Document:

Lease Agreement (related to the Nathan Lane Building)

 Exhibit 10.3 
 NET LEASE 
 (Build-to-Suit) 
 OPUS NORTHWEST, L.L.C. 
 Landlord 
 and 
 COMPUTER NETWORK TECHNOLOGY
CORPORATION 
 Tenant 
 Dated: 
 September 30, 1998 

 TABLE OF CONTENTS 
  

			
	 ARTICLE I TERM OF LEASE
	  	2
		
	 Section 1.1 Term of Lease.
	  	2
		
	 Section 1.2 Option to Renew.
	  	3
		
	 ARTICLE II CONSTRUCTION OF IMPROVEMENTS
	  	3
		
	 Section 2.1 Landlord’s Improvements.
	  	3
		
	 Section 2.2 Tenant Improvements.
	  	5
		
	 Section 2.3 Excused Delay.
	  	8
		
	 Section 2.4 Possession of Demised Premises.
	  	8
		
	 Section 2.5 Substantial Completion.
	  	9
		
	 Section 2.6 Tenant’s Acceptance of Demised Premises.
	  	9
		
	 Section 2.7 Repair and Maintenance.
	  	10
		
	 Section 2.8 Construction Guaranty.
	  	10
		
	 Section 2.9 Resolution of Construction-Related Disputes.
	  	11
		
	 Section 2.10 Millennium Compliant.
	  	12
		
	 Section 2.11 Liquidated Damages.
	  	12
		
	 ARTICLE III BASIC RENT
	  	13
		
	 Section 3.1 Basic Rent.
	  	13
		
	 Section 3.1A Determination of Basic Rent.
	  	13
		
	 Section 3.1B Rental Abatement.
	  	14
		
	 Section 3.2 Basic Rent Adjustments.
	  	14
		
	 Section 3.3 Additional Rent.
	  	16
		
	 Section 3.4 Delinquent Payments.
	  	17
		
	 Section 3.5 Independent Obligations.
	  	18
		
	 ARTICLE IV USE OF DEMISED PREMISES
	  	19
		
	 Section 4.1 Permitted Use.
	  	19
		
	 Section 4.2 Preservation of Demised Premises.
	  	19
		
	 Section 4.3 Acceptance of Demised Premises.
	  	19
		
	 ARTICLE V PAYMENT OF TAXES AND ASSESSMENTS
	  	20
		
	 Section 5.1 Payment of Impositions.
	  	20
		
	 Section 5.2 Tenant’s Right to Contest Impositions.
	  	21
		
	 Section 5.3 Levies and Other Taxes.
	  	22

  

 ii 

			
	 Section 5.4 Evidence of Payment.
	  	23
		
	 Section 5.5 Escrow for Taxes and Assessments.
	  	23
		
	 Section 5.6 Landlord’s Right to Contest Impositions
	  	24
		
	 ARTICLE VI INSURANCE
	  	24
		
	 Section 6.1 Tenant’s Casualty Insurance Obligations.
	  	24
		
	 Section 6.2 Tenant’s Liability and Other Insurance Coverage.
	  	25
		
	 Section 6.3 Insurance Provisions.
	  	26
		
	 Section 6.4 Waiver of Subrogation.
	  	26
		
	 Section 6.5 Tenant’s Personal Property Insurance.
	  	26
		
	 Section 6.6 Unearned Premiums.
	  	27
		
	 Section 6.7 Blanket Insurance Coverage.
	  	27
		
	 Section 6.8 Failure of Tenant to Insure.
	  	27
		
	 ARTICLE VII UTILITIES
	  	28
		
	 Section 7.1 Payment of Utilities.
	  	28
		
	 Section 7.2 Additional Charges.
	  	28
		
	 ARTICLE VIII REPAIRS
	  	28
		
	 Section 8.1 Tenant’s Repairs.
	  	28
		
	 Section 8.2 Maintenance.
	  	29
		
	 Section 8.3 Tenant’s Waiver of Claims Against Landlord.
	  	30
		
	 Section 8.4 Prohibition Against Waste.
	  	31
		
	 Section 8.5 Landlord’s Right to Effect Repairs.
	  	31
		
	 Section 8.6 Misuse or Neglect.
	  	31
		
	 Section 8.7 Landlord Repairs.
	  	31
		
	 ARTICLE IX COMPLIANCE WITH LAWS AND ORDINANCES
	  	32
		
	 Section 9.1 Compliance with Laws and Ordinances.
	  	32
		
	 Section 9.2 Compliance with Permitted Encumbrances.
	  	32
		
	 Section 9.3 Tenant’s Obligations.
	  	32
		
	 Section 9.4 Tenant’s Right to Contest Laws and Ordinances.
	  	33
		
	 Section 9.5 Compliance with Hazardous Materials Laws.
	  	33
		
	 Section 9.6 Hazardous Material Representation by Landlord.
	  	35
		
	 Section 9.7 Cost of Compliance with Hazardous Materials Laws.
	  	36
		
	 Section 9.8 Discovery of Hazardous Materials.
	  	36
		
	 Section 9.9 Indemnification.
	  	36

  

 iii 

			
	 Section 9.10 Environmental Audits.
	  	37
		
	 Section 9.11 Acts or Omissions Regarding Hazardous Materials.
	  	37
		
	 Section 9.12 ADA Requirements.
	  	37
		
	 Section 9.13 Survival.
	  	38
		
	 ARTICLE X MECHANIC’S LIENS AND OTHER LIENS
	  	38
		
	 Section 10.1 Freedom from Liens.
	  	38
		
	 Section 10.2 Landlord’s Indemnification.
	  	39
		
	 Section 10.3 Removal of Liens.
	  	39
		
	 ARTICLE XI INTENT OF PARTIES
	  	40
		
	 Section 11.1 Net Lease.
	  	40
		
	 Section 11.2 Entry by Landlord.
	  	40
		
	 Section 11.3 Interest on Unpaid Amounts.
	  	41
		
	 ARTICLE XII DEFAULTS OF TENANT 
	  	42
		
	 Section 12.1 Event of Default.
	  	42
		
	 Section 12.2 Remain Out of Possession.
	  	43
		
	 Section 12.3 Repossession Following Default.
	  	44
		
	 Section 12.3A Right to Re-enter.
	  	44
		
	 Section 12.3B Termination of Lease.
	  	44
		
	 Section 12.4 Performance of Tenant Obligations.
	  	44
		
	 Section 12.5 Surrender of Demised Premises.
	  	45
		
	 Section 12.6 Reletting by Landlord.
	  	45
		
	 Section 12.7 Survival of Tenant’s Obligations.
	  	45
		
	 Section 12.7A Rent During Repossession and Re-letting.
	  	45
		
	 Section 12.8 Expiration and Termination Damages.
	  	46
		
	 Section 12.9 No Waiver.
	  	47
		
	 Section 12.10 Cumulative Remedies.
	  	47
		
	 Section 12.11 Waiver by Tenant.
	  	48
		
	 ARTICLE XIII DESTRUCTION AND RESTORATION
	  	48
		
	 Section 13.1 Tenantable Within 180 Days.
	  	48
		
	 Section 13.2 Not Tenantable Within 270 Days.
	  	49
		
	 Section 13.3 Demised Premises Substantially Damaged.
	  	49
		
	 Section 13.4 Insufficient Proceeds.
	  	50
		
	 Section 13.5 Landlord’s Repair Obligations.
	  	50

  

 iv 

			
	 Section 13.6 Rent Apportionment.
	  	50
		
	 ARTICLE XIV CONDEMNATION
	  	51
		
	 Section 14.1 Condemnation of Entire Demised Premises.
	  	51
		
	 Section 14.2 Partial Condemnation/Termination of Lease.
	  	51
		
	 Section 14.3 Partial Condemnation/Continuation of Lease.
	  	52
		
	 Section 14.4 Continuance of Obligations.
	  	53
		
	 Section 14.5 Adjustment of Rent.
	  	53
		
	 ARTICLE XV ASSIGNMENT AND SUBLETTING
	  	53
		
	 Section 15.1 Restriction on Transfer.
	  	53
		
	 Section 15.2 Sublease Requirements.
	  	54
		
	 Section 15.3 Sublessee Maintenance Requirements.
	  	54
		
	 Section 15.4 Restriction From Further Assignment.
	  	55
		
	 Section 15.5 Tenant’s Failure to Comply.
	  	55
		
	 Section 15.6 Acquisition of Tenant.
	  	55
		
	 ARTICLE XVI SUBORDINATION, NONDISTURBANCE, NOTICE TO MORTGAGEE AND ATTORNMENT
	  	56
		
	 Section 16.1 Subordination by Tenant.
	  	56
		
	 Section 16.2 Landlord’s Default.
	  	56
		
	 Section 16.3 Attornment.
	  	57
		
	 ARTICLE XVII SIGNS
	  	58
		
	 Section 17.1 Tenant’s Signs.
	  	58
		
	 ARTICLE XVIII REPORTS BY TENANT
	  	58
		
	 Section 18.1 Annual Statements.
	  	58
		
	 ARTICLE XIX CHANGES AND ALTERATIONS
	  	58
		
	 Section 19.1 Tenant’s Changes and Alterations.
	  	58
		
	 ARTICLE XX MISCELLANEOUS PROVISIONS
	  	61
		
	 Section 20.1 Entry by Landlord.
	  	61
		
	 Section 20.2 Exhibition of Demised Premises.
	  	62
		
	 Section 20.3 Indemnification by Tenant.
	  	62
		
	 Section 20.4 Notices.
	  	63
		
	 Section 20.5 Quiet Enjoyment.
	  	64
		
	 Section 20.6 Landlord’s Continuing Obligations.
	  	64

  

 v 

			
	 Section 20.7 Estoppel.
	  	65
		
	 Section 20.8 Delivery of Corporate Documents.
	  	66
		
	 Section 20.9 Memorandum of Lease.
	  	66
		
	 Section 20.10 Severability.
	  	66
		
	 Section 20.11 Successors and Assigns.
	  	66
		
	 Section 20.12 Captions.
	  	67
		
	 Section 20.13 Relationship of Parties.
	  	67
		
	 Section 20.14 Entire Agreement.
	  	67
		
	 Section 20.15 No Merger.
	  	67
		
	 Section 20.16 Possession and Use.
	  	67
		
	 Section 20.17 No Surrender During Lease Term.
	  	68
		
	 Section 20.18 Surrender of Demised Premises.
	  	68
		
	 Section 20.19 Holding Over.
	  	69
		
	 Section 20.20 Landlord Approvals.
	  	69
		
	 Section 20.21 Survival.
	  	69
		
	 Section 20.22 Attorneys’ Fees.
	  	69
		
	 Section 20.23 Landlord’s Limited Liability.
	  	69
		
	 Section 20.24 Broker.
	  	70
		
	 Section 20.25 Governing Law.
	  	70
		
	 Section 20.26 “Intentionally Omitted”
	  	70
		
	 Section 20.27 Time is of the Essence.
	  	70
		
	 Section 20.28 Limited Right of Set Off.
	  	70
		
	 Section 20.29 Time Period for Claims.
	  	71
		
	 Section 20.30 Crescent Ridge Space.
	  	71
		
	 Section 20.31 Transfer By Landlord.
	  	71
		
	 ARTICLE XXI SATELLITE DISH
	  	72
		
	 ARTICLE XXII TERMS OF OPTION TO RENEW
	  	73
		
	 Section 22.1 Terms of Option to Renew.
	  	73
		
	 Section 22.2 Exercise of Option to Renew.
	  	74
		
	 ARTICLE XXIII TENANT’S OPTION TO EXPAND BUILDING
	  	76
		
	 Section 23.1 Tenant’s Option to Expand Building.
	  	76
		
	 Section 23.2 Design of Phase Two Improvements.
	  	79
		
	 Section 23.3 Cost of Phase Two Improvements.
	  	79
		
	 Section 23.4 Payment for Phase Two Improvements.
	  	80

  

 vi 

			
	 Section 23.5 Completion of Phase Two Improvements.
	  	81
		
	 Section 23.6 Tenant’s Right to Inspect.
	  	82
		
	 Section 23.7 Compliance with Plans and Specifications.
	  	82
		
	 Section 23.8 Guaranty of Improvements.
	  	83
		
	 Section 23.9 Acceptance of Phase Two Improvements.
	  	83
		
	 Section 23.10 Basic Rent for Phase One Improvements During Term Extension.
	  	84
		
	 ARTICLE XXIV FIT PLAN ALLOWANCE
	  	84
		
	 EXHIBIT “A” LEGAL DESCRIPTION OF THE LAND
	  	
		
	 EXHIBIT “B” OUTLINE PLANS AND SPECIFICATIONS
	  	
		
	 EXHIBIT “B-1” COST OF THE WORK
	  	
		
	 EXHIBIT “C” FINAL PLANS AND SPECIFICATIONS
	  	
		
	 EXHIBIT “C-1” DESIGNATION OF REPRESENTATIVES
	  	
		
	 EXHIBIT “D” PRELIMINARY FIT PLAN
	  	
		
	 EXHIBIT “E” PERMITTED ENCUMBRANCES
	  	
		
	 EXHIBIT “F” WARRANTIES
	  	
		
	 EXHIBIT “G” UNACCEPTABLE CONTRACTORS
	  	
		
	 EXHIBIT “H” Y2K PROVISION
	  	
		
	 EXHIBIT “I” PROPOSED KITCHEN EQUIPMENT
	  	

  

 7 

 DEFINED TERMS 
  

			
	 ADA
	  	37
	 Additional Rent
	  	17
	 Affiliate
	  	72
	 Agency Directive
	  	35
	 Alterations
	  	59
	 Alterations Architect or Engineer
	  	59
	 Appraisal Request
	  	74
	 Assembly
	  	19
		
	 Basic Rent
	  	13
	 Building
	  	2
		
	 City
	  	9
	 Commencement Date
	  	8
	 Construction Price
	  	79
	 Consultant
	  	4
	 Cost of the Work
	  	6, 89
		
	 Deficiency
	  	46
	 Demised Premises
	  	2
		
	 Early Access
	  	8
	 Early Occupancy Period
	  	8
	 Equipment
	  	104
	 Events of Default
	  	42
	 Excess
	  	5
	 Excess Amount
	  	15
	 Excused Delay
	  	8
	 Expansion Amendment
	  	77
	 Expansion Notice
	  	76
	 Experts
	  	75
	 Extended Coverage Endorsement
	  	24
		
	 FF & E
	  	8
	 Field Labor Cost
	  	90
	 Final Fit Plan
	  	6
	 Final Plans and Specifications
	  	3
	 Final Tenant Improvement Plans
	  	6
	 Full Replacement Cost
	  	24
		
	 General Conditions
	  	6
		
	 Hazardous Materials
	  	34
	 Hazardous Materials Laws
	  	34
		
	 Impositions
	  	20
	 Improvements
	  	2
	 Indemnity Event
	  	62
	 Indirect Lighting
	  	16
	 Initial Term
	  	2

			
	 Land
	  	2
	 Landlord
	  	2
	 Landlord’s Completion Estimate
	  	77
	 Landlord’s Improvements
	  	3
	 Landlord Items
	  	29
	 Landlord’s and Tenant’s Final Offer
	  	74
	 Lease
	  	2
		
	 Maintenance and Repair Report
	  	54
	 Market Rent
	  	73
	 Maximum Rate of Interest
	  	17
	 Mortgage
	  	56
	 Moving Allowance
	  	14
	 Moving Costs
	  	14
		
	 Outline Plans and Specifications
	  	3
		
	 Permitted Encumbrances
	  	2
	 Phase One Improvements
	  	76
	 Phase Two Basic Rent
	  	79
	 Phase Two Final Plans and Specifications
	  	79
	 Phase Two Improvements
	  	76
	 Phase Two Outline Plans and Specifications
	  	77
	 Phase Two Permits
	  	77
	 Preliminary Approvals
	  	5
	 Preliminary Fit Plan
	  	6
	 Proceedings
	  	51
	 Project Supervisory Cost
	  	90
	 Punchlist Items
	  	9
		
	 Renewal Term
	  	3
	 Renewal Terms
	  	3
	 Rent
	  	17
	 Request for Market Rent
	  	74
		
	 Satellite Dish
	  	72
	 Schematics
	  	76
	 Site Plan
	  	76
	 Structural Alteration
	  	59
	 Substantially Completed
	  	9
		
	 T.I. Architect
	  	6
	 Target Commencement Date
	  	9
	 Teachers
	  	85
	 Tenant
	  	2
	 Tenant Improvement Allowance
	  	5
	 Tenant Improvement Costs
	  	5, 6
	 Tenant Improvements
	  	5
	 Term
	  	3
	 Term Extension
	  	78
	 Termination Date
	  	3

  

 2 

			
	 Unacceptable Contractor List
	  	79
		
	 Work
	  	89

			
		
	 Y2K Provision
	  	12

  

 2 

 NET LEASE 
 THIS NET LEASE (this “Lease”), is made this 30th day of September, 1998 by and between OPUS NORTHWEST, L.L.C., a Delaware limited liability company, (the
“Landlord”) and COMPUTER NETWORK TECHNOLOGY CORPORATION, a Minnesota corporation, (the “Tenant”). 
 WITNESSETH: 
 Landlord, for and in consideration of the rents, covenants and agreements stated herein on the
part of Tenant, its successors and assigns, to be paid, kept, observed and performed, has leased, rented, let and demised, and by these presents does lease, rent, let and demise unto Tenant, and Tenant does hereby take and hire, upon and subject to
the parties’ obligations hereunder, all that parcel of land situated in the City of Plymouth, County of Hennepin and State of Minnesota, described in Exhibit “A” attached hereto and made a part hereof, together with any
appurtenant easements described in said Exhibit “A” (the “Land”), together with all improvements located on and to be constructed thereon. The “Landlord’s Improvements” and the “Tenant’s
Improvements” (as those terms are defined in Article II) and all other improvements, machinery, equipment, fixtures and other property, real, personal or mixed (except Tenant’s trade fixtures) installed or located thereon by Landlord,
together with all additions, alterations and replacements thereof are hereinafter referred to as the “Improvements.” The Land and the Improvements are hereinafter referred to as the “Demised Premises.” The Demised
Premises are subject to the easements, restrictions, reservations and all other encumbrances now or hereafter recorded against the Land all as set forth on Exhibit “E” (the “Permitted Encumbrances”). The structures
to be located upon and being a part of the Demised Premises which are constructed for human occupancy or for storage of goods, merchandise, equipment, or other personal property are collectively called the “Building.” 
 ARTICLE I 
 TERM OF LEASE

 Section 1.1 Term of Lease. 
 Except as otherwise provided in this Lease, the initial term of this Lease (the “Initial Term”) shall be for one hundred twenty six (126) full calendar months (plus the
beginning partial month, if any) commencing on the Commencement Date (as defined in Section 2.4 hereof), and ending on the last day of the one hundred and twenty sixth (126th) full calendar month after the Commencement Date (the 

  

 2 

 
“Termination Date”). The “Term” of this Lease shall mean the Initial Term, together with any “Renewal Terms” (as defined in Section 1.2 hereof) of this Lease or any extensions to or
modifications of the Initial Term. 
 Section 1.2 Option to Renew. 
 Tenant shall have the right, to be exercised as hereinafter provided, to extend the Term of this Lease for two (2) extension periods
(hereinafter, collectively referred to as “Renewal Terms”, or individually as “Renewal Term”) of five (5) years each, upon the terms and conditions and subject to the limitations set forth in Article XXII
herein. 
 ARTICLE II 
 CONSTRUCTION OF IMPROVEMENTS 
 Section 2.1 Landlord’s Improvements. 
 Landlord agrees to furnish at Landlord’s sole cost and expense all of the material, labor, and equipment for the construction on the
Land of the improvements specified on the “Outline Plans and Specifications” which are listed in Exhibit “B” attached hereto and made a part hereof (the “Landlord’s Improvements”).
Landlord’s Improvements shall be constructed in a good and workmanlike manner in accordance with the “Final Plans and Specifications”, as the same are proposed by Landlord and approved by Tenant in substantial accordance with
this Lease and Landlord agrees to complete the construction thereof in accordance with all applicable building codes as presently interpreted and enforced by the governmental bodies having jurisdiction thereof; provided, however, that reference is
made to Article IX for specific provisions dealing with “ADA” and “Hazardous Materials Laws.” Landlord will use commercially reasonable efforts to obtain a project “no-strike” provision from the building trades council
for the construction of the Improvements. Upon “Substantial Completion” (as hereinafter defined), the Improvements will be fit for human occupancy and use. 
 Landlord agrees to prepare the Final Plans and Specifications so that they are consistent with the Outline Plans and Specifications. Upon completion of each phase of the Final Plans and
Specifications, Landlord will submit the same to Tenant for its approval. Tenant agrees that it will approve each such phase provided that each such phase is consistent with the Outline Plans and Specifications. Tenant shall approve or disapprove
each phase of the Final Plans and Specifications within ten (10) calendar days after receipt of same, and if Tenant fails to approve or disapprove same within such ten (10) calendar day period, Tenant shall be deemed to have approved such
phase of the Final Plans and Specifications. The Final Plans and Specifications shall be approved by Landlord and Tenant by affixing thereon the signature or initials of (in the 

  

 3 

 
case of the Landlord) an authorized officer or employee (and in the case of the Tenant) an authorized officer of each of the respective parties hereto and a
complete description thereof (in the form of a schedule of drawings) shall be attached to each parties’ copy of this Lease and made a part hereof as Exhibit “C”. Such Exhibit “C” shall control the parties’
obligations hereunder, except as to nonconstruction matters contained in Exhibit “B”, such as allowances and exclusions not expressly and specifically superseded by Exhibit “C”. The signature of such authorized officer or
employee shall be deemed conclusive evidence of the approval indicated by such signature. Landlord agrees to appoint competent personnel to work with Tenant in the preparation of the Final Plans and Specifications for the Building and Tenant agrees
to appoint an officer or employee of Tenant to work with Landlord in the preparation of the Final Plans and Specifications for the Building. Landlord and Tenant have initially designated the individuals identified on Exhibit “C-1”
as their respective representative, although both parties reserve the right to change such designation at will. Landlord acknowledges that Tenant has retained the services of David Jackson as a construction consultant, (the
“Consultant”); however, the Consultant has not been given authority by the Tenant to make decisions on behalf of the Tenant. Accordingly, while Landlord will allow the Consultant access to the Demised Premises, Landlord will look
directly to Tenant (and not the Consultant) for the performance of all of Tenant’s obligations hereunder. Landlord shall have the authority to make changes required by any applicable laws, codes, ordinances or regulations, as well as minor
changes in the work to be performed by it under this Lease and not inconsistent with the applicable Outline Plans and Specifications or Final Plans and Specifications, as the case may be. 
 When Landlord requests Tenant to specify details or layouts with respect to the Improvements, Tenant shall specify same, subject to the
provisions of the Outline Plans and Specifications, so as not to delay completion of the Landlord’s Improvements and, in any event, within five (5) business days of request by Landlord. Tenant shall pay to Landlord all increased
out-of-pocket costs or actual damages incurred by Landlord attributable to Tenant’s delays in performing its obligations under this Article II. In the event that such delays caused by Tenant result in the “Commencement Date” (as
defined in Section 2.4) being delayed, the parties acknowledge and agree that the Commencement Date shall be deemed to occur on the date on which the Commencement Date would have occurred but for such delay. 
 Tenant and Landlord acknowledge that it is expected that all governmental approvals and permits which Landlord believes are required in
order for Landlord to “Substantially Complete” (as defined in Section 2.5) the Landlord Improvements and which are necessary to permit “Assembly” (as defined in Section 4.1) in at least 38,000 square feet of the
Building (the “Permits”) will be issued by the appropriate governmental authorities by October 25, 1998. If any of the Permits are not, despite Landlord’s diligent pursuit thereof, received by Landlord by October 25,
1998, the “Target Commencement Date” (as hereinafter defined) shall be automatically extended day-for-day for each day after such date until the day that the Permits are issued. Such 

  

 4 

 
delay in obtaining the Permits shall constitute “Excused Delay” (as hereinafter defined). The Landlord expects to receive the following
“Preliminary Approvals” for the construction of the Improvements from the City of Plymouth on October 7, 1998: Site Plan approval, a Conditional Use Permit to exceed the height restrictions of the City and to permit limited
Assembly on the Demised Premises and a Fire Lane Variance. In the event that, as of the conclusion of the City Council meeting on October 7, 1998, the Preliminary Approvals have not been obtained, then either party hereto may terminate this
Lease on October 8, 1998 by delivering notice of such termination to the other party on or before 5:00 p.m. on October 8, 1998. In any event, the termination right herein provided for shall, if not exercised as aforesaid, be deemed to be
null and void and of no further force and effect as of 5:00 p.m. on October 8, 1998. 
 Section 2.2 Tenant
Improvements. 
 Landlord will furnish all of the material, labor and equipment for the construction on the Demised
Premises of the “Tenant Improvements” {as defined in Section 2.2(a)}. The Tenant Improvements shall be constructed in a good a workmanlike manner in substantial accordance with the “Final Tenant Improvement Plans” {as
defined in Section 2.2(c)}. 
 (a) Landlord shall provide Tenant with a “Tenant Improvement Allowance”
in the amount of $4,573,125.00 for payment of the “Tenant Improvement Costs” {as defined in Section 2.2(d)} incurred in constructing the “Tenant Improvements” {as defined in this Section 2.2(a)}. The Tenant
Improvement Allowance may not be used to pay for Tenant’s furniture, fixtures or equipment (other than weight room equipment which is attached to the Improvements) and/or any Tenant Improvements not approved by Landlord. The Tenant Improvement
Allowance may also be used to pay for the Proposed Kitchen Equipment identified on Exhibit “I” or equipment performing the same function as the items on Exhibit I. The “Tenant Improvements” are those Improvements
identified in the “Final Tenant Improvement Plans” (as hereinafter defined). The Tenant Improvement Allowance shall be used by Landlord to pay for the Tenant Improvement Costs. In the event the Tenant Improvement Costs exceed the Tenant
Improvement Allowance (the “Excess”), Landlord may require that Tenant provide Landlord with reasonable cash security (as determined by Landlord in its sole discretion) to cover the amount of such Excess. Tenant shall, in any event, pay
the Excess to Landlord on or before the Commencement Date. In the event the Tenant Improvement Cost is less than the Tenant Improvement Allowance, then Tenant shall be entitled to a Basic Rent adjustment as provided in Section 3.2 herein.
Landlord shall be the general contractor for all Tenant Improvement work. Except with respect to mechanical and electrical work (which shall be provided by the same contractors performing the Landlord’s Improvements) and the carpentry and
drywall work (which will be performed by Landlord), all other major subcontractors will be competitively bid by Landlord. 
  

 5 

 (b) Attached hereto as Exhibit “D” is a schedule of the drawings
constituting the preliminary fit plan for the Tenant Improvements to be constructed by Landlord (the “Preliminary Fit Plan”)which Preliminary Fit Plan has been prepared by WCL Interiors, Inc., (the “T.I.
Architect”). The Preliminary Fit Plan has been approved by Tenant. The Tenant shall cause the T.I. Architect to prepare a “Final Fit Plan” for the Tenant Improvements and shall deliver the same to the Landlord for
approval on or before October 5, 1998. The Final Fit Plan will be approved by the Landlord within fifteen (15) business days after receipt of same so long as it is substantially similar to the Preliminary Fit Plan. 
 (c) After Landlord’s approval of the Final Fit Plan, the Tenant shall cause the T.I. Architect to prepare final plans for the Tenant
Improvements in accordance with the Final Fit Plan and shall submit the same to Landlord for approval on or before January 4, 1999. Landlord shall approve or disapprove the final plans for the Tenant Improvements within fifteen
(15) business days after receipt of same, and if Landlord fails to approve or disapprove same within such fifteen (15) business day period, Landlord shall be deemed to have approved such final plans. The final plans for the Tenant
Improvements which have’ been prepared by the T.I. Architect and approved (or deemed approved) by Landlord are hereinafter referred to as the “Final Tenant Improvement Plans”. Landlord will approve the Final Tenant Improvement
Plans if they are substantially similar to the Final Fit Plan, but Landlord will have no obligation to approve such final Tenant Improvement Plans to the extent they are materially inconsistent with the Final Fit Plan. Landlord’s approval of
the Final Tenant Improvement Plans will not constitute a representation, warranty or agreement that such plans conform to applicable building codes or professional design standards, Tenant having agreed to look exclusively to the T.I. Architect for
such assurances. In the event, however, that Landlord has actual knowledge of a material inconsistency between the Final Tenant Improvement Plans and the requirements of applicable building codes, Landlord will advise Tenant of that inconsistency.

 (d) The price to be charged by Landlord to Tenant for the Tenant Improvements (the “Tenant Improvement
Costs”) shall be the sum of the following items: (i) the “Cost of the Work” (as hereinafter defined); plus (ii) Landlord’s actual “General Conditions” (as hereinafter defined) (not to exceed seven percent
(7%) of the Cost of the Work); plus (iii) three percent (3%) of the amount referred to in subsection (i) for Landlord’s overhead and profit in connection therewith; plus (iv) any and all sales, transaction privilege and
other taxes on any of the foregoing which are not otherwise included on Schedule B-1. The “Cost of the Work” shall mean all costs incurred by the Landlord in the acquisition, construction or installation of the Tenant Improvements
in the categories identified on Exhibit “B-1”. “General Conditions” shall include, without limitation, the following costs associated with the Tenant Improvements: project management costs (to the extent not
otherwise included on Exhibit B-1), superintendent, permits, plan and specification reproduction, job phone and pager, storage, trash hauling and dumping, general cleanup, first aid safety, small tools and expendable, final clean-up, insurance,
field coordinator, site services and miscellaneous equipment. The Tenant Improvements will be constructed on an open 

  

 6 

 
book basis. Tenant will be permitted to review and audit, at its expense, the Landlord’s records with respect to the Tenant Improvement Costs. Those
records will include documents similar to the AIA Application and Certificate for Payment which will allocate the Tenant Improvement Costs to the line items identified on that Application. Such audit must be completed, if at all, within one hundred
and fifty (150) days of Substantial Completion. If Landlord agrees with the result of that audit, the Tenant Improvement Cost charged to Tenant shall be the Tenant Improvement Cost so determined pursuant to that audit. If Landlord disagrees
with such audit results, the parties will resolve such disagreement pursuant to Section 2.9 hereof and, pending resolution of such arbitration, the Tenant Improvement Cost charged to Tenant will be the amount originally proposed by Landlord.
Upon completion of such arbitration, the Tenant Improvement Cost finally charged to Tenant will be the amount determined by reason of such arbitration, with appropriate refunds or additional payments to be made within fifteen (15) business days
of the completion of the audit. Tenant shall be responsible for Landlord’s costs arising out of delays in completing the Tenant Improvements caused by Tenant making revisions to the Final Tenant Improvement Plans once they have been approved by
the Landlord or arising out of any other delay of Tenant in the performance of its obligations under Article II. In the event Tenant orders any long lead time items that would delay Substantial Completion of the Tenant Improvements, such delay shall
be deemed a delay by Tenant. “Long lead time items” shall mean items required to complete the Tenant Improvements that may delay Substantial Completion due to causes such as an extended length of time necessary for the supplier to
manufacture same or due to a lengthy shipping time. Landlord will advise Tenant if Landlord believes Tenant has ordered long lead time items. 
 If Tenant desires to make revisions to the Final Tenant Improvement Plans after Tenant approves the Final Tenant Improvement Plans, Tenant will notify Landlord of such proposed revisions. If Landlord approves the
revisions, Tenant will cause the T.I. Architect to revise the Final Tenant Improvement Plans accordingly and will deliver the same to Landlord. Landlord will notify Tenant of the resulting cost increase (or decrease) of Tenant’s Improvements
and the anticipated delay in completing the Tenant’s Improvements caused by such revisions, if any. Tenant will approve or disapprove the increased cost and delay within ten (10) business days after Landlord notifies Tenant of the
additional cost and delay. If Tenant fails to notify Landlord of its approval or disapproval of the additional cost and delay within the ten (10) business day period, Tenant will be deemed to have disapproved the additional cost or delay. If
Tenant disapproves, in writing, the additional cost or delay, Tenant will be deemed to have withdrawn its proposed revisions to the Final Tenant Improvement Plans. If the Tenant approves the additional cost and delay, then the Final Tenant
Improvement Plans (and the defined term “Tenant Improvements”) will be deemed amended to include the requested changes, and the Target Commencement Date will be deemed adjusted by the delay occasioned by such revisions. 
  

 7 

 Section 2.3 Excused Delay. 
 Any delay which is caused or contributed to by act or failure to act of Tenant or those acting for or under Tenant (including, without
limitation, delays in approval of plans and specifications or other material selections beyond the time periods required hereby, delays in submission of the Final Fit Plan or the Final Tenant Improvement Plans and delays occasioned by change orders
requested and approved by Tenant), labor disputes, casualties, acts of God or the public enemy, governmental embargo restrictions, shortages of fuel, labor, or building materials, action or non-action of public utilities, or of local, state or
federal governments affecting the work, or other causes beyond Landlord’s reasonable control, shall constitute “Excused Delay”. Landlord shall use commercially reasonable efforts to notify Tenant of an event of Excused Delay
within thirty (30) days of the occurrence of such an event. 
 Section 2.4 Possession of Demised Premises. 

 Except as herein provided (e.g. in cases of events of Excused Delay caused by Tenant, its contractors, agents or
employees), Tenant shall not be liable to Landlord for the payment of Basic Rent or the payment of any other obligation to be paid by Tenant under this Lease nor shall Tenant have any right to possession or use of the Demised Premises until the date
upon which the Landlord’s Improvements and the Tenant Improvements are “Substantially Completed” (as such phrase is defined in Section 2.5 hereof). The date of Substantial Completion shall be the “Commencement Date”.
If Tenant occupies any portion of the Demised Premises prior to Substantial Completion, the terms of this Lease shall apply to such occupancy or use of the Demised Premises by Tenant. 
 Subject to the provisions of Section 3.1B with respect to Rental Abatement, Basic Rent and the payment of other obligations to be
paid by Tenant shall commence on the date which is sixty one (61) days after the Commencement Date. The failure of Tenant to take possession of or to occupy the Demised Premises after the Commencement Date shall not serve to relieve Tenant of
said obligations or delay payments by Tenant to Landlord. 
 Subject to this Section 2.4, Tenant, its consultants
(including the Consultant) may have access to the Demised Premises (“Early Access”) for the first sixty-one (61) days following the Commencement Date (the “Early Occupancy Period”) solely for the purpose of
installing and testing its machinery, equipment, fixtures and other personal property thereon (the “FF & E”) and not for the purpose of conducting its business therefrom or for any other purpose. However, as a condition
precedent to such right of access, Tenant shall first meet with Landlord in order to establish reasonable arrangements for the coordination between Landlord’s work pursuant to this Lease and Tenant’s installation and testing work as
aforesaid. Tenant shall contact Landlord to arrange such a meeting, and Landlord shall cooperate with Tenant in 

  

 8 

 
regard thereto. Following such meeting and the establishment of such coordination of work arrangements, Tenant shall have the aforesaid access, and Landlord
and Tenant shall cooperate with one another to permit such access. In connection with any such access and installations by Tenant, Tenant shall not interfere with the completion of construction or occasion any labor dispute as a result of such
installations. Tenant hereby agrees to assume all risk of loss or damage to such FF & E, and to indemnify, defend and hold harmless Landlord from any loss or damage to such FF & E, and all liability, loss or damage arising from any
injury to the property of Landlord, or its contractors, subcontractors or materialmen, and any death or personal injury to any person or persons to the extent proximately caused by such access or installations, except for liability, loss or damage
proximately caused by Landlord’s gross negligence or intentional acts. Further, if Tenant fails to request or delays a request for the required coordination meeting, neither the Commencement Date nor Tenant’s obligations to pay Rent
hereunder, shall be delayed. 
 Anything in this Lease to the contrary notwithstanding other than Section 2.11, Landlord
shall not be liable for any direct, indirect, special or consequential damages resulting from any delay in Substantial Completion. 
 Section 2.5 Substantial Completion. 
 Landlord shall diligently proceed with the construction of the
Landlord’s Improvements and Tenant Improvements and, subject to Excused Delay, “Substantially Complete” (as herein defined) the same and deliver possession thereof to Tenant on or about October 1, 1999 (but not prior to
October 1, 1999) the “Target Commencement Date.” The Landlord’s Improvements and Tenant’s Improvements shall be considered “Substantially Completed” at such time as (a) all such Improvements have
been substantially completed in accordance with the Final Plans and Specifications (and the Final Tenant Improvement Plans); (b) the Landlord has certified that fact to Tenant; and (c) the Landlord has obtained a permanent or temporary
Certificate of Occupancy from the City of Plymouth (the “City”), for the Demised Premises, provided, however, that if the City will not issue the Certificate of Occupancy because the Tenant Improvements were not (in the City’s
judgment) designed in compliance with applicable building codes, the issuance of a Certificate of Occupancy will not be a requirement of Substantial Completion. Within thirty (30) days following the Commencement Date, the parties will execute
an Amendment to this Lease confirming the Commencement Date. 
 Section 2.6 Tenant’s Acceptance of Demised
Premises. 
 At least five (5) days prior to the Commencement Date, but in any event prior to the Tenant’s
right of Early Access, Landlord and Tenant shall agree upon those items in the Improvements which are incomplete (the “Punchlist
Items”). Landlord shall immediately commence work on the Punchlist Items and shall complete the same 

  

 9 

 
within sixty (60) days following agreement upon the Punchlist Items unless any such Punchlist Items cannot reasonably be completed within such sixty
(60) day period, in which event Landlord shall commence to complete such Punchlist Items during said sixty (60) day period and shall thereafter diligently and continuously pursue same to completion. The acceptance of possession by Tenant
shall be deemed conclusively to establish that the Demised Premises, and all Improvements, have been Substantially Completed, subject to any Punchlist Items; provided, however, that Tenant may supplement the punch list by identifying Punch List
Items which Tenant establishes were deficiencies in the Improvements as of the date of Substantial Completion, so long as such supplemental Punch List Items are identified for Landlord within 120 days following Substantial Completion. Landlord will
complete said supplemental Punch List Items within sixty (60) days, or such longer period as may be reasonably required. 
 Section 2.7 Repair and Maintenance. 
 Save and except for the one-year guaranty against defective items
occasioned by poor workmanship and/or materials referred to in Section 2.8, the Punchlist Items referred to in Section 2.6, and the Landlord Items referred to in Section 8.1, Tenant shall, from and after the Commencement Date, have
and hold the Demised Premises as the same shall then be without any liability or obligation on the part of Landlord for making any alterations, improvements or repairs of any kind in or about the Demised Premises for the Term of this Lease, or any
extension or renewal thereof, and Tenant agrees to maintain the Demised Premises and all parts thereof in a good and sufficient state of repair as required by the provisions of this Lease. 
 Section 2.8 Construction Guaranty. 
 Landlord guarantees the Improvements against defective workmanship and/or materials for a period of one year from the date of Substantial Completion. The foregoing guaranty will not extend to
matters governed by the “Y2K Provision” (as defined in Section 2.10). Landlord agrees, at its sole cost and expense, to repair or replace any defective item occasioned by poor workmanship and/or materials during said one-year period.
Performance of such one-year guaranty shall be Landlord’s sole and exclusive obligation with respect to defective workmanship and/or materials, and Tenant’s rights to enforce such one-year guaranty shall be Tenant’s sole and exclusive
remedy against Landlord with respect to such defective workmanship and/or materials in limitation of any contract, warranty or other rights, whether express or implied, that Tenant may otherwise have under applicable law. 
 Upon expiration of the one year guaranty of Landlord, Landlord will assign to Tenant, without recourse, any unexpired warranties received
by Landlord from subcontractor or materialmen. Landlord will cooperate, at Tenant’s expense, in Tenant’s enforcement of any such warranties. Landlord will obtain a twenty (20) year manufacturer’s warranty on the roof membrane.
Other warranties with a term in excess of one (1) year which are to be obtained by Landlord are identified on Exhibit “F” (the “Warranties”). 
  

 10 

 Section 2.9 Resolution of Construction-Related Disputes. 
 In the event of any dispute pertaining directly to the parties’ respective obligations under this Article II, such dispute shall be
submitted to binding arbitration in accordance with the following provisions; provided, however, that prior to submission to arbitration, representative of the Landlord and the Tenant, with full settlement authority, will be required to meet on at
least two occasions, with appropriate consultants or other advisors, and shall make a good faith effort to resolve any such dispute; provided further, that if such meetings do not occur within thirty (30) days of demand by one of the parties,
or if such meetings do occur and the dispute is not resolved , the arbitration shall nonetheless proceed. All delays occasioned by such arbitration shall constitute Excused Delay. 
 (a) Qualification of Arbitrators. In each case where it shall become necessary to resort to arbitration, all arbitrators
appointed by or on behalf of either party or appointed pursuant to the provisions of this Section 2.8 (i) at the time of their appointment, shall have not less than ten (10) years of experience as developers or contractors of
facilities substantially similar to the Improvements which are the subject to the dispute; (ii) at the time of their appointment, shall be devoting all or substantially all of their professional time to such development or contracting
activities; and (iii) shall in all respects be impartial and disinterested with regard to the subject dispute. 
 (b)
Selection of Arbitrators: Procedures. The party desiring the arbitration shall give written notice to that effect to the other party, specifying in such notice the name, address and professional qualifications of the person which such
party has designated to act as an arbitrator. Within twenty (20) days after the delivery of such notice, the other party shall give written notice to the party desiring the arbitration, specifying the name, address and professional
qualifications of the person which such other party has designated to act as an arbitrator. The dispute shall then promptly be presented to such two (2) arbitrators for resolution. If such two (2) arbitrators cannot agree on a resolution
of the dispute within thirty (30) days after the delivery of the notice appointing the second arbitrator, then such two (2) arbitrators shall select a third arbitrator within the next ten (10) days. The dispute shall then promptly be
presented to all three (3) arbitrators, and the arbitrators’ decision (being the decision of a majority to them) shall be given within thirty (30) days after the selection of the third arbitrator. Each party shall pay the fees and
expenses of the arbitrator designated by it, and the fees and expenses of the third arbitrator shall be borne equally by both parties. If the party receiving a request for arbitration (i.e., the other party from the party desiring the arbitration)
fails to appoint an arbitrator within the time period specified above, or if the two (2) arbitrators so selected cannot agree on a third arbitrator within the time period specified above, then either party, on behalf of 

  

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both parties, may request such designation or appointment by application to the chief judge of the state trial court in the county and state in which the
Demised Premises are located, upon ten (10) days’ prior written notice to the other party. The arbitrators shall have all rights and powers conferred by the Uniform Arbitration Act of the state in which the Demised Premises are located
and, except as otherwise provided herein, the arbitration proceedings shall be carried on and governed by such Act. 
 Section 2.10 Millennium Compliant. 
 Landlord will use commercially reasonable efforts to cause its
subcontractors for elevator, fire and life safety, energy management and HVAC to include, in their subcontracts, provisions substantially the same as the provisions contained in Exhibit “H” (the “Y2K Provision”).
Landlord will have no liability for any claimed failure of any portion of the Improvements to comply with the Y2K Provision nor will Landlord have liability for failure to obtain such provision in its various subcontracts. The Landlord’s
Guaranty, set forth in Section 2.8, will not extend to matters addressed in the Y2K Provision. Landlord will assign any claim it may have against its subcontractors for claimed violation of the Y2K Provision to the Tenant. 
 Section 2.11 Liquidated Damages. 
 In the event that Substantial Completion has not occurred by October 1, 1999 (as that date is extended by reason of Excused Delay), then, as Tenant’s sole and exclusive remedy, the
Tenant will receive the following additional Rent Abatements as liquidated damages. 
 2.11.1 The Basic Rent abatement period
which is set forth in Subsection 3.1(B) (a) and the Additional Rent abatement period which is set forth in Subsection 3.1(B) (b) and (c) will be extended by the number of days calculated in Subsection 2.11.2, below. 
 2.11.2 The number of days of additional Rent abatement (as contemplated in Subsection 2.11.1) will be calculated as follows: 

(i) The “Delay Period” will be the number of days commencing on October 1, 1999 and continuing until the day
before the date of Substantial Completion; 
 (ii) The number of days of Excused Delay will be subtracted from the Delay
Period; 
 (iii) The number of days during the period resulting from the calculation in (ii) above during which the
Demised Premises may reasonably be used by the Tenant for the purposes contemplated by the 

  

 12 

 
Early Access provisions of Section 2.4 (and provided Tenant has been given at least five (5) days notice of such fact) will be subtracted from the
period resulting from the calculation in (ii) above. The resulting number of days will be the number of days by which the Base Rent and Additional Rent abatement period will be extended, as set forth in Subsection 2.11.1 
 ARTICLE III 
 BASIC RENT

 Section 3.1 Basic Rent. 
 In consideration of the leasing of the Demised Premises and the construction of the Landlord’s Improvements and Tenant Improvements referred to in Article H hereof, Tenant covenants to pay
Landlord, without previous demand therefor and without any right of setoff or deduction whatsoever, at the office of Landlord at: 
  

					
		 	 Until January 1, 1999:
 Opus Northwest, L.L.C.
 700 Opus Center
 9900 Bren Road East
 Minnetonka, MN 55343
	 	
			
		 	 After January 1, 1999
 Opus Northwest, L.L.C.
 10350 Bren Road West
 Minnetonka, MN 55343
	 	

 or at such other place as Landlord may from time to time designate in writing, an annual rental
for the Term of this Lease, sometimes herein referred to as “Basic Rent”. The Basic Rent hereunder shall be in addition to all Additional Rent and any and all other charges for which Tenant is obligated hereunder, and shall be as
set forth in Section 3.1A hereof. 
 Section 3.1A Determination of Basic Rent. 
 (a) From the sixty second (62nd) day following the Commencement Date through and including the date preceding the sixty-seventh
(67th) month following the Commencement Date, an annual Basic Rent in the amount of Two Million Forty Eight Thousand Seven Hundred Sixty and 00/100 Dollars ($2,048,760.00) per year, payable monthly, in advance, in equal installments of One
Hundred Seventy Thousand Seven Hundred Thirty and 00/100 Dollars ($170,730.00); and 
  

 13 

 (b) Commencing on the first day of the sixty-seventh (67th) month following the
Commencement Date and continuing through the balance of the Initial Term hereof, an annual Basic Rent in the amount of Two Million Three Hundred Four Thousand Eight Hundred Fifty Five and 00/100 Dollars ($2,304,855.00) per year, payable monthly, in
advance, in equal installments of One Hundred Ninety Two Thousand Seventy One and 25/100 Dollars ($192,071.25). 
 If the
Term of this Lease does not commence on the first day of a calendar month or end on the last day of a calendar month, the installment of Basic Rent for the partial calendar month at the commencement or the termination of the Term shall be prorated
on the basis of the number of days of the Term within such calendar month. 
 Section 3.1B Rental Abatement. 

 Notwithstanding the terms of the foregoing Sections 3.1 and 3.1A, and provided that there is no uncured Event of Default
hereunder, (a) there shall be no Basic Rent due for the period commencing on the date which is sixty one (61) days following the Commencement Date through and including the one hundred eighty third (183rd) day following the
Commencement Date; (b) there shall be no Impositions due for the period commencing on the Commencement Date and continuing until the one hundred fifty-third (153rd) day following the Commencement Date except that Tenant shall pay all
utilities (except garbage removal) as required by Section 7.1 for the period commencing on the Commencement date and continuing until the sixty-first (61st) day following the Commencement Date. Furthermore, and notwithstanding the
provisions of this Lease to the contrary, Landlord will pay the costs of insurance required hereby allocable to the time period described in (b) above and Landlord will pay the costs, if any, of any third party management agreement (in an
amount not to exceed the amount proposed to be charged by Normandale Properties, Inc. for the management of the Demised Premises pursuant to that certain proposal dated August 25, 1998), and property service agreements entered into by Tenant
which are allocable to that time period. 
 Section 3.2 Basic Rent Adjustments. 
 Landlord and Tenant hereby acknowledge that Tenant is to receive (a) the benefit of the Tenant Improvement Allowance and (b) a
“Moving Allowance” (the “Moving Allowance”) not to exceed $914,625.00 for actual, reasonable costs directly related to the following: (i) Tenant’s physical move from its existing facilities to the Demised
Premises; (ii) telephone and computer cabling and connections in the Demised Premises; and (iii) consulting fees, architectural, design and engineering fees relating to the Demised Premises. The aforementioned costs shall hereinafter be
referred to as the “Moving Costs”. Provided that there is no uncured Event of Default hereunder, the Moving Allowance shall be paid to Tenant within fifteen (15) days after the later of: (i) the Commencement Date, and
(ii) Landlord’s receipt of full and final waivers of 

  

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liens and contractors affidavits and statements, in such form as may be reasonably required by Landlord, from all parties performing labor or supplying
materials or services for which Tenant is requesting reimbursement and showing that all of such parties have been compensated. In connection therewith, Tenant shall submit to Landlord a detailed breakdown of all of the costs for which Tenant is
seeking reimbursement, together with such evidence of payment as is reasonably satisfactory to Landlord. If the Moving Costs exceed the Moving Allowance, Tenant shall have sole responsibility for the payment of such excess amount. If the Moving
Costs are less than the Moving Allowance, Tenant shall not be entitled to any payment, credit or abatement of Basic Rent for such difference. Notwithstanding anything contained herein to the contrary, Tenant shall forfeit its right to payment of any
portion of the Moving Allowance which has not been requested by Tenant (with appropriate documentation, as specified above) on or before the 150th day following the Commencement Date. 
 In the event Tenant does not utilize the entire Tenant Improvement Allowance to pay for the Tenant Improvements, then the annual Basic
Rent for each full year of the Initial Term hereof shall be reduced by the product of 0.105 multiplied by the lesser of : (i) the unused portion of the Tenant Improvement Allowance or (ii) the sum of $548,775.00. The foregoing reduction to
annual Basic Rent shall be prorated for any partial year based upon the ratio that the number of days in such partial year bears to 365. Once the parties have ascertained the foregoing reduction to Basic Rent, if any, Landlord shall prepare and the
parties shall execute an amendment to this Lease memorializing the reduction to Basic Rent, as aforesaid. If the unused portion of the Tenant Improvement Allowance exceeds $548,775.00, then such excess unused amount (not to exceed $365,850.00) (the
“Excess Amount”) shall be available to Tenant for use in making future alterations and improvements to the Demised Premises as set forth herein. The Excess Amount shall be made available to Tenant from time to time for the purposes
of making future alterations and improvements to the Demised Premises for a period of twenty (20) months following the Commencement Date. Any portion of the Excess Amount which has not been utilized by Tenant as set forth herein by the
expiration of twenty (20) months following the Commencement Date shall be deemed forfeited by Tenant and shall no longer be available to Tenant. The Excess Amount shall only be made available to Tenant for reimbursement for the Tenant’s
actual, reasonable expenditures for architectural costs and expenses associated with alterations and improvements, and for the actual, reasonable expenditures for attached and permanent leasehold improvements within the Demised Premises. The Excess
Amount shall not be available for payment of any costs not enumerated in the preceding sentence or for the cost of any fixtures, equipment, inventory or personal property. 
 Tenant may make up to four (4) requests (but no more frequently than one request per calendar quarter) for payment of all or any portion of the Excess Amount provided Tenant must furnish
Landlord with full and final waivers of liens and contractors’ affidavits or statements, in such form as may be required by Landlord, 

  

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showing that all of the said parties have been compensated in full and waiving all liens in connection with the Demised Premises. Tenant shall submit to
Landlord a detailed breakdown of Tenant’s total construction costs, together with such evidence of payment as is reasonably satisfactory to Landlord. Landlord shall pay the requested portion of the Excess Amount within thirty (30) days of
receipt of request thereof, provided that Tenant has provided the information required herein. All such alterations and improvements to the Demised Premises must be performed in accordance with all of the terms and conditions of this Lease,
including, without limitation, the terms of Article XIX herein. 
 In addition to the adjustment to the Basic Rent, if any,
provided for in the second paragraph of this Section 3.2, there shall be an additional adjustment to annual Basic Rent in the event: (i) Tenant elects to modify the specifications with respect to the “Indirect Lighting”
(as defined in Section 6102-Lighting of the Outline Plans And Specifications); and (ii) such modification results in a change in the cost of the Indirect Lighting so that the premium cost of the Indirect Lighting above the base
building parabolic lighting as finally installed is other than $577,500.00. In the event Tenant requests a modification to these specifications, Landlord shall calculate the increased cost or savings resulting from such modification, and the annual
Basic Rent for each full year of the Initial Term hereof shall be adjusted by the product of the increased cost, or the savings, as the case may be, multiplied by 0.105. The foregoing increase or reduction (as the case may be) to annual Basic Rent
shall be prorated for any partial year based upon the ratio that the number of days in such partial year bears to 365.1 
 If the Tenant elects to reduce the area of the Building using Indirect Lighting to less than 150,000 square feet, Landlord will provide
standard parabolic lighting to that portion of the 150,000 square feet not covered by Indirect Lighting, all at no additional cost to Tenant. Once Landlord has calculated the increase or decrease in Basic Rent, as aforesaid, Landlord shall prepare
and the parties shall execute an amendment to this Lease memorializing such increase or decrease. 
 Section 3.3
Additional Rent. 
 The Basic Rent shall be absolutely net to Landlord so that this Lease shall yield, net to Landlord,
the Basic Rent specified in Section 3.1A in each year of the Term of this Lease and that all Impositions, insurance premiums, utility charges, maintenance, repair and replacement expenses (other than those required hereunder to be paid by
Landlord), payments or charges under covenants, conditions and restrictions now or hereafter of record, all expenses relating to compliance with laws, and all other costs, 
  

	1	 For example, if the change in the Indirect Lighting specifications results in a $50,000.00 cost savings, then the annual Basic Rent will be reduced by $5,250.00
(being the product of (i) $50,000.00 multiplied by (ii) 0.105). If the change in the Indirect Lighting specifications results in a $50,000.00 cost increase, then the annual basic rent will be increased by $5,250.00 (being the product of
(i) $50,000.00 multiplied by (ii) 0.105. 

