Document:

EX-10.2

Exhibit 10.2

STANDARD FORM LEASE

1. Basic Provisions

1.1 Parties: This Lease, executed in duplicate at Cupertino, California, on March 9, 2006, by
and between Mission West Properties, L.P., a Delaware limited partnership, and Sipex Corporation, a
Delaware Corporation, hereinafter called respectively Lessor and Lessee, without regard to number
or gender.

1.2 Letting: Lessor hereby leases to Lessee, and Lessee hires from Lessor, the Premises, for
the term, at the rental and upon all the terms and conditions set forth herein.

1.3 Use: Lessee may use the Premises for the purpose of conducting therein office, research
and development, light manufacturing, and warehouse activities, and any other legal activity.

1.4 Premises: The real property with appurtenances as shown on Exhibit A (the “Premises”)
situated in the City of Milpitas, County of Santa Clara, State of California, and more particularly
described as follows:

The Premises includes one single story 60,482 square foot building and one 2-story
35,208 square foot building for a total of 95,690 square feet of buildingswith all
improvements thereto, including the right to use 293 unreserved surface parking
spaces as shown on Exhibit A.1. The address for the Premises is 233 South Hillview
Drive, Milpitas, California. Lessee’s pro-rata share of the Premises is 100%.

1.5 Term: The term shall be for sixty (60) months unless extended pursuant to Section 35 of
this Lease (the “Lease Term”), commencing on the Commencement Date as defined in Section 1.11 and
ending sixty (60) months thereafter.

	 	 	 	 	 	 	 
	1.6Rent: Rent shall be payable in monthly installments as follows:
	 	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	Base Rent
	 	Estimated CAC**
	 	Total Rent
	
 
	 	 
	 	 
	 	 
	Months 1* through 12

Months 13 through 24

Months 25 through 36

Months 37 through 48

Months 49 through 60

	 	$105,259

$108,417

$111,669

$115,019

$118,470
	 	$2,871

$2,871

$2,871

$2,871

$2,871
	 	$108,130

$111,288

$114,540

$117,890

$121,341

• For purposes of the foregoing, “Month 1” is the first full lease month after the Commencement
Date. If the Commencement Date is not the first day of a month, then the first month shall be a
partial month (prorated), and shall be added to the Lease Term. The monthly Total Rent for the
partial month shall be Three Thousand Four Hundred Eighty Eight Dollars ($3,488) per day. Month 1
shall commence on the first day of the first full month of the Lease Term.

• CAC charges to be adjusted per Common Area Charges Section below.

Base rent and CAC as scheduled above shall be payable in advance on or before the first day of each
calendar month during the Lease Term. The term “Rent,” as used herein, shall be deemed to be and
to mean the base monthly rent and all other sums required to be paid by Lessee to Lessor pursuant
to the terms of this Lease. Rent shall be paid in lawful money of the United States of America,
without offset or deduction, and shall be paid to Lessor at such place or places as may be
designated from time to time by Lessor. Rent for any period less than a calendar month shall be a
pro rata portion of the monthly installment. Upon execution of this Lease, Lessee shall deposit
with Lessor the first month’s rent, including estimated CAC and Security Deposit.

1.7 Security Deposit: Lessee shall deposit with Lessor the sum of One Million Two Hundred
Sixty Five Thousand Dollars ($1,265,000) (the “Security Deposit”). The Security Deposit shall be
held by Lessor as security for the faithful performance by Lessee of all of the terms, covenants,
and conditions of this Lease applicable to Lessee. The Security Deposit will be reduced to Six
Hundred Thirty Two Thousand Five Hundred Dollars ($632,500) when the Lessee achieves four
consecutive quarters of net income and positive cash flow, excluding extraordinary items, as
reported on their securities filings with the U.S. Securities and Exchange Commission (the
“Security Deposit Reduction Event”). Following the Security Deposit Reduction Event if the Lessee
reports two consecutive quarters of net loss and negative cash flow, excluding extraordinary items,
as reported on their securities filings with the U.S. Securities and Exchange Commission, Lessor
will have the right to require the Lessee to increase the Security Deposit to One Million Two
Hundred Sixty Five Thousand Dollars ($1,265,000) within fifteen (15) days after Lessor’s written
notice to Lessee; provided, however, that upon any subsequent occurrence of a Security Deposit
Reduction Event, the Security Deposit will again be reduced to Six Hundred Thirty Two Thousand Five
Hundred Dollars ($632,500) until such time, if any, as Lessee thereafter reports two consecutive
quarters of net loss and negative cash flow, excluding extraordinary items, as reported on its
securities filings with the U.S. Securities and Exchange Commission, Lessor will again have the
right to require the Lessee to increase the Security Deposit to One Million Two Hundred Sixty Five
Thousand Dollars ($1,265,000) within fifteen (15) days after Lessor’s written notice to Lessee. If
Lessee commits a default as provided for herein (after applicable notice and cure periods),
including but not limited to a default with respect to the provisions contained herein relating to
the condition of the Premises, Lessor may (but shall not be required to) use, apply or retain all
or any part of the Security Deposit for the payment of any amount which Lessor may spend by reason
of default by Lessee. If any portion of the Security Deposit is so used or applied, Lessee shall,
within ten days after written demand therefor, deposit cash with Lessor in an amount sufficient to
restore the Security Deposit to itsimmediately prior amount. Lessee’s failure to do so shall be a
default by Lessee. Any attempt by Lessee to transfer or encumber its interest in the Security
Deposit shall be null and void.

In lieu of the cash Security Deposit described above, Lessee shall have the right, at Lessee’s
election, to provide the Security Deposit in the form of an irrevocable standby letter of credit
(the “Letter of Credit”) issued to Lessor, as beneficiary, by a U.S. bank reasonably approved by
Lessor, in which case, the Letter of Credit shall serve as the Security Deposit under this Lease.
Lessee shall maintain the Letter of Credit for the entire Lease Term, provided that Lessee may at
any time substitute a cash Security Deposit for the Letter of Credit, and upon such substitution,
Lessor shall return the Letter of Credit to Lessee. The Letter of Credit shall provide that it
will be automatically renewed until thirty (30) days after the expiration date of the Lease Term or
any extension thereof. If, not later than thirty (30) days prior to the expiration of the Letter
of Credit, Lessee fails to furnish Lessor with a replacement Letter of Credit pursuant to this
paragraph, Lessor shall have the right to draw the full amount of the Letter of Credit and shall
hold the proceeds of the Letter of Credit as a cash Security Deposit pursuant to the foregoing
paragraph. Except as set forth in the preceding sentence, Lessor shall only draw upon the Letter
of Credit following Lessee’s default (after applicable notice and cure periods) and only to the
extent required to cure such default. If Lessor draws upon the Letter of Credit solely due to
Lessee’s failure to renew the Letter of Credit at least thirty (30) days before its expiration (i)
such failure to renew shall not constitute a default hereunder, and (ii) Lessee shall at any time
thereafter be entitled to provide Lessor with a replacement Letter of Credit that satisfies the
requirements of this paragraph, in which case Lessor shall immediately return the cash proceeds
equal to the balance of the Letter of Credit drawn by Lessor.

1.8 Common Area Charges: Lessee shall pay to Lessor, as additional Rent, an amount equal to
Lessee’s pro-rata share of the total common area charges of the Premises as defined below (the
common area charges for the Premises is referred to herein as (“CAC”)). Lessee shall pay to Lessor
as Rent, on or before the first day of each calendar month during the Lease Term, subject to
adjustment and reconciliation as provided hereinbelow, the sum of Two Thousand Eight Hundred
Seventy One Dollars ($2,871), said sum representing Lessee’s estimated monthly payment of Lessee’s
percentage share of CAC (which as of the date of this Lease represents the insurance covered under
Sections 6 A) and 6 B) and the two percent (2%) management fee set forth in this Section). Lessee,
at Lessee’s cost, will be responsible for replacement of capital items, including but not limited
to: HVAC units, parking lot (not including resealing and restriping which is covered by the CAC),
roof membrane replacement (not including the roof membrane maintenance which is covered by the
CAC), roof decking, structural or insulation replacement as a result of water intrusion from
failure of the roof membrane, elevator, and painting of building exterior (the “Capital
Replacements”) during the Lease Term or any extension thereof by properly licensed and insured
contractors using materials of equal or better quality that existed prior to the Capital
Replacement. It is understood and agreed that Lessee’s obligation under this paragraph shall be
prorated to reflect the Commencement Date and the end of the Lease Term, including a partial month.

Lessee’s estimated monthly payment of CAC payable by Lessee during the calendar year in which the
Lease commences is set forth above. At or prior to the commencement of each succeeding calendar
year term (or as soon as practical thereafter), Lessor shall provide Lessee with Lessee’s estimated
monthly payment for CAC which Lessee shall pay to Lessor as Rent. Within 120 days of the end of
the calendar year and the end of the Lease Term, Lessor shall provide Lessee a statement of actual
CAC incurred for the preceding year or other applicable period in the case of a termination year.
If such statement shows that Lessee has paid less than its actual percentage, then Lessee shall pay
to Lessor the amount of such deficiency within thirty (30) days. If such statement shows that
Lessee has paid more than its actual percentage, then Lessor shall, at its option, promptly refund
such excess to Lessee or credit the amount thereof to the Rent next becoming due from Lessee.
Lessor reserves the right to revise any estimate of CAC if the actual or projected CAC show an
increase or decrease in excess of 10% from an earlier estimate for the same period. In such event,
Lessor shall provide a revised estimate to Lessee, together with an explanation of the reasons
therefor, and Lessee shall revise its monthly payments accordingly. Lessor’s and Lessee’s
obligation with respect to adjustments at the end of the Lease Term or earlier expiration of this
Lease shall survive the Lease Term or earlier expiration. Lessee shall have the right, at any time
within one hundred eighty (180) days after Lessee’s receipt of any such statement to audit Lessor’s
books and records regarding CAC. If such audit shows that Lessee has paid less than its actual
percentage of CAC, then Lessee shall pay to Lessor the amount of such deficiency within thirty (30)
days. If such audit shows that Lessee has paid more than its actual percentage of CAC, then Lessor
shall, at its option, promptly refund such excess to Lessee or credit the amount thereof to the
Rent next becoming due from Lessee. In addition, if such audit shows that Lessee has overpaid CAC
by more than ten percent (10%) of the CAC actually payable by Lessee, then Lessor shall pay the out
of pocket cost of Lessee’s audit. Lessee’s audit shall take place at the Lessor’s business office
where the records are kept at a date and time mutually agreed to by the parties.

