord (the “Servicing Company”). Landlord hereby designates WPH Crane Services as the initial Servicing Company.
Landlord may designate in writing, at its sole discretion, other Crane servicing companies in lieu of WPH Crane Services or in addition to said company. Tenant shall make each Crane readily available for such Inspections, however Landlord and/or
Servicing Company shall make every effort not to unreasonably interfere with Tenant’s use of the Crane and shall provide reasonable advance notice of such Inspection. The Inspection shall include a written report by the Servicing Company and,
at a minimum, shall cover those items as set forth on the sample service report form as set forth at Section 5 of this Exhibit (the “Sample Report”), including but not limited to the following: 
 (i) Bridge Complete Inspection. Brakes, gear boxes, drive shafts, tag lines, bridge motor(s), end trucks, wheels, bridge girders and controls;

 (ii) Hoist. Motor brakes, load cables, sheaves, trolley wheels, gear box, trolley, trolley and hoist frame, and load brake to be
checked under load; 
 (iii) Runway System. Rails, beams, bolts, runway buss bar and brackets, end stops and collectors; 

 

 34 

 (iv) Monorails Inspection and Service. Hoist: Motor brakes, load cable, sheaves, trolley wheels,
gear box, trolley, trolley and hoist frame, and load brake to be checked under load. Monorails Beam and suspension brackets and bolts. 
 (v) Jib Cranes. Hoist: Motor brakes, load cable, sheaves, trolley wheels, gear box, trolley, trolley and hoist frame, and load brake to be checked under load. Jib crane anchor bolts; wall or floor, hood assembly, column and boom, end
stop and tag line. 
 Landlord shall instruct each Servicing Company performing an Inspection to (i) prepare a written report which
includes, at a minimum, a report in substantially the form as the Sample Report and (ii) provide a copy of each written report directly to Landlord and to Tenant. 
 (b) Overhead Hoist and Crane Preventive Maintenance. 
 Tenant shall regularly, but no less frequently
than the earlier of (i) once every ninety (90) days or (ii) every 750 operating hours, cause the following Preventive Maintenance to be accomplished for overhead hoist and cranes: 
  

	 	(i)	Lubricate all machine components according to manufacturer’s specifications; 

  

	 	(ii)	Inspect all oil reservoir levels and add oil as required; 

  

	 	(iii)	Inspect cables, hook, sheaves and drums for proper conditions and operation and lubricate as required; 

  

	 	(iv)	Inspect hoist and trolley frames, catwalks and handrails for loose bolts and defective parts; 

  

	 	(v)	Open all control panels and check all contactors for proper operation; 

  

	 	(vi)	Inspect limit switches for proper operation and adjust if necessary; 

  

	 	(vii)	Inspect all motors and motor couplings for wear and proper operation; 

  

	 	(viii)	Inspect safety switches for proper operation; 

  

	 	(ix)	Inspect all end stops, sweeps and bumpers; 

  

	 	(x)	Check to sec that all steps are working properly on variable speed cranes (push button and contactors) and on other variable speed cranes, inspect all control buttons for proper
condition and operation; inspect all crane motions for smoothness of travel; 

  

	 	(xi)	Inspect for any oil leaks (and report same); 

  

	 	(xii)	Inspect all motor brakes and adjust as required. Test all brakes for possible need of replacement of brake linings or brake shoes; 

  

	 	(xiii)	Check all collector shoes, brushes or wheels for possible need of replacement; and 

  

	 	(xiv)	Any other service, maintenance or inspection as may be required by any Federal, State or local laws or regulations. 

 Tenant shall at all times cause each Crane to meet all requirements for Cal-OSHA certifications, including inspection, testing, maintenance, service,
repair and recordkeeping, and shall maintain and keep current any and all certificates (the “Certificates”) required for Crane operation. Tenant shall assure that all Cal-OSHA inspections, including but not limited to (i) annual
inspections on any Crane exceeding a 3-ton capacity, and (ii) a load test, currently required once every four (4) years on any Crane exceeding a 3-ton capacity, are timely undertaken. 
 (c) Repairs and Maintenance. Tenant shall, no later than forty-five (45) days after the date on which a written report of any Inspection is
made by a Servicing Company or a written report of any inspection in connection with the issuance or renewal of any Certificate (a “Certificate Inspection”), cause, at its sole cost and expense, all repairs (including but not limited to
procuring and installing parts) and maintenance as shown on such report to be made. Repairs which require any third party to perform services shall be performed by a Servicing Company approved in advance by Landlord. Each repair made and maintenance
undertaken by Tenant or caused by Tenant to be performed shall be documented in writing, and, in the event such repair or maintenance 