  

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fees, charges, expenses, reimbursements and obligations of every kind and nature whatsoever relating to the Demised Premises (excepting only Landlord’s
portion of the proration of real estate taxes and special assessments for the first and last years of the Term of this Lease referred to in Section 5.1 and certain taxes of Landlord referred to in the last sentence of Section 5.3 of this
Lease) which may arise or become due during the Term or by reason of events occurring during the Term shall be paid or discharged by Tenant, at Tenant’s sole cost and expense. The obligations of the parties with respect to the payment for the
costs related to Landlord Items is controlled by Section 8.7 and not by the immediately preceding sentence. In the event Tenant fails to pay or discharge any imposition, insurance premium, utility charge, maintenance repair or replacement
expense which it is obligated to pay or discharge, Landlord may, but shall not be obligated to pay the same, and in that event Tenant shall immediately reimburse Landlord therefor and pay the same as additional rent (all charges payable by Tenant
other than Basic Rent, however denoted, are hereinafter collectively referred to as “Additional Rent”), and Tenant hereby agrees to indemnify, defend and save Landlord harmless from and against such impositions, insurance premiums,
utility charges, maintenance, repair and replacement expenses, all expenses relating to compliance with laws, and all other costs, fees, charges, expenses, reimbursements and obligations referred to above. Basic Rent and Additional Rent are
sometimes hereinafter collectively referred to as “Rent”. 
 Section 3.4 Delinquent Payments. 

 All payments of Basic Rent and Additional Rent shall be payable without previous demand therefor and without any right of
setoff or deduction whatsoever, and in case of nonpayment of any item of Additional Rent by Tenant when the same is due, Landlord shall have, in addition to all its other rights and remedies, all of the rights and remedies available to Landlord
under the provisions of this Lease or by law in the case of nonpayment of Basic Rent. The performance and observance by Tenant of all the terms, covenants, conditions and agreements to be performed or observed by Tenant hereunder shall be performed
and observed by Tenant at Tenant’s sole cost and expense. Any installment of Basic Rent or Additional Rent or any other charges payable by Tenant under the provisions hereof which shall not be paid when due or within ten days thereafter shall
bear interest at an annual rate equal to five percentage points per annum in excess of the published “prime rate” or “base rate” of interest charged by Norwest Bank Minnesota, NA (or similar institution if said Bank shall cease
to exist or to publish such a prime rate) from the date when the same is due hereunder until the same shall be paid, but in no event in excess of the maximum lawful rate permitted to be charged by Landlord against Tenant. Said rate of interest is
sometimes hereinafter referred to as the “Maximum Rate of Interest”. 
 In addition, any installment of
Basic Rent or Additional Rent or any other charges payable by Tenant under the provisions hereof which shall not be paid when due and which remain unpaid ten days thereafter shall be subject to a late payment fee 

  

 17 

 
of four percent (4%) of the unpaid amount. Tenant acknowledges that Tenant’s failure to pay Basic Rent or Additional Rent when due may cause
Landlord to incur unanticipated costs. The exact amount of such costs are impractical or extremely difficult to ascertain. The parties agree that the late charge specified above represents a fair and reasonable estimate of the costs Landlord will
incur by reason of such late payment and acceptance of such late charge does not constitute a waiver of Tenant’s default or limit any other remedy of Landlord. The late charge shall be deemed to be Additional Rent and the right to require it
shall be in addition to all of Landlord’s rights and remedies hereunder or at law. 
 Section 3.5 Independent
Obligations. 
 Any Term or provision of this Lease to the contrary notwithstanding, the covenants and obligations of
Tenant to pay Basic Rent and Additional Rent hereunder shall be independent from any obligations, warranties or representations, express or implied, if any, of Landlord herein contained. 
  

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 ARTICLE IV 
 USE OF DEMISED PREMISES 
 Section 4.1 Permitted Use. 
 The Demised Premises shall be used for office, storage, assembly (“Assembly”) and accessory uses only, and for no other
use without Landlord’s consent. Notwithstanding anything contained in this Lease to the contrary, in no event shall more than 38,000 square feet of the Building be devoted to Assembly. Tenant shall not use or occupy the same, or permit them to
be used or occupied, contrary to any statute, rule, order, ordinance, requirement or regulation applicable thereto, or in any manner which would violate any certificate of occupancy affecting the same, or which would make void or voidable any
insurance then in force with respect thereto or which would make it impossible to obtain fire or other insurance thereon required to be furnished hereunder by Tenant, or which would cause structural injury to the improvements or cause the value or
usefulness of the Demised Premises, or any portion thereof, substantially to diminish (reasonable wear and tear excepted), or which would constitute a public or private nuisance or waste or would violate any Hazardous Materials Laws (as defined in
Section 9.5), and Tenant agrees that it will promptly, upon discovery of any such use, take all necessary steps to compel the discontinuance of such use. 
 Section 4.2 Preservation of Demised Premises. 
 Tenant
shall not use, suffer, or permit the Demised Premises, or any portion thereof, to be used by Tenant, any third party or the public in such manner as might, in Landlord’s reasonable judgment, to impair Landlord’s title to the Demised
Premises, or any portion thereof, or in such manner as might, in Landlord’s reasonable judgment, make possible a claim or claims of adverse usage or adverse possession by the public, as such, or third persons, or of implied dedication of the
Demised Premises, or any portion thereof. Nothing in this Lease contained and no action or inaction by Landlord shall mean that Landlord has granted to Tenant any right, power or permission to do any act or make any agreement that may create, or
give rise to or be the foundation for any such right, title, interest, lien, charge or other encumbrance upon the estate of Landlord in the Demised Premises. 
 Section 4.3 Acceptance of Demised Premises. 
 Tenant
acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the Demised Premises or the Building or with respect to the suitability or fitness of either for the conduct of Tenant’s
business or 

  

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for any other purpose and, subject to Landlord’s obligations set forth in Sections 2.1, 2.7 and 2.8 above, Tenant accepts the Demised Premises in the
condition thereof on the Commencement Date. Tenant shall comply with any recorded covenants, conditions and restrictions affecting the Demised Premises and the Building as of the commencement of the Lease or which, following Tenant’s approval
thereof, are recorded during the Term of this Lease. 
 ARTICLE V 
 PAYMENT OF TAXES AND ASSESSMENTS 
 Section 5.1 Payment
of Impositions. 
 Tenant covenants and agrees that, subject to Tenant’s right to contest the same under
Section 5.2, it will pay during the Term, as Additional Rent, before any fine, penalty, interest or cost may be added thereto for the nonpayment thereof, all real estate taxes, special assessments (including installments of currently levied
assessments which are payable during the Term), water rates and charges, sewer rates and charges, including any sum or sums payable for present or future sewer or water capacity, charges for public utilities, street lighting, excise levies,
licenses, permits, inspection fees, other governmental charges, payments or charges under covenants, conditions and restrictions now or hereafter of record, and all other charges of whatsoever kind and nature (including costs, fees, and expenses of
complying with any restrictive covenants or similar agreements to which the Demised Premises are, as of the date hereof, subject) incurred in the use, occupancy, ownership, operation, leasing or possession of the Demised Premises, without
particularizing by any known name or by whatever name hereafter called, and whether any of the foregoing be general or special, ordinary or extraordinary, foreseen or unforeseen (all of which are sometimes herein referred to as
“Impositions”), which at any time during the Term may have been or may be assessed, levied, confirmed, imposed upon, or become a lien on the Demised Premises, or any portion thereof, or any appurtenance thereto, rents or income
therefrom, and such easements or rights as may now or hereafter be appurtenant or appertain to the use of the Demised Premises. Impositions will not include any sum included in the Cost of the Work, as identified on
       Exhibit “B-1”. 
 Tenant shall pay all special (or similar) assessments
for public improvements or benefits which are currently levied or are levied or become a lien on the Demised Premises during the Term; provided, however, that if by law any special assessment is payable (without default) or, at the option of
Landlord, may be paid (without default) in installments (whether or not interest shall accrue on the unpaid balance of such special assessment), Tenant may pay the same, together with any interest accrued on the unpaid balance of such special
assessment, in installments as the same respectively become payable and before any fine, penalty, interest or cost may be added thereto for the nonpayment of any such installment and the interest thereon. Tenant shall pay all 

  

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special assessments or installments thereof (including interest accrued thereon), whether heretofore or hereafter laid, assessed, levied or imposed upon the
Demised Premises, or any portion thereof, which are due and payable during the Term. Landlord shall pay all installments of special assessments (including interest accrued on the unpaid balance) which are due and payable prior to the Commencement
Date and after the Termination Date. Tenant shall pay all real estate taxes, whether heretofore or hereafter levied or assessed upon the Demised Premises, or any portion thereof, which are due and payable during the Term. Landlord shall pay all real
estate taxes which are due and payable prior to the Commencement Date. Notwithstanding the foregoing, Landlord shall pay that portion of the real estate taxes and installments of special assessments due and payable in respect to the Demised Premises
during the year the Term commences and the year in which the Term ends which the number of days in said year not within the Term bears to three hundred sixty-five (365), and Tenant shall pay the balance of said real estate taxes and installments of
special assessments during said years. 
 Section 5.2 Tenant’s Right to Contest Impositions. 
 Tenant shall have the right, at its own expense, to contest the amount or validity, in whole or in part, of any Imposition by appropriate
proceedings diligently conducted, but only after payment of such Imposition (or provision of security therefor) reasonably acceptable to Landlord, unless such payment, or a payment thereof under protest, would operate as a bar to such contest or
interfere materially with the prosecution thereof, in which event, notwithstanding the provisions of Section 5.1 hereof, Tenant may postpone or defer payment of such Imposition if (a) neither the Demised Premises nor any portion thereof
would, by reason of such postponement or deferment, be in danger of being forfeited or lost, and (b) Tenant shall have deposited with Landlord cash or a certificate of deposit or other security acceptable to Landlord in the amount of the
Imposition so contested and unpaid, together with all interest and penalties which may accrue, in Landlord’s reasonable judgment, in connection therewith, and all charges that may or might be assessed against or become a charge on the Demised
Premises, or any portion thereof, during the pendency of such proceedings. If, during the continuance of such proceedings, Landlord shall, from time to time, reasonably deem the amount deposited, as aforesaid, insufficient, Tenant shall, upon demand
of Landlord, make additional deposits of such additional sums of money or such additional certificates of deposit as Landlord may reasonably request. Upon failure of Tenant to make such additional deposits, the amount theretofore deposited may be
applied by Landlord to the payment, removal and discharge of such Imposition, and the interest, fines and penalties in connection therewith, and any costs, fees (including attorneys’ fees) and other liability (including costs incurred by
Landlord) accruing in any such proceedings. 
 Upon the termination of any such proceedings, Tenant shall pay the amount of
such Imposition or part thereof, if any, as finally determined in such proceedings, the 

  

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payment of which may have been deferred during the prosecution of such proceedings, together with any costs, fees, including attorneys’ fees, interest,
penalties, fines and other liability in connection therewith, and upon such payment Landlord shall return all amounts or certificates deposited with it with respect to the contest of such Imposition, as aforesaid, or, at the written direction of
Tenant, Landlord shall make such payment out of the funds on deposit with Landlord and the balance, if any, shall be returned to Tenant. 
 Tenant shall be entitled to the refund of any Imposition, penalty, fine and interest thereon received by Landlord which have been paid by Tenant or which have been paid by Landlord but for which Landlord has been
previously reimbursed in full by Tenant. Landlord shall not be required to join in any proceedings referred to in this Section 5.2 unless the provisions of any law, rule or regulation at the time in effect shall require that such proceedings be
brought by or in the name of Landlord, in which event Landlord shall join in such proceedings or permit the same to be brought in Landlord’s name upon compliance with such conditions as Landlord may reasonably require. Landlord shall not
ultimately be subject to any liability for the payment of any fees, including attorneys’ fees, costs and expenses in connection with such proceedings (referred to in this Section 5.2). Tenant agrees to pay all such fees, costs and expenses
or, on demand, to make reimbursement to Landlord for such payment. During the time when any such certificate of deposit or other security is on deposit with Landlord, and prior to the time when the same is returned to Tenant or applied against the
payment, removal or discharge of Impositions, as above provided, Tenant shall be entitled to receive all interest paid thereon, if any. If the deposit held by Landlord can be placed in an interest bearing account, Landlord will do so. 
 Section 5.3 Levies and Other Taxes. 
 If, at any time during the Term of this Lease, any method of taxation shall be such that there shall be levied, assessed or imposed on Landlord, or on the Basic Rent or Additional Rent, or on the
Demised Premises or on the value of the Demised Premises, or any portion thereof, a capital levy, sales or use tax, gross receipts tax, transaction privilege tax, rent tax or other tax on the rents received therefrom, or a franchise tax, or an
assessment, levy or charge measured by or based in whole or in part upon such rents or value, Tenant covenants to pay and discharge the same, it being the intention of the parties hereto that the rent to be paid hereunder shall be paid to Landlord
absolutely net without deduction or charge of any nature whatsoever foreseeable or unforeseeable, ordinary or extraordinary, or of any nature, kind or description, except as in this Lease otherwise expressly provided. Nothing in this Lease contained
shall require Tenant to pay any municipal, state or federal net income or excess profits taxes assessed against Landlord, or any municipal, state or federal capital levy, estate, succession, inheritance or transfer taxes of Landlord, or corporation
franchise taxes imposed upon any corporate owner of the fee of the Demised Premises. 
  

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 Section 5.4 Evidence of Payment. 
 Tenant covenants to furnish Landlord, within thirty (30) days after the date upon which any Imposition or other tax, assessment,
levy or charge is payable by Tenant, official receipts of the appropriate taxing authority, or other appropriate proof reasonably satisfactory to Landlord, evidencing the payment of the same. The certificate, advice or bill of the appropriate
official designated by law to make or issue the same or to receive payment of any Imposition or other tax, assessment, levy or charge may be relied upon by Landlord as sufficient evidence that such Imposition or other tax, assessment, levy or charge
is due and unpaid at the time of the making or issuance of such certificate, advice or bill. 
 Section 5.5 Escrow
for Taxes and Assessments. 
 At Landlord’s written demand, Tenant shall pay to Landlord the known or estimated
yearly real estate taxes and assessments payable with respect to the Demised Premises in monthly payments equal to one-twelfth of the known or estimated yearly real estate taxes and assessments next payable with respect to the Demised Premises. From
time to time Landlord may re-estimate the amount of real estate taxes and assessments, and in such event Landlord shall notify Tenant, in writing, of such re-estimate and fix future monthly installments for the remaining period prior to the next tax
and assessment due date in an amount sufficient to pay the re-estimated amount over the balance of such period after giving credit for payments made by Tenant on the previous estimate. If the total monthly payments made by Tenant pursuant to this
Section 5.5 shall exceed the amount of payments necessary for said taxes and assessments, such excess shall be credited on subsequent monthly payments of the same nature; but if the total of such monthly payments so made under this paragraph
shall be insufficient to pay such taxes and assessments when due, then Tenant shall pay to Landlord upon demand such amount as may be necessary to make up the deficiency. Payment by Tenant of real estate taxes and assessments under this
Section 5.5 shall be considered as performance of such obligation under the provisions of Section 5.1 hereof. Landlord agrees not to request such monthly deposits from Tenant so long as both of the following conditions are true:
(i) Tenant has not defaulted in its obligation to timely pay Rent hereunder; and (ii) Landlord’s mortgage lender does not require Landlord to make such monthly deposits. If such monthly deposits are required by Landlord because
Landlord’s mortgage lender has required Landlord to make such monthly deposits, then Landlord will use commercially reasonable efforts to obtain agreement from said mortgage lender to hold said monthly deposits in an interest bearing account.
In such event, all interest earned on said monthly deposits will be credited to Tenant. 
  

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 Section 5.6 Landlord’s Right to Contest Impositions. 
 In addition to the right of Tenant under Section 5.2 to contest the amount or validity of Impositions, Landlord shall also have the
right, but not the obligation, to contest the amount or validity, in whole or in part, of any Impositions not contested by Tenant, by appropriate proceedings conducted in the name of Landlord or in the name of Landlord and Tenant. If Landlord elects
to contest the amount or validity, in whole or in part, of any Impositions, such contests by Landlord shall be at Landlord’s expense, provided, however, that if the amounts payable by Tenant for Impositions are reduced (or if a proposed
increase in such amounts is avoided or reduced) by reason of Landlord’s contest of Impositions, Tenant shall reimburse Landlord for costs
incurred by Landlord in contesting Impositions, but such reimbursements shall not be in excess of the amount saved by Tenant by reason of Landlord’s actions in contesting such Impositions. 
 ARTICLE VI 
 INSURANCE

 Section 6.1 Tenant’s Casualty Insurance Obligations. 
 Tenant, at its sole cost and expense, shall obtain and continuously maintain in full force and effect during the Term, commencing upon
the earlier of the Commencement Date or the date Tenant first enters the Demised Premises to conduct any work, policies of insurance covering the Improvements (other than insurance on Tenant’s personal property which shall be maintained by
Tenant as provided for in Section 6.5 herein) constructed, installed or located on the Demised Premises naming the Landlord and any additional parties designated by Landlord, as additional insureds and/or loss payees (as specified by Landlord),
against (a) loss or damage by fire; (b) loss or damage from such other risks or hazards now or hereafter embraced by an “Extended Coverage Endorsement”, including, but not limited to, windstorm, hail, explosion, vandalism,
riot and civil commotion, damage from vehicles, smoke damage, water damage and debris removal; (c) loss for flood if the Demised Premises is in a designated flood or flood insurance area or is in a flood prone area; (d) loss for damage by
earthquake; (e) loss from so-called explosion, collapse and underground hazards; and (f) loss or damage from such other risks or hazards of a similar or dissimilar nature which are now or may hereafter be customarily insured against with
respect to improvements similar in construction, design, general location, use and occupancy to the Improvements. At all times, such insurance coverage shall be in an amount equal to one hundred percent (100%) of the then “full replacement
cost” of the Improvements. “Full Replacement Cost” shall be interpreted to mean the cost of replacing the Improvements without deduction for depreciation or wear and tear, and it shall include a reasonable sum for
architectural, engineering, legal, administrative and supervisory fees connected with the restoration or replacement of the Improvements in the event of damage thereto or destruction thereof. If a sprinkler system shall be located in the
Improvements, sprinkler leakage insurance shall be procured and continuously maintained by Tenant at Tenant’s sole cost and expense. For the period 

  

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prior to the Commencement Date, Landlord, at its sole cost and expense, shall maintain in full force and effect, on a completed value basis, insurance
coverage on the Building on builder’s risk or other comparable coverage, as well as workers’ compensation insurance as required by law.
All insurance obtained and maintained by Tenant pursuant to this Article VI shall at all times be subject only to such deductible amounts as may be reasonably acceptable to Landlord from time to time. Landlord acknowledges that a deductible of
Ten Thousand and 00/100 Dollars ($10,000.00) per occurrence is currently acceptable, provided that Landlord retains the right to stipulate different deductibles from time to time in Landlord’s reasonable discretion. 
 Section 6.2 Tenant’s Liability and Other Insurance Coverage. 
 Tenant, at its sole cost and expense, shall obtain and continuously maintain in full force and effect the following insurance coverage
commencing on the earlier of the Commencement Date or the date Tenant first enters the Demised Premises to conduct any work: 
  

	 	(a)	 Comprehensive general liability insurance against any loss, liability or damage on, about or relating to the Demised Premises, or any portion thereof, with
limits of not less than Five Million Dollars ($5,000,000.00) combined single limit, per occurrence and aggregate, coverage on an occurrence basis. Any such insurance obtained and maintained by Tenant shall name Landlord and any additional parties
designated by Landlord as additional insureds therein and shall be obtained and maintained from and with a reputable and financially sound insurance company authorized to issue such insurance in the state in which the Demised Premises are located
and reasonably satisfactory to Landlord. Such insurance shall specifically insure (by contractual liability endorsement) Tenant’s
indemnification obligations provided in this Lease, including, without limitation, those under Section 20.3. 

  

	 	(b)	 Boiler and pressure vessel (including, but not limited to, pressure pipes, steam pipes and condensation return pipes) insurance, provided the Building contains a
boiler or other pressure vessel or pressure pipes. Landlord and any additional parties designated by Landlord shall be named as additional insureds in such policy or policies of insurance. 

  

	 	(c)	 Such other insurance and in such amounts as may from time to time be reasonably required by Landlord, against other insurable hazards which at the time are
commonly insured against in the case of similar premises and/or buildings or improvements in the Twin Cities area. 

 The insurance set forth in this Section 6.2 shall be maintained by Tenant at not less than the limits set forth herein until reasonably required to be changed from time to time by Landlord, in writing, whereupon
Tenant covenants to obtain and maintain thereafter such protection in the amount or amounts so required by Landlord. 
  

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 Section 6.3 Insurance Provisions. 
 All policies of insurance required by Section 6.1 shall provide that the proceeds thereof shall be payable exclusively to Landlord
as loss payee and if Landlord so requests shall also be payable to any contract purchaser of the Demised Premises and the holder of any mortgages now or hereafter becoming a lien on the fee of the Demised Premises, or any portion thereof, as the
interest of such purchaser or holder appears pursuant to a standard named insured or mortgagee clause. Tenant shall not, on Tenant’s own initiative or pursuant to request or requirement of any third party, take out separate insurance concurrent
in form or contributing in the event of loss with that required in Section 6.1 hereof. 
 Each policy required under
this Article VI (or the certificate provided to Landlord with respect to such policy) shall have attached thereto (a) an endorsement that such policy shall not be canceled or materially changed without at least thirty (30) days prior
written notice to Landlord, and (b) an endorsement to the effect that the insurance as to the interest of Landlord shall not be invalidated by any act or neglect of Landlord or Tenant. All policies of insurance shall be written in companies
reasonably satisfactory to Landlord and licensed in the state in which the Demised Premises are located. Such certificates of insurance shall be in a form reasonably acceptable to Landlord, shall be delivered to Landlord upon the earlier of the
Commencement Date or the date Tenant first enters the Demised Premises to conduct any work and prior to expiration of such policy new certificates of insurance shall be delivered to Landlord not less than 15 days prior to the expiration of the then
current policy term. 
 Section 6.4 Waiver of Subrogation. 
 Tenant shall cause to be inserted in the policy or policies of insurance required by this Article VI hereof (other than any automobile
and workers’ compensation policies), a so called “Waiver of Subrogation Clause” as to Landlord. Tenant hereby waives, releases and discharges Landlord, its agents and employees from all claims whatsoever arising out of loss, claim,
expense or damage or destruction covered or coverable by insurance required under this Article VI, notwithstanding that such loss, claim, expense or damage may have been caused by Landlord, its agents or employees, and Tenant agrees to look to the
insurance coverage only in the event of such loss. 
 Section 6.5 Tenant’s Personal Property Insurance. 

 Tenant shall maintain insurance coverage (including loss of use and business interruption coverage) upon Tenant’s
business and upon all personal property of Tenant or the personal property of others kept, stored or maintained on the Demised Premises 

  

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against loss or damage by fire, windstorm or other casualties or causes for such amount as Tenant may desire, and Tenant agrees that such policies (other
than any automobile and workers’ compensation policies) shall contain a waiver of subrogation clause as to Landlord. 
 Section 6.6 Unearned Premiums. 
 Upon expiration of the Term of this Lease, the unearned premiums upon
any insurance policies or certificates thereof lodged with Landlord by Tenant shall, provided that Tenant has complied with all of the terms and conditions of Article XIII herein, as applicable, be payable to Tenant, provided that Tenant shall not
then be in default in keeping, observing or performing the terms and conditions of this Lease. 
 Section 6.7 Blanket
Insurance Coverage. 
 Nothing in this Article shall prevent Tenant from taking out insurance of the kind and in the
amount provided for under the preceding paragraphs of this Article under a blanket insurance policy or policies (certificates thereof reasonably satisfactory to Landlord shall be delivered to Landlord) which may cover other properties owned or
operated by Tenant as well as the Demised Premises; provided, however, that any such policy of blanket insurance of the kind provided for shall (a) specify therein the amounts thereof exclusively allocated to the Demised Premises or Tenant
shall furnish Landlord and the holder of any fee mortgage with a written statement from the insurers under such policies specifying the amounts of the total insurance exclusively allocated to the Demised Premises, and (b) not contain any clause
which would result in the insured thereunder being required to carry any insurance with respect to the property covered thereby in an amount not less than any specific percentage of the Full Replacement Cost of such property in order to prevent the
insured therein named from becoming a co-insurer of any loss with the insurer under such policy; and further provided, however, that such policies of blanket insurance shall, as respects the Demised Premises, contain the various provisions required
of such an insurance policy by the foregoing provisions of this Article VI. 
 Section 6.8 Failure of Tenant to
Insure. 
 Notwithstanding any contrary language in this Lease, if Tenant fails to provide Landlord with evidence of
insurance required hereby, Landlord may, but is not obligated to, without further demand upon Tenant and without waiving or releasing Tenant from any obligation contained in this Lease, obtain such insurance. In such event, Tenant will pay to
Landlord, as Additional Rent, all expenses Landlord incurs obtaining such insurance. No such payment by Landlord relieves Tenant from any default under this Lease. 
  

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 ARTICLE VII 
 UTILITIES 
 Section 7.1 Payment of Utilities. 
 Tenant will pay, when due, all charges of every nature, kind or description for utilities furnished to the Demised Premises after the
Commencement Date, or chargeable against the Demised Premises, including all charges for water, sewage, heat, gas, light, garbage, electricity, telephone, steam, power or other public or private utility services. 
 Section 7.2 Additional Charges. 
 In the event that any charge or fee is required after the Commencement Date by the state in which the Demised Premises are located, or by any agency, subdivision or instrumentality thereof, or by
any utility company furnishing services or utilities to the Demised Premises, as a condition precedent to furnishing or continuing to furnish utilities or services to the Demised Premises, such charge or fee shall be deemed to be a utility charge
payable by Tenant. The provisions of this Section 7.2 shall include, but not be limited to, any charges or fees for present or future water or sewer capacity to serve the Demised Premises, any charges for the underground installation of gas or
other utilities or services, and other charges relating to the extension of or change in the facilities necessary to provide the Demised Premises with adequate utility services. In the event that Landlord has paid any such charge or fee after the
date hereof, Tenant shall reimburse Landlord for such utility charge. If any such charge paid by Tenant is in the nature of a deposit with respect to the payment of future charges, Landlord will cooperate with Tenant’s effort to obtain a refund
of that deposit following the termination of the Term of this Lease. 
 ARTICLE VIII 
 REPAIRS 
 Section 8.1 Tenant’s Repairs. 
 Save and except for the one-year guaranty against defective
materials and workmanship provided in Section 2.8 hereof and the completion of the Punchlist Items provided in Section 2.6 hereof, Tenant, at its sole cost and expense, throughout the Term of this Lease, shall take good care of the Demised
Premises; and shall keep the same in good order, condition and repair, and irrespective of such guaranty shall make and perform all routine maintenance thereof and (other than as set forth in Article XIII) all necessary repairs thereto, interior and
exterior, ordinary and extraordinary, foreseen and unforeseen, of every nature, kind and description; provided, however, that Tenant 

  

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shall have no such obligation with respect to the structural elements and the foundations of the Demised Premises. The structural elements and foundations of
the Demised Premises are collectively referred to as the “Landlord Items”. When used in this Article VIII, “repairs” shall include all necessary replacements, renewals, alterations, additions and betterments. All repairs
made by Tenant shall be at least equal in quality and cost to the Improvements and shall be made by Tenant in accordance with all laws, ordinances and regulations whether heretofore or hereafter enacted. The necessity for or adequacy of maintenance
and repairs shall be measured by the standards which are appropriate for improvements of similar construction, age and class, provided that Tenant shall in any event make all repairs necessary to avoid any structural damage or other damage or injury
to the Improvements. 
 Section 8.2 Maintenance. 
 Tenant, at its sole cost and expense, shall take good care of and shall repair and maintain all driveways, pathways, roadways, sidewalks,
curbs, parking areas, loading areas, landscaped areas, entrances and passageways on the Demised Premises (except for the Landlord Items) in good order and repair. Tenant shall, when, and to the extent consistent with the conditions in the area,
remove accumulated snow, ice and debris from any and all driveways, pathways, roadways, sidewalk, curbs, parking areas, loading areas, entrances and passageways on the Demised Premises. Tenant shall keep all portions of the Demised Premises in a
clean and orderly condition free of snow, ice, dirt, rubbish, debris and unlawful obstructions debris. Tenant shall keep the Demised Premises fit for human occupancy and use. 
 Tenant shall, at its own cost and expense, enter into a regularly scheduled preventive maintenance/service contract with a maintenance contractor for servicing all hot water, heating and air
conditioning systems and equipment and escalators and/or elevators and related equipment within or serving the Demised Premises. The maintenance contractor and the contract must be approved by Landlord, which approval will not be unreasonably
withheld. The service contract must include all services recommended by the equipment manufacturer within the operation/maintenance manual and must become effective (and a copy thereof delivered to Landlord) within thirty (30) days of the date
Tenant takes possession of the Demised Premises. The foregoing maintenance may be performed, in whole or part, by employees of Tenant provided that the level and scope of such maintenance is as required hereby. 
 Tenant acknowledges that the floors of the Building are to be constructed to withstand a uniformly distributed live load capacity per
square foot as required by the applicable building codes, and Tenant represents and warrants that it will not at any time subject the floors of the Building or any part thereof to any load exceeding such capacity. Tenant agrees that it shall use all
reasonable and prudent storage techniques including but not limited to, even distribution of weight loads. Without limiting 

  

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Tenant’s obligations for repair and maintenance set forth in this Article, Tenant shall, (following the expiration of Landlord’s construction
warranty as set forth in Section 2.8), at all times repair and maintain the entire roof, roof membrane and structure and shall keep the same in a watertight condition. Tenant’s obligations under the foregoing sentence are subject to any specific provisions of the roof warranty referenced in Section 2.8. Other than as set forth in Article XXI,
Tenant will not allow any person not authorized by Landlord to go upon the roof of the Building or any materials or equipment (including but not limited to any satellite or other communications equipment) to be placed upon the roof of the Building
without prior written notice to Landlord, except as specified in Article XXI herein. At any time that any person goes upon such roof or any materials or equipment are placed upon such roof (except in connection with Tenant’s maintenance of
Landlord permitted equipment located on the roof), Tenant shall allow Landlord or its agent the right to inspect and approve the expected life or integrity of the roof operation or procedure and shall not take any action affecting the roof or the
roof warranty without Landlord’s written approval. 
 Section 8.3 Tenant’s Waiver of Claims Against
Landlord. 
 Except for Landlord’s obligations set forth in this Lease, Landlord shall not be required to furnish
any services or facilities or to make any repairs or alterations in, about or to the Demised Premises or any Improvements. Subject to the provisions of this Lease, Tenant hereby assumes the full and sole responsibility for the condition, operation,
repair, replacement, maintenance and management of the Demised Premises and all improvements hereafter erected thereon, and Tenant hereby waives any rights created by any law now or hereafter in force to make repairs to the Demised Premises or
improvements hereafter erected thereon at Landlord’s expense. Subject to the provisions of this Lease, Tenant agrees that Landlord is not liable for, and Tenant waives, all claims against Landlord for any damage to Tenant’s property or
business resulting directly or indirectly from (a) any existing or future condition, defect, matter or thing in the Demised Premises (other than Landlord Items), or any part of the Demised Premises (other than Landlord Items), (b) any
equipment or appurtenances becoming out of repair, (c) any occurrence, act or omission of any of the Landlord or any other person. This Section applies especially, but not exclusively, to damage caused by the flooding of basements or other
subsurface areas and by refrigerators, sprinkling devices, air conditioning apparatus, water, snow, frost, steam, excessive heat or cold, falling plaster, broken glass, sewage, gas, odors, noise or the bursting or leaking of pipes or plumbing
fixtures and applies regardless whether any such damage results from an act of God, the act or omission of other tenants or occupants of the Demised Premises or any other persons. 
  

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 Section 8.4 Prohibition Against Waste. 
 Tenant shall not do or suffer any waste or damage, disfigurement or injury to the Demised Premises, or any Improvements hereafter erected
thereon, or to the fixtures or equipment therein. 
 Section 8.5 Landlord’s Right to Effect Repairs.

 In the event of an Event of Default by Tenant under this Article VIII, then Landlord may, if it so elects and
following such notice as is reasonable under the circumstances, in addition to any other remedies provided herein, effect such repairs and maintenance. Any sums expended by Landlord in effecting such repairs and maintenance shall be due and payable,
on demand, together with interest thereon at the Maximum Rate of Interest from the date of each such expenditure by Landlord to the date of repayment by Tenant. 
 Section 8.6 Misuse or Neglect. 
 Without limiting any of
Tenant’s obligations hereinbefore set forth, Tenant shall be responsible for all repairs to the Demised Premises which are made necessary by any misuse or neglect by: (i) Tenant or any of its officers, agents, employees, contractors (other
than Landlord), licensees or subtenants; or (ii) any visitors, patrons, guests or invitees of Tenant or its subtenant while in or upon the Demised Premises. 
 Section 8.7 Landlord Repairs. 
 Landlord will repair and
maintain the Landlord Items in good order, condition and repair. Landlord will, in accordance with its customary accounting procedures as generally applied by Landlord to its business operations, calculate the expenses incurred by Landlord in so
maintaining and repairing the Landlord Items after the expiration of the Landlord guaranty set forth in Section 2.8. Those expenses will not include the cost of any capital improvement to the Building (which capital costs will be paid by
Landlord without reimbursement from Tenant) other than replacements required for normal maintenance and repair. The foregoing expenses will be invoiced to, and paid by, Tenant as incurred by Landlord and will constitute items of Additional Rent.
Tenant agrees to give Landlord notice of any Landlord Item that requires repair or maintenance. Tenant agrees to provide Landlord with access to the Demised Premises in order to permit Landlord to perform repair and maintenance as required hereby.

  

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 ARTICLE IX 
 COMPLIANCE WITH LAWS AND ORDINANCES 
 Section 9.1 Compliance with Laws and
Ordinances. 
 Tenant shall throughout the Term of this Lease, at Tenant’s sole cost and expense, promptly comply or
cause compliance with or remove or cure any violation of any and all present and future laws, ordinances, orders, rules, regulations and requirements of all federal, state, municipal and other governmental bodies having jurisdiction over the Demised
Premises, including, without limitation, those pertaining to indoor air quality, and the appropriate departments, commissions, boards and officers thereof, and the orders, rules and regulations of the Board of Fire Underwriters where the Demised
Premises are situated, or any other body now or hereafter constituted exercising lawful or valid authority over the Demised Premises, or any portion thereof, or the sidewalks, curbs, roadways, alleys, entrances or railroad track facilities adjacent
or appurtenant thereto (if any), or exercising authority with respect to the use or manner of use of the Demised Premises, or such adjacent or appurtenant facilities, and whether the compliance, curing or removal of any such violation and the costs
and expenses necessitated thereby shall have been foreseen or unforeseen, ordinary or extraordinary, and whether or not the same shall be presently within the contemplation of Landlord or Tenant or shall involve any change of governmental policy, or
require structural or extraordinary repairs, alterations or additions by Tenant and irrespective of the costs thereof. 
 Section 9.2 Compliance with Permitted Encumbrances. 
 Tenant, at its sole cost and expense, shall
comply with all Permitted Encumbrances, as they exist as of the date hereof or as they may be hereafter be supplemented or created so long as any such supplement or new Permitted Encumbrance is approved in writing by Tenant. Landlord shall have the
right, following thirty (30) days’ notice to Tenant (except in the case of emergency), to cure any default or (subject to Tenant’s right to contest the same as set forth in Section 9.4) claimed default by Tenant under the
Permitted Encumbrances (including any such supplements). Any sums expended by Landlord in such cure, together with interest at the Maximum Rate of Interest from the date of each such expenditure by Landlord to the date of repayment by Tenant, will
be payable to Landlord as Additional Rent hereunder, said payments to be made within thirty (30) days of demand by Landlord. Tenant shall also comply with, observe and perform all provisions and requirements of all policies of insurance at any
time in force with respect to the Demised Premises and either required to be obtained by Tenant and maintained under the terms of Article VI hereof or of which Tenant has been given notice and shall comply with all development permits issued by
governmental authorities issued in connection with development of the Demised Premises. 
 Section 9.3 Tenant’s
Obligations. 
 Notwithstanding that it may be usual and customary for Landlord to assume responsibility and performance
of any or all of the obligations set forth in this Article IX, and notwithstanding any order, rule or regulation directed to Landlord to perform 

  

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(but subject to Landlord’s obligations under Article II), Tenant hereby assumes such obligations because, by nature of this Lease, the rents and income
derived from this Lease by Landlord are net rentals not to be diminished by any expense incident to the ownership, occupancy, use, leasing or possession of the Demised Premises or any portion thereof. 
 Section 9.4 Tenant’s Right to Contest Laws and Ordinances. 
 After prior written notice to Landlord, Tenant, at its sole cost and expense and without cost or expense to Landlord, shall have the
right to contest the validity or application of any law or ordinance referred to in this Article IX in the name of Tenant or Landlord, or both, by appropriate legal proceedings diligently conducted but only if compliance with the terms of any such
law or ordinance pending the prosecution of any such proceeding may legally be delayed without the incurrence of any lien, charge or liability of any kind against the Demised Premises, or any portion thereof, and without subjecting Landlord or
Tenant to any liability, civil or criminal, for failure so to comply therewith until the final determination of such proceeding; provided, however, if any lien, charge or civil liability would be incurred by reason of any such delay Tenant may
nevertheless, on the prior written consent of Landlord, contest as aforesaid and delay as aforesaid. Landlord will not unreasonably withhold such consent provided that such delay would not subject Tenant or Landlord to criminal liability and Tenant
(a) furnishes Landlord security, reasonably satisfactory to Landlord, against any loss or injury by reason of any such contest or delay, (b) prosecutes the contest with due diligence and in good faith, and (c) agrees to indemnify,
defend and hold harmless Landlord and the Demised Premises from any charge, liability or expense whatsoever related to such contest. The security furnished to Landlord by Tenant shall be in the form of a cash deposit or a certificate of deposit
issued by a national bank or federal savings and loan association, payable to Landlord. Said deposit shall be held, administered and distributed in accordance with the provisions of Section 5.2 hereof relating to the contest of the amount or
validity of any Imposition. 
 If necessary or proper to permit Tenant so to contest the validity or application of any such
law or ordinance, Landlord shall, at Tenant’s sole cost and expense, including reasonable attorneys’ fees incurred by Landlord, execute and deliver any appropriate papers or other documents; provided, however, Landlord shall not be
required to execute any document or consent to any proceeding which would result in the imposition of any cost, charge, expense or penalty on Landlord or the Demised Premises. 
 Section 9.5 Compliance with Hazardous Materials Laws. 
 Tenant shall, at all times and in all respects with respect to its activities on the Demised Premises, and with respect to any other activities which have an affect upon the Demised Premises, comply with all federal, state and local laws,
ordinances and 

  

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regulations (“Hazardous Materials Laws”) relating to the industrial hygiene, environmental protection or the use, analysis, generation,
manufacture, storage, presence, disposal or transportation of any oil, petroleum products, flammable explosives, asbestos, urea formaldehyde, polychlorinated biphenyls, radioactive materials or waste, or other hazardous, toxic, contaminated or
polluting materials, substances or wastes, including without limitation any “hazardous substances”, “hazardous wastes”, “hazardous materials” or “toxic substances” under any such laws, ordinances or
regulations (collectively, “Hazardous Materials”). 
 Tenant shall at its own expense procure, maintain in
effect and comply with all conditions of any and all permits, licenses and other governmental and regulatory approvals required for Tenant’s use of the Demised Premises, including, without limitation, discharge of (appropriately treated)
materials or waste into or through any sanitary sewer system serving the Demised Premises. Notwithstanding the preceding sentence, the Landlord shall, at its expense, procure any such permits required for the construction of the Improvements. Except
as discharged into the sanitary sewer in strict accordance and conformity with all applicable Hazardous Materials Laws, Tenant shall cause any and all Hazardous Materials to be removed from the Demised Premises and transported solely by duly
licensed haulers to duly licensed facilities for final disposal of such Hazardous Materials and wastes. Tenant shall in all respects, handle, treat, deal with and manage any and all Hazardous Materials in, on, under or about the Demised Premises in
complete conformity with all applicable Hazardous Materials Laws and prudent industry practices regarding the management of such Hazardous Materials. All reporting obligations to the extent imposed upon Tenant by Hazardous Materials Laws are solely
the responsibility of Tenant. Upon expiration or earlier termination of this Lease, Tenant shall cause all Hazardous Materials (to the extent such Hazardous Materials are generated, stored, released or disposed of on the Demised Premises during the
Term of this Lease) to be removed from the Demised Premises (unless such removal is not permitted by Hazardous Materials Laws) and transported for use, storage or disposal in accordance and in compliance with all applicable Hazardous Materials Law.
Tenant shall not take any remedial action in response to the presence of any Hazardous Materials in, on, about or under the Demised Premises or in any Improvements situated on the Land, nor enter into any settlement agreement, consent, decree or
other compromise in respect to any claims relating to any way connected with the Demised Premises or the Landlord’s Improvements on the Land without first notifying Landlord of Tenant’s intention to do so and affording Landlord thirty
(30) days to appear, intervene or otherwise appropriately assert and protect Landlord’s interest with respect thereto. In addition, at Landlord’s request, at the expiration of the Term of this Lease, Tenant shall remove all tanks or
fixtures which were placed on the Demised Premises during the Term of this Lease and which contain, have contained or are contaminated with, Hazardous Materials. 
  

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 Tenant shall immediately notify Landlord in writing of (a) any enforcement,
clean-up, removal or other governmental or regulatory action instituted, completed or threatened pursuant to any Hazardous Materials Laws; (b) any claim made or threatened by any person against Landlord, or the Demised Premises, relating to
damage, contribution, cost recovery, compensation, loss or injury resulting from or claimed to result from any Hazardous Materials; and (c) any reports made to any environmental agency arising out of or in connection with any Hazardous
Materials in, on or about the Demised Premises or with respect to any Hazardous Materials removed from the Demised Premises, including, any complaints, notices, warnings, reports or asserted violations in connection therewith. Tenant shall also
provide to Landlord, as promptly as possible, and in any event within five (5) business days after Tenant first receives or sends the same, copies of all claims, reports, complaints, notices, warnings or asserted violations relating in any way
to the Demised Premises or Tenant’s use thereof. Upon written request of Landlord (to enable Landlord to defend itself from any claim or charge related to any Hazardous Materials Law), Tenant shall promptly deliver to Landlord lists of
Hazardous Waste used by Tenant on the Demised Premises reflecting the legal and proper disposal of all such Hazardous Materials removed or to be removed from the Demised Premises. All such lists shall list the Tenant or its agent as a responsible
party and in no way shall attribute responsibility for any such Hazardous Materials to Landlord. 
 Section 9.6
Hazardous Material Representation by Landlord. 
 To Landlord’s knowledge as of the date hereof and as of the
Commencement Date, Landlord is not aware of any Hazardous Materials which exist or are located on or in the Demised Premises, except as may be disclosed in that certain environmental site assessment prepared by Braun-Intertec, dated
September 22, 1998. Further, Landlord represents to Tenant that; (i) to the best of its knowledge, Landlord has not caused the generation, storage or release of Hazardous Materials upon the Demised Premises, except in accordance with
Hazardous Materials Laws, (ii) any Hazardous Materials located on the Demised Premises during construction of the Improvements will, by the Commencement Date, be removed therefrom in compliance with Hazardous Materials Laws; and (iii) the
Improvements will contain no asbestos or asbestos-containing materials. Notwithstanding anything herein to the contrary, Landlord’s sole responsibility by reason of a violation of the provisions of this Section 9.6 shall be as follows.
Landlord shall bear the entire cost related to responding to any directive, order, judgment or decree of any governmental, judicial or regulatory body or agency (“Agency Directive”) the purpose of which is to cause the Demised
Premises to be brought into compliance with Hazardous Materials Laws; provided that such Agency Directive relates to the circumstances giving rise to a violation by Landlord of the provisions of this Section 9.6. In the absence of an Agency
Directive, Landlord’s sole responsibility with respect to a violation of this Section 9.6 shall be to take such corrective action as is reasonably required in Landlord’s judgment to address and correct any health or safety issues
which may be related to the circumstances giving rise to the violation of this Section 9.6. 
  

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 Section 9.7 Cost of Compliance with Hazardous Materials Laws. 
 Provisions of Sections 9.5 and 9.6 notwithstanding, Tenant shall be responsible only for that part of the cost of compliance with
Hazardous Materials Laws which relates to a breach by Tenant of the representations, warranties and covenants contained in this Lease to be kept and performed by Tenant, including but not limited to the covenants contained in Section 9.5.
Landlord shall be responsible only for that part of the cost of compliance with Hazardous Materials Laws which relate to a breach by Landlord of the covenants contained in Section 9.6 of this Lease. 
 Section 9.8 Discovery of Hazardous Materials. 
 In the event (a) Hazardous Materials are discovered upon the Demised Premises, (b) Landlord has been given written notice of the discovery of such Hazardous Materials, and
(c) pursuant to the provisions of Section 9.7, neither Landlord nor Tenant is obligated to pay the cost of compliance with Hazardous Materials Laws, then and in that event Landlord may voluntarily but shall not be obligated to agree with
Tenant to take all action necessary to bring the Demised Premises into compliance with Hazardous Materials Laws at Landlord’s sole cost. In the event Landlord fails to notify Tenant in writing within thirty (30) days of the notice to
Landlord of the discovery of such Hazardous Materials that Landlord intends to voluntarily take such action as is necessary to bring the Demised Premises into compliance with Hazardous Materials Laws, then Tenant as its sole and exclusive right and
remedy against Landlord therefor may bring the Demised Premises into compliance with Hazardous Materials Laws at Tenant’s sole cost. 
 Section 9.9 Indemnification. 
 Tenant shall indemnify, defend (with counsel
reasonably acceptable to Landlord), protect and hold harmless Landlord and each of Landlord’s officers, directors, partners, employees, agents, attorneys, successors and assigns from and against any and all claims, liabilities, damages, costs,
penalties, forfeitures, losses or expenses (including attorneys’ fees) for death or injury to any person or damage to any property whatsoever (including water tables and atmosphere) arising or resulting in whole or in part, directly or
indirectly, from the presence or discharge of Hazardous Materials, in, on, under, upon or from the Demised Premises or the Improvements located thereon or from the transportation or disposal of Hazardous Materials to or from the Demised Premises
(the standard herein being one of strict liability) unless Tenant establishes: (i) that the same were caused by Landlord or that Landlord is otherwise responsible therefore under the provisions of Section 9.6; or (ii) that the
discharge or release did not occur during the Term. Tenant’s obligations hereunder 

  

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shall include, without limitation, and whether foreseeable or unforeseeable, all costs of any required or necessary repairs, clean-up or detoxification or
decontamination of the Demised Premises or the Improvements, and the presence and implementation of any closure, remedial action or other required plans in connection therewith, and shall survive the expiration of or early termination of the Term of
this Lease. For purposes of the indemnity provided herein, any acts or omissions of Tenant, or its employees, agents, customers, sub-lessees, assignees, contractors or sub-contractors of Tenant (whether or not they are negligent, intentional,
willful or unlawful) shall be strictly attributable to Tenant. For the purpose of the foregoing sentence, the term “contractors” does not
include Landlord. 
 Section 9.10 Environmental Audits. 
 Upon reasonable request by Landlord during the Term of this Lease, prior to the exercise of any renewal right and/or prior to vacating
the Demised Premises, Tenant shall undertake and submit to Landlord an environmental audit from an environmental company reasonably acceptable to Landlord, which audit shall evidence Tenant’s compliance with this Article IX. 
 Section 9.11 Acts or Omissions Regarding Hazardous Materials. 
 For purposes of the covenants and agreements contained in Sections 9.5 through 9.10, inclusive, any acts or omissions of Tenant, its
employees, agents, customers, sublessees, assignees, contractors or sub-contractors shall be strictly attributable to Tenant. For the purpose of the foregoing sentence, the term “contractors” does not include Landlord. No third party may
rely upon, or claim third party beneficiary status with respect to the foregoing. 
 Section 9.12 ADA Requirements.

 In both the design and construction of Landlord Improvements and the construction of the Tenant Improvements, Landlord
shall be responsible for the full compliance thereof with the accessibility requirements of Title III of the applicable provisions of the Americans with Disabilities Act of 1990 (the “ADA”) as of the Commencement Date. Nevertheless,
Landlord shall not have responsibility for code compliance or other ADA-related matters relating to the following: (i) any work of Tenant or its separate contractors, or by installations which are not part of Landlord’s Improvements,
(ii) any work included within the Landlord’s Improvements, to the extent that such work is other than normal and customary construction for a typical user similar to Tenant, (iii) any matters arising by reason of a change in the ADA
or other laws or building codes applicable to the Demised Premises following the Commencement Date, (iv) any alterations or improvements, whether or not included in the Landlord’s Improvements, which are required in order to comply with
ADA or similar laws or building codes to the extent caused by or contributed to by reason of the 

  

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fact that Tenant may employ more than an average number of persons with a mental or physical disability; or (v) the design of the Tenant Improvements.
All compliance with ADA as it relates to the Tenant Improvements shall be Tenant’s responsibility. 
 Section 9.13 Survival. 
 The respective rights and obligations of Landlord and Tenant under this
Article IX shall survive the expiration or earlier termination of this Lease. 
 ARTICLE X 
 MECHANIC’S LIENS AND OTHER LIENS 
 Section 10.1 Freedom from Liens. 
 Tenant shall not suffer or permit any
mechanic’s lien or other lien to be filed against the Demised Premises, or any portion thereof, by reason of work, labor, skill, services, equipment or materials supplied or claimed to have been supplied to the Demised Premises at the request
of Tenant, or anyone holding the Demised Premises, or any portion thereof, through or under Tenant. If any such mechanic’s lien or other lien shall at any time be filed against the Demised Premises, or any portion thereof, Tenant shall cause
the same to be discharged of record within thirty (30) days after the date of filing the same. If Tenant shall fail to discharge such mechanic’s lien or liens or other lien within such period, then, in addition to any other right or remedy
of Landlord, after five (5) days prior written notice to Tenant, Landlord may, but shall not be obligated to, discharge the same by paying to the claimant the amount claimed to be due or by procuring the discharge of such lien as to the Demised
Premises by deposit in the court having jurisdiction of such lien, the foreclosure thereof or other proceedings with respect thereto, of a cash sum sufficient to secure the discharge of the same, or by the deposit of a bond or other security with
such court sufficient in form, content and amount to procure the discharge of such lien, or in such other manner as is now or may in the future be provided by present or future law for the discharge of such lien as a lien against the Demised
Premises. Any amount paid by Landlord, or the value of any deposit so made by Landlord, together with all costs, fees and expenses in connection therewith (including reasonable attorneys’ fees of Landlord), together with interest thereon at the
Maximum Rate of Interest set forth in Section 3.4 hereof, shall be repaid by Tenant to Landlord on demand by Landlord and if unpaid may be treated as Additional Rent. Tenant shall indemnify, defend and hold harmless Landlord and the Demised
Premises, and any portion thereof, from all losses, costs, damages, expenses, liabilities, suits, penalties, claims, demands and obligations, including, without limitation, reasonable attorneys’ fees resulting from the assertion, filing,
foreclosure or other legal proceedings with respect to any such mechanic’s lien or other lien. 
  

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 All materialmen, contractors (other than Landlord), artisans, mechanics, laborers and any
other person now or hereafter furnishing any labor, services, materials, supplies or equipment to Tenant with respect to the Demised Premises, or any portion thereof, are hereby charged with notice that they must look exclusively to Tenant to obtain
payment for the same. Notice is hereby given that Landlord shall not be liable for any labor, services, materials, supplies, skill, machinery, fixtures or equipment furnished or to be furnished to Tenant upon credit, and that no mechanic’s lien
or other lien for any such labor, services, materials, supplies, machinery, fixtures or equipment shall attach to or affect the state or interest of Landlord in and to the Demised Premises, or any portion thereof. 
 Section 10.2 Landlord’s Indemnification. 
 The provisions of Section 10.1 above shall not apply to any mechanic’s lien or other lien for labor, services, materials, supplies, machinery, fixtures or equipment furnished to the
Demised Premises in the performance of Landlord’s obligations to construct the Improvements required by the provisions of Article II hereof, and (notwithstanding the disclaimer in Section 8.3), Landlord does hereby agree to indemnify,
defend and hold harmless Tenant and the Demised Premises, and any portion thereof, from all losses, costs, damages, expenses, liabilities and obligations, including, without limitation, reasonable attorneys’ fees resulting from the assertion,
filing, foreclosure or other legal proceedings with respect to any such mechanic’s lien or other lien. 
 Section 10.3 Removal of Liens. 
 Except as otherwise provided for in this Article X, Tenant shall not
create, permit or suffer, and shall promptly discharge and satisfy of record, any other lien, encumbrance, charge, security interest or other right or interest which shall be or become a lien, encumbrance, charge or security interest upon the
Demised Premises, or any portion thereof, or the income therefrom, or on the interest of Landlord or Tenant in the Demised Premises, or any portion thereof, save and except for those liens, encumbrances, charges, security interests or other rights
or interests consented to, in writing, by Landlord, or those mortgages, assignments of rents, assignments of leases and other mortgage documentation placed thereon by Landlord in financing or refinancing the Demised Premises. 
  