As used in this Lease, CAC shall include the reasonable costs actually incurred by Lessor for the
following: (i) the repair and maintenance of the Premises under Section 5(b), the premiums for
Lessor’s insurance under Sections 6 A) and 6 B) and the deductible thereunder (not to exceed
$10,000 per occurrence), Taxes under Section 16, and the amount described in Section 31 for
earthquake insurance; (ii) costs of supplies, materials, equipment and tools used and required in
connection with the operation and maintenance of the Premises; (iii) licenses, permits and
inspection fees; (iv) all other costs incurred by Lessor in directly maintaining and operating the
Premises; and (v) costs to comply with government regulations imposed on the Premisesafter the
Commencement Date and not related to Lessee’s particular use and occupancy of the Premises; and
(vi) an amount equal to two percent (2%) of the base rent and CAC (to the extent that the Lessee
elects to take direct control of the CAC as provided in Section 5(b), the management fee will only
be calculated using the base rent and the CAC that is managed directly by Lessor), as compensation
for Lessor’s accounting and management services. Lessee shall have the right to review the basis
and computation analysis used to derive the CAC applicable to this Lease annually.

1.9 Late Charges: Lessee hereby acknowledges that a late payment made by Lessee to Lessor of
Rent and other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease,
the exact amount of which will be extremely difficult to ascertain. Such costs include, but are
not limited to, processing and accounting charges, and late charges, which may be imposed on Lessor
according to the terms of any mortgage or trust deed covering the Premises. Accordingly, if any
installment of base monthly rent or monthly estimate of CAC is not received by Lessor or Lessor’s
designee within five (5) days after such amount is due (provided, however, that, on the first
occasion in any calendar year that Lessee is delinquent in payment of base monthly rent or monthly
estimate of CAC, Lessor shall give Lessee written notice thereof, and no late charge shall be
payable so long as Lessee pays such past-due amount within three (3) days thereafter) or if any
other Rent or other sum payable to Lessor is not received by Lessor or Lessor’s designee within ten
(10) days after Lessor delivers a written notice to Lessee, Lessee shall pay to Lessor a late
charge equal to five percent (5%) of such overdue amount. The parties hereby agree that such late
charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of late
payments made by Lessee. Acceptance of such late charges by Lessor shall in no event constitute a
waiver of Lessee’s default with respect to such overdue amount, nor shall it prevent Lessor from
exercising any of the other rights and remedies granted hereunder.

1.10 Quiet Enjoyment: Lessor covenants and agrees with Lessee that upon Lessee paying Rent and
performing its covenants and conditions under this Lease, Lessee shall and may peaceably and
quietly have, hold and enjoy the Premises for the Lease Term, subject, however, to the rights
reserved by Lessor hereunder.

1.11 Possession: Possession shall be deemed tendered and the term shall commence on the date
of this Lease or such other date agreed to by the parties in writing (the “Commencement Date”).

2. Lessee Improvements

2.1 Acceptance Of Premises And Covenants To Surrender: Lessee accepts the Premises in an “AS
IS” condition and “AS IS” state of repair, subject to Lessor’s representation that the Premises are
in good order and repair, and comply with all requirements for occupancy as of the Commencement
Date. Lessee agrees on the last day of the Lease Term, or on the sooner termination of this Lease,
to surrender the Premises to Lessor in Good Condition and Repair “Good Condition and Repair”
shall generally mean that the Premises are in the condition that one would expect the Premises to
be in, if throughout the Lease Term Lessee (i) uses and maintains the Premises in a commercially
reasonable manner and in an accordance with the requirements of this Lease and (ii) makes all
Required Replacements. “Required Replacements” are the replacements to worn-out (non-repairable)
equipment, fixtures, and improvements, including the Captial Replacements that a commercially
reasonable owner-user would make. All of the following shall be in Good Condition and Repair: (i)
the interior walls and floors (new carpet will not be required at the end of the Lease Term) of all
offices and other interior areas, (ii) all suspended ceilings and any carpeting shall be clean and
in good condition, (iii) all glazing, windows, doors and door closures, plate glass, (iv) all
electrical systems including light fixtures and ballasts, plumbing, and temperature control
systems; and (v) the existing approximately 20,000 square feet of Class 10 clean room. Lessee, on
or before the end of the Lease Term or sooner termination of this Lease, shall remove all its
personal property and trade fixtures from the Premises, and all such property not so removed shall
be deemed to be abandoned by Lessee. Lessee shall reimburse Lessor for all disposition costs
incurred by Lessor relative to Lessee’s abandoned property. If the Premises are not surrendered at
the end of the Lease Term or earlier termination of this Lease, Lessee shall indemnify Lessor
against loss or liability resulting from any delay caused by Lessee in surrendering the Premises
including, without limitation, any claims made by any succeeding Lessee founded on such delay.

3. Uses Prohibited: Lessee shall not commit, or suffer to be committed, any waste upon the
Premises, or any nuisance, or other act or thing which may disturb the quiet enjoyment of any other
tenant in or around the buildings in which the subject Premises are located or allow any sale by
auction upon the Premises, or allow the Premises to be used for any improper, immoral, unlawful or
objectionable purpose, or place any loads upon the floor, walls, or ceiling which may endanger the
structure, or use any machinery or apparatus which will unreasonably vibrate or shake the Premises
or the building of which it is a part, or place any harmful liquids in the drainage system of the
building. No waste materials or refuse shall be dumped upon or permitted to remain upon any part
of the Premises outside of the building proper. No materials, supplies, equipment, finished
products or semi-finished products, raw materials or articles of any nature shall be stored upon or
permitted to remain on any portion of the Premises outside of the building structure, unless
approved by the local, state federal or other applicable governing authority. Lessor consents to
Lessee’s use of materials which are incidental to Lessee’s normal, day-to-day operations, but this
does not relieve Lessee of any of its obligations not to contaminate the Premises and related real
property or violate any Hazardous Materials Laws.

4. Alterations And Additions: Lessee shall not make, or suffer to be made, any alteration or
addition to said Premises, or any part thereof, without the express, advance written consent of
Lessor; any addition or alteration to said Premises, except movable furniture, equipment and trade
fixtures, shall become at once a part of the realty and belong to Lessor at the end of the Lease
Term or earlier termination of this Lease. Alterations and additions which are not deemed as trade
fixtures shall include HVAC systems, lighting systems, electrical systems, partitioning, carpeting,
or any other installation which has become an integral part of the Premises. Lessee agrees that it
will not proceed to make such alterations or additions until all required government permits have
been obtained and after having obtained consent from Lessor to do so, until five (5) days from the
receipt of such consent, so that Lessor may post appropriate notices to avoid any liability to
contractors or material suppliers for payment for Lessee’s improvements. Lessee shall at all times
permit such notices to be posted and to remain posted until the completion of work. At the end of
the Lease Term or earlier termination of this Lease, Lessee shall remove and shall be required to
remove any additions or alterations installed by Lessee at or during the Lease Term and Lessee
shall return the Premises to the condition that existed before the installation of the additions or
alterations. Notwithstanding the above, Lessor agrees to allow any reasonable alterations and
improvements and will notify Lessee at the time of approval if such improvements or alterations are
to be removed at the end of the Lease Term or earlier termination of this Lease. Notwithstanding
the foregoing, Lessee may construct non-structural alterations and additions without Lessor’s prior
approval, if the cost of any such project within a twelve month period does not exceed Fifty
Thousand Dollars ($50,000) and does not alter the exterior appearance of the Premises or building.
Except for alterations and additions which cannot be removed without structural modifications to
the Premises, at any time Lessee may remove Lessee’s trade fixtures, equipment, personal property
and alterations from the Premises, provided that Lessee repairs all damage caused by such removal
to a standard of at least equal quality and finishes that exist in the Premises.

5. Maintenance Of Premises:

(a) Lessee shall at its sole cost and expense keep, repair, and maintain the interior of the
Premises in Good Condition and Repair, including, but not limited to, the interior walls and
floors of all offices and other interior areas, doors and door closures, all lighting systems,
temperature control systems, and plumbing systems, existing approximately 20,000 square feet of
Class 10 clean room, including any Required Replacements. Lessee shall provide interior and
exterior window washing as needed.

(b) Lessor shall, at Lessee’s expense, keep, repair, and maintain in Good Condition and Repair
including Required Replacements the following, which shall be included in the monthly CAC under
Section 1.8:

1. The exterior of the building, any appurtenances and every part thereof, including
but not limited to, glazing, sidewalks, parking areas, electrical systems, and
painting of exterior walls. The parking lot to receive a finish coat as soon as
practicable following the Lease Commencement and every five to seven years
thereafter.

2. The HVAC by a service contract with a licensed air conditioning and heating
contractor which contract shall provide for a minimum of quarterly maintenance of
all air conditioning and heating equipment at the Premises including HVAC repairs or
replacements which are either excluded from such service contract or any existing
equipment warranties.

3. The landscaping by a landscape contractor to water, maintain, trim and replace,
when necessary, any shrubbery, irrigation parts, and landscaping at the Premises.

4. The roof membrane by a service contract with a licensed reputable roofing
contractor which contract shall provide for a minimum of semi-annual maintenance,
cleaning of storm gutters, drains, removing of debris, and trimming overhanging
trees, repair of the roof, and application of a finish coat (if applicable to the
Premises type of roof), every five years.

5. Exterior pest control.

6. Fire monitoring services.

7. Parking lot sweeping.

8. The Elevator by a service contract with a licensed elevator contractor which
contract shall provide for a minimum of quarterly maintenance of all elevator
equipment at the Premises including repairs or replacements which are either
excluded from such service contract or any existing equipment warranties, and
maintaining all licensing required by the State of California.