  

 33 

 
was recommended or required pursuant to an Inspection or Certificate Inspection, a copy of such written documentation shall be delivered to Landlord within
three (3) days of completion of such repair or maintenance. Tenant shall make available, upon reasonable notice and request by Landlord, all maintenance and repair records for Landlord’s inspection. Unless requested by Landlord, Tenant
does not need to deliver to Landlord a copy of written documentation reflecting the performance of regular preventive maintenance. 
 3.
Tenant’s Default. The failure by Tenant to observe or perform any of the obligations set forth in this Exhibit, including but not limited to Tenant’s obligation to provide and deliver reports to Landlord within the time frames set
forth herein, shall constitute a material breach of the Lease, and Landlord shall have, in addition to the remedies set forth herein, all of those remedies as set forth in the Lease. 
 In addition to all other remedies, Landlord may. in the event of breach by Tenant, elect to (i) retain, in Tenant’s name, on Tenant’s
behalf (which authority Tenant hereby expressly grants to Landlord), and for Tenant’s account a Servicing Company for purposes of accomplishing any Inspection and/or repair and/or maintenance reasonably deemed necessary by such Servicing
Company or reasonably required to place a Crane in Base Level Condition, (ii) disable and/or remove from service to the Leased Premises any Crane which Tenant has failed to inspect, repair or maintain in accordance with this Exhibit, and/or
(iii) undertake any activity set forth in (i), above, at Landlord’s expense, and thereupon apply Tenant’s Security Deposit to any such expenses and/or demand the repayment of such sums (to the extent not then available from
Tenant’s Security Deposit) from Tenant, which sums shall be considered Additional Rent. 
 4. Condition of Cranes Upon Lease
Termination. Upon the termination of the Lease and within no more than five (5) days before vacating the Leased Premises, Tenant shall cause an Inspection to be performed by a Servicing Company and shall, prior to vacating the Leased
Premises, cause all then outstanding repairs and maintenance to be performed. Tenant shall return possession of each Crane to Landlord in equal or better working order, condition and repair than the Base Level Condition. 
 5. Sample Report/Crane Report. The immediately following page of this Exhibit is a Sample Report, as defined above. Following such Sample Report
is/are the Crane Report(s) referenced in Section 1 of this Exhibit. 
  

 34 

 Sample Report 
  

 35 

 AMENDMENT NO. 1 
 TO 
 INDUSTRIAL LEASE 
 This Amendment No. 1 to Industrial Lease (this “Amendment No. 1”) is entered into as of November 6, 2000, by and between Temescal, L.P., a California limited partnership and Contra Costa
Industrial Park, Ltd., a California limited partnership (collectively “Landlord”) and Powerlight Corporation, a California corporation (“Tenant”) and amends that certain Industrial Lease, dated as of May 12, 1999 (inclusive
of that certain “Lease Addendum Temescal—Powerlight Corporation” executed June 8, 1997) [Typo] (the “Lease”). All capitalized terms used herein and not otherwise defined herein shall have the meanings ascribed to them
in the Lease. 
 RECITAL 
 Landlord and Tenant desire to amend the Lease to (a) permit Tenant to access and use a portion of the roof over the adjoining building located at 775 Heinz Street, Berkeley (the “775 Heinz Roof) for the purpose of establishing a
testing location for solar panels (b) add the sum of $150 per month to the Monthly Base Rent, effective as of November 1, 2000, and to further modify the Lease as set forth herein. 
 AGREEMENT 
 For good and valuable consideration, the receipt and adequacy of which are
hereby acknowledged, the parties hereby agree that the Lease shall be amended as follows: 
 1. Access and Use of 775 Heinz Street
Roof. 
 Tenant shall have the right, for the Term of the Lease, to access and use the 775 Heinz Roof for the purposes of establishing and
maintaining a testing location for solar panels (the “Solar Panels”). The Solar Panels shall cover approximately 50% of the 775 Heinz Roof, in the configuration as generally depicted on Exhibit A attached hereto. Tenant shall be
responsible for the maintenance and care of the 775 Heinz Roof during the term of the Lease. If requested by Landlord, in order to accommodate future equipment (including, without limitation, telecommunications equipment) that may be placed on the
775 Heinz Roof, Tenant will reconfigure the Solar Panels. In addition to but subject to this Amendment No. 1, for purposes of Sections 3, 7(b) – (g), 9(d) – (e), 11, 12, 13, 14, 15, 16, 17, 18, 20, 21 (as modified by the Lease
Addendum) and 23 (as modified by the Lease Addendum) of the Lease, the term “Leased Premises” shall be deemed to include the 775 Heinz Roof. Tenant shall not have the right to sublet all or any portion of the 775 Heinz Roof. 
 All access to the 775 Heinz Roof by Tenant shall be exclusively via the roof on the building at 815 Heinz Street, over that point identified as the
“Access Point” on Exhibit A. Under no circumstances shall Tenant use, access, enter onto or cross over 

