Document:

Employment, Confidentiality and Noncompete Agreement

 Exhibit 10.6 
 EMPLOYMENT, CONFIDENTIALITY AND NONCOMPETE AGREEMENT 
 This Employment, Confidentiality and Noncompete Agreement (“Agreement”) is made and entered into effective as of the 10th day of January, 2007, by and between Build-A-Bear Workshop, Inc., a Delaware corporation (“Company”), and
Dave Finnegan (“Employee”). 
 WHEREAS, Company desires to employ and Employee desires to be employed as the Chief
Information Bear of Company. 
 WHEREAS, Company has pioneered the retail concept of “make your own” stuff plush toys,
including animals and dolls, and is engaged in, among other things, the business of production, marketing, promotion and distribution of plush stuff toys, clothing, accessories and similar items, including without limitation, the ownership,
management, franchising, leasing and development of retail stores in which the basic operation is the selling of such items, and the promotion of the related concepts and characters through merchandising and mass media. The Company is headquartered
and its principal place of business are located in, and this Agreement is being signed in, St. Louis, Missouri. 
 WHEREAS,
Company conducts business in selected locations throughout the United States and internationally through franchise arrangements. 
 WHEREAS, Company has expended a great deal of time, money and effort to develop and maintain its proprietary Confidential Information (as defined herein) which is material to Company and which, if misused or disclosed, could be very harmful
to Company’s business. 
 WHEREAS, the success of Company depends to a substantial extent upon the protection of its
Confidential Information and goodwill by all of its employees. 
 WHEREAS, Company compensates its employees to, among other
things, develop and preserve goodwill with its customers, landlords, suppliers and partners on Company’s behalf and business information for Company’s ownership and use. 
 WHEREAS, if Employee were to leave Company, Company, in all fairness, would need certain protections in order to prevent competitors of
Company from gaining an unfair competitive advantage over Company or diverting goodwill from Company, or to prevent Employee from misusing or misappropriating the Confidential Information. 
 NOW, THEREFORE, in consideration of the compensation and other benefits of Employee’s employment by Company and the recitals, mutual
covenants and agreements hereinafter set forth, Employee and Company agree as follows: 
 1. Employment Services.

 (a) Employee is hereby employed by Company, and Employee hereby accepts such employment, upon the terms and conditions
hereinafter set forth. Employee shall serve

 
as Chief Information Bear, during the Employment Period, on a full-time basis. Employee shall carry out such duties as are assigned to him by Company’s Chief Executive Bear. 
 (b) Employee agrees that throughout Employee’s employment with Company, Employee will (i) faithfully render such services as may
be delegated to Employee by Company, (ii) devote substantially all of Employee’s entire business time, good faith, best efforts, ability, skill and attention to Company’s business, and (iii) follow and act in accordance with all
of the rules, policies and procedures of Company, including but not limited to working hours, sales and promotion policies, and specific Company rules. Company further agrees that it shall not during the Initial Term of this Agreement require
Employee to relocate his residence outside of the St. Louis metropolitan area. 
 (c) “Company” means Build-A-Bear
Workshop, Inc. or one of its Subsidiaries, whichever is Employee’s employer. The term “Subsidiary” means any corporation, joint venture or other business organization in which Build-A-Bear Workshop, Inc. now or hereafter, directly or
indirectly, owns or controls more than fifty percent (50%) interest. 
 2. Term of Employment. The term of this
Agreement shall commence on the date first set forth above, and shall end on the third anniversary hereof, unless sooner terminated as provided in Section 4 hereof (the “Initial Term”). Following the Initial Term, this Agreement shall
renew for successive three-year periods (each a “Renewal Period”; collectively, the Initial Term and each Renewal Period, the “Employment Period”), unless either party notifies the other party of its decision not to renew the
Agreement no later than ninety (90) days prior to the third anniversary date, or unless the Agreement is sooner terminated as provided in Section 4 hereof. For the avoidance of doubt, if either party provides notice of non-renewal of the
Agreement no later than ninety (90) days prior to the third anniversary date (either at the end of the Initial Term or at the end of any Renewal Period), then the Agreement shall expire on that anniversary date. 
 3. Compensation. 
 (a) Base Salary. During the Employment Period, Company shall pay Employee as compensation for his services an annual base salary of not less than Two Hundred Twenty Thousand Dollars ($220,000), payable in accordance with
Company’s usual practices. Employee’s annual base salary rate shall be reviewed by Company’s Compensation Committee at least annually for increase following each fiscal year so that Employee’s salary will be commensurate for
similarly situated executives with firms similarly situated to Company; provided, however, that if Employee’s individualized performance targets (set for each fiscal year by Employee and Employee’s team leader) are achieved,
Employee’s annual base salary rate shall not be subject to decrease at any time during the Employment Period and shall be subject to annual increase by no less than the average percentage increase given to all other Company executive employees
for such fiscal year (the “Average Increase”). 
 (b) Bonus. Should Company exceed its sales, profits and
other objectives for any fiscal year, Employee shall be eligible to receive a bonus for such fiscal year in the amount as determined by the Compensation Committee of the Board of Directors; provided however the

  

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potential bonus opportunity for Employee in any given fiscal year will be set by the Compensation Committee such that, if the Company exceeds its objectives, the Company will pay Employee not
less than thirty five percent (35%) of Employee’s annual base pay for such fiscal year. Any bonus payable to Employee will be payable in cash, stock or stock options, or combination thereof, all as determined by the Board of Directors or
any duly authorized committee thereof, and unless a different payout schedule is applicable for all executive employees of the Company, any such bonus payment will be payable in a single, lump sum payment. In the event of termination of this
Agreement because of Employee’s death or disability (as defined by Section 4(b)), termination by the Company without Cause pursuant to Section 4.1(c), or pursuant to Employee’s right to terminate this Agreement for Good Reason
under Section 4.1(d), the bonus criteria shall not change and any bonus shall be pro-rated based on the number of full calendar weeks during the applicable fiscal year during which Employee was employed hereunder. 
 Such bonus, if any, shall be payable after Company’s accountants have determined the sales and profits and have issued their audit
report with respect thereto for the applicable fiscal year, which determination shall be binding on the parties. Any such bonus shall be paid within seventy-five (75) days after the end of each calendar year, regardless of Employee’s
employment status at the time payment is due. If timely payment is not made, the Company shall indemnify the Employee against any additional tax liability that the Employee may incur proximately as a result of the payment being made after the
seventy-five day period. 
 (c) Stock Options. Employee may have been granted in the past, and/or may in the future be
granted, a certain number of restricted shares and/or stock options to purchase shares of Company’s common stock (the “Common Stock”), pursuant to the terms set forth more particularly in the stock option and/or restricted stock
agreements (“Stock Agreement”) used in connection with the Build-A-Bear Workshop, Inc. 2000 Stock Option Plan (or any successor plan) (the “Plan”). The Plan and applicable Stock Agreement(s) shall govern any grants of restricted
shares and/or stock options to purchase shares of Company’s Common Stock. 
 (d) Discounts. Employee and his
immediate family will be entitled to a 20% discount for all merchandise purchased at Company’s stores. 
 (e)
Vacation. Employee shall be entitled to paid vacation and paid sick leave on the same basis as may from time to time apply to other Company executive employees generally. Vacations will be scheduled with the approval of Company’s Chief
Executive Bear, who may block out certain periods of time during which vacations may not be taken, including preceding Valentine’s Day, preceding Easter, from November 1 through December 31, during Company inventory, and just prior to
store openings. One-third of one year’s vacation (or any part of it) may be carried over to the next year; provided that such carry over is used in the first calendar quarter of the next year. Unless approved by the Chief Executive Bear, all
unused vacation shall be forfeited. No more than two weeks of vacation can be taken at one time. Employee shall also be entitled to one (1) additional day per calendar year of paid vacation to be taken in the month of his birthday. 

(f) Other. Employee shall be eligible for such other perquisites as may from time to time be awarded to Employee by Company
payable at such times and in such amounts

  

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as Company, in its sole discretion, may determine. All such compensation shall be subject to customary withholding taxes and other employment taxes as required with respect thereto. During the
Employment Period, Employee shall also qualify for all rights and benefits for which Employee may be eligible under any benefit plans including group life, medical, health, dental and/or disability insurance or other benefits (“Welfare
Benefits”) which are provided for employees generally at his then current location of employment. Employee may, in his sole discretion, decline any perquisite, Welfare Benefit, proposed annual salary increase, or bonus payment. 
 4. Termination of Employment. Prior to the expiration of the Employment Period, this Agreement and Employee’s employment may be
terminated as follows: 
 (a) Upon Employee’s death; 
 (b) By the Company upon thirty (30) day’s prior written notice to Employee in the event Employee, by reason of permanent physical
or mental disability (which shall be determined by a physician selected by Company or its insurers and acceptable to Employee or Employee’s legal representative (such agreement as to acceptability not to be withheld unreasonably), shall be
unable to perform the essential functions of his position, with or without reasonable accommodation, for six (6) consecutive months; provided, however, Employee shall not be terminated due to permanent physical or mental disability unless or
until said disability also entitles Employee to benefits under such disability insurance policy as is provided to Employee by Company, provided however that continued entitlement to disability benefits coverage shall be not required where Employee
fails to qualify for benefits coverage continuation due to an act or omission by Employee. 
 (c) By the Company with or
without Cause. For the purposes of this Agreement, “Cause” shall mean: (i) Employee’s engagement in any conduct which, in Company’s reasonable determination, constitutes gross misconduct, or is illegal, unethical, improper
provided such conduct brings detrimental notoriety or material harm to Company; (ii) gross negligence or willful misconduct; (iii) the Company has good reason to believe that Employee has committed a felony or a crime involving moral
turpitude; (iv) a material breach of a material provision of this Agreement by Employee, or (v) failure of Employee to follow a written directive of the Chief Executive Bear or the Board of Directors within thirty (30) days after
receiving such notice, provided that such directive is reasonable in scope or is otherwise within the Chief Executive Bear’s or the Board’s reasonable business judgment, and is reasonably within Employee’s control; provided Employee
does not cure said conduct or breach (to the extent curable) within thirty (30) days after the Chief Executive Bear or the Board of Directors provides Employee with written notice of said conduct or breach. In the event of termination with
cause, the Employee will be afforded an opportunity prior to the actual date of termination to discuss the matter with the Company. 
 (d) By the Employee with or without Good Reason. For purposes of this Agreement, “Good Reason” shall mean a material breach of a material provision of this Agreement by Company, provided Company does not cure said breach within
thirty (30) days after Employee provides the Board of Directors with written notice of the breach. 
  

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 4.2 Impact of Termination. 
 (a) Survival of Covenants. Upon termination of this Agreement, all rights and obligations of the parties hereunder shall cease, except
termination of employment pursuant to Section 4 or otherwise shall not terminate or otherwise affect the rights and obligations of the parties pursuant to Sections 5 through 13 hereof. 
 (b) Severance. In the event during the Employment Period (i) the Company terminates Employee’s employment without Cause pursuant
to Section 4.1(c) or (ii) the Employee terminates his employment for Good Reason pursuant to Section 4.1(d), the Company shall continue his base salary for a period of twelve (12) months from termination, such payments to be
reduced by the amount of any compensation from a subsequent employer during such period. Employee shall accept these payments in full discharge of all obligations of any kind which Company has to him except obligations, if any (i) for
post-employment benefits expressly provided under this Agreement and/or at law, (ii) to repurchase any capital stock of Company owned by Employee (as may or may not be set forth in the applicable stock agreement); (iii) for indemnification
under separate agreement by virtue of Employee’s status as a director/officer of the Company; or (iv) for benefits otherwise provided under the Deferred Compensation plan. Employee shall also be eligible to receive a bonus with respect to
the year of termination as provided in Section 3(b). 
 (c) Termination due to Expiration. If the Agreement expires either
at the end of the Initial Term or at the end of any Renewal Period, due to the issuance of notice of non-renewal by either party under Section 2, then no severance under Section 4(b) shall be paid to the Employee and his Employment shall
terminate upon the anniversary date. 
 (d) Upon termination or expiration of this Agreement for any reason, Employee shall be
provided with such Welfare Benefits continuation notices, rights and obligations as may be required under federal or state law (including COBRA). 
 5. Confidential Information. 
 (a) Employee agrees to keep secret and
confidential, and not to use or disclose to any third parties, except as directly required for Employee to perform Employee’s employment responsibilities for Company, any of Company’s proprietary Confidential Information. 
 (b) Employee acknowledges and confirms that certain data and other information (whether in human or machine readable form) that comes into
his possession or knowledge (whether before or after the date of this Agreement) and which was obtained from Company, or obtained by Employee for or on behalf of Company, and which is identified herein (the “Confidential Information”) is
the secret, confidential property of Company. This Confidential Information includes, but is not limited to: 
 (1) lists or other identification of customers or prospective customers of Company; 
  

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 (2) lists or other identification of sources or prospective sources of
Company’s products or components thereof, its landlords and prospective landlords and its current and prospective alliance, marketing and media partners (and key individuals employed or engaged by such parties); 
 (3) all compilations of information, correspondence, designs, drawings, files, formulae, lists, machines, maps, methods,
models, studies, surveys, scripts, screenplays, artwork, sketches, notes or other writings, plans, leases, records and reports; 
 (4) financial, sales and marketing data relating to Company or to the industry or other areas pertaining to Company’s activities and contemplated activities (including, without limitation, leasing,
manufacturing, transportation, distribution and sales costs and non-public pricing information); 
 (5)
equipment, materials, designs, procedures, processes, and techniques used in, or related to, the development, manufacture, assembly, fabrication or other production and quality control of Company’s products, stores and services; 
 (6) Company’s relations with its past, current and prospective customers, suppliers, landlords, alliance, marketing and
media partners and the nature and type of products or services rendered to, received from or developed with such parties or prospective parties; 
 (7) Company’s relations with its employees (including, without limitation, salaries, job classifications and skill levels); and 
 (8) any other information designated by Company to be confidential, secret and/or proprietary (including without limitation,
information provided by customers, suppliers and alliance partners of Company). 
 Notwithstanding the foregoing, the term Confidential
Information shall not consist of any data or other information which has been made publicly available or otherwise placed in the public domain other than by Employee in violation of this Agreement. 
 (c) During the Employment Period, Employee will not copy, reproduce or otherwise duplicate, record, abstract, summarize or otherwise use,
any papers, records, reports, studies, computer printouts, equipment, tools or other property owned by Company except as expressly permitted by Company in writing or required for the proper performance of his duties on behalf of Company. 