9. Elevator emergency phone and monitoring.

Upon execution of this Lease, Lessee will be directly responsible for securing,
supervising and paying for the items in this Section 5(b) 1, 2, 3, 4, 5, 6, 7, 8 and
9. Any contract entered into by Lessee for items in this Section 5(b) 1, 2, 3, 4,
5, 6, 7, 8 and 9 will be with properly licensed and insured contractors in
accordance with the terms of this Lease, and the contractor shall name Lessor as
additional insured. The cost of Lessee providing these services to the Premises
shall be excluded from monthly CAC.

In the event Lessee elects to have Lessor directly secure, supervise and pay for any
items in this Section 5(b) 1, 2, 3, 4, 5, 6, 7, 8 and 9, at any time during the
Lease Term, Lessee will provide Lessor at least sixty (60) days advance written
notice accompanied by a copy of the service contact currently in place. Lessor will
have the right to use a contractor of Lessor’s choosing, in Lessor’s sole and
absolute discretion, for the services previously contracted for by Lessee. The
Lessor shall use properly licensed and insured contractors in accordance with the
terms of this Lease, and the contractor shall name Lessee as additional insured. The
cost of Lessor providing the services to the Premises shall be included in the
monthly CAC.

If Lessor manages the items in this Section 5(b) 1, 2, 3, 4, 5, 6, 7, 8 and 9, at
any time during the Lease Term, the Lessee has the right to directly secure,
supervise and pay for any items in this Section 5(b) 1, 2, 3, 4, 5, 6, 7, 8 and 9
for the Premises by delivering a written notice to Lessor at least thirty (30) days
in advance, and as long as such actions result in comparable services being provided
and no penalty to be incurred by Lessor in connection with canceling the contract in
place. To the extent Lessee elects to have direct control, supervision and payment
of all or a portion of the CAC for the Premises, Lessee will provide Lessor
customary proof of payment and/or maintenance records contemporaneously, as
applicable, relating to the CAC in Lessee’s direct control, supervision and payment
for the Premises, and the cost of Lessee providing the services to the Premises
shall be excluded from the monthly CAC.

Notwithstanding the foregoing or any other provision of this Lease, Lessee, at
Lessee’s sole cost and expense, has the right to complete any necessary emergency
repairs covered by the CAC’s to mitigate damage to the Premises or avoid any
disruption of Lessee’s business. Following the Lessee’s completion of any necessary
emergency repairs, Lessee will promptly notify Lessor in writing of the emergency
repairs that were completed.

(c) Lessee hereby waives any and all rights to make repairs at the expense of Lessor as provided
in Section 1942 of the Civil Code of the State of California, and all rights provided for by
Section 1941 of said Civil Code.

(d) Lessor, at Lessor’s sole cost, shall be responsible for the repair of any structural defects
in the Premises including the roof structure (not including the roof membrane), exterior walls
and foundation during the Lease Term.

6. Insurance:

A) Hazard Insurance: Lessee shall not use, or permit said Premises, or any part thereof, to
be used, for any purpose other than that for which the Premises are hereby leased; and no use
shall be made or permitted to be made of the Premises, nor acts done, which may cause a
cancellation of any insurance policy covering the Premises, or any part thereof, nor shall
Lessee sell or permit to be kept, used or sold, in or about said Premises, any article which may
be prohibited by a fire and extended coverage insurance policy. Lessee shall comply with any
and all requirements, pertaining to said Premises, of any insurance organization or company,
necessary for the maintenance of reasonable fire and extended coverage insurance, covering the
Premises. Lessor shall, at Lessee’s sole cost and expense as part of the CAC, purchase and keep
in force “all risk” property insurance, covering loss or damage to the Premises in an amount
equal to the full replacement cost of the Premises, as reasonably determined by Lessor, with
proceeds payable to Lessor. In the event of a loss per the insurance provisions of this
paragraph, Lessee shall be responsible for deductibles up to a maximum of $10,000 per
occurrence. Lessee acknowledges that the insurance referenced in this paragraph does not
include coverage for Lessee’s personal property.

B) Loss of Rents Insurance: Lessor shall, at Lessee’s sole cost and expense as part of the
CAC, purchase and maintain in full force and effect, a policy of rental loss insurance, in an
amount equal to the amount of Rent payable by Lessee commencing within sixty (60) days of the
date of the loss or on the date of loss if reasonably available for the next ensuing one (1)
year, as reasonably determined by Lessor with proceeds payable to Lessor (“Loss of Rents
Insurance”).

C) Liability and Property Damage Insurance: Lessee, as a material part of the consideration
to be rendered to Lessor, hereby waives all claims against Lessor and Lessor’s Agents for
damages to goods, wares and merchandise, and all other personal property in, upon, or about the
Premises, and for injuries to persons in, upon, or about the Premises, from any cause arising at
any time, and Lessee will hold Lessor and Lessor’s Agents exempt and harmless from any damage or
injury to any person, or to the goods, wares, and merchandise and all other personal property of
any person, arising from the use or occupancy of the Premises by Lessee, or from the failure of
Lessee to keep the Premises in Good Condition and Repair, as herein provided; provided, however,
that the foregoing waiver and indemnity shall not apply with respect to any damage or injury
caused by the negligence or willful misconduct of Lessor or Lessor’s Agents. Lessee shall, at
Lessee’s sole cost and expense, purchase and keep in force a standard policy of commercial
general liability insurance and property damage policy covering the Premises and all related
areas insuring the Lessee having a combined single limit for both bodily injury, death and
property damage in an amount not less than Five Million Dollars ($5,000,000.00) per occurance of
which Two Million Dollars ($2,000,000) can be provided by a primary (or base) liability policy
with an additional Three Million Dollars ($3,000,000) provided by an excess or umbrella
liability policy, and Lessee’s insurance shall be primary. The limits of said insurance shall
not, however, limit the liability of Lessee hereunder. Lessee shall, at its sole cost and
expense, comply with all of the insurance requirements of all local, municipal, state and
federal authorities now in force, or which may hereafter be in force, pertaining to Lessee’s
particular use and occupancy of the said Premises.

D) Personal Property Insurance: Lessee shall obtain, at Lessee’s sole cost and expense, a
policy of fire and extended coverage insurance including coverage for direct physical loss
special form, and a sprinkler leakage endorsement insuring the personal property of Lessee. The
proceeds from any personal property damage policy shall be payable to Lessee.

All insurance policies required in 6 C) and 6 D) above shall: (i) provide for a certificate of
insurance evidencing the insurance required herein, being deposited with Lessor on or prior to the
Commencement Date, and upon each renewal, such certificates shall be provided 30 days prior to the
expiration date of such coverage, (ii) be in a form reasonably satisfactory to Lessor and shall
provide the coverage required by Lessee in this Lease, (iii) be carried with companies with a Best
Rating of A minimum, (iv) specifically provide that such policies shall not be subject to
cancellation, reduction of coverage, or other change except after 30 days prior written notice to
Lessor, (v) with respect to insurance under 6 C) name Lessor, Lessor’s lender, and any other party
with an insurable interest in the Premises as additional insureds by endorsement to policy, and
(vi) shall be primary.

Lessee agrees to pay to Lessor, as additional Rent, on demand, the full cost of the insurance
polices referenced in 6 A) and 6 B) above as evidenced by insurance billings to Lessor which shall
be included in the CAC. If Lessee does not occupy the entire Premises, the insurance premiums
shall be allocated to the portion of the Premises occupied by Lessee on a pro-rata square footage
or other equitable basis, as determined by Lessor. It is agreed that Lessee’s obligation under
this paragraph shall be prorated to the reflect the Commencement Date and the end of the Lease
Term.

Notwithstanding anything in this Lease to the contrary, Lessor and Lessee hereby waive any rights
each may have against the other related to any loss or damage to Premises caused by Lessor or
Lessee as the case may be, or to the Premises or its contents, and which may arise from any risk
covered by “all risk” property insurance or those risks required to be covered under Lessee’s
personal property insurance. The parties shall provide that their respective insurance policies
insuring the property or the personal property include a waiver of any right of subrogation which
said insurance company may have against Lessor or Lessee, as the case may be.

7. Abandonment: Lessee shall not abandon the Premises at any time during the Lease Term; and if
Lessee shall abandon or surrender said Premises, or be dispossessed by process of law, or
otherwise, any personal property belonging to Lessee and left on the Premises shall be deemed to be
abandoned, at the option of Lessor. Notwithstanding the above, the Premises shall not be
considered abandoned if Lessee maintains the Premises in Good Condition and Repair, provides
security and is not in default.

8. Free From Liens: Lessee shall keep the subject Premises and the property in which the subject
Premises are situated, free from any and all liens including but not limited to liens arising out
of any work performed, materials furnished, or obligations incurred by Lessee. However, the Lessor
shall allow Lessee to contest a lien claim, so long as the claim is discharged prior to any
foreclosure proceeding being initiated against the property and provided Lessee provides Lessor a
bond if the lien exceeds $5,000.

9. Compliance With Governmental Regulations: Lessee shall, at its sole cost and expense, comply
with all of the requirements of all local, municipal, state and federal authorities now in force,
or which may hereafter be in force, pertaining to Lessee’s particular use of the Premises, and
shall faithfully observe in the use and occupancy of the Premises all such local and municipal
ordinances and state and federal statutes now in force or which may hereafter be in force.

10. Intentionally Omitted.

11. Advertisements And Signs: Lessee shall not place or permit to be placed, in, upon or about the
Premises any unusual or extraordinary signs, or any signs not approved by the city, local, state,
federal or other applicable governing authority. Lessee shall not place, or permit to be placed
upon the Premises, any signs, advertisements or notices without the written consent of the Lessor,
and such consent shall not be unreasonably withheld. A sign so placed on the Premises shall be so
placed upon the understanding and agreement that Lessee will remove same at the end of the Lease
Term or earlier termination of this Lease and repair any damage or injury to the Premises caused
thereby, and if not so removed by Lessee, then Lessor may have the same removed at Lessee’s
expense. Lessee shall, however, have the right to maintain, at Lessee’s sole cost and expense,
during the Lease Term or any extension thereof, all signageat the Premises.