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 ARTICLE XI 
 INTENT OF PARTIES 
 Section 11.1 Net Lease. 
 Landlord and Tenant do each state and represent that it is the intention of each of them that this Lease be interpreted and construed as
an absolute net lease and all Basic Rent and Additional Rent shall be paid by Tenant to Landlord without abatement, deduction, diminution, deferment, suspension, reduction or setoff, and the obligations of Tenant shall not be affected by reason of
damage to or destruction of the Demised Premises from whatever cause (except as provided in Article XIII), nor shall the obligations of Tenant be affected by reason of any condemnation, eminent domain or like proceedings (except as provided in
Article XIV hereof); nor shall the obligations of Tenant be affected by reason of any other cause whether similar or dissimilar to the foregoing or by any laws or customs to the contrary. It is the further express intent of Landlord and Tenant that:
(a) the obligations of Landlord and Tenant hereunder shall be separate and independent covenants and agreements and that the Basic Rent and Additional Rent, and all other charges and sums payable by Tenant hereunder, shall commence at the times
provided herein and shall continue to be payable in all events unless the obligations to pay the same shall be terminated pursuant to an express provision in this Lease; (b) except as otherwise set forth in this Lease, all costs or expenses of
whatsoever character or kind, general or special, ordinary or extraordinary, foreseen or unforeseen, and of every kind and nature whatsoever that may be necessary or required in and about the Demised Premises, or any portion thereof, and
Tenant’s possession or authorized use thereof during the Term of this Lease, shall be paid by Tenant and all provisions of this Lease are to be interpreted and construed in light of the intention expressed in this Section 11.1;
(c) the Basic Rent specified in Article III shall be absolutely net to Landlord so that Landlord shall be paid the entire Basic Rent specified in Article III in each year during the Term of this Lease (unless extended or renewed at a different
Basic Rent); (d) except as otherwise set forth in this Lease, all Impositions, insurance premiums, utility expense, repair and maintenance expense, and all other costs, fees, interest, charges, expenses, reimbursements and obligations of every
kind and nature whatsoever relating to the Demised Premises, or any portion thereof, which may arise or become due during the Term of this Lease, or any extension or renewal thereof, shall be paid or discharged by Tenant as Additional Rent; and
(e) Tenant hereby agrees to indemnify, defend and save Landlord harmless from and against such costs, fees, charges, expenses, reimbursements and obligations, any interest thereon. Nothing in the foregoing Section 11.1 shall diminish
Tenant’s right to assert a claim against Landlord under Section 2.8 hereof. 
 Section 11.2 Entry by
Landlord. 
 If Tenant shall at any time fail to pay any Imposition in accordance with the provisions of Article V, or to
take out, pay for, maintain and deliver any of the insurance policies or certificates of insurance provided for in Article VI, or shall fail to make any other payment or perform any other act on its part to be made or performed, then Landlord, after
prior written notice to Tenant as provided in Section 12.1 (or with such notice as is reasonable in case of emergency), and without waiving or releasing 

  

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Tenant from any obligation of Tenant contained in this Lease, may, but shall be under no obligation to do so, (a) pay any Imposition payable by Tenant
pursuant to the provisions of Article V; (b) take out, pay for and maintain any of the insurance policies provided for in this Lease; or (c) make any other payment or perform any other act on Tenant’s part to be paid or performed as
in this Lease provided, and Landlord may, following such notice as is reasonable in the circumstances, enter upon the Demised Premises for any such purpose and take all such action therein or thereon as may be necessary therefor. Nothing herein
contained shall be deemed as a waiver or release of Tenant from any obligation of Tenant contained in this Lease. In exercising such right of entry, Landlord will use reasonable commercial efforts to assure that its personnel do not observe or
disclose confidential information of Tenant located at the Demised Premises so long as Tenant has used reasonable commercial efforts to protect such information from observation. 
 Section 11.3 Interest on Unpaid Amounts. 
 If Tenant shall fail to perform any act required of it, Landlord may perform the same, but shall not be required to do so, in such manner and to such extent as Landlord may deem necessary or
desirable, and in exercising any such right to employ counsel and to pay necessary and incidental costs and expenses, including reasonable attorneys’ fees. All sums so paid by Landlord and all necessary and incidental costs and expenses,
including reasonable attorneys’ fees, in connection with the performance of any such act by Landlord, together with interest thereon at the Maximum Rate of Interest provided in Section 3.4 hereof from the date of making such expenditure by
Landlord, shall be deemed Additional Rent hereunder and, except as is otherwise expressly provided herein, shall be payable to Landlord on demand or, at the option of Landlord, may be added to any monthly rental then due or thereafter becoming due
under this Lease, and Tenant covenants to pay any such sum or sums, with interest as aforesaid, and Landlord shall have, in addition to any other right or remedy of Landlord, the same rights and remedies in the event of nonpayment thereof by Tenant
as in the case of default by Tenant in the payment of monthly Basic Rent. Landlord shall not be limited in the proof of any damages which Landlord may claim against Tenant arising out of or by reason. of Tenant’s failure to provide and keep in
force insurance as aforesaid, to the amount of the insurance premium or premiums not paid or not incurred by Tenant, and which would have been payable upon such insurance, but Landlord shall also be entitled to recover as damages for such breach the
uninsured amount of any loss (to the extent of any deficiency between the dollar limits of insurance required by the provisions of this Lease and the dollar limits of the insurance actually carried by Tenant), damages, costs and expenses of suit,
including reasonable attorneys’ fees, suffered or incurred by reason of damage to or destruction of the Demised Premises, or any portion thereof or other damage or loss which Tenant is required to insure against hereunder, occurring during any
period when Tenant shall have failed or neglected to provide insurance as aforesaid. 
  

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 ARTICLE XII 
 DEFAULTS OF TENANT 
 Section 12.1 Event of Default. 
 Any one or more of the following events (in this Article sometimes called “Events of Default”) shall be deemed an Event
of Default by Tenant under this Lease: 
 (i) If default shall be made by Tenant, by operation of law or otherwise, under the
provisions of Article XV hereof relating to assignment, sublease, mortgage or other transfer of Tenant’s interest in this Lease or in the Demised Premises or in the income arising therefrom; 
 (ii) If default shall be made in the due and punctual payment of any Basic Rent or Additional Rent payable under this Lease or in the
payment of any obligation to be paid by Tenant, when and as the same shall become due and payable, and said default is not cured within ten (10) days of written notice from Landlord. Notwithstanding the ten (10) day cure period in the
immediately preceding sentence, Tenant acknowledges and agrees that Basic Rent and Additional Rent is due and payable, without delay, on the various days specified elsewhere in this Lease and that the Maximum Rate of Interest and any late payment
fees specified in Section 3.4 herein shall apply from the date Basic Rent and Additional Rent is first due. 
 (iii) If
default shall be made by Tenant in keeping, observing or performing any of the terms contained in this Lease, other than those referred to in Subsections (i), (ii) and (v) of this Section 12.1, which does not expose Landlord to
criminal liability, and such default shall continue for a period of thirty (30) days after written notice thereof given by Landlord to Tenant. In the case of such a default or contingency (other than one which may expose Landlord to criminal
liability) which cannot with due diligence and in good faith be cured within thirty (30) days, if Tenant fails to proceed promptly and with due diligence and in good faith to cure the same or if Tenant fails to thereafter prosecute the curing
of such default with due diligence and in good faith, or if such default is not cured within sixty (60) days after written notice thereof given by Landlord to Tenant, subject to matters of Excused Delay (but not including any delay caused or
contributed to by act or neglect of Tenant or those acting for or under Tenant). Notwithstanding anything contained herein to the contrary, in the event Tenant fails to take out, pay for, maintain or deliver any of the insurance policies provided
for in Article VI herein, Landlord need not give Tenant written notice or any period to cure such default prior to taking any actions authorized pursuant to Section 11.2 of this Lease; and 
  

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 (iv) If default shall be made by Tenant in keeping, observing or performing any of the
terms contained in this Lease, other than those referred to in Subsections (i), (ii), (iii) and (v) of this Section 12.1, and which reasonably exposes Landlord to criminal liability, and such default shall continue for five
(5) days after written notice thereof given by Landlord to Tenant, and Tenant fails within said five (5) days to cure the same, it being intended that in connection with a default which reasonably exposes Landlord to criminal liability
that Tenant shall proceed immediately to cure or correct such condition. 
 (v) Tenant makes a general assignment or general
arrangement for the benefit of creditors; (b) a petition for adjudication of bankruptcy or for reorganization or rearrangement is filed by Tenant or is filed against Tenant and with respect to a petition filed against Tenant if such petition is
not dismissed within seventy (75) days; (c) a trustee or receiver is appointed to take possession of substantially all of Tenant’s assets located at the Demised Premises or of Tenant’s interest in this Lease and possession is not
restored to Tenant within forty-five (45) days; or (d) substantially all of Tenant’s assets located at the Demised Premises or of Tenant’s interest in this Lease is subjected to attachment, execution or other judicial seizure not
discharged within forty-five (45) days. If a court of competent jurisdiction determines that any of the acts described in this Section 12.1(v) does not constitute an Event of Default, and the court appoints a trustee to take possession of
the Demised Premises (or if Tenant remains a debtor in possession of the Demised Premises) and such trustee or Tenant transfers Tenant’s interest hereunder, then Landlord is entitled to receive, as Additional Rent, any excess of the Rent (or
any other consideration) paid in connection with the transfer over the Rent otherwise payable by Tenant under this Lease. 
 Upon the
occurrence of any Event of Default, Landlord shall have the option to pursue any one or more of the remedies set forth in this Article XII without any notice or demand whatsoever, other than the notices specifically described above in this
Section 12.1. The notices set forth in this Section are intended to satisfy any and all notice requirements imposed by law on Landlord and are not in addition to any such requirement. 
 Section 12.2 Remain Out of Possession. 
 Landlord shall have the option to remain out of possession of the Demised Premises following an Event of Default and treat the Lease Term as subsisting. Landlord’s remedies to recover
monetary damages are defined hereinafter. 
  

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 Section 12.3 Repossession Following Default. 
 Landlord shall have the option to enter upon and take possession of the Demised Premises, with or without terminating this Lease, and
expel or remove Tenant and any other person who may be occupying the Demised Premises or any part thereof, without being liable for prosecution or any claim for damages therefor. Landlord shall have the right to change the locks on any door of the
Demised Premises without notifying Tenant of the name, address or telephone number of an individual or company from whom a new key may be obtained, nor shall Landlord have any obligation to provide a new key to Tenant. Landlord’s remedies to
recover monetary damages are defined hereinafter. 
 Section 12.3A Right to Re-enter. 
 Landlord shall have the right, without notice (other than as required herein), to repossess and re-enter the Demised Premises with or
without terminating this Lease. Landlord’s remedies to recover monetary damages are defined hereinafter. 
 No
repossession under Section 12.3 or re-entry of the Demised Premises by Landlord shall be construed as an election on its part to terminate this Lease, unless a written notice of termination be given to Tenant pursuant to Section 12.3B
below. Notwithstanding any such repossession or re-entry, Landlord may at any time thereafter elect to terminate this Lease for a previous default. 
 Section 12.3B Termination of Lease. 
 Landlord may give written notice to Tenant
stating that this Lease and the terms hereof shall expire and terminate on the date specified in such notice, and upon the date specified in such notice this Lease and the terms hereof, and all rights of Tenant under this Lease, including all rights
of renewal whether exercised or not, shall expire and terminate. 
 Section 12.4 Performance of Tenant Obligations.

 Landlord shall have the right at all times to enter upon the Demised Premises as provided for in Section 11.2 herein, without
being liable for prosecution or any claim for damages therefor, and do whatever Tenant is obligated to do under the terms of this Lease; and Tenant agrees to reimburse Landlord on demand for any expenses which Landlord may incur in thus effecting
compliance with Tenant’s obligations under this Lease, and Tenant further agrees that Landlord shall not be liable for any damages resulting to the Tenant from such action (other than with respect to Landlord’s intentional or grossly
negligent act). 
  

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 Section 12.5 Surrender of Demised Premises. 
 Upon any expiration or termination of this Lease, or repossession or re-entry of the Demised Premises, Tenant shall quit and peaceably
surrender the Demised Premises and all portions thereof to Landlord. Landlord, upon or at any time after any such expiration, termination, repossession or re-entry may without further notice, enter upon and reenter the Demised Premises, and all
portions thereof, and possess and repossess itself thereof, by force, as provided by Court Order (without being liable for prosecution or any claim for damages therefor), summary proceeding, ejectment or otherwise, and may dispossess Tenant and
remove Tenant and all other persons and property from the Demised Premises, and all portions thereof, and may have, hold and enjoy the Demised Premises and the right to receive all rental and other income of and from the same. 
 Section 12.6 Reletting by Landlord. 
 At any time or from time to time after any such expiration, termination, repossession or re-entry, Landlord may relet the Demised Premises, or any portion thereof, in the name of Landlord or
otherwise, for such term or terms (which may be greater or less than the period which would otherwise have constituted the balance of the Term of this Lease) and on such conditions (which may include concessions or free rent) as Landlord, in its
uncontrolled discretion, may determine and may collect and receive the rents therefor. Landlord shall in no way be responsible or liable for any failure to relet the Demised Premises, or any part thereof, or for any failure to collect any rent due
upon any such relenting. 
 Section 12.7 Survival of Tenant’s Obligations. 
 No repossession or re-entry of the Demised Premises shall relieve Tenant of its liabilities and obligations under this Lease (as if the
Demised Premises had not been so repossessed or re-entered), and such liabilities and obligations shall survive any such repossession or re-entry. In the event of any expiration or termination, whether or not the Demised Premises or any portion
thereof shall have been relet, Tenant shall pay to Landlord a sum equal to the Basic Rent, the Additional Rent and any other charges required to be paid by Tenant, up to the time of such expiration or termination, as provided for in
Section 12.7A herein. 
 Section 12.7A Rent During Repossession and Re-letting. 
 In the event of any repossession or re-letting of the Demised Premises without expiration or termination of this Lease, Tenant shall pay
the following amounts to Landlord until the expiration or termination of this Lease: 
 (i) The Basic Rent and Additional
Rent payable for the unexpired portion of the Term, less 
  

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 (ii) The net proceeds of any reletting effected pursuant to the provisions of
Section 12.6 hereof after deducting all of Landlord’s expenses in connection with such reletting, including without limitation, all repossession costs, brokerage commissions, legal expenses, reasonable attorney’s fees, alteration
costs, and expenses of preparation of the Demised Premises, or any portion thereof, for such reletting; provided that such expenses are generally consistent with circumstances then prevailing in the greater Minneapolis/St. Paul metropolitan area
market place for similar transactions. Any such brokerage commissions, alteration costs or expenses of preparation of the Demised Premises actually recovered from a subsequent or replacement tenant shall not be recoverable from Tenant. 

Tenant shall pay the amounts determined in accordance with the terms of this Section 12.7A, (hereinafter called the
“Deficiency”), to Landlord in monthly installments on the days on which the Basic Rent is payable under this Lease, and Landlord shall be entitled to recover from Tenant each monthly installment of the Deficiency as the same shall
arise. 
 Section 12.8 Expiration and Termination Damages. 
 In the event of any expiration or termination of this Lease, whether or not Landlord shall have collected any monthly Deficiency as set
forth in Section 12.7A, Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord, on demand, as and for liquidated and agreed damages for Tenant’s default, and for the loss of the bargain and not as a penalty, an
amount equal to the difference between the then present worth of the aggregate of the Basic Rent and Additional Rent and any other charges to be paid by Tenant hereunder for the unexpired portion of the Term (assuming this Lease had not been so
terminated), and the then present worth of the then aggregate fair and reasonable fair market rent of the Demised Premises for the same period. In the computation of present worth, a discount at the rate of nine percent (9%) per annum shall be
employed. Landlord and Tenant agree that Landlord’s actual damages would be difficult or impossible to ascertain, and that the amount set forth herein represents a reasonable and fair estimate of Landlord’s actual damages. If the Demised
Premises, or any portion thereof, be relet by Landlord for the unexpired Term, or any part thereof, before presentation of proof of such damages to any court, commission or tribunal, the amount of rent reserved upon such reletting shall, prima
facie, be the fair and reasonable fair market rent for the part or the whole of the Demised Premises so relet during the term of the reletting. Nothing contained in this Section 12.8 or elsewhere in Article 12 shall limit or prejudice the right
of Landlord to prove and obtain, as damages by reason of such expiration or termination, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which, such damages are to be
proved, whether or not such amount be greater, equal to or less than the amount of the difference referred to above. 
  

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 Section 12.9 No Waiver. 
 No failure by Landlord or by Tenant to insist upon the performance of any of the terms of this Lease or to exercise any right or remedy
consequent upon a breach thereof, and no acceptance by Landlord of full or partial rent from Tenant or any third party during the continuance of any such breach, shall constitute a waiver of any such breach or of any of the terms of this Lease. None
of the terms of this Lease to be kept, observed or performed by Landlord or by Tenant, and no breach thereof, shall be waived, altered or modified except by a written instrument executed by Landlord and/or by Tenant, as the case may be. No waiver of
any breach shall affect or alter this Lease, and each of the terms of this Lease shall continue in full force and effect with respect to any other then existing or subsequent breach of this Lease. No waiver of any default of Tenant herein shall be
implied from any omission by Landlord to take any action on account of such default. No express waiver shall affect any default other than the default specified in the express waiver and that only for the time and to the extent therein stated. One
or more waivers by Landlord shall not be construed as a waiver of a subsequent breach of the same covenant, teen or condition. 
 Section 12.10 Cumulative Remedies. 
 In the event of any breach or threatened breach by Tenant of any
of the terms contained in this Lease, Landlord shall be entitled to enjoin such breach or threatened breach and shall have the right to invoke any other right or remedy allowed at law, in equity, by statute or otherwise, as though entry, reentry,
summary proceedings and other remedies were not provided for in this Lease. Each remedy or right of Landlord provided for in this Lease shall be cumulative and shall be in addition to every other right or remedy provided for in this Lease, or now or
hereafter existing at law, in equity, by statute or otherwise. The exercise or the beginning of the exercise by Landlord of any one or more of such rights or remedies shall not preclude the simultaneous or later exercise by Landlord of any or all
other rights or remedies. 
 Tenant shall reimburse Landlord, upon demand, for any reasonable costs or expenses incurred by
Landlord in connection with any breach or default of Tenant under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include reasonable legal fees and costs incurred for the negotiation of a settlement, enforcement of
rights or other action taken by Landlord on account of Tenant’s default. Tenant shall also indemnify, protect, defend and hold harmless Landlord from all costs, expenses, demands and liability (including, without limitations, attorneys’
fees and costs, including attorneys’ fees as a result of the enforcement of this indemnity) incurred by Landlord if Landlord becomes or is made a party to any claim or action (a) instituted by Tenant, or by any third party against Tenant,
or by or against any person holding any interest under or using the Demised Premises by license of or agreement with Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or such other person other than with

  

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respect to the Improvements; (c) otherwise arising out of or resulting from any act or transaction of Tenant or such other person; or (d) necessary
to protect Landlord’s interest under this Lease in a bankruptcy proceeding, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such claim or action at Tenant’s expense with counsel reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse Landlord for any legal fees or costs
incurred by Landlord in any such claim or action. 
 Section 12.11 Waiver by Tenant. 
 Tenant hereby expressly waives, so far as permitted by law, any and all right of redemption or reentry or repossession or to revive the
validity and existence of this Lease in the event that Tenant shall be dispossessed by a judgment or by order of any court having jurisdiction over the Demised Premises or the interpretation of this Lease or in case of entry, reentry or repossession
by Landlord or in case of any expiration or termination of this Lease. 
 ARTICLE XIII 
 DESTRUCTION AND RESTORATION 
 Section 13.1 Tenantable Within 180 Days. 
 If fire or other casualty renders the whole or any material
part of the Demised Premises untenantable, (or deprives the Demised Premises of access to a public road) and Landlord reasonably expects (in Landlord’s reasonable discretion) to make the Demised Premises tenantable within 180 days after the
date of the casualty, then Landlord shall give written notice to Tenant that Landlord will repair and restore the Building and the Demised Premises to as near their condition prior to the casualty as is reasonably possible within the one hundred
eighty (180) day period (subject to delays caused by Excused Delay); provided, however, that Landlord will have no such obligation with respect to any casualty loss occurring during the latest to occur of (i) the last twelve
(12) months of the Initial Term; or (ii) the last twelve (12) months of any Renewal Term which has been irrevocably exercised. as it may have been extended. Landlord will mail the notice within thirty (30) days after the date of
the casualty. In such case, this Lease remains in full force and effect, but Rent for the period during which the Demised Premises are untenantable abates prorata (based upon the rentable square footage of the untenantable portion of the Demised
Premises as compared with the total rentable square footage of the Demised Premises). If Landlord is required to repair the Demised Premises, Landlord will undertake and prosecute the repair with commercially reasonable diligence and speed.

  

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 Section 13.2 Not Tenantable Within 270 Days. 
 If fire or other casualty renders the whole or any material part of the Demised Premises untenantable and Landlord notifies Tenant that
Landlord does not reasonably expect (in Landlord’s reasonable discretion) to make the Demised Premises tenantable within two hundred seventy (270) days after the date of the casualty, then either party, by notifying the other within thirty
(30) days after Tenant’s receipt of the Landlord’s notice, may terminate this Lease effective on a date within thirty (30) days after the date of the notice. 
 If fire or other casualty renders the whole or any material part of the Demised Premises untenantable and Landlord notifies Tenant that
Landlord reasonably expects (in Landlord’s reasonable discretion) to make the Demised Premises tenantable in more than one hundred eighty (180) but less than two hundred seventy (270) days after the date of the casualty, and if (in
Landlord’s reasonable judgment) there will be at least five (5) years of Term remaining upon Substantial Completion of the repair of the casualty, then Landlord will proceed to make such repairs. If, however, (in Landlord’s reasonable
judgment) there will not be at least five (5) years of Term remaining upon Substantial Completion of the repair of the casualty, then either party, by notifying the other within thirty (30) days after Tenant’s receipt of the notice of
that fact from Landlord, may terminate this Lease effective on a date within thirty (30) days after the date of the notice. 
 Section 13.3 Demised Premises Substantially Damaged. 
 If the Demised Premises are damaged or destroyed
by fire or other casualty and the damage reduces the Market Rent (as defined in Article XXII) of the Demised Premises by more than fifty percent (50%) (as Landlord reasonably determines Market Rent before and after the casualty), regardless of
whether Landlord would otherwise be required to repair the casualty as provided for in Section 13.1 or 13.2 herein, then Landlord may, at Landlord’s option, by notifying Tenant within thirty (30) days after the casualty, terminate
this Lease effective on a date within thirty (30) days after the date of the notice. 
  

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 Section 13.4 Insufficient Proceeds. 
 Notwithstanding any contrary language contained in this Article 13, if fire or other casualty renders any part of the Demised Premises
untenantable and Landlord does not receive sufficient insurance proceeds (including the amount of any policy deductible, which deductible amounts shall in all events be promptly paid to the Landlord by the Tenant) to make the repair, then Landlord
may, at Landlord’s option, by notifying Tenant within sixty (60) days after the casualty, terminate this Lease effective on a date within sixty (60) days after the date of notice. 
 Section 13.5 Landlord’s Repair
Obligations. 
 If the Landlord is obligated, by the foregoing provisions of Article XIII, to restore the Demised
Premises following a casualty loss, then Landlord will repair and restore the Demised Premises to as near their condition prior to the fire or other casualty as is reasonably possible with all commercially reasonable diligence and speed (subject to
delays caused by Excused Delay) and Rent for the period during which the Demised Premises are untenantable will abate prorata (based upon the tenantable portion of the Demised Premises compared to the total rentable square footage of the Demised
Premises). In no event is Landlord obligated to repair or restore any Alterations, Tenant Improvements, special equipment or improvements installed by Tenant. 
 Section 13.6 Rent Apportionment. 
 If either Landlord or
Tenant terminates this Lease under this Article 13, Landlord will apportion Rent on a per diem basis and Tenant will pay the Rent to (a) the date of the fire or other casualty if the event renders the Demised Premises completely untenantable or
(b) if the event does not render the Demised Premises completely untenantable, the date of such termination (provided that if a portion of the Demised Premises is rendered untenantable, but the remaining portion is tenantable,
Tenant’s obligation to pay Rent abates prorata [based upon the rentable square footage of the untenantable portion of the Demised Premises
compared with the rentable square footage of the Demised Premises as a whole] from the date of the casualty and Tenant will pay the unabated portion of the Rent to the date of termination). 
  

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 ARTICLE XIV 
 CONDEMNATION 
 Section 14.1 Condemnation of Entire Demised Premises. 

 If, during the Term of this Lease, the entire Demised Premises shall be taken as the result of the exercise of the power
of eminent domain (hereinafter referred to as the “Proceedings”), this Lease and all right, title and interest of Tenant hereunder
shall cease and come to an end on the date of vesting of title pursuant to such Proceedings and Landlord shall be entitled to and shall receive the total award made in such Proceedings, Tenant hereby assigning any interest in such award, damages,
consequential damages and compensation to Landlord and Tenant hereby waiving any right Tenant has now or may have under present or future law to receive any separate award of damages for its interest in the Demised Premises, or any portion thereof,
or its interest in this Lease. Reference is made to Section 23.1 for provisions with respect to allocating such award following an Expansion Amendment. 
 In any taking of the Demised Premises, or any portion thereof, whether or not this Lease is terminated as in this Article provided, Tenant shall not be entitled to any portion of the award for
the taking of the Demised Premises or damage to the Improvements, (except for any separate award to Tenant for relocation expenses, takings of personal property not part of the Improvements, takings of Tenant’s furniture, fixtures or equipment,
and except as otherwise provided for in Section 14.3 with respect to the restoration of the Improvements), or for the estate or interest of Tenant therein, all such award, damages, consequential damages and compensation being hereby assigned to
Landlord. Tenant hereby waives any right it now has or may have under present or future law to receive any separate award of damages for its interest in the Demised Premises, or any portion thereof, or its interest in this Lease, except that Tenant
shall have, nevertheless, the limited right to prove in the Proceedings and to receive any award which may be made for damages to or condemnation of Tenant’s movable trade fixtures and equipment, and for Tenant’s relocation costs in
connection therewith. 
 Section 14.2 Partial Condemnation/Termination of Lease. 
 If, during the Initial Term of this Lease, or any extension or renewal thereof, less than the entire Demised Premises, but more than
twenty-five percent (25 %) of the floor area of the Building, or more than thirty percent (30%) of the land area of the Demised Premises, shall be taken in any such Proceedings, this Lease shall, upon vesting of title in the Proceedings,
terminate as to the portion of the Demised Premises so taken, and Tenant may, at its option, terminate this Lease as to the remainder of the Demised Premises. Tenant shall not have the right to terminate this Lease pursuant to the preceding sentence
unless (a) the business of Tenant conducted in the portion of the Demised Premises taken cannot reasonably be carried on with substantially the same utility and efficiency in the remainder of the Demised Premises (or any substitute space
securable by Tenant pursuant to clause [b] hereof) and (b) Tenant cannot construct or secure substantially similar space to the space so taken, on the Demised Premises. Such termination as to the remainder of the Demised Premises shall be
effected by notice in writing given not more than sixty (60) days after the date of vesting of title in 

  

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such Proceedings, and shall specify a date not more than sixty (60) days after the giving of such notice as the date for such termination. Upon the date
specified in such notice, the Term of this Lease, and all right, title and interest of Tenant hereunder, shall cease and come to an end. If this Lease is terminated as in this Section 14.2 provided, Landlord shall be entitled to and shall
receive the total award made in such Proceedings, Tenant hereby assigning any interest in such award, damages, consequential damages and compensation to Landlord, and Tenant hereby waiving any right Tenant has now or may have under present or future
law to receive any separate award of damages for its interest in the Demised Premises, or any portion thereof, or its interest in this Lease except as otherwise provided in Section 14. 1. The right of Tenant to terminate this Lease, as in this
Section 14.2 provided, shall be exercisable only upon condition that Tenant is not then in default in the performance of any of the terms, covenants or conditions of this Lease on its part to be performed, and such termination upon
Tenant’s part shall become effective only upon compliance by Tenant with all such terms, covenants and conditions to the date of such termination. In the event that Tenant elects not to terminate this Lease as to the remainder of the Demised
Premises, the rights and obligations of Landlord and Tenant shall be governed by the provisions of Section 14.3 hereof. 
 Section 14.3 Partial Condemnation/Continuation of Lease. 
 If twenty-five percent (25%), or less, of
the floor area of the Building, or thirty percent (30%), or less, of the land area of the Demised Premises, shall be taken in such Proceedings, or if more than twenty-five percent (25%) of the floor area of the Building or more than thirty
percent (30%) of the land area of the Demised Premises is taken (but less than the entire Demised Premises), and this Lease is not terminated as in Section 14.2 hereof provided, this Lease shall, upon vesting of title in the Proceedings,
terminate as to the parts so taken, and Tenant shall have no claim or interest in the award, damages, consequential damages and compensation, or any part thereof except as otherwise provided in Section 14.1. Landlord shall be entitled to and
shall receive the total award made in such Proceedings, Tenant hereby assigning any interest in such award, damages, consequential damages and compensation to Landlord, and Tenant hereby waiving any right Tenant has now or may have under present or
future law to receive any separate award of damages for its interest in the Demised Premises, or any portion thereof, or its interest in this Lease except as otherwise provided in Section 14.1. The net amount of the award (after deduction of
all costs and expenses, including attorneys’ fees), shall be paid to Landlord. Landlord shall, in such case, restore that portion of the Improvements on the Demised Premises not so taken to a complete architectural and mechanical unit for the
use and occupancy of Tenant as in this Lease provided. In the event that the net amount of the award (after deduction of all costs and expenses, including attorneys’ fees) that may be received by Landlord in any such Proceedings for physical
damage to the Improvements as a result of such taking is insufficient to pay all costs of such restoration work, Tenant shall deposit with Landlord such additional sum as may be required upon the written request of Landlord. 
  

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 Section 14.4 Continuance of Obligations. 
 In the event of any termination of this Lease, or any part thereof, as a result of any such Proceedings, Tenant shall pay to Landlord all
Basic Rent and all Additional Rent and other charges payable hereunder with respect to that portion of the Demised Premises so taken in such Proceedings with respect to which this Lease shall have terminated justly apportioned to the date of such
termination. From and after the date of vesting of title in such Proceedings, Tenant shall continue to pay the Basic Rent and Additional Rent and other charges payable hereunder, as in this Lease provided, to be paid by Tenant, subject to an
abatement of a just and proportionate part of the Basic Rent according to the extent and nature of such taking as provided for in Sections 14.3 and 14.5 hereof in respect to the Demised Premises remaining after such taking. 
 Section 14.5 Adjustment of Rent. 
 In the event of a partial taking of the Demised Premises under Section 14.3 hereof, or a partial taking of the Demised Premises under Section 14.2 hereof, followed by Tenant’s
election not to terminate this Lease, the fixed Basic Rent payable hereunder during the period from and after the date of vesting of title in such Proceedings to the termination of this Lease shall be reduced to a sum equal to the product of the
Basic Rent provided for herein multiplied by a fraction, the numerator of which is the value (as measured by “Market Rent”) of the Demised Premises after such taking and after the same has been restored to a complete architectural unit,
and the denominator of which is the value (as measured by “Market Rent”) of the Demised Premises prior to such taking. 
 ARTICLE
XV 
 ASSIGNMENT AND SUBLETTING 
 Section 15.1 Restriction on Transfer. 
 Otherwise as set forth in this Article
XV, Tenant shall not sublet the Demised Premises, or any portion thereof, nor assign, mortgage, pledge, transfer or otherwise encumber or dispose of this Lease, or any interest therein, or in any manner assign, mortgage, pledge, transfer or
otherwise encumber or dispose of its interest or estate in the Demised Premises, or any portion thereof, by operation of law or otherwise, without obtaining Landlord’s prior written consent in each and every instance, which consent may be
withheld in Landlord’s sole, unfettered discretion. 
  

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 Section 15.2 Sublease Requirements. 
 However, Tenant may sublet up to a cumulative total of fifty percent (50%) of the Demised Premises, by first obtaining
Landlord’s prior written consent, which consent shall not be withheld or delayed provided that the following conditions are complied with: 
 (i) At the time of any subletting, and at the time when Tenant requests Landlord’s written consent thereto,
this Lease must be in full force and effect, without any uncured breach or Event of Default thereunder on the part of Tenant. 
 (ii) Any such sublessee shall assume, by written, recordable instrument, the due performance of all of Tenant’s obligations under this Lease with respect to the sublet Demised Premises, including any accrued obligations at the time of
the effective date of the sublease, and such assumption agreement shall state that the same is made by the sublessee for the express benefit of Landlord as a third party beneficiary thereof so that Landlord may proceed directly against the sublessee
in the event a breach of the assumption agreement. 
 (iii) Such subletting shall be subject to all the provisions, terms,
covenants and conditions of this Lease, and Tenant shall continue to be and remain liable under the Lease. 
 (iv) Tenant
agrees to pay on behalf of Landlord any and all reasonable costs of Landlord, including attorneys’ fees paid or payable to outside counsel, occasioned by a review of any such sublease, not to exceed One Thousand Dollars ($1,000.00) per
sublease. 
 (v) Such sublessee must be of a business character which Landlord reasonably finds to be consistent with the
character of other tenants in the Bass Creek Business Park on the date of this Lease. 
 (vi) No such sublessee shall have
any rights under Article XXIII hereof. A purchaser of substantially all of the assets of the Tenant shall have all of the rights of Tenant under Article XXIII. 
 Section 15.3 Sublessee Maintenance Requirements. 
 In the
event that Tenant proposes to sublease a cumulative total of more than fifty percent (50%) of the Demised Premises, then, in addition to satisfying the requirements in Section 15.2: 
 (i) the Tenant shall submit a “Maintenance and Repair Report” (as herein defined) to Landlord within thirty (30) days of
each annual anniversary of such sublease. A “Maintenance and Repair Report” is a report prepared by an engineering firm selected by Landlord, and reasonably acceptable to Tenant, 

  

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which reports on whether the Demised Premises are being maintained and repaired in a manner consistent with the requirements of this Lease. The Maintenance
and Repair Report will be paid for by Tenant. If the Maintenance and Repair Report discloses deficiencies with respect to such maintenance or repair (the “Deficiencies”), Tenant shall, within thirty (30) days, correct such Deficiencies, at its cost. Any such Deficiencies not corrected, to the satisfaction of the engineer
preparing the Maintenance and Repair Report, may, following an additional five (5) days notice be corrected by Landlord and all costs incurred by Landlord with respect thereto, together with interest at the Maximum Rate of Interest, will be
immediately paid by Tenant and will constitute Additional Rent due hereunder; and 
 (ii) Tenant’s right to
expand the Demised Premises (as set forth in Article XXIII), Tenant’s right to extend the Term (as set forth in Article XXII) and Tenant’s rights under the Agreement Regarding Excess Land of even date herewith between the Landlord and the
Tenant shall terminate. 
 Section 15.4 Restriction From Further Assignment. 
 Notwithstanding any consent by Landlord to any sublease of the Demised Premises, or any portion thereof, no sublessee shall assign its
sublease nor further sublease the Demised Premises, or any portion thereof, without Landlord’s prior written consent in each and every instance which consent may be withheld in Landlord’s sole discretion. No such subleasing shall relieve
Tenant from any of its obligations hereunder. 
 Section 15.5 Tenant’s Failure to Comply. 
 Tenant’s failure to comply with all of the provisions of this Article XV shall (whether or not Landlord’s consent is required
under this Article), at Landlord’s option, render any purported assignment or subletting null and void and of no force and effect. 
 Section 15.6 Acquisition of Tenant. 
 Notwithstanding the foregoing provisions
of this Article XV, in the event that substantially all of the Tenant’s assets are acquired by a third parry, and provided there is no Event of
Default hereunder, this Lease may. be assigned to that third party, provided that said thirty party assumes all of the obligations of the Tenant
hereunder and further provided that Tenant will not be released of its obligations hereunder by reason of such assignment. The documentation pursuant to which that third party assumes the Tenant’s obligations hereunder shall be reasonably
acceptable to Landlord and shall provide for enforcement, by Landlord, of the obligations of that third party. 
  

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 ARTICLE XVI 
 SUBORDINATION, NONDISTURBANCE, 
 NOTICE TO MORTGAGEE AND ATTORNMENT 
 Section 16.1 Subordination by Tenant. 
 This Lease and all rights of Tenant therein, and all interest or estate of Tenant in the Demised Premises, or any portion thereof, including all expansion and renewal rights, shall be subject and
subordinate to the lien of any mortgage, deed of trust, security instrument or other document of like nature (“Mortgage”), which at
any time may be placed upon the Demised Premises, or any portion thereof, by Landlord, and to any replacements, renewals, amendments, modifications, extensions or refinancing thereof, and to each and every advance made under any Mortgage. Tenant
agrees at any time hereafter, and from time to time on demand of Landlord, in connection with a sale or refinancing of the Demised Premises or at the request of the holder or proposed holder of the Mortgage to execute and deliver to Landlord any
instruments, releases or other documents that may be reasonably required for the purpose of subjecting and subordinating this Lease and said rights of Tenant to the lien of any such Mortgage, which such documents are to be reasonably acceptable to
the Landlord, the Tenant and the holder of the Mortgage. It is agreed, nevertheless, that so long as Tenant is not in default in the payment of Basic Rent and Additional Rent and the performance and observance of all covenants, conditions,
provisions, terms and agreements to be performed and observed by Tenant under this Lease, that such subordination agreement or other instrument, release or document shall contain non-disturbance provisions pursuant to which the holder of the
Mortgage agrees not to interfere with, hinder or molest Tenant’s right to quiet enjoyment under this Lease, nor the right of Tenant to continue to occupy the Demised Premises, and all portions thereof, and to conduct its business thereon in
accordance with the covenants, conditions, provisions, terms and agreements of this Lease. The lien of any such Mortgage shall not cover Tenant’s trade fixtures or other personal property located in or on the Demised Premises. 
 Tenant agrees to give any holder of any Mortgage, by registered or certified mail, a copy of any notice or claim of default served upon
Landlord by Tenant, provided that prior to such notice, Tenant has been notified in writing, by way of service on Tenant of a copy of an assignment of Landlord’s interests in leases, or otherwise, of the address of such Mortgage holder.

 Section 16.2 Landlord’s Default. 
 In the event of any act or omission of Landlord constituting a default by Landlord, Tenant shall not exercise any remedy until Tenant has given Landlord and the holder of any Mortgage (as
provided for in Section 16.1) prior written notice of such act or omission and until a thirty (30)-day period of time to allow Landlord or the 

  

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mortgagee to remedy such act or omission shall have elapsed following the giving of such notice; provided, however, if such act or omission cannot, with due
diligence and in good faith, be remedied within such thirty (30)-day period, the Landlord and/or mortgagee shall be allowed such further period of time as may be reasonably necessary provided that it shall have commenced remedying the same with due
diligence and in good faith within said thirty (30)-day period. In the event Landlord’s act or omission which constitutes a Landlord’s default hereunder results in an immediate threat of bodily harm to Tenant’s employees, agents or
invitees, or damage to Tenant’s property Tenant may proceed to cure the default without prior notice to Landlord provided, however, in that event Tenant shall give written notice to Landlord as soon as possible after commencement of such cure.
Landlord will reimburse Tenant for any reasonable out-of-pocket expenses incurred by Tenant in effecting such cure, provided that Tenant has given Landlord at least fifteen (15) additional days’ notice of its intention to expend such sums.
Nothing herein contained shall be construed or interpreted as requiring any mortgagee to remedy such act or omission. 
 Section 16.3 Attornment. 
 If any mortgagee shall succeed to the rights of Landlord under this Lease or
to ownership of the Demised Premises, whether through possession or foreclosure or the delivery of a deed to the Demised Premises, then, upon the written request of such mortgagee so succeeding to Landlord’s rights hereunder, Tenant shall
attorn to and recognize such mortgagee as Tenant’s landlord under this Lease, and shall promptly execute and deliver any instrument that such mortgagee may reasonably request to evidence such attornment (whether before or after making of the
mortgage). In the event of any other transfer of Landlord’s interest hereunder, upon the written request of the transferee and Landlord, Tenant shall attorn to and recognize such transferee as Tenant’s landlord under this Lease and shall
promptly execute and deliver any instrument that such transferee and Landlord may reasonably request to evidence such attornrnent. Reference is made to Section 20.6 for the provisions regarding Landlord’s liability following such transfer
of Landlord’s interest. 
 It is further agreed that (a) if any Mortgage shall be foreclosed, (i) the holder of the Mortgage, ground lessor (or their respective grantees) or purchaser at any foreclosure sale (or grantee in a deed in lieu of foreclosure), as
the case may be, shall not be (x) liable for any act or omission of any prior landlord (including Landlord), (y) subject to any offsets or counterclaims which Tenant may have against a prior landlord (including Landlord), or (z) bound
by any prepayment of Basic Rent or Additional Rent which Tenant may have made in excess of the amounts then due for the next succeeding month, (ii) the liability of the mortgagee or trustee hereunder or purchaser at such foreclosure sale or the
liability of a subsequent owner designated as Landlord under this Lease shall exist only so long as such trustee, mortgagee, purchaser or owner of the Demised Premises and such liability shall not continue or survive after further transfer of
ownership. 
  

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 ARTICLE XVII 
 SIGNS 
 Section 17.1 Tenant’s Signs. 
 Tenant may erect signs on the exterior or interior of the Building or on the landscaped area adjacent thereto, provided that such sign or
signs (a) do not cause any structural damage or other damage to the Building; (b) do not violate applicable governmental laws, ordinances, rules or regulations; (c) do not violate any existing covenants, conditions or restrictions
affecting the Demised Premises; (d) are compatible with the architecture of the Building and the landscaped area adjacent thereto; and (e) are approved by Landlord in its reasonable discretion. Tenant shall not be permitted to install
signage on the roof of the Building. 
 ARTICLE XVIII 
 REPORTS BY TENANT 
 Section 18.1 Annual Statements. 
 Upon request by Landlord at any time after one hundred thirty-five (135) days after the end of the applicable fiscal year of Tenant,
Tenant shall deliver to Landlord (within fifteen (15) days after receipt of written request) a copy of its most recently published, audited financial statement (including, but not limited to, an audited balance sheet, if available, and an
income statement), including the certification of its auditor, and similar financial statement of any guarantor of Tenant’s obligations under this Lease. 
 ARTICLE XIX 
 CHANGES AND ALTERATIONS 
 Section 19.1 Tenant’s Changes and Alterations. 
 Subject to the Landlord’s prior written consent, which consent shall not be unreasonably
withheld or delayed, Tenant shall have the right at any time, and from time to time during the Term of this Lease, to make such changes and alterations, structural or otherwise, to the Building, improvements and fixtures hereafter erected on the
Demised Premises as Tenant shall deem necessary or desirable in connection with the requirements of its business, which such changes and alterations (other than changes or alterations of Tenant’s movable trade fixtures and equipment) shall be
made in all cases subject to the following conditions, which Tenant covenants to observe and perform: 
  

	 	(a)	 Permits. No change or alteration shall be undertaken until Tenant shall have procured and paid for, so far as the same may be required from time to time,
all municipal, state and federal permits and authorizations of the various governmental bodies and departments having jurisdiction thereof, and Landlord agrees to join in the application for such permits or authorizations whenever such action is
necessary, all at Tenant’s sole cost and expense, provided such applications do not cause Landlord to become liable for any cost, fees or
expenses. 

  

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	 	(b)	 Compliance with Plans and Specifications. Before commencement of any change, alteration, restoration or construction which will cause Two Hundred Fifty
Thousand ($250,000.00) Dollars or more to be spent on Alterations during any twelve (12) month period (hereinafter sometimes referred to as “Alterations”), or which in Landlord’s reasonable judgment would materially alter
the mechanical, structural, electrical, plumbing, or fire/life safety systems of the Improvements, separately referred to as a “Structural Alteration” shall (i) furnish Landlord with detailed plans and specifications of the
proposed Structural Alteration or Alteration; (ii) obtain Landlord’s prior written consent, which consent shall not be unreasonably withheld (but such consent may be withheld if the Alteration or Structural Alteration would, in the
reasonable judgment of Landlord, impair the value or usefulness of the Land or Improvements, or any substantial part thereof to Landlord); (iii) obtain Landlord’s prior written approval of a licensed architect or licensed professional
engineer selected and paid for by Tenant, who shall supervise any such work (hereinafter referred to as “Alterations Architect or Engineer”); (iv) obtain Landlord’s prior written approval of detailed plans and
specifications prepared and approved in writing by said Alterations Architect or Engineer, and of each amendment and change thereto; and (v) furnish to Landlord a surety company performance bond issued by a surety company licensed to do
business in the state in which the Demised Premises are located and reasonably acceptable to Landlord in an amount equal to the estimated cost of such work guaranteeing the completion thereof within a reasonable time thereafter (1) free and
clear of all mechanic’s liens or other liens, encumbrances, security interests and charges, and (2) in accordance with the plans and specifications approved by Landlord. All Structural Alterations shall be performed by Landlord at the cost
of Tenant. 

  

	 	(c)	 Value Maintained. Any change or alteration shall, when completed, be of such character as not to reduce the value or utility of the Demised Premises or
the Building below its value or utility to Landlord immediately before such change or alteration, nor shall such change or 

  

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alteration reduce or enlarge the area or cubic content of the Building, nor change the character of the Demised Premises or the Building as to use without
Landlord’s express written consent. 

  

	 	(d)	 Compliance with Laws. All work done in connection with any change or alteration shall be done promptly and in a good and workmanlike manner and in
compliance with all building and zoning laws of the place in which the Demised Premises are situated, and with all laws, ordinances, orders, rules, regulations and requirements of all federal, state and municipal governments and appropriate
departments, commissions, boards and officers thereof, and in accordance with the orders, rules and regulations of the Board of Fire Underwriters where the Demised Premises are located, or any other body exercising similar functions, and in
accordance and not in violation of all easements, restrictions, reservations and other encumbrances now or hereafter recorded against the Land. The cost of any such change or alteration shall be paid in cash so that the Demised Premises and all
portions thereof shall at all times be free of liens for labor and materials supplied to the Demised Premises, or any portion thereof. The Work shall be prosecuted with reasonable dispatch, delays due to strikes, lockouts, acts of God, inability to
obtain labor or materials, governmental restrictions or similar causes beyond the control of Tenant excepted. Tenant shall obtain and maintain, at its sole cost and expense, during the performance of the Work, workers’ compensation insurance
covering all persons employed in connection with the Work and with respect to which death or injury claims could be asserted against Landlord or Tenant or against the Demised Premises or any interest therein, together with comprehensive general
liability insurance for the mutual benefit of Landlord and Tenant with limits of not less than One Million Dollars ($1,000,000.00) in the event of injury to one person, Three Million Dollars ($3,000,000.00) in respect to any one accident or
occurrence, and Five Hundred Thousand Dollars ($500,000.00) for property damage, and the fire insurance with “extended coverage” endorsement required by Section 6.1 hereof shall be supplemented with “builder’s risk”
insurance on a completed value form or other comparable coverage on the Work. All such insurance shall be in a company or companies authorized to do business in the state in which the Demised Premises are located and reasonably satisfactory to
Landlord, and all such policies of insurance or certificates of insurance shall be delivered to Landlord endorsed “Premium Paid” by the company or agency issuing the same, or with other evidence of payment of the premium satisfactory to
Landlord. 

  

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	 	(e)	 Property of Landlord. All improvements and alterations (other than Tenant’s movable trade fixtures and equipment) made or installed by Tenant shall
immediately, upon completion or installation thereof, become the property of Landlord without payment therefor by Landlord, and shall be surrendered to Landlord on the expiration of the Term of this Lease, subject
to    Section 19.1(g) herein. 

  

	 	(f)	 Location of Improvements. No change, alteration, restoration or new construction shall be in or connect the Improvements with any property, building or
other improvement located outside the boundaries of the Land, nor shall the same obstruct or interfere with any existing easement. 

  

	 	(g)	 Removal of Improvements. As a condition to granting approval for any Alterations, Landlord may require Tenant to agree that Landlord, by written notice to
Tenant, given at or prior to the time of granting such approval, may require Tenant to remove any improvements, additions or installations installed by Tenant in the Demised Premises at Tenant’s sole cost and expense, and repair and restore any
damage caused by the installation and removal of such improvements, additions, or installations; provided, however, the only improvements, additions or installations which Tenant shall remove shall be those specified in such notice. All
improvements, additions or installations installed by Tenant which did not require Landlord’s prior approval shall be removed by Tenant as provided in this Section 19.1(g), unless Tenant has obtained a written waiver of such condition from
Landlord. 

  

	 	(h)	 Written Notification Required. Tenant shall notify Landlord in writing thirty (30) days prior to commencing any alterations, additions or
improvements to the Demised Premises which have been approved by Landlord so that Landlord shall have the right to record and post notices of non-responsibility on the Demised Premises. 

 ARTICLE XX 
 MISCELLANEOUS PROVISIONS

 Section 20.1 Entry by Landlord. 
 Tenant agrees to permit Landlord and authorized representatives of Landlord to enter upon the Demised Premises at all reasonable times during ordinary business hours for the purpose of inspecting
the same and making any necessary repairs to comply with any laws, ordinances, rules, regulations or requirements of any public body, or the Board of Fire Underwriters, or any similar body, provided Tenant shall first have 

  

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been given notice of Landlord’s intention to do so and shall have failed to complete said repairs within thirty (30) days following such notice.
Nothing herein contained shall imply any duty upon the part of Landlord to do any such work which, under any provision of this Lease, Tenant may be required to perform and the performance thereof by Landlord shall not constitute a waiver of
Tenant’s default in failing to perform the same. Landlord may, during the progress of any work, keep and store upon the Demised Premises all necessary materials, tools and equipment. Landlord shall not in any event be liable for inconvenience,
annoyance, disturbance, loss of business or other commercially unreasonable damage to Tenant by reason of making repairs or the performance of any work in or about the Demised Premises, or on account of bringing material, supplies and equipment
into, upon or through the Demised Premises during the course thereof, and the obligations of Tenant under this Lease shall not be thereby affected in any manner whatsoever. In effecting such repairs, the Landlord will not unreasonably interfere with
the Tenant’s use of the Demised Premises. 
 Section 20.2 Exhibition of Demised Premises. 
 Landlord is hereby given the right during usual business hours at any time during the final eighteen (18) months of the Term of this
Lease (as it may have been extended) to enter upon the Demised Premises and to exhibit the same for the purpose of mortgaging, leasing or selling the same. During the final year of the Term, Landlord shall be entitled to display on the Demised
Premises, in such manner as to not unreasonably interfere with Tenant’s business, signs indicating that the Demised Premises are for rent or sale and suitably identifying Landlord or its agent. Tenant agrees that such signs may remain
unmolested upon the Demised Premises. 
 Section 20.3 Indemnification by Tenant. 
 The occurrence of any event for which Tenant is required to indemnify Landlord under the terms of this Lease shall be referred to in this
Section 20.3 as an “Indemnity Event”. Landlord agrees that, within sixty (60) days of the date that Landlord discovers the existence of an Indemnity Event, Landlord shall make a commercially reasonable effort to notify
Tenant of the Indemnity Event. Landlord’s failure to so notify Tenant, however, will not impair Landlord’s right to assert a claim against Tenant for an Indemnity Event. In the event any action or proceeding be brought against Landlord by
reason of any Indemnity Event, Tenant shall, at its sole cost and expense, defend such proceeding by counsel reasonably satisfactory to Landlord. Tenant shall make no settlement of such an action without Landlord’s consent and Tenant shall
cooperate with Landlord’s reasonable efforts to participate in defense strategy relative to such an action. 
 To the
fullest extent allowed by law, Tenant shall at all times indemnify, defend and hold harmless Landlord and Landlord’s shareholders, employees
and managing 

  

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agent against and from any and all claims, costs, liabilities, actions and damages (including, without limitation, attorneys’ fees and costs) by or on
behalf of any person or persons, firm or firms, corporation or corporations, arising from the conduct or management, or from any work or things whatsoever done in or about the Demised Premises (other than the construction of the Landlord’s
Improvements and the Tenant Improvements), and will further indemnify, defend and hold harmless Landlord against and from any and all claims arising during the Term of this Lease, from any condition of the Demised Premises or any street, curb or
sidewalk adjoining the Demised Premises, or of any passageways or space therein or appurtenant thereto, or arising from any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of Tenant to be
performed, pursuant to the terms of this Lease, or arising from any act or negligence of Tenant, its agents, servants, employees or licensees, or arising from any accident, injury or damage whatsoever caused to any person, firm or corporation
occurring during the Term of this Lease, in or about the Demised Premises, or upon the sidewalk and the land adjacent thereto, and from and against all costs, attorneys’ fees, expenses and liabilities incurred in or about any such claim or
action or proceeding brought thereon; and in case any action or proceeding be brought against Landlord by reason of any such claim, Tenant, upon notice from Landlord, covenants to defend such action or proceeding by counsel reasonably satisfactory
to Landlord. Tenant’s obligations under this Section 20.3 shall be insured by contractual liability endorsement on Tenant’s policies of insurance required under the provisions of Section 6.2 hereof. 
 Section 20.4 Notices. 
 All notices, demands and requests which may be or are required to be given, demanded or requested by either party to the other shall be in writing. All notices, demands and requests shall be sent by United States
registered or certified mail, postage prepaid or by an independent overnight courier service, addressed as follows: 
  

					
	 To Tenant:
	 		 	 Computer Network
     Technology Corporation

		 		 	 605 North Highway 169
 Suite 800
 Minneapolis, MN 55441

		 		 	 Attn: Greg Barnum,

		 		 	 Chief Financial Officer

			
		 		 	 Until January 1, 1999

	 To Landlord:
	 		 	 Opus Northwest, L.L.C.
 700 Opus Center

		 		 	 9900 Bren Road East
 Minnetonka, MN 55343

  

 63 

					
	 With a Copy to:
	 		 	 Opus U.S. Corporation
 9900 Bren Road East

		 		 	 800 Opus Center
 Minnetonka, MN 55343

		 		 	 Attn: Legal Department

			
		 		 	 After January 1, 1999

	 To Landlord:
	 		 	 Opus Northwest, L.L.C.