6. Post-Termination Restrictions. Employee recognizes that (i) Company has spent substantial money, time and effort over
the years in developing and solidifying its

  

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relationships with its customers, suppliers, landlords and alliance, marketing and media partners and in developing its Confidential Information; (ii) long-term customer, landlord, supplier
and partner relationships often can be difficult to develop and require a significant investment of time, effort and expense; (iii) Company has paid its employees to, among other things, develop and preserve business information, customer,
landlord, vendor and partner goodwill, customer, landlord, vendor and partner loyalty and customer, landlord, vendor and partner contacts for and on behalf of Company; and (iv) Company is hereby agreeing to employ and pay Employee based upon
Employee’s assurances and promises not to divert goodwill of customers, landlords, suppliers or partners of Company, either individually or on a combined basis, or to put himself in a position following Employee’s employment with Company
in which the confidentiality of Company’s Confidential Information might somehow be compromised. Accordingly, Employee agrees that during the Employment Period and for the period of time set forth below following termination of employment,
provided termination is in accordance with the terms of paragraph 4(b), (c), or (d), or due to expiration of the Agreement due to non-renewal by either party, Employee will not, directly or indirectly (whether as owner, partner, consultant, employee
or otherwise): 
 (a) for one (1) year, engage in, assist or have an interest in, or enter the employment of or act as an
agent, advisor or consultant for, any person or entity which is engaged in, or will be engaged in, the development, manufacture, supplying or sale of a product, process, service or development which is competitive with a product, process, service or
development on which Employee worked or with respect to which Employee has or had access to Confidential Information while at Company (“Restricted Activity”), and which is located within the United States or within any country where the
Company has established a retail presence either directly or through a franchise arrangement; or 
 (b) for one (1) year,
induce or attempt to induce any employee, consultant, partner or advisor of Company to accept employment or an affiliation with any entity engaged in a Restricted Activity; 
 provided, however, that following termination of his employment, Employee shall be entitled to be an employee of an entity that engages in Restricted Activity so long as: (i) the sale of
stuffed plush toys is not a material business of the entity; (ii) Employee has no direct or personal involvement in the sale of stuffed plush toys ; and (iii) neither Employee, his relatives, nor any other entities with which he is
affiliated own more than 1% of the entity. As used in this paragraph 6, “material business” shall mean that either (A) greater than 10% of annual revenues received by such entity were derived from the sale of stuffed plush toys and
related products, or (B) the annual revenues received or projected to be received by such entity from the sale of stuffed plush toys and related products exceeded $10 million, or (C) or the entity otherwise annually derives or is projected
to derive annual revenues in excess of $5 million from a retail concept that is similar in any material regard to Company. 
 7.
Acknowledgment Regarding Restrictions. Employee recognizes and agrees that the restraints contained in Section 6 (both separately and in total), including the geographic scope thereof in light of the Company’s marketing efforts, are
reasonable and enforceable in view of Company’s legitimate interests in protecting its Confidential Information and customer goodwill and the limited scope of the restrictions in Section 6. 
  

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 8. Inventions. 
 Any and all ideas, inventions, discoveries, patents, patent applications, continuation-in-part patent applications, divisional patent
applications, technology, copyrights, derivative works, trademarks, service marks, improvements, trade secrets and the like (collectively, “Inventions”), which are developed, conceived, created, discovered, learned, produced and/or
otherwise generated by Employee, whether individually or otherwise, during the time that Employee is employed by Company, whether or not during working hours, that relate to (i) current and anticipated businesses and/or activities of Company,
(ii) the current and anticipated research or development of Company, or (iii) any work performed by Employee for Company, shall be the sole and exclusive property of Company, and Company shall own any and all right, title and interest to
such Inventions. Employee assigns, and agrees to assign to Company whenever so requested by Company, any and all right, title and interest in and to any such Invention, at Company’s expense, and Employee agrees to execute any and all
applications, assignments or other instruments which Company deems desirable or necessary to protect such interests, at Company’s expense. 
 (b) Employee acknowledges that as part of his work for the Company he may be asked to create, or contribute to the creation of, computer programs, documentation and other copyrightable works. Employee
hereby agrees that any and all computer programs, documentation and other copyrightable materials that he has prepared or worked on for the Company, or is asked to prepare or work on by the Company, shall be treated as and shall be a “work made
for hire,” for the exclusive ownership and benefit of Company according to the copyright laws of the United States, including, but not limited to, Sections 101 and 201 of Title 17 of the U.S. Code (“U.S.C.”) as well as according to
similar foreign laws. Company shall have the exclusive right to register the copyrights in all such works in its name as the owner and author of such works and shall have the exclusive rights conveyed under 17 U.S.C. §§ 106 and 106A
including, but not limited to, the right to make all uses of the works in which attribution or integrity rights may be implicated. Without in any way limiting the foregoing, to the extent the works are not treated as works made for hire under any
applicable law, Employee hereby irrevocably assigns, transfers, and conveys to Company and its successors and assigns any and all worldwide right, title, and interest that Employee may now or in the future have in or to the works, including, but not
limited to, all ownership, U.S. and foreign copyrights, all treaty, convention, statutory, and common law rights under the law of any U.S. or foreign jurisdiction, the right to sue for past, present, and future infringement, and moral, attribution,
and integrity rights. Employee hereby expressly and forever irrevocably waives any and all rights that he may have arising under 17 U.S.C. §§ 106A, rights that may arise under any federal, state, or foreign law that conveys rights that are
similar in nature to those conveyed under 17 U.S.C. §§ 106A, and any other type of moral right or droit moral. 
 9.
Company Property. Employee acknowledges that any and all notes, records, sketches, computer diskettes, training materials and other documents relating to Company obtained by or provided to Employee, or otherwise made, produced or compiled
during the Employment Period, regardless of the type of medium in which they are preserved, are the sole and exclusive property of Company and shall be surrendered to Company upon Employee’s termination of employment and on demand at any time
by Company. 
  

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 10. Nondisparagement. Employee agrees that he will not in any way disparage Company
or its affiliated entities, officers, or directors. Further, Employee agrees that he will neither make nor solicit any comments, statements, or the like to the media or to third parties that may be considered to be derogatory or detrimental to the
good name or business reputation of Company or any of its affiliated entities, officers or directors. 
 11. Non-Waiver of
Rights. Either party’s failure to enforce at any time any of the provisions of this Agreement or to require at any time performance by the other party of any of the provisions hereof shall in no way be construed to be a waiver of such
provisions or to affect either the validity of this Agreement, or any part hereof, or the right of the non-breaching party thereafter to enforce each and every provision in accordance with the terms of this Agreement. 
 12. Company’s Right to Injunctive Relief. In the event of a breach or threatened breach of any of Employee’s duties and
obligations under the terms and provisions of Sections 5, 6, or 8 hereof, Company shall be entitled, in addition to any other legal or equitable remedies it may have in connection therewith (including any right to damages that it may suffer), to
temporary, preliminary and permanent injunctive relief restraining such breach or threatened breach. Employee hereby expressly acknowledges that the harm which might result to Company’s business as a result of any noncompliance by Employee with
any of the provisions of Sections 5, 6 or 8 would be largely irreparable. Employee specifically agrees that if there is a question as to the enforceability of any of the provisions of Sections 5, 6 or 8 hereof, Employee will not engage in any
conduct inconsistent with or contrary to such Sections until after the question has been resolved by a final judgment of a court of competent jurisdiction. 
 13. Judicial Enforcement. If any provision of this Agreement is adjudicated to be invalid or unenforceable under applicable law in any jurisdiction, the validity or enforceability of the remaining
provisions thereof shall be unaffected as to such jurisdiction and such adjudication shall not affect the validity or enforceability of such provisions in any other jurisdiction. To the extent that any provision of this Agreement is adjudicated to
be invalid or unenforceable because it is overbroad, that provision shall not be void but rather shall be limited only to the extent required by applicable law and enforced as so limited. The parties expressly acknowledge and agree that this Section
is reasonable in view of the parties’ respective interests. 
 14. Employee Representations. Employee represents
that the execution and delivery of the Agreement and Employee’s employment with Company do not violate any previous employment agreement or other contractual obligation of Employee. Employee further represents and agrees that he will not,
during his employment with Company, improperly use or disclose any proprietary information or trade secrets of former employers and will not bring on to the premises of the Company any unpublished documents or any property belonging to his former
employers unless consented to in writing by such employers. 
 15. Amendments. No modification, amendment or waiver of
any of the provisions of this Agreement shall be effective unless in writing specifically referring hereto, and signed by the parties hereto. This Agreement supersedes all prior agreements and understandings

  

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between Employee and Company to the extent that any such agreements or understandings conflict with the terms of this Agreement. 
 16. Assignments. This Agreement shall be freely assignable by Company to and shall inure to the benefit of, and be binding upon,
Company, its affiliates, successors and assigns and/or any other entity which shall succeed to the business presently being conducted by Company. Being a contract for personal services, neither this Agreement nor any rights hereunder shall be
assigned by Employee. 
 17. Choice of Forum and Governing Law. In light of Company’s substantial contacts with the
State of Missouri, the parties’ interests in ensuring that disputes regarding the interpretation, validity and enforceability of this Agreement are resolved on a uniform basis, and Company’s execution of, and the making of, this Agreement
in Missouri, the parties agree that: (i) any litigation involving any noncompliance with or breach of the Agreement, or regarding the interpretation, validity and/or enforceability of the Agreement, shall be filed and conducted in the state or
federal courts in St. Louis City or County, Missouri; and (ii) the Agreement shall be interpreted in accordance with and governed by the laws of the State of Missouri, without regard for any conflict of law principles. 
 18. Notices. Except as otherwise provided for herein, any notices to be given by either party to the other shall be affected by
personal delivery in writing or by mail, registered or certified, postage prepaid, with return receipt requested. Mailed notices shall be addressed as follows: 
  

					
	 a.
	 	If to Company:	 	
			
		 	Maxine Clark	 	
		 	Chief Executive Bear	 	
		 	1954 Innerbelt Business Center	 	
		 	St. Louis, MO 63114	 	
			
	 b.
	 	If to Employee:	 	
			
		 	  
	 	
			
		 	  
	 	

 18. Arbitration. Any controversy or claim arising out of, or relating to this Agreement,
the breach thereof, or Employee’s employment by Company, shall, at Company’s sole option, be settled by binding arbitration in the County of St. Louis in accordance with the rules then in force of the American Arbitration Association, and
judgment upon the award rendered may be entered and enforced in any court having jurisdiction thereof. The controversies or claims subject to arbitration at Company’s option under this Agreement include, without limitation, those arising under
Title VII of the Civil Rights Act of 1964, 42 U.S.C. Section 1981, the Age Discrimination in Employment Act, the Americans with Disabilities Act, the Family and medical Leave Act, the Worker Adjustment and Retraining

  

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Notification Act, the Missouri Human Rights Act, local laws governing employment, and the statutory and/or common law of contract and tort. In the event Employee commences any action in court
which Company has the right to submit to binding arbitration, Company shall have sixty (60) days from the date of service of a summons and complaint upon Company to direct in writing that all or any part of the dispute be arbitrated. Any remedy
available in any court action shall also be available in arbitration. 
 19. Headings. Section headings are provided
in this Agreement for convenience only and shall not be deemed to substantively alter the content of such sections. 
 PLEASE NOTE: BY
SIGNING THIS AGREEMENT, EMPLOYEE IS HEREBY CERTIFYING THAT EMPLOYEE (A) HAS RECEIVED A COPY OF THIS AGREEMENT FOR REVIEW AND STUDY BEFORE EXECUTING IT; (B) HAS READ THIS AGREEMENT CAREFULLY BEFORE SIGNING IT; (C) HAS HAD SUFFICIENT
OPPORTUNITY BEFORE SIGNING THE AGREEMENT TO ASK ANY QUESTIONS EMPLOYEE HAS ABOUT THE AGREEMENT AND HAS RECEIVED SATISFACTORY ANSWERS TO ALL SUCH QUESTIONS; AND (D) UNDERSTANDS EMPLOYEE’S RIGHTS AND OBLIGATIONS UNDER THE AGREEMENT.

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the day and year first above written.