12. Utilities: Lessee shall pay for all water, gas, heat, light, power, telephone and other
utilities supplied to the Premises. Any charges for sewer usage, PG&E and telephone site service
or related fees shall be the obligation of Lessee and paid for by Lessee. If any such services are
not separately metered to Lessee, Lessee shall pay a reasonable proportion of all charges which are
jointly metered, the determination to be made by Lessor acting reasonably and on any equitable
basis. Lessor and Lessee agree that Lessor shall not be liable to Lessee for any disruption of the
utility service to the Premises.

13. Attorney’s Fees: In case suit should be brought for the possession of the Premises, for the
recovery of any sum due hereunder, because of the breach of any other covenant herein, or to
enforce, protect, or establish any term, conditions, or covenant of this Lease or the right of
either party hereunder, the losing party shall pay to the Prevailing Party reasonable attorney’s
fees which shall be deemed to have accrued on the commencement of such action and shall be
enforceable whether or not such action is prosecuted to judgment. The term “Prevailing Party”
shall mean the party that received substantially the relief requested, whether by settlement,
dismissal, summary judgment, judgment, or otherwise.

14. Default

14.1 Lessee Default: The occurrence of any of the following shall constitute a default and
breach of this Lease by Lessee: a) Any failure by Lessee to pay Rent or to make any other payment
due to Lessor under this Lease which failure has not been remedied within three (3) days after
Lessor shall have given Lessee written notice thereof; b) The abandonment of the Premises by Lessee
except as provided in Section 7; c) A failure by Lessee to observe and perform any other provision
of this Lease to be observed or performed by Lessee, where such failure continues for thirty days
after written notice thereof by Lessor to Lessee; provided, however, that if the nature of such
default is such that the same cannot be reasonably cured within such thirty (30) day period, Lessee
shall not be deemed to be in default if Lessee shall, within such period, commence such cure and
thereafter diligently prosecute the same to completion; d) The making by Lessee of any general
assignment for the benefit of creditors; the filing by or against Lessee of a petition to have
Lessee adjudged a bankrupt or of a petition for reorganization or arrangement under any law
relating to bankruptcy; e) the appointment of a trustee or receiver to take possession of
substantially all of Lessee’s assets or Lessee’s interest in this Lease, or the attachment,
execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises
or of Lessee’s interest in this Lease; and in the case of any involuntary event described in the
foregoing clauses d) and e), the same shall not have been dismissed within sixty (60) days of the
filing of any involuntary event.

14.2 Surrender Of Lease: In the event of any such default by Lessee, then in addition to any
other remedies available to Lessor at law or in equity, Lessor shall have the immediate option to
terminate this Lease before the end of the Lease Term and all rights of Lessee hereunder, by giving
written notice of such intention to terminate. In the event that Lessor terminates this Lease due
to a default of Lessee, then Lessor may recover from Lessee: a) the worth at the time of award of
any unpaid Rent which had been earned at the time of such termination; plus b) the worth at the
time of award of unpaid Rent which would have been earned after termination until the time of award
exceeding the amount of such rental loss that the Lessee proves could have been reasonably avoided;
plus c) the worth at the time of award of the amount by which the unpaid Rent for the balance of
the Lease Term after the time of award exceeds the amount of such rental loss that the Lessee
proves could have been reasonably avoided; plus d) any other amount necessary to compensate Lessor
for all the detriment proximately caused by Lessee’s failure to perform his obligations under this
Lease or which in the ordinary course of things would be likely to result therefrom; and e) at
Lessor’s election, such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time by applicable California law. As used in (a) and (b) above, the “worth
at the time of award” is computed by allowing interest at the rate of Wells Fargo’s prime rate plus
two percent (2%) per annum. As used in (c) above, the “worth at the time of award” is computed by
discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the
time of award plus one percent (1%).

14.3 Right of Entry and Removal: In the event of any such default by Lessee, Lessor shall also
have the right, after issuance of a court order, by operation of the law or terminating this Lease,
to re-enter the Premises and remove all persons and property from the Premises; such property may
be removed and stored in a public warehouse or elsewhere at the cost of and for the account of
Lessee.

14.4 Abandonment: In the event of the abandonment, except as provided in Section 7, of the
Premises by Lessee or in the event that Lessor shall elect to re-enter as provided in Section 14.3
above, and Lessor does not elect to terminate this Lease as provided in Section 14.2 above, then
Lessor may from time to time, without terminating this Lease, recover all Rent as it becomes due.

14.5 No Implied Termination: No re-entry or exercise of remedies by Lessor pursuant to Section
14.3 or Section 14.4 of this Lease shall be construed as an election to terminate this Lease unless
a written notice of such intention is given to Lessee or unless the termination thereof is decreed
by a court of competent jurisdiction.

15. Surrender Of Lease: The voluntary or other surrender of this Lease by Lessee, or a mutual
cancellation thereof, shall not work a merger, and shall, at the option of Lessor, terminate all or
any existing subleases or sub tenancies, or may, at the option of Lessor, operate as an assignment
to him of any or all such subleases or sub tenancies.

16. Taxes: Lessee shall pay and discharge punctually and prior to delinquency with penalty, all
real estate taxes, personal property taxes, taxes based on vehicles utilizing parking areas in the
Premises, taxes computed or based on rental income (other than federal, state and municipal net
income taxes), environmental surcharges, privilege taxes, excise taxes, business and occupation
taxes, school fees or surcharges, gross receipts taxes, sales and/or use taxes, employee taxes,
occupational license taxes, water and sewer taxes, assessments (including, but not limited to,
assessments for public improvements or benefit), assessments for local improvement and maintenance
districts, and all other governmental impositions and charges of every kind and nature whatsoever,
regardless of whether now customary or within the contemplation of the parties hereto and
regardless of whether resulting from increased rate and/or valuation, or whether extraordinary or
ordinary, general or special, unforeseen or foreseen, or similar or dissimilar to any of the
foregoing (all of the foregoing being hereinafter collectively called “Tax” or “Taxes”) which, at
any time during the Lease Term, shall be applicable against the Premises, or shall become due and
payable and a lien or charge upon the Premises under or by virtue of any present or future laws,
statutes, ordinances, regulations, or other requirements of any governmental authority whatsoever.
The term “Environmental Surcharge” shall include any and all expenses, taxes, charges or penalties
imposed by the Federal Department of Energy, Federal Environmental Protection Agency, the Federal
Clean Air Act, or any regulations promulgated thereunder, or any other local, state or federal
governmental agency or entity now or hereafter vested with the power to impose taxes, assessments
or other types of surcharges as a means of controlling or abating environmental pollution or the
use of energy in regard to the use, operation or occupancy of the Premises but shall not include
any costs to remediate Hazardous Materials at the Premises that are not Lessee’s responsibility
under Section 33. The term “Tax” shall include, without limitation, all taxes, assessments,
levies, fees, impositions or charges levied, imposed, assessed, measured, or based in any manner
whatsoever (i) in whole or in part on the Rent payable by Lessee under this Lease, (ii) upon or
with respect to the use, possession, occupancy, leasing, operation or management of the Premises,
(iii) upon this transaction or any document to which Lessee is a party creating or transferring an
interest or an estate in the Premises, (iv) upon Lessee’s business operations conducted at the
Premises (to the extent that this tax could become a lien on the Premises), (v) upon, measured by
or reasonably attributable to the cost or value of Lessee’s equipment, furniture, fixtures and
other personal property located on the Premises or the cost or value of any leasehold improvements
made in or to the Premises by or for Lessee, regardless of whether title to such improvements shall
be in Lessor or Lessee, or (vi) in lieu of or equivalent to any Tax set forth in this Section 16.
In the event any such Taxes are payable by Lessor and it shall not be lawful for Lessee to
reimburse Lessor for such Taxes, then the Rent payable thereunder shall be increased to net Lessor
the same net rent after imposition of any such Tax upon Lessor as would have been payable to Lessor
prior to the imposition of any such Tax. It is the intention of the parties that Lessor shall be
free from all such Taxes and all other governmental impositions and charges of every kind and
nature whatsoever. However, nothing contained in this Section 16 shall require Lessee to pay any
Federal or State income, franchise, estate, inheritance, succession, transfer or excess profits tax
imposed upon Lessor. If any general or special assessment is levied and assessed against the
Premises, Lessor agrees to use its best reasonable efforts to cause the assessment to become a lien
on the Premises securing repayment of a bond sold to finance the improvements to which the
assessment relates which is payable in installments of principal and interest over the maximum term
allowed by law. It is understood and agreed that Lessee’s obligation under this paragraph will be
prorated to reflect the Commencement Date and the end of the Lease Term. It is further understood
that if Taxes cover the Premises and Lessee does not occupy the entire Premises, the Taxes will be
allocated to the portion of the Premises occupied by Lessee based on a pro-rata square footage or
other equitable basis, as determined by Lessor. Lessee has elected to be responsible to pay real
estate taxes directly and Lessee will be responsible for any penalties and interest as a result of
not paying the real estate taxes when due. In the event Lessee either: (i) Commits a Lease
default (beyond applicable notice and cure periods) or (ii) elects to have Lessor pay the real
estate taxes, the real estate taxes (including any accrued penalities and interest as a result of
Lessee’s failure to pay the real estate taxes when due) billed by Lessor to Lessee shall be
included in the monthly CAC.