		 		 	 10350 Bren Road West
 Minnetonka, MN 55343

			
	 With a Copy to:
	 		 	 Opus U.S. Corporation

		 		 	 10350 Bren Road West
 Minnetonka, MN 55343

		 		 	 Attn: Legal Department

 or at such other place as either party may from time to time designate by written notice to the
other. Notices, demands and requests which are served upon Landlord by Tenant, or upon Tenant by Landlord, in the manner aforesaid, shall be deemed to be sufficiently served or given for all purposes hereunder on the date which is two (2) days
after the time such notice, demand or request shall be mailed or on the date on which such notice, demand or request is delivered to a courier. 
 Section 20.5 Quiet Enjoyment. 
 Landlord covenants and agrees that Tenant, upon
paying the Basic Rent and Additional Rent, and upon observing and keeping the covenants, agreements and conditions of this Lease on its part to be kept, observed and performed, shall lawfully and quietly hold, occupy and enjoy the Demised Premises
(subject to the provisions of this Lease) during the Term of this Lease without hindrance or molestation by Landlord or by any person or persons claiming under Landlord. 
 Section 20.6 Landlord’s Continuing Obligations. 
 The
term “Landlord”, as used in this Lease so far as covenants or obligations on the part of Landlord are concerned, shall be limited to mean
and include only the owner or owners at the time in question of the fee of the Demised Premises, and in the event of any transfers or conveyance, the then grantor shall be automatically freed and relieved from and after the date of such transfer or
conveyance of all liability as respects the performance of any covenants or obligations on the part of Landlord contained in this Lease thereafter to be performed, provided: (i) that any funds in the hands of such landlord or the then grantor
at the time of such transfer, in which Tenant has an interest, shall be turned over to the grantee; (ii) any amount then unconditionally due and payable to Tenant by Landlord or the then grantor under any provision of this 

  

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Lease shall be paid to Tenant; and (iii) the Landlord named herein will not be relieved of liability for any past or future breach of (a) the one
(1) year guaranty specified in Section 2.8 herein, (b) any responsibility of Landlord for the cost of compliance with Hazardous Materials Laws specified in Sections 9.6 and 9.7 herein, and (c) responsibility for compliance with
the ADA as specified in Section 9.12 herein. Furthermore, the obligations set forth in the foregoing subsection (iii), all of which are personal to the Landlord named herein, shall not be binding on Landlord’s successors and assigns. The
covenants and obligations contained in this Lease on the part of Landlord shall, subject to the aforesaid, be binding on Landlord’s successors and assigns, during and in respect of their respective successive periods of ownership. Nothing
herein contained shall be construed as releasing Landlord from any obligation to complete the cure of any breach by Landlord during the period of its ownership of the Demised Premises. 
 Section 20.7 Estoppel. 
 Landlord and Tenant shall, each without charge at any time and from time to time, within fifteen (15) days after written request by the other party, certify by written instrument, duly executed, acknowledged and
delivered to any mortgagee, assignee of a mortgagee, proposed mortgagee, or to any purchaser or proposed purchaser, or to any other person dealing with Landlord, Tenant or the Demised Premises: 
  

	 	(a)	 That this Lease (and all guaranties, if any) is unmodified and in full force and effect (or, if there have been modifications, that the same is in full force and
effect, as modified, and stating the modifications); 

  

	 	(b)	 The dates to which the Basic Rent or Additional Rent have been paid in advance; 

  

	 	(c)	 Whether or not there are then existing any breaches or defaults by such party or the other party known by such party under any of the covenants, conditions,
provisions, terms or agreements of this Lease, and specifying such breach or default, if any, or any setoffs or defenses against the enforcement of any covenant, condition, provision, term or agreement of this Lease (or of any guaranties, if any)
upon the part of Landlord or Tenant (or any guarantor, if any), as the case may be, to be performed or complied with (and, if so, specifying the same and the steps being taken to remedy the same); 

  

	 	(d)	 Such other statements or certificates as Landlord or any mortgagee may reasonably request. 

 It is the intention of the parties hereto that any statement delivered pursuant to this Section 20.7 may be relied upon by any of
such parties dealing with Landlord, 

  

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Tenant or the Demised Premises. If Tenant does not deliver such statement to Landlord within such fifteen (15) day period, Landlord, and any prospective
purchaser or encumbrancer of the Demised Premises or the Building, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease have not been changed except as otherwise represented by Landlord;
(ii) that this Lease has not been canceled or terminated and is in full force and effect, except as otherwise represented by Landlord; (iii) that the current amounts of the Basic Rent is as represented by Landlord; (iv) that there
have been no subleases or assignments of the Lease; (v) that not more than one month’s Basic Rent or other charges have been paid in
advance; and (vi) that Landlord is not in default under the Lease. In such event, Tenant shall be estopped from denying the truth of such facts. 
 Section 20.8 Delivery of Corporate Documents. 
 In the event that Tenant is a
corporation, Tenant shall, without charge to Landlord, at any time and from time to time within ten (10) days after written request by Landlord, deliver to Landlord, in connection with any proposed sale or mortgage of the Demised Premises, the
following instruments and documents: a certification that this Lease has been duly authorized by all necessary corporate action and is a valid and binding agreement enforceable in accordance with its terms. 
 Section 20.9 Memorandum of Lease. 
 Upon not less than fifteen (15) days prior written request by either party, the parties hereto agree to execute and deliver to each other a Memorandum of Lease, in recordable form, setting
forth the date of this Lease, the parties to this Lease, the Term of this Lease, the legal description of the Demised Premises, and such other matters reasonably requested by Landlord to be stated therein. 
 Section 20.10 Severability. 
 If any covenant, condition, provision, term or agreement of this Lease shall, to any extent, be held invalid or unenforceable, the remaining covenants, conditions, provisions, terms and agreements of this Lease shall
not be affected thereby, but each covenant, condition, provision, term or agreement of this Lease shall be valid and in force to the fullest extent permitted by law. 
 Section 20.11 Successors and Assigns. 
 The covenants and
agreements herein contained shall bind and inure to the benefit of Landlord and its successors and assigns and Tenant and its permitted successors and assigns. Reference is made to Section 20.31 regarding provisions controlling
Landlord’s right to assign its interest herein. 
  

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 Section 20.12 Captions. 
 The caption of each article of this Lease is for convenience and reference only, and in no way defines, limits or describes the scope or
intent of such article or of this Lease. 
 Section 20.13 Relationship of Parties. 
 This Lease does not create the relationship of principal and agent, or of partnership, joint venture, or of any association or
relationship between Landlord and Tenant, the sole relationship between Landlord and Tenant being that of landlord and tenant, which relationship includes certain provisions in the Agreement Regarding Excess Land of even date herewith and certain
provisions regarding the expansion of the Demised Premises in Article XXIII. 
 Section 20.14 Entire Agreement. 

 All preliminary and contemporaneous negotiations are merged into and incorporated in this Lease. This Lease, together with
the Exhibits attached hereto, contains the entire agreement between the parties and shall not be modified or amended in any manner except by an instrument in writing executed by the parties hereto. 
 Section 20.15 No Merger. 
 There shall be no merger of this Lease or the leasehold estate created by this Lease with any other estate or interest in the Demised Premises by reason of the fact that the same person, firm, corporation or other
entity may acquire, hold or own directly or indirectly, (a) this Lease or the leasehold interest created by this Lease or any interest therein, and (b) any such other estate or interest in the Demised Premises, or any portion thereof. No
such merger shall occur unless and until all persons, firm, corporations or other entities having an interest (including a security interest) in (1) this Lease or the leasehold estate created thereby, and (2) any such other estate or
interest in the Demised Premises, or any portion thereof, shall join in a written instrument expressly effecting such merger and shall duly record the same. 
 Section 20.16 Possession and Use. 
 Tenant acknowledges
that the Demised Premises are the property of Landlord and that Tenant has only the right to possession and use thereof upon the covenants, conditions, provisions, terms and agreements set forth in this Lease. 
  

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 Section 20.17 No Surrender During Lease Term. 
 No surrender to Landlord of this Lease or of the Demised Premises, or any portion thereof, or any interest therein, prior to the
expiration of the Term of this Lease shall be valid or effective unless agreed to and accepted in writing by Landlord and consented to in writing by all contract vendors and mortgagees, and no act or omission by Landlord or any representative or
agent of Landlord, other than such a written acceptance by Landlord consented to by all contract vendors and the mortgagees, as aforesaid, shall constitute an acceptance of any such surrender. 
 Section 20.18 Surrender of Demised Premises. 
 At the expiration of the Term of this Lease, Tenant shall surrender the Demised Premises in the same condition as the same were in upon delivery of possession thereto at the Commencement Date of
the Term of this Lease, reasonable wear and tear and (subject to the provisions of Article XIII) damages on account of casualty loss excepted, and shall surrender all keys to the Demised Premises to Landlord at the place then fixed for the payment
of Basic Rent and shall inform Landlord of all combinations on locks, safes and vaults, if any. Tenant shall at such time remove all of its property therefrom and all alterations and improvements placed thereon by Tenant, subject to
Section 19.1(g). Tenant shall not remove the Tenant Improvements or any cabling installed by Tenant. Tenant shall repair any damage to the Demised Premises caused by such removal, and any and all such property not so removed shall, at
Landlord’s option, become the exclusive property of Landlord or be disposed of by Landlord, at Tenant’s cost and expense, without further notice to or demand upon Tenant. If the Demised Premises be not surrendered as above set forth,
Tenant shall indemnify, defend and hold harmless Landlord against loss or liability resulting from the delay by Tenant in so surrendering the Demised Premises, including, without limitation any claim made by any succeeding occupant founded on such
delay. Tenant’s obligation to observe or perform this covenant shall survive the expiration or other termination of this Lease. 
 All property of Tenant not removed within ten (10) days after demand by Landlord, which notice cannot be given until after the last day of the Term of this Lease shall be deemed abandoned. Tenant hereby appoints
Landlord its agent to remove all property of Tenant from the Demised Premises upon termination of this Lease and to cause its transportation and storage for Tenant’s benefit, all at the sole cost and risk of Tenant and Landlord shall not be
liable for damage, theft, misappropriation or loss thereof and Landlord shall not be liable in any manner in respect thereto. Tenant shall pay all costs and expenses of such removal, transportation and storage. Tenant shall reimburse Landlord upon
demand for any expenses incurred by Landlord with respect to removal or storage of abandoned property and with respect to restoring said Demised Premises to good order, condition and repair. 
  

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 Section 20.19 Holding Over. 
 In the event Tenant remains in possession of the Demised Premises after expiration of this Lease, and without the execution of a new
lease, it shall be deemed to be occupying the Demised Premises as a tenant from month to month, subject to all the provisions, conditions and obligations of this Lease insofar as the same can be applicable to a month-to-month tenancy, except that
the Basic Rent shall be escalated to one hundred fifty percent (150%) of the then current Basic Rent for the Demised Premises. 
 Section 20.20 Landlord Approvals. 
 Any approval by Landlord or Landlord’s architects and/or
engineers of any of Tenant’s drawings, plans and specifications which are prepared in connection with any construction of improvements
respecting the Demised Premises shall not in any way be construed or operate to bind Landlord or to constitute a representation or warranty of Landlord as to the adequacy or sufficiency of such drawings, plans and specifications, or the improvements
to which they relate, for any reason, purpose or condition, but such approval shall merely be the consent of Landlord, as may be required hereunder, in connection with Tenant’s construction of improvements relating to the Demised Premises in
accordance with such drawings, plans and specifications. 
 Section 20.21 Survival. 
 All obligations (together with interest or money obligations at the Maximum Rate of Interest) accruing prior to expiration of the Term of
this Lease shall survive the expiration or other termination of this Lease. 
 Section 20.22 Attorneys’ Fees.

 In the event of any litigation or judicial action in connection with this Lease or the enforcement thereof, the
prevailing party in any such litigation or judicial action shall be entitled to recover all costs and expenses of any such judicial action or litigation (including, but not limited to, reasonable attorneys’ fees and paralegals’ fees) from
the other party. 
 Section 20.23 Landlord’s Limited Liability. 
 Tenant agrees to look solely to Landlord’s interest in the Demised Premises for recovery of any judgment from Landlord, it being
agreed that Landlord (and if Landlord is a partnership, its partners, whether general or limited, and if Landlord is a corporation, its directors, officers or shareholders) shall never be personally liable for any personal judgment or deficiency
decree or judgment against it. 
  

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 Section 20.24 Broker. 
 Tenant represents that Tenant has dealt with Braman, Braman & Rekstad Inc. (being Tenant’s consultant) as brokers, in
connection with the transaction of which this Lease is a part and that no other consultant or broker has negotiated or participated in negotiations of that transaction or this Lease or submitted or showed the Demised Premises or is entitled to any
commission in connection therewith. Landlord has dealt with no broker other than Tenant’s Consultant and will indemnify and hold Tenant harmless from and against any commissions, fees and expense, or claims therefor by any consultant, broker,
salesman, or other party in connection with or arising out of Landlord’s action in connection therewith. Tenant shall indemnify and hold Landlord harmless from and against any and all commissions, fees and expenses and all claims therefor, by
any consultant or broker, salesman or other party in connection with or arising out of Tenant’s action in entering into that transaction or this Lease, other than the commission due to Braman, Braman & Rekstad Inc. which commission, in
the amount of $457,312.00, will be paid by Landlord, said payment to be made as follows: (i) $228,656.00 to be paid upon execution hereof, and (ii) $228,656.00 to be paid within two (2) days of the date on which Tenant pays the first
installment of Basic Rent to Landlord. 
 Section 20.25 Governing Law. 
 This Lease shall be governed by the laws of the State of Minnesota. All covenants, conditions and agreements of Tenant arising hereunder
shall be performable in the county wherein the Demised Premises are located. Any suit arising from or relating to this Lease shall be brought in the county wherein the Demised Premises are located, and the parties hereto waive the right to be sued
elsewhere. 
 Section 20.26 “Intentionally Omitted.” 
 Section 20.27 Time is of the Essence. 
 Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor. 
 Section 20.28 Limited Right of Set Off. 
 In the event that the Landlord does not pay the Tenant the Moving Allowance or the fee due to Braman, Braman & Rekstad Inc. (as referenced in Section 20.24) as and when due, the
Tenant may, following ten (10) days written notice to Landlord, deduct said unpaid amounts from the Basic Rent next coming due hereunder. 
  

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 Section 20.29 Time Period for Claims. 
 Any claim which either party may have against the other for default in performance of any of the obligations herein contained to be kept
and performed by the other shall be deemed waived unless such claim is asserted by written notice thereof to the defaulting party within twelve (12) months after the date on which the non-defaulting party had actual knowledge of the alleged
default, and unless suit be brought thereon within the applicable statute of limitations time period subsequent to the accrual of such cause of action. 
 Section 20.30 Crescent Ridge Space. 
 Tenant is hereby granted an option to
enter into a lease with Landlord, or an affiliate of Landlord, pursuant to which Tenant will lease certain premises to be constructed by Landlord or its affiliate in a separate project known as Crescent Ridge in Minnetonka, Minnesota. This option
must be exercised, if at all, on or before March 1, 1999 and will be exercised by Tenant’s execution and delivery of the lease for the Crescent Ridge space to Landlord, said lease to be on the standard form for Crescent Ridge. The premises
demised under that lease will consist of approximately eight hundred (800) useable square feet to be located in the lower level of the Crescent Ridge project and will be designated by Landlord. The term of that lease will be coterminous with
the Term of this Lease; provided that at any time after the second anniversary of that lease, and following twelve (12) months notice to Landlord, Tenant may terminate that lease. Tenant will pay gross rent of $12.00 per useable square foot
plus the cost of all utilities delivered to those premises. The Tenant will pay all costs of constructing required demising walls for those premises and all tenant improvements in those premises. The premises may be utilized for computer equipment
storage and operation, but for no other use. Tenant will be given the right, subject to provisions similar to those set forth in Article XXI hereof, to utilize the roof area of the Crescent Ridge project for one radio antenna. That lease will
contain the same renewal rights as set forth herein. Tenant acknowledges that the premises demised by such lease will contain no improvements. The lease for the premises in Crescent Ridge and this Lease will be cross defaulted. There will be copper
and fiber lines to the Point of Presence in the lower level of Crescent Ridge so as to accomodate T-1 and T-3 communication services. 
 Section 20.31 Transfer By Landlord. 
 Landlord may convey its interest in the
Demised Premises (and assign its interest herein) subsequent to the date of Substantial Completion without the consent of Tenant. Prior to Substantial Completion, Landlord may, without the Tenant’s consent, enter into an agreement so to convey
and assign its interest so long as the date of closing on such agreement is after the date of Substantial Completion. Prior to Substantial Completion, Landlord may, without the Tenant’s consent, convey its 

  

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interest in the Demised Premises (and assign its interest herein) to an “Affiliate” (as hereinafter defined) and in the event of such conveyance,
Opus Northwest, L.L.C. (and not the Affiliate) will (notwithstanding Section 20.6) retain the obligation to perform all of Landlord’s obligations under Article II hereof. 
 For the purpose of the foregoing, “Affiliate” shall mean Opus U.S. Corporation, Opus U.S., L.L.C. or any subsidiary of
the aforementioned entities or any subsidiary of the Landlord, Gerald Rauenhorst, or any trust, partnership or limited liability company created by or controlled by Gerald Rauenhorst, or one or more of his children. 
 ARTICLE XXI 
 SATELLITE DISH 

 The Landlord hereby grants to Tenant the right to install, maintain and operate any number of satellite dishes and related
equipment and/or antennae (hereinafter called the “Satellite Dish”) on the roof of the Building. Tenant shall secure all necessary building permits, and all other permits, consents and approvals of federal, state and local agencies
or government authorities required for the installation, maintenance, operation and removal of the Satellite Dish, shall provide copies of the same to Landlord, and shall, at all times during the Term hereof, comply with all requirements of any such
agency or authority, including, but not limited to, height restrictions and screening requirements, and with the terms, covenants and conditions of any easements, restrictions, reservations or other encumbrances against the Land. Tenant shall
promptly pay all taxes and license fees imposed by any federal, state or local governmental agency or authority in connection with the installation, operation and maintenance of the Satellite Dish. If any zoning approvals or an amendment to a local
zoning ordinance is required, Tenant shall pay any costs and expenses of Landlord in connection with such approval or amendment. Tenant shall maintain the Satellite Dish at its own cost and expense in good working order and condition and free from
any hazard to person and property. Tenant shall not place any load upon the roof of the Building which will exceed the load per square foot which the roof was designed to carry nor which, in Landlord’s judgment, shall impair the guaranty on the
roof membrane. Any damage caused to the Building or any part thereof which results from the installation, operation, maintenance, repair, replacement or removal of the Satellite Dish shall be repaired or replaced promptly by Tenant. Tenant shall not
install the Satellite Dish until Landlord has approved the plans and specifications for the design and installation (including, without limitation, screening) thereof. Upon the termination of this Lease or Tenant’s right to maintain the
Satellite Dish, Tenant, at its sole cost and expense, shall remove the Satellite Dish and shall restore the roof of the Building to its condition existing prior to the installation of the Satellite Dish, ordinary wear and tear accepted. Tenant shall
further repair, at its sole cost and expense, any damage or destruction caused by the removal of the Satellite Dish. 
  

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 If Landlord proposes to construct improvements on the property which will be (after
recording of the Bass Creek Business Park 4th Addition) legally described as Lot 1, Block 1, which will be more than 986.6 feet above sea level, then the Landlord will provide the Tenant with notice of such proposal and will afford the Tenant the
right to install the Satellite Dish, together with appropriate cabling, on the roof of the Improvements located on Lot 1, Block 1. Landlord will, prior to the Commencement Date hereof, execute and record a restrictive covenant on the title Lot 1,
Block 1, Bass Creek Business Park 4th Addition which restrictive covenant will confirm the foregoing. That restrictive covenant will provide that it cannot be amended or modified without the consent of the Landlord, and the Landlord agrees with the
Tenant not to modify or amend that restrictive covenant. 
 ARTICLE XXII 
 TERMS OF OPTION TO RENEW 
 Section 22.1 Terms of Option
to Renew. 
 The Tenant’s right to exercise the Renewal Terms referenced in Section 1.2 of this Lease shall not
be assignable by Tenant, shall not exerciseable by a sublessee but shall be upon the following terms and conditions and subject to the limitations hereinafter set forth: 
 (i) That at the time of the “Request for Market Rent” (as defined herein) and at the time hereinafter set forth for the exercise of each option with respect to a Renewal Term or the
commencement of each Renewal Term, as the case may be, this Lease shall be in full force and effect and there shall be no uncured Event of Default hereunder by Tenant. 
 (ii) The annual Basic Rent during each Renewal Term shall, notwithstanding anything herein to the contrary, be equal to ninety-five percent (95%) of the “Market Rent” (as defined
herein) and shall be payable in equal monthly installments equal to one-twelfth (1/12) of the annual Basic Rent as established for each Renewal Term, in advance on the first day of each calendar month during each Renewal Term. 
 (iii) Except as otherwise specifically provided in subsection (ii) above, the Renewal Terms shall be upon the same terms, covenants
and conditions contained in this Lease. All other payments on the part of Tenant to be made as provided in this Lease shall continue to be paid during each Renewal Term including, but without limitation, all payments of Additional Rent as required
herein. 
 (iv) “Market Rent” means the annual Basic Rent which Landlord would receive by renting the
Demised Premises including all building, structure and fixtures 

  

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erected thereon, together with all additions, alterations and replacements thereof in their condition and configuration as of the time of determination of
Market Rent assuming the Landlord to be a prudent person willing to lease but being under no compulsion to do so, and assuming the Tenant to be a renewal tenant and prudent person willing to lease but being under no compulsion to do so, assuming a
lease term equal to the term in question, assuming a lease containing the same terms and provisions as those contained in this Lease, and giving due regard to all economic factors; including, without limitation, the size and use of the Demised
Premises, a location in the Southwest, Northwest or West suburbs of Minneapolis, the quality and age of the Building, the extent of services provided by the Landlord, applicable distinctions between “gross” leases and “net”
leases, the creditworthiness and quality of Tenant, leasing commissions payable in the market, any inducements, or rental concessions, if any, and any other relevant term or condition in making such evaluation, including the benefit to Landlord of
having the Demised Premises immediately rent producing at the date in question. 
 (v) Upon determination of the Basic Rent
for the Renewal Term, the parties will execute an Amendment to this Lease confirming the Renewal Term and the Basic Rent, as determined below. 
 Section 22.2 Exercise of Option to Renew. 
 If Tenant elects to exercise an
option to extend the Term of this Lease, it shall do so as follows: 
 (i) Tenant shall notify Landlord, in writing, of its
desire for a determination of Market Rent, such notice to be given no sooner than five hundred thirty (530) days and no later than five hundred (500) days prior to the expiration of the Initial Term or the first Renewal Term (as the case
may be), time being of the essence with respect to such notice (the “Request for Market Rent”). 
 During
the sixty (60) day period following the receipt of the Request for Market Rent, Landlord and Tenant will meet on at least two (2) occasions at the Demised Premises and attempt to agree upon the “Market Rent” for the Demised
Premises for the Renewal Teem in question. The Landlord and the Tenant will each submit their final best offer for Market Rent to the other in writing before the end of that sixty (60) day period (referred to as the “Landlord’s and
Tenant’s Final Offer”). 
 If the parties are unable to agree upon the Market Rent for the Renewal Term during
such sixty (60) day period, Tenant shall, (on or before the date which is seventy (70) days after delivery of the Request for Market Rent) either: (i) withdraw its Request for Market Rent; or (ii) deliver an “Appraisal
Request” to Landlord. If Tenant does neither, it will be deemed to have elected (i) above. If Tenant withdraws, or is deemed to have withdrawn, the Request for Market Rent, Tenant’s option to 

  

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renew the Term, and all succeeding options, shall terminate. Tenant shall be deemed to have made the irrevocable election to exercise the next available
Renewal Term at such time as Tenant delivers an Appraisal Request to Landlord. 
 (ii) If Tenant gives Landlord a timely
Appraisal Request, each party will, within twenty (20) days, choose a person with at least five (5) years experience as a real estate appraiser of income producing assembly and office property in the market area who shall be a member in
good standing of the American Institute of Real Estate Appraisers (or successor organization or if no such organization exists then persons of similar professional qualifications), with the designation M.A.I., and give notice of the name and address
of such person to the other within twenty (20) days of the notice of disagreement from Tenant. Those two persons shall within five (5) days select a third person who is experienced in the determination of commercial rental rates for office
space in the market area and the three persons (the “Experts”) shall make a determination of Market Rent as expeditiously as possible thereafter and in any event within thirty (30) days after the selection of the third Expert.
The Landlord’s and the Tenant’s Final Offer will be given to the Experts for the purposes of their review in making their determination. The determination of the Experts shall be made no later than the date which is 365 days prior to the
end of the Term and shall be made as follows: 
  

	 	(a)	 Each Expert will independently determine the Market Rent and then will meet and simultaneously disclose to the other their respective determinations.

  

	 	(b)	 If neither the highest nor the lowest determination differs from the middle determination by more than ten percent (10%) of such middle determination, then
the Market. Rent shall be the average of all three determinations. 

  

	 	(c)	 If subparagraph (b) does not apply, then the Market Rent shall be the average of the two determinations closest by dollar amounts.

  

	 	(d)	 The Experts shall promptly notify Landlord and Tenant of each of their separate determinations and the resulting Market Rent. Except as otherwise provided in
this Lease, the said appraisal Market Rent determination shall be conducted in accordance with the rules then obtaining of the American Arbitration Association, and judgment upon any appraisal decision rendered may be entered by any Court having
jurisdiction thereof. The determination of Market Rent pursuant to this procedure shall be final, binding and conclusive upon Landlord and Tenant. 

  

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 Each party will pay any and all fees and expenses incurred in connection with such
party’s Expert and the fees and expenses for the third Expert will be borne equally by the parties except that if the Market Rent resulting from any determination under this Article is equal to or greater than ninety-five (95%) percent of
the amount of Market Rent set forth in Landlord’s notice to Tenant, then Tenant shall pay all fees and expenses of all three of the Experts. 
 There shall be no further additional right to renew this Lease other than as herein set forth, and Tenant’s failure to timely and effectively make its Request for Market Rent or to exercise the first Renewal Term
shall extinguish its rights thereto as well as Tenant’s right to exercise the second Renewal Term. Any termination of this Lease shall terminate the right of renewal contained hereunder. 
 ARTICLE XXIII 
 TENANT’S OPTION TO EXPAND BUILDING 
 Section 23.1 Tenant’s Option to Expand Building. 
 Pursuant to Section 2.1 of this Lease, Landlord has agreed to construct the Improvements (for purposes of this Article XXIII, the
Improvements are sometimes hereinafter referred to as “Phase One Improvements”). Subject to the terms of this Article, Landlord hereby further agrees that, at the written request of Tenant, Landlord will erect upon the Land an
expansion to the Phase One Improvements consisting of an expansion of the Building on the portion of the Land immediately to the South of the Building (the expansion of the Phase One Improvements is sometimes hereinafter referred to as the
“Phase Two Improvements”. The Phase Two Improvements will consist of no more than 60,000 gross square feet of additional building. The Phase Two Improvements will be completed in accordance with the provisions of Sections 23.2
through 23.9 hereof, inclusive. Tenant shall make its election to exercise its right to expand the Building by written notice to Landlord (the “Expansion Notice”). Subject to the provisions hereof regarding a Term Extension, the
Expansion Notice may be given at any time prior to the expiration of the Term. 
 Within thirty (30) days of receipt of
the Expansion Notice, Landlord and Tenant will meet a minimum of two (2) times to discuss and to attempt to agree upon schematic plans and specifications for the Phase Two Improvements (the “Schematics”). Landlord is not
required to approve the Schematics to the extent that they will, in Landlord’s reasonable judgment, impair the structural or mechanical integrity or diminish the value of the Demised Premises. Within that same thirty day (30) period,
Landlord will furnish Tenant with a site plan showing the proposed Phase Two Improvements (the “Site Plan”). The Schematics, the Phase Two Outline Plans and Specifications and the Site Plan will be prepared at the initial cost of
the Tenant. 
  

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 Following written approval of the Schematics by Landlord and Tenant, Landlord will
proceed with the preparation of the “Phase Two Outline Plans and Specifications” which will be developed from the Schematics. The Phase Two Outline Plans and Specifications will be submitted to Tenant for its approval within sixty
(60) days of said approval of the Schematics and will contain similar detail as are contained in the Outline Plans and Specifications attached hereto as Exhibit “B”. 
 Within twenty (20) days following receipt of the Phase Two Outline Plans and Specifications, Tenant will either approve the same or
request such changes as it deems appropriate, which changes will then be incorporated into the Phase Two Outline Plans and Specifications by Landlord. Landlord and Tenant will agree upon the Phase Two Outline Plans and Specifications within sixty
(60) days of their approval of the Schematics. Landlord will have no obligation to make changes to the Phase Two Outline Plans and Specifications which, in Landlord’s judgment, will impair the structural or mechanical integrity of the
Building or, in Landlord’s reasonable judgment, diminish the value of the Demised Premises. During the development of the Phase Two Outline Plans and Specifications, Landlord will, at Tenant’s cost, make application for all required
governmental approvals for the Phase Two Improvements (the “Phase Two Permits”) and will diligently pursue the issuance of those Phase Two Permits. Delay or failure of issuance of the Phase Two Permits will constitute Excused Delay.

 Upon approval of the Phase Two Outline Plans and Specifications by Landlord and Tenant, Landlord will advise the Tenant
whether, in Landlord’s reasonable judgment, the construction of the Phase Two Improvements can be Substantially Completed on or before the date which is five (5) full calendar years prior to the expiration of the Term (as it may have been
previously extended), and if not Landlord will advise the Tenant when the Landlord estimates that the Phase Two Improvements will be Substantially Complete (the “Landlord’s Completion Estimate”). For the purpose of the Phase Two Improvements, the term “Substantial Completion” will have the same meaning given it in
Section 2.5. After receipt of the Landlord’s Completion Estimate, and as a prerequisite to the Landlord’s obligation to further
proceed with the preparation of the Phase Two Final Plans and Specifications, Tenant must execute and deliver to Landlord an “Expansion Amendment” (as hereinafter defined). The Expansion Amendment will be executed, if at all, upon: (i) Tenant’s election as to payment for the Phase Two Improvements, as contemplated in Section 23.4, (ii) determination of the
“Phase One Improvements Basic Rent” for the Term Extension, or the delivery by Tenant of an “Arbitration Demand” with respect to the Phase One Improvements Basic Rent for the Term Extension (as both of those terms are defined in
Section 23.10). 
 The “Expansion Amendment”, which will be prepared by Landlord, will provide as
follows: 
 (i) If, pursuant to the Landlord’s Completion Estimate, the Phase Two Improvements will not be Substantially
Complete on or before the date which is five (5) full calendar years prior to the expiration of the Term (as the same may have previously been extended by reason of the Tenant’s exercise of Renewal Terms), and if the Tenant elects to pay
for the Phase Two Improvements pursuant to Section 23.4.1, then the Expansion Amendment, once executed by Tenant, will constitute an irrevocable election by Tenant to extend the Term of this Lease so that the Term (as it may previously have
been extended) will expire on a date which is five (5) full calendar years after the date of the Substantial Completion of the Phase Two Improvements. The period of time by which the Term is extended by reason of the Expansion Amendment is
called the “Term Extension”. 
  

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 (ii) The Phase One Improvements Basic Rent for the Term Extension (if a Term Extension is
required) will be determined in one of two methods and will be incorporated into the Expansion Amendment. Those methods are more fully described in Section 23.10. If the Phase One Improvements Basic Rent has in fact been agreed upon, then the
Expansion Amendment will contain that agreement. If an Arbitration Demand has been delivered by the Tenant with respect to the Phase One Improvements Basic Rent, then the Expansion Amendment will identify the date by which the arbitrators are to
determine the Phase One Improvements Basic Rent. The fact that the Phase One Improvements Basic Rent for the Term Extension may not be determined until after execution of the Expansion Amendment will not permit the Tenant to rescind the Expansion
Amendment, it being the intention of the parties that the execution of the Expansion Amendment will irrevocably serve to extend the Term of this Lease for the Term Extension notwithstanding that the Phase One Improvements Basic Rent may not yet be
established. 
 (iii) As is set forth in 23.3, the Tenant must elect to pay for the Phase Two Improvements either through the
“Phase Two Basic Rent” or through the “Construction Price” (as those terns are defined in Section 23.3). The Expansion Amendment will document which election Tenant has chosen and will obligate the Tenant to make the
payments required by reason of that election. 
 (iv) If the Tenant pays for the Phase Two Improvements by paying the
Construction Price, then the Expansion Amendment will contain provisions amending Article XIV of this Lease to provide that Tenant shall receive a proportion of any condemnation award received on account of a condemnation of the Phase Two
Improvements, Tenant’s proportion to be determined by multiplying the Phase Two condemnation award by a percentage derived by dividing the unexpired Term as of the date of the taking of the Phase Two Improvements by the unexpired Term as of the
date of Substantial Completion of the Phase Two Improvements. 
  

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 Section 23.2 Design of Phase Two Improvements. 
 Upon execution of the Expansion Amendment, Landlord will commence the preparation of the “Phase Two Final Plans and
Specifications” so as to be consistent with the approved Phase Two Outline Plans and Specifications, satisfy any physical requirements of the site and to comply with all applicable building and zoning regulations and orders of any duly
constituted authority applicable to construction of said Phase Two Improvements or the use thereof. 
 Section 23.3
Cost of Phase Two Improvements. 
 At the time the final Phase Two Outline Plans and Specifications are approved (which
the parties will do following the provisions set forth in Section 2.1 hereof), Landlord will inform Tenant of the proposed increase in Basic Rent attributable to the Phase Two Improvements (the “Phase Two Basic Rent”) and
Landlord’s “Construction Price” (as hereinafter defined) for the Phase Two Improvements. The “Construction Price” shall include all costs, in the categories identified on Exhibit B-1, to be incurred in construction
the Phase Two Improvements together with legal costs and other costs of financing of the Demised Premises, if required, financing the Phase Two Improvements, interim financing during the construction period and costs for the preparation of the Site
Plan, the schematics, the Phase Two Outline Plans and Specifications and the Phase Two Final Plans and Specifications. 
 If
Tenant is dissatisfied with such proposed Phase Two Basic Rent or the Construction Price, it may solicit bids to include all categories included within the Construction Price from two or more financially responsible building contractors experienced
in constructing buildings similar to the proposed Phase Two Improvements and which are reasonably acceptable to Landlord. The contractors identified on Exhibit “G” (the “
Unacceptable Contractor List”) will not be acceptable contractors. Each of such financially responsible building contractors shall accompany its bid with a bid bond in the amount of its bid,
issued by an acceptable commercial surety licensed to do business in the State of Minnesota, and shall agree to furnish a completion bond, including a bond against claims for labor and materials as well as the completion of such Phase Two
Improvements. The competing bids shall include a sum for design and interim financing and shall provide for no progress payments; but, in place of such payments, there shall be one payment for the entire work due and payable upon completion of the
work and acceptance by Landlord and Tenant. In determining whether the Construction Price of Landlord is in excess of the bid of the lowest financially responsible contractor submitting a bid, the premiums for the completion bond and mechanic’s
lien bond shall be eliminated from such computation. 
  

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 If the Construction Price of Landlord is greater than one hundred three percent
(103%) of the bid of the lowest financially responsible contractor submitting a bid (with all required bonds), Landlord shall elect OPTION A below. If the Construction Price of Landlord is equal to or less than one hundred three percent
(103%) of the bid of the lowest financially responsible contractor submitting a bid (with all required bonds), Landlord shall, within fifteen (15) days, elect OPTION A or OPTION B below. OPTION A will be for Landlord to enter into a
construction contract (as Owner) on terms acceptable to Landlord with the contractor submitting the lower bid providing for the construction of the Phase Two Improvements by that contractor. Landlord will have no obligation to enter into that
construction contract until Tenant has executed an agreement reasonably satisfactory to Landlord pursuant to which Tenant is obligated to pay (and provide security with respect to that obligation) the sums due under that construction contract.
OPTION B will be for Landlord to lower its Construction Price to a sum equal to the lowest competing bid. If Landlord elects OPTION B, then the Construction Price shall be the Construction Price as so adjusted pursuant to said election. 

If the Construction Price of Landlord is less than the competitive bids, then Tenant may elect, pursuant to Section 23.4, to have
the Phase Two Improvements constructed by Landlord at Landlord’s Construction Price. 
 Tenant shall not be given
possession of, nor shall Tenant be obligated to Landlord for the payment of Basic Rent or Additional Rent, with respect to, the Phase Two Improvements until the Phase Two Improvements are Substantially Completed (as defined in Section 2.5)
herein in accordance with the Phase Two Final Plans and Specifications. Delay in putting Tenant in possession of said Phase Two Improvements shall not serve to extend the Term of this Lease or to make Landlord liable for any direct, indirect,
special or consequential damages arising therefrom. 
 Section 23.4 Payment for Phase Two Improvements.

 After final determination of the Phase Two Basic Rent and the Construction Price as contemplated by Section 23.3,
Tenant shall elect one of the following options: 
 23.4.1 To have the Landlord construct the Phase Two Improvements (and pay
the Phase Two Basic Rent); 
 23.4.2 To have the Phase Two Improvements constructed by the lowest bidding contractor and pay
the Construction Price to Landlord in cash (if Landlord elects OPTION A as set forth in Section 23.3); 
 23.4.3 To have
the Phase Two Improvements constructed by Landlord and pay the Construction Price to Landlord in cash (if Landlord elects OPTION B as set forth in Section 23.3); or 
  

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 23.4.4 To withdraw the Expansion Notice, in which event the Tenant’s right to cause
the construction of the Phase Two Improvements will be deemed terminated and of no further force or effect. 
 Tenant shall
promptly make such election and (except in the event of Section 23.4.4) execute the Expansion Amendment, as well as other documentation contemplated hereby, prior to commencement of construction of the Phase Two Improvements. 
 If Tenant elects 23.4.1 above, then, upon the date that the Phase Two Improvements are Substantially Completed, the Basic Rent payable
under Article III of this Lease shall be increased by the amount of the Phase Two Basic Rent, the other sums payable by the Tenant hereunder will be adjusted to reflect the increase in the Demised Premises attributable to the Phase Two Improvements
and the agreements to be paid, kept, observed and performed by Tenant under this Lease shall thereupon become applicable to the Phase Two Improvements. 
 If Tenant elects 23.4.2 or 23.4.3 above, and provided Tenant furnishes reasonably adequate security for the payment of such costs, as reasonably determined by Landlord, and pays all construction costs as the same
become payable, the Basic Rent shall not be adjusted as a result of the construction of the Phase Two Improvements. If Tenant elects 23.4.2 or 23.4.3, Tenant must pay the entire Construction Price. If Tenant elects 23.4.2, Tenant must deliver final
lien waivers as required by Landlord with respect to the Phase Two Improvements. If Tenant elects 23.4.3, Tenant must provide the funds required in order for Landlord to obtain such final lien waivers. 
 It is understood and agreed that notwithstanding payment of all construction costs for the Phase Two Improvements by Tenant, upon
installation, all Phase Two Improvements, except Tenant’s moveable trade fixtures, shall become the property of Landlord. In the event Tenant elects 23.4.2 or 23.4.3, Tenant will not be given possession of the Phase Two Improvements until all
sums payable by Tenant are paid. If Tenant elects 23.4.4, then Tenant’s option to expand the Demised Premises shall terminate. 
 Section 23.5 Completion of Phase Two Improvements. 
 Upon execution of the Expansion Amendment and
approval of the Phase Two Final Plans and Specifications, and provided that Tenant has elected Section 23.4.1 or 23.4.3, Landlord shall, subject to Excused Delay, diligently proceed with the construction of the Phase Two Improvements and
complete the same and deliver possession thereof to Tenant within a reasonable time thereafter. Landlord will give Tenant written notice of any such Excused Delay specifying the nature and the period 

  

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of such Excused Delay within thirty (30) days after the occurrence thereof. The time of completion of said construction shall be extended for the
additional time caused by such Excused Delay. If Tenant elects Section 23.4.2, then Landlord will, at Tenant’s cost, enforce the construction contract entered into by Landlord, but Landlord will have no obligation to assure timely
Substantial Completion of the Phase Two Improvements. If the Phase Two Improvements are not Substantially Complete by the date required by said construction contract, or if the contractor thereunder materially defaults in its obligations, Landlord
may complete the Phase Two Improvements following thirty (30) days notice to Tenant and Tenant’s failure to either cure said default by the contractor or commence and diligently prosecute the completion of the Phase Two Improvements. If
the Landlord completes the Phase Two Improvements as set forth in the immediately preceding sentence, Tenant will pay Landlord, as Additional Rent, all sums incurred by Landlord in so completing the Phase Two Improvement, together with interest at
the Maximum Rate of Interest. 
 Section 23.6 Tenant’s Right to Inspect. 
 During the period of construction of Phase Two Improvements and provided Landlord is constructing the Phase Two Improvements, Tenant or
its designated agent or agents shall have the right of inspect and Landlord shall cooperate with Tenant or its designated agent or agents with respect to any such inspection and facilitate the same as long as such inspection does not interfere with
the work of Landlord in completing the Phase Two Improvements. In the event Landlord elects to allow another contractor to perform the Phase Two Improvements, as provided for in Section 23.3 herein, during the period of such construction (and
without limitation of Landlord’s other rights set forth in this Lease), Landlord shall have the right to inspect and Tenant shall cooperate with Landlord in the inspection of such work. 
 Section 23.7 Compliance with Plans and Specifications. 
 At least five (5) days prior to Substantial Completion of the Phase Two Improvements by Tenant, and provided that Landlord
constructed the Phase Two Improvements, Landlord and Tenant will agree upon a list of all punch list items not completed in accordance with the Phase Two Final Plans and Specifications and Landlord shall forthwith complete said punch list items. The
acceptance of possession of the Phase Two Improvements by Tenant shall be deemed conclusively to establish that the Phase Two Improvements have been Substantially Completed, subject to any punchlist items; provided, however, that Tenant may
supplement the punch list by identifying punch list items which Tenant establishes were deficiencies in the Phase Two Improvements as of the date of Substantial Completion, so long as such supplemental punch list items are identified for Landlord
within one hundred twenty (120) days following Substantial Completion. Provided that Landlord constructed the Phase Two Improvements Landlord will complete said supplemental punch list items within sixty (60) days, or such longer period as
may be reasonably required. 
  

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 If Landlord did not construct the Phase Two Improvements, the failure to complete the
Phase Two Improvements will not excuse the Tenant’s obligation to pay for them, pursuant to the terms hereof. 
 Section 23.8 Guaranty of Improvements. 
 Provided that Landlord constructs the Phase Two Improvements,
Landlord guarantees the Phase Two Improvements and such other items as are covered by the final plans and specifications against defective workmanship and/or defective materials for a period of one year from the date of Substantial Completion of the
Phase Two Improvements. Provided that Landlord constructs the Phase Two Improvements, Landlord does further agree, at its sole cost and expense to repair or replace a defective item occasioned by defective workmanship and/or defective materials
during said one year period. Performance of such one (1) year guaranty shall be Landlord’s sole obligation with respect to defective workmanship or materials, and Tenant’s rights to enforce such one (1) year guaranty shall be
Tenant’s sole and exclusive remedy with respect to such defective workmanship and materials in limitation of any contract, warranty or other rights, whether express or implied, that Tenant may have under applicable laws. 
 From and after the expiration of the one-year guaranty of Landlord against defective workmanship and materials, and provided that
Landlord constructs the Phase Two Improvements, Landlord agrees to cooperate with Tenant in the enforcement by Tenant, at Tenant’s sole cost and expense, of any excess warranties or guaranties of workmanship or materials given by subcontractors
or materialmen that guarantee or warrant against defective workmanship or materials for a period of time in excess of the one-year period described above and to cooperate with Tenant in the enforcement by Tenant, at Tenant’s sole cost and
expense, of any service contracts that provide service, repair or maintenance to any of the Phase Two Improvements constructed by Landlord for a period of time in excess of such one-year period. Upon expiration of the one year guaranty of Landlord,
Landlord will assign to Tenant any then unexpired warranties which Landlord received from any subcontractors performing work with respect to the Phase Two Improvements. 
 Section 23.9 Acceptance of Phase Two Improvements. 
 Save
and except for the aforesaid one year guaranty against defective materials and/or defective workmanship and related obligations referred to in Section 23.8 above (to the extent applicable), and save and except for the incomplete items referred
to in Section 23.7 above (to the extent applicable), Tenant, upon occupying the Phase Two Improvements, shall thereafter have and hold said Phase Two Improvement as the same shall then be without any liability or obligation on the part of
Landlord for making any alterations, improvements or repairs of any kind in or about the Phase Two 

  

 83 

 
Improvements for the entire Term of this Lease, including any renewal or extensions thereof and Tenant agrees to maintain the Demised Premises, including the
Phase Two Improvements and all parts thereof, in good and sufficient state of repair in accordance with the provisions of this Lease. 
 Section 23.10 Basic Rent for Phase One Improvements During Term Extension. 
 If
a Term Extension is required, it will be necessary for the parties to agree upon the “Phase One Improvements Basic Rent” for the Term Extension. The Phase One Improvements Basic Rent will be determined as follows. 
 Upon Tenant’s receipt of the Landlord’s Completion Estimate, and during the thirty (30) day period following that receipt,
the parties will meet on at least two (2) occasions at the Demised Premises in order to attempt to agree upon the Phase One Improvements Basic Rent for the Term Extension. If the parties are successful in reaching that agreement, the Phase One
Improvements Basic Rent as so agreed will be incorporated into the Expansion Amendment and Tenant will pay that Phase One Improvements Basic Rent during the Term Extension. If the parties are unable to agree upon the Phase One Improvements Basic
Rent, then the Landlord’s final best offer for the Phase One Improvements Basic Rent will be documented and the Tenant’s final best offer for Phase One Improvements Basic Rent will be documented and those offers will be called the
“Landlord’s and Tenants Final Offer”. 
 If the parties are unable to reach agreement on the Phase One
Improvements Basic Rent within said thirty days, then Tenant will (within an additional ten (10) days) either withdraw its Expansion Notice, in which event there will be no Phase Two Improvements constructed, or will deliver an
“Arbitration Demand.” If Tenant gives Landlord a timely Arbitration Demand, then the parties will follow the procedures set forth in Section 22.2 (ii) except that the Experts will be directed to determine the Market Rent
for the Phase One Improvements for the Term Extension. In making that determination, the Experts will be directed to ignore the fact that the Phase Two Improvements will be constructed. 
 The Basic Rent for the Phase One Improvements for the Term Extension will be 100% of the Market Rent for the Phase One Improvements as so
determined by the Experts and such determination shall be final, binding and conclusive upon Landlord and Tenant and shall be incorporated into a supplemental Expansion Amendment. 
 ARTICLE XXIV 
 FIT PLAN ALLOWANCE 
 Landlord has paid to Setter, Leach & Lindstrom the sum of Fourteen Thousand Six Hundred Sixty One and 00/100 Dollars
($14,661.00) for obligations incurred by Tenant in connection with the completion of a preliminary fit plan of the Demised Premises, which plan was prepared by Setter, Leach & Lindstrom. 
  

 84 

 ARTICLE XXV 
 NET RENT PROHIBITION 
 The provisions of this Lease to the contrary notwithstanding,
if and so long as Teachers Insurance and Annuity Association of America (“Teachers”) shall be the holder of a mortgage or deed of trust placed upon the Demised Premises or the Land, the following provisions shall apply: 

(a) Basic Rent and Additional Rent will not be based in whole or in part on the income or profits derived from the Demised Premises
except for percentage rent (if any) based on gross (not net) receipts or sales of the Lessee; 
 (b) If Teachers, as the
holder of a mortgage or deed of trust upon the Demised Premises or the Land, succeeds to the Landlord’s interest under the Lease and is advised by its counsel that all or any portion of the Basic Rent or Additional Rent payable under the Lease
is or may be deemed to be unrelated business income within the meaning of the Internal Revenue Code of 1986 or regulations issued thereunder, Teachers may elect to amend unilaterally the calculation of Basic Rent or Additional Rent so that none of
the Basic Rent or Additional Rent payable to Teachers under the Lease will constitute unrelated business income, provided, however such amendment will not increase Tenant’s payment obligations or other liability under the Lease or reduce the
Landlord’s obligations under the Lease; and 
 (c) If the provisions of subsection (b) above apply, and if Teachers
requests, the Tenant agrees to execute any document Teachers request which is reasonably necessary to effect such amendment of the Lease. 
 Tenant acknowledges the foregoing and agrees to incorporate the foregoing provisions in any sublease of all or any portion of the Demised Premises so that such provisions apply in the same manner to any sublease of
all or any portion of the Demised Premises as they apply to the Lease of the Demised Premises. 
  

 85 

 IN WITNESS WHEREOF, each of the parties hereto has caused this Lease to be duly executed
as of the day and year first above written. 
  

	
	LANDLORD:
	
	 OPUS NORTHWEST, L.L.C.
 a Delaware limited
liability company

	
	

	
	TENANT:
	
	 COMPUTER NETWORK TECHNOLOGY
 CORPORATION,
 a Minnesota corporation

	
	

  

 86 

 FIRST AMENDMENT TO NET LEASE 
 THIS FIRST AMENDMENT TO NET LEASE is made and entered into this 4th day of November, 1999 by and between OPUS NORTHWEST, L.L.C., a Delaware limited liability company (the “Landlord”) and COMPUTER NETWORK TECHNOLOGY CORPORATION, a Minnesota corporation,
(the “Tenant”). 
 RECITALS: 
 1. Landlord and Tenant entered into a certain Net Lease (Build-to-Suit) dated September 30, 1998 (the “Lease”) relating to certain real property and improvements located at
6000 Nathan Lane North, City of Plymouth, County of Hennepin, State of Minnesota and legally described on Exhibit “A” attached hereto and made a part hereof (the “Premises”). 
 2. Tenant has elected to delete the Indirect Lighting from the Premises, as permitted by Section 3.2 of the Lease. In response,
Landlord and Tenant desire to amend the Lease to re-allocate the funds budgeted for payment of the cost of the Indirect Lighting toward the Tenant Improvement Allowance. 
 3. All capitalized terms not otherwise defined in this Amendment will have the meanings ascribed to them in the Lease. 
 COVENANTS: 
 In consideration of One Dollar ($1.00) and other
good and valuable consideration, the receipt, sufficiency and adequacy of which is hereby acknowledged, Landlord and Tenant do hereby amend the Lease as follows: 
  

	 	1.	 Tenant has elected to delete the Indirect Lighting from the Premises, as permitted by Section 3.2 of the Lease. As a result, the funds budgeted for payment
of the cost of the Indirect Lighting in the amount of $577,500.00 shall be added to and become a part of the Tenant Improvement Allowance, thereby increasing the Tenant Improvement Allowance from $4,573,125.00 to 5,150,625.00.

 This Amendment will be effective as of October 1, 1999. Except as expressly set forth herein, all
other terms and conditions of the Lease remain unmodified and in full force and effect. 
 This Amendment may be executed in
counterparts, each of which is an original and all of which constitute one instrument. 

 IN WITNESS WHEREOF, Landlord and Tenant have each caused this Amendment to be executed by
their duly authorized representatives as of the day and date first above written. 
  