 THIS AGREEMENT CONTAINS A BINDING ARBIRTARTION PROVISION WHICH MAY BE ENFORCED BY COMPANY. 
  

			
	 /s/ David Finnegan

	Dave Finnegan
		
	Address:	 	  

		
		 	  

  

			
	BUILD-A-BEAR WORKSHOP, INC.
		
	By:	 	 /s/ Maxine Clark

	Name:	 	Maxine Clark
	Title:	 	Chief Executive Bear

  

 11Lease with Harris Corporation for the 150 Apollo Drive Building

 Exhibit 10.15 
 LEASE 
 Wells Fund XIV—150 Apollo Drive, LLC 
 To 
 Harris
Corporation 
 At 150 Apollo Drive, Chelmsford, Massachusetts 
 ARTICLE I 
 Fundamental Lease Provisions

 1.1        Reference Subjects.  Each reference
in this Lease to any of the following subjects shall incorporate the following information. Other terms are defined throughout this Lease and are indexed in the last Article. 
  

							
	Date of Lease:	 		 		 	 As of January 1, 2010

				
	Landlord:	 		 		 	 Wells Fund XIV—150 Apollo Drive, LLC

				
	Landlord’s Address:	 		 		 	 c/o Wells Real Estate Funds
 6200 The Corners Parkway
 Norcross, GA 30092
 Attn: General Counsel
  
 With a copy to:
 DLA Piper LLP (US)
 33 Arch Street, 26th Floor
 Boston, MA 02110-1447
 Attn: Daniel A. Taylor
  
 With a copy to any mortgage of whom Tenant has been given
notice and with a copy to the Property Manager.
  
 Landlord’s current mortgage is: None

				
	Tenant:	 		 		 	 Harris Corporation

				
	Tenant’s Address:	 		 		 	 150 Apollo Drive, Chelmsford, Massachusetts

				
	Address of Property:	 		 		 	 150 Apollo Drive, Chelmsford, Massachusetts.

  

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	Building and Property:	 		 		 	 The building known and numbered as 150 Apollo Drive, Chelmsford, Massachusetts (“Building”), the Building and the parcel of land on which it is
located being collectively referred to as the “Property” and is more particularly described in Exhibit A attached.

				
	Permitted Uses:	 		 		 	 General office uses, including computer laboratory research and development.

				
	Premises:	 		 		 	 The Building and the Property.

				
	Rentable Floor Area of Premises:	 		 		 	 79,873 rentable square feet (“RSF”), which the parties agree shall be conclusive for all purposes of this Lease.

				
	Term:	 		 		 	
				
	 Initial Term:
	 		 		 	 The period commencing on May 1, 2010 (“Term Commencement Date”) and expiring at 11:59 p.m. on the last day of the eighth (8 th) Lease Year thereafter (“Ending
Date”).

				
	 Extension Terms:
	 		 		 	 Two extension terms of five (5) Lease Years each as provided in Section 2.5.

				
	 Lease Year:
	 		 		 	 The first Lease Year begins at 12:01 a.m. on the Term Commencement Date and ends at 11:59 p.m. on the last day of the twelfth full calendar month after said
Term Commencement Date. Each subsequent Lease Year ends at 11:59 p.m. twelve (12) months after the preceding Lease Year.

				
	Landlord Improvements:	 		 		 	 Landlord is providing no improvements but is providing the Tenant Improvement Allowance described below.

				
	Landlord’s Construction Representative:	 		 		 	  

				
	Rent Commencement Date:	 		 		 	 Base Rent shall commence on March 1, 2011 (“Base Rent Commencement Date”).
  
 Additional Rent shall commence on the Term Commencement
Date (“Additional Rent Commencement Date”). In addition, Tenant shall be responsible for paying certain Premises costs during the Early Access Period as provided in Section 2.6.

  

 2 

							
	Broker(s):	 		 		 	 Cushman & Wakefield as Landlord’s broker and UGL Equis as Tenant’s broker.

				
	 Landlord’s Property Manager:
	 		 		 	 Wells Management, Inc.
  

with an address
 c/o Wells Real Estate Funds
 6200 The Corners Parkway
 Norcross, GA 30092
 Attn: Asset Manager - East
Region

				
	 Landlord’s Adviser:
	 		 		 	 Wells Real Estate
  
 with an address
 c/o Wells Real Estate Funds
 6200 The Corners Parkway
 Norcross, GA 30092
 Attn: Asset Manager - East
Region

				
	Parking Allotment:	 		 		 	 All of the parking spaces on the Property solely for the use of Tenant’s employees and business invitees.

				
	Base Rent:	 		 		 	 Lease Year 1—From the Term Commencement Date to the Rent Commencement Date (months 1-10), as a concession no Base Rent shall be due.

	 Initial Term:
	 		 		 	 Lease Year 1—For the last two months of the first Lease Year (months 11-12) Base Rent shall be at the annual
rate of $675,000, as a concession Base Rent shall be payable only on 60,000 RSF of the Premises ($11.25 x 60,000).
 Lease Year
2— Base Rent shall be at the annual rate of $763,750, as a concession Base Rent shall be payable only on 65,000 RSF of the Premises ($11.75 x 65,000).
 Lease Year 3— Base Rent shall be at the annual rate of $857,500,000, as a concession Base Rent shall be payable only on 70,000 RSF of the Premises ($12.25 x 70,000).
 Lease Year 4— Base Rent shall be at the annual rate of $1,018,381, ($12.75 x 79,873).
 Lease Year 5— Base Rent shall be at the annual rate of $1,058,317, ($13.25 x 79,873).
 Lease Year 6— Base Rent shall be at the annual rate of $1,098,254, ($13.75 x 79,873).
 Lease Year 7— Base Rent shall be at the annual rate of $1,138,190, ($14.25 x 79,873).
 Lease Year 8— Base Rent shall be at the annual rate of $1,178,127, ($14.75 x 79,873).

  

 3 

					
	 Extension Terms:
	 		 	 Base Rent per annum for each Extension Term shall be Fair Market Rent, all as more fully provided in Section 4.1.2.

			
	Additional Rent:	 		 	 All amounts payable by Tenant under this Lease other than Base Rent, including without limitation Additional Rent as described in Article
II.

			
	 Tenant Improvement
 Allowance:
	 		 	 $1,797,142 ($22.50 x 79,873). See Section 3.2.3 and Exhibit E.

			
	Tenant Work:	 		 	 To be constructed by Tenant as set forth in Section 3.2 and Exhibit E

			
	Tenant Construction Representative:	 		 	
			
	Tenant Access Date:	 		 	 As provided in the Premises Delivery Schedule attached as Exhibit H. The period between such date and the Term Commencement Date is referred to as the
“Early Access Period.” See Section 2.6.

			
	Public Liability Insurance:	 		 	 $5,000,000

			
	Threshold Amount:	 		 	 $100,000

  

 4 

					
	Other Provisions:	 		 	 Early Termination Right. So long as Tenant is not in default continuing beyond any applicable notice and cure
period in the payment of rent either at the time of its notice or on the Early Termination Date, Tenant shall have the option to terminate the Term of this Lease effective as of 11:59 pm of February 28, 2016 (“Early Termination Date”)
by giving unconditional, irrevocable written notice thereof to Landlord on or before the date twelve (12) months prior to such Early Termination Date, time being of the essence. On or before the Early Termination Date Tenant shall pay to Landlord
One Million Three Hundred Forty-five Thousand Two Hundred Seventy-three Dollars ($1,345,273) (“Termination Payment”) which amount is comprised of amounts the parties have conclusively agreed are Landlord’s unamortized transaction
costs. The Termination Payment shall be in addition to, and not in lieu of, all rent due under the Lease for the period ending on the Early Termination Date. Failure to timely exercise such termination option shall constitute Tenant’s
irrevocable waiver of such option.
  
 If
Tenant exercises its termination option as set forth above, Tenant shall peaceably surrender the Premises to Landlord on or before the Early Termination Date in accordance with Section 5.1.9 of the Lease. If Tenant fails timely to surrender the
Premises or to pay the Termination Amount, the provisions of Section 5.1.9 of the Lease concerning holdover shall apply, and Tenant shall be liable for any holdover rent and damages as set forth therein (in addition to and not in lieu of the
Termination Payment set forth above).
  
 Signage. Subject to obtaining all approvals required by law and obtaining Landlord approval not to be unreasonably withheld, conditioned or delayed, Tenant at its expense may construct exterior signage on the Building in accordance
with Section 8.13 of this Lease. Tenant shall remove such sign at the end or earlier termination of the Term.

  

					
	 Exhibit A
	 	-	  	   Property Description

	 Exhibit B
	 	-	  	   Tenant Work Insurance Schedule

	 Exhibit C
	 	-	  	   Initial Hazardous Materials per Section 5.1.8

	 Exhibit D
	 	-	  	   Subordination, Recognition and Attornment Agreement Form

	 Exhibit E
	 	-	  	   Tenant Initial Construction

  

 5 

					
	 Exhibit E1
	 	-	  	   Tenant’s Initial Construction Plans

	 Exhibit F
	 	-	  	   Existing Building Furniture

	 Exhibit G
	 	-	  	   Building Rules and Regulations

	 Exhibit H
	 	–	  	   Premises Delivery Schedule

	 Exhibit I
	 	–	  	   Sign Location

	 Exhibit J
	 	–	  	   Rooftop Equipment Location

 ARTICLE II 
 Premises and Term 
 2.1        Premises.  Landlord leases the Premises to Tenant and
Tenant leases the Premises from Landlord, subject to matters of record and matters referred to below, all of which Tenant shall conform to. Subject to reasonable rules established from time to time by Landlord, Tenant shall also have appurtenant
rights to use the roads, utilities and easements now or hereafter serving the Premises in common with others to whom Landlord has granted or hereafter may grant rights (Landlord reserving the right from time to time to grant and relocate easements,
to alter and diminish the shape and size of the lot and to alter driveways, walkways, parking areas and utilities serving the Building, all of which may be done by Landlord so long as the same do not materially and adversely affect Tenant’s use
of the Premises.) 
 Tenant shall take ownership at no additional cost to Tenant of the existing Building
furniture and equipment listed on Exhibit F attached (“Existing Building Furniture and Equipment”) which Landlord is making available to Tenant in its “as is” condition as of the Date of Lease and without any warranty or
representation except that Landlord warrants that there are no outstanding liens or security interests on the Existing Building Furniture and Equipment. Such Existing Building Furniture and Equipment shall hereafter be Tenant’s personal
property which shall be at the sole risk of Tenant and such Furniture shall be removed by Tenant at the end of the Term. (Equipment shall be left at the expiration of the term of this Lease.) 
 2.2        Acceptance of Premises.  Landlord shall deliver the
Premises to Tenant with the Building systems, including the electrical, plumbing, and mechanical systems, in good working order as of the Tenant Access Date. Tenant acknowledges that it has had full opportunity to inspect the Premises with
engineering and other consultants of its choice. Tenant’s exercise of any of its rights under this Lease shall be deemed an acknowledgment that the condition of the Premises is satisfactory and that Landlord has fulfilled all obligations with
respect to such condition except as otherwise expressly set forth in the Lease. Tenant further acknowledges that, except as expressly set forth herein, neither Landlord nor any person acting under Landlord has made or implied any representations or
warranties concerning the Premises, their condition or this Lease. 
 2.3        Delay in Delivering Possession.  Portions of the Premises are intended to be delivered to Tenant on the Date of Lease and thereafter substantially in accordance with the
Premises Delivery Schedule attached as Exhibit H, it being intended that all

  

 6 

 
portions of the Premises will be delivered to Tenant in accordance with Exhibit H, with the final portion of the Premises being delivered on or before the date set forth as the outside premises
delivery date in Exhibit H (“Outside Premises Delivery Date”). If there is a holding over or retention of possession of any portion of the Premises by any prior tenant or occupant after the Outside Premises Delivery Date, Landlord shall
not be subject to any liability or damages for the failure or delay in giving possession; but from and after the Outside Premises Delivery Date Base Rent and Additional Rent shall be proportionately abated day for day based on the areas of Premises
not delivered until an area is delivered to Tenant and, in addition, Tenant shall receive on account of such areas of Premises not delivered one day of free Base Rent for every day after the Outside Premises Delivery Date until an area is so
delivered, such amount to be taken against Base Rent first payable under this Lease. 
 2.4        Term.  This Lease will be for an Initial Term beginning on the Term Commencement Date and ending on the Ending Date set forth in Section 1.1. 
 2.5        Option to Extend.  The Lease may be extended for the
successive Extension Term(s) set forth in Section 1.1 by written notice given at least 12 (but not more than 18) months prior to the end of the expiring term, time being of the essence to such exercise, so long as at the time of such notice and
at the beginning of the Extension Term Tenant is not in default beyond any applicable notice and cure period, and this Lease is then in full force and effect. If Tenant fails timely so to exercise its option for any Extension Term, time being of the
essence, Tenant shall have no further extension rights hereunder. All references to the Term shall mean the Initial Term as it may be extended by any Extension Term. 
 2.6        Early Access.  Notwithstanding that the Term shall not commence until the Term Commencement Date, from and
after the Tenant Access Date in Section 1.1 and Exhibit H (such period from the Early Access Date to the Term Commencement Date being the “Early Access Period”) Tenant shall have access to the portions of the Premises delivered to
Tenant for the purposes of constructing the Tenant’s Initial Construction and installing furniture, fixtures and equipment, but not for the purpose of conducting any business activities. From and after the Tenant Access Date, Tenant shall
comply with all of the terms of this Lease except that, during the Early Access Period Tenant shall have no obligation to pay Base Rent or Additional Rent as provided for in Sections 4.3 to 4.5, but Tenant shall pay the cost of all utilities to the
Premises they have access to and other reasonable costs directly attributable to Tenant’s construction and installation activities such as dumpsters and rubbish removal. If the utilities or any other such costs are billed to Landlord during the
Early Access Period, then Tenant shall reimburse the cost thereof to Landlord as Additional Rent within thirty days of being billed for the same. 
  