Subject to any limitations or restrictions imposed by any deeds of trust or mortgages now or
hereafter covering or affecting the Premises, Lessee shall have the right to contest or review the
amount or validity of any Tax by appropriate legal proceedings but which is not to be deemed or
construed in any way as relieving, modifying or extending Lessee’s covenant to pay such Tax at the
time and in the manner as provided in this Section 16. However, as a condition of Lessee’s right
to contest, if such contested Tax is not paid before such contest and if the legal proceedings
shall not operate to prevent or stay the collection of the Tax so contested, Lessee shall, before
instituting any such proceeding, protect the Premises and the interest of Lessor and of the
beneficiary of a deed of trust or the mortgagee of a mortgage affecting the Premises against any
lien upon the Premises by a surety bond, issued by an insurance company acceptable to Lessor and in
an amount equal to one and one-half (1 1/2) times the amount contested or, at Lessor’s option, the
amount of the contested Tax and the interest and penalties in connection therewith. Any contest as
to the validity or amount of any Tax, whether before or after payment, shall be made by Lessee in
Lessee’s own name, or if required by law, in the name of Lessor or both Lessor and Lessee. Lessee
shall defend, indemnify and hold harmless Lessor from and against any and all costs or expenses,
including attorneys’ fees, in connection with any such proceedings brought by Lessee, whether in
its own name or not. Lessee shall be entitled to retain any refund of any such contested Tax and
penalties or interest thereon which have been paid by Lessee. Nothing contained herein shall be
construed as affecting or limiting Lessor’s right to contest any Tax at Lessor’s expense.

17. Notices: Unless otherwise provided for in this Lease, any and all written notices or other
communication (the “Communication”) to be given in connection with this Lease shall be given in
writing and shall be given by personal delivery or by mailing by registered or certified mail with
postage thereon or recognized overnight courier, fully prepaid, in a sealed envelope addressed to
the intended recipient as follows:

	 	 	 	 	 
	(a)

	 	to the Lessor at:
	 	10050 Bandley Drive

Cupertino, California 95014

Attention: Carl E. Berg

Raymond V. Marino
	 
	 	 	 	 
	(b)

	 	to the Lessee at:
	 	233 South Hillview Drive

Milpitas, California 95035

Attention: Ralph H. Schmitt

Ray Wallin

or such other addresses, or individual as may be designated by a Communication given by a party to
the other parties as aforesaid. Any Communication given by personal delivery shall be conclusively
deemed to have been given and received on a date it is so delivered at such address provided that
such date is a business day, otherwise on the first business day following its receipt, and if
given by registered or certified mail, on the day on which delivery is made or refused or if given
by recognized overnight courier, on the first business day following deposit with such overnight
courier.

18. Entry By Lessor: Lessee shall permit Lessor and its agents to enter into and upon said Premises
at all reasonable times using the minimum amount of interference and inconvenience to Lessee and
Lessee’s business, subject to any security regulations of Lessee, for the purpose of inspecting the
same or for the purpose of maintaining the building in which said Premises are situated, or for the
purpose of making repairs, alterations or additions to any other portion of said building,
including the erection and maintenance of such scaffolding, canopies, fences and props as may be
required, without any rebate of Rent and without any liability to Lessee for any loss of occupation
or quiet enjoyment of the Premises; and shall permit Lessor and his agents, at any time within
ninety (90) days prior to the end of the Lease Term, to place upon said Premises any usual or
ordinary “For Sale” or “For Lease” signs and exhibit the Premises to prospective tenants at
reasonable hours.

19. Destruction Of Premises: In the event of a partial destruction of the said Premises during the
Lease Term from any cause which is covered by Lessor’s property insurance (or which would have been
covered if Lessor had maintained the property insurance required under this Lease), Lessor shall
forthwith repair the same, provided such repairs can be made within one hundred eighty (180) days
after receipt of building permit under the laws and regulations of State, Federal, County, or
Municipal authorities, but such partial destruction shall in no way annul or void this Lease,
except that Lessee shall be entitled to a proportionate reduction of Rent while such repairs are
being made. With respect to any partial destruction which Lessor is obligated to repair or may
elect to repair under the terms of this paragraph, the provision of Section 1932, Subdivision 2,
and of Section 1933, Subdivision 4, of the Civil Code of the State of California are waived by
Lessee. In the event that the building in which the subject Premises may be situated is destroyed
to an extent greater than thirty-three and one-third percent (33 1/3%) of the replacement cost
thereof, Lessor may, at its sole option, elect to terminate this Lease, whether the subject
Premises is insured or not. A total destruction of the building in which the subject Premises are
situated shall terminate this Lease. Notwithstanding the above, Lessor is only obligated to repair
or rebuild to the extent of available insurance proceeds including any deductible amount paid by
Lessee. Should Lessor determine that insufficient or no insurance proceeds are available for
repair or reconstruction of Premises, Lessor, at its sole option, may terminate the Lease. Lessee
shall have the option of continuing this Lease by agreeing to pay all repair costs to the subject
Premises. Notwithstanding this Section 19 or Section 21, (i) if the Premises are condemned or
damaged by any peril, then Lessee shall have the option to terminate this Lease if the Premises
cannot be, or are not in fact, fully restored by Lessor to their prior condition within two hundred
and seventy (270) days after the condemnation or damage, and (ii) Landlord shall not have the right
to terminate this Lease and shall repair and restore the Premises if the damage to the Premises is
(a) due to a risk required to be insured against by Lessor under this Lease or (b) relatively minor
(e.g., repair or restoration would cost less than five percent (5%) of the replacement cost of the
Premises).

20. Assignment And Subletting: Lessee shall not assign this Lease, or any interest therein, and
shall not sublet the said Premises or any part thereof, or any right or privilege appurtenant
thereto, or cause any other person or entity , to occupy or use the Premises, or any portion
thereof, without the advance written consent of Lessor which shall not be unreasonably withheld.
Notwithstanding the above, Lessee may, without the consent of Lessor, assign this Lease or sublet
all or any part of the Premises to a bona fide subsidiary or affiliate of Lessee, an entity in
which or with which Lessee merges or an entity which acquires all or substantially all of the
assets of Lessee (“Excepted Party”). Any such assignment or subletting requiring Lessor’s consent
made without Lessor’s consent shall be void, and shall, at the option of the Lessor, terminate this
Lease. This Lease shall not, or shall any interest therein, be assignable, as to the interest of
Lessee, by operation of law, without the written consent of Lessor. Notwithstanding Lessor’s
obligation to provide reasonable approval, Lessor reserves the right to withhold its consent for
any proposed sublessee or assignee of Lessee if the proposed sublessee or assignee is a user or
generator of Hazardous Materials to an extent greater than Lessee’s use of Hazardous Materials at
the Premises as of the Commencement Date. If Lessee desires to assign its rights under this Lease
or to sublet all or any part of the Premises to a party other than an Excepted Party, Lessee shall
first notify Lessor of the proposed terms and conditions of such assignment or subletting. With
respect to any such proposed assignment of this Lease or sublease if the assignee or sublessee,
respectively, fully occupies either the single story 60,482 square foot building or the 2-story
35,208 square foot building or the entire Premises, Lessor, at its sole option, shall have the
right (i) to enter into a direct Lessor-lessee relationship with such party under such proposed
terms and conditions, in which event Lessee shall be relieved of its obligations hereunder to the
extent of the Lessor-lessee relationship entered into between Lessor and such third party, or (ii)
to terminate the Lease and relieve Lessee of all Lease obligations occurring after the termination
of the Lease. Notwithstanding the foregoing, Lessee may assign this Lease to an Excepted Party,
provided there is no substantial reduction in the net worth of the Excepted Party below that of
Lessee immediately before such assignment and the Security Deposit will remain in place. Whether
or not Lessor’s consent to a sublease or assignment is required, in the event of any sublease or
assignment, Lessee shall be and shall remain primarily liable for the performance of all
conditions, covenants, and obligations of Lessee hereunder and, in the event of a default by an
assignee or sublessee, Lessor may proceed directly against the original Lessee hereunder and/or any
other predecessor of such assignee or sublessee without the necessity of exhausting remedies
against said assignee or sublessee. Notwithstanding anything in this Lease to the contrary, Lessor
acknowledges that Lessee currently intends to market the Premises and this Lease to prospective
assignees of Lessee’s interest under this Lease. Lessor therefore agrees that Lessor will consent
to such a proposed assignment of this Lease by Lessee, provided that (a) Lessee is not then in
default under this Lease (beyond applicable notice and cure periods), (b) the proposed assignee has
a net worth in excess of Fifty Million Dollars ($50,000,000) and the assignee’s financial
statements prepared in accordance with U.S. GAAP, has net income and positive cash flow, excluding
extraordinary items, during the four (4) calendar quarters immediately precedingLessee’s request
for Lessor’s consent to such assignment, and (c) Lessee pays all brokerage commissions and any
other out of pocket costs in connection with completing such assignment. Upon any such assignment
of this Lease, Lessor and Lessee shall execute a Settlement Agreement and Release in the form
attached hereto as Exhibit B, and the assignee shall be deemed to be an Excepted Party hereunder.

20.1 Consideration to Relocate: If Lessor recaptures the Premises pursuant to Section 20 or Lessee
and Lessor mutually agree on an assignment of the Lease to another tenant, then promptly after
Lessee determines its space needs in connection with the relocation (including acceptable
geographic locations), Lessee and Lessor will meet and confer for up to fifteen (15) days to
consider relocating Lessee to another premises owned by Lessor, but neither party shall have any
obligation to conclude any such relocation.

21. Condemnation: If any part of the Premises shall be taken for any public or quasi-public use,
under any statute or by right of eminent domain or private purchase in lieu thereof, and a part
thereof remains which is susceptible of occupation hereunder, this Lease shall as to the part so
taken, terminate as of the date title vests in the condemnor or purchaser, and the Rent payable
hereunder shall be adjusted so that the Lessee shall be required to pay for the remainder of the
Lease Term only that portion of Rent as the value of the part remaining. The rental adjustment
resulting will be computed at the same Rental rate for the remaining part not taken. Lessor shall
have the option to terminate this Lease as of the date when title to the part so taken vests in the
condemnor or purchaser. If all of the Premises, or such part thereof be taken so that there does
not remain a portion susceptible for occupation hereunder, this Lease shall thereupon terminate.
If a part or all of the Premises be taken, all compensation awarded upon such taking shall be
payable to the Lessor. Lessee shall have the right to file a separate claim to recover Lessee’s
relocation costs and the unamortized value of all improvements and alterations made to the Premises
at Lessee’s cost during the Lease Term.