			
	 LANDLORD:

	
	 OPUS NORTHWEST, L.L.C., a Delaware limited liability company

		
	 By:
	 	 /s/ Lori A. Larson

	 Name:
	 	 Lori A. Larson

	 Its:
	 	 Vice President, Sales

	
	 TENANT:

	
	 COMPUTER NETWORK TECHNOLOGY CORPORATION, a Minnesota corporation

		
	 By:
	 	 /s/ Greg Barnum

	 Name:
	 	 Greg Barnum

	 Its:
	 	 CFO

  

 2 

 EXHIBIT “A” 
 LEGAL DESCRIPTION 
 Lot 4, Block 1, BASS CREEK BUSINESS PARK 4TH ADDITION

  

 3 

 SECOND AMENDMENT TO NET LEASE (BUILD-TO-SUIT) 
 THIS SECOND AMENDMENT TO NET LEASE (BUILD-TO-SUIT) (the “Amendment”)
is made and entered into as of the 12th day of May, 2006 (“Effective Date”), by and between OPUS REAL ESTATE MINNESOTA II, L.L.C., a Delaware limited liability company (“Landlord”), and
McDATA SERVICES CORPORATION, a Minnesota corporation (“Tenant”). 
 Recitals and Preliminary Statement of Facts:

 A. Landlord (as successor in interest to Opus Northwest, L.L.C.) and Tenant (formerly known as Computer Network Technology
Corporation) are parties to that certain Net Lease (Build-to-Suit) dated September 30, 1998, which lease has been previously amended by instrument dated November 4, 1999 (together, the “Lease”). Pursuant to the Lease,
Landlord has leased to Tenant certain real property and improvements (the “Original Demised Premises”) at the property located at 6000 Nathan Lane North, Plymouth, Minnesota 55442 (the “Building”). The Lease by its
terms will expire on April 30, 2010 unless sooner terminated in accordance with the terms of the Lease, as hereby amended (the “Termination Date”). 
 B. Tenant desires to surrender to Landlord certain portions of the Original Demised Premises identified as follows: (a) 35,507 rentable square feet (being 30,876 usable square feet utilizing a factor
of 15% to convert rentable square feet to usable square feet) of the Original Demised Premises located on the third floor of the Building in the area shown on Exhibit A attached to this Amendment (the “Suite 300 Space”);
(b) the land on which the Building is located including, without limitation, all driveways, pathways, roadways, sidewalks, curbs, parking areas, loading areas, landscaped areas, entrances and passageways; and (c) those portions of the
Building located shown on the schedule of plans identified on Exhibit B attached to this Amendment, together with all elevators, conduits, risers, shafts, plenums and other vertical and horizontal spaces within the Building required to
provide utilities and other services to all occupants of the Building [(b) and (c) are collectively referred to herein as the “Common Area”], subject to and in accordance with the terms and conditions of this Amendment and
Landlord is willing to accept such surrender of the Reduction Space subject to and in accordance with the terms and conditions of this Amendment. The Suite 300 Space and the Common Area are collectively referred to herein as the “Reduction
Space.” The Building and the land on which the Building is located are sometimes collectively referred to herein as the “Property.” 
 C. The capitalized terms used in this Amendment will have the same definitions as set forth in the Lease to the extent that such capitalized terms are defined therein and not redefined in this Amendment.
All exhibits attached to this Amendment are made a part of this Amendment. 
 NOW, THEREFORE, in consideration of the mutual
covenants and agreements herein contained and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 
  

 1 

 Covenants:  
 1. Reduction. 
 1.1 Tenant will vacate the Suite 300 Space, and any portion of the Common Area
that is occupied by Tenant in a manner inconsistent with use of the Common Area as an area to be used by all occupants of the Building, all in accordance with the terms of the Lease on or before May 12, 2006 (the “Vacation
Date”) as if the Vacation Date was the Termination ate. Tenant will fully comply with all obligations under the Lease respecting the Reduction Space through the Reduction Effective Date. Notwithstanding anything contained in this
Section 1.1 to the contrary, it is understood and agreed that Tenant has entered into a separate agreement with HSM Electronic Protection Services, Inc., a Delaware corporation (“HSM”) as the intended replacement tenant for the Suite
300 Space, which separate agreement permits Tenant to remain in possession of a portion of the Suite 300 Space known as the NMS Group Data Center (the “NMS Space”) beyond the Vacation Date. Landlord has no liability or obligation to
Tenant with regard to use or possession of, or access to, the NMS Space. Tenant’s sole and exclusive remedy with respect to use and possession of, and access to, the NMS Space is to enforce the separate agreement between Tenant and HSM. The NMS
Space is part of the Reduction Space for purposes of this Amendment. 
 1.2 Effective as of the later to occur of (a) satisfaction
of all of the Reduction Conditions (defined in Section 1.3 below) or (b) May 12, 2006 (such later date being the “Reduction Effective Date”), the Original Demised Premises will be decreased by the Reduction
Space. As of the Reduction Effective Date, the Reduction Space will be deemed surrendered by Tenant to Landlord, the Lease will be deemed terminated with respect to the Reduction Space, and the “Demised Premises” as defined in the Lease
will be deemed to mean the Original Demised Premises less the Reduction Space. 
 1.3 Reduction Conditions. The
“Reduction Conditions” mean the following: 
 1.3.1 Vacation of the Suite 300 Space and the Common Area in accordance
with Section 1.1 above by the Vacation Date. 
 1.3.2 Landlord’s execution and delivery of a lease for the Suite 300 Space
with a party, and upon terms and conditions, acceptable to Landlord in Landlord’s sole discretion (the “Suite 300 Lease”). 
 1.3.3 Tenant’s completion of the improvements to the Reduction Space described on. Exhibit C attached to this Amendment in a manner acceptable to the City of Plymouth (the “City”) and any other
governmental authorities having jurisdiction over the Building, as evidenced by a written certificate of occupancy, governmental sign-off, permit or similar document required by the City and such other governmental authorities as a condition to
lawful occupancy of the Building as a multi-tenant building. 
  

 2 

 1.3.4 Landlord’s receipt of an unqualified consent of any lender of Landlord to the terms and
conditions of this Amendment and the Suite 300 Lease. 
 1.3.5 Tenant has relocated all equipment and materials in the Building that
identify the current security system provider to areas of the Building that are not accessible to the general public. 
 2. Basic
Rent. As of the Reduction Effective Date, the Basic Rent payable pursuant to Section 3.1A of the Lease will be as follows: 
  

					
	Period	  	Annual Installments	  	Monthly
Installments
	 Reduction Effective Date - 4-30-10
	  	$1,857,466.80	  	 $154,788.90

 All such Basic Rent will be payable by Tenant in accordance with the terms of the Lease. 
 3. Property Management Services. Commencing on the Reduction Effective Date and continuing through and including the Termination
Date, in addition to the obligations imposed on Tenant under the Lease, Tenant will provide or cause to be provided, the services to the Property specified on Exhibit D attached hereto and incorporated herein by reference, at Tenant’s
sole cost and expense, subject to payment by Landlord in accordance with Section 4 below (collectively, the “Property Management Services”). 
 4. Payment for Property Management Services. In consideration for performance by Tenant of the Property Management Services, and provided no Event of Default exists under the Lease,
commencing on the Reduction Effective Date and continuing through and including the Termination Date, Landlord will pay to Tenant the following amounts in the form of a credit to the monthly installments of Basic Rent due and payable under the
Lease: 
 4.1 An amount equal to $26,630.25 per month, which is based on an annual amount per rentable square foot of the Reduction
Space of $9.00. 
 4.2 An amount equal to $2,958.91 per month, which is based on an annual amount per rentable square foot of the
Reduction Space of $1.00. 
 5. Use of Common Area. As of the Reduction Effective Date, Tenant will have the
non-exclusive right, together with all other occupants of the Building and their agents, employees and invitees, to use the Common Area, subject to all applicable laws, rules, orders, statutes and ordinances of any governmental or private entity in
effect on or after the Reduction Effective Date and applicable to the Common Area or the use or occupancy of the Common Area, including without limitation, Hazardous Materials Laws, building rules imposed by Landlord from time to time and any
covenants, conditions, restrictions, easements, declarations or other matters affecting title to the Common Area. 
  

 3 

 Notwithstanding anything to the contrary in this Amendment or the Lease, Tenant shall not use, nor permit its
employees, staff, subtenants (specifically including but not limited to RJF Agencies, Inc., a Minnesota corporation, and UHC) or contractors to use more than 650 parking spaces located in the Common Area. All parking spaces in the Common Area are
unreserved, may be used by all tenants and visitors of the Building, and may be relocated or redesignated from time to time by Landlord. 
 6. Assignment of UHC Parking Lease. Tenant does hereby assign and transfer to Landlord effective as of the Reduction Effective Date, all right, title and interest of Tenant in and to the UHC Parking Lease, together with any
rights relating thereto, including without limitation all rents, issues and profits therefrom. Tenant does hereby indemnify, defend and hold harmless Landlord and Landlord’s employees, partners, directors, officers, affiliates, subsidiaries,
shareholders, agents and representatives from any and all liabilities, claims, damages, costs and expenses (including reasonable attorneys’ fees) arising under the UHC Parking Lease as a result of any obligations and duties of Tenant arising
thereunder, which obligations and duties will be performed by Tenant as part of Tenant’s Property Management Services as specified in Section 6D of Exhibit D attached hereto and incorporated herein by reference. During the term of
the UHC Parking Lease, so long as no default by Tenant beyond any cure period specified in the Lease or this Amendment then exists under the Lease or this Amendment, Landlord will pay to Tenant all rents, issues and profits actually received by
Landlord under the UHC Parking Lease within ten (10) days after receiving such rents, issues and profits. Landlord will not terminate the UHC Parking Lease in accordance with Section 8 of the UHC Parking Lease unless and until either
(a) Landlord has delivered to Tenant a copy of the written notice of termination delivered to UHC, or (b) the Termination Date has occurred. 
 7. Representations by Tenant. Tenant represents to Landlord that it has full power and authority to execute this Amendment. Additionally, Tenant represents that it has not made any assignment, sublease, transfer
or conveyance of the Lease, the Reduction Space or the Common Area, or any interest therein, other than the UHC Parking Lease and the sublease with RJF Agencies, Inc. Tenant further represents that there is not and will not hereafter be any claim,
demand, obligation, liability, action or cause of action by any other party respecting, relating to or arising out of any assignment, sublease, transfer or conveyance of the Lease, the Reduction Space or the Common Area, or any interest therein,
other than the UHC Parking Lease and the sublease with RJF Agencies, Inc. Tenant agrees to indemnify and hold harmless Landlord, its members, principals, beneficiaries, partners, officers, directors, employees, mortgagees) and agents, and the
respective principals and members of any such agents, from all liabilities, expenses, claims, demands, judgments, damages or costs arising from any assignment, sublease, transfer or conveyance of the Lease, the Reduction Space or the Common Area, or
any interest therein, other than the UHC Parking Lease and the sublease with RJF Agencies, Inc., including without limitation, attorneys’ fees. Tenant acknowledges that Landlord will be relying on this Amendment and the foregoing representation
and indemnification in entering into a lease for the Reduction Space with an unrelated third party. 
  

 4 

 8. Representations by Landlord. Landlord represents to Tenant that it has full power
and authority to execute this Amendment. Landlord further represents to Tenant that, except for a lease between Landlord and HSM, a roof warranty, financing documents, Landlord’s consent to Tenant’s sublease with RJF Agencies, Inc., and
Landlord’s consent to the UHC Parking Lease, Landlord has not entered into any of the following for the period commencing on the Reduction Effective Date and continuing through and including the Termination Date other than as set forth in this
Amendment: 
 8.1 A property management agreement for management of the Property. 
 8.2 Any other material agreement related to the Property, including but not limited to, leases, vendor service agreements, bundled electrical, gas
or other utility agreements, or rooftop licenses. 
 9. Deletion of Inapplicable Provisions. Landlord and Tenant agree
that effective as of the Effective Date of this Amendment the terms and provisions of Article 23 (Tenant’s Option to Expand Building) of the Lease are null and void and of no further force and effect. 
 10. Replacement of Article 22. Landlord and Tenant agree that as of the Effective Date of this Amendment, Section 1.2 and
Article 22 of the Lease will be deleted in their entirety. In lieu of the option to renew contained in said Section 1.2 and Article 22, Tenant will have the following rights. Such rights will be deemed personal to Tenant, not assignable by
Tenant and not exercisable by any subtenant. 
 10.1 New Lease Right. Provided that no Event of Default under the Lease exists
at the time of exercise, Tenant will have the right to enter into a new lease (the “New Lease Right”) for that portion of the Demised Premises actually used and occupied by Tenant, or any subtenant of Tenant, at the time of exercise
of such right (specifically excluding, however, the data center excluded from the Suite 300 Space as shown on the plans attached to this Amendment as Exhibit E {the “Suite 350 Data Center”}), for a period of five
(5) years with one (1) consecutive five (5) year option to extend (the “New Lease”). It is expressly understood and agreed that the New Lease Right and the New Lease will not apply to the Suite 350 Data Center.
Tenant must exercise the New Lease Right by delivering written notice of Tenant’s exercise no sooner than five hundred thirty (530) days and no later than five hundred (500) days prior to the Termination Date, time being of the
essence with respect to such notice (the “Notice of Exercise”). Tenant’s failure to timely and effectively deliver the Notice of Exercise will extinguish its rights thereto as well as Tenant’s right to the extension
option. Any termination of the Lease, as amended hereby, shall terminate the New Lease Right and the extension option. 
 10.2
Market Rent. The New Lease will be on the terms, covenants and conditions of the multi-tenant office agreement then utilized by Landlord for leasing space in the Building. Basic Rent for the initial term of the New Lease will be the Market
Rent, as defined below. “Market Rent” means the annual Basic Rent which Landlord would receive by renting the Demised Premises, including all improvements 

  

 5 

 
and fixtures located therein, together with all additions, alterations and replacements thereof, in their condition and configuration as of the time of determination
of Market Rent, assuming the Landlord to be a prudent person willing to lease but being under no compulsion to do so, and assuming the Tenant to be a renewal tenant and a prudent person willing to lease but being under no compulsion to do so,
assuming a lease term equal to the term in question, assuming a lease containing the same terms and provisions as the multi-tenant office lease agreement then utilized by Landlord, and giving due regard to all economic factors; including without
limitation, the size and use of the Demised Premises, a location in the Southwest, Northwest or West suburbs of Minneapolis (the “Market Area”), the quality and age of the Building, the extent of services provided by the
Landlord, applicable distinctions between “gross” leases and “net” leases, the creditworthiness and quality of Tenant, leasing commissions payable in the market, any inducements, or rental concessions, if any, and any other
relevant term or condition in making such evaluation, including the benefit to Landlord of having the Demised Premises immediately rent producing at the date in question. 
 10.3 Request for Market Rent. The Notice of Exercise will be deemed to be a “Request for Market Rent”. During the sixty (60) day period following the receipt of the Request for
Market Rent, Landlord and Tenant will meet on at least two (2) occasions at the Demised Premises and attempt to agree upon the Market Rent for the Demised Premises for the initial term of the New Lease. The Landlord and the Tenant will each
submit their final best offer for Market Rent to the other in writing before the end of that sixty (60) day period (referred to as the “Landlord’s and Tenant’s Final Offer”). 
 10.4 Appraisal Request. If the parties are unable to agree upon the Market Rent for the initial term of the New Lease during such sixty
(60) day period, Tenant shall on or before the date which is seventy (70) days after delivery of the Request for Market Rent either: (a) withdraw its Request for Market Rent; or (b) deliver an “Appraisal Request”
to Landlord. If Tenant does neither, it will be deemed to have elected (a) above. If Tenant withdraws, or is deemed to have withdrawn, the Request for Market Rent, the New Lease Right and the extension option will terminate. Tenant will be
deemed to have made the irrevocable election to exercise the New Lease Right at such time as Tenant delivers an Appraisal Request to Landlord. 
 10.5 Determination of Market Rent. If Tenant gives Landlord a timely Appraisal Request, each party will, within twenty (20) days, choose a person with at least five (5) years’ experience as a real estate
appraiser of income-producing assembly and office property in the Market Area, who shall be a member in good standing of the American Institute of Real Estate Appraisers (or successor organization, or if no such organization exists, then persons of
similar professional qualifications) with the designation of M.A.I., and give notice of the name and address of such person to the other within twenty (20) days of the notice of disagreement from Tenant. Those two persons shall within five
(5) days select a third person who is experienced in the determination of commercial rental rates for office space in the Market Area, and the three persons (the “Experts”) shall make a determination of Market Rent for the
initial term of the New Lease as expeditiously as possible thereafter, and in any event within 

  

 6 

 
thirty (30) days after the selection of the third Expert. The Landlord’s and Tenant’s Final Offer will be given to the Experts for the purposes of their
review in making their determination. The determination of the Experts shall be made no later than the date which is three hundred sixty-five (365) days prior to the end of the Term of the Lease and shall be made as follows: 
 10.5.1 Each Expert will independently determine the Market Rent for the initial term of the New Lease and then will meet and simultaneously
disclose to the other their respective determinations. 
 10.5.2 If neither the highest nor the lowest determination differs from the
middle determination by more than ten percent (10%) of such middle determination, then the Market Rent for the initial term of the New Lease will be the average of all three determinations. 
 10.5.3 If Section 10.5.2 does not apply, then the Market Rent for the initial term of the New Lease will be the average of the two
determinations closest by dollar amounts. 
 10.5.4 The Experts will promptly notify Landlord and Tenant of each of their separate
determinations and the resulting Market Rent. Except as otherwise provided in this Lease, the Market Rent determination shall be conducted in accordance with the rules then obtaining of the American Arbitration Association, and judgment upon any
appraisal decision rendered may be entered by any court having jurisdiction thereof. The determination of Market Rent pursuant to this procedure shall be final, binding and conclusive upon Landlord and Tenant. 
 10.5.5 The annual Basic Rent for the initial term of the New Lease shall, notwithstanding
anything herein to the contrary, be equal to ninety-five percent (95%) of the “Market Rent” (as defined and determined above) and shall be payable in equal monthly installments equal to one-twelfth ( 1
/12) of the annual Basic Rent as established for the initial term of the New Lease, in advance, on the first day of each calendar month during the initial term of
the New Lease. 
 10.6 Costs. Each party will pay any and all fees and expenses incurred in connection with such
party’s Expert and the fees and expenses for the third Expert will be borne equally by the parties, except that if the Market Rent resulting from any determination under this Article is equal to or greater than ninety-five percent (95%) of
the amount of Market Rent set forth in Landlord’s notice to Tenant, then Tenant shall pay all fees and expenses of all three of the Experts. 
 10.7 Extension Option of the New Lease. The Basic Rent for the extension term of the New Lease will be determined upon the same terms, covenants and conditions as contained in this Section 10. 
 11. Default Remedies. In the event Tenant fails to perform its obligations under this Amendment, in addition to the remedies available to Landlord
pursuant to Article 12 of the Lease, Landlord will have the right to pursue one or more of the following remedies: 
  

 7 

 11.1 Event of Default under Lease. In the event Tenant fails to do (a) or
(b) below, such failure will be deemed an Event of Default under the Lease and Landlord will have the right to pursue and apply any one or more of the remedies available to Landlord under the Lease to the Reduction Space and the Suite 350 Data
Space: 
 (a) pay in full all costs and expenses incurred in completing the improvements to the Reduction Space as required by
Section 1.3.3 and any mechanic’s lien or other lien is filed against the Property and not removed or bonded around with a bond satisfactory to Landlord within thirty (30) days of the date of filing, or 
 (b) perform as required by this Amendment for a period of ten (10) days after delivery of written notice from Landlord to Tenant, provided
however, if such failure to perform cannot with due diligence and in good faith be cured within such ten (10) day period, and Tenant commences to cure the failure within such ten (10) day period and thereafter diligently pursues such cure
in good faith, then such period shall be extended for the reasonable period required to cure the failure not to exceed sixty (60) days. 
 11.2 Self Help. If Tenant fails to take any action which Tenant is obligated to take pursuant to Exhibit D attached hereto and incorporated herein by reference (other than Section 2D), which action is (a) specific to
the Property (as opposed to a failure which is caused by an interruption or curtailment of services which extends beyond the Property), (b) is not caused by an event of force majeure, damage or destruction pursuant to Article XIII of the Lease,
or condemnation pursuant to Article XIV of the Lease, and (c) is not caused by an act or failure to act of Landlord or any tenant of the Building, specifically including but not limited to an event of default by any tenant of the Building under
its lease, Landlord may deliver written notice thereof to Tenant (the “Initial Notice”). The Initial Notice must specifically describe the action that is required of Tenant to satisfy the requirements of Exhibit D
attached hereto and incorporated herein by reference. If within thirty (30) days of delivery of Landlord’s Initial Notice, Tenant fails to cure or commence to cure the items specified in the Initial Notice, Landlord may deliver to
Tenant a second notice (the “Reminder Notice”). The Reminder Notice must include a copy of the Initial Notice and specify that Landlord will have the rights granted under this Section 11.2 if Tenant fails to cure or
commence to cure the specified items within fifteen (15) Business Days of delivery of the Reminder Notice. If Tenant fails to take or commence to take the required action within fifteen (15) Business Days of receiving the Reminder Notice,
or once commenced fails to diligently pursue the required action to completion, then Landlord may take, or cause others to take, the action that Tenant failed to perform. Tenant will reimburse Landlord for the reasonable out-of-pocket costs and
expenses incurred by Landlord or such other parties in taking such action within twenty-five (25) days after delivery of an invoice by Landlord to Tenant setting forth a reasonably particularized breakdown of such costs and expenses. Such costs
and expenses will be deemed Additional Rent under the Lease. Tenant will indemnify, defend and hold harmless Landlord against all loss or liability resulting from the failure of Tenant to pay or perform as required by this Section 11.2. The
foregoing to the contrary notwithstanding, 

  

 8 

 
in the case of emergency, Landlord shall not be bound by the notice and cure periods set forth in this Section 11.2 and Landlord shall have the right to
immediately take, or cause others to take, the action that Tenant failed to perform. 
 11.3 Interruption of Electrical Power. If there is an interruption in electrical power to the central station and monitoring center in the Suite 300 Space that (a) is specific to the Property (as opposed to an interruption or
curtailment in electrical power which extends beyond the Property), (b) is caused by the failure of Tenant to perform as required by Section 2D of Exhibit D attached hereto and incorporated herein by reference, (c) causes the central
station and monitoring center in the Suite 300 Space to be untenantable, (d) is not caused by an event of force majeure, fire or casualty to the Suite 300 Space, or condemnation of the Suite 300 Space, (e) is not caused by an act or
failure to act of Landlord or the tenant of the Suite 300 Space, specifically including but not limited to an event of default by the tenant of the Suite 300 Space under its lease, (f) is not caused by a failure of the generator(s) operated by
the tenant of the Suite 300 Space, and (g) lasts for more than twenty-four (24) consecutive hours, then Landlord will be entitled to deliver Tenant a written notice stating that if Tenant does not commence to cure the untenantability
caused by the interruption within one (1) Business Day from the date of delivery of the notice and complete the cure within ten (10) Business Days from the date of delivery of the notice, Landlord will be entitled to an abatement of the
payment required by Section 4 of this Amendment in accordance with this section. If Landlord properly delivers such an abatement notice to Tenant, and Tenant does not commence to cure the untenantability caused by the interruption within such
one (1) Business Day period from the date of delivery of the notice and complete the cure within ten (10) Business Days from the date of delivery of the notice, then Landlord will be entitled to an abatement of the payment required by
Section 4 of this Amendment (in proportion to the portion of the central station and monitoring center rendered untenantable by the interruption in electrical power) from such tenth (10th) Business Day until such electric power is restored. The abatement will result in a reduction of the credit to the monthly installments of Basic Rent permitted by Section 4 of this
Amendment, Tenant will indemnify, defend and hold harmless Landlord against all loss or liability resulting from the failure of Tenant to pay or perform as required by this Section 11.3. 
 11.4 Failure to Operate Cafeteria. In the event Tenant fails to operate the Cafeteria (as such term is defined in Exhibit D attached
hereto and incorporated herein by reference) as required by this Amendment for a period of five (5) days after delivery of written notice from Landlord to Tenant, such failure will be deemed an Event of Default under the Lease and Landlord will
have the right to pursue and apply any one or more of the remedies available to Landlord under the Lease to that portion of the Demised Premises used by Tenant for the Cafeteria, at Landlord’s sole option. 
  

 9 

 11.5 Holding Over. 
 11.5.1 Holding Over the Reduction Space. In addition, without the delivery of any notice from Landlord to Tenant, if Tenant holds over in the Reduction Space, except for the Suite 350 Data Center,
beyond the day immediately preceding the Reduction Effective Date, Tenant will be liable for Basic Rent, Additional Rent and other charges respecting the Reduction Space equal to twice the amount in effect under the Lease prorated on a per diem
basis and on a per rentable square foot basis for the Reduction Space. Such holdover amount will not be in limitation of Tenant’s liability for consequential or other damages arising from Tenant’s holding over nor will it be deemed
permission for Tenant to holdover in the Reduction Space. 
 11.5.2 Holding Over the Suite 350 Data Center. In addition,
without the delivery of any notice from Landlord to Tenant, if Tenant holds over in the Suite 350 Data Center beyond the Termination Date, Tenant will be liable for Basic Rent equal to twice the amount Tenant would pay based on an annual amount per
rentable square foot of the Suite 350 Data Center of $12.60 [{(2,131 rsf X $12.60)/365} X 200% = $147.13 per day] plus Additional Rent and other charges respecting the Suite 350 Data Center equal to twice the amount in effect under the Lease
prorated on a per diem basis and on a per rentable square foot basis for the Suite 350 Data Center. Such holdover amount will not be in limitation of Tenant’s liability for consequential or other damages arising from Tenant’s holding over
nor will it be deemed permission for Tenant to holdover in the Suite 350 Data Center. 
 11.6 Business Days. For purposes of
this Amendment, the term “Business Days” means any day other than Saturday, Sunday or a legal holiday in the State of Minnesota. 
 11.7 Survival. Landlord’s rights and Tenant’s obligations under this section relating to circumstances existing or events occurring prior to and including the Termination Date will survive the Termination Date,
regardless of the date of discovery of the failure to enforce such rights or perform such obligations, subject to applicable statutes of limitation. 
 12. Miscellaneous. 
 12.1 This Amendment sets forth the entire agreement between the parties with
respect to the matters set forth herein. There have been no additional oral or written representations or agreements. Under no circumstances will Tenant be entitled to any Rent abatement, improvement allowance, leasehold improvements, or other work
to the Demised Premises or any similar economic incentives that may have been provided Tenant in connection with entering into the Lease, unless specifically set forth in this Amendment. 
 12.2 Except as herein modified or amended, the provisions, conditions and terms of the Lease will remain unchanged and in full force and effect.

  

 10 

 12.3 In the case of any inconsistency between the provisions of the Lease and this Amendment, the
provisions of this Amendment will govern and control. 
 12.4 Submission of this Amendment by Landlord is not an offer to enter into
this Amendment but rather is a solicitation for such an offer by Tenant. Landlord will not be bound by this Amendment until Landlord has executed and delivered the same to Tenant. 
 12.5 Tenant hereby represents to Landlord that Tenant has dealt with no broker in connection with this Amendment other than CB Richard Ellis and
United Properties (together, the “Broker”), to whom Tenant is obligated to pay a brokerage Commission (the “Broker Fee”) relating to the reletting of the Reduction Space pursuant to separate agreement. Tenant agrees
to indemnify and hold Landlord, its members, principals, beneficiaries, partners, officers, directors, employees, mortgagees) and agents, and the respective principals and members of any such agents, harmless from (i) all claims of any brokers
claiming to have represented Tenant in connection with this Amendment (including the Broker) and (ii) all commissions or fees (including the Broker Fee) due any broker or agent relating to this Amendment or to the reletting of the Reduction
Space. Landlord hereby represents to Tenant that Landlord has dealt with no broker in connection with this Amendment other than the Broker. Landlord agrees to indemnify and hold Tenant, its members, principals, beneficiaries, partners, officers,
directors, employees, and agents, and the respective principals and members of any such agents harmless from all claims of any brokers other than the Broker claiming to have represented Landlord in connection with this Amendment. 
 12.6 The addresses for delivery of notices to Tenant pursuant to Section 20.4 of the Lease are amended as follows: 
 Legal Department 
 McDATA
Services Corporation 
 11802 Ridge Parkway 
 Broomfield, CO 80021 
 Attention: General Counsel 
 With a copy to: 
 Legal
Department 
 McDATA Services Corporation 
 11802 Ridge Parkway 
 Broomfield, CO 80021 
 Attention: Greg Fischer, Assistant Treasurer 
 McDATA Services Corporation 
 4 McDATA Parkway 
 Broomfield, CO 80021 
 Attention: Pete Johnson, Manager of Facilities Management 
  

 11 

 Partners National Real Estate Group, Inc. 
 10000 North Central Expressway, Suite 1001 
 Dallas, Texas 75231 
 Attention: Craig Jones, President and Partner 
 12.7 This Amendment may be executed in counterparts, each of which is an original and all of which constitute one instrument. 
 [SIGNATURES ARE SET FORTH ON THE FOLLOWING PAGE] 
  

 12 

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

			
	 LANDLORD:

	
	 OPUS REAL ESTATE MINNESOTA II, L.L.C., a Delaware limited liability company

		
	 By:
	 	 /s/ Wade C. Lau

	 Name:
	 	 Wade C. Lau

	 Its:
	 	 Vice President

	
	 TENANT:

	
	 

  

 13 

 AMENDED AND RESTATED MEMORANDUM OF LEASE AGREEMENT 
 THIS AMENDED AND RESTATED MEMORANDUM OF LEASE AGREEMENT is made and entered into this 12th day of May, 2006, by and between
OPUS REAL ESTATE MINNESOTA II, L.L.C., a Delaware limited liability company (as successor-in-interest to OPUS NORTHWEST, L.L.C.) (“Landlord”), whose address is 10350 Bren Road West, Minnetonka, Minnesota 55343, and McDATA SERVICES
CORPORATION, a Minnesota corporation, formerly known as COMPUTER NETWORK TECHNOLOGY CORPORATION (“Tenant”), whose address is 6000 Nathan Lane North, Plymouth, Minnesota 55442. 
 R E C I T A L S : 
 A. Landlord and Tenant have entered into that
certain Net Lease (Built-to-Suit) dated September 30, 1998, as amended by that certain First Amendment to Net Lease dated November 4, 1999, as further amended by that certain Second Amendment to Net Lease (Built-to-Suit) [the
“Second Amendment”] dated May 12, 2006 (collectively, the “Lease”), whereby Landlord has leased to Tenant and tenant has leased from Landlord a portion of the building (“Premises”)
located on the real property at 6000 Nathan Lane North, Plymouth, Minnesota 55442, as legally described in Exhibit “A” attached hereto and made a part hereof for all purposes (“Property”). 
 B. The parties recorded a Memorandum of Lease Agreement on October 21, 1998, as Document No. 3078703 with the Hennepin County
Registrar of Titles. 
 C. Pursuant to the Second Amendment, the size of the Premises was reduced. 
 D. The parties desire to amend and restate such Memorandum of Lease Agreement in its entirety, thereby replacing the Memorandum of Lease
Agreement previously recorded in its entirety, the same to be of no further force or effect thereafter. 
  

 14 

 NOW, THEREFORE, in consideration of the sum of One and No/100 Dollar ($1.00) and other
good and valuable consideration, the receipt of which is hereby acknowledged, the parties hereto agree as follows: 
 1. The
recitals set forth above are true and correct and are incorporated for reference. 
 2. Landlord and Tenant entered into the
Lease with a term of one hundred and twenty-six (126) full calendar months (“Term”), which Term will expire on April 30, 2010. 
 3. Pursuant to the Second Amendment, Tenant leases only a portion of the Property. 
 4. This
Amended and Restated Memorandum of Lease Agreement has been executed and delivered by the parties for the purpose of recording and giving notice that a contractual relationship for the leasing of the Premises has been created between the Landlord
and the Tenant in accordance with the terms, covenants and conditions of the Lease. 
 5. The terms and conditions of the
Lease are incorporated by reference into this Amended and Restated Memorandum of Lease Agreement as if set forth fully herein at length. 
 IN WITNESS WHEREOF, the parties have executed this agreement as of the date and year first above written. 
  

			
	 LANDLORD:

	
	 OPUS REAL ESTATE MINNESOTA II, L.L.C., a Delaware limited liability company

		
	 By:
	 	 /s/ Wade C. Lau

	 Name:
	 	 Wade C. Lau

	 Title:
	 	 Vice President

	
	 TENANT:

	
	 McDATA SERVICES CORPORATION,
 a Minnesota corporation

		
	 By:
	 	 /s/ Scott Berman

	 Name:
	 	 Scott Berman

	 Title:
	 	 CFO

  

 2 

					
	 STATE OF MINNESOTA
	 	 )
 ) SS.
	 	
	 COUNTY OF HENNEPIN
	 	 )
	 	

 The foregoing instrument was entered into before me this 9th day of May, 2006, by Wade Lau, the Vice President of OPUS REAL ESTATE MINNESOTA II, L.L.C., a Delaware limited
liability company, who acknowledged the same as his/her free act and deed on behalf of the company. 
  

	
	 /s/ Elizabeth Grekso

	 Notary Public

  

					
	 STATE OF COLORADO
	 	 )
 ) SS.
	  	
	 COUNTY OF Broomfield    
	 	 )
	  	

 The foregoing instrument was entered into before me this 8th
                     day of
            May            , 2006, by Scott
Berman                , the CFO                 of McDATA SERVICES
CORPORATION, a Minnesota corporation, who acknowledged the same as his/her free act and deed on behalf of the corporation. 
  

	
	 /s/ Eleanor Elaine S. Padilla

	 Notary Public

 THIS INSTRUMENT WAS DRAFTED BY: 
 Parsinen Kaplan Rosberg & Gotlieb P.A. 
 100 South Fifth Street, Suite 1100

 Minneapolis, Minnesota 55402 
  

 3 

 EXHIBIT “A” 
 TO AMENDED AND RESTATED MEMORANDUM OF LEASE AGREEMENT 
 LEGAL
DESCRIPTION 
 Lot 4, Block 1, BASS CREEK BUSINESS PARK 4TH ADDITION. Hennepin County, Minnesota. 
  

 4Lease Agreement (releated to the Park Lane Building)

 Exhibit 10.4 
 3000 PARK LANE 
 OFFICE LEASE 
  
  

			
	 LANDLORD:
	  	 PARK LANE ASSOCIATES L.P.

		
	 TENANT:
	  	 INTERNATIONAL REHABILITATION ASSOCIATES, INC.

 Dated for reference purposes as of: September 21, 1990 

 

 
 PARK LANE ASSOCIATES L.P. 
 Lease Date Tenant 
 Basic Lease Information 
 September 21, 1990 
 Address 
 INTERNATIONAL REHABILITATION ASSOCIATES, INC. 
 1205 Westlakes Drive, Suite 300 
 Berwyn, PA 19312 
 Contact Person 
 Kathryn A. Leisner 
 Phone 
 (215)889-2959 
 Landlord 
 PARK LANE ASSOCIATES L.P. 
 Address 
 C/O Oliver Realty/Grubb & Ellis 
 2800 Two Oliver Plaza 
 Pittsburgh, PA 15222 
 Phone 
 (412)
281-0100 
 Building 
 As described in Paragraph 1.1 of the Lease. 
 Total Rentable Area of Building Office Space

 107,333 Rentable Square Feet 
 Rentable Area* of Premises 
 45,000 rentable square feet; broken down

 22,643 rsf on third,19,621 rsf on second floor 
 and 2,736 rsf on the first floor 
 Suite 
 200 
 Floor (s) 
 Entire third and second floor and part of first floor 

Rentable Area 
 45,661 rentable square feet 
 Term 
 Six (6) years 
 Proposed Commencement Date 
 (Subject to 2.1-and 6.1) 
 January 7, 1991 
 Expiration Date (Subject to Lease Provisions) 
 January 6, 1997 
 Annual Base Rental 
 $18.75 per rentable square foot(rsf)for years 
 1-6, with months 1-10 abated 

	 *
	 Rentable areas are calculated in accordance with Exhibit C and are subject thereto.

	 1
	 

 

 
 Tenant’s Share of Excess Expenses (Subject to Lease Provisions) 

Forty-one and 93/100 percent (42.54%) 
 Tenant’s Share of Excess Taxes (Subject-to Lease Provisions) 
 Forty-one and 93/100 percent (42.54%) 
 Excess Taxes Base

 $2.50 per rentable square foot 
 Excess Expenses Base 
 $3.00 per
rentable square 
 Use 
 General Office Purposes 
 Security
Deposit 
 NONE 
 Date prior to which Tenant shall deliver plans 
 Other

 The initial ten (10) months of rent will be abated; Landlord to provide turnkey construction based on
tenants specifications per 09/14/90 fax to Hillman Co.; Renewal options - see rider to lease; right of second offer - See rider to lease 
 Broker 
 Coldwell Banker Commercial and Oliver 
 Realty/Grubb & Ellis 
 The foregoing Basic Lease Information is hereby incorporated into and made a part of this Lease. 
 PARK LANE ASSOCIATES L.P. 
 INTERNATIONAL REHABILITATION

 A PA Limited Partnership 
 ASSOCIATES, INC. 
 A Delaware
Corporation 
 By: 
 Parklane Properties, Inc., 
 By

 General Partner 
 Kathryn A. Leisner 
 Its 
 Assistant Secretary 
 By: 
 /s/ Charles H. Bracken 
 Charles H. Bracken 
 Assistant Secretary & Assistant Treasurer 
 2 

 TABLE OF CONTENTS 
  

					
	ARTICLE	 	DESCRIPTION	  	PAGE
			
	 1.
	 	Premises	  	1
			
	 2.
	 	Term	  	1
			
	 3.
	 	Annual Base Rental; Additional Rent	  	2
			
	 4.
	 	Additional Rent for Excess Operating Expenses and Taxes	  	2
			
	 5.
	 	Terms of Payment	  	7
			
	 6.
	 	Construction of the Premises	  	8
			
	 7.
	 	Common Area Maintenance	  	8
			
	 8.
	 	Conduct of Business by Tenant	  	9
			
	 9.
	 	Alterations and Tenant’s Property	  	9
			
	 10.
	 	Repairs	  	11
			
	 11.
	 	Liens	  	11
			
	 12.
	 	Compliance with Laws and Insurance Requirements	  	12
			
	 13.
	 	Subordination	  	13
			
	 14.
	 	Inability to Perform	  	14
			
	 15.
	 	Destruction	  	14
			
	 16.
	 	Eminent Domain	  	15
			
	 17.
	 	Assignment	  	17
			
	 18.
	 	Subletting	  	19
			
	 19.
	 	Utilities	  	20
			
	 20.
	 	Default	  	22
			
	 21.
	 	Indemnity	  	25
			
	 22.
	 	Tenant’s Insurance	  	25

  

 3 

 TABLE OF CONTENTS 
  

					
	ARTICLE	 	DESCRIPTION	  	PAGE
			
	 23.
	 	Limitation of Landlord’s Liability	  	26
			
	 24.
	 	Access to Premises	  	26
			
	 25.
	 	Notices	  	27
			
	 26.
	 	No Waiver	  	28
			
	 27.
	 	Tenant’s Certificates	  	28
			
	 28.
	 	Rules and Regulations	  	29
			
	 29.
	 	Security Deposit	  	29
			
	 30.
	 	Authority	  	30
			
	 31.
	 	Miscellaneous	  	30
			
		 	EXHIBIT A - Floor Plan	  	
			
		 	EXHIBIT B - Description of Land 	  	
			
		 	EXHIBIT C - Work Agreement	  	
			
		 	EXHIBIT D - Form of Subordination of Mortgage Agreement	  	
			
		 	EXHIBIT E - Rules & Regulations	  	
			
		 	EXHIBIT F - Commencement Date Agreement	  	
			
		 	EXHIBIT G - Construction Critical Path	  	
			
		 	Rider to Lease	  	

  

 4 

 OFFICE LEASE 
 THIS LEASE is made and entered into this 21st day of September, 1990, by and between PARK LANE ASSOCIATES L.P., a Pennsylvania limited partnership, (herein called
“Landlord”), and INTERNATIONAL REHABILITATION ASSOCIATES, INC., a Delaware Corporation, (herein called “Tenant”). 
 W I T
N E S S E T H: 
 Landlord and Tenant hereby covenant and agree as follows: 
 1. PREMISES 
 1.1 Upon and subject to the terms, covenants and conditions hereinafter set forth, Landlord hereby leases to Tenant and Tenant hereby hires from Landlord those premises (herein called the “Premises”) in the building known as 3000
Park Lane, in North Fayette Township, Pennsylvania (herein called the “Building”), comprising the area substantially as shown on the floor plan or plans attached hereto as Exhibit A. The Premises are located on the floors of the Building
that are specified in the Basic Lease information. The term “Building” includes the LAND upon which the Building stands and which is described in Exhibit B attached hereto (the “Land”), all easements and rights appurtenant to the
Land and Building, all parking facilities located on the Land, and all improvements serving the Building and designated from time-to-time by Landlord as Land or common areas appurtenant to the Building, together with utilities, facilities, drives,
walkways and other amenities appurtenant to or servicing the Building. 
 2. TERM 
 2.1 The Premises are leased for a term (herein called the “Term”) to commence and end on the dates respectively specified in
the Basic Lease Information, unless the Term shall sooner terminate as hereinafter provided. If, on or prior to the date set forth in the Basic Lease Information for the commencement of the Term (the “Proposed Commencement Date”), Landlord
fails to deliver possession of the Premises, because Landlord’s Work (as hereinafter defined in Article 6 hereof) shall not have been substantially completed, then the following provisions shall apply; (i) the Term shall not commence on
the Proposed Commencement Date but shall, instead, commence on the date fixed by Landlord in a notice to Tenant, which notice shall state that the Premises are, or prior to the commencement date fixed in such notice will be, substantially completed
and ready for occupancy by Tenant; (ii) neither the validity of this Lease nor the obligations of Tenant under this Lease shall be affected by such failure to deliver possession, except that the Term shall begin as provided in clause
(i) above; (iii) in no event shall the expiration date of the Term be extended beyond the date specified in the Basic Lease Information. 
  

 1 

 2.2 The dates upon which the Term shall commence and terminate pursuant to this Article
2 are herein called the “Commencement Date” and the “Expiration Date” respectively. 
 2.3 Notwithstanding anything to the contrary herein contained, in the event that the Term shall not have commenced on or before such
date as shall be forty-five (45) days from the Commencement Date set forth in the Basic Lease Information and such delay in commencement shall not have been caused by the Tenant or any event included in Section 31.16 hereof, then this
Lease shall be automatically terminated without any further act of either party hereto and both parties hereto shall be released from all obligations hereunder. If such delay shall have been caused by the Tenant or an event included in
Section 31.16 then this Lease may only be terminated at the option of the Landlord. 
 3. ANNUAL BASE RENTAL; ADDITIONAL
RENT 
 3.1 Tenant shall pay to Landlord during the Term the Annual Base Rental specified in the Basic Lease Information
(herein called the “Annual Base Rental”), which sum shall be payable by Tenant in equal consecutive monthly installments on or before the first day of each month, in advance, at the address specified for Landlord in the Basic Lease
Information, or such other place as Landlord shall designate, without any prior demand therefor and without any deductions, counterclaims or setoffs except as herein provided. If the Commencement Date should occur on a day other than the first day
of a calendar month, or the Expiration Date should occur on a day other than the last day of a calendar month, then the monthly installment of Annual Base Rental for such fractional month shall be prorated upon a daily basis based upon a
thirty (30) day month. 
 3.2 Tenant shall pay to Landlord all charges and other amounts required under this Lease and
the same shall constitute additional rent hereunder (herein called “Additional Rent”), including, without limitation, any sums due resulting from the provisions of Articles 4 and 19 hereof. All such amounts and charges shall be payable to
Landlord at the place where the Annual Base Rental is payable. Landlord shall have the same remedies for a default in the payment of Additional Rent as for a default in the payment of Annual Base Rental. 
 4. ADDITIONAL RENT FOR EXCESS OPERATING EXPENSES AND TAXES 
 4.1 For purposes of this Article 4, the following terms shall have the meanings hereinafter set forth; 
  

 2 

 (a) “Tenant’s Share of Excess Expenses” for any Expense Year (as
hereinafter defined) shall be calculated by multiplying the amount of Excess Expenses (as hereinafter defined) by the fraction which is derived by dividing the Rentable Area of the Premises by the Total Rentable Area of Building Office Space.

 (b) “Tenant’s Share of Excess Taxes” for any Tax Year (as hereinafter defined) shall be calculated by
multiplying the amount of Excess Taxes (as hereinafter defined) by the fraction which is derived by dividing the Rentable Area of the Premises by the Total Rentable Area of the Building. 
 (c) In the event that the Rentable Area of the Premises or the Total Area of the Building is changed for any reason whatsoever, then
Tenant’s Share of Excess Expenses and Tenant’s Share of Excess Taxes shall be appropriately adjusted, and, as to the Tax Year or Expense Year (as said terms are hereinafter defined) in which such change occurs, for purposes of this Article
4, Tenant’s Share of Excess Expenses and Tenant’s Share of Excess Taxes shall be determined on the basis of the number of days during such Tax Year and Expense Year at each such percentage. 
 (d) “Tax Year” shall mean each twelve (12) consecutive month period commencing January 1st of each year during the
Term, provided that Landlord, upon notice to Tenant, may change the Tax Year from time-to-time to any other twelve (12) consecutive month period and, in the event of any such change, Tenant’s share of Excess Taxes (as hereinafter defined)
shall be equitably adjusted for the Tax Years involved in any such change. 
 (e) “Real Estate Taxes” shall mean
all taxes, assessments and charges levied upon or with respect to the Building or any improvements, fixtures and equipment of Landlord used in the operation thereof, or Landlord’s interest in the Building or such other property. Real Estate Taxes shall include, without limitation, all general real property taxes and general and special assessments, charges, fees or assessments for all
governmental services or purported benefits to the Building, service payments in lieu of taxes, all business privilege taxes, and any tax, fee or excise on the act of entering into this Lease or any other lease of space in the Building, or on the
use or occupancy of the Building or any part thereof, or on the rent payable under any Lease or in connection with the business of renting space under any lease or in connection with the business of renting space in the Building, that are now or
hereafter levied or assessed against Landlord by the United States of America, the Commonwealth of Pennsylvania, or any political 

  

 3 

 
subdivision, public corporation, district or other political or public entity, and shall also include any other tax fee or other excise, however described,
that may be levied or assessed as a substitute for, or as an addition to, in whole or in part, any other Real Estate Taxes (including, without limitation, any municipal income tax) and any license fees, tax measured or imposed upon rents, or other
tax or charge upon Landlord’s business of leasing the Building, whether or not now customary or in the contemplation of the parties on the date of this Lease. Real Estate Taxes shall not include transfer, inheritance or capital stock taxes or
income taxes measured by the net income of Landlord from all sources, unless, due to a change in the method of taxation or any of such taxes is levied or assessed against Landlord as a substitute for, or as an addition to, in whole or in part, any
other tax that would otherwise constitute a Real Estate Tax. Real Estate Taxes shall also include reasonable legal fees, costs and disbursements incurred in connection with proceedings to contest, determine or reduce Real Estate Taxes. 

(f) “Excess Taxes” with respect to any Tax Year shall mean the amount, if any, by which Real Estate Taxes for such Tax Year
exceed the product obtained by multiplying the number of square feet of Total Rentable Area of Building by the Excess Taxes Base set forth in the Basic Lease Information. 
 (g) “Expense Year” shall mean each twelve (12) consecutive month period commencing January 1st of each year during the Term, provided that Landlord, upon notice to Tenant, may
change the Expense Year from time-to-time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s Share of Excess Expenses (as hereinafter defined) shall be equitably adjusted for the Expense Years
involved in any such change. 
 (h) “Expenses” shall mean the total cost and expenses paid or incurred by Landlord
in connection with the management, operation, maintenance and repair of the Total Rentable area of Building Office Space, including, without limitation; (i) building supplies and equipment, the cost of air conditioning, electricity, steam,
water, sewer rental and charges, heating, mechanical, ventilating and elevator systems and all other utilities, and the cost of supplies and equipment and maintenance and service contracts in connection therewith, and all taxes on such utilities;
(ii) the cost of repairs, general maintenance, cleaning and janitorial services; (iii) the cost of fire, extended coverage, boiler, machinery, sprinkler, public liability, property damage, earthquake, flood and other insurance and bonds;
(iv) wages, salaries and other labor costs, including taxes, insurance, retirement, medical, workers’ compensation, and other employee benefits; (v) fees, 

  

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charges and other costs, including management fees, consulting fees, legal fees and accounting fees, of all independent contractors engaged by Landlord or
reasonably charged by Landlord if Landlord performs management services; (vi) the cost of supplying, maintaining and operating security systems and service for the Building; (vii) the cost of supplying, replacing and cleaning employee
uniforms; (viii) the cost (but not in excess of the savings) of any capital improvements made to the Building and substantially benefiting the Total Rentable Area of Building Office Space after completion of construction such capital
improvements as a labor-saving device or to effect other economics in the operation or maintenance of the Building, or made to the Building after the date of this Lease, that are required under any governmental law or regulation that was not
applicable to the Building at the time that permits for the construction thereof were obtained, such cost to be amortized over the useful lives of such improvements and generally in accordance with generally accepted accounting principles,
consistently applied, together with interest on the unamortized balance at the rate of fifteen percent (15%) per annum or such higher rate as may have been paid by Landlord on funds borrowed for the purpose of constructing such capital
improvements; (ix) reasonable costs incurred in the preparation of Landlord’s Tax Statement (as defined hereafter) and Landlord’s Expense Statement (as defined hereafter); and (x) any other expenses of any other kind whatsoever
reasonably incurred in managing, operating, maintaining, and repairing all or any part of the Total Rentable Area of Building Office Space. 
 The total cost and expenses paid or incurred by Landlord in connection with the following items shall not be included as “Expenses”: (i) utilities expenses which are separately metered for any
individual tenant in the Building; (ii) any expense for which Landlord is reimbursed by a specific tenant by reason of a special agreement or requirement of the occupancy of the Building by such tenant; (iii) expenses for services provided
by Landlord for the exclusive benefit of a given tenant or tenants for which Landlord is directly reimbursed by such tenant or tenants; and (iv) costs incurred by Landlord in the leasing of space in the Building or procuring new tenants. For
purposes of such calculations, expenses shall be increased to what they would have been if the Total Rentable Area of Building Office Space was ninety-five (95%) occupied and Landlord paid such expenses during any period in which the Total
Rentable Area of Building Office Space is less than ninety-five percent (95%) occupied. 
 (i) “Excess
Expenses” with respect to any Expense Year shall mean the amount, if any, by which Expenses for such Expense Year exceed the product obtained by multiplying the number of square feet of Total Rentable Area of Building Office Space by the Excess
Expenses Base set forth in the Basic Lease Information. 
  