 7 

 ARTICLE III 
 Landlord’s Work and Tenant Work 
 3.1        Landlord Work.  Landlord will provide no work or improvements to the Premises (Landlord’s Work). 
 3.2        Tenant Work. 
 3.2.1     General.  “Tenant Work” shall mean all work, including
improvements, additions and alterations, in or to the Premises other than any Landlord’s Work. Without limiting the generality of the foregoing, Tenant Work shall specifically include all attached carpeting, all signs visible from the exterior
of the Premises, and any change in the exterior appearance of the windows in the Premises (including shades, curtains and the like). The Construction Documents for the Tenant’s Initial Construction and all other Tenant Work (a) costing in
excess of the Threshold Amount or (b) visible from the exterior of the Building or affecting any exterior element or any roof, structural, mechanical, electrical, utility, fire protection or life safety systems or other systems or equipment of
the Building shall be subject to Landlord’s prior written approval, not to be unreasonably withheld, conditioned or delayed. Cosmetic work within the Premises consisting of painting, carpeting and wall coverings and the like, provided it is not
visible from the exterior of the Building and does not affect any exterior element or any roof, structural, mechanical, electrical, utility, fire protection or life safety systems or other systems or equipment of the Building (“Cosmetic
Work”) shall not require Landlord’s consent or be included in the calculation of the Threshold Amount, and no prior notice to or approval by Landlord of such Cosmetic work is required. All Tenant Work shall be arranged and paid for by
Tenant as provided herein. Tenant shall neither propose nor effect any Tenant Work (i) which adversely affects any structural component of the Building (including, without limitation, exterior walls, core walls, roofs, or floor slabs),
(ii) which is incompatible with or adversely affect the electrical, mechanical utility, fire protection or life safety or other systems or equipment of the Building, (iii) which adversely affects other property than the Premises, or
(iv) which might diminish the value of the Premises for general use for the Permitted Uses. If Tenant installs any Tenant Work requiring but not receiving Landlord’s approval, Landlord may notify Tenant to remove such Work which Tenant
shall promptly thereafter remove. 
 3.2.2    Construction Documents.  In
connection with the execution of this Lease Landlord has given its consent to Tenant’s conceptual plans for initial Tenant Work attached as Exhibit E1 (“Tenant’s Initial Construction”). Landlord shall review Tenant’s
Construction Documents for Tenant’s Initial Construction as provided for below. No Tenant Work shall be effected except in accordance with complete construction drawings and specifications (“Construction Documents”). If the Tenant
Work is required to be approved by Landlord as provided in Section 3.2.1, then the Construction Documents shall be submitted to and must be approved by Landlord prior to commencement of the Tenant Work, such approval not to be unreasonably
withheld, conditioned or delayed if the Construction Documents conform to the requirements of this Lease. At the time Landlord approves such Construction Documents, Landlord shall have the right to notify Tenant which portions of such Tenant Work,
if any, must be removed by Tenant at the end of

  

 8 

 
the Term, and any such portions so designated by Landlord shall be removed by Tenant at the end of the Term. The Construction Documents shall be prepared by an architect (“Tenant’s
Architect”) experienced in the construction of tenant space improvements, and if the Tenant Work is required to be approved by Landlord as provided in Section 3.2.1, the identity of such Architect shall be approved by Landlord in advance,
such approval not to be unreasonably withheld, conditioned or delayed. Tenant shall be solely responsible for the liabilities of and expenses of all architectural and engineering services relating to Tenant Work, for the adequacy, accuracy, and
completeness of the Construction Documents, and for the conformance of the Tenant Work to all laws, codes and design standards even if approved by Landlord and even if Tenant’s Architect or any engineers has been otherwise engaged by Landlord
in connection with the Building. The Construction Documents shall set forth in reasonable detail the requirements for construction of the Tenant Work and shall show all work necessary to complete the Tenant Work including all cutting, fitting, and
patching and all connections to all Building systems. Submission of the Construction Documents to Landlord for approval shall be deemed a warranty by Tenant that all Tenant Work described in the Construction Documents (i) complies with all
applicable laws, codes and design standards, (ii) does not adversely affect any structural component of the Building (including, without limitation, exterior walls, exterior windows, core walls, roofs or floor slabs), (iii) is in all
respects compatible with and does not adversely affect any mechanical, electrical, utility, fire protection or life safety systems or other systems or equipment of the Building, (iv) does not affect any property other than the Premises,
(v) conforms to floor loading limits and all other Building system capacities, (vi) and with respect to all materials, equipment, designs, processes, or products included within Tenant Work, does not infringe on any patent or other
proprietary rights of others. Landlord’s approval of Construction Documents shall only signify Landlord’s consent to the Tenant Work shown thereon and shall not result in any responsibility of Landlord concerning compliance of the Tenant
Work with laws, coordination of any aspect of the Tenant Work with any other aspect of the Tenant Work or any component or system of the Building, or the feasibility of constructing the Tenant Work without damage or harm to the Building, all of
which shall be the sole responsibility of Tenant. Within 30 days after substantial completion of any Tenant Work, whether or not the same costs less or more than the Threshold Amount, Tenant shall furnish to Landlord plans showing the Tenant Work
and adjoining portions of the Premises “as built.” 
 3.2.3    Performance of
Tenant Work.  If the Tenant Work is required to be approved by Landlord as provided in Section 3.2.1, then the identity of any person or entity (including any employee or agent of Tenant) performing any Tenant Work (“Tenant
Contractor”) shall be approved in advance by Landlord, such approval not to be unreasonably withheld, conditioned or delayed. Once any Tenant Contractor has been approved, then the same Contractor may thereafter be used by Tenant until Landlord
notifies Tenant that such Tenant Contractor is no longer approved. Tenant shall procure all necessary governmental permits, licenses and approvals before undertaking any Tenant Work. Tenant shall perform all Tenant Work at Tenant’s risk in
compliance with all applicable laws and codes and in a good and workmanlike manner employing new

  

 9 

 
materials of good quality and producing a result at least equal in quality to the other parts of the Premises. When any Tenant Work is in progress, Tenant shall cause to be maintained insurance
as described in the Tenant Work Insurance Schedule attached as Exhibit B and such other insurance as may be reasonably required by Landlord covering any additional hazards due to such Work, and, if the value of such Work exceeds the
Threshold Amount also such bonds or other assurances of satisfactory completion and payment as Landlord may reasonably require, in each case for the benefit of Landlord. All public liability insurance required in Exhibit B shall name
Landlord, Landlord’s Adviser, Property Manager and mortgagees as additional insureds, shall contain waivers of subrogations in favor of all insureds and shall be primary coverage as to any other coverage maintained by any such additional
insured. Prior to commencing any work within the Premises, Tenant shall deliver to Landlord certificates of all insurance referred to above. If the Tenant Work is required to be approved by Landlord as provided in Section 3.2.1, Tenant shall
reimburse Landlord’s reasonable costs of reviewing the proposed Tenant Work and inspecting installation of the same. At all times while performing Tenant Work, Tenant shall require any Tenant Contractor to comply with all applicable laws. Each
Tenant Contractor shall work on the Premises without causing labor disharmony, coordination difficulties, or delay to or impairing of any guaranties, warranties, damage to the Building or damage to the work of any other contractor. Tenant shall, and
shall cause each Tenant Contractor and its subcontractors to, indemnify and hold the Indemnitees (described in Section 5.1.5) harmless from any claim, loss or expense arising in whole or in part out of any act or neglect committed by such
persons while on the Premises to the same extent as Tenant has so agreed in this Lease, the indemnities of Tenant and Tenant Contractor and its subcontractors to be joint and several. No delay or failure to perform or complete any Tenant Work,
including the Tenant’s Initial Construction, shall affect the Term Commencement Date, the Rent Commencement Date or any obligation of Tenant. 
 Tenant, at Tenant’s expense, shall perform all Tenant Work considered necessary or desirable by Tenant to make the Premises ready for Tenant’s occupancy (“Tenant’s Initial
Construction”) other than, if any, the Landlord Work described in Section 3.1, all such Tenant Work to be accordance with the provisions of this Section and Exhibit E. So long as no default by Tenant has occurred continuing beyond
any applicable notice and cure period, Landlord shall provide the Tenant Improvement Allowance to Tenant described in Section 1.1 in accordance with the provisions of Exhibit E. 
 3.2.4    Payment for Tenant Work.  Tenant shall pay the entire cost of all Tenant Work
and shall keep the Premises, including Tenant’s leasehold, and all of Landlord’s Property free of liens. If any lien is filed or attaches which is claimed to be attributable to Tenant or persons acting under Tenant, then Tenant shall
promptly (and always within 30 days) discharge the same. 
 3.3        Construction Representatives.  In connection with the parties respective rights under this Article III, each party may rely on written approvals and notices given by

  

 10 

 
any person designated as the Construction Representative of the party in Section 1.1, or of any successor to such person of whom a party has been given notice. 
 ARTICLE IV 
 Rent 
 4.1.1    Base Rent - Initial Term.  Base Rent
during the Initial Term will be as set forth in Section 1.1. 
 4.1.2    Base Rent
- Extension Terms.  If the Term is extended for any of the Extension Terms, then Base Rent will be as set forth in Section 1.1 and as follows: 
 Fair Market Rent shall be a per annum amount of Base Rent for the Premises for each year of an Extension Term. Fair Market Rent shall be ascertained as follows: Not later than eight
months prior to the end of expiring term Landlord shall give written notice to Tenant setting forth Landlord’s determination of fair market rent for each of the Lease years of the Extension Term in question (which may be different from year to
year). Within 1 month following Landlord’s notice Tenant shall either propose its determination of fair market rent by giving notice thereof to Landlord or shall accept Landlord’s determination. If Tenant proposes its determination of fair
market rent, then Landlord and Tenant shall meet for the purpose of reaching agreement. If the parties have been unable to reach agreement within forty-five days after Landlord’s receipt of Tenant’s proposal, then Landlord shall give
notice to Tenant of an appraiser whom Landlord designates to ascertain such rent. If within 10 days of such notice Tenant objects to such person then Tenant shall give notice to Landlord and designate another appraiser. Both such appraisers shall
meet and within 10 days designate a third appraiser, who alone shall within 30 days of his or her designation ascertain such fair market rent; provided, however, that the two appraisers or the single appraiser, as the case may be, may extend any
period provided for in this Section upon their own or any party’s motion. If the two appraisers fail to designate the third appraiser within such time, then either Landlord or Tenant may request the then President of the Greater Boston Real
Estate Board or successor organization to designate the third appraiser; and if such person fails to designate a third appraiser within 30 days, then the American Arbitration Association, Boston Office (“AAA”) may be so requested to
designate the third appraiser. Any appraiser designated shall have had at least 10 years experience in the appraising, leasing, ownership or management of 1,000,000 or more square feet of floor area of buildings similar in character to the Premises
in the greater Boston area and shall be a member of the American Society of Real Estate Counselors or hold an MAI designation from the Appraisal Institute, or respective successor organizations. 
 Fair market rent shall be based on current transactions between non-affiliated parties for rentals for comparable
Class A space in the North I495 Massachusetts Submarket, for comparable terms and for tenants of comparable creditworthiness and with appropriate adjustments made as necessary to establish comparability including without limitation all
then-current prevailing market conditions and relevant factors such

  

 11 

 
as rent concessions, tenant improvement allowances, cash allowances, free rent and the like, and with rental historically paid under this Lease disregarded. If the parties do not agree in writing
on such rent, then the written opinion of fair market rent of the appraiser so chosen as provided above shall conclusively establish such rent (“Fair Market Rent”). The proceedings before the third appraiser to determine Fair Market Rent
shall be conducted in accordance with the commercial arbitration rules of the AAA insofar as such rules are not inconsistent with the provisions of this Lease (in which case the provisions of this Lease shall govern) and both parties shall have the
opportunity to present evidence in accordance with reasonable procedures prescribed by the chosen appraiser consistent with such commercial arbitration rules, and the fee of the chosen appraiser giving his or her written opinion of Fair Market Rent
shall be paid equally by the parties and the parties shall bear their own other appraisers and attorneys fees and expenses. If the AAA shall cease to provide arbitration for commercial disputes in Boston, the third appraiser shall be appointed by
JAMS or, if it does not then exist, any successor organization to either JAMS or the AAA providing substantially the same services, and in the absence of such an organization, by a court of competent jurisdiction under the arbitration act of The
Commonwealth of Massachusetts. The decision of the appraiser determining Fair Market Rent shall be final and binding on the parties. 
 If Landlord should delay in giving the notice which begins the valuation procedures of this paragraph, or if the process should otherwise be delayed for any reason, then such procedures shall nevertheless
remain in effect and be applicable when and as invoked with respect to Base Rent payable during the Extension Term; but until such procedures are completed Tenant shall pay on account of such Base Rent at the rate established for Base Rent for the
last twelve months of the expiring term and upon Fair Market Rent being established shall pay the same within 10 days retroactively to the beginning of the Extension Term in question. 
 4.2.1    Payment.  As consideration for this Lease, Tenant covenants to pay to
Landlord, without setoff, reduction, counterclaim or defense and, except as otherwise expressly set forth herein without abatement, the total amounts respectively of Base Rent and Additional Rent for the Term when due pursuant to this Lease. From
and after the respective Base Rent Commencement Date and Additional Rent Commencement Date on the first day of each month during the Term (i) 1/12 of the amount of Base Rent due for the Lease Year in question shall be paid in equal monthly
installments in advance, and (ii) Taxes, Insurance and Landlord’s Operating Expenses shall be paid as Additional Rent as provided in Section 4.3 (“Additional Rent”). Tenant shall make ratable payment of Base Rent and
Additional Rent for any period of less than a month at such Rent Commencement Dates or the end of the Term. All payments of Base Rent, Additional Rent and other sums due shall be paid in current U.S. exchange by check drawn on a clearinghouse bank
at the Address of Landlord or such other place as Landlord may from time to time direct (or if requested by Landlord in the case of Base Rent, by electronic fund transfer to an account designated from time to time by Landlord). As used in this
Lease, the term “rent” shall mean Base Rent, Additional Rent and any other amount payable by Tenant under this Lease. 
  