22. Effects Of Conveyance: The term “Lessor” as used in this Lease, means only the owner for the
time being of the land and building constituting the Premises, so that, in the event of any sale of
said land or building, Lessor shall be and hereby is entirely freed and relieved of all covenants
and obligations of Lessor thereafter accruing hereunder, and it shall be deemed and construed,
without further agreement between the parties and the purchaser of any such sale, that the
purchaser of the building has assumed and agreed to carry out any and all covenants and obligations
of the Lessor hereunder. If any security is given by Lessee to secure the faithful performance of
all or any of the covenants of this Lease on the part of Lessee, Lessor shall transfer and deliver
the security, as such, to the purchaser at any such sale of the building, and thereupon the Lessor
shall be discharged from any further liability.

23. Subordination: This Lease, in the event Lessor notifies Lessee in writing, shall be subordinate
to any ground lease, deed of trust, or other hypothecation for security now or hereafter placed
upon the real property at which the Premises are a part and to any and all advances made on the
security thereof and to renewals, modifications, replacements and extensions thereof. Lessee agrees
to promptly execute any commercially reasonable documents which may be required to effectuate such
subordination. Notwithstanding such subordination, if Lessee is not in default (beyond applicable
notice and cure periods), Lessee’s right to quiet possession of the Premises shall not be disturbed
or affected by any subordination.

24. Waiver: The waiver by Lessor or Lessee of any breach of any term, covenant or condition, herein
contained shall not be construed to be a waiver of such term, covenant or condition or any
subsequent breach of the same or any other term, covenant or condition therein contained. The
subsequent acceptance of Rent hereunder by Lessor shall not be deemed to be a waiver of Lessee’s
breach of any term, covenant, or condition of the Lease.

25. Holding Over: Any holding over after the end of the Lease Term requires Lessor’s written
approval prior to the end of the Lease Term, which, notwithstanding any other provisions of this
Lease, Lessor may withhold. Such holding over shall be construed to be a tenancy at sufferance
from month to month. Lessee shall pay to Lessor monthly base rent equal to one and one-half (1.5)
times the monthly base rent installment due in the last month of the Lease Term and all other
additional rent and all other terms and conditions of the Lease shall apply, so far as applicable.
Holding over by Lessee without written approval of Lessor shall subject Lessee to the liabilities
and obligations provided for in this Lease and by law, including, but not limited to those in
Section 2.1 of this Lease. Lessee shall indemnify and hold Lessor harmless against any loss or
liability resulting from any delay caused by Lessee in surrendering the Premises, including without
limitation, any claims made or penalties incurred by any succeeding lessee or by Lessor. No
holding over shall be deemed or construed to exercise any option to extend or renew this Lease in
lieu of full and timely exercise of any such option as required hereunder.

26. Lessor’s Liability: If Lessee should recover a money judgment against Lessor arising in
connection with this Lease, the judgment shall be satisfied only out of the Lessor’s interest in
the Premises and, if at the time any portion of the Premises has been damaged or condemned, the
insurance and condemnation proceeds thereof, Neither Lessor or any of its officers, directors,
employees or partners shall be liable personally for any deficiency.

27. Estoppel Certificates: Lessee shall at any time during the Lease Term, upon not less than ten
(10) days prior written notice from Lessor, execute and deliver to Lessor a statement in
writing certifying that, this Lease is unmodified and in full force and effect (or, if modified,
stating the nature of such modification) and the dates to which the Rent and other charges have
been paid in advance, if any, and acknowledging that there are not, to Lessee’s knowledge, any
uncured defaults on the part of Lessor hereunder or specifying such defaults if they are claimed.
Any such statement may be conclusively relied upon by any prospective purchaser or encumbrancer of
the Premises. Lessee’s failure to deliver such a statement within such time shall be conclusive
upon the Lessee that (a) this Lease is in full force and effect, without modification except as may
be represented by Lessor; (b) there are no uncured defaults in Lessor’s performance.

28. Time: Time is of the essence of the Lease.

29. Captions: The headings on titles to the paragraphs of this Lease are not a part of this Lease
and shall have no effect upon the construction or interpretation of any part thereof. This
instrument contains all of the agreements and conditions made between the parties hereto and may
not be modified orally or in any other manner than by an agreement in writing signed by all of the
parties hereto or their respective successors in interest.

30. Party Names: Landlord and Tenant may be used in various places in this Lease as a substitute
for Lessor and Lessee respectively.

31. Earthquake Insurance: Lessee agrees that it will pay, as additional Rent, which shall be
included in the monthly CAC, an amount not to exceed Thirty Eight Thousand Two Hundred Seventy Six
and 00/100’s Dollars ($38,276) per year for earthquake insurance if Lessor desires to obtain some
form of earthquake insurance in the future, if and when available, on terms acceptable to Lessor as
determined in the sole and absolute discretion of Lessor; provided, however, that (i) Lessee shall
only be required to pay such amount if Lessor is required to carry such earthquake insurance by an
unaffiliated, commercial lender holding a mortgage or deed of trust on the Premises, and (ii)
Lessee shall not in any event be required to pay any amount in excess of the commercially
reasonable premiums actually paid by Lessor for such earthquake insurance for the Premises.

32. Habitual Default: Notwithstanding anything to the contrary contained in Section 14 herein,
Lessor and Lessee agree that if Lessee shall have defaulted in the payment of Rent (after
applicable notice and cure periods) for two or more times during any twelve month period during the
Lease Term, then such conduct shall, at the option of the Lessor, represent a separate event of
default which cannot be cured by Lessee. Lessee acknowledges that the purpose of this provision is
to prevent repetitive defaults by the Lessee under the Lease, which constitute a hardship to the
Lessor and deprive the Lessor of the timely performance by the Lessee hereunder.

33. Hazardous Materials

33.1 Definitions: As used in this Lease, the following terms shall have the following meaning:

a. The term “Hazardous Materials” shall mean (i) polychlorinated biphenyls; (ii) radioactive
materials and (iii) any chemical, material or substance now or hereafter defined as or
included in the definitions of “hazardous substance” “hazardous water”, “hazardous
material”, “extremely hazardous waste”, “restricted hazardous waste” under Section 25115,
25117 or 15122.7, or listed pursuant to Section 25140 of the California Health and Safety
Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (iv) defined as “hazardous
substance” under Section 25316 of the California Health and Safety Code, Division 20,
Chapter 6.8 (Carpenter-Presley-Tanner Hazardous Substances Account Act), (v) defined as
“hazardous material”, “hazardous substance”, or “hazardous waste” under Section 25501 of the
California Health and Safety Code, Division 20, Chapter 6.95 (Hazardous Materials Release,
Response, Plans and Inventory), (vi) defined as a “hazardous substance” under Section 25181
of the California Health and Safety Code, Division 20l, Chapter 6.7 (Underground Storage of
Hazardous Substances), (vii) petroleum, (viii) asbestos, (ix) listed under Article 9 or
defined as “hazardous” or “extremely hazardous” pursuant to Article II of Title 22 of the
California Administrative Code, Division 4, Chapter 20, (x) defined as “hazardous substance”
pursuant to Section 311 of the Federal Water Pollution Control Act, 33 U.S.C. 1251 et seq.
or listed pursuant to Section 1004 of the Federal Water Pollution Control Act (33 U.S.C.
1317), (xi) defined as a “hazardous waste”, pursuant to Section 1004 of the Federal Resource
Conservation and Recovery Act, 42 U.S.C. 6901 et seq., (xii) defined as “hazardous
substance” pursuant to Section 101 of the Comprehensive Environmental Responsibility
Compensations, and Liability Act, 42 U.S.C. 9601 et seq., or (xiii) regulated under the
Toxic Substances Control Act, 156 U.S.C. 2601 et seq.

b. The term “Hazardous Materials Laws” shall mean any local, state and federal laws, rules,
regulations, or ordinances relating to the use, generation, transportation, analysis,
manufacture, installation, release, discharge, storage or disposal of Hazardous Material.

c. The term “Lessor’s Agents” shall mean Lessor’s agents, representatives, employees,
contractors, subcontractors, directors, officers and partners.

d. The term “Lessee’s Agents” shall mean Lessee’s agents, representatives, employees,
contractors, subcontractors, directors, officers, partners and invitees.

33.2 Lessee’s Right to Investigate: Lessee, at Lessee’s cost, shall be entitled to cause such
inspection, soils and ground water tests, and other evaluations to be made of the Premises as
Lessee deems necessary regarding (i) the presence and use of Hazardous Materials in or about the
Premises, and (ii) the potential for exposure to Lessee’s employees and other persons to any
Hazardous Materials used and stored by previous occupants in or about the Premises. Lessee shall
provide Lessor with copies of all inspections, tests and evaluations, and repair any damage to the
Premises caused by the investigation.

33.3 Lessor’s Representations: Lessor hereby represents and warrants to the best of Lessor’s
knowledge that the Premises are, as of the date of this Lease, in compliance with all Hazardous
Material Laws.

33.4 Lessee’s Obligation to Indemnify: Lessee, at its sole cost and expense, shall indemnify,
defend, protect and hold Lessor and Lessor’s Agents harmless from and against any and all cost or
expenses, including those described under subparagraphs i, ii and iii herein below set forth, to
the extent arising from or caused during the Lease Term by:

a. Lessee’s or Lessee’s Agents’ use, analysis, storage, transportation, disposal, release,
threatened release, discharge or generation of Hazardous Material to, in, on, under, about
or from the Premises; or

b. Lessee’s or Lessee’s Agents failure to comply with Hazardous Material Laws; or

c. Any release of Hazardous Material to, in, on, under, about, from or onto the Premises
caused by or occurring as a result of acts or omissions of Lessee or Lessee’s Agents.

The cost and expenses indemnified against include, but are not limited to the following:

i. Any and all claims, actions, suits, proceedings, losses, damages, liabilities,
deficiencies, forfeitures, penalties, fines, punitive damages, cost or expenses;

ii. Any claim, action, suit or proceeding for personal injury (including sickness, disease,
or death), tangible or intangible property damage, compensation for lost wages, business
income, profits or other economic loss, damage to the natural resources of the environment,
nuisance, pollution, contamination, leaks, spills, release or other adverse effects on the
environment;

iii. The cost of any repair, clean-up, treatment or detoxification of the Premises necessary
to bring the Premises into compliance with all Hazardous Material Laws, including the
preparation and implementation of any closure, disposal, remedial action, or other actions
with regard to the Premises, and expenses (including, without limitation, reasonable
attorney’s fees and consultants fees, investigation and laboratory fees, court cost and
litigation expenses).