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 4.2 Tenant shall pay to Landlord on account of Tenant’s Share of Excess Taxes and
as Additional Rent one twelfth (1/12th) of the amount of Tenant’s Share of Excess Taxes for each Tax Year on or before the first day of each month during such Tax Year, in advance, in an amount estimated by Landlord and billed by Landlord
to Tenant; provided that Landlord shall have the right initially to determine such monthly estimates and to revise such estimates annually. With reasonable promptness after Landlord has received the tax bills for any Tax Year, Landlord shall furnish
Tenant with a statement (herein called “Landlord’s Tax Statement”) setting forth the amount of Real Estate Taxes for such Tax Year and the amount of Tenant’s Share of Excess Taxes, if any. If the actual amount of Tenant’s
Share of Excess Taxes for such Tax Year exceeds the estimated amount of Tenant’s Share of Excess Taxes paid by Tenant for such Tax Year, then Tenant shall pay to Landlord the difference between the amount of estimated Tenant’s Share of
Excess Taxes paid by Tenant and the actual amount of Tenant’s Share of Excess Taxes within fifteen (15) days after receipt of Landlord’s Tax Statement, and if the total amount of estimated Tenant’s Share of Excess Taxes paid by
Tenant for any such Tax Year shall exceed the actual amount of Tenant’s Share of Excess Taxes for such Tax Year, then such excess shall be credited against the next installment of the estimated amount of Tenant’s Share of Excess Taxes due
from Tenant to Landlord hereunder. 
 4.3 Tenant shall pay to Landlord on account of Tenant’s Share of Excess Expenses
and as Additional Rent one twelfth (1/12th) of the amount of Tenant’s Share of Excess Expenses for each Expense Year on or before the first day of each month of such Expense Year, in advance, in an amount estimated by Landlord and billed
by Landlord to Tenant; provided that Landlord shall have the right initially to determine such monthly estimates and to revise such estimates annually. Within sixty (60) days after the expiration of each Expense Year, Landlord shall furnish
Tenant with a statement (herein called “Landlord’s Expense Statement”), certified by an officer of the managing agent of Landlord, setting forth in reasonable detail the Expenses for the Expense Year, and the amount of Tenant’s
Share of Excess Expenses, if any. If the actual amount of Tenant’s Share of Excess Expenses for such Expense Year exceeds the estimated amount of Tenant’s Share of Excess Expenses paid by Tenant for such Expense Year, then Tenant shall pay
to Landlord the difference between the amount of estimated Tenant’s Share of Excess Expenses paid by Tenant and the actual amount of Tenant’s Share of Excess Expenses within thirty (30) days after the receipt of Landlord’s
Expense Statement, and if the total amount of estimated Tenant’s Share of Excess Expenses paid by Tenant for any such Expense Year shall exceed the actual amount of Tenant’s Share of Excess Expenses for such Expense Year, then such 

  

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excess shall be credited against the next installment of the estimated amount of Tenant’s Share of Excess Expenses due from Tenant to Landlord
hereunder. 
 4.4 If the Commencement Date or Expiration Date of this Lease shall occur on a date other than the beginning
or end of a Tax Year or Expense Year, the amount of Tenant’s Share of Excess Taxes, if any, and the amount of Tenant’s Share of Excess Expenses, if any, for the Tax Year and the Expense Year in which the Commencement Date or Expiration
Date falls shall be in the proportion that the number of days in such partial year in which the Commencement Date or Expiration Date occurs bears to 365; provided, however, Landlord may, pending the determination of the amount, if any, of Excess
Taxes and Excess Expenses for such partial Tax Year and Expense Year, furnish Tenant with statements of estimated Excess Taxes, estimated Excess Expenses, and the amount of Tenant’s Share of each for such partial Tax Year and Expense Year.
Within thirty (30) days after receipt of such estimated statement, Tenant shall remit to Landlord, as Additional Rent, the amount of Tenant’s Share of such Excess Taxes and Tenant’s Share of such Excess Expenses. After such Excess
Taxes and such Excess Expenses have been finally determined and Landlord’s Tax Statement and Landlord’s Expense Statement have been furnished to Tenant pursuant to Sections 4.2 and 4.3 hereof, then, if there shall have been an underpayment
of the amount of either Tenant’s Share of Excess Taxes or Tenant’s Share of Excess Expenses, Tenant shall remit the amount of such underpayment to Landlord within thirty (30) days of receipt of such statements, and, if there shall
have been an overpayment, Landlord shall remit the amount of any such overpayment to Tenant within thirty (30) days of the issuance of such statements. 
 5. TERMS OF PAYMENT 
 5.1 Tenant shall pay to Landlord, within thirty
(30) days after delivery by Landlord to Tenant of bills or statements therefor; (a) sums equal to all expenditures made and monetary obligations incurred by Landlord including, without limitation, expenditures made and obligations incurred
for reasonable counsel fees, in connection with the remedying by Landlord for Tenant’s account pursuant to the provisions of Article 20 hereof; (b) sums equal to all losses, costs, liabilities, damages and expenses referred to in Article
20 hereof; (c) sums equal to all expenditures made and monetary obligations incurred by Landlord, including, without limitation, expenditures made and obligations incurred for reasonable counsel fees, in collecting or attempting to collect the
Annual Base Rental, any Additional Rent or any other sum of money accruing under this Lease or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law; and (d) all other sums of money (other than Annual
Base Rental and Additional Rent which are to be due and payable) 

  

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accruing from Tenant to Landlord under the provisions of this Lease. Any sum of money (other than Annual Base Rental) accruing from Tenant to Landlord
pursuant to any provision of this Lease, including, without limitation, the provisions of Exhibit C attached hereto, whether prior to or after the Commencement Date, may, at Landlord’s option, be deemed Additional Rent. All obligations of the
Tenant under this Lease, including without limitation the Tenant’s obligations under this Section 5.1, shall survive the expiration or sooner termination of the Term. 
 5.2 If Tenant shall fail to pay any Annual Base Rental or Additional Rent after the date same is due and payable, such unpaid amounts
shall be subject to a late payment charge equal to two percent (2%) per month of such unpaid amounts (the “Default Rate”) in each instance to cover Landlord’s additional administrative costs and cost of funds resulting from
Tenant’s failure. Such late payment charge shall be paid to Landlord together with such unpaid amounts. Such late payment charge shall not diminish or impair any other remedies available to Landlord. 
 6. CONSTRUCTION OF THE PREMISES 
 6.1 Prior to the Commencement Date, Landlord will perform the work and make the installations in the Premises substantially as set forth as Building Standard Work in Exhibit C annexed hereto and made a part hereof
(such work and installations being herein called “Landlord’s Work”). Landlord’s obligation to perform Landlord’s Work shall not require Landlord to incur overtime costs and expenses and shall be subject to delays due to any
events included in Section 31.16 hereof and for any other cause or event beyond Landlord’s reasonable control. Landlord shall, when construction progress so permits, notify Tenant in advance of the approximate date on which Landlord’s
Work will be substantially completed in accordance with Exhibit C and will notify Tenant when Landlord’s Work is in fact so completed which latter notice shall constitute delivery of possession of the Premises to Tenant and notice to Tenant of
the Commencement Date pursuant to construction of the Building or the Premises shall not affect or change this Lease or invalidate same. It is agreed that by occupying the Premises, Tenant formally accepts same and acknowledges that the Premises are
in the condition called for hereunder latent defects and punch list items excepted. 
 7. COMMON AREA MAINTENANCE 

7.1 The manner in which the common areas are maintained and operated and the expenditures therefor shall at the sole discretion of
Landlord and shall be consistent with those of a first class suburban office building in the Pittsburgh Metropolitan area, 

  

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and the use of such areas and facilities shall be subject to such reasonable rules and regulations as Landlord shall make from time-to-time. The term
“common areas” as used herein shall mean the pedestrian sidewalks, hallways, lobby, corridors, delivery areas, elevators and stairs not contained in the leased areas, public bathrooms and all other areas or improvements that may be
provided by Landlord for the convenience and use of the tenants of the Building and their respective sub-tenants, agents, employees, customers, invitees and any other licensees of Landlord. 
 7.2 The purpose of attached Exhibit A is to show the approximate location of the Premises in the Building and Landlord hereby reserves
the right, at any time and from time-to-time, to make alterations or additions to the Building and the common areas. Landlord also reserves the right at any time and from time-to-time to construct other improvements in the Building (including within
the common areas) and to enlarge same and make alterations therein or additions thereto. Notwithstanding the foregoing, such alterations and improvements shall not adversely effect Tenant’s access to the Premises. 
 8. CONDUCT OF BUSINESS BY TENANT 
 8.1 Tenant shall use and occupy the Premises during the Term of this Lease solely for the uses specified in the Basic Lease Information and for no other use or uses without the prior written consent of Landlord, which
consent shall not be unreasonably withheld so long as such use is legally permitted and in keeping with the character of the Building. 
 8.2 Tenant and all sublessees or assignees of Tenant shall not use or occupy, or permit the use or occupancy of, the Premises or any part thereof for any use other than the sole uses specifically set forth in the
Basic Lease Information or in any illegal manner, or in any manner that, in Landlord’s reasonable judgment, would adversely affect or interfere with any services required to be furnished by Landlord to Tenant or to any other tenant or occupant
of the Building, or with the proper and economical rendition of any such service, or with the use or enjoyment of any part of the Building by any other tenant or occupant. 
 9. ALTERATIONS AND TENANT’S PROPERTY 
 9.1 Tenant shall not make
or permit any additions or alterations to the mechanical, plumbing, HVAC or electrical systems in the Building and shall not make or permit any structural decorations, alterations, installations, additions or improvements, (herein collectively
called “Alterations”), in or to the Premises 

  

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without Landlord’s prior written consent which consent shall not be unreasonably withheld or delayed. All Alterations permitted by Landlord and made by
or on behalf of Tenant or any person claiming through or under Tenant shall be made and performed (a) at Tenant’s cost and expense and at such time and in such manner as Landlord may designate, (b) by contractors or mechanics approved
by Landlord, (c) so that same shall be at least equal in quality, value, and utility to the original work or installation, (d) in accordance with the Rules and Regulations for the Building adopted by Landlord from time-to-time and in
accordance with all applicable laws and regulations of governmental authorities having jurisdiction over the Premises, (e) pursuant to plans, drawings and specifications which have been reviewed and approved by Landlord prior to the
commencement of the Alterations, and (f) subject to all other terms and conditions of this Lease including but not limited to Article 11. 
 9.2 All appurtenances, fixtures, improvements, additions and other property attached to or installed in the Premises, whether by Landlord or by or on behalf of Tenant, and whether at Landlord’s expense or
Tenant’s expense, or at the joint expense of Landlord and Tenant, shall be and remain the property of Landlord. However, at the time of granting its consent to the installation of such property, Landlord may require the removal by Tenant of
property at the expiration bf the term which has been attached to or installed in the Premises. Tenant shall pay to Landlord or its designees the cost of repairs of any damages to the Premises or Building and/or losses caused by the removal of such
property. 
 9.3 Any furnishings and personal property placed in the Premises that are removable without damage to the
Building or the Premises, whether the property of Tenant or leased by Tenant, are herein sometimes called “Tenant’s Property”. Any replacements of any property of Landlord, whether made at Tenant’s expense or otherwise, shall be
and remain the property of Landlord. Any of Tenant’s Property remaining on the Premises at the expiration of the Term shall be removed by Tenant at Tenant’s cost and expense, and Tenant shall, at its cost and expense, repair any damage to
the Premises or the Building caused by such removal. Any of Tenant’s Property not removed from the Premises prior to the Expiration Date shall, at Landlord’s option, become the property of Landlord or Landlord may remove such Tenant’s
Property, and Tenant shall pay to Landlord Landlord’s cost of removal and of any repairs in connection therewith within thirty (30) days after Tenant’s receipt of a bill therefor. Tenant’s obligation to pay any such costs shall
survive any termination of this Lease. 
  

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 10. REPAIRS 
 10.1 Tenant shall take good care of the Premises and, at Tenant’s cost and expense, shall make all non-structural, non-capital repairs and replacements, as and when Landlord deems necessary,
to preserve the Premises in good working order and in a clean, safe and sanitary condition. Landlord shall not be liable for and, except as provided in Article 15 hereof, there shall be no abatement of Annual Base Rental with respect to any injury
to or interference with Tenant’s business arising from any repairs, maintenance, alteration or improvement in or to any portion of the Building, including the Premises, or in or to the fixtures, appurtenances and equipment therein, unless due
to Landlord’s negligence. 
 10.2 All repairs and replacements made by or on behalf of Tenant or any person claiming
through or under Tenant shall be made and performed (a) at Tenant’s cost and expense and at such time and in such manner as Landlord may designate, (b) by contractors or mechanics approved by Landlord, (c) so that same shall be
at least equal in quality, value, and utility to the original work or installation, (d) in accordance with the Rules and Regulations for the Building adopted by Landlord from time-to-time and in accordance with all applicable laws and
regulations of governmental authorities having jurisdiction over the Premises, (e) pursuant to plans, drawings and specifications which have been reviewed and approved by Landlord prior to the commencement of the repairs or replacements and
subject to all other terms and conditions of this Lease, including, but not limited to, Article 11. If Landlord gives Tenant notice of the necessity of any repairs or replacements required to be made under Section 10.1 and Tenant fails to
commence diligently to effect the same within 10 days thereafter, Landlord may proceed to make such repairs or replacements and the expenses incurred by Landlord in connection therewith shall be due and payable from Tenant upon demand as Additional
Rent; provided, that Landlord’s making any such repairs or replacements shall not be deemed a waiver of Tenant’s default in failing to make the same. In addition, should Landlord determine that emergency repairs or replacements of the
Premises are necessitated, then Landlord may proceed to make such repairs or replacements without prior notice to the Tenant and the expenses incurred by Landlord in connection therewith shall be due and payable from Tenant upon demand as Additional
Rent. 
 11. LIENS 
 11.1 Tenant shall keep the Premises and Building free from any liens arising out of any work performed, material 

  

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furnished or obligations incurred by or for Tenant or any person or entity claiming through or under Tenant. Prior to Tenant performing any construction or
other work on or about the Premises for which a lien could be filed against the Premises or the Building, Tenant shall enter into a written “no lien” agreement with the contractor who is to perform such work, and such agreement shall be
filed and recorded in accordance with the Mechanics’ Lien Law of Pennsylvania, prior to the commencement of such work. Notwithstanding the foregoing, if any mechanics’ or other lien shall be filed against the Premises or the Building
purporting to be for labor or material furnished or to be furnished at the request of the Tenant, then Tenant shall at its expense cause such lien to be discharged of record by payment, bond or otherwise, within ten (10) days after receipt of
notice of the filing thereof. If Tenant shall fail to cause such lien to be discharged of record within such ten-day period, in addition to any other remedy available to it for such a default, Landlord may cause such lien to be discharged by
payment, bond or otherwise, without investigation as to the validity thereof or as to any offsets or defenses thereto, and Tenant shall, upon demand, reimburse Landlord for all amounts paid and costs incurred including attorneys’ fees, in
having such lien discharged of record. 
 12. COMPLIANCE WITH LAWS AND INSURANCE REQUIREMENTS 
 12.1 Tenant, at Tenant’s cost and expense, shall comply with all laws, orders and regulations of federal, state, county and
municipal authorities, and with all directions, pursuant to law, of all public officers, that shall impose any duty upon Landlord or Tenant with respect to the Premises or the use or occupancy thereof, except that Tenant shall not be required to
make any structural Alterations in order to comply unless such Alterations shall be necessitated or occasioned, in whole or in part, by the acts, omissions or negligence of Tenant or any person claiming through or under Tenant, or any of their
servants, employees, contractors, agents, visitors or licensees, or by the use or occupancy or manner of use or occupancy of the Premises by Tenant or any such person. Any work or installations made or performed by or on behalf of Tenant or any
person claiming through or under Tenant pursuant to the provisions of this Article shall be made in conformity with, and subject to the provisions of, Sections 9.1 and 10.2 and Article 11 hereof. 
 12.2 Tenant shall not do anything, or permit anything to be done in or about the Premises which shall (a) invalidate or be in
conflict with the provisions of any fire or other insurance policies covering the Building or any property or any property 

  

 12 

 
located therein, or (b) result in a refusal by fire insurance companies of good standing to insure the Building or any such property in amounts required
by Landlord’s Mortgage (as hereinafter defined) or reasonably satisfactory to Landlord, or (c) subject Landlord to any liability or responsibility for injury to any person or property by reason of any business operation being conducted in
the Premises, or (d) cause any increase in the fire insurance rates applicable to the Building or property located therein at the beginning of the Term or at any time thereafter. Tenant, at Tenant’s expense shall comply with all rules,
orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body that shall hereafter perform the function of such Association. 
 13. SUBORDINATION 
 13.1 Without the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination, Tenant agrees that this Lease and Tenant’s tenancy hereunder are and shall be automatically subject and
subordinate at all times to (a) the lien of a first mortgage that may now exist or hereafter be executed in any amount for which the Building, or Landlord’s interest or estate in any of said items is specified as security; and
(b) renewals, modifications, consolidations, replacements, and extensions of any of the foregoing. Notwithstanding the foregoing, Landlord and the holder of such first mortgage lien on the Building (the “Landlord’s
Mortgagee”) shall have the right to partially subordinate or cause to be subordinated such lien to this Lease and Tenant agrees to promptly execute the form of agreement set forth in Exhibit D upon request of Landlord’s Mortgagee. In the
event that any such first mortgage is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Tenant shall, at the option of Landlord’s Mortgagee or the grantee or purchaser in foreclosure, notwithstanding any subordination of
any such lien to this Lease, attorn to and become the Tenant of the successor in interest to Landlord at the option of such successor in interest. Tenant covenants and agrees to execute and deliver, upon demand by Landlord, Landlord’s
Mortgagee, or by Landlord’s successor in interest and in the form requested by Landlord, Landlord’s Mortgagee, or by Landlord’s successor in interest, any additional documents evidencing the priority or subordination of this Lease
with respect to the lien of any such first mortgage including a subordination, Non-Disturbance and Attornment Agreement satisfactory to Landlord, Landlord’s Mortgagee, and Landlord’s successors in interest. 
  

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 14. INABILITY TO PERFORM 
 14.1 If, by reason of the occurrence of any of the events of delay specified in section 31.16 hereof, Landlord is unable to furnish or
is delayed in furnishing any utility or service required to be furnished by Landlord under the provision of Article 19 or of any other Article of this Lease or of any collateral instrument, or is unable to perform or make or is delayed in performing
or making any installations, decorations, repairs, alterations, additions or improvements, whether required to be performed or made under this Lease or under any collateral instrument or is unable to fulfill or is delayed in fulfilling any of
Landlord’s other obligations under this Lease or any collateral instrument, no such inability or delay shall constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of Annual Base
Rental or Additional Rent, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or its agents by reason of inconvenience or annoyance to Tenant or by reason of injury to or interruption of
Tenant’s business, or otherwise. 
 15. DESTRUCTION 
 15.1 If the Premises shall be damaged by fire or other casualty insured against by Landlord’s insurance policy covering the
Building, and if Tenant shall give prompt notice to Landlord of such damage, Landlord, at Landlord’s expense, shall repair such damage within ninety (90) days of the occurrence thereof; provided, however, that Landlord shall have no
obligation to repair any damage to or to replace Tenant’s Property, Alterations or any other property or effects of Tenant. Except as otherwise provided in this Article 15, if the entire Premises shall be rendered untenantable by reason of any
such damage, the Annual Base Rental and Additional Rent shall abate for the period from the date of such damage to the date when such damage to the Premises shall have been repaired, and if only a part of the Premises shall be rendered untenantable,
the Annual Base Rental and Additional Rent shall abate for such period in the proportion that the portion of the Rentable Area of the Premises so rendered untenantable bears to the total Rentable Area Of the Premises; provided, however, if, prior to
the date when all of such damage shall have been repaired, any part of the Premises so damaged shall be rendered tenantable or shall be used or occupied by Tenant or any person or persons claiming through or under Tenant, then the amount by which
the Annual Base Rental and Additional Rent shall abate shall be equitably apportioned for the period from the date of such use or occupancy to the date when all such damage shall have been repaired. 
  

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 15.2 Notwithstanding the provisions of Section 15.1 hereof, if, prior to or during
the Term (a) the Premises shall be so damaged by fire or other casualty that, in Landlord’s opinion, substantial alteration, demolition or restoration of the Premises shall be required, or (b) the Building shall be so damaged by fire
or other casualty that, in Landlord’s opinion, substantial alteration, demolition or reconstruction of the Building shall be required (whether or not the Premises shall have been damaged or rendered untenantable), then, in any of such events,
Landlord, at Landlord’s option, and with the written consent of Landlord’s Mortgagee, may give to Tenant, within ninety (90) days after such fire or other casualty, a thirty (30) days’ notice of Expiration Date of this Lease
and, in the event such notice is given, this Lease and the Term shall terminate upon the expiration of such thirty (30) days with the same effect as if the date of expiration of such thirty (30) days were the Expiration Date; and the
Annual Base Rental and Additional Rent shall be apportioned as of such date and any prepaid portion of Annual Base Rental or Additional Rent for any period after such date shall be refunded by Landlord to Tenant. 
 15.3 INTENTIONALLY DELETED 
 15.4 INTENTIONALLY DELETED 
 15.5 INTENTIONALLY DELETED 
 15.6 Notwithstanding the provisions of this Article 15, if any such damage is due to the fault or neglect of Tenant, any person claiming
through or under Tenant, or any of their servants, employees, agents, contractors, visitors or licensees, then there shall be no abatement of Annual Base Rental or Additional Rent; an election by Landlord to carry rental interruption insurance shall
in no way affect the provisions of this Article 15 or a lack of rental abatement in such a case, but the premiums for such insurance shall not be included in Expenses. 
 16. EMINENT DOMAIN 
 16.1 If all of the Premises are condemned or
taken in any manner for public or quasi-public use, including, but not limited to, a conveyance or assignment in lieu of a condemnation or taking, this Lease shall automatically terminate as of the earlier of the date of the vesting of title or the
date of dispossession of Tenant as a result of such condemnation or other taking. If a part of the Premises is so condemned or taken, this Lease shall automatically terminate as to the portion of the Premises so taken as of the earlier of the date
of the vesting of title or the date of dispossession of Tenant as a result of such condemnation or 

  

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taking. If such portion of the Building is condemned or otherwise taken so as to require, in the opinion of Landlord, a substantial alteration or
reconstruction of the remaining portions thereof, then this Lease may be terminated by Landlord, as of the earlier of (a) the date of the vesting of title, or the date of dispossession as a result of such condemnation or taking, or (b) by
written notice from Landlord to Tenant that the termination shall occur on the sixtieth (60th) day following Landlord’s receipt of notice of the date on which said vesting or dispossession will occur. 
 16.2 This Lease shall not be affected if the taking authority the exercise of its power of eminent domain shall take the use or
occupancy of the Premises or any part thereof for a temporary period (hereinafter, “Temporary Taking”). The Tenant shall continue to pay, in the manner and. at the times specified in this Lease, the full amount of Annual Base, Additional
Rent and other charges payable by the Tenant under this Lease. Except only to the extent that the Tenant may be prevented from so doing pursuant to the terms of the order of the taking authority, Tenant shall continue to perform and observe all its
other obligations under this Lease, as though the Temporary Taking had not occurred. Tenant shall be entitled to receive the entire amount of any award made for the “Temporary Taking, whether paid by way of damages, rent, or otherwise, unless
the period of temporary use or occupancy shall extend to or beyond the Expiration Date of this Lease, in which case the award shall be apportioned between Landlord and Tenant as of the Expiration Date, but Landlord shall in that circumstance receive
the entire portion of the award that is attributable to physical damage to the Premises and the restoration thereof to the condition immediately prior to the taking. The Tenant covenants that, upon the termination of any Temporary Taking, prior to
the Expiration Date, it will, if the expense therefor is included in the award, restore the Premises, as nearly as may be reasonably possible, to the condition in which the same ware immediately prior to the Temporary Taking. 
 16.3 Except as provided in the preceding Section 16.2 Landlord shall be entitled to the entire award in any condemnation proceeding
or other proceeding for taking for public or quasi-public use, including, without limitation, any award made for the value of the leasehold estate created by this Lease. No award for any partial or entire taking shall be apportioned, and Tenant
hereby assigns to Landlord any award that may be made in such condemnation or other taking, together with any and all rights of Tenant now or hereafter arising in or to same or any part thereof; provided, however, that 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 specifically for its relocation 

  

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expenses or the taking of personal property and fixtures belonging to Tenant; provided that such award does not diminish or reduce the amount of the award
payable to Landlord. 
 16.4 In the event of a partial condemnation or other taking that does not result in a termination of
this Lease as to the entire Premises, then the Annual Base Rental shall be adjusted in proportion to the portion of the Premises taken by such condemnation or other taking. 
 17. ASSIGNMENT 
 17.1 Tenant shall not directly or indirectly,
voluntarily or by operation of law, sell, assign, encumber, pledge or otherwise transfer the Premises or Tenant’s leasehold estate hereunder (collectively, “Assignment”), without Landlord’s prior written consent in each instance,
which consent shall not be unreasonably withheld or delayed. 
 17.2 If Tenant desires at any time to enter into an
Assignment of this Lease, it shall first give written notice to Landlord of its desire to do so, which notice shall contain (a) the name of the proposed assignee, (b) the nature of the proposed assignee’s business to be carried on in
the Premises, (c) the terms and provisions of the proposed Assignment including any sum(s) payable to Tenant as consideration for entering into the Assignment, (d) such financial and other information as Landlord may reasonably request
concerning the proposed assignee. 
 17.3 At any time within thirty (30) days after Landlord’s receipt of the notice
specified in Section 17.2 hereof, Landlord may by written notice to Tenant elect to (a) terminate this Lease (b) consent to the Assignment, or (c) disapprove the Assignment. If Landlord consents to the Assignment within said
thirty (30) day period, Tenant may thereafter within ninety (90) days, enter into such Assignment, upon the terms and conditions set forth in the notice furnished by Tenant to Landlord pursuant to Section 17.2 hereof; provided, that
if any sum is payable to Tenant in consideration of Tenant’s entering into such Assignment, then Tenant shall deduct its reasonable expenses therefrom and shall pay the balance to Landlord as Additional Rent prior to the execution of the
Assignment. In addition, if any amounts are payable to Tenant as rent under the Assignment, then Tenant shall pay to Landlord monthly during the term of such Assignment as Additional Rent an amount equal to any amount by which the total of all such
rent payable to Tenant exceeds the monthly Annual Base Rental then payable by Tenant under the Lease. 
  

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 17.4 No consent by Landlord to any Assignment by Tenant shall relieve Tenant of any
obligation to be performed by Tenant under this Lease, whether arising before or after the Assignment. The consent by Landlord to any Assignment shall not relieve Tenant from the obligations to obtain Landlord’s express written consent to any
other or subsequent Assignment. Any Assignment that is not in compliance with this Article 17 shall be void and, at the option of Landlord, shall constitute a material default by Tenant under this Lease. The acceptance of Annual Base Rental or
Additional Rent by Landlord from a proposed assignee shall not constitute the consent to such Assignment by Landlord. 
 17.5 INTENTIONALLY DELETED 
 17.6 Each assignee shall assume, as provided in this Section 17.6, all
obligations of Tenant under this Lease and shall be and remain liable jointly and severally with Tenant for the payment of Annual Base Rental and Additional Rent, and for the performance of all the terms, covenants, conditions and agreements herein
contained on Tenant’s part to be performed for the Term. No Assignment otherwise permitted hereunder shall be binding on Landlord unless the assignee or Tenant shall deliver to Landlord within ten (10) days of execution a counterpart of
the Assignment and an instrument in recordable form that contains a covenant of assumption by the assignee satisfactory in substance and form to Landlord, consistent with the requirements of this Section 17.6, but the failure or refusal of the
assignee to execute such instrument of assumption shall not release or discharge the assignee from its liability as set forth above. 
 17.7 In no event shall this Lease be assigned or assignable by operation of law or by voluntary or involuntary bankruptcy proceedings or otherwise, and in no event shall this Lease or any rights or privileges
hereunder be an asset of Tenant under any bankruptcy, insolvency, reorganization or other debtor relief proceedings. 
 17.8
Anything contained in the foregoing provisions of this Article 17 to the contrary notwithstanding, neither Tenant nor any other person having an interest in the possession, use, occupancy or utilization of space in the Premises shall enter into any
lease, sublease, license, concession or other agreement for use, occupancy or utilization of space on the Premises which provides for rental or other payment for such use, occupancy or utilization based, in whole or in part, on the net income or
profits derived by any person from the premises leased, used, occupied or utilized, and any such purported lease, sublease, license, concession or other agreement shall be absolutely void and ineffective as a conveyance of any right or interest in
the possession, use, occupancy or utilization of any part of the Premises. 
  

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 18. SUBLETTING 
 18.1 Tenant shall not directly or indirectly, permit the Premises to be occupied by anyone other than Tenant or sublet the Premises (collectively, “Sublease”) or any portion thereof
without Landlord’s prior written consent in each instance, which consent shall not be unreasonably withheld or delayed. 
 18.2 If Tenant desires at any time to enter into a Sublease of the Premises or any portion thereof, it shall first give written notice to Landlord of its desire to do so, which notice shall contain (a) the name of the proposed
subtenant or occupant, (b) the nature of the proposed subtenant’s or occupant’s business to be carried on in the Premises, (c) the portion(s) of the Premises to be subject to Sublease and the square feet thereof and the other
terms and provisions of the proposed-Sublease including any sum(s) payable to Tenant as consideration for entering into the Sublease, and (d) such financial and other information as Landlord may reasonably request concerning the proposed
subtenant or occupant. 
 18.3 At any time within thirty (30) days after Landlord’s receipt of the notice
specified in Section 18.2 hereof, Landlord may by written notice to Tenant elect to, (a) terminate this Lease as to the portion of the Premises that is specified in Tenant’s notice or any portion thereof, with a proportionate
abatement in the Annual Base Rental, (b) consent to the Sublease, or (c) withhold consent to the Sublease. If Landlord consents to the Sublease within said thirty (30) day period, Tenant may thereafter within ninety (90) days,
enter into such Sublease of the Premises or portion thereof, upon the terms and conditions set forth in the notice furnished by Tenant to Landlord pursuant to Section 18.2 hereof; provided, that if any sum is payable to Tenant in consideration
of Tenant’s entering into such Sublease, then Tenant shall pay such sum to Landlord prior to the execution of the Sublease. In addition, if any amounts are payable to Tenant as subrent under the Sublease, Tenant shall pay to Landlord monthly
during the term of such Sublease on account as Additional Rent the amount by which such monthly subrent exceeds the product of (i) the monthly Annual Base Rental then payable by Tenant under the Lease, and (ii) the fraction derived by
dividing the square feet of the portion of the Premises subject to the Sublease by the Total Rentable Area of the Premises. 
 18.4 No consent by Landlord to any Sublease by Tenant shall relieve Tenant of any obligation to be performed by Tenant under this Lease, whether arising before or after the Sublease. 

  

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The consent by Landlord to any Sublease shall not relieve Tenant from the obligation to obtain Landlord’s express written consent to any other or
subsequent Sublease. Any Sublease that is not in compliance with this Article 18 shall be void and, at the option of Landlord, shall constitute a material default by Tenant under this Lease. The acceptance of Annual Base Rental or Additional Rent by
Landlord from a proposed sublessee shall not constitute the consent to such Sublease by Landlord. 
 18.5 Each sublessee
shall assume, as provided in this Section 18.5, all obligations of Tenant under this Lease and shall be and remain liable jointly and severally with Tenant for the payment of Annual Base Rental and Additional Rent, and for the performance of
all the terms, covenants, conditions and agreements herein contained on Tenant’s part to be performed for the Term. No Sublease otherwise permitted hereunder shall be binding on Landlord unless the sublessee or Tenant shall deliver to Landlord
within ten (10) days of execution a counterpart of the Sublease and an instrument in recordable form that contains a covenant of assumption by the sublessee satisfactory in substance and form to Landlord, consistent with the requirements of
this Section 18.5, but the failure or refusal of the sublessee to execute such instrument of assumption shall not release or discharge the sublessee from its liability as set forth above. 
 18.6 Anything contained in the foregoing provisions of this section to the contrary notwithstanding, neither Tenant nor any other person
having an interest in the possession, use, occupancy or utilization of space in the Premises shall enter into any lease, sublease, license, concession or other agreement for use, occupancy or utilization of space on the Premises which provides for
rental or other payment for such use, occupancy or utilization based, in whole or in part, on the net income or profits derived by any person from the premises leased, used, occupied or utilized and any such purported lease, sublease, license,
concession or other agreement shall be absolutely void and ineffective as a conveyance of any right or interest in the possession, use, occupancy or utilization of any part of the Premises. 
 19. UTILITIES 
 19. As long as Tenant is not in default in the performance of its obligations under this Lease, Landlord shall furnish to the Premises during the period from 8:00 a.m. to 6:00 p.m., Monday through Friday, and from 9:00 a.m. to 1:00 p.m. on
Saturdays, except for New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving, Christmas and such other holidays as are generally 

  

 20 

 
recognized in the Pittsburgh area and subject to rules and regulations from time-to-time established by Landlord: (a) heating, air conditioning and
ventilation, (b) passenger elevator service, (c) electric current in amounts required for normal lighting by building standard overhead fluorescent fixtures and for normal fractional horsepower office machines, and (d) water for
lavatory and drinking purposes; It is understood that such passenger elevator service, electric current and water will be available twenty-four (24) hours a day, subject to Sections 19.2, 19.3, 19.4 hereof. Landlord shall provide janitorial
service five days per week generally consistent with that furnished in other first-class office buildings in the central business district of Pittsburgh and shall provide window washing as determined by Landlord. 
 19.2 Landlord may impose reasonable charges and establish reasonable rules and regulations for the use of any heating, air conditioning,
ventilation or electric current by Tenant at any time other than during the hours set forth in Section 19.1, and for the usage of any additional or unusual janitorial services required because of any nonbuilding standard improvements in the
Premises, the carelessness of Tenant, the nature of Tenant’s business (including the operation of Tenant’s business other than from 8:00 a.m. to 6:00 p.m., Monday through Friday and 9:00 a.m. to 1:00 p.m. on Saturdays) and the removal of
any refuse and rubbish from the Premises except for discarded material placed in wastepaper baskets and left for emptying as an incident to Landlord’s normal cleaning of the Premises. Landlord shall not be required to provide janitorial
services for portions of the premises used for preparing or consuming food or beverages, for Tenant’s personal property used in any mail room or storage room or for similar purposes or as a lavatory other than the lavatory rooms shown on
Exhibit A attached hereto. 
 19.3 INTENTIONALLY DELETED 
 19.4 Without the prior written consent of Landlord, which Landlord may refuse in its sole discretion, Tenant shall not use any apparatus
or device in the Premises, including, without limitation, electronic data processing machines, punch card machines and machines using, in the aggregate, current in excess of 4 watts per square foot averaged over the entire area within the Premises
(current in excess of 4 watts per square foot averaged over the entire Premises hereinafter called “Excessive Current”) or that will in any way increase the amount of electricity or water usually furnished or supplied for use of the
Premises as general office space; nor connect any apparatus, machine or device with water pipes or electric current (except through existing electrical outlets in the Premises), for the purpose of using electric current or water. If Tenant shall
utilize such Excessive 

  

 21 

 
Current, Landlord shall have the right to install an electric current meter in the Premises to measure the amount of electric current consumed on the
Premises. The cost of any such meter and separate conduit, wiring or panel requirements and the installation, maintenance and repair thereof shall be paid for by Tenant, and Tenant agrees to reimburse Landlord promptly upon demand therefor by
Landlord. for all such Excessive Current as shown by said meter, at the rates charged for such services by the local public utility furnishing the same, plus any additional expense incurred in keeping the account of the electric current so consumed.
If the temperature otherwise maintained in any portion of the Premises by the heating, air conditioning or ventilation systems is affected as a result of (a) any lights, machines or equipment (including without limitation electronic data
processing machines) used by Tenant in the Premises, (b) the occupancy of the Premises by more than one person per one hundred seventy-five (175) square feet of rentable area therein, or (c) an aggregate electrical load in excess of
three (3) watts per square foot in any room or area of the Premises, Landlord shall have the right to install any machinery and equipment that Landlord reasonably deems necessary to restore temperature balance, including, without limitation,
modifications to the standard air conditioning equipment, and the cost thereof, including the cost of installation and any additional cost of operation and maintenance incurred thereby, shall be paid by Tenant to Landlord as Additional Rent
hereunder upon demand by Landlord. 
 20. DEFAULT 
 20.1 Events of Default. The occurrence of any of the following shall constitute an Event of Default on the part of Tenant: 
 (a) INTENTIONALLY DELETED 
 (b) INTENTIONALLY DELETED 
 (c) Abandonment. Vacation or abandonment of the Premises
for a continuous period in excess of thirty (30) calendar days without notice and with continuing to pay Annual Base Rental and Additional Rent as and when due. 
 (d) Removal. Any removal or attempted removal, without the prior approval of Landlord, which approval shall not be unreasonably withheld or delayed of any of Tenant’s equipment, appliances,
or personal property from the Premises for any reason other than the normal and usual operation of Tenant’s business. 
 (e) General Assignment. A general assignment by Tenant or Tenant’s guarantor (if any) for the benefit of creditors. 
  

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 (f) Bankruptcy. The filing of any voluntary petition in bankruptcy by Tenant or
Tenant’s guarantor (if any). The filing of an involuntary petition by Tenant’s creditors or any of guarantor’s creditors, which involuntary petition remains undischarged for a period of ten (10) business days following receipt of
notice thereof; 
 (g) Receivership. The employment of a receiver to take possession of substantially all of Tenant’s
assets or any guarantor’s assets or the Premises, if such receivership remains undissolved for a period of ten (10) business days after creation thereof; 
 (h) Attachment. The attachment, execution or other judicial seizure of all or substantially all of Tenant’s assets or any guarantor’s assets or the Premises, if such attachment or other
seizure remains undismissed or undischarged for a period of ten (10) business days after the levy thereof; 
 (i)
Insolvency. The admission by Tenant or Tenant’s guarantor (if any) in writing of its inability to pay its debts as they become due, the filing by Tenant or Tenant’s guarantor (if any) of a petition seeking any reorganization, arrangement,
composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, the filing by Tenant or Tenant’s guarantor (if any) of an answer admitting or failing timely to contest a material
allegation of a petition filed against Tenant or Tenant’s guarantor (if any) in any such proceeding or, if within ten (10) days after the commencement of any proceeding against Tenant or Tenant’s guarantor (if any) seeking any
reorganization, or arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, such proceeding shall not have been dismissed. 
 20.2 Upon the occurrence of any Event of Default by Tenant which is not cured by Tenant within the grace periods, if any, specified in
Section 20.1 hereof, Landlord shall have the following rights and remedies, in addition to all other rights or remedies available to Landlord in law or equity: 
 (a) Landlord may cure or perform for the account of Tenant any such matter or obligation in default by Tenant and Tenant shall immediately pay on account as Additional Rent any expenditures made
and the amount of any obligations incurred in connection therewith, plus interest, from the date of any such expenditure, at the Default Rate set forth in Section 5.2; 
 (b) INTENTIONALLY DELETED 
  

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 (c) Landlord, at its option, may serve notice upon Tenant that this Lease and the then
unexpired Term hereof shall cease and expire and terminate on the date specified in such notice, to be not less than five (5) days after the date of such notice without any right on the part of the Tenant to save the forfeiture by payment of
any sum due or by the performance of any term, provision, covenant, agreement or condition broken; and, thereupon and at the expiration of the time limit in such notice, this Lease and the Term hereof granted, as well as the right, title and
interest of the Tenant hereunder, shall wholly cease and expire and terminate in the same manner and with the same force and effect (except as to Tenant’s liability) as if the date fixed in such notice were the date herein granted for
expiration of the. Term of this Lease. Thereupon, Tenant shall immediately quit and surrender to Landlord the Premises by summary proceedings, detainer, ejectment or otherwise and remove all occupants thereof and, at Landlord’s option, any
property thereon without being liable to indictment, prosecution or damages therefor. No such expiration or termination of this Lease shall relieve Tenant of its liability and obligations under this Lease, whether or not the Premises shall be relet;

 (d) Landlord may, at any time after the occurrence of any Event of Default, re-enter and repossess the Premises and any
part thereof and attempt in its own name, as agent for Tenant, if this Lease not be terminated or in its own behalf if this Lease be terminated, to relet all or any part of such Premises for and upon such terms and to such persons, firms or
corporations and for such period or periods as Landlord, in its sole discretion, shall determine, including the term beyond the termination of this Lease. For the purpose of such reletting, Landlord may decorate or make repairs, changes, alterations
or additions in or to the Premises to the extent deemed by Landlord desirable or convenient; and the cost of such decoration, repairs, changes, alterations or additions shall be charged to and be payable by Tenant as: (a) Additional Rent
hereunder, or (b) in the event the Lease has been terminated, as damages. Tenant shall also pay to Landlord any reasonable brokerage and legal fees expended by Landlord. Any sums collected by Landlord from any new tenant obtained on account of
the Tenant shall be credited against the balance of the Annual Base Rental and Additional Rent due hereunder as aforesaid. Tenant shall pay to Landlord monthly, on the days when the Annual Base Rental due would have been payable under this Lease,
the amount due hereunder less the amount obtained by Landlord from such new tenant; 
 (e) Landlord shall have the right of
injunction, in the event of a breach or threatened breach by Tenant of any of the agreements, conditions, covenants or terms hereof, to restrain the same and the right to invoke any remedy allowed by law or in 

  

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equity, whether or not other remedies, indemnity or reimbursements are herein provided. The rights and remedies given to Landlord in this Lease are distinct,
separate and cumulative remedies; and no one of them, whether or not exercised by Landlord, shall be deemed exclusive of any of the others. 
 (f) INTENTIONALLY DELETED 
 (g) INTENTIONALLY DELETED 
 21. INDEMNITY 
 21.1 Tenant agrees to indemnify Landlord against and save Landlord harmless from any and all loss, cost, liability, damage and expense including, without limitation, penalties, fines and reasonable counsel fees, incurred in connection with
or arising from (a) any default by Tenant in the observance or performance of any of the terms, covenants or conditions of this Lease on Tenant’s part to be observed or performed, or (b) the use or occupancy or manner of use or
occupancy of the Premises by Tenant or any person claiming through or under Tenant, or (c) the condition of the Premises or any occurrence or happening on the Premises from any cause whatsoever, or (d) any acts, omissions or negligence of
Tenant or any person claiming through or under Tenant, or of the contractors, agents, servants, employees, visitors or licensees of Tenant or any such person, in, on or about the Premises or the Building, either prior to, during, or after the
expiration of, the Term including, without limitation, any acts, omissions or negligence in the making or performing of any Alterations. Tenant further agrees to indemnify and save harmless Landlord, Landlord’s agents, and the lessor or lessors
under all ground or underlying leases, from and against any and all loss, cost, liability, damage and expense including, without limitation, reasonable counsel fees, incurred in connection with or arising from any claims by any persons by reason of
injury to persons or damage to property occasioned by any use, occupancy, condition, occurrence, happening, act, omission or negligence referred to in the preceding sentence. 
 22. TENANT’S INSURANCE 
 22.1 Tenant shall procure at its cost
and expense and keep in effect during the Term (a) comprehensive general liability insurance including contractual liability with a minimum combined single limit of liability of two million dollars ($2,000,000); (b) reasonable and
customary property insurance in amounts sufficient to repair or replace Tenant’s personal, property and any improvements or betterments in which the Tenant has an insurable property interest; and (c) any other insurance reasonably required
by Landlord. Liability insurance shall name Landlord as an additional insured, shall specifically include the liability 

  

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assumed hereunder by Tenant (provided that the amount of such insurance shall not be construed to limit the liability of Tenant hereunder), and shall provide
that it is primary insurance, and not excess over or contributory with any other valid, existing and applicable insurance in fore for or on behalf of Landlord, and shall provide that Landlord shall receive thirty (30) days’ written notice
from the insurer prior to any cancellation or change of coverage. Tenant shall deliver policies of such insurance or certificates thereof to Landlord on or before the Commencement Date, and thereafter at least thirty (30) days before the
expiration dates of expiring policies; and, in the event Tenant shall fail to procure such insurance, or to deliver such policies or certificates, Landlord may, at its option, procure same for the account of Tenant, and the cost thereof shall be
paid to Landlord as Additional Rent within five (5) days after delivery to Tenant of bills therefor, Tenant’s compliance with the provisions of this Article 22 shall in no way limit Tenant’s liability under any of the other provisions
of this Lease. Tenant hereby unconditionally assigns to Landlord all of Tenant’s rights under its insurance coverages called for hereunder in respect to all appurtenances, fixtures, improvements, additions and other property attached to or
installed in the Premises, which, by virtue of Section 9.2 herein, is the property of Landlord. 
 22.2
INTENTIONALLY DELETED 
 23. LIMITATION OF LANDLORD’S LIABILITY 
 23.1 Landlord shall not be responsible for or liable to Tenant for any loss or damage that may be occasioned by or through the acts or
omissions of persons occupying adjoining premises or any part of the premises adjacent to or connected with the Premises or any part of the Building or for any loss or damage resulting to Tenant or its property from burst, stopped or leaking water
including sprinkler systems, gas or smoke, vapor or other airborne contaminants, sewer or steam pipes or for any damage or loss of property within the Premises from any causes whatsoever, including theft. 
 24. ACCESS TO PREMISES 
 24.1 Landlord reserves and shall at all times have the right to enter the Premises at all reasonable times upon reasonable notice (except to supply services and in emergencies) to inspect same, to supply any service
to be provided by Landlord to Tenant hereunder, to show the Premises to prospective purchasers, mortgagees or tenants, and to alter, improve or repair the Premises and any portion of the Building, without abatement of 

  

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Annual Base Rental or Additional Rent, and may for that purpose erect, use and maintain scaffolding, pipes, conduits and other necessary structures in and
through the Premises where reasonably required by the character of the work to be performed, provided that the entrance to the Premises shall not be blocked thereby, and further provided that the business of Tenant shall not be interfered with
unreasonably. Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises or any other loss occasioned thereby. For each of the
aforesaid purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults and safes, or special security areas (designated in advance), and Landlord
shall have the right to use any and all means that Landlord may deem necessary or proper to open said doors in an emergency, in order to obtain entry to any portion of the Premises, and any entry to the Premises or portions thereof obtained by
Landlord by any of said means, or otherwise, shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction, actual or constructive, of Tenant from the unlawful entry
into, or a detainer of, the Premises, or an eviction, actual or constructive, of Tenant from the Premises or any portion thereof. Landlord shall also have the right at any time, without same constituting an actual or constructive eviction and
without incurring any liability to Tenant therefor, to change the arrangement and/or location of entrances or passageways, doors and doorways, and corridors, elevators, stairs, toilets and other public parts of the Building, provided that the
entrance to the Premise shall not be blocked thereby, and further provided that the business of Tenant shall not be interfered with unreasonably. 
 25. NOTICES 
 25.1 Except as otherwise expressly provided in this Lease, any bills,
statements, notices, demands, requests or other communications given or required to be given under this Lease shall be effective only if rendered or given in writing, sent by registered or certified mail or delivered personally, (a) to Tenant at
Tenant’s address set forth in the Basic Lease Information, or at any place where Tenant or any agent or employee of Tenant may be found if sent subsequent to Tenant’s vacating, deserting, abandoning or surrendering the Premises, or (b) to
Landlord at Landlord’s address set forth in the Basic Lease Information, or (c) to such other address as either Landlord or Tenant may designate as its new address for such purpose by notice given to the other in accordance with the
provisions of this Section 25.1. Any such bill, statement, 

  

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notice, demand, request or other communication shall be deemed to have been rendered or given two (2) days after the date when it shall have been mailed
as provided in this Section 25.1 if sent by registered or certified mail, or upon the date personal delivery is made. If Tenant is notified of the identity and address of: (i) the Landlord’s Mortgagee, or (ii) the holder(s) of
any subordinate mortgage lien(s) on the Building (“Other Mortgagee(s)”), or (iii) ground or other lessor (Lessor(s)”), then Tenant shall give to such Landlord’s Mortgagee, Other Mortgagee(s), and Lessor(s) notice of any
default by Landlord under the terms of this Lease in writing sent by registered or certified mail, and such Landlord’s Mortgagee, Other Mortgagee(s), and Lessor(s) shall be given a reasonable opportunity to cure such default prior to Tenant
exercising any remedy available to it. 
 26. NO WAIVER 
 26.1 No failure by either party to insist upon the strict performance of any obligation of the other party under this Lease or to
exercise any right, power or remedy consequent upon a breach thereof, no acceptance of full or partial Annual Base Rental or Additional Rent during the continuance of any such breach, and no acceptance of the keys to or possession of the Premises
prior to the termination of the Term by any employee of Landlord shall constitute a waiver of any such breach or of such term, covenant or condition or operate as a surrender of this Lease. 
 27. TENANT’S CERTIFICATES 
 27.1 Tenant, at any time, and from time-to-time upon not less than ten (10) business days’ prior written notice from Landlord, will execute, acknowledge and deliver to Landlord and, at Landlord’s
request, to any prospective purchaser, Lessor, or Landlord’s Mortgagee, or Other Mortgagee of any part of the Building, a certificate of Tenant certifying: (a) that Tenant has accepted the Premises (or, if Tenant has not done so, that
Tenant has not accepted the Premises and specifying the reasons therefor), (b) the Tenant has entered into possession of the Premises (c) the Commencement and Expiration Dates of this Lease, (d) the amount of Annual Base Rental payable under
the Lease (e) that this Lease is the entire agreement between the parties and is unmodified and in full force and effect (or, if there have been modifications, that same is in full force and effect as modified and stating the modifications),
and has not been assigned (f) whether or not there are then existing any defenses against the enforcement of any of the obligations of Tenant under this Lease (and, if so, specifying same), (g) whether or not there are then any defaults by
Landlord in 

  

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the performance of its obligations under this Lease (and, if so, specifying same), (h) that Tenant has received all required contributions from Landlord
on account of Tenant’s improvements, (i) the dates, if any, to which the Annual Base Rental and Additional Rent and. other charges under this Lease have been paid and the amounts of said Annual Base Rental and Additional Rent, and that no
Annual Base Rental, Additional Rent, or security deposit has been paid in advance of its due date. and (j) any other information that may reasonably be required by any of such persons. It is intended that any such certificate of Tenant
delivered pursuant to this Section 27.1 may be relied upon by Landlord and any prospective purchaser, Lessor, Landlord’s Mortgagee, or Other Mortgagee(s) of any part of the Building. Tenant’s failure to deliver such certificate within
said ten day period shall be a default hereunder and shall be conclusive upon Tenant that this Lease is in full force and effect and unmodified, and that there are no uncured defaults in Landlord’s performance hereunder. 
 28. RULES AND REGULATIONS 
 28.1 Tenant shall faithfully observe and comply with the rules and regulations attached to this Lease as Exhibit E and all modifications thereof and additions thereto from time-to-time put into effect by Landlord.
Landlord shall not be responsible for the nonperformance by any other tenant or occupant of the Building of any said rules and regulations. In the event of an express and direct conflict between the terms, covenants, agreements and conditions of
this Lease and the terms, covenants, agreements and conditions of such rules and regulations, as modified and amended from time-to-time by Landlord, this Lease shall control. 
 29. SECURITY DEPOSIT 
 29.1 By execution of this Lease, Landlord
acknowledges receipt of Tenant’s security deposit for the faithful performance of all terms, covenants and conditions of this Lease. The sum of the security deposit is specified in the Basic Lease Information. Tenant agrees that Landlord may,
without waiving any of Landlord’s other rights and remedies under this Lease upon the occurrence of any of the Events of Default described in Article 20 hereof, apply the security deposit to remedy any failure by Tenant to repair or maintain
the Premises or to perform any other terms, covenants or conditions contained herein. If Tenant has kept and performed all terms, covenants and conditions of this Lease during the Term, Landlord will within thirty (30) days following the
termination or expiration hereof return said sum to Tenant or the last permitted assignee of Tenant’s interest hereunder at the expiration of the 

  

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Term. Should Landlord use any portion of the security deposit to cure any Event of Default by Tenant hereunder, Tenant shall forthwith replenish the security
deposit to the original amount. Landlord shall not be required to keep the security deposit separate from its general funds, and Tenant shall not be entitled to interest on any such deposit. Upon the occurrence of any of the Events of Default
described in Article 20 hereof, the security deposit shall become due and payable to Landlord to the extent required to compensate Landlord for damages incurred, or to reimburse Landlord as provided herein, in connection with any such Event of
Default. 
 30. AUTHORITY 
 30.1 If either party signs as a corporation or a partnership, each of the persons executing this Lease on behalf of such party does hereby covenant and warrant that such party is a duly authorized and existing entity,
that such party has and is qualified to do business in Pennsylvania, that such party has full right and authority to enter into this Lease and that each and both of the persons signing on behalf of such party are authorized to do so. Upon either
party’s request, the other party shall provide the requesting party with evidence reasonably satisfactory to the requesting party confirming the foregoing covenants and warranties. 
 31. MISCELLANEOUS 
 31.1 The words “Landlord” and “Tenant” as used herein shall include the plural as well as the singular. The words used in neuter gender include the masculine and feminine. If there is more than one Tenant, the
obligations under this Lease imposed on Tenant shall be joint and several. The captions preceding the articles of this Lease have been inserted solely as a matter of convenience and such captions in no way define or limit the scope or intent of any
provision of this Lease. 
 31.2 The terms, covenants and conditions contained in this Lease shall bind and inure to the
benefit of Landlord and Tenant and, except as otherwise provided herein, their respective personal representatives, successors and assigns; provided, however, upon the sale, assignment or transfer by the Landlord named herein (or by any subsequent
landlord) of its interest in the Building, as owner or lessor, including any transfer by operation of law, the Landlord (or any subsequent landlord hall be relieved from all subsequent obligations or liabilities under this Lease, and all obligations
subsequent to such sale; assignment or transfer (but not any obligations or liabilities that have accrued prior to the date of such sale, assignment or transfer) shall be binding 

  

 30 

 
upon the grantee, assignee or other transferee; any such grantee, assignee, or other transferee shall, by accepting such interest, shall be deemed to have
assumed such subsequent obligations and liabilities. Notwithstanding anything to the contrary set forth herein, if Landlord’s Mortgagee or Other Mortgagee(s) shall succeed to Landlord’s interests hereunder, then Landlord’s Mortgagee
or Other Mortgagee(s) shall not be deemed to have assumed any obligations or liabilities under this Lease which arose prior to the date any such Mortgagee shall have requested Tenant to attorn to such Mortgagee. A lease of the entire Building to a
person other than for occupancy thereof shall be deemed a transfer within the meaning of this Section 31.2. 
 31.3 If
any provision of this Lease or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such provision to persons or circumstances other than those as
to which it is invalid or unenforceable, shall not be affected thereby, and each provision of this Lease shall be valid and enforceable to the full extent permitted by law. 
 31.4 This Lease and the rights and obligations of the parties hereunder shall be construed and enforced in accordance with the laws of the Commonwealth of Pennsylvania. 
 31.5 Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or an option for lease,
and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 
 31.6 This
instrument, including the Exhibits hereto, which are made a part of this Lease, contains the entire agreement between the parties and all prior negotiations and agreements are merged herein. No rights, easements or licenses are or shall be acquired
by Tenant by implication or otherwise unless expressly set forth herein. 
 31.7 The review, approval, inspection or
examination by Landlord of any item to be reviewed, approved, inspected or examined by Landlord under the terms of this Lease or the Exhibits attached hereto shall not constitute the assumption of any responsibility by Landlord for either the
accuracy or sufficiency of any such item or the quality or suitability of such item for its intended use. Any such review approval, inspection or examination by Landlord is for the sole purpose of protecting Landlord’s interests in the Building
and under this Lease, and no third parties, including, without limitation, Tenant or any person or entity claiming through or under Tenant, or the contractors, agents, servants, employees, visitors or licensees of Tenant or any such person or
entity, shall have rights hereunder. 
  

 31 

 31.8 Upon the expiration or sooner termination of the Term, Tenant will quietly and
peacefully surrender to Landlord the Premises in the condition in which they are required to be kept as provided in Article 9 hereof, ordinary wear and tear excepted. Tenant shall surrender the Premises to Landlord at the end of the Term hereof,
without notice of any kind, and Tenant waives all right to any such notice as may be provided under any laws now or hereafter in effect in Pennsylvania, including the Landlord and Tenant Act of 1951, as amended. 
 31.9 Upon Tenant paying the Annual Base Rental and Additional Rent and performing all of Tenant’s obligations under this Lease,
Tenant may peacefully and quietly enjoy the Premises during the Term as against all persons or entities lawfully claiming by or through Landlord; subject, however, to the provisions of this Lease and to the rights of Landlord’s Mortgagee or
Other Mortgagee(s). 
 31.10 Tenant covenants and agrees that no diminution of light, air or view by any structure that may
hereafter be erected (whether or not by Landlord) shall entitle Tenant to any reduction of Annual Base Rental or Additional Rent under this Lease, result in any liability of Landlord or Tenant, or in any other way affect this Lease or Tenant’s
obligations hereunder. 
 31.11 Any holding over after the expiration of the Term shall be construed to be a tenancy from
month-to-month at one hundred twenty-five percent (125%) of the Annual Base Rental herein specified (prorated on a monthly basis), unless Landlord shall specify a different rent in its sole discretion, together with an amount estimated by
Landlord for the monthly Additional Rent payable under this Lease, and shall otherwise be on the terms and conditions herein specified so far as applicable. Notwithstanding the foregoing, in the event Landlord consents to Tenant’s holding over
and there is a resulting month-to-month tenancy under the terms provided herein, then either Tenant or Landlord may terminate said month-to-month tenancy upon thirty (30) days prior written notice. 
 31.12 Neither this Lease nor any term or provision hereof may be changed, waived, discharged or terminated orally, and no breach thereof
shall be waived, altered or modified, except by a written instrument signed by the party against which the enforcement of the change, waiver, discharge or termination is sought. Any right to change, waive, discharge, alter or modify, or 

  

 32 

 
terminate this Lease shall be subject to the prior express written consent of Landlord’s Mortgagee. No waiver of any breach shall affect or alter this
Lease, but each and every term, covenant and condition of this Lease shall continue in full force and effect with respect to any other then existing or subsequent breach thereof. 
 31.13 Tenant is hereby granted non-exclusive use of the parking areas and facilities (“Common Area”) in common with other
tenants, Landlord and their respective licensees and invitees. Landlord reserves the right to relocate or substitute parking areas and facilities from time to time and Landlord further reserves the right to alter, modify and construct buildings and
other improvements within the Land or Common Areas and/or sever or subdivide the Land or Common Areas; provided that in Landlord’s reasonable judgment, the ingress and egress to the Building and the use of the Building by Tenant shall not be
materially and substantially interfered with. Landlord reserves the right to close off the Common Areas at such time and in such manner as to prevent the public dedication thereof. Tenant shall not park in other parking areas. 
 31.14 INTENTIONALLY DELETED 
 31.15 Notwithstanding anything contained herein to the contrary, Tenant agrees that Landlord shall have no personal liability with respect to any of the provisions of this Lease and Tenant shall look solely to the
estate and property of Landlord in the Land and the Building of which the Premises form a part for the satisfaction of Tenant’s remedies, including without limitation, the collection of any judgment or the enforcement of any other judicial
process requiring the payment or expenditure of money by Landlord with respect to any of Landlord’s obligations under this Lease. Tenant’s rights under this Article 31.14 shall, however, be subject to the prior rights of the
Landlord’s Mortgagee and Other Mortgagee(s) with liens covering all or part of the Land or Building. Other than as provided in this Article 31.4, no other assets of Landlord or any principal of Landlord shall be subject to levy, execution or
other judicial process for the satisfaction of Tenant’s claim and in the event Tenant obtains a judgment against Landlord, the judgment docket shall be so noted. This Section shall inure to the benefit of Landlord’s successors and assigns
and their respective principals. 
 31.16. Anything contained in any provision of this Lease to the contrary
notwithstanding, if Landlord defaults in any covenant or undertaking to be performed by Landlord hereunder, neither Tenant nor any person claiming under, by or through Tenant 

  

 33 

 
shall be entitled to take any action to procure a money judgment in personam against any person or entity who is a general partner in Landlord,
Landlord’s Mortgagee, Other Mortgagee(s) or any of their respective successors and assigns, heirs or personal representative of such person or entity; provided, that nothing in the provisions of this Section 31.15 shall be deemed to alter
or impair the enforceability of rights and remedies of the Tenant and any person claiming under, by or through Tenant hereunder or under any such provisions against the Landlord itself, except that any such money judgment obtained against Landlord
may be executed only against the Landlord and Landlord’s interest in the Building, subject to the prior rights of Landlord’s Mortgagee and Other Mortgagee(s), and not against any general partner in Landlord, any of the respective heirs,
personal representatives, successors and assigns of any such general partner, or any of the assets of any such general partner or of their respective heirs, personal representatives, successors and assigns. 
 31.17 Anything in this Agreement to the contrary notwithstanding, providing such cause is not due to the willful act or gross neglect of
the defaulting party, such party shall not be deemed in default with respect to the performance of any of the terms, covenants and conditions of this Lease except the payment of money if the same shall be due to any strike, lock-out, civil
commotion, war-like operation, invasion, rebellion, hostilities, military or usurped power, sabotage, governmental regulations or controls, inability to obtain any material, service or financing, through act of God or other cause beyond the control
of such party. 
 31.18 Tenant shall not record this Lease without the written consent of Landlord, and any attempt on
Tenant’s part to record either the Lease or a memorandum thereof without Landlord’s consent first obtained in writing shall constitute an immediate Event of Default by Tenant hereunder, entitling Landlord to pursue any and all the remedies
available to Landlord in such event. 
 31.19 No reference to any specific right or remedy shall preclude either party from
exercising any other right or from having any other remedy or from maintaining any action to which such party may otherwise be entitled at law or in equity. No failure by either party to insist upon the strict performance of any agreement, term,
covenant or condition hereof, or to exercise any right or remedy consequent upon a breach thereof, and no acceptance of full or partial rent during the continuance of any such breach, shall constitute a waiver of any such breach, agreement, term,
covenant or condition. No waiver by either party of any breach by such party under this lease or of any breach by any other tenant under any other lease of any portion of Building shall affect or alter this Lease in any way whatsoever. 