 12 

 4.2.2    Net Return to Landlord.  It
is intended that rent payable hereunder shall be a net return to Landlord throughout the Term, free of cost, charge, offset, diminution or other deduction excepting those costs that this Lease expressly provides to be borne by Landlord, and all
provisions hereof shall be construed in terms of such intent. 
 4.3        Additional Rent — Landlord’s Taxes.  Tenant shall pay as Additional Rent all of Landlord’s Taxes for each fiscal period wholly included in the Term (and a
ratable amount for the first and last Lease years). Landlord’s Taxes shall be paid in advance in monthly installments on the first day of each month in amounts reasonably estimated from time to time by Landlord to provide for the full payment
of Landlord’s Taxes on the date 30 days before such Taxes are due (with further payment by Tenant or repayment to Tenant as the case may be within 10 days following determination of the final amount of Landlord’s Taxes for a fiscal
period.) 
 Tenant shall have the right to seek at its own cost to reduce, maintain the existing level of, or
resist increases in (collectively, “abatements”) Landlord’s Taxes, for any fiscal tax period wholly within the Term. If Tenant fails to notify Landlord that it intends to prosecute an abatement at least 45 days prior to the date
abatements may be filed without loss of rights, then Landlord shall have such right. If Tenant does prosecute an abatement, it will not thereafter compromise or terminate such prosecution without giving Landlord at least 45 days’ prior notice
and opportunity to assume such prosecution. If Landlord elects to prosecute any abatement not prosecuted by Tenant or any other abatement for a fiscal tax period partially within the term, Landlord shall notify Tenant and Tenant shall, within 10
days, elect by notice to Landlord whether Tenant desires to receive the benefits of such abatement proceeding. Tenant’s failure timely to make such election shall be deemed an election not to receive the benefits of such abatement. If Tenant
elects to receive the benefits of the abatement proceeding prosecuted by Landlord, Landlord’s Taxes shall also mean and include Landlord’s reasonable costs (including fees of attorneys, appraisers and other consultants) incurred in seeking
such abatement whether or not successful and whether or not such efforts involve filing actual abatement applications or initiation of other formal proceedings; and in such case Landlord shall pay to Tenant the net proceeds received from any
abatement allocable to Landlord’s Taxes which Tenant has theretofore paid. If Tenant elects (or is deemed to elect) not to receive the benefits of any abatement proceeding prosecuted by Landlord, Landlord’s Taxes shall not include
Landlord’s costs in prosecuting such abatement; but Landlord shall be entitled to retain the proceeds of such abatement even if allocable to Landlord’s Taxes which Tenant has theretofore paid. Both Landlord and Tenant shall reasonably
cooperate with the moving party in prosecuting any abatement. 
 “Landlord’s Taxes” means all
taxes, assessments, betterments, excises, user fees and all other governmental charges and fees of any kind or nature, or impositions or agreed payments in lieu thereof or voluntary payments made in connection with the provision of governmental
services or improvements of benefit to the Premises (including any so-called linkage, impact or voluntary betterment payments), and all penalties and interest thereon if due to Tenant’s failure to make timely payments, assessed or imposed

  

 13 

 
against the Premises or the Property of which the Premises are a part (including without limitation any personal property taxes levied on such property or on fixtures or equipment used in
connection therewith), other than a federal or state income tax of general application. If during the Term the present system of ad valorem taxation of property shall be changed so that, in lieu of or in addition to the whole or any part of such ad
valorem tax there shall be assessed, levied or imposed on such Property or Premises or on Landlord any kind or nature of federal, state, county, municipal or other governmental capital levy, income, sales, franchise, excise or similar tax,
assessment, levy, charge or fee (as distinct from the federal and state income tax in effect on the Term Commencement Date) measured by or based in whole or in part upon Premises or Property valuation, mortgage valuation, rents, services or any
other incidents, benefits of measures of real property or real property operations, then any and all of such taxes, assessments, levies, charges and fees shall be included within the meaning of the term Landlord’s Taxes. 
 4.4        Additional Rent — Insurance.  Landlord shall
maintain throughout the Term all risk insurance covering the Premises against fire and other hazards, casualties and contingencies (including boiler and machinery, flood and earthquake coverage) appropriate to the Premises (and in any case including
rent continuation coverage of no less than one year’s Base Rent and Additional Rent on account of Landlord’s Taxes, Insurance, and Operating Expenses, in amounts sufficient to prevent Landlord becoming a co-insurer of any loss and in any
event in amounts not less than stipulated from time to time by mortgagees. In addition, Landlord may also obtain and maintain comprehensive general liability insurance covering Landlord, Landlord’s Adviser, Property Manager, mortgagees and
others having an interest in the Property, environmental insurance covering the Premises against hazardous materials being released onto the Premises, the Property or land is related thereto, and such other liability and indemnity insurance as
Landlord may from time to time reasonably decide (all such insurance referred to in this section being “Insurance”). Tenant shall pay as Additional Rent, all costs of Insurance attributable to the Term in advance in monthly installments on
the first day of each month in amounts reasonably estimated from time to time by Landlord to provide for the full payment of the costs of Insurance on the date 30 days before such costs are due (with further payment by Tenant or payment to Tenant as
the case may be within 10 days following determination of the final amount of all such costs of Insurance owing for the fiscal period in question). 
 4.5        Additional Rent — Landlord’s Operating Costs.  “Landlord’s Operating Expenses” means all costs to Landlord of
(i) the amount of Insurance deductibles as long as such costs are costs as defined in 4.5(iii) of this Section 4.5, (ii) a management fee in the greater of (a) 1.5% of all Base Rent and Additional Rent required to be paid by
Tenant to Landlord or (b) $1,125 per month, and (iii) costs on account of replacements of building systems, including but not limited to mechanical, electrical, plumbing, fire and life safety ascertained in accordance with the following:
If Landlord, in its reasonable discretion, installs a new or replacement capital item under clause (iii), the cost of such

  

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item together with an interest factor at three percentage points above the then “Prime Rate” (as published in the Wall Street Journal or comparable financial publication
reasonably selected by Landlord) at the time such cost is incurred, shall be considered as though such cost and interest comprised a direct reduction loan amortizing over the useful life of such item, and the annual amortization amount shall be
included in Landlord’s Operating Expenses. Tenant shall pay as Additional Rent, all of Landlord’s Operating Costs attributable to the Term in advance in monthly installments on the first day of each month in amounts reasonably estimated
from time to time by Landlord to provide for the full payment of such costs on the dates 30 days before such costs are due (with further payment by Tenant or payment to Tenant as the case may be within 10 days following determination of the final
amount of all such costs owing for the fiscal period in question). 
 4.6        Survival.  Without implying that other covenants do not survive, the covenants of this Article IV shall survive the Term. 
 ARTICLE V 
 Additional Covenants 
 5.1        Tenant’s
Covenants.  Tenant agrees during the Term and such further time as Tenant or any person claiming through Tenant occupies any part of the Premises to do and perform the following, all at Tenant’s cost (it being intended that Tenant
as the sole tenant of the Building shall be solely responsible for all maintenance, repair and services to the Building excepting only those matters to be performed by Landlord as provided in Sections 5.2, 6.3 and 6.4): 
 5.1.1    Utilities.  Tenant shall arrange for, provide and pay directly (and assume
all risk of service interruptions) for all water, sewer, oil, gas, electricity and other energy or utility services which serve the Premises and deposits or bonds in connection therewith, all such arrangements to be made on or before the Term
Commencement Date. 
 Tenant shall have the right to select and contract with third party utility providers to
the Premises, including but not limited to an electric utility provider, a telecommunications provider and a fiber optic provider. Landlord shall permit providers of utilities selected by Tenant access to the Premises without charge. Tenant shall
indemnify and hold Landlord harmless from and against any and all liabilities, losses, claims, costs and expenses arising from or related to the activities of any third party utility providers to the Premises. Tenant shall have the right, at
Tenant’s cost but without charge by Landlord, to bring dual feed telecom, dual feed power, TV cable and satellite TV into the Building, provided that any such installation is coordinated with Landlord. 
 5.1.2    Maintenance.  Subject only to Landlord’s obligations in Sections 5.2,
6.3 and 6.4, Tenant shall be responsible for the entire Premises and Property and shall manage, maintain, repair, replace, clean, secure, protect, defend and keep in compliance with all governmental requirements the Premises and Property and all
improvements and appurtenances and all utilities, facilities, installation and equipment

  

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used in connection therewith, including all walls, all floor coverings, glass, windows, doors, partitions, exterior and interior lighting, elevators, electrical, plumbing, heating, ventilating,
fire protection and life safety, security and other building systems, water and sewage systems serving the Premises and other fixtures or equipment serving the Premises and Property, keeping the Premises, the Property and all improvements and
appurtenances in at least as good condition as on the Term Commencement Date or in such better condition as are put in thereafter, damage by casualty and taking and normal wear and tear excepted. Without limitation, Tenant shall provide all
cleaning, janitorial services, rubbish disposal, exterior building maintenance consistent with that practiced by prudent responsible owners of comparable buildings, maintenance of all gas, water, electric and other utilities serving the Premises,
and shall repair and maintain the grounds, parking areas, and walkways appurtenant to the Premises, and shall provide landscaping and snowplowing services thereto. Further, while Landlord shall be responsible for any replacements of the roof,
curtainwall, including glass and mullions, stairs and stairwells as provided in Section 5.2.1, Tenant shall be responsible for the maintenance and repair of all such components as provided above in this Section. All obligations required by this
Lease of Tenant shall be performed in accordance with first-class suburban office building standards in the North I495 Massachusetts Submarket area and so as to maintain in full force and effect all warrantys of which Tenant has been given notice.
Tenant shall enter into maintenance contracts with recognized and experienced specialized vendors (such contracts and vendors to be subject to Landlord’s approval not to be unreasonably withheld, conditioned or delayed) providing for the
periodic servicing of the elevators and mechanical and other building systems as required by good building management practices. Tenant shall have the right to contract with an independent, reputable property management company at its sole cost and
discretion, the identity of whom shall be subject to Landlord’s approval, not to be unreasonably withheld, conditioned or delayed. 
 While Tenant shall be responsible as provided above in this Section for the repair and maintenance of all building systems, including but not limited to mechanical, electrical, plumbing, fire and life
safety systems, it shall be Landlord’s responsibility to replace any such systems or components thereof if such systems or components have failed or in Landlord’s reasonable judgment otherwise require replacement so long as such
replacement was not due to Tenant’s negligence or failure to perform its obligations as provided above in this Section. Landlord’s replacement of such systems or components shall be deemed a capital expenditure and such expenditure shall
be amortized and billed as Additional Rent to Tenant in the manner provided in Section 4.5, unless such replacement was due to Tenant’s negligence or failure to perform its obligations in which case Tenant shall be responsible for such
replacement. Tenant shall promptly notify Landlord of any system or component that has failed setting forth in reasonable detail the repair history with respect to item in question. 
 5.1.3    Use and Compliance with Law.  Tenant shall occupy the Premises only for the
Permitted Uses. At all time Tenant shall comply with all laws, ordinances and bylaws, regulations, codes, (including, without limitation, the Americans With Disabilities Act of 1990, or “ADA”) permits, orders and conditions of any special
permits

  

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or other governmental approvals (“law” or “laws”) applicable from time to time to the Premises or Tenant or both, foreseen or unforeseen, and whether or not the same interfere
with Tenant’s occupancy. Except for the installation of Landlord’s Work required by Section 3.1, if any, Tenant shall procure all approvals, licenses and permits, in each case promptly giving Landlord true and complete copies of the
same and all applications therefor. Tenant shall never overload any of the Building systems, including the floors and mechanical, electrical and structural systems, and shall also keep the Premises equipped with appropriate safety appliances and
comply with all requirements of insurance and of insurance inspection or rating bureaus. It is intended that Tenant bear the sole risk of all present or future laws affecting the Premises, and Landlord shall not suffer any reduction in any rent on
account of the enforcement of laws. Tenant shall comply with the Building Rules and Regulations attached as Exhibit G. Landlord shall comply with all laws which apply to those services Landlord is required to provide to Tenant under
Section 5.2.1 or under any other express provision of this Lease. 
 5.1.4    Liens
and Encumbrances.  Tenant shall keep the Premises (and Landlord’s interest therein) and Tenant’s leasehold (and Tenant’s interest therein) free of, and shall within 30 days discharge, any attachment, lien, security
interest or other encumbrance which arises as a result of any act or omission of Tenant or persons acting under Tenant. 
 5.1.5    Indemnities.  Tenant shall indemnify, save harmless and defend Landlord, Landlord’s Advisor, Property Manager and mortgagees and their respective
officers, directors, managers, members, partners, agents and employees, (“Indemnitees”) from all liability, claim, damage, cost or loss arising out of (i) any negligent act or omission by Tenant or persons acting under Tenant to the
extent not caused by the negligence of Landlord or persons acting under Landlord, and (ii) any injury, loss, theft or damage to any person or property caused by Tenant or otherwise resulting from any act or neglect of Tenant or persons acting
under Tenant. In addition, if Landlord or any Indemnitees shall become or be made a party to any claim or action instituted by Tenant against any third party, or by any third party against Tenant, or by or against any person claiming through or
under Tenant for foreclosure of any lien, attachment or mortgage on the Premises existing in violation of Tenant’s covenants then Tenant shall also so indemnify Landlord and Indemnitees. 
 Landlord shall indemnify, save harmless and defend Tenant and its officers, directors, managers, members, partners, agents and employees, (“Indemnitees”) from all
liability, claim, damage, cost or loss arising out of any negligent act or omission by Landlord or persons acting under Landlord to the extent not caused by the negligence of Tenant or persons acting under Tenant. 
 Without implying that other covenants do not survive, the covenants of this Section shall survive the Term. 
  