33.5 Lessee’s Obligation to Remediate Contamination: Lessee shall, at its sole cost and
expense, promptly take any and all action required by Hazardous Materials Laws to remediate
contamination of the Premises by Hazardous Materials by Lessee or Lessee’s Agents during the Lease
Term.

33.6 Obligation to Notify: Lessor and Lessee shall each give written notice to the other as
soon as reasonably practical of (i) any communication received from any governmental authority
concerning Hazardous Material which related to the Premises and (ii) any contamination of the
Premises by Hazardous Materials which constitutes a violation of any Hazardous Material Laws.

33.7 Survival: The obligations of Lessee and Lessor under this Section 33 shall survive the
Lease Term or earlier termination of this Lease.

33.8 Certification and Closure: On or before the end of the Lease Term or earlier termination
of this Lease, Lessee shall deliver to Lessor a certification executed by Lessee stating that, to
the best of Lessee’s knowledge, there exists no violation of Hazardous Material Laws resulting from
Lessee’s obligation in Paragraph 33. If pursuant to local ordinance, state or federal law, Lessee
is required, at the expiration of the Lease Term, to submit a closure plan for the Premises to a
local, state or federal agency, then Lessee shall comply at its sole cost and expense with the
requirements of the closure plan and furnish to Lessor a copy of such plan.

33.9 Prior Hazardous Materials: Lessee shall have no obligation to clean up or to hold Lessor
harmless with respect to any Hazardous Material or wastes discovered on the Premises, which were
not introduced into, in, on, about, from or under the Premises during the Lease Term or ground
water contamination from other parcels where the source is from off the Premises not arising from
or caused by Lessee or Lessee’s Agents. Under no circumstance shall Lessee be liable for losses,
costs, claims, liabilities and damages (including attorneys’ and consultants’ fees) arising out of
or in connection with any Hazardous Material present at the Premises or the soil, air, ground water
or surface water thereof, or the violation of any Hazardous Materials Law, except to the extent
that any of the foregoing actually results from the release of Hazardous Materials by Lessee or
Lessee’s Agents during the Lease Term.

34. Brokers: Lessee represents that they have not utilized or contacted a real estate broker or
finder with respect to this Lease other than CPS Corfac International and Colliers International
(the “Brokers”), and Lessee agrees to indemnify and hold Lessor harmless against any claim, cost,
liability or cause of action asserted by any broker or finder claiming through Lessee other than
the Brokers. Lessor represents and warrants that it has not utilized or contacted a real estate
broker or finder with respect to this Lease and Lessor agrees to indemnify and hold Lessee harmless
against any claim, cost, liability or cause of action asserted by any broker or finder claiming
through Lessor. Lessee is responsible for paying the Brokers a commission pursuant to separate
agreements entered into by and between Lessee and the Brokers.

35. Option to Extend

A. Option: Lessor hereby grants to Lessee one (1) option to extend the Lease Term, with the
extended term to be for a period of sixty months (60) months, on the following terms and
conditions:

(i) Lessee shall give Lessor written notice of its exercise of its option to extend no
earlier than twelve (12) , nor later than six (6) calendar months before the Lease Term
would end but for said exercise. If Lessee and Lessor have not agreed to rental terms in
writing, Lessee may withdraw its notice of exercise of an extension option prior to six (6)
months before the Lease Term would end but for said exercise. Lessor shall provide Lessee
with Lessor’s proposed base monthly rent for the option period within twenty (20) days of
Lessee’s written request. However, once Lessee delivers a notice of exercise of an option
to extend the Lease Term it may not be withdrawn except as provided for herein and subject
to the provisions of this Section 35, such notice shall operate to extend the Lease Term.
Upon any extension of the Lease Term pursuant to this Section 35, the term “Lease Term” as
used in this Lease shall thereafter include the then extended term. Time is of the essence.

(ii) Lessee may not extend the Lease Term pursuant to any option granted by this Section 35
if Lessee is in default (beyond applicable notice and cure periods) as of the date of the
exercise of its option. If Lessee has committed a default by Lessee as defined in Section
14 or 32 that has not been cured or waived by Lessor in writing by the date that any
extended term is to commence, then Lessor may elect not to allow the Lease Term to be
extended, notwithstanding any notice given by Lessee of an exercise of this option to
extend.

(iii) All terms and conditions of this Lease shall apply during the extended term, except
that the base rent and rental increases for each extended term shall be determined as
provided in Section 35 (B) below

(iv) The option rights of Sipex Corporation granted under this Section 35 are granted for
Sipex Corporation’s personal benefit and may not be assigned or transferred by Sipex
Corporation, except in connection with any assignment or transfer to an Excepted Party.

B. Extended Term Rent — Option Period: The monthly base rent for the Premises during the extended
term shall equal ninety-five percent (95%) of the fair market monthly base rent for the Premises as
of the commencement date of the extended term plus CAC. Promptly upon Lessee’s exercise of the
option to extend, Lessee and Lessor shall meet and attempt to agree on the fair market monthly base
rent for the Premises as of the commencement date of the extended term. In the event the parties
fail to agree upon the amount of the monthly base rent for the extended term prior to commencement
thereof, the monthly base rent for the extended term shall be determined by appraisal in the manner
hereafter set forth. Annual base rent increases during the extended term shall be three and
one-half percent (3.5%) per year. In the event it becomes necessary under this paragraph to
determine the fair market monthly base rent of the Premises by appraisal, Lessor and Lessee each
shall appoint a real estate appraiser within five days after Lessor or Lessee notifies the other
party that the proposed rental rate for the extended term is unacceptable, who shall be a member of
the American Institute of Real Estate Appraiser (“AIREA”) and such appraisers shall each determine
the fair market monthly base rent for the Premises taking into account the value of the Premises
and the amenities provided by the outside areas, the common areas, and the Building, and prevailing
comparable rentals in the area, but shall not take into account the value of any improvements or
alterations made to the Premises at Lessee’s expense during the Lease Term. Such appraisers shall,
within twenty (20) business days after their appointment, complete their appraisals and submit
their appraisal reports to Lessor and Lessee. If the fair market monthly base rent of the Premises
established in the two (2) appraisals varies by five percent (5%) or less of the higher rent, the
average of the two shall be controlling. If said fair market monthly base rent varies by more than
five percent (5%) of the higher rental, said appraisers, within ten (10) days after submission of
the last appraisal, shall appoint a third appraiser who shall be a member of the AIREA and who
shall also be experienced in the appraisal of rent values and adjustment practices for commercial
properties in the vicinity of the Premises. Such third appraiser shall, within twenty (20)
business days after his appointment, determine by appraisal the fair market monthly base rent of
the Premises taking into account the same factors referred to above, and submit his appraisal
report to Lessor and Lessee. The fair market monthly base rent determined by the third appraiser
for the Premises shall be controlling, unless it is less than that set forth in the lower appraisal
previously obtained, in which case the base rent set forth in said lower appraisal shall be
controlling, or unless it is greater than that set forth in the higher appraisal previously
obtained in which case the base rent set forth in said higher appraisal shall be controlling. If
either Lessor or Lessee fails to appoint an appraiser, or if an appraiser appointed by either of
them fails, after his appointment to submit his appraisal within the required period in accordance
with the foregoing, the appraisal submitted by the appraiser properly appointed and timely
submitting his appraisal shall be controlling. If the two appraisers appointed by Lessor and
Lessee are unable to agree upon a third appraiser within the required period in accordance with the
foregoing, application shall be made within twenty (20) days thereafter by either Lessor or Lessee
to AIREA, which shall appoint a member of said institute willing to serve as appraiser. The cost
of all appraisals under this subparagraph shall be borne equally be Lessor and Lessee.

36. Approvals: Whenever in this Lease the Lessor’s or Lessee’s consent is required, such consent
shall not be unreasonably or arbitrarily withheld or delayed. In the event that the Lessor or
Lessee does not respond to a request for any consents which may be required of it in this Lease
within ten business days of the request of such consent in writing by the Lessee or Lessor, such
consent shall be deemed to have been given by the Lessor or Lessee.

37. Authority: Each party executing this Lease represents and warrants that it is duly authorized
to execute and deliver the Lease. If executed on behalf of a corporation, that the Lease is
executed in accordance with the by-laws of said corporation (or a partnership that the Lease is
executed in accordance with the partnership agreement of such partnership), that no other party’s
approval or consent to such execution and delivery is required, and that the Lease is binding upon
said individual, corporation (or partnership) as the case may be in accordance with its terms.

38. Indemnification of Lessor: Except to the extent caused by the negligence or willful misconduct
of Lessor or Lessor’s Agents, Lessee shall defend, indemnify and hold Lessor harmless from and
against any and all obligations, losses, costs, expenses, claims, demands, attorney’s fees,
investigation costs or liabilities on account of, or arising out of the use, condition, or
occupancy of the Premises or any act or omission to act of Lessee or Lessee’s Agents or any
occurrence in, upon, about or at the Premises during the Lease Term or any extension thereof,
including, without limitation, any of the foregoing provisions arising out of the use, generation,
manufacture, installation, release, discharge, storage, or disposal of Hazardous Materials by
Lessee or Lessee’s Agents during the Lease Term or any extension thereof. It is understood that
Lessee is and shall be in control and possession of the Premises and that Lessor shall in no event
be responsible or liable for any injury or damage or injury to any person whatsoever, happening on,
in, about, or in connection with the Premises, or for any injury or damage to the Premises or any
part thereof, except to the extent caused by the negligence or willful misconduct of Lessor or
Lessor’s Agents. This Lease is entered into on the express condition that Lessor shall not be
liable for, or suffer loss by reason of injury to person or property, from whatever cause, which in
any way may be connected with the use, condition or occupancy of the Premises or personal property
located herein, except to the extent caused by the negligence or willful misconduct of Lessor or
Lessor’s Agents. The provisions of this Lease permitting Lessor to enter and inspect the Premises
are for the purpose of enabling Lessor to become informed as to whether Lessee is complying with
the terms of this Lease and Lessor shall be under no duty to enter, inspect or to perform any of
Lessee’s covenants set forth in this Lease. Lessee shall further indemnify, defend and hold
harmless Lessor from and against any and all claims arising from any breach or default in the
performance of any obligation to Lessee’s part to be performed under the terms of this Lease. The
provisions of Section 38 shall survive the Lease Term or earlier termination of this Lease with
respect to any third party claims, damage, injury or death occurring during the Lease Term.