 
(regardless of whether such is considered temporary, emergency or permanent and regardless of the reason for such use, access, entry or crossing) any roof
except the 775 Heinz Roof and the 815 Heinz Roof and for the uses described herein or make such access in the absence of providing the notice as required below (collectively and severally, a “Prohibited Access”). Any such Prohibited
Access, and/or any breach of any term of this Amendment, shall be grounds for the Landlord to declare Tenant in material default and breach of the Lease and, in addition to any other remedies available to Landlord, Landlord may thereupon elect
(without otherwise terminating the Lease), upon thirty (30) days written notice to Tenant, to revoke and terminate Tenant’s right to access and use the 775 Heinz Roof and/or the 815 Heinz Roof. 
 Tenant acknowledges that minimizing foot and any other traffic on the roofs is desirable to avoid damage and/or accelerate or create undue wear and tear
to the roofs. Tenant represents that the installation of the Solar Panels shall take no more than five (5) consecutive days from commencement to completion of such installation. Tenant shall, not later than thirty (30) days following
completion of such installation, install a remote camera (such as a webcam) to permit viewing of the Solar Panels without the need to physically access the roofs. 
 Tenant shall provide at least two (2) business days’ advance written notice to Landlord prior to accessing the 775 Heinz Roof or the 815 Heinz Roof. Each such notice shall be written and shall be transmitted
by facsimile to the Landlord at (510) 652-0588 and to the property manager designated by Landlord (Mark Scheberies/The Merle Hall Company, at 925-933-4150) and shall described the reason for the access, the duration of such access and shall
identify the persons who will be making such access. It is the intention of this provision that Tenant shall not be required to provide a written notice for each of multiple accesses made within a reasonably short period of time (for example,
multiple access on the same day related to a maintenance inspection, and/or, repair); it is, however, the intention of this provision to require Tenant to provide multiple and separate written notices for multiple access that occurs over the period
of days or weeks or more. 
 2. Rent. 
 The Monthly Base Rent shall, effective as of November 1, 2000 be increased by the amount of One Hundred and Fifty Dollars ($150.00). 
 3. Paragraph 2.5 of the Lease and Paragraph 1 of the Lease Addendum are hereby deleted, in their entirety and shall be of no further force or effect. 
 4. Except as set forth above, all other terms and provisions of the Lease shall remain in full force and effect. 
 [signature page continues] 
  

 2 

 IN WITNESS WHEREOF, the parties have executed this Amendment No. 1 effective as of the date first above
written. 
  

									
	LANDLORD:	 	TENANT:
		
	Temescal, L.P., a California limited partnership	 	Powerlight Corporation, a California corporation
				
	By:	 	Libitzky Holdings, LP, a California	 		 	
		 	limited partnership, its general partner	 		 	 /s/ Daniel Shugar

		 		 		 	By:	 	 Daniel Shugar,
 Vice-President

					
		 	By:	 	Libitzky Development	 		 	
		 		 	Corporation, a California corporation, its general partner	 		 	
					
		 	By:	 	 /s/ Moses S. Libitzky
	 		 	
		 		 	Moses S. Libitzky,	 		 	
		 		 	President	 		 	
			
	Contra Costa Industrial Park, Ltd., a California limited partnership	 		 	
				
	By:	 	Ziegler Development Corp., its	 		 	
		 	general partner	 		 	
					
		 	By:	 	 /s/ Michael Ziegler
	 		 	
		 		 	Michael Ziegler,	 		 	
		 		 	President	 		 	

  