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 5.1.6    Landlord’s Right to Enter;
Interruptions; Signage.  Landlord and persons acting under Landlord may upon such notice and in such manner as is reasonable under the circumstance enter the Premises and Property during business hours (and in case of emergency at any
time) in exercise of any rights reserved to Landlord, or to inspect the Premises, or to take measurements of the Premises, or to secure or protect the Premises, and similarly may show the Premises to prospective purchasers and lenders, and during
the last 12 months of the Term prospective tenants (and during the last 12 months of the Term may keep affixed in suitable places on the Building and Property notices for letting so long as it does not interfere with Tenant’s sign or business
operations). In addition, Landlord may affix at its expense a suitable sign in the proximity to the main entrance to the Premises at a location approved by Tenant, such approval not to be unreasonably withheld, conditioned or delayed, identifying
the Premises as property owned by Landlord. Any free-standing sign of Tenant’s identifying the Premises shall also appropriately identify the Premises as property owned by Landlord. Except in case of emergency, Landlord shall provide Tenant at
least 24 hours written notice of any entry to the space (and if feasible under the circumstances, at least 48 hours notice). 
 5.1.7    Personal Property.  All personal property of any person which is located on the Premises shall be at the sole risk of Tenant. Landlord shall not be liable for
any loss or damage to person or property resulting from any accident, theft, vandalism or other occurrence on the Premises, including damage resulting from water, wind, ice, steam, explosion, fire, smoke, chemicals, the rising of water or leaking or
bursting of pipes or sprinklers, defect, failure or any other cause except if such loss or damage is caused solely and directly by Landlord’s negligence or willful misconduct. In no event shall Landlord ever be liable for any interruption or
failure of any provider of utilities to the Premises. 
 5.1.8    Damage,
Nuisance.  Tenant shall not itself, nor shall Tenant permit persons acting under Tenant to, either with or without negligence, injure, overload, deface, damage or otherwise harm the Premises or any part thereof; fail to cause to
Premises to comply with all laws; use the Premises contrary to any law or in a manner likely to create any nuisance or to invalidate or increase the premiums for insurance on the Building or its contents; permit the emission, discharge, release or
other escape or introduce into the septic or sewage disposal system or any drains on the Property any oil or petroleum products, asbestos, polychlorinated biphenyls, toxic mold or any substances which because of their quantitative concentration,
biological, chemical, radioactive, flammable, explosive, infectious, toxic or other characteristics constitute or may reasonably be expected to constitute or contribute to a danger or hazard to the health, safety or welfare of any person, the
Premises, the Property or the environment (collectively, “hazardous materials”), or allow the storage, generation, disposal or use of such hazardous materials (collectively “hazardous materials activities”) in any manner not
sanctioned by law or by the highest standards prevailing in the industry for such activities; nor shall Tenant permit to be brought onto the Premises any hazardous materials except to use in the ordinary course of Tenant’s business, and then
only after

  

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written notice is given to Landlord of the identity of such materials (Tenant warranting that the identity of all such materials so used or intended to be used is as set forth on Exhibit
C); permit any noise or odors to emanate beyond the Premises; or permit any waste whatsoever to the Premises or Property. Without limitation, hazardous materials shall include all substances described in the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, as amended, 42 U.S.C. 9601 et seq.; the Resource Conservation and Recovery Act, as amended, 42 U.S.C. 6901 et seq.; Superfund Amendments and Reauthorization Act of 1986, Public Law No. 99-499 as amended
(“SARA”); Toxic Substances Control Act, 15 U.S.C. Section 2601 et seq. as amended (“TSCA”); the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801 et seq. as amended; the Massachusetts Hazardous Waste
Management Act, as amended, M.G.L. Chapter 21, and the Massachusetts Oil and Hazardous Material Release Prevention Act, as amended, M.G.L. Chapter 21E and in any other laws governing similar matters as they may be adopted and amended from time
to time. Landlord may inspect the Premises and Property from time to time, and Tenant will cooperate with such inspections. If required by any mortgagee or governmental authority or if Landlord has a reasonable basis to believe a release of
hazardous materials may have occurred or a threat of release exists on or about the Premises or hazardous materials activities have taken place that do not conform to all laws, then Landlord may, but need not, perform appropriate testing in a
commercially reasonable manner and the reasonable costs thereof shall be reimbursed to Landlord by Tenant upon demand as Additional Rent. Tenant shall execute affidavits, representations and the like from time to time at Landlord’s request
concerning Tenant’s best knowledge and belief regarding the presence or absence of hazardous materials and hazardous materials activities at the Premises, and Tenant shall furnish a copy to Landlord within 10 days after receipt of any notice
from any person alleging that hazardous materials have been released on or from the Premises, or that hazardous materials activities have taken place at the Premises which are not in compliance with laws. In all events, and without limitation,
Tenant shall indemnify all Indemnitees in the manner elsewhere provided in this Lease with respect to hazardous materials and hazardous materials activities at the Premises whether or not consented to by Landlord (and for these purposes, loss
indemnified shall include without limitation any costs of investigation or remediation, any claim of personal injury or property damage to any person and any claimed decrease in value of or adverse impact on marketability to Landlord’s property
including the Premises). Without implying that other covenants do not survive, the covenants of this Section shall survive the Term. Tenant shall from time to time upon Landlord’s request confirm all of the foregoing covenants directly to
mortgagees, and in that connection shall execute and deliver to such mortgagees hazardous materials indemnities in such form and substance as such mortgagees then require of borrowers. 
 5.1.9    Yield Up.  At the expiration or earlier termination of the Term, Tenant and
all persons claiming through Tenant shall without the necessity of notice surrender the Premises broom-clean and in good condition, normal wear and tear and damage by casualty or taking excepted, and also deliver all keys (or lock combinations) to
the Premises; remove all Tenant Work which Landlord designated for removal at the time

  

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it approved such Tenant Work; remove all trade fixtures and personal property whether or not bolted or otherwise attached; remove all of Tenant’s signs wherever located; and in all cases
shall repair damage which results from such removal. Any property not so removed shall be deemed abandoned, shall at once become the property of Landlord, and may be disposed of in such manner as Landlord shall see fit; and Tenant shall pay the
actual cost of removal and disposal to Landlord within 30 days after demand. Notwithstanding the foregoing Tenant shall not be obligated to remove any of the improvements, equipment or fixtures that existed upon Tenant’s Access Date, including
but not limited to the generator, supplemental HVAC units, cabling trays, or other Equipment. 
 5.1.10  Holding Over.  If Tenant (or anyone claiming through Tenant) shall remain in possession of the Premises or any part thereof after the Term without a written agreement executed by Landlord, then without
limiting Landlord’s other rights and remedies the person remaining in possession shall be deemed a tenant at sufferance, and Tenant shall thereafter pay monthly rent (pro rated for such portion of any partial month as such person shall remain
in possession) at a rate equal to one and one-half times the amount payable as Base Rent for the twelve-month period immediately prior to such termination, together with all Additional Rent also payable as provided in this Lease; and after
Landlord’s acceptance of the full amount of such rent for the first month following the Term the person remaining in possession shall be deemed a tenant at sufferance at such rent and otherwise subject to all of the provisions of this Lease.
Notwithstanding the foregoing provisions of this paragraph, Landlord may exercise any process in force in the state in which the Premises are located or any other right or remedy permitted to it by law. 
 5.1.11  Transfer - Assignment and Subletting.  Tenant, voluntarily or involuntarily, shall not
assign this Lease, or sublet, license or otherwise permit the occupancy of all or any portion of the Premises (all or any of the foregoing being referred to as “Transfers”, and all assignees, and other occupants are referred to as
“Transferees”) without obtaining on each occasion the prior written consent of the Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Any Transfer without such consent which is not a Permitted Transfer
(hereafter described) shall be a default under this Lease. Permitted Transfer meeting the requirements of the following paragraph require no consent of Landlord. 
 This Lease may be assigned or the Premises may be sublet in whole or substantial part after prior notice to Landlord and compliance with the procedures set forth hereafter in this
Section, but without the consent of the Landlord, (i) to any corporation into or with which Tenant is merged or consolidated or to any corporation to which all or substantially all of the Tenant’s assets are transferred, or (ii) to
any parent corporation which owns all or substantially all of the common stock of Tenant (“Tenant’s Parent”), any subsidiary corporation which Tenant owns all or substantially all of the common stock, or any commonly owned corporation
which Tenant’s Parent owns all or substantially all of the common stock (all of the foregoing being “Tenant Affiliates”), provided, however, that in

  

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both cases of clauses (i) and (ii) the Transferee corporation shall (a) agree in an instrument reasonably satisfactory to Landlord to be bound by all of the terms and conditions of
this Lease, and (b) shall itself have a net worth at least equal to Tenant’s net worth as of the Term Commencement Date or as of the calendar quarter most recently ended prior to the date of the proposed Transfer, whichever of
Tenant’s net worth is the higher. Tenant may also sublet up to 51% of the Premises to any Tenant Affiliate upon compliance with the following procedures in this Section but without regard to clauses (a) and (b) above; but any
subletting of more than 51% of the Premises shall comply with such clauses (a) and (b). All of the foregoing in this paragraph are referred to as “Permitted Transfers”. 
 Landlord shall not be required to consent to any Transfer (Permitted Transfers do not require such consent) to any person
which would be of such character as would be inappropriate in Landlord’s reasonable judgment as a tenant for a first class office building; and in no event shall Landlord be required to consent to any assignment or subletting of all or
substantially all of the Premises unless (i) the financial condition of any Transferee of any assignment or subletting of all or substantially all of the Premises shall be reasonably satisfactory to Landlord and (ii) the Transferee shall
agree in an instrument reasonably satisfactory to Landlord to be bound by all of the terms and conditions of this Lease. Tenant’s request for consent to a Transfer, or notice in the case of a Permitted Transfer, shall include a copy of the
proposed Transfer instrument, together with reasonably detailed financial, business and other information about the proposed Transferee in detail reasonably satisfactory to Landlord. If Tenant makes a Transfer hereunder (other than a Permitted
Transfer), and if the aggregate rent and other amounts payable to Tenant in connection with such Transfer exceed the sum of (x) all Base Rent and Additional Rent payable with respect to the space in question plus (y) Tenant’s
reasonable out-of-pocket costs paid to Transferee or third parties to procure the Transfer amortized and taken into account on a straight-line basis over the term of the Transfer, then Tenant shall pay to Landlord, as Additional Rent, fifty percent
(50%) of the amount of such excess. Except for Permitted Transfers, if Tenant does Transfer with (or without) Landlord’s consent more than 25,000 RSF of the Premises in the aggregate, then any option Tenant may have with respect to
Extension Options shall automatically be terminated and the Term shall end upon the expiration of the then current Initial or Extension Term as the case may be. 
 In all events notwithstanding any Transfer and whether or not the same is a Permitted Transfer or consented to by Landlord, Tenant’s (and any guarantor’s) liability to
Landlord shall remain direct and primary, and any Transferee by means of an assignment or the subletting of all or substantially all of the Premises shall likewise remain jointly and severally, directly and primarily liable to Landlord in the case
of further Transfers. In the case of any requested consent to such a Transfer by assignment or such subletting, Tenant shall deliver to Landlord together with Tenant at the time of such request (i) a true and complete copy of the proposed
transfer instrument containing all of the terms and conditions of such Transfer, and (ii) a written agreement of the Transferee in form reasonably approved by Landlord agreeing with Landlord to perform and observe all of the terms, covenants
and conditions of this Lease. Tenant shall pay to

  