 

 34 

 31.20 Tenant, at its sole cost and expense, shall comply with and shall cause the
Premises to comply with (a) all federal, state, county, municipal and other governmental statutes, laws, rules, orders, regulations and ordinances affecting the Premises or any part thereof, or the use thereof, except those which require the
making of any capital alterations, capital repairs or improvements whether or not any such statutes; laws, rules, orders, regulations or ordinances which may be hereafter enacted involve a change of policy on the part of the governmental body
enacting the same, and (b) all rules, orders and regulations of the National Board of Fire Underwriters or Landlord’s fire insurance rating organization or other bodies exercising similar functions in connection with the prevention of fire
or the correction of hazardous conditions, which apply to the Premises. 
 31.21 If two or more individuals, corporations,
partnerships or other business associations (or any combination of two or more thereof) shall sign this Lease as Tenant, the liability of each such individual, corporation, partnership or other business association to pay Annual Base Rental and
Additional Rent and perform all other obligations hereunder shall be deemed to be joint and several, and all notices, payments and agreements given or made by, with or to any one of such individuals, corporations, partnerships or other business
associations shall be deemed to have been given or made by, with or to all of them. In like manner, if Tenant shall be a partnership or other business association, the members of which are, by virtue of statute or federal law, subject to personal
liability, the liability of each such member shall be joint and several. 
 31.22 Each party warrants and represents to the
other that no broker, agent, or finder, except that shown in the Basic Lease Information, has been involved in the transactions contemplated hereby. Both parties hereto agree to indemnify and hold harmless the other against any and all claims,
actions, damages, liabilities (including attorney’s fees and expenses) with respect to any commission, fee, or charge made by any broker, agent, or finder, not so listed, which is made by reason of any action or agreement by such party.

 31.23 No payment by either party or receipt by the other party of a lesser amount than the amount herein stipulated shall
be deemed to be other than on account of the earliest stipulated indebtedness, nor shall any endorsement or statement or any check or any letter accompanying any check or payment be deemed 

  

 35 

 
an accord and satisfaction of Landlord’s right to recover the balance bf such indebtedness or preclude any remedy provided by this Lease. 
 31.24 Any intention to create a joint venture or partnership relation between the parties hereto is hereby expressly disclaimed.

 31.25 All agreements, covenants and indemnifications contained herein or made in writing pursuant to the terms of this
Lease by or on behalf of either party shall be deemed material and shall survive the expiration or sooner termination of this Lease. 
  

 36 

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

							
	 WITNESS:
	 		 	 PARK LANE ASSOCIATES L.P.

		 		 	 a PA Limited Partnership

				
		 		 	 By:
	 	 Parklane Properties, Inc.,

		 		 		 	 General Partner

				
	 

	 		 	 By:
	 	 

		 		 		 	 Charles H. Bracken

		 		 		 	 Assistant Secretary & Assistant Treasurer

			
	 WITNESS/ATTEST:
	 		 	 INTERNATIONAL REHABILITATION
 ASSOCIATES, INC. a Delaware Corporation

				
	 

	 		 	 By:
	 	 /s/ Kathryn A. Leisner

		 		 		 	     Kathryn A. Leisner

		 		 		 	     Assistant Corporate Secretary

  

 37 

 RIDER TO LEASE 
 TABLE OF CONTENTS 
  

			
	 Section
	  	 Page

	 Construction of the Premises
	  	1
	 Moving Allowance
	  	2
	 Space Planning
	  	2
	 Signage
	  	2
	 Health Club
	  	2
	 Commencement Date Agreement
	  	2
	 Early Entry for Fixturing
	  	2
	 Additional Rent
	  	3
	 Access
	  	4
	 Extension Option
	  	4
	 Right of Second Offer
	  	4
	 Tenant’s Termination Option
	  	5
	 Utilities and Services
	  	5
	 Repairs and Maintenance
	  	6
	 Tenant’s Remedies Upon Failure of Services
	  	7
	 Additions and Improvements by Tenant
	  	7
	 Building Capacity
	  	7
	 Casualty Loss or Condemnation
	  	7
	 Liability Insurance
	  	7
	 Worker’s Compensation
	  	8
	 Waiver of Subrogation
	  	8
	 Self Insurance
	  	8
	 Indemnification
	  	8
	 Assignment and Subletting
	  	9
	 Estoppel Certificates
	  	9
	 OSHA/Tight Building Syndrome
	  	10
	 Access by Handicapped Persons
	  	10
	 Energy
	  	11
	 Parking
	  	11
	 Attorneys’ Fees
	  	11
	 Landlord’s Rights Upon Tenant’s Default
	  	11
	 Mitigation of Damages
	  	12
	 Arbitration
	  	12

  

			
	     Exhibit
	 	
		
	  F	 	 Janitorial Schedule

	  G	 	 Commencement Date Agreement

 3725g 

 RIDER TO LEASE 
 Between 
 PARK LANE ASSOCIATES L.P. (Landlord) 
 and 
 INTERNATIONAL REHABILITATION ASSOCIATES, INC. (Tenant) 
 Dated: September 21, 1990 
 This
Rider is annexed to and made a part of the Landlord’s Lease to which it is attached, and in each instance in which the provisions of this Rider shall contradict or be inconsistent with the provisions of the Lease, the provisions of this Rider
shall prevail and govern, and the contradicted or inconsistent provisions of the Lease shall be deemed amended accordingly. 
 Construction of the Premises 
 If Landlord fails to achieve Substantial Completion (as herein defined) and to deliver
possession of the Premises to Tenant in accordance with the plans and specifications in Exhibit C on or before the Commencement Date and said failure is not the result of an event within the control of Tenant, then Tenant shall receive reimbursement
from Landlord for the penalty, payable to Tenant’s current Landlord, Foster Plaza Associates, incurred as a result of Tenant’s holding over in its present space, said penalty being fifty percent (50%) of Tenant’s rental rate at
Foster Plaza, payable monthly; and shall receive one (1) additional day of free rent hereunder for every day Landlord is late in completing construction. 
  

					
	 LANDLORD AND TENANT HEREBY ACKNOWLEDGE THAT ANY AMOUNTS OF LIQUIDATED DAMAGES THAT MAY BE DUE TENANT FROM LANDLORD HEREUNDER REFLECT COSTS NOT CONTEMPLATED BY THIS LEASE THAT
TENANT MAY INCUR, THE EXACT AMOUNT OF WHICH WILL BE DIFFICULT TO ASCERTAIN. THE PARTIES AGREE THAT THE AMOUNTS DESCRIBED HEREIN REPRESENT A FAIR AND REASONABLE ESTIMATE OF THE DAMAGES TENANT MAY INCUR BY REASON OF LATE PERFORMANCE BY
LANDLORD.
	  		 	 Landlord’s
 Initials  ______
  
 Tenant’s
 Initials  ______

 Substantial Completion is defined as that point in time when Landlord obtains a Certificate of
Occupancy for the Premises and Landlord’s architect certifies that construction is sufficiently complete, in accordance with Exhibit C, so that Tenant can occupy and utilize the Premises for the orderly conduct of its business. 

 Tenant shall, within thirty (30) days from the date of delivery of possession of the Premises,
deliver to Landlord a list of items (hereinafter a “Punch List”) which shall set forth all items of construction and/or renovation which were either not performed or performed in an unworkmanlike manner. Landlord shall, upon receipt of the
Punch List, promptly take such action as shall be necessary to fix or repair any item set forth in the Punch List and shall complete all items on the Punch List within thirty (30) days from receipt thereof. 
 Moving Allowance 
 Landlord shall provide Tenant with
an allowance of up to One Dollar ($1.00) per rentable square foot to help defray any costs associated with Tenant’s relocation to the Building. 
 Space Planning 
 Landlord shall provide Tenant with an allowance of up to One Dollar, Fifty Cents ($1.50) per rentable square
foot for space planning. 
 Signage 
 Tenant will be entitled to signage at the entrance of the Premises and on the Building directory. Upon review and approval by Landlord, Tenant may install a monument sign outside the Building, the location of which shall be mutually
determined. 
 Health Club 
 Landlord
shall provide Tenant with two (2) executive memberships to the health club located in the Airport Marriott Hotel, at no cost to Tenant. 
 Commencement Date Agreement 
 Landlord shall, not later than ninety (90) days after Tenant takes possession of the
Premises, prepare and deliver to Tenant an agreement (hereinafter the “Commencement Date Agreement”) in the form attached hereto as Exhibit G. When fully executed and delivered, the Commencement Date Agreement shall supersede any
inconsistent terms contained in this Lease. In the event of a dispute between the parties regarding any of the items which are to be covered by the Commencement Date Agreement, the same shall be resolved by Arbitration as herein provided.

 Early Entrv for Fixturing 
 Tenant is
herewith granted a license to enter upon the Premises at any time during the period three (3) weeks prior to the Commencement 

 
Date (at no cost or expense) for the purpose of installing panel equipment, telephone systems and similar functions to facilitate Tenant’s move-in and
start-up of business operations. 
 Additional Rent 
 Any and all amounts payable by Tenant on account of increases in Taxes must be substantiated by all of Landlord’s tax receipts, together with sufficient evidence of payment. In no event shall Tenant be
responsible for Additional Rent arising out of interest or late charges due to Landlord’s failure to make prompt payment of Real Estate Taxes. In those instances where Landlord takes advantage of a discount for early payment, the discounted
total shall be used as the actual tax due, and Tenant’s share of increases, if any, calculated thereon. Should any increase in Real Estate Taxes be due to modernization, improvements or additions which do not directly benefit Tenant, Tenant
shall not be obligated to pay all or any part thereof. Should any increase in taxes be due to a sale of the Building to any partner of Landlord, or any entity owned, controlled by or under common control with Landlord or any partner of Landlord,
with consequent reassessment resulting in an increased tax liability in excess of ten percent (10%) or more over the prior year’s taxes, Tenant shall not be obligated to pay all or any part of such increase is excess of ten percent (10%).
Real Estate Taxes shall include only the current annual installment which is or would have been due as a result of Landlord having elected to pay such taxes over the longest permissible period of time. Although Landlord may elect to prepay or defer
payment of Real Estate Taxes, Tenant’s obligation for increases in Real Estate Taxes shall be strictly limited so that Tenant shall not be required to pay on account of any such prepayment or deferred payment an amount in excess of the increase
attributable to the current calendar year. 
 Operating Expenses shall be determined in accordance with generally accepted principles of
sound management and accounting practices for first-class office buildings, consistently applied. There shall not be included in the Operating Expenses any expense arising from Taxes, mortgage interest and debt service, ground rent, capital repairs
and improvements except as noted in Section 4.1 (h) of the Lease, executive salaries, depreciation or any other expense which under generally accepted accounting principles would not be regarded as a normal expense of operation or
maintenance. 
 Landlord agrees to keep detailed books and records accurately documenting Operating Expenses. Tenant, or its authorized
agent, shall have the right to inspect and copy the books and records of Landlord for the purpose of verifying information in Landlord’s Tax and Expense Statements. 

 If Additional Rent is based on Landlord’s Tax and Expense Statements, Landlord hereby certifies that
the Excess Taxes Base and the Excess Expenses Base are complete and accurate reflections of costs associated with ownership and operation of the fully assessed and ninety-five percent (95%) occupied Building. 
 Access 
 At no additional cost or expense to Tenant,
Tenant shall have access to the Premises three hundred sixty-five (365) days a year, on a twenty-four (24) hour a day basis. 
 Extension Option

 Tenant may extend the Lease Term for one (1) additional period of five (5) years, such extended term to be subject to the
same terms and conditions as are herein contained, except that the Annual Base Rental shall be at the lesser of: 
  

	1.	 Ninety percent (90%) of the market rate in effect at the time the renewal option is exercised; or 

  

	2.	 The effective rental rate in the last year of the initial lease Term adjusted to reflect the percentage increase in the CPI index over the Lease Term, which
amount will not exceed four percent (4%) per annum over the Term. 

 Tenant shall give Landlord written notice if it
intends to exercise this option, which notice must be given at least twelve (12) months prior to the Termination Date. 
 Right of Second Offer 

 During the Term and any renewal or extension thereof, Tenant shall have the right of second offer to lease any and all space which becomes
available in the Building (“Additional Space”). Landlord will notify Tenant, in writing, of Additional Space that becomes available after the opportunity to lease such space has been declined by Equitrans, and Tenant will notify Landlord
within five (5) business days thereafter if Tenant elects to exercise its option to lease such space. The leasing of such Additional Space shall be subject to the same terms and conditions as are contained herein, except that Annual Base Rental
shall be at the market rate at the time Tenant gives 

 
notice of its intent to lease such space. Construction and fit-up shall be equivalent in quality, materials and workmanship to the construction and fit-up of
the Premises. The term market rate as used herein shall mean the fair market rental rate then being charged for like space similarly situated in first-class office buildings reasonably proximate to the Building in the same city and/or geographical
area, taking into consideration the applicable base years (expense stops) for purposes of determining Additional Rent, as well as the value of rent concessions, build-out allowances and the like. In the event the parties cannot reach an agreement as
to the market rate, the same shall be determined by arbitration, in accordance with the rules then obtaining of the American Arbitration Association. Each party shall pay one-half (1/2) of the cost of arbitration. Tenant shall have the right to
continue its occupancy of the Premises, subject to the terms and conditions herein contained, pending the decision of the arbitration panel. 
 Tenant’s Termination Option 
 Tenant shall have the option to terminate this Lease (“Termination Option”) on
the third anniversary of the Commencement Date upon the following terms and conditions: 
  

	1.	 Tenant shall give Landlord prior written notice of its intention to exercise its Termination Option. If such Termination Option is exercised, Tenant shall set
forth in such notice the date for termination of this Lease (“Termination Date”). 

  

	2.	 Tenant shall give Landlord prior written notice as follows: 

  

	 	a.	 Sixty (60) days, if Tenant desires to expand the Premises by less than 10,000 rentable square feet; 

  

	 	b.	 One hundred twenty (120) days, if Tenant desires to expand the Premises by between 10,000 and 25,000 rentable square feet; 

  

	 	c.	 One hundred eighty (180) days if Tenant desires to expand the Premises by more than 25,000 rentable square feet; or 

  

	 	d.	 One hundred eighty (180) days if Tenant is leaving the Pittsburgh area. 

  

	3.	 Tenant shall pay Landlord one of the following amounts, as liquidated damages: 

  

	 	a.	 $135,000, if the Hillman Group cannot provide expansion space within Park Lane Office Park, Park Ridge Office Center, or Park West Office Center;

	 	b.	 $416,250 if the Hillman Group cannot provide expansion space within Park Lane Office Park; or 

  

	 	c.	 $944,586, if for any other reason, including Tenant’s leaving the Pittsburgh area. 

  

	4.	 The Annual Base Rental and all items of Additional Rent (if any) shall be apportioned as of the Termination Date. 

  

	5.	 Tenant shall surrender vacant possession of the Premises as of the Termination Date. In the event Tenant exercises its Termination Option, the Lease shall
terminate as of the Termination Date as if the Termination Date were the date originally set forth herein for the expiration of the Term. Upon the Termination Date, Landlord shall refund to Tenant all items of Annual Base Rental and Additional Rent
(if any) received in advance of its having been earned, prorated to the Termination Date. 

 Utilities and Services 
 Landlord agrees, at its sole cost and expense, to: 
  

	1.	 operate the heating and cooling equipment in the Building and the Premises to maintain the Premises between 65° F. and 70° F. from October 1st to
April 30th and between 74° F. and 78° F. between May 1st and September 30th, between the hours of 7 a.m. and 9 p.m. (Saturdays to 1 p.m.), Sundays and holidays excepted. Should the Premises be rendered unfit for Tenant’s
use and occupancy by virtue of a period of more than five (5) consecutive days during which no air conditioning or heating is provided to the Premises, then except as provided in Section 31.17 of the Lease, Tenant shall be relieved from
any and all obligations to pay Annual Base Rental and Additional Rent for any such period. 

  

	2.	 provide janitorial service in accordance with the specifications attached hereto as Exhibit “F”. In the event Landlord fails to comply with said
specifications, Tenant may, after the expiration of thirty (30) days written notice, provide its own cleaning of its Premises, and Tenant shall be permitted to reduce its rental by the cost thereof. Tenant shall submit said specifications to no
less than three (3) reputable local cleaning services and shall accept the lowest responsive bid. 

	3.	 keep and maintain the Premises, common facilities, common areas, parking area, sidewalks and appurtenances in a first class condition.

  

	4.	 commence removal of snow and ice within two (2) hours after-snowfall or ice accumulation if during business hours, and within a reasonable time if during
non-business hours. This shall include, without limitation, the salting of walks and parking areas(s) and any other prudent safety measures for the protection of Tenant’s employees and invitees. 

  

	5.	 adequately light the Premises and provide and replace lamps and related equipment when necessary. 

  

	6.	 provide adequate security services for the Premises and the Building, including fire and burglar alarm devices and guard protection.

 Repairs and Maintenance 
 Landlord agrees, at its sole cost and expense, to keep in good order and condition and repair and/or replace the structural portions of the Building, the roof and roof membrane, foundations, appurtenances, heating, ventilating and air
conditioning equipment, electrical systems, plumbing systems, lighting, elevator, storm drainage and other mechanical systems serving the Building and the Premises, parking area and exterior walls and windows of the Building and underground utility
and sewer pipes outside of the exterior walls of the Building. Landlord shall be responsible for repairing any damage to the Premises caused by leaks in the roof, bursting pipes (by freezing or otherwise) or from any defects of the Premises or the
consequence thereof; provided, however, Landlord shall not be responsible for damage caused by installations made by Tenant or by equipment for which Tenant is required to provide maintenance. 
 All work performed by Landlord shall be in strict conformance with OSHA and EPA standards and local building codes and regulations. Landlord shall not use toxic paint or other materials which may
emit fumes or odors harmful to Tenant’s employees. 

 Tenant’s Remedies Upon Failure of Services 
 If Landlord fails to deliver any service as required in this Lease for any period exceeding ten (10) days subject to the provisions of Section 31.17 of the Lease, Tenant shall have the
right, upon written notice to Landlord, to expend any reasonable sums in the correction or curing of Landlord’s failure to perform, and to deduct such sums from the rent due for the month next following the month in which the sums were paid.
This remedy shall be in addition to any other remedies available to Tenant pursuant to this Lease, at law or in equity. 
 Additions and Improvements by
Tenant 
 Tenant may install vending machines in the Premises for use by its employees, provided that such machines shall be removed upon
termination of this Lease, or any renewal or extension thereof, and any damage to the Premises repaired at Tenant’s cost. All vending machines shall be maintained in a neat and orderly fashion. 
 Building Capacity 
 The parties represent and warrant
that they have apprised each other of use requirements, Building floor load capacity, electrical current capacity, and HVAC system capacity. Tenant shall have the absolute right (without being required to seek Landlord’s prior written consent)
to connect ordinary office equipment, including copying and data processing machines, to the Building electrical system. Landlord shall not assess any additional costs against Tenant for using such ordinary business equipment and machines.

 Casualty Loss or Condemnation 
 If the
Premises and/or Building are damaged by fire or other casualty, or if any portion thereof is taken under the power of eminent domain (or sold under the threat of the exercise of such power), and such casualty or taking or sale prevents Tenant’s
business operations or use of the Premises, Tenant may terminate this Lease upon thirty (30) days written notice to Landlord. 
 Liability Insurance

 Landlord shall maintain general liability insurance, insuring Landlord for injury to persons and property occurring on the common areas
within and surrounding the Building, with policy limits of at least $1,000,000.00, combined single limits and 

 
annual aggregate. Any insurance carried by Tenant shall be excess of, and will not contribute with the insurance carried by Landlord for injuries arising out
of the common areas within and surrounding the Building. Upon written request, Landlord shall provide Tenant with appropriate evidence of such insurance coverage. Each policy of insurance shall contain the following liability insurance endorsement:

 “It is understood and agreed that the insurer shall notify Tenant and Risk Manager, CIGNA
Corporation, 1600 Arch Street – H04, P. O. Box 7716, Philadelphia, Pennsylvania 19192, in writing, thirty (30) days in advance of the effective date of any reduction, termination or cancellation of this policy.” 
 Workers’ Compensation 
 Landlord shall carry
appropriate workers’ compensation and employers’ liability insurance on those of its employees who may at any time enter the Premises and agrees to indemnify and hold harmless Tenant from and against any and all expenses connected with
claims made by Landlord’s employees for injuries incurred at the Premises. Landlord shall indemnify and hold Tenant harmless from and against claims resulting from injuries incurred by employees of contractor(s) hired by Landlord, unless such
injuries arise solely from Tenant’s negligence. 
 Waiver of Subrogation 
 Landlord shall obtain insurance for the Building of which the Premises are a part, and Tenant shall insure or self-insure the contents and fixtures in the Premises, against fire and other
casualties customarily insurable. Landlord and Tenant, for themselves and their respective insurers, agree to and do hereby release each other of and from any and all claims, demands, actions and causes of action that each may have or claim to have
against the other for loss or damage to property, both real and personal, caused by or resulting from casualties customarily insurable, notwithstanding that any such loss or damage may be due to or result from the negligence of either of the parties
hereto or their respective employees or agents. 
 Self Insurance 
 Tenant reserves the right to self-insure and/or insure with a “blanket” policy of insurance the liabilities and casualties specified in this Lease. 

 Indemnification 
 Except as provided in the preceding sections entitled “Workers’ Compensation” and “Waiver of Subrogation,” each party agrees to exonerate, hold harmless, protect and indemnify the other party
from and against any and all losses, damages, claims, suits or actions, judgments and costs (including reasonable attorneys’ fees), which may arise or grow out of injury or death of persons or damage to property, arising out of and attributable
to the negligence or willful acts or omissions of the indemnifying party, its employees, agents, or contractors. 
 Assignment and Subletting

 Landlord will not unreasonably withhold or delay its consent to the assignment of this Lease or the subletting of all or part of the
Premises. 
 Landlord will not unreasonably withhold its consent to a change of the use of the Premises by the assignee or subtenant,
provided such use shall be for a lawful purpose consistent with the character of the Building. 
 Tenant may without Landlord approval assign
its interest under this Lease to permit the use of the Premises by, or sublet all or any part of the Premises to any subsidiary, affiliate, parent or successor of Tenant, or any person, firm, corporation or other entity which acquires all or
substantially all of Tenant’s assets, whether by way of merger, sale of assets, corporate reorganization, etc. 
 An
“affiliate” shall mean any corporation which, directly or indirectly, controls or is controlled by or is under common control with Tenant. For this purpose, “control” shall mean the possession, directly or indirectly, of the
power to direct or cause the direction of the management and policies of such corporation, whether through the ownership of voting securities or by contract or otherwise. 
 A “subsidiary” shall mean any corporation not less than fifty percent (50%) of whose outstanding stock shall, at the time, be owned directly or indirectly by Tenant or Tenant’s parent corporation.

 Landlord will cooperate with Tenant to assist in securing a new tenant should Tenant’s circumstances so change that Tenant decides it
no longer requires the use of the Premises or any part thereof. 

 Estoppel Certificates 
 At no cost or expense to Tenant, and from time to time, Landlord agrees that within ten (10) business days after receipt of a written request therefor and upon such form as Tenant provides (hereinafter referred
to as “Landlord’s Estoppel Certificate”), Landlord will certify to Tenant or any person designated by Tenant (“Tenant’s Designee”) that: 
  

	1.	 this Lease is in full force and effect; 

  

	2.	 there are no existing uncured defaults hereunder; 

  

	3.	 this Lease is unmodified; 

  

	4.	 the date to which rent and additional rent (if any) have been paid; 

  

	5.	 the amount held by Landlord as a security deposit (if any); and 

  

	6.	 any deviations from any of the preceding declarations. 

 Tenant and Tenant’s Designee shall be absolutely entitled to rely upon the declarations contained in Landlord’s Estoppel Certificate. 
 OSHA/Tight Building Syndrome 
 Landlord represents and warrants that the Premises and the Building
comply with the applicable safety and health standards in effect pursuant to the Federal Occupational Safety and Health Act, as amended, Environmental Protection Act (including U. S. Environmental Protection Agency—Official Pesticides and Toxic
Substances Guidance for Controlling Asbestos-Containing Materials in Buildings, EPA 560/5-85-024 (June, 1985), as revised from time to time) and any applicable state or local safety and health laws. Landlord covenants to maintain the Premises and
the Building in such a manner as to assure continued compliance with such laws and standards and agrees to promptly make such repairs or renovations as may be necessary to meet any new or modified requirement. Landlord agrees to pay, hold harmless,
and indemnify Tenant from and against any and all losses, damages, claims, suits, actions, judgments, and costs (including reasonable attorneys’ fees) which may arise or grow out of injury or death of persons or damage to property attributable
to the presence in the Building or Premises (or the land on which the Building is situated) of any hazardous or toxic substance. 

 Landlord represents and warrants that the Premises and the Building are serviced with sufficient air
handling capacity so as to provide adequate ventilation and fresh air to the Building and to the Premises, the parties recognizing that certain Buildings are affected by “tight building syndrome” where the air handling equipment does not
provide sufficient fresh air to the occupants, resulting in complaints of nausea, headache, eyestrain and other ailments. In the event that Tenant receives complaints of such ailments from its employees, and documents these complaints as being
related to the quality of air supplied to the Premises, Landlord shall rectify the problem. 
 Access by Handicapped Persons 
 Landlord represents and warrants that the Premises and the Building comply with all applicable laws and regulations dealing with access by handicapped
persons. To the extent that the Premises are not fully accessible to any handicapped employee or invitee of Tenant, Landlord shall take all reasonable steps to modify the Building and/or the Premises so as to offer full accessibility. If required
modifications are in excess of standards imposed by applicable law and regulations, and Landlord is thus unwilling to proceed, then Tenant, at its sole expense, may make such modifications to the Building and/or the Premises as it deems necessary or
desirable to permit access by any such employee or invitee. 
 Energy 
 In the event any governmental agency, subdivision, entity or organization, whether national, state or local, shall pass any statute, ordinance, rule, regulation, resolution or recommendation for the conservation of
energy or energy sources that will in any way affect or curtail Landlord’s ability to perform any of its obligations under this Lease: 
  

	1.	 Landlord shall immediately notify Tenant thereof; 

  

	2.	 Landlord shall allocate to Tenant the maximum amount of the affected or curtailed energy or energy source permitted under the most permissive interpretation of
any applicable statute, ordinance, rule, regulation or resolution, and Landlord shall permit Tenant to supplement or replace the affected or curtailed energy or energy source; and, 

	3.	 Landlord shall not curtail the performance of any of its obligations under this Lease in response to any non-mandatory statement or action of any governmental
agency, whether national, state or local, without Tenant’s written consent to such curtailment. 

 Parking 
 In consideration of the rental reserved hereunder, and at no cost or expense to Tenant, Landlord shall provide Tenant with four
(4) parking spaces per 1,000 rentable square feet of the Premises for the use of its employees and/or invitees. 
 Attorneys’ Fees 

 If arbitration or other legal action is instituted hereunder, the prevailing party in such action shall be entitled to recover from the
other party reasonable attorneys’ fees and costs. 
 Landlord’s Rights Upon Tenant’s Default 
 Tenant shall not be in default hereunder unless and until Landlord gives written notice thereof to Tenant and Tenant fails to cure said default within:

  

	1.	 ten (10) days if said default consists of the non-payment of rent; or 

  

	2.	 thirty (30) days if said default relates to something other than the payment of rent; provided, however, in the event a default reasonably takes in excess
of thirty (30) days to cure, Tenant shall not be in default if Tenant commences to cure said default within said thirty (30) day period and proceeds diligently thereafter to complete the same. 

 In the event this Lease provides for Tenant paying late charges and/or interest on past due installments of Rent and/or Additional Rent, the same shall
not commence to accrue until the expiration of the grace period after Tenant has received notice as aforesaid. 

 Mitigation of Damages 
 Irrespective of any remedies expressly provided for in this Lease, or otherwise available at law or in equity, each party covenants to exercise good faith and use its best efforts to mitigate damages which may occur
as a result of the other party’s default. 
 Arbitration 
 All disputes and other matters in question between Landlord and Tenant shall be decided by arbitration in accordance with the applicable rules of the American Arbitration Association. The foregoing agreement to
arbitrate shall be enforceable under the prevailing arbitration law. The award rendered by the arbitrators shall be final, and judgment may be entered upon it in accordance with applicable law in any court having jurisdiction thereof. Arbitration
shall be the exclusive method of resolving disputes and other matters in question between Landlord and Tenant, unless the parties shall otherwise agree in writing. 
 IN WITNESS WHEREOF, the parties hereto have executed this Rider as of the day and year first above written. 
  

									
		 		 	 PARK LANE ASSOCIATES L.P.
 A PA Limited Partnership
	 	
		 		 	 BY:
	 	 Parklane Properties, Inc.
	 	 Landlord

	 WITNESS
	 		 		 	 General Partner
	 	
	 

	 		 	 By:
	 	 /s/ Charles H. Bracken
	 	   (Seal)

		 		 		 	 Charles H. Bracken
	 	
		 		 		 	 Assistant Secretary & Assistant Treasurer
	 	
	 WITNESS
	 		 		 		 	
			
		 		 	 INTERNATIONAL REHABILITATION ASSOCIATES,

		 		 	 INC.
	 	 Tenant

	 

	 		 	 By:
	 	 /s/ Kathryn A. Leisner
	 	 (Seal)

 FIRST LEASE AMENDMENT 
 AGREEMENT made as of this 21 day of May 1991 between PARK LANE ASSOCIATES L.P. (hereinafter called Lessor) and INTERNATIONAL REHABILITATION ASSOCIATES, INC. (hereinafter called
Lessee). 
 WITNESSETH 
 WHEREAS, Lessor and Lessee entered into a written agreement of lease dated September 21, 1990, whereby Lessor leases to Lessee approximately 45,000 rentable square feet of office space on the first, second and third floors of the
building known as 3000 Park Lane. 
 WHEREAS, it is the desire of the parties to further amend said lease; it is mutually
agreed as follows: 
  

	1.	 It is hereby stipulated and agreed that the term of said lease commenced on January 14, 1991 and will end on January 13, 1997, unless sooner terminated
as provided in the above mentioned lease. 

  

	2.	 Effective January 14, 1991, Lessee’s total Premises in 3000 Park Lane was calculated to be 45,661 rentable square feet. 

 

	3.	 Effective January 14, 1991, Lessee’s Base Annual Rent will increase by $12,393.75 to $856,143.75 per annum, payable in equal monthly installments of
$71,345.31. 

  

	4.	 Effective January 14, 1991, Lessee’s proportionate share for purposes of calculating escalation under Paragraph 4 of the lease, shall increase from
41.93% to 42.54%. Escalation will continue to be calculated in accordance with Paragraph 4 of the original lease. 

  

	5.	 In accordance with the terms of the above mentioned lease, Lessee is to receive ten (10) months of rent abatement. Subject to the commencement date stated
in paragraph 1 above, Lessee will not be required to pay rent for the period January 14, 1991 to November 13, 1991. 

 -2- 
  

	6.	 Except as herein modified, said Lease, as amended, shall remain in full force and effect. 

  

							
	 WITNESS:
	 		 	 PARK LANE ASSOCIATES L.P.
 A PA Limited Partnership

				
		 		 	 By:
	 	 Park Lane Properties, Inc.

		 		 	 General Partner

				
	 

	 		 	 By:
	 	 /s/ Coleman J. Benedict

		 		 		 	 Coleman J. Benedict

		 		 		 	 Vice President

			
	 ATTEST:
	 		 	 INTERNATIONAL REHABILITATION
 ASSOCIATES, INC.
 A Delaware Corporation

			
	 /s/ Carol Skinner
	 		 	
		 		 	 By:
	 	 /s/ Kathryn A. Leisner

		 		 		 	 Kathryn A. Leisner

		 		 		 	 Assistant Corporate Secretary

 SECOND AMENDMENT TO LEASE 
 AGREEMENT made as of this 5 day of February, 1997 between PARKLANE ASSOCIATES, L P., (hereinafter called “Landlord”) and INTERNATIONAL REHABILITATION ASSOCIATES, INC (hereinafter called
“Tenant”). 
 W I T N E S S E T H : 
 WHEREAS, Landlord and Tenant entered into a written Agreement of Lease dated September 21, 1990, as amended on May 21, 1991, whereby Landlord leases to Tenant 45,661 rentable square feet of office space on the first (1st), second
(2nd) and third (3rd) floors of the building known as 3000 Park Lane; and 
 WHEREAS, it is the desire of the parties to further amend said
Lease; it is mutually agreed as follows: 
  

	1.	 Tenant will extend the term of this Lease for a five (5) year period, commencing January 14, 1997 and terminating January 31, 2002.

  

	2.	 Effective January 14, 1997, Tenant’s Base Annual Rental will be $936,050.50, payable in monthly installments of $78,004.21. 

  

	3.	 Effective January 14, 1997, Landlord agrees to abate the first three (3) months of Annual Base Rent due under this Lease Extension, commencing January 14,
1997 and ending April 13, 1997. 

  

	4.	 Effective January 14, 1997, Tenant’s Excess Tax Base and Excess Expense Base, as stated in the Basic Lease Information of the Lease, shall become a 1997 Base
Year in each instance. 

  

	5.	 Landlord will provide Tenant with a Tenant Improvement Allowance of $10.00 per rentable square foot which, for the purposes of this lease extension, equates to
$456,610.00. Tenant shall receive such improvement allowance upon full completion of such work. Any unused allowance may be used by Tenant at Tenant’s sole discretion to either; (1) to offset other tenant costs of this project, including
but not limited to architectural and design costs, voice and data cabling, security system, signage and moving; or (2) taken as Additional Rent Abatement. Landlord will assess no supervisory fee incident Tenant’s construction of Initial
Tenant Improvement Work. 

  

	6.	 Provided Tenant is not in default of this Lease, Tenant, during the Term of this Lease Extension and any renewal thereof, shall have the Right of First Offer to lease any
and all space which becomes available on the fifth floor (Additional Space), along with a Right of Second Offer to lease any and all space which becomes available on the first and fourth floors (Additional Space). Landlord will notify Tenant in
writing, of Additional Space that becomes available or is no longer encumbered by other rights, and Tenant will notify Landlord within ten (10) business days thereafter if Tenant elects to exercise its right to lease such space. The leasing of
such Additional Space shall be subject to the same terms and conditions as are contained herein, except that Annual Base Rental shall be at 95% of the fair market rate at the time Tenant gives notice of its intent to 

	 	 
lease such space but in no event less than the Annual Base Rental plus additional rent in effect at the time of exercise of Right of First and/or Second Offer as the
case may be. The term “market rate”, as used herein, shall mean the fair market rental rate then being charged for like space similarly situated in first class office buildings reasonably proximate to the Building in the same city and/or
geographical area, taking into consideration the applicable base years for purposes of determining Additional Rent, Tenant’s credit worthiness, that a broker may or may not be involved, the value of rent concessions, buildout allowances and
that Landlord may or may not lose rent because of any marketing or construction time. 

  

	7.	 Tenant may extend the Lease Term for one additional period of five (5) years, such extended term for all or part of the Premises, provided such partial area leaves
Landlord with a readily leasable area and Tenant extends the term for no less than 10,000 rentable square feet, to be subject to the same terms and conditions as are herein contained, except that the Annual Base Rental shall be ninety-five percent
(95%) of the market rate in effect at the time the renewal option is exercised, and Tenant shall give Landlord prior written notice if it intends to exercise this option, which notice must be given six (6) months prior to the termination
date. The term “market rate”, as used herein, shall mean the fair market rental rate then being charged for like space similarly situated in first class office buildings reasonably proximate to the Building in the same city and/or
geographical area, taking into consideration the applicable base years for purposes of determining Additional Rent, Tenant’s credit worthiness, that a broker may or may not be involved, the value of rent concessions, buildout allowances and
that Landlord may or may not lose rent because of any marketing or construction time. 

  

	8.	 Subject to Landlord’s approval and Tenant acquiring the proper governmental and Regional Industrial Development Corporation (RIDC) approvals, Tenant shall have the
right, during Tenant’s Lease Term, to locate and install a satellite dish, microwave antenna on the roof of the Building. Tenant shall have unrestricted access to the roof equipment rooms, telephone rooms and other areas in which Tenant’s
equipment may be placed. Landlord agrees not to charge Tenant rent for Tenant’s use of the roof. Tenant shall be responsible for all costs associated with the construction and attachment of the equipment and all utility consumption for such
equipment. Upon termination of this Lease, Tenant shall be responsible for all costs associated with the removal of all Tenant’s equipment associated with Tenant’s use of the Building’s Roof, as well as the repair of any damage caused
to the Building by Tenant’s installation and removal of such equipment. 

  

	9.	 Landlord and Tenant each represent and warrant to the other that there were no real estate agents or brokers involved with the introduction of the parties of in the
negotiation and execution of this Lease Extension other than Grubb & Ellis Company and The Gustine Company. Landlord and Tenant shall hold each other harmless from any and all claims for commissions, fees or compensation for this lease
transaction by any party claiming to have acted as agent, representative or broker for any of the parties to this Lease Extension other than Grubb & Ellis Company and The Gustine Company. 

  

	10.	 With respect to Paragraph 25 of the Lease, Landlord acknowledges that Tenant’s headquarters have moved from Berwyn, PA to Two Liberty Place, 1601 Chestnut Street,
Philadelphia, PA 19192. 

  

 2 

	11.	 Landlord agrees to change the interest rate in Paragraph 4.1h viii from 15% to the Prime Interest Rate as published by PNC Bank from time to time or such successor bank
plus two (2%) percent. 

  

	12.	 Tenant shall be permitted to place a monument sign in a mutually agreed upon area near an entrance to the Building. All costs associated with such signage are to be borne
by Tenant. In addition, Tenant will be responsible for obtaining all necessary governmental and RIDC approvals and will submit to Landlord, for Landlord’s approval, detailed specifications for such monument signage.

  

	13.	 The following shall be added to Paragraph 7 of the Lease. 

 At no additional cost or expense to Tenant, other than those outlined in Paragraph 4 of the Lease “Additional Rent for Excess Operating Expenses and Taxes”, Tenant and its invitees and employees, shall have the right,
in common with other tenants of the Building and their invitees and employees, to use all stairways, elevators, halls, toilets and sanitary facilities, and all other general common facilities contained in the Building, and all sidewalks, delivery
areas, parking facilities and other appurtenances to the Building. 
  

	14.	 The Premises shall be used for general office purposes only. 

  

	15.	 The following shall be added to the Utilities and Services Section of the Rider to Lease dated September 21, 1990: 

  

	 	a.	 Landlord shall provide hot and cold water, sanitary and toilet facilities and supplies for use by Tenant, their employees and invitees. 

  

	 	b.	 Landlord shall provide pest control and extermination service to a level consistent with .that found in other first class buildings in the area.

  

	 	c.	 Landlord shall furnish and provide the Premises with electric current for building standard; lighting, normal office use, heating, air conditioning and office machines
(such as duplicating, word processing and desktop computer terminals). 

  

	 	d.	 Provide sufficient elevator service for access to the Premises. (At least one (1) elevator shall operating during non-business hours, affording access to the
Premises.) 

  

	16.	 Tenant shall have the duty to deliver the Premises, at the end of the Lease Term or any applicable renewal period, in substantially the same condition as when Tenant first
occupied the Premises to conduct business. Notwithstanding, Tenant is not responsible for reasonable wear and tear, necessary improvements of a structural nature affecting Building systems, any non-structural improvements that are reasonably
necessary for Tenant to use the Premises as permitted by Lease, the original Tenant leasehold improvement work and subsequent additions and improvements made hereunder. 

  

 3 

 This duty shall not be breached until thirty (30) days after the end of the applicable Lease
Term. Notwithstanding the above, said thirty-day time frame shall not apply where Tenant is actively repairing or restoring the Premises in a diligent manner. Tenant shill not be obligated to repair or restore the Premises from damage resulting from
any-fire or other casualty fosses which is not a result of Tenant’s negligence or misconduct. 
  

	17.	 Landlord represents and warrants that the Building complies with all applicable laws and regulations dealing with access by individuals with disabilities. To the extent
that the Building is not accessible to any disabled employee or invitee of Tenant, Landlord shall take all reasonable steps to modify the Building and to offer accessibility. If required modifications are in excess of standards imposed by applicable
law and regulations, and Landlord is thus unwilling to proceed, then Tenant, at its sole expense, may, upon Landlord’s approval, make such modifications to the Building as it deems necessary or desirable to permit access by any such employee or
invitee. Landlord agrees to indemnify and hold Tenant harmless from and against any and all losses, damages, claims, suits, actions, judgments and costs (including reasonable attorneys’ fees) which may arise or grow out of any claimed failure
of the Building to comply with such laws and regulations. 

 Tenant represents and warrants that the Premises
complies with all applicable laws and regulations dealing with access by individuals with disabilities. To the extent that the Premises is not accessible to any disabled employee or invitee of Tenant, Tenant shall take all reasonable steps to modify
the Premises and to offer accessibility. If required modifications are in excess of standards imposed by applicable law and regulations, and Tenant is thus unwilling to proceed, then Landlord, at its sole expense, may, but shall not be required to,
make such modifications to the Premises as it deems necessary or desirable to permit access by any such employee or invitee. Tenant agrees to indemnify and hold Landlord harmless from and against any and all losses, damages, claims, suits, actions,
judgments and costs (including reasonable attorneys’ fees) which may arise or grow out of any claimed failure of the Premises to comply with such laws and regulations. 
 The Lease Agreement, as amended by this Amendment, and the Exhibits thereto, contains the entire agreement between the parties hereto and there are no agreements, warranties or representations which are
not set forth therein or herein. This Amendment may not be modified or amended except by an instrument in writing duly signed by or on behalf of the parties hereto. 
 This Amendment may be executed simultaneously in any number of counterparts, each of which shall be deemed an original but all of which together shall constitute one and the same instrument. 
  

 4 

 Executed the date first above written. 
  

							
	 WITNESS:
	 		 	 PARKLANE ASSOCIATES, L.P.
 a
PA Limited Partnership

				
		 		 	 By:
	 	 WCB TWELVE, INC.

		 		 		 	 a Delaware Corporation

		 		 		 	 General Partner

				
	 

	 		 	 By:
	 	 

		 		 		 	     John F. Markey

				
		 		 	 Its:
	 	     Senior Vice President - East

			
	 ATTEST:
	 		 	 INTERNATIONAL REHABILITATION
 ASSOCIATES, INC.

				
	 

	 		 	 By:
	 	 

		 		 	 Its:
	 	  

  

 5 

 THIRD AMENDMENT TO LEASE 
 Third Amendment to Lease dated the 19th day of November 2001, between 3000 Park Lane
Associates (“Landlord”) and International Rehabilitation Associates, Inc., (“Tenant”) 
 WITNESSETH: 
 WHEREAS, Parklane Associates, L.P. (Landlord’s predecessor in interest) and Tenant entered into a Lease dated September 21, 1990 as amended May 21, 1991 and February 5, 1997, (the “Lease”) for certain
premises on the first, second and third floors of 3000 Park Lane, Pittsburgh, PA (the “Building”), containing 45,661 rentable square feet, all as more particularly described in the Lease (the “Premises”), and 
 WHEREAS, Landlord succeeded to all of the interest of Parklane Associates, L.P., and 
 WHEREAS, Tenant sublet an additional 23,449 rentable square feet from Equitrans, L.P. (“Equitrans”) by sublease dated August 10, 2000, as consented to by Landlord by Consent to Sublease, dated August 10, 2000, ( the “Sublease”), which
premises are more particularly described in the Sublease ( the “Sublease Premises”) and 
 WHEREAS, Tenant is desirous of leasing additional space in the Building and of extending the term of its tenancy and becoming a
direct tenant in regard to the sublet space occupied by Tenant in the Building and Landlord is agreeable to same; 
 NOW
THEREFORE, in consideration of the mutual benefits passing between the parties and for other good and valuable consideration, the receipt and sufficiency of which are hereby mutually acknowledged, the parties hereto agree as follows: 

1. Existing Premises: Tenant acknowledges that it currently occupies, in accordance with the terms of the Lease the following:
45,661 rentable square feet on the first, second (2nd) and third (3rd) floors of the Building (of which Tenant will be surrendering to Landlord 3,441 rentable square feet on the first floor) and a sublet area of 23,449 rentable square feet on the fifth (5th) floor of the Building (the “Existing Premises”). 
 Tenant acknowledges that it has entered into a Termination Agreement of its Sublease with Equitrans which Sublease shall cease as of November 19, 2001 and that the terms of the Lease as
amended herein shall apply to the Sublease Premises. Tenant further acknowledges that this Third Amendment to Lease is contingent upon the full execution of a mutually acceptable Termination Agreement between Landlord and Equitrans and
Equitrans’ delivery of the Sublease Premises on November 19, 2001. In the event that the aforesaid Termination Agreement is not simultaneously executed with this Third Amendment to Lease, this Third Amendment to Lease shall be void and of
no force or effect. 

 2. Additional Premises: In addition to the Existing Premises Tenant will lease the
spaces as listed below: 
  

							
	 Pagenet Suite
	  	 First Floor
	  	 8,818 rentable square feet
	  	
	 Pagenet Suite
	  	 First Floor
	  	 2,092 rentable square feet
	  	
	 Equitrans Suite
	  	 First Floor
	  	 3,325 rentable square feet
	  	
	 Equitrans Suite
	  	 Fourth Floor
	  	 6,551 rentable square feet
	  	
	 Grubb & Ellis Suite
	  	 Fourth Floor
	  	 1,029 rentable square feet
	  	
	 Alcoa Suite
	  	 Fourth Floor
	  	 9,707 rentable square feet
	  	

 Landlord and Tenant acknowledge that the Pagenet Suites are vacant and not subject
to any outstanding lease. The availability of the Equitrans Suites and the Grubb & Ellis Suite are contingent upon Landlord effecting a termination of the existing tenancies in those spaces: The Alcoa Suite (the “Alcoa Space”) is currently subject to an outstanding lease with a termination date of September 30, 2002. The Alcoa Space shall be available to
Tenant on October 1, 2002. If Tenant by written notice requests that it be provided the Alcoa Space at an earlier date, Landlord shall endeavor to effect an earlier termination of the lease for the Alcoa Space. Should the Alcoa Space be
delivered to Tenant at a date earlier than October 1, 2002, Landlord and Tenant shall promptly enter into a lease amendment reflecting the modification of the terms hereof as a result of such earlier date. 
 The foregoing premises shall be severally and collectively referred to as the “Additional Premises”. 
 The “Commencement Date” for the Additional Premises, excluding the Alcoa Space, shall be February 1, 2002. 
 The “Alcoa Commencement Date” for the Alcoa Space shall be October 1, 2002. 
 The “Commencement Date” for the Existing Premises shall be February 1, 2002. 
 As otherwise utilized in this Third Amendment to Lease the term “Commencement Date” shall mean February 1, 2002.

 The “Expiration Date” of the Extended Term (as hereafter defined) for the Premises (including the Additional
Premises) shall be January 31, 2009. 
 The Existing Premises together with the Additional Premises (as same are
delivered) shall constitute the “Premises” as set forth in the Lease during the “Extended Term” (as such term is hereafter
defined) The Premises shall consist of, excluding the Alcoa Space, 86,455 rentable square feet. When all the Additional Premises have been delivered the Premises shall consist of 97,191 rentable square feet. 
 3. Extended Term: The term of the Lease for the Premises is hereby extended for a period of seven (7) years, commencing on
the Commencement Date for the Existing Premises and the Additional Premises, except for the Alcoa Space, and expiring on the Expiration Date, unless sooner terminated in accordance with the terms of the Lease (the “Extended Term”).

 The “Rent Commencement Date” for the Premises, excluding the Alcoa Space,
during the Extended Term shall be February 1, 2002. The Rent Commencement Date for the Alcoa Space during the Extended Term shall be October 1, 2002. 
 4. Extended Term Base Rent: During the Extended Term the Base Rent for the Premises, excluding the Alcoa Space shall be: 
 Base Rent Per Rentable 
  

							
	            Period	  	Square Foot	  	Annual	  	Monthly
	 February 1, 2002-September 30, 2002
	  	$20.00	  	$1,749,680.00	  	$145,806.67

 During the Extended Term the Base Rent for the Premises once the Alcoa Space has been delivered
shall be: 
 Base Rent Per Rentable 
  

							
	            Period	  	Square Foot	  	Annual	  	Monthly
	 October 1, 2002-January 31, 2009
	  	$20.00	  	$1,943,820.00	  	$161,985.00

 5. During the Extended Term, the Basic Lease Information of the Lease is amended
as follows: 
 a) For the period of February 1, 2002 until September 30, 2002: 
 Tenant’s Share of Excess Expenses (subject to Lease provisions) 83.0689% 
 Tenant’s Share of Excess Taxes (subject to Lease provisions) 83.0689% 
 Excess Taxes Base: Calendar Year 2002 Real Estate Taxes (as defined in the Lease) 
 Excess Expenses Base: Calendar year 2002 Expenses (as defined in the Lease) 
 b) For the period from October 1, 2002 until the Expiration Date: 
 Tenant’s Share of Excess
Expenses (subject to lease provisions) 92.2860 % 
 Tenant’s Share of Excess Taxes (subject to Lease Provisions)
92.2860 % 
 Excess Taxes Base: Calendar Year 2002 Real Estate Taxes (as defined in the Lease) 
 Excess Expenses Base: Calendar Year 2002 Expenses (as defined in the Lease) 
 6. Tenant’s Work: 
 Section 1.01. Subject to the provisions of Section 1.04, below, Tenant shall construct tenant improvements in the Premises (“Tenant’s Work”). Tenant’s Work shall be subject to the prior
written approval of Landlord, which will not be unreasonably withheld, delayed or conditioned (except with respect to matters affecting the structure or the mechanical systems serving the Building, as to which Landlord may withhold approval in its
sole discretion). Tenant will deliver to Landlord plans and specifications for Tenant’s Work prepared by professional consultants retained by Tenant and reasonably acceptable to Landlord (“Tenant Plans”). Landlord will review and
either approve or disapprove such plans (and any revisions thereto) within three (3) business days of Landlord’s receipt of same;
provided, however, that in the event that Landlord does not either approve or disapprove such Tenant Plans (or revisions thereto) within such time period, then Tenant shall notify Landlord that unless Tenant receives Landlord’s approval or
disapproval within two (2) business days after receipt of such notice from Tenant, such Tenant Plans (or revisions thereto), shall be deemed approved. For purposes of this Section 1.01 notice shall be provided by facsimilie and by
overnight delivery. Tenant’s Work shall be performed in compliance with the Tenant Plans and all applicable laws, codes and regulations. 

 Section 1.02. Landlord’s approval of the Tenant Plans shall not constitute
assumption of responsibility for the accuracy, sufficiency or propriety thereof, nor shall such approval constitute a representation or warranty that the Tenant Plans comply with applicable laws. Tenant shall obtain all permits and other
governmental approvals required for the construction of Tenant’s Work. Landlord will reasonably cooperate with Tenant (at no cost or expense to Landlord) in connection with Tenant’s obtaining governmental permits and approvals for the
construction of the Tenant Work as reasonably requested by Tenant. 
 Section 1.03. Prior to commencing Tenant’s Work, Tenant shall provide to Landlord the name and address of the general contractor that Tenant intends to employ to perform Tenant’s
Work, and the general contractor shall be subject to Landlord’s prior written consent, which consent shall not be unreasonably withheld, delayed or conditioned. 
 Section 1.04. (i) As an inducement to Tenant, Landlord shall provide Tenant with a building allowance (the “Tenant Improvement Allowance”) in the amount of One Million Four
Hundred Fifty Seven Thousand Eight Hundred Sixty Dollars ($1,457,865.00), calculated on the basis of Fifteen and No/100ths Dollars ($15.00) multiplied by the number of rentable square feet in the Premises as set forth in this Amendment. 