 3 

 Exhibit A 
 775 Heinz Street Roof/Access Point 
 

 
  

 4 

 

 
 TEMESCAL BUSINESS CENTER 745 HEINZ 765 HEINZ 2810 7TH 815 HEINZ 775 HEINZ 2818 7TH 2820 7TH 2824 7TH
2846 7TH 813 HEINZ 809 HEINZ (2ND FL) 793 HEINZ 2828 7TH (2ND FL) 2830 7TH 2848 7TH 829 HEINZ 2840 7TH 2850 7TH PARKING ENTRANCE/EXIT PARKING ENTRANCE/EXIT 7TH STREET PARKING ENTRANCE/EXIT HEINZ STREET 

 LEASE ADDENDUM 
 TEMESCAL – POWERLIGHT CORPORATION 
  

	1.	Section 2.5(b) - Option to Extend. Monthly Base Rent during Option Period to be adjusted annually by cpi, with a minimum of 102% of Monthly Base Rent, and a
maximum of 106% of Monthly Base Rent. 

  

	2.	Section 23.31 - Approval of Landlord. The guaranty language to be deleted. 

  

  

	3.	Section 5.1 - Rent. Monthly rent payment due on the first of each month, with 10 day grace period. 

  

	4.	Section 9 - Operating Expenses. 

  

	 	a)	In the absence of a cap on operating expense pass throughs, 

  

	 	i)	Subparagraph (b) should be revised to delete the requirement that Tenant pay for any uninsured loss. 

  

	 	ii)	insert “reasonable” management fees . . . 

  

	5.	Section 21.2(d) - Late Charge. The late charge should only apply after Tenant’s 10 day grace period. 

  

	6.	Exhibit A. 

  

	 	a)	2 dumpsters in locations to be mutually agreed. 

  

	7.	Exhibit B. 

  

	 	a)	Landlord and Tenant to agree on a scope of work not to exceed $5,000. 

  

	 	b)	Given condition of Premises with respect to bird droppings, replace “broomclean” with “powerwash, or equivalent”. 

 The undersigned agree to the above changes (as edited and initialed) to the Industrial Lease signed June 8, 1999 between Temescal, L.P. as Landlord and PowerLight
Corporation as Tenant, and hereby instruct their attorneys to implement said changes for a revised lease which incorporates this Lease Addendum. In consideration of the foregoing, Tenant furnishes a check in the amount of $18,090.90 (for Security
Deposit plus first month’s rent) and Landlord agrees upon this day to give 30 days notice to vacate to the current Tenant at 815 Heinz. 
  

					
	 /s/ TLD
	 		 	 /s/ MZ

	INITIALS (Tenant)	 		 	INITIALS (Landlord)
			
	Date: 6/8/99	 		 	Date: 6/8/99

  

 1 of 1 

 Amendment to Lease Agreement 
 Dated: January 22, 2004 
 That certain lease agreement dated May 12, 1999 by and
between Temescal, L.P. a California Limited Partnership, and Contra Costa Industrial Park, Ltd., a California Limited Partnership, hereinafter known as “Landlord”, and Powerlight Corporation, a California Corporation, hereinafter known as
“Tenant”, and concerning the premises commonly known as 815 Heinz Avenue, Berkeley, California, is hereby amended as follows: 
  

	1)	The Lease Term shall be extended to June 30, 2009. 

  

	2)	Effective July 1, 2004 Tenant’s Base Rent shall be $8,474.16 per month. 

  

	3)	Tenant accepts the Premises in its as-is condition. 

  

	4)	All other terms and conditions of the Lease, as amended, remain in full force and effect 

  

									
	LANDLORD	 	TENANT
		
	Temescal, L.P. & Contra Costa Industrial Park, Ltd.	 	Powerlight Corporation, a California Corporation.
				
	By:	 	Hall Equities Group	 		 	
		 	As Authorized Agent for Owner	 	By:	 	 /s/ Thomas Dinwoodie

					
		 	By:	 	 /s/ Michael Ziegler
	 	Date:	 	4/7/04
					
		 	It’s:	 	  
	 		 	
					
		 	Date:

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