 21 

 
Landlord as Additional Rent Landlord’s reasonable attorneys’ fees not to exceed $2,500 for each Transfer in reviewing any Transfer requiring Landlord’s consent, whether or not
Landlord consents to the same. Any Transferee of all or substantially all of Tenant’s interest in the Premises, including any Permitted Transfer, shall be deemed to have agreed directly with Landlord to be jointly and severally liable with
Tenant for the performance of all of Tenant’s covenants under this Lease; and such assignee shall upon Landlord’s request execute and deliver an instrument as aforesaid in confirmation thereof (and agrees that its failure to do so shall be
subject to the default provisions). Landlord may collect rent and other charges from any Transferee (and upon notice such Transferee shall pay directly to Landlord) and Landlord shall apply the amount so collected to the rent reserved and next due
hereunder. No Transfer or Landlord’s consent thereto shall be deemed a waiver of the provisions of this Section, or the acceptance of any Transferee as a tenant, or a release of Tenant or any guarantor or other person from direct and primary
liability for the performance of all of the covenants of this Lease. The consent by Landlord to any Transfer shall not relieve Tenant or any Transferee from the obligation of obtaining the express consent of Landlord to any modification of such
Transfer or a further Transfer; nor shall Landlord’s consent alter in any manner whatsoever the terms of this Lease, to claim for any Transfer at all times shall be subject and subordinate. 
 5.1.12  Third Party Litigation.  If Landlord, Landlord’s Adviser or Property Manager are
made parties to any litigation commenced by or against Tenant or by or against any person claiming through Tenant with respect to the Premises, Tenant agrees to pay, as Additional Rent, all costs of Landlord in connection with such litigation
including reasonable counsel fees and litigation costs, except in the sole instances where Landlord or Tenant have commenced the litigation against one another or where Landlord has been adjudicated in any litigation to have acted with gross
negligence or willful misconduct. Without implying that other provisions of this Lease do not survive, the provisions of this Section shall survive the end of the Term. 
 5.2        Landlord’s Covenants. 
 5.2.1    Landlord’s Services.  Landlord shall pay Landlord’s Taxes, obtain and maintain Insurance and maintain, repair and replace the structural elements of
the foundation, floor/ceiling slabs, columns, beams, elevator shafts, stairwells and the exterior fence bordering the adjoining cemetery (to the extent Landlord is otherwise obligated to care for such fence) (collectively, “Building
Structure”), and in addition Landlord shall as needed replace (but not maintain and repair, such obligation be an obligation of Tenant) the roof, exterior curtain wall including windows and mullions, and stairs and stairwells, keeping the same
in the condition Tenant is required to keep the remainder of the Premises so long as any damage thereto was not do to the act, neglect or violation of any covenant of this Lease by Tenant or its Transferees or any of their agents, employees or
independent contractors (and in any such case, Tenant and not Landlord shall be responsible for repairing and replacing such damaged items). 
  

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 If Landlord shall be in default in its express obligations set forth in this
Lease (subject to any applicable notice and cure periods) and such default materially disrupts the conduct of Tenant’s business in the Premises for the uses permitted under this Lease, Tenant may thereafter give notice to Landlord that Tenant
intends to exercise a Tenant’s Cure as described below (“Tenant’s Cure Notice”). If such default and disruption continues for a period of thirty (30) days after Landlord’s receipt of Tenant’s Cure Notice (or, if
such default cannot reasonably be cured within such thirty (30) day period, such longer period as is reasonably required under the circumstances so long as Landlord has in good faith commenced such cure within such thirty (30) day period
and thereafter prosecutes the same with reasonable diligence to completion), then Tenant may (but shall not be obligated) thereafter to perform such of the defaulted obligations of Landlord as shall eliminate such disruption (“Tenant’s
Cure”), provided, however, that notwithstanding the foregoing (a) no default by Landlord under the provisions of Sections 6.3 and 6.4 shall ever give rise to Tenant’s rights to effect a Tenant’s Cure and (b) if any Mortgagee
gives Tenant notice before Tenant is entitled to commence Tenant’s Cure that it will cause a Tenant’s Cure, then Tenant shall not be entitled to effect a Tenant’s Cure so long as such Mortgagee commences within thirty (30) days
and diligently prosecutes the same with reasonable promptness. In performing any Tenant’s Cure Tenant shall do only that work reasonably necessary to cure those portions of Landlord’s default that are disrupting the conduct of
Tenant’s business, and shall perform all such work in a good and workmanlike manner with a responsible contractor. Landlord shall reimburse all of the Tenant’s reasonable costs, including but not limited to out of pocket costs paid to
third parties for performing such Tenant’s Cure and an internal project management fee equal to a third party project manager’s fee within thirty (30) days after written demand to Landlord therefor accompanied by reasonable back-up
documentation. 
 5.2.2    Quiet Enjoyment.  Upon performing all covenants
of this Lease, Tenant may peaceably and quietly hold the Premises during the Term, subject always to the terms of this Lease, provisions of law, and matters of record to which this Lease is or may become subordinate. This covenant is in lieu of any
other so-called quiet enjoyment covenant, whether express or implied. 
 ARTICLE VI 
 Insurance; Casualty; Taking 
 6.1.1    Tenant shall, at its own cost and expense, maintain during the Term insurance for the benefit of Tenant, Landlord, Landlord’s Adviser, Property Manager and mortgagees
from insurers rated at least A-/X by A.M. Best, with terms and coverages reasonably satisfactory to Landlord and with such increases in limits as Landlord may from time to time reasonably request provided that such limits are similar to those then
being provided by similar types of tenants in the greater Boston area under leases of similar types of premises for similar uses, and/or as may be required by mortgagees. Initially, Tenant shall maintain the following on an occurrence basis:

			
	 (A)
	    	 Commercial general liability insurance, with coverage for premises/operations, personal injury, and contractual liability with combined limits of liability of
not less than the amounts set forth in Section 1.1.

  

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	 (B)
	    	 Workers’ compensation insurance with statutory benefits and employers’ liability insurance in the following amounts: each accident, $500,000; disease
(policy limit), $500,000; disease (each employee), $500,000.

 Within 30 days after the Date of Lease, and at
least 30 days prior to each policy renewal date, Tenant shall deliver to Landlord certificate(s) evidencing such coverages, and stating that such insurance may not be canceled or amended so as to materially and adversely affect Landlord’s
interest without at least 30 days’ prior written notice to Landlord. Liability insurance maintained by Tenant with respect to the Premises shall be deemed to be primary insurance, and any liability insurance maintained by Landlord with respect
to the Premises shall be deemed secondary to it. On all liability insurance Landlord, Landlord’s Adviser and Property Manager (and if requested, Landlord’s mortgagees) shall be named as additional insureds. 
 6.1.2    Insurance by Landlord.  If Tenant fails to perform any covenant in
Section 6.1, then without limiting any of Landlord’s other rights and notwithstanding any other provision of this Lease concerning notice and cure of defaults, Landlord may obtain such insurance, and Tenant shall pay the cost thereof and
Landlord’s related expenses upon demand as Additional Rent. 
 6.2        Waivers of Subrogation.  Any insurance carried by Tenant with respect to the Premises or personal property on the Premises shall include an endorsement denying to the
insurer rights of subrogation against Landlord, Landlord’s Adviser and Property Manager. Without limiting any other provisions of this Lease, Tenant waives any rights of recovery against Landlord for injury or loss due to hazards required to be
covered under Section 6.1. 
 6.3        Damage or Destruction
of Premises.  If through no act or neglect of Tenant or persons acting under Tenant the Premises or any part thereof shall be damaged by fire or other insured casualty, then, subject to the following provisions of this Section,
Landlord shall proceed with diligence, subject to then applicable laws and at the expense of Landlord (but only to the extent of insurance proceeds received and made available to Landlord by any mortgagee) to cause to be repaired such damage,
excluding uncompleted Tenant Work and any fixtures, equipment or personal property which Tenant is required or permitted to remove at the end of the Term (which items shall be Tenant’s responsibility to repair). However, if any damage occurs
through the act or neglect of Tenant or persons acting under Tenant or if any act or neglect of Tenant or such person prevents Landlord or its mortgagees from collecting all insurance proceeds, then the cost of repairing the casualty damage shall be
paid by Tenant except to the extent any insurance proceeds are actually received by Landlord or mortgagees (they being under no obligation to litigate their entitlement), and there shall be no abatement of rent. If any casualty occurs to the
Premises during the last two Lease years of the Term and its repair will reasonably cost more than $500,000 and $250,000 respectively for the second to last

  

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and last Lease years, then in any such case, this Lease and the Term hereof may be terminated at the election of Landlord by a notice in writing of its election so to terminate given to Tenant
within 6 months following adjustment of such casualty loss with the insurer, the effective termination date being not less than 30 nor more than 60 days thereafter. 
 Subject to the foregoing Tenant shall be entitled to a just abatement of Base Rent during the period of impaired use of the Premises, in no event however exceeding 12 months. If any
mortgagee refuses without fault by Tenant to permit insurance proceeds to be applied to replacement of the Premises or if neither Landlord nor such mortgagee has commenced such replacement within 6 months following adjustment of such casualty loss
with the insurer, then Tenant may until any such replacement commences give written notice to Landlord and mortgagees terminating this lease at least 45 days thereafter, and if such replacement has not commenced by the end of such 45 day period this
Lease shall thereupon terminate but if such replacement has commenced within such period it shall not terminate. Except as provided in this paragraph, Tenant’s obligation to pay all rent and to perform and observe all other covenants and
conditions of this Lease shall not be affected by any damage or casualty, and the Term of this Lease and rent hereunder shall continue nonetheless. 
 6.4        Eminent Domain.  In the event that all or any substantial part of the Premises, meaning more than 50% of floor area, is taken (other
than for temporary use, hereafter described) by public authority under power of eminent domain (or by conveyance in lieu thereof), then by notice given within three months following the recording of such taking (or conveyance) in the appropriate
registry of deeds, this Lease may be terminated at Landlord’s election 30 days after such notice, and rent shall be apportioned as of the date of termination. If this Lease is not terminated as aforesaid, subject to the rights of mortgagees
Landlord shall within a reasonable time thereafter, diligently restore what may remain of the Premises (excluding any items installed or paid for by Tenant which Tenant is permitted or may be required to remove upon expiration) to a tenantable
condition. In the event some portion of rentable floor area is taken (other than for temporary use) and this Lease is not terminated, Base Rent shall be proportionally abated for the remainder of the Term. In the event of any taking of the Premises
or any part thereof for temporary use, (i) this Lease shall be and remain unaffected thereby and rent shall not abate, and (ii) Tenant shall be entitled to receive for itself such portion or portions of any award made for such use with
respect to the period of the taking which is within the Term, provided that if such taking shall remain in force at the expiration or earlier termination of this Lease, then Tenant shall pay to Landlord a sum equal to the reasonable cost of
performing Tenant’s obligations hereunder with respect to surrender of the Premises and upon such payment shall be excused from such obligations. 
 So long as Tenant is not then in breach of this Lease beyond any applicable notice and cure period, any specific damages which are expressly awarded to Tenant on account of its relocation expenses and
specifically so designated shall belong to Tenant. Except

  

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as provided in the preceding sentences of this paragraph, Landlord reserves to itself, and Tenant releases and assigns to Landlord, all rights to damages accruing on account of any taking or by
reason of any act of any public authority for which damages are payable. Tenant agrees to execute such further instruments of assignment as may be reasonably requested by Landlord, and to turn over to Landlord any damages that may be recovered in
any proceeding or otherwise; and Tenant irrevocably appoints Landlord as its attorney-in-fact with full power of substitution so to execute and deliver in Tenant’s name, place and stead all such further instruments if Tenant shall fail to do so
after 10 days notice. 
 ARTICLE VII 
 Default 
 7.1        Events of Default.  If Tenant fails to pay Base Rent, Additional Rent or any other sum when due and such default continues for five business days after Tenant’s
receipt of written notice; or if more than two default notices are properly given in any twelve months period, or if Tenant (or any Transferee) makes any Transfer of the Premises in violation of this Lease, or if a petition is filed by Tenant (or
any Transferee or guarantor) for insolvency or for appointment of a receiver, trustee or assignee or for adjudication, reorganization or arrangement under any bankruptcy act or other applicable law or if any similar petition is filed against Tenant
(or any Transferee or guarantor) and such petition is not dismissed within sixty days thereafter, or if any representation or warranty made by Tenant is untrue in any material respect, or if Tenant fails to perform any other covenant or condition
hereunder and such default continues longer than any period expressly provided for the correction thereof (and if no period is expressly provided then for 30 days after notice is given, provided, however, that such 30 day period shall be reasonably
extended in the case of any non-monetary default if the matter complained of can be cured but the cure cannot be completed within such period and Tenant begins promptly and thereafter proceeds diligently to complete the cure), then and in any such
case, Landlord and its agents lawfully may, in addition to any remedies for any preceding breach, immediately or at any time thereafter without demand or notice and with or without process of law, enter upon any part of the Premises in the name of
the whole or mail or deliver a notice of termination of the Term of this Lease addressed to Tenant at the Premises or any other address herein, and thereby terminate the Term and repossess the Premises as of Landlord’s former estate. At
Landlord’s election such notice of termination may be included in any notice of default. Upon such entry or mailing the Term shall terminate, all executory rights of Tenant and all obligations of Landlord will immediately cease, and Landlord
may expel Tenant and all persons claiming under Tenant and remove their effects without any trespass and without prejudice to any remedies for arrears of rent or prior breach; and Tenant waives all statutory and equitable rights to its leasehold
including rights in the nature of further cure or redemption, if any. If any payment of Base Rent or Additional Rent is not paid by the due date, Landlord may impose a late charge equal to five (5%) per cent of the overdue amount, which late
charge will be due upon demand as Additional Rent. 
  