Landlord shall disburse the Tenant Improvement Allowance to Tenant, in compliance with the requirements set forth in this
Section 1.04, as follows: 
  

	 	a)	 One Million Three Hundred Sixty Thousand Six Hundred Seventy Four Dollars ($1,360,674.00) based on Fourteen ($14.00) Dollars per rentable square foot to be paid
commencing upon the Rent Commencement Date, subject to the conditions stated below; and 

  

	 	b)	 the balance of the Tenant Improvement Allowance, or Ninety Seven Thousand One Hundred Ninety One and no/100s Dollars ($97,191.00) to be paid in annual payments
on the anniversary of the Rent Commencement Date in the amount of Twenty Five Thousand and no/100s Dollars ($25,000.00), until the balance of the Tenant Improvement Allowance is paid, approximately a four (4) year period.

 (ii) The portion of the Tenant Improvement Allowance to be paid pursuant to subsection (a) above
shall be disbursed by Landlord to Tenant as reimbursement of the costs incurred in the construction of Tenant’s Work ( or to Tenant’s general contractor upon receipt of Tenant’s written notice of the work order and confirmation that
such work has been performed to Tenant’s satisfaction) in accordance with the Tenant Plans, monthly as construction progresses, upon receipt by Landlord of invoices, receipts and other evidence in form and substance reasonably satisfactory to
Landlord in support of the performance of Tenant’s Work, together with appropriate lien releases (collectively, the “Progress Documents”) within thirty (30) days following Landlord’s receipt of the applicable Progress
Documents. 
 (iii) The portion of the Tenant Improvement Allowance to be paid pursuant to subsection (b) above shall be
paid in annual amounts as set forth in such subsection and in accordance with subsection (ii) above. Any amount of the annual payment of $25,000.00, which is not utilized, shall carry over to the next anniversary date but no such amount shall
survive the expiration or earlier termination of the Extended Term. In the event that the Lease is terminated early the payment of any remaining portion of the Tenant Improvement Allowance shall be prorated. However in the event that the Lease is
terminated early due to a default of Tenant, Tenant shall not be entitled to any remaining payments of the Tenant Improvement 

 
Allowance. Any portion of the annual payment amount that is not utilized by Tenant for the construction of improvements in the Premises may be utilized by
Tenant to offset other direct construction costs incurred by Tenant in regard to Tenant’s Work, such as architectural, design costs, voice and data cabling, security system, signage and moving costs. 
 All provisions of the Lease and Lease Amendments, other than this Third Amendment to Lease, concerning the payment of any Tenant
Improvement Allowances are hereby deleted and of no further force or effect. 
 Section 1.05. Tenant will give Landlord
prior written notice of any significant changes in the Tenant Plans made during the course of the work (and such other documentation in connection therewith as Landlord may reasonably request) and upon completion of Tenant’s Work, Tenant shall
supply Landlord with “as-built” drawings accurately reflecting all such changes and the Tenant Work. Changes in the Tenant Plans need not be submitted to Landlord for approval so long as such changes substantially conform to the initially
approved Tenant Plans and do not affect the structure or the mechanical systems of the Building. Landlord agrees to cooperate with Tenant in making the Premises reasonably accessible to Tenant’s architects, engineers, contractors and agents.

 Section 1.06. Tenant acknowledges and agrees that it accepts the Premises (including but not limited to the
Additional Premises) in its “as is” condition. Landlord represents, that to its reasonable knowledge, there are no violations existing in regard to the Additional Premises. Tenant shall, at Tenant’s sole expense, (a) comply with
all laws, orders, ordinances, and regulations of federal, state, county and municipal authorities having jurisdiction over the Premises, including, without limitation, OSHA, IRCA and ADA as the same may be applicable to Tenant’s occupancy or
use of the Premises, (b) comply with any direction, order or citation made pursuant to law by any public officer requiring abatement of any nuisance or which imposes upon Landlord or Tenant any duty or obligation arising from Tenant’s
occupancy or use of the Premises or from conditions which have been created by or at the request or insistence of Tenant, or required by reason of a breach of any of Tenant’s obligations hereunder or by or through other fault of Tenant,
(c) comply with all insurance requirements applicable to the Premises and (d) indemnify and hold Landlord harmless from any loss, cost, claim or expense which Landlord incurs or suffers by reason of Tenant’s failure to comply with its
obligations under clauses (a), (b) or (c) above. If Tenant receives notice of any such direction, order, citation or of any violation of any law, order, ordinance, regulation or any insurance requirement, Tenant shall promptly notify
Landlord in writing of such alleged violation and furnish Landlord with a copy of such notice. Tenant shall not do or permit anything to be done on or about the Premises which will in any way obstruct or interfere with the rights of other tenants or
guests of the Building, or injure or annoy them, or use or allow the Premises to be used in any way which, in Landlord’s judgment, would constitute an improper, immoral, unlawful or objectionable purpose, nor shall Tenant cause, maintain or
suffer to be committed any waste in or upon the Premises. Tenant has determined, of its own independent investigation, that the Premises may be utilized by Tenant for the use indicated in the Lease and that the Premises are in accordance with all
applicable laws, orders and regulations of any governmental or regulatory agency. 
 Tenant acknowledges that design plans
for the Premises will not violate any floor load requirements. 
 Section 1.07 Tenant acknowledges that it is
supervising its own construction work and that the work is subject to Tenant’s Plans as approved by Landlord. Tenant shall ensure that the 

 
work performed by Tenant is in strict compliance with Tenant’s Plans. In the event that Landlord must utilize independent consultants or experts to
review Tenant’s Plans the cost of such independent consultants shall be charged against the Tenant Improvement Allowance, such cost not to exceed Five Thousand Dollars ($5,000.00). 
 7. Section 6 of the Second Amendment to Lease and the Rider to Lease Section “Right of Second Offer” are hereby deleted in their entirety and the following substituted therefore: 
 “Section 6: Right of First Offer: 
 Provided Tenant is not in default of this Lease beyond any applicable cure period and subject to the rights of other existing tenants, if any, Tenant shall have the right during the Term of this Lease, as extended, to
lease the following space as it becomes available in the Building subject to the following (the “Expansion Space”): 
 a) Landlord and Tenant acknowledge that the Expansion Space consists of two spaces currently occupied by existing tenants, specifically Eli Lilly in 3,114 rentable square feet on the fourth (4th) floor (the “Lilly Lease”) and WCB Properties containing 1,570 rentable square feet on the fourth (4th) floor (the “WCB Lease”). The Lilly Lease is scheduled to expire
on March 21, 2004 and the WCB Properties Lease is to expire on December 31, 2002, subject to a one year option to extend the expiration date to December 31, 2003. 
 b) Tenant must provide notice (as set forth in the Lease) to Landlord of its exercise to expand into the available space at least six
(6) months prior to the expiration of the term of each lease’s respective expiration date. 
 c) The Base Rent and
Additional Rent shall be the same as the Rent then in effect for the Premises under the Lease, as amended. 
 d) Landlord
shall provide to Tenant a Tenant Improvement Allowance, based on Fifteen Dollars ($15.00) per rentable square foot, subject to the terms as set forth in this Amendment in an amount equal to the pro rated Tenant Improvement Allowance set forth herein
amortized over the balance of the remaining term of the Lease, excluding the Renewal Option periods, to be disbursed to Tenant in the same manner as set forth in Section 1.04 (ii) of this Third Amendment to Lease.” 
 8. Section 7 of the Second Amendment to Lease is deleted in its entirety and the following substituted therefor: 

“Section 7.01 Option to Renew: 
 Tenant shall have the option, provided it is not in default at the time of exercise or at the time of commencement, beyond any applicable cure period, to extend the term of this Lease for two
additional periods of five (5) years each. The First Option Period shall commence upon the expiration of the Extended Term and the Second Option Period, which is contingent upon Tenant exercising the First Option Period shall commence upon the
expiration of the First Option Period. 
 In order to exercise either Option Tenant must provide Landlord with notice
delivered utilizing the delivery method as set forth in the Lease, as set forth below. The Option Periods shall be on the same terms and provisions as set forth in the Lease except: 
 
 a) the Base Rent during the Option Periods shall be at the
then current Fair Market Rent Rate. The “Fair Market Rent Rate” as used herein, shall mean the fair market rental rate then being charged
for like space with a like “Use” as set forth in the Basic Lease Provisions of the Lease, similarly situated in first class office buildings reasonably proximate to the Building in the same city and/or geographical area, taking into
consideration the applicable base years for purposes of determining Additional Rent, Tenant’s credit worthiness, that a broker may or may not be involved, the value of rent concessions, buildout allowances and that Landlord may or may not lose
rent because of any marketing or construction time. Such rent for the renewal term shall be as set forth by Landlord in its Rental Notice, as hereinafter defined. 

 b) Tenant shall exercise such option by giving written notice thereof to Landlord no
later than twelve (12) months prior to the expiration of the Extended Term or the First Option Period, as applicable. If Tenant shall exercise such renewal option, Landlord shall give Tenant written notice (the “Rental Notice”) within
thirty (30) days after receipt of Tenant’s exercise notice as to its proposed rental rate for the renewal term. If Tenant shall dispute the proposed rental rate and if the parties cannot agree upon the rental rate on or prior to ten
(10) months prior to the expiration of the term or renewal term, as applicable, then either party may thereafter refer such dispute to arbitration in accordance with the rules of the American Arbitration Association then prevailing. If such
arbitration shall not be concluded prior to the commencement of the renewal term, then the initial rent for the renewal term shall be the rate proposed by Landlord in the Rental Notice (or, if lower, such rate as Landlord shall have proposed in the
arbitration), which rate shall remain in effect until the a ruling is reached in arbitration, and if the arbitration shall result in a lower rent, Tenant shall be entitled to a credit against the next succeeding installments of rent due hereunder
for such overpayment as it shall have theretofore made. If the arbitration shall result in a higher rent, Tenant shall within thirty (30) days thereafter pay to Landlord the amount of the underpayment. Upon the determination of the matters
referred in this Article, Landlord and Tenant shall enter into an agreement supplementary to the Lease, as amended, setting forth the applicable rent for the renewal term, but the failure to enter into any such supplementary agreement shall not
affect the exercise of Tenant’s option under this Section.” 
 9. Section 3 (h) of the Lease is
amended by the addition of the following exclusions following subsection (iv) of the last paragraph of this section: 
 “(v) real
estate taxes, if billed separately; (vi) structural repairs; (vii) mortgage interest or ground rent; (viii) depreciation of the Building and amortization of the cost of Tenant Improvements; (ix) executive salaries;
(x) repair or replacements paid by proceeds of insurance or by Tenant or other third parties; (xi) alterations attributable solely to tenants of the building; (xii) leasing commissions; (xiii) legal expenses, other than those
incurred for the general benefit of the Building or its tenants, for example real estate tax disputes; (xiv) overtime or other expenses of Landlord in curing defaults of Landlord or performing work expressly provided in this Lease to be borne
at Landlord’s expense; (xv) Federal income taxes imposed on or measured by the income of Landlord from the operation of the Building; (xvi) advertising and promotional expenses; (xvii) damages, fines, interest or penalties
incurred by Landlord due to failure to timely comply with contractural or legal obligations, unless due to Tenant `s failure to timely pay Rent or otherwise caused by Tenant; (xviii) costs incurred in bringing the Building’s structure,
systems and parking lot into compliance with any law in effect prior to the Commencement Date; (xix) costs of contract services provided by Landlord or any of its affiliates and overhead and profit paid to Landlord or affiliates of Landlord to
the extent that the cost of such services exceed market costs for such services rendered by unrelated persons or entities of similar skill, competence and experience; (xx) expenses resulting from the intentional negligence or misconduct of
Landlord, its agents or employees; (xxi) any bad debt loss, rent loss or reserves for 

 
bad debt rent loss; (xxii) costs associated with the operation of the business of the person or entity which constitutes Landlord as the same are
distinguished from the costs of the Building; (xxiii) costs incurred by Landlord for repairs or replacements to the extent that Landlord is reimbursed under warranties or guaranties; (xxiv) damage and repairs attributable to condemnation;
(xxv) any sale, syndication, financing or refinancing costs; and (xxvi) principal payments on any indebtedness of Landlord or expenditures for capital improvements; except that the following expenditures may be included in Annual Operating
Costs: a) principal payments on any indebtedness incurred to finance capital improvements, b)expenditures for capital improvements which reduce or are projected in the reasonable business judgment of Landlord to reduce Annual Operating Costs and
(c) capital expenditures required by any law promulgated after the date hereof, which expenditures as set forth in the foregoing subsections (a), (b) and (c) shall be included in Annual Operating Costs as follows: 
 If there shall be purchased any item of capital equipment or made any capital expenditure required by any law promulgated after the date
hereof or in Landlord’s reasonable business judgment designed to result in savings or reductions in Annual Operating Costs incurred or reasonably projected to be incurred, then the costs for the same shall be included in Annual Operating Costs
for the calendar year in which the costs are incurred and subsequent calendar years, on a straight line basis, to the extent that such items are amortized over the reasonably anticipated useful life of such items, in accordance with generally
accepted accounting principles, with an interest factor equal to the Prime Rate plus two (2 %) percent. If there shall be leased any capital equipment to meet requirements of any law promulgated after the date hereof or projected in Landlord’s
reasonable business judgment to result in savings or reductions in Annual Operating Costs, then the rental and other costs paid for such leasing shall be included in Annual Operating Costs for the calendar years in which they were incurred.

 10. Section 4.1 of the Lease is amended by the addition of the following paragraph at the end thereof:

 “Section 4.1(j) Tenant’s Audit Right. Tenant, provided it is not in default beyond any applicable cure
period, upon thirty (30) days written notice, limited to not more than once in any twelve (12) consecutive month period, shall have the right, at its sole cost and expense, to audit Landlord’s books and records respecting Operating
Costs. Such audit shall be conducted at Landlord’s main office in Purchase NY, shall only be performed by a CPA firm or Tenant’s employees consisting of its internal audit personnel and shall not be conducted by any individual or firm
being compensated on a contingency fee basis. Such audit shall be conducted during reasonable business days and hours and shall not interfere with the operation of Landlord’s business operation. Any information obtained by Tenant will be kept
confidential and shall not be revealed or disclosed to anyone other than Tenant’s employees, attorneys or accountants. Any such audit shall be limited to the Operating Costs for the prior calendar year. For example proper notice given at any
time during the calendar year 2003 will permit Tenant to audit the Operating Costs for the calendar year 2002.Tenant shall continue to pay all amounts as billed by Landlord pending the conclusion of any audit.” 
 11. Section 13.1 of the Lease is amended by adding at the end thereof the following: 
 “Landlord acknowledges that there is no mortgage on the Property as of the date hereof. Landlord represents that in the event it
should seek to place any financing on the Property it shall request any potential mortgagee to provide a Subordination, Non-Disturbance 

 
Agreement ( the “SNDA”) to Tenant. The foregoing however shall not be construed as a requirement of Landlord to procure such an SNDA from any
future mortgagee and the failure to secure such a Non-Disturbance Agreement shall not constitute a default on the part of Landlord. Should Landlord be unable to obtain an SNDA from any future mortgagee, it shall upon completion of its financing,
notify Tenant of such inability to have procured an SNDA in favor of Tenant. 
 12. Assignment or Subletting:
Notwithstanding anything contained in Articles 17 or 18 of the Lease to the contrary, provided Tenant is not in default under the Lease beyond any applicable cure period and that the proposed assignment or sublet is for the same “use” as required of Tenant under the Lease,
Tenant may, without the consent of Landlord, assign or sublet all of the Premises to a parent, subsidiary or affiliated company provided that Landlord is provided with at least thirty (30) days advance written notice of the anticipated
assignment or subletting and that Tenant will not be released from any obligations hereunder as a result of such assignment or subletting. 
 13. Landlord’s Work: In connection with this Amendment Landlord agrees to perform the following work in the Additional Premises and to the Building: 
  

	 	a)	 Landlord shall, where necessary in Landlord’s reasonable opinion upgrade the restrooms in the building to comply with all governmental requirements. Tenant
may provide design input in regard to these upgrades, but all decisions and final determination shall be made by Landlord. 

  

	 	b)	 Landlord shall provide electrical service to the electrical closet on each floor of the Building with 120/208 volt power panels and circuit breakers in place,
along with an isolated grounding system. 

  

	 	c)	 Landlord shall perform such work, as necessary, to make the two bathrooms on the 3rd floor Women’s bathrooms. ( Bathrooms on the second floor have already
been retrofitted). 

  

	 	d)	 Tenant acknowledges that the common areas on the floors to be occupied by Tenant are complete and Tenant accepts them in their “as is” condition. Any
modifications to the floors resulting in a modification of the common areas shall be performed by Tenant at its sole cost and expense, subject to the approval of Landlord. 

  

	 	e)	 Landlord represents and Tenant acknowledges that the automatic sprinkler system main loop is completed, operational and has been tested in accordance with NFPA
requirements. 

  

	 	f)	 Landlord shall install a connection point on each floor for the fire alarm system and the complete core fire detection system shall be installed, operating and
tested in accordance with NFPA requirements. 

  

	 	g)	 Landlord will upgrade and increase the capacity of the EIVAC system. 

 14. Additional Parking: As Tenant expands into the Additional Premises or the Expansion Space Landlord shall incrementally increase the parking available to Tenant such that at all times
Tenant, upon occupancy of such Additional Premises or Expansion Space shall 

 
have a parking ratio of 6 car parking spaces per 1000 rentable square feet of the Premises. Should occupancy of the Premises increase to a level requiring a
higher parking ratio pursuant to code and zoning requirements, Landlord will, subject to all applicable laws, code and zoning requirements, increase the number of car parking spaces to meet such increase, but in no event shall Landlord provide more
than 7 car parking spaces per 1000 rentable square feet of the Premises. This parking shall be at no cost to Tenant. Should Tenant increase its occupancy which may result in a potential increase in the parking spaces to be provided by Landlord,
Tenant shall provide Landlord with at least ninety (90) days written notice of such anticipated increase in occupancy. 
 15. Exterior Signs: Tenant shall be permitted to place exterior signs upon the Building, subject to Landlord’s approval as to design and installation, in locations proximate to the existing Equitrans signage and comparable in
size to the Equitrans signage. The installation of such signage by Tenant shall be at Tenant’s sole cost and expense and shall comply with all code, zoning and governmental requirements regarding such signs. Upon the expiration or the earlier
termination of the Lease. Tenant shall remove such signage from the Building and restore and repair the facade of the Building. Should Tenant fail to remove and restore the Building as required herein Landlord shall be permitted to do so and Tenant
shall pay to Landlord the cost of doing so. 
 16. Emergency Generator: By separate agreement with Landlord, and at
the request of Tenant, Equitrans, L.P. is obligated to remove the existing Equitrans generator from its current location but to leave the generator pad. Tenant acknowledges that it accepts such pad in its “as is” condition. Tenant may
utilize such location for the installation of its own generator equipment. The use of the pad location shall be at no expense to Tenant. Tenant shall pay for the purchase, installation and maintenance of its generator at its sole cost and expense.
Tenant shall comply with all codes, zoning and governmental requirements concerning the installation and use of generator equipment. At the expiration of the Extended Term, Tenant shall, upon request by Landlord, remove the generator equipment and
pad and restore the area to its original condition. 
 17. Interference: If during the term an event should occur,
such as a failure of utilities, order of governmental authority, building defect or mechanical malfunction and as a result thereof Tenant’s Premises become untenantable because Tenant cannot reasonably use the Premises for its customary
business operations, Tenant ceases operation and vacates the Premises for a period in excess of six (6) consecutive business days, then commencing upon the 7th business day Tenant’s Rent shall abate until the Premises are again tenantable, as reasonably determined by Landlord. 

 18. Broker’s Commission: Tenant and Landlord each represents and warrants to
the other that it has not dealt with any broker, agent, finder or other person in the negotiation for or the obtaining of this Third Amendment to Lease other than Landlord’s representative, Grubb & Ellis Company, and Tenant’s
representative, Williams Real Estate Co. Inc. and The Gustine Company (collectively, the “Broker”) and agrees to indemnify and hold the other harmless from any and all costs (including reasonable attorneys’ fees) and liability for
commissions or other compensation claimed by any such broker, agent, finder or other person other than the Broker employed by it or claiming to have been engaged by it in connection with this Third Amendment to Lease. Landlord and Tenant each
acknowledges that Broker has acted only as agent with respect to the procurement and negotiation of this Third Amendment to Lease and agrees that Broker shall not be responsible or liable for any term, provision or condition of this Third Amendment
to Lease. Landlord acknowledges that it shall be responsible for paying the Broker its fee pursuant to a separate agreement with Grubb & Ellis Company executed October 31, 2001. 
 19. Landlord Warranty: Landlord warrants that the Building is fit for the Use of Tenant as set forth in the Basic Lease
Information of the Lease 
 20. Other than as amended herein, all other terms, provisions and conditions, including
without limitation Article 20 of the Lease are hereby ratified and confirmed. Ali references to the Lease in this Amendment shall be applicable to the Lease as amended and shall include the terms of this Third Amendment to Lease effective the day
and year first written above. 

 IN WITNESS WHEREOF the parties hereto set their hand the day and year first written above.

  

									
	 Attest:
	 		 	 Landlord:

			
		 		 	 3000 PARK LANE ASSOCIATES, A
 Pennsylvania general partnership

				
		 		 	 By:
	 	 3000 PARK LANE, INC., general partner

					
	 By:
	 	 

	 		 		 	
		 	     Carmen Taveras Cruz
	 		 	 By:
	 	 /s/ Charles Schouten

		 	     Secretary
	 		 		 	 Charles Schouten

		 		 		 		 	 President

			
	 Witness:
	 		 	 Tenant:

			
		 		 	 INTERNATIONAL
 REHABILITATION ASSOCIATES,
 INC.

				
	 

	 		 	 By:
	 	 /s/ Robert L. Hamilton

		 		 		 	 Robert L. Hamilton, Vice President

 

 

 FOURTH AMENDMENT TO LEASE 
 This Fourth Amendment to Lease dated March 6, 2003 between 3000 Park Lane Associates (“Landlord”) and International Rehabilitation Associates, Inc. (“Tenant”).

 WITNESSETH: 
 WHEREAS, Parklane Associates, L.P. (Landlord’s predecessor in interest) and Tenant entered into a lease dated September 21, 1990; as amended as of May 21, 1991, February 5, 1997 and November 19, 2001,
(the “Lease”) for certain premises on the first, second, third, fourth and fifth floors of 3000 Park Lane, Pittsburgh, PA (the “Building”) which as of September 30, 2002 contained 97,191 rentable square feet (the
“Premises”), and 
 WHEREAS, Landlord succeeded to all of the interest of Parklane Associates, L.P., and

 WHEREAS, Tenant has not taken possession of the Grubb and Ellis Space, as such term is defined in that certain
Third Amendment to Lease dated as of November 19, 2001 by and between Landlord and Tenant (the “Third Amendment to Lease”)and desires that such space be returned to Landlord and Landlord is agreeable to same; 
 NOW THEREFORE, in consideration of the mutual benefits passing between the parties and for other good and valuable consideration, the
receipt and sufficiency of which are hereby mutually acknowledged, the parties hereto agree as follows: 
  

	 	1.	 Notwithstanding anything contained in the Lease to the contrary, the Grubb and Ellis Space, which consists of 1,029 rentable square feet on the fourth
(4th) floor of the Building, has not been delivered to Tenant. Landlord and Tenant agree that the Grubb & Ellis Space shall not be
delivered to Tenant and shall no longer constitute a part of the Premises. 

  

	 	2.	 Notwithstanding anything contained in the Lease to the contrary, as of October 1, 2002, the Premises shall be deemed to consist of 96,162 rentable square
feet on the following floors (all of which Premises are currently occupied by Tenant): 

  

							
		 	 First Floor
	  	 14,235 rsf
	  	
		 	 Second Floor
	  	 18,954 rsf
	  	
		 	 Third Floor
	  	 23,266 rsf
	  	
		 	 Fourth floor
	  	 16,258 rsf
	  	
		 	 Fifth Floor
	  	 23,449 rsf
	  	

 a) Effective as of October 1, 2002 the Lease is amended as follows:

  

	 	(i)	 The Base Rent for the period of October 1, 2002-January 31, 2009 shall be $1,923,240.00 per year, based on $20.00 per rentable square foot.

	 	(ii)	 The Tenant’s Share of Excess Expenses (subject to Lease provisions) shall be 91.3089%. 

	 	(iii)	 Tenant’s Share of Excess Taxes (subject to Lease provisions) shall be 91.3089%. 

  

	 	3.	 Section 1.04 of Paragraph 6 of the Third Amendment to Lease is amended as follows: 

  

	 	a)	 in subsection (i), line 1 and 2, delete: One Million Four Hundred Fifty Seven Thousand Eight Hundred Sixty Five and no/100s Dollars ($1,457,865.00)” and
substitute therefor: “One Million Four Hundred Forty Two Thousand Four Hundred Thirty and no/100s Dollars ($1,442,430.00)” 

	 	b)	 in subsection (i)(a) delete : “One Million Three Hundred Sixty Thousand Six Hundred Seventy Four and no/100s Dollars ($1,360,674.00)” and substitute
therefor: “One Million Three Hundred Forty Six Thousand Two Hundred Sixty Eight and no/100s Dollars ($1,346,268.00)” 

	 	c)	 in subsection (i)(b), line 1 and 2, delete: “Ninety Seven Thousand One Hundred Ninety One and no/100s Dollars ($97,191.00)” and substitute therefor:
“Ninety Six Thousand One Hundred Sixty Two and no/100s Dollars ($96,162.00)”. 

  

	 	4.	 Paragraph 8 of the Third Amendment to Lease adds Section 7.01 to the Lease and provides Tenant with an Option to Renew. This Option to Renew is applicable
to the entire Premises. Tenant is desirous of having the additional right to exercise the Option to Renew in the event that it surrenders a portion of the Premises to Landlord upon expiration of the Lease and Landlord is agreeable to same upon the
following terms and conditions: 

  

	 	a)	 Tenant must occupy, at the time of the exercise of the Option to Renew for a portion of the Premises, and following the exercise of the Option to Renew for a
portion of the Premises, at least 53,000 rentable square feet in the Building, ( the “Remaining Premises”); 

	 	b)	 Tenant must exercise its Option to Renew for the Remaining Premises within the time constraints as set forth in the Lease for the exercise of its Option to Renew
and shall simultaneously, with such notice of exercise, advise Landlord as to the portion of the Premises that it will be surrendering to Landlord at the expiration of the Initial Term, ( the “Surrendered Space”);

	 	c)	 Tenant must share its exterior and interior signage rights as set forth in the Lease with any other tenant in the Building occupying the Surrendered Space on a
proportionate basis; and 

	 	d)	 The Surrendered Space must be returned to Landlord in the condition as required in Section 31.8 of the Lease for the return of the Premises to Landlord at
the expiration of the Lease Term. 

 Other than as amended herein all other terms, provisions and conditions of the Lease,
including without limitation Article 20 of the Lease, are hereby ratified and confirmed. 
 IN WITNESS WHEREOF the
parties hereto set their hand the day and year first written above. 
  

											
	 Attest:
	 		 	 Landlord:

			
		 		 	 3000 PARK LANE ASSOCIATES,
a Pennsylvania general partnership

					
		 		 		 	 By:
	 	 3000 PARK LANE, INC., general partner

					
	 By:
	 	 

	 		 	 By:
	 	 

		 	     Carmen Taveras Cruz
	 		 		 	     Charles Schouten

		 	     Secretary
	 		 		 	     President

			
	 Witness:
	 		 	 Tenant:

		 		 	
	 By:
	 	 

	 		 	 INTERNATIONAL REHABILITATION
 ASSOCIATES, INC.

	 	 		 	 By:
	 	 /s/ Stephen R. Tetrault

		 		 		 		 	     Stephen R. Tetrault

		 		 		 		 	     Director, Real Estate Services

		 		 		 		 	     Authorized Signatory

 FIFTH AMENDMENT TO LEASE 
 This Fifth Amendment to Lease dated April 30, 2003 between 3000 Park Lane Associates (“Landlord”) and International Rehabilitation Associates, Inc.
(“Tenant”). 
 WITNESSETH: 
 WHEREAS, Parklane Associates, L.P. (Landlord’s predecessor in interest) and Tenant entered into a lease dated September 21, 1990, as amended as of May 21, 1991, February 5,
1997, November 19, 2001, and April 23, 2003 (the “Lease”) for certain premises on the first, second, third, fourth and fifth floors of 3000 Park Lane, Pittsburgh, PA (the “Building”) containing 96,162 rentable
square feet all as particularly described in the Lease (the “Premises”), and 
 WHEREAS, Landlord succeeded
to all of the interest of Parklane Associates, L.P., and 
 WHEREAS, Tenant desires to take possession of 1,570
rentable square feet on the fourth floor of the Building, which space shall be occupied based on the terms as set forth herein and Landlord is agreeable to same, and Landlord and Tenant wish to otherwise amend the Lease as set forth herein;

 NOW THEREFORE, in consideration of the mutual benefits passing between the parties and for other good and valuable
consideration, the receipt and sufficiency of which are hereby mutually acknowledged, the parties hereto agree as follows: 
  

	1.	 Additional Premises: Effective as of May 1, 2003 (the “Additional Premises Commencement Date”) Landlord shall make available to Tenant and
Tenant shall lease 1,570 rentable square feet on the fourth floor of the Building, as more specifically shown on the attached Exhibit A (the “Additional Premises”). 

  

	2.	 Additional Premises Term: The Additional Premises Term shall commence upon the Additional Premises Commencement Date and shall continue on a calendar
month to month basis, terminable by either Landlord or Tenant at the end of a calendar month, upon thirty (30) days prior written notice, unless sooner terminated pursuant to the terms of the Lease, but in no event extending beyond the
Expiration Date of the “Extended Term” of the Lease (as such term is defined in the Third Amendment to Lease) (the “Additional Premises Expiration Date”). Upon the expiration or sooner termination of the Additional Premises Term
Tenant shall return the Additional Premises to Landlord in the condition as required by the Lease for the return of the Premises at the expiration or sooner termination of the Term. For all purposes of the Lease, other than as set forth herein, the
Additional Premises during the Additional Premises Term shall constitute a part of the Premises and be subject to the terms of the Lease, other than the payment of any Tenant Improvement Allowance. 

  

	3.	 “As Is” Condition: Tenant accepts the Additional Premises in its “as is, where is” condition. Landlord has no obligation to perform
any work of any nature in the Additional Premises nor shall Tenant receive any Tenant Improvement Allowance in regard to the Additional Premises. 

	4.	 Effective as of the Additional Premises Commencement Date and continuing through the Additional Premises Expiration Date: 

  

	 	(i)	 The Base Rent for the Additional Premises shall be $31,400.00 per year, based on $20.00 per rentable square foot per year, payable in monthly installments of
$2,616.67. 

	 	(ii)	 The Tenant’s Share of Excess Expenses for the Additional Premises (subject to Lease provisions) shall be 1.491%. 

	 	(iii)	 Tenant’s Share of Excess Taxes for the Additional Premises (subject to Lease provisions) shall be 1.491%. 

  

	5.	 Other than as amended herein all other terms, provisions and conditions of the Lease, including without limitation Article 20 of the Lease, are hereby ratified
and confirmed. 

 IN WITNESS WHEREOF the parties hereto set their hand the day and year first
written above. 
  

											
	 Attest:
	 		 	 Landlord:

			
		 		 	 3000 PARK LANE ASSOCIATES, a
 Pennsylvania general partnership

		 		 	 By:
	 	 3000 PARK LANE, INC., general

		 		 	 partner

					
	 By:
	 	 

	 		 	 By:
	 	 

		 	     Carmen Taveras Cruz
	 		 		 	     Charles Schouten

		 	     Secretary
	 		 		 	     President
	 	
			
	 Attest:
	 		 	 Tenant:

			
		 		 	 INTERNATIONAL REHABILITATION
 ASSOCIATES, INC.

					
	 By:
	 	 

	 		 	 By:
	 	 

		 	     WITNESS
	 		 		 	     Stephen R. Tetrault

		 		 		 	     Director, Real Estate Services
     Authorized Signatory

 SIXTH AMENDMENT TO LEASE 
 THIS SIXTH AMENDMENT TO LEASE (“Amendment”) is made as of the 24 day of July, 2008, between
WELLS VAF-3000 PARK LANE, LLC, a Delaware limited liability company (“Landlord”), and CONNECTICUT GENERAL LIFE INSURANCE COMPANY, a Connecticut corporation (“Tenant”). 

WHEREAS, Landlord and Tenant are the current parties to an Office Lease dated as of September 21, 1990 between Park Lane
Associates L.P. and International Rehabilitation Associates, Inc. (“Original Lease”), for premises (“Premises”) in the building (“Building”) known as 3000 Park Lane, located in Pittsburgh,
Pennsylvania (“Property”), as amended by the First Lease Amendment dated as of May 21, 1991, the Second Amendment to Lease dated February 5, 1997, the Third Amendment to Lease dated November 19, 2001, the
Fourth Amendment to Lease dated March 6, 2003 and the Fifth Amendment to Lease dated April 30, 2003, and as assigned to Tenant by International Rehabilitation Associates, Inc. by Assignment and Assumption Agreement dated
July 23, 2008 (collectively, and as amended herein, the “Lease”); and 
 WHEREAS, the parties
desire to amend the Lease to (i) extend the term of the Lease, (ii) revise the size of the Premises during the extended term, (iii) change the basis on which Tenant pays rent under the Lease from a “gross” basis to a
“net” basis and revise the rental rate under the Lease, (iv) provide certain improvement allowances from Landlord to Tenant, and (v) make certain other modifications to the Lease, all on the terms and subject to the conditions of
this Amendment and the Lease. 
 NOW THEREFORE, in consideration of the mutual agreements herein contained, the
parties hereto, intending to be legally bound, hereby agree as follows: 
 1. Extension of Term. The term of
the Lease is hereby modified to extend for a period (“Extended Term”) expiring on January 31, 2020 (“New Expiration Date”), unless sooner terminated in accordance with its terms. Tenant shall have the
right to further extend the term of the Lease as provided in Section 7 of this Amendment. 
 2. Expansion of the
Premises. Tenant and Landlord agree that as of the date of this Amendment the Premises contain 96,162 rentable square feet. Effective on August I, 2008 the Premises shall be expanded to include the entire leasable area of the Building
containing approximately 105,315 rentable square feet, subject to expiration of the lease between Landlord and Mason Dixon Energy, Inc. with respect to 1,570 rentable square feet on the fourth floor of the Building that is currently scheduled to
expire on July 25, 2010, Notwithstanding the foregoing, the parties acknowledge and agree that as an inducement for Tenant to enter into this Amendment and in recognition that Tenant shall require use of the entire Premises (excluding the Mason
Dixon Energy, Inc. premises) prior to August 1, 2010 so that Tenant has adequate staging and swing space in connection with Tenant’s renovation of the Premises, Landlord has agreed that Tenant shall be responsible to pay Base Rent as
provided in Section 3 of this Amendment (a) based on 80,000 rentable square feet of space for the period beginning on August 1, 2008 and ending on July 31, 2009, and (b) 92,500 rentable square feet of space for the 

 
period beginning on August 1, 2009 and ending on July 31, 2010 (but Tenant shall pay Expenses and Real Estate Taxes with respect to the entire
Premises from and after August 1, 2008 as provided in Section 4 below). 
 3. Base Rent. Commencing
on August 1, 2008, Tenant shall pay monthly Base Rent for the Premises as provided below and as otherwise provided in the Lease: 
  

							
	Period	  	Annual Base Rent	  	Monthly Base Rent	  	 Annual
 Base Rent
 Per Sq. Ft.

	 August 1, 2008 - July 31, 2009
	  	$1,000,000.00	  	$83,333.33  	  	$12.50
	 August 1, 2009 - July 31, 2010
	  	$1,181,225.00	  	$98,435.42  	  	$12.77
	 August 1, 2010 - July 31, 2011
	  	$1,373,307.60	  	$114,442.30	  	$13.04
	 August 1, 2011 - July 31, 2012
	  	$1,402,795.80	  	$116,899.65	  	$13.32
	 August 1, 2012 - July 31, 2013
	  	$1,432,284.00	  	$119,357.00	  	$13.60
	 August 1, 2013 - July 31, 2014
	  	$1,462,825.35	  	$121,902.11	  	$13.89
	 August 1, 2014 - July 31, 2015
	  	$1,494,419.85	  	$124,534.99	  	$14.19
	 August 1, 2015 - July 31, 2016
	  	$1,526,014.35	  	$127,167.86	  	$14.49
	 August 1, 2016 - July 31, 2017
	  	$1,558,662.00	  	$129,888.50	  	$14.80
	 August 1, 2017 - July 31, 2018
	  	$1,591,309.65	  	$132,609.14	  	$15.11
	 August 1, 2018 - July 31, 2019
	  	$1,625,010.45	  	$135,417.54	  	$15.43
	 August 1, 2019 - January 31, 2020
	  	$1,659,764.40	  	$138,313.70	  	$15.76

 4. Net Lease – Expenses and Real Estate Taxes. Commencing on
August 1 , 2008, Tenant shall pay all Expenses and Real Estate Taxes relating to the entire Building, subject to a proportionate reduction (on a rentable square foot basis) with respect to the portion of the Building occupied by Mason Dixon
Energy, Inc. during the remaining term of its lease. The definitions of the terms “Excess Taxes,” “Excess Expenses,” “Tenant’s Share of Excess Expenses” and “Tenant’s Share of Excess Taxes” are
hereby deleted from Section 4 of the Original Lease. Such payments shall be made in accordance with the existing provisions of the Lease relating to Expenses and Real Estate Taxes, as amended hereby. For purposes of the forgoing, all references
in Section 4.2 and Section 4.4 of the Original Lease to “Tenant’s Share of Excess Taxes” from and after August 1, 2008 shall be deemed to mean “Real Estate Taxes” and all references in Section 4.3 and
Section 4.4 of the Original Lease to “Tenant’s Share of Excess Expenses” from and after August 1, 2008 shall be deemed to mean “Expenses”. Landlord acknowledges and agrees (i) that none of the capital
expenditures incurred by Landlord in connection with the capital repairs to the roof of the Building, the windows and the curtain wall completed by Landlord prior to the date hereof shall be included in Expenses during the Extended Term; and
(ii) that any expenses incurred by Landlord to correct any failure by Landlord to have performed the work described in clause (i) in a good and workmanlike manner shall also not be included in Expenses during the Extended Term. Except as
expressly provided in the immediately preceding sentence, Expenses shall be determined in a manner consistent with Landlord’s prior practices
and in accordance with the provisions of the Lease, and may include costs incurred by Landlord in connection with future repairs or replacements of any element of the Building’s roof, windows and/or curtain wall to the extent otherwise provided
in the Lease, including without limitation in connection with any on-going maintenance program involving periodic re-caulking of windows in the Building. 
  

 - 2 - 

 5. Prorations. If August 1, 2008 is not the beginning date of an
applicable payment period under the Lease, Landlord shall reasonably pro rate Tenant’s payment obligations on a per diem basis; and Tenant shall remain liable for all amounts accruing during or relating to the period prior to August 1,
2008, whether or not theretofore billed. 
 6. Parking. Commencing on August 1, 2008, Tenant and its
employees shall be entitled to use 632 parking spaces at the Property (based on a ratio of 6 spaces/1,000 rentable square feet in the Premises), subject to the applicable provisions of the Lease relating to parking (other than those relating to the
number of parking spaces). 
 7. Option to Renew. 
 (a) Tenant shall have the option, provided it is not in default at the time of exercise or at the time of commencement, beyond any
applicable cure period, to extend the term of this Lease with respect to the entire Premises for two additional periods of five (5) years each (the “First Option Period” and the “Second Option Period,” as
applicable). The First Option Period shall commence upon the expiration of the Extended Term and the Second Option Period, which is contingent upon Tenant exercising the First Option Period, shall commence upon the expiration of the First Option
Period. These renewal options are in lieu of and supersede any and all other rights set forth in the Lease relating to any renewal of or extension of the term of the Lease. 
 (b) In order to exercise either Option, Tenant must provide Landlord with notice delivered utilizing the delivery method as set forth in the Lease, as set forth below. The Option Periods shall be
on the same terms and provisions as set forth in the Lease except that the Base Rent during the Option Periods shall be equal to 95% of the then current Fair Market Rent Rate. The “Fair Market Rent Rate” as used herein, shall mean
the fair market rental rate then being charged for like space on a “net” basis with a like “Use” as set forth in the Basic Lease Provisions of the Lease, similarly situated in first class office buildings reasonably proximate to
the Building in the same city and/or geographical area, taking into consideration that Tenant shall be responsible during each Option Period for all Expenses and Taxes relating to the Building, Tenant’s credit worthiness, that a broker may or
may not be involved, the value of rent concessions, buildout allowances and that Landlord may or may not lose rent because of any marketing or construction time. Such rent for an Option Period shall be as set forth by Landlord in its Rental Notice,
as hereinafter defined. 
 (c) Tenant shall exercise such option by giving written notice thereof to Landlord no later than
January 31, 2019 in the case of the First Option Period and no later than January 31, 2024 in the case of the Second Option Period, as applicable. If Tenant shall exercise such renewal option, Landlord shall give Tenant written notice (the
“Rental Notice”) within thirty (30) days after receipt of Tenant’s exercise notice as to its proposed Base Rental rate for the Option Period. If Tenant shall dispute the proposed Base Rental rate and if the parties cannot
agree upon the Base Rental rate on or prior to ten (10) months prior to the expiration of the Extended Term or First Option Period, as applicable, then either party may thereafter refer such 

  

 - 3 - 

 
dispute to arbitration in Pittsburgh, Pennsylvania in accordance with the rules of the American Arbitration Association then prevailing. If such arbitration
shall not be concluded prior to the commencement of the Option Period, then the initial Base Rent for the Option Period shall be the rate proposed by Landlord in the Rental Notice (or, if lower, such rate as Landlord shall have proposed in the
arbitration), which rate shall remain in effect until a ruling is reached in arbitration, and Tenant shall pay all Expenses and Taxes. If the arbitration shall result in a lower rent, Tenant shall be entitled to a credit against the next succeeding
installments of Base Rent due hereunder for such overpayment as it shall have theretofore made. If the arbitration shall result in a higher rent, Tenant shall within thirty (30) days thereafter pay to Landlord the amount of the underpayment.
Upon the determination of the matters referred in this Section 7, Landlord and Tenant shall enter into an agreement supplementary to the Lease, as amended, setting forth the applicable rent for the Option Period, but the failure to enter into
any such supplementary agreement shall not affect the exercise of Tenant’s option under this Section. Each party shall pay all counsel fees and expenses of any counsel engaged by such party in connection with the arbitration, and the parties
shall share equally all other expenses and fees of any such arbitration. 
 8. Condition of Premises.

 (a) Tenant has been occupying the Premises, and agrees to accept the same “AS IS” without any agreements,
representations, understandings or obligations on the part of Landlord to perform or pay for any alterations, repairs or improvements, except that Landlord shall construct, at its cost and expense, a new monument sign at the Property pursuant to
plans reasonably approved by Tenant. Landlord covenants and agrees to operate the Building in a manner generally consistent with the operation of similar Class A office buildings in the suburban Pittsburgh office market. 
 (b) In the event it is determined from time to time during the Extended Term that levels of mold, mold growth or mold spores exist in
ambient air in the Premises in excess of those allowed by applicable law or regulations, then: 
 (i) if the mold, mold
growth or mold spores result from a condition that is Landlord’s responsibility under the “Repairs and Maintenance” provision set forth in the Rider to the Original Lease, Landlord shall be responsible for addressing that condition in
accordance with the Lease and for completing any required remediation relating to the mold, mold growth or mold spores at the Landlord’s cost and expense pursuant to a work plan reasonably acceptable to Landlord and Tenant, including the
requirement, at Tenant’s reasonable request, that any material remediation work take place after normal business hours; and 
 (ii) if the mold, mold growth or mold spores result from a condition that is not the Landlord’s responsibility under the “Repairs and Maintenance” provision set forth in the Rider to the Original Lease, Tenant shall be
responsible for addressing that condition in accordance with the Lease and for completing any required remediation relating to the mold, mold growth or mold spores at the Tenant’s sole cost and expense pursuant to a work plan reasonably
acceptable to Landlord and Tenant, including the requirement, at Tenant’s reasonable request, that any material remediation work take place after normal business hours. 
  

 - 4 - 

 9. Tenant Improvement Allowances. 
 (a) Tenant Improvement Allowance. As an inducement to Tenant to enter into this Amendment, Landlord shall provide Tenant with an
allowance (“Tenant Improvement Allowance”) in the amount of $1,263,780 (equal to $12.00 multiplied by 105,315 rentable square feet). 
 (i) Tenant to Arrange for Work. Tenant shall arrange for certain improvements to the Premises (the “Work”) to be planned and performed in accordance with the provisions of this Amendment and
applicable provisions of the Lease and plans and specifications approved by Landlord (“Plans”). Tenant shall pay when due all costs for or related to the Work whatsoever, including any plans therefor (“Costs of the
Work”), and Landlord shall reimburse such costs up to the Tenant Improvement Allowance, as further described below. 
 (ii) Allowance and Administrative Fee. Landlord shall provide the Tenant Improvement Allowance towards the Costs of the Work relating to permanent leasehold improvements, architectural fees, fixtures,
equipment, and data and telecommunications cabling. Tenant shall pay Landlord’s out-of-pocket costs, if any, in an amount not to exceed
$5,000.00 in the aggregate, for architectural and engineering review of any plans or engineering reports, and all revisions thereof. 
 (iii) Funding and Disbursement. Landlord shall fund and disburse the Tenant Improvement Allowance within thirty (30) days after the Work has been completed in accordance with the Plans, and Tenant has
submitted all invoices, architect’s certificates, a Tenant’s affidavit, complete unconditional lien waivers and affidavits of payment by all Tenant’s contractors, and such other evidence as Landlord may reasonably require that the
cost of the Work has been paid and that no architect’s, mechanic’s, materialmen’s or other such liens have been or may be filed against the Property or the Premises arising out of the design or performance of such Work. Landlord may
issue checks to fund the Allowance jointly or separately to Tenant, its general contractor, and any other of Tenant’s Contractors. Tenant shall allocate all of the Tenant Improvement Allowance to the Costs of the Work; any portion remaining
after payment of the Costs of the Work shall belong to Landlord. 
 (b) Additional Allowance. Landlord shall also
provide to Tenant an additional improvement allowance (the “Additional Allowance”) in the amount of $263,287.50 (equal to $2.50 multiplied by 105,315 rentable square feet) under the same conditions as set forth in Section 9(a)
above except that the Additional Allowance may be used only for costs relating to renovations to bathrooms and new wallcoverings and painting in common areas of the Building. 
 (c) Acknowledgement. Tenant acknowledges that all other allowances set forth in the Lease have been paid or satisfied in full and except as provided in this Section 9 Tenant is not
entitled to any improvement allowances or contributions from Landlord with respect to the Premises or the Building. 
  

 - 5 - 

 10. Exterior Signs. Notwithstanding anything contained in Paragraph 15 of
the Third Amendment to Lease to the contrary, if at any time during the Extended Term (as such Extended Term may be further extended by exercise of any Option to Renew) Tenant occupies less than 60,000 square feet of Rentable Area in the Building,
Tenant’s right to exterior Building sign(s) shall cease. Landlord may, in its sole discretion, provide notice to Tenant, and Tenant shall, within thirty (30) days after notice from Landlord, remove such signage from the Building and
restore and repair the Building facade. Should Tenant fail to remove its signage from the Building and restore and repair the Building facade as required herein, Landlord shall be permitted to do so and Tenant shall pay all costs incurred by
Landlord within thirty (30) days after receipt of an invoice therefor. 
 11. Right of First Offer.
Provided that no default by Tenant has occurred and is continuing hereunder, Landlord hereby agrees that in the event Landlord determines to sell and/or develop the parking lot parcel owned by Landlord located adjacent to the Building (the
“Adjacent Parcel”) Landlord shall notify Tenant in writing of such determination and Tenant shall have the right, for a period of 15 days following Tenant’s receipt of such notice, to negotiate with Landlord concerning
Tenant’s occupancy of any development to be undertaken on such property or Tenant’s purchase or lease of such parcel. If Tenant does not enter into with Landlord a letter of intent or equivalent instrument (the “LOI”) setting
forth the material terms of Tenant’s occupancy or purchase of the Adjacent Parcel within such 15 day period, then Tenant’s rights and Landlord’s obligations under this Section shall terminate, and Landlord shall have the right to sell
or develop the Adjacent Parcel without any further obligation to Tenant with respect to the Adjacent Parcel. If Tenant and Landlord enter into the LOI within such 15 day period, then Landlord and Tenant shall have a period of 30 days beginning on
the date of the LOI within which to negotiate the definitive agreement relating to such occupancy or purchase by Tenant. If Tenant does not enter into such definitive agreement with Landlord within such 30 day period, then Tenant’s rights and
Landlord’s obligations under this Section shall terminate, and Landlord shall have the right to sell or develop the Adjacent Parcel without any further obligation to Tenant with respect to the Adjacent Parcel. 
 12. Other Terms; Certain Provisions Deleted. Except to the extent inconsistent herewith or provided to the contrary herein
all provisions of the Lease currently in effect or scheduled to become effective shall remain in effect and become effective in accordance with their terms, except for any provisions which by their express terms have lapsed, are scheduled to lapse,
or were to be in effect only during the initial Term or other period (in which case such express terms shall govern the periods during which such provisions were, or will remain, in effect). Notwithstanding the foregoing, this Amendment is intended
to supersede any rights of Tenant to expand or lease additional space, reduce the size of the Premises or terminate the Lease early, and all such provisions are hereby deleted. 
 13. Real Estate Brokers. Tenant hereby represents to Landlord that Tenant has not dealt with any broker, salesperson, agent or finder in connection with this Amendment, except
Tenant’s exclusive representative, CB Richard Ellis, Inc., and Landlord’s exclusive representative, CBRE Asset Services, and agrees to defend, indemnify and hold Landlord, and its employees, agents and affiliates harmless from all
liabilities and expenses (including reasonable attorneys’ fees and court costs) arising from any claims or demands of any other broker, salesperson, agent or finder with whom Tenant has dealt for any commission or fee alleged to be due in
connection with this Amendment. 
  

 - 6 - 

 14. No Offer. This Amendment shall not be binding on the parties unless and
until fully signed and delivered by both parties. 
 15. Entire Agreement; Full Force and Effect; Conflicts.
This Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein. There have been no additional oral or written representations or agreements. As amended herein, the Lease shall remain in full force
and effect. As an inducement for Landlord to enter into this Amendment, Tenant hereby represents that, to the best of Tenant’s knowledge, Landlord is not in violation of the Lease, and that Landlord has fully performed all of its obligations
under the Lease as of the date on which Tenant signs this Amendment. In case of any inconsistency between the provisions of the Lease and this Amendment, the provisions of this Amendment shall govern. 
 16. Interpretation. This Amendment shall be interpreted in a reasonable manner in conjunction with the Lease. If an Exhibit
is attached to this Amendment, the term “Lease” therein shall refer to this Amendment or the Lease as amended, and terms such as “Commencement Date” and “Lease Term” shall refer to analogous terms in this Amendment, all
as the context expressly provides or reasonably implies. Unless expressly provided to the contrary herein: (a) any terms defined herein shall have the meanings ascribed herein when used as capitalized terms in other provisions hereof,
(b) capitalized terms not otherwise defined herein shall have the meanings, if any, ascribed thereto in the Lease, and (c) non-capitalized undefined terms herein shall be interpreted broadly and reasonably to refer to terms contained in
the Lease which have a similar meaning, and as such terms may be further defined therein. 
 17. Limitation of
Liability. Tenant agrees to look solely to Landlord’s interest in the Property for the enforcement of any judgment, award, order or other remedy under or in connection with the Lease or any related agreement, instrument or document or
for any other matter whatsoever relating thereto or to the Property or Premises. Under no circumstances shall any present or future, direct or indirect, principals or investors, general or limited partners, officers, directors, shareholders,
trustees, beneficiaries, participants, advisors, managers, employees, agents or affiliates of Landlord, or of any of the other foregoing parties, or any of their heirs, successors or assigns have any liability for any of the foregoing matters. In no
event shall either party be liable to the other party for any consequential damages. If Landlord shall convey or transfer the Property or any portion thereof in which the Premises are contained to another party, such party shall thereupon be and
become landlord hereunder, shall be deemed to have fully assumed all of Landlord’s obligations under this Lease accruing during such party’s ownership, including the return of any security deposit, and Landlord shall be free of all such
obligations accruing from and after the date of conveyance or transfer. 
  

 - 7 - 

 IN WITNESS WHEREOF, the parties have executed this Amendment as of the date first
set forth above. 
  

					
	 LANDLORD:

	
	 WELLS VAF - 3000 PARK LANE, LLC,
 a Delaware limited liability company

		
	 By:
	 	 Wells Mid-Horizon Value-Added
 Fund I, LLC, a Georgia limited
 liability company, its sole member

		
	 By:
	 	 Wells Investment Management
 Company, LLC, a Georgia limited
 liability company, its manager

		
		 	 By: /s/ Kevin A. Hoover

		 	 Name: Kevin Hoover

		 	 Title: President

	
	 TENANT:

	
	 CONNECTICUT GENERAL LIFE
 INSURANCE COMPANY, a Connecticut
 corporation

		
	 By:
	 	 /s/ Joseph M. Dougherty

		 	     Joseph M. Dougherty

	 Title:
	 	 Assistant Vice President

  

 - 8 -

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