39. Successors And Assigns: The covenants and conditions herein contained shall, subject to the
provisions as to assignment, apply to and bind the heirs, successors, executors, administrators and
assigns of all of the parties hereto.

40. Miscellaneous Provisions: All rights and remedies hereunder are cumulative and not alternative
to the extent permitted by law and are in addition to all other rights or remedies in law and in
equity.

41. Choice of Law; Venue: This lease shall be construed and enforced in accordance with the
substantive laws of the State of California. The language of all parts of this lease shall in all
cases be construed as a whole according to its fair meaning and not strictly for or against either
Lessor or Lessee. Any legal action taken with respect to this Agreement shall be determined by a
court of competent jurisdiction located in the County of Santa Clara, State of California.

42. Entire Agreement: This Lease is the entire agreement between the parties, and there are no
agreements or representations between the parties except as expressed herein. Except as otherwise
provided for herein, no subsequent change or addition to this Lease shall be binding unless in
writing and signed by the parties hereto.

43. Reasonable Expenditures: Any expenditure by a party permitted or required under this Lease,
for which such party is entitled to demand and does demand reimbursement from the other party,
shall be limited to the out of pockets costs incurred by the partyfor the goods and services
involved, shall be reasonably incurred, and shall be substantiated by reasonable documentary
evidence available for inspection and review by the other party or its representative during normal
business hours.

In Witness Whereof, Lessor and Lessee have executed this Lease, the day and year first above
written.

	 	 	 	 	 	 	 
	Lessor	 	 	 	 	 	 
	Mission West Properties, L.P.	 	 	 	 	 	 
	By: Mission West Properties, Inc., its general	 	Lessee	 	 
	partner	 	 	 	Sipex Corporation	 	 
	By:

	 	R.V. Marino
	 	By:
	 	Ralph Schmitt
	
 
	 	 
	 	 	 	 
	 
	 	 	 	 	 	 
	Signature of authorized representative
	 	Signature of authorized representative

	 
	 	 	 	 	 	 
	R. V. Marino

	 	 	 	Ralph Schmitt
	 	

	 

	 	 	 	 
	 	

	 
	 	 	 	 	 	 
	Printed name

	 	 	 	Printed name
	 	

	 
	 	 	 	 	 	 
	President & COO

	 	 	 	CEO
	 	

	 

	 	 	 	 
	 	

	 
	 	 	 	 	 	 
	Title

	 	 	 	Title
	 	

	 
	 	 	 	 	 	 
	03/08/06

	 	 	 	03/08/06
	 	

	 

	 	 	 	 
	 	

	 
	 	 	 	 	 	 
	Date

	 	 	 	Date
	 	

	 
	 	 	 	 	 	 

1

Exhibit A and A.1

Graphic of Site Plan and Floor Plan

2

Exhibit B

SETTLEMENT AGREEMENT AND RELEASE

This Settlement Agreement and Release (this “Agreement”) is made by and between Sipex
Corporation, a Delaware corporation (the “Company”) and Mission West Properties, L.P., a
Delaware limited partnership (“Mission West”), effective as of      (the
“Effective Date”).

RECITALS

The Company entered into that certain Standard Form Lease on or about March      , 2006 (the
“Lease”) for that certain real property and improvements commonly known as 233 South
Hillview Drive, Milpitas, California (the “Premises”). The term of the Lease is sixty (60)
months with approximately      (     ) months remaining from the date the Company executed an
Assignment of Lease, as described below, and vacated the Premises on or about
     .

Concurrent with the execution of this Agreement, the parties have executed an Assignment of
Lease dated      as described in Exhibit A, for the Premises subject to the terms
and conditions set forth herein.

NOW, THEREFORE, in consideration of the mutual promises made in this Agreement, the parties
hereby agree as follows:

AGREEMENT

1. Mutual Release of Claims.

a. Release of the Company. Mission West agrees that on behalf of itself, and its
affiliates, associates, owners, insurers, attorneys, officers, directors, shareholders, partners,
joint venturers, members, employees, heirs, spouses, executors, administrators, predecessors,
assigns, legal representatives, agents, and successors in interest, and all persons acting by,
through, under, or in concert with them, or any of them, hereby fully and forever release the
Company and its officers, directors, employees, investors, shareholders, administrators,
predecessor and successor corporations, assigns, legal representatives, agents, successors in
interest, affiliates, and partners, of and from any claim, duty, obligation, cause of action,
action, right, judgment, obligation, demand, accounting, liability or damages relating to the Lease
and the Premises, whether presently known or unknown, suspected or unsuspected, that any of them
may possess.

b. Release of Mission West. The Company agrees that on behalf of itself, and its
affiliates, associates, owners, insurers, attorneys, officers, directors, shareholders, partners,
joint venturers, members, employees, heirs, spouses, executors, administrators, predecessors,
assigns, legal representatives, agents, and successors in interest, and all persons acting by,
through, under, or in concert with them, or any of them, hereby fully and forever releases Mission
West and its affiliates, officers, directors, employees, investors, shareholders, administrators,
predecessor and successor corporations, assigns, legal representatives, agents, successors in
interest, and partners, of and from any claim, duty, obligation, cause of action, action, right,
judgment, obligation, demand, accounting, liability or damages relating to the Lease and the
Premises, whether presently known or unknown, suspected or unsuspected, that any of them may
possess.

2. No Assignment. Each party represents and warrants that it has not transferred,
assigned or subrogated any claim, duty, obligation, cause of action, action, right, judgment,
obligation, demand, accounting, liability or damages associated with the subject of this Agreement,
or authorized any other person or entity to assert such a claim, duty, obligation, cause of action,
action, right, judgment, obligation, demand, accounting, liability or damages on its behalf.

3. No Reliance. Each party represents that it has had the opportunity to consult with
an attorney, and has carefully read and understands the scope and effect of the provisions of this
Agreement. Neither party has relied upon any representations or statements made by the other party
hereto which are not specifically set forth in this Agreement.

4. Civil Code Section 1542. With respect to all the matters herein released, each
party knowingly waives any and all rights and benefits conferred by the provisions of Section 1542
of the Civil Code of the State of California, and any similar law of any state or territory of the
United States or any other jurisdiction. Said Section 1542 provides as follows.

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

5. Entire Agreement. This Agreement represents the entire agreement and understanding
between the parties and supersedes and replaces any and all prior or contemporaneous agreements and
understandings concerning the subject matter of this Agreement.

6. Governing Law; Venue. This Agreement shall be governed by and construed under, and
the legal relations between the parties hereto shall be determined by, the laws of the State of
California without regard to its laws relating to conflict or choice of laws. Any legal action
taken with respect to this Agreement shall be determined by a court of competent jurisdiction
located in the County of Santa Clara, State of California.

7. Counterparts. This Agreement may be executed in one or more counterparts. All
executed counterparts and each of them shall be deemed to be one and the same instrument. The
parties shall exchange among themselves original signed or telecopied counterparts.

8. Authority. Each party warrants that any person executing this Agreement on its
behalf has the full authority to do so.

9. Modification/Severability. This Agreement may be modified, or parts hereof

waived, only by an instrument in writing specifically referencing this Agreement and signed by an
authorized representative of both parties. In the event that any provision, or portions thereof,
of this Agreement is held to be unenforceable or invalid by any court of competent jurisdiction,
the validity and enforceability of the remaining provisions, or portions thereof, shall not be
affected thereby.

10. Non-Disclosure. Except as required by law, the parties expressly agree and
acknowledge that this Agreement is being executed in reliance upon the understanding that the
existence, terms, and nature of the released matters and Agreement, including, but not limited to,
all communications and exchanges of information between the parties or their representatives that
took place during the negotiations relating to the released matters or the Agreement, are to remain
confidential.

Notwithstanding the foregoing: (i) Section 6 “Insurance”, Section 33 “Hazardous Materials”,
and Section 38 “Indemnification of Lessor” (with respect to claims made by third parties regarding
events that took place while the Company occupied the Premises) of the Lease shall survive this
Agreement as it relates to any claim arising during the period that the Company occupied the
Premises; and (ii) following the effective date of the Assignment of Lease, Lessor shall promptly
return the Lessee’s Security Deposit to Lessee.

IN WITNESS WHEREFORE, the parties have executed this Agreement as of the Effective Date.

The Company:

Sipex Corporation

By:     

Name:      

Title:      

Mission West:

Mission West Properties, L.P.

By: Mission West Properties, Inc., its general partner

By:     

Name:      

Title:      

3

Exhibit A

Assignment of Lease – “ Not Available at Closing”

4EX-10.1

2006 Salaries; Annual Incentive Compensation Earned in 2005.

On March 7, 2006, the Executive Compensation and Employee Benefits Committee, with the concurrence
of the Board of Directors, approved the following actions regarding compensation for the Company’s
executive officers named in its proxy statement:

2006 salaries for Aqua America’s executive officers of $423,576 for Mr. DeBenedictis,
$250,377 for Mr. Stahl, $220,639 for Mr. Smeltzer, $191,616 for Mr. Hugus and $184,031 for
Mr. Riegler. Such salaries will become effective April 1, 2006.

Annual incentive compensation payouts under Aqua America’s 2005 Annual Cash Incentive
Compensation Plan of $419,580 for Mr. DeBenedictis, $114,458 for Mr. Stahl, $86,785 for Mr.
Smeltzer, $49,028 for Mr. Riegler and $47,591 for Mr. Hugus.

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