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 No termination or repossession provided for in this Section shall relieve
Tenant of its liabilities and obligations under this Lease. If the Term is terminated for default, Tenant covenants, as an additional cumulative obligation after such termination, to pay all of Landlord’s costs, including reasonable attorneys
fees, related thereto and in collecting amounts due and all expenses in connection with reletting, including tenant inducements such as free rent, moving expense reimbursements, tenant improvement allowances, brokerage commissions, fees for legal
services, expenses of preparing the Premises for reletting and the like together (“Reletting Expenses”). It is agreed that Landlord may as Landlord deems advisable relet the Premises or parts thereof for a term or terms which may be equal
to, less than or exceed the period which would otherwise have constituted the balance of the Term, and may grant tenant concessions, including free rent, tenant improvements and tenant allowances and make alterations to the Premises. No failure to
relet or to collect rent under any reletting shall operate to reduce Tenant’s liability; however, Landlord shall use commercially reasonable efforts to relet the Premises in order to mitigate damages in light of Landlord’s reasonable
objectives of developing its property in a harmonious manner with appropriate mixes of tenants, uses, floor areas, terms and the like. Landlord’s Reletting Expenses together with all other sums to be paid by Tenant whether incurred prior to or
after such termination will be due from Tenant within 10 days of Landlord’s demand. 
 If the Term of this
Lease is terminated for default, Tenant agrees to pay to Landlord (a) all the rent due Landlord in the same manner as if the Term had not been terminated, and (b) within 30 days of such termination also pay the sum of any unamortized
amounts of (i) the Tenant Improvement Allowance, (ii) the rent concessions granted to Tenant under this Lease (meaning those items described as concessions in Section 1.1, Base Rent, Initial Term, Lease Years 1 through 3), and
(iii) the fees and commissions paid by Landlord to Brokers, such sum to be amortized on a straight line basis down to zero from the Term Commencement Date to the Ending Date with the period after such termination until the Ending Date being the
unamortized portion. In calculating such amounts Tenant will be credited with the net proceeds of any rent which has then been paid or is otherwise creditable under applicable law to Landlord from a reletting of the Premises after deducting
Reletting Expenses to be paid by Tenant. 
 Any amount due from Tenant to Landlord or from Landlord to Tenant
under this Lease shall bear interest commencing five (5) business days after the date due at the rate of one (1 %) percent for each month (or ratable portion thereof) the same remains unpaid. 
 7.2        Remedies Cumulative; Jury Waiver.  The remedies to which
Landlord may resort under this Lease, and all other rights and remedies of Landlord are cumulative, and any two or more may be exercised at the same time. Nothing in this Lease shall limit the right of Landlord to prove and obtain in proceedings for
bankruptcy or insolvency an amount equal to the maximum allowed by any statute or rule of law in effect at the time; and Tenant agrees that the fair value for occupancy of all or any part of the Premises at all times shall never be less than the
Base Rent and all Additional Rent payable from time to time. LANDLORD AND TENANT AGREE THAT TO EXTENT PERMITTED BY

  

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LAW, EACH SHALL AND HEREBY DOES WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED
WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT OR TENANT’S USE OR OCCUPANCY OF THE PREMISES. Landlord and Tenant further agree that any action arising out of this Lease (except an action for possession by Landlord, which the parties
agree may be brought in whatever manner or place provided by law) shall be brought in the Trial Court of the Commonwealth of Massachusetts, Superior Court Department, in the county where the Premises are located. 
 7.3        Waivers of Default; Accord and Satisfaction.  No written
consent by Landlord or Tenant to any act or omission which otherwise would be a default shall be construed to permit other similar acts or omissions. Neither party’s failure to seek redress for violation or to insist upon the strict performance
of any covenant, nor the receipt by Landlord of rent with knowledge of any breach of covenant, shall be deemed a consent to or waiver of such breach. No breach of covenant shall be implied to have been waived unless such is in writing, signed by the
party benefiting from such covenant and delivered to the other party; and no acceptance by Landlord of a lesser sum than the Base Rent, Additional Rent or any other sum due shall be deemed to be other than on account of the installment of such rent
or other sum due. Nor shall any endorsement or statement on any check or in any letter accompanying any check or payment be deemed an accord and satisfaction; and Landlord may accept such check or payment without prejudice to Landlord’s right
to recover the balance of such installment or pursue any other right or remedy. The delivery of keys (or any other act) to Landlord shall not operate as a termination of the Term or an acceptance or surrender of the Premises. The acceptance by
Landlord of any rent following the giving of any default and/or termination notice shall not be deemed a waiver of such notice. 
 7.4        Landlord’s Curing and Enforcement.  If Tenant fails to perform any covenant within any applicable cure period, then Landlord at its
option may (without waiving any right or remedy for Tenant’s non-performance) at any time thereafter perform the covenant for the account of Tenant. Tenant shall reimburse Landlord’s cost (including reasonable attorneys’ fees) of so
performing, together with an internal project management fee equal to a third party project manager’s fee within 10 days of demand as Additional Rent. Notwithstanding any other provision concerning cure periods, Landlord may cure any
non-performance for the account of Tenant after such notice to Tenant, if any, as is reasonable under the circumstances if curing prior to the expiration of the applicable cure period is reasonably necessary to prevent likely damage to the Premises
or possible injury to persons, or to protect Landlord’s interest in the Premises. If Landlord institutes any action to enforce the provisions of this Lease against Tenant, if Landlord is the prevailing party in such action Tenant shall pay all
of Landlord’s costs of enforcement or intervention, including reasonable attorneys fees and litigation costs. Without implying that other provisions do not survive, this Section shall survive the Term. 
  

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 ARTICLE VIII 
 Miscellaneous Provisions 
 8.1        Notice.  All notices, consents, approvals and the like shall be in writing and shall be delivered in hand, by any courier service providing receipts, or mailed by certified
mail addressed, if to Tenant, at the Address of Tenant or such other address within the United States as Tenant shall have last designated by notice to Landlord and, if to Landlord, at the Address of Landlord or such other address within the United
States as Landlord shall have last designated by notice to Tenant, with a copy sent in like manner to Property Manager and to any mortgagee as designated from time to time by Landlord. Any notice so addressed shall be deemed duly given on the second
business day thereafter if mailed by registered or certified mail return receipt requested or sent by any recognized overnight delivery service, whether or not accepted, or upon actual receipt by any person reasonably appearing to be an agent or
employee working in the executive offices of the addressee. 
 8.2        Limitation of Liability.  Tenant agrees that Landlord shall be liable only for breaches of its covenants occurring while it is owner of the Property. Tenant and each person
acting under Tenant agrees to look solely to Landlord’s interest from time to time in the Property for satisfaction of any claim against Landlord. Landlord and each person acting under Landlord agree that Tenant’s total liability for
breach of this Lease shall never exceed $12,250,000 in the aggregate. No officer, director, manager, member, trustee, beneficiary, partner, agent or employee of Landlord, Landlord’s Adviser, Property Manager or any mortgagee shall ever be
personally or individually liable to Tenant with respect to this Lease or matters relating to the Premises, and no officer, director, manager, member, trustee, beneficiary, partner, agent or employee of Tenant shall ever be personally or
individually liable to Landlord with respect to this Lease or matters relating to the Premises. In no event shall Landlord, Landlord’s Adviser, Property Manager or any mortgagee ever be liable to Tenant for indirect, consequential or punitive
damages, and in no event shall Tenant ever be liable to Landlord for indirect, consequential or punitive damages; provided, however, that the foregoing shall not affect any right or remedy expressly granted to any party under this Lease. 

8.3        Excusable Delay.  If either party is delayed in
performing (other than paying Base Rent, Additional Rent or any other charge which may never be delayed) by causes beyond such party’s reasonable control, including war, civil commotion, acts or regulations of government, moratoria and the
like, weather, fire, casualty, theft, labor difficulties, or the unavailability of or the failure to perform on the part of providers of services, labor, materials, equipment or utilities from customary sources upon customary terms, or by acts,
neglects or delays of the other party (or persons acting under such other party), then such delay shall not be counted in determining the time during which such performance is to be completed. 
  

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 8.4        Applicable Law and
Construction.    This Lease may be executed electronically and in counterparts, shall be construed as a sealed instrument, and shall be governed exclusively by the provisions hereof and by the laws of the state where the
Property is located without regard to principles of choice of law or conflicts of law. The covenants of Landlord and Tenant are independent. If any provisions shall to any extent be invalid, the remainder shall not be affected. Other than
contemporaneous instruments executed and delivered of even date, if any, this Lease contains all of the agreements between Landlord and Tenant relating in any way to the Premises and supersedes all prior agreements and dealings between them. There
are no oral agreements between Landlord and Tenant relating to this Lease or the Premises. This Lease may be amended only by instrument in writing executed and delivered by both Landlord and Tenant. The provisions of this Lease shall bind Landlord
and Tenant and their respective successors and assigns, and shall inure to the benefit of Landlord and its successors and assigns and of Tenant and its permitted successors and assigns. Where the phrases “persons acting under” Landlord or
Tenant or “persons claiming through” Landlord or Tenant or similar phrases are used, the persons included shall be assignees, sublessees, licensees or other Transferees or successors of Landlord or Tenant as well as invitees or independent
contractors of Landlord or Tenant, and all of the respective employees, servants, contractors, agents and invitees of Landlord, Tenant and any of the foregoing. As used herein, “monetary default” shall mean a default that can be
substantially cured by the payment of money and “non-monetary default” shall mean a default that cannot be substantially cured by the payment of money. The titles are for convenience only and shall not be considered a part of the Lease.
This Lease shall not be construed more strictly against one party than against the other merely by virtue of the fact that it may have been prepared primarily by counsel for one of the parties, it being recognized that both Landlord and Tenant have
contributed substantially and materially to the formation of this Lease. If Tenant is granted any extension, election or other option, to be effective the exercise (and notice thereof) shall be unconditional, irrevocable and must be made strictly in
accordance with the prescribed terms and times; otherwise its purported exercise shall be void and ineffective. The enumeration of specific examples of a general provisions or use of the word “including” shall not be construed as a
limitation of the general provision. Unless a party’s approval or consent is required by the express terms of this Lease not to be unreasonably withheld, conditioned or delayed, such approval or consent may be withheld, conditioned or delayed
in the party’s sole discretion. The submission of a form of this Lease or any summary of its terms shall not constitute an offer by Landlord to Tenant; but a leasehold shall only be created and the parties bound when this Lease is executed and
delivered by both Landlord and Tenant and approved by the holder of any mortgagee of the Premises having the right to approve this Lease. Nothing herein shall be construed as creating the relationship between Landlord and Tenant of principal and
agent, or of partners or joint venturers or any relationship other than landlord and tenant. This Lease and all consents, notices, approvals and all other related documents may be reproduced by any party by any electronic means or by electronic,
photographic or other reproduction process and the originals may be destroyed; and each party agrees that any reproductions shall be as admissible in evidence in any proceeding as the original itself (whether or not the original is in existence and
whether or not reproduction was made in

  

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the regular course of business), and that any further reproduction of such reproduction shall likewise be admissible. If any payment in the nature of interest provided for in this Lease shall
exceed the maximum interest permitted under controlling law, as established by final judgment of a court, then such interest shall instead be at the maximum permitted interest rate as established by such judgment. Landlord and Tenant expressly agree
that there are and shall be no implied warranties of merchantability, habitability, suitability, fitness for a particular purpose or of any other kind arising out of this Lease, and there are no warranties or representations other than those
expressly set forth in this Lease. 
 8.5        Estoppel
Certificate.  Within 10 days after either party’s request, the other agrees to execute, acknowledge and deliver a statement in writing certifying whether this Lease is in full effect (or if there has been any amendment whether the
same is in full effect as amended and stating the amendment or amendments), the Term Commencement Date and Rent Commencement Date, the amount of and the dates to which the Base Rent (and Additional Rent and all other charges) have been paid and, as
of its best knowledge and belief, any other information concerning performance, construction, tenancy, possession, payment of the Tenant Improvement Allowance or other matters of reasonable interest to prospective lenders or purchasers. Both parties
agree that any such statement may be relied upon by any person to whom the same is delivered. Tenant acknowledges that prompt execution and delivery of such statements, and of instruments referred to in Section 9.3, in connection with any
proposed financings or sales constitute essential requirements of Landlord’s financings or sales; and any failure by Tenant to perform under this Section within the time provided will be a default for which the Lease may be terminated following
notice and expiration of an additional 10 day cure period. Tenant will indemnify Landlord in the manner elsewhere provided in this Lease against all loss (expressly including lost sales, damages in the nature of increased financing costs, forfeited
financing fees and attorneys’ fees) resulting from Tenant’s failure to comply herewith. 
 8.6        Notice of Lease.  Neither party shall record this Lease, but each party will, upon request of the other, execute a recordable notice of lease in form reasonably approved by
Landlord and which notice shall contain the provisions of this Section), and upon termination of the Term for whatever reason a like notice of termination of lease. Tenant irrevocably appoints Landlord and its successors and assigns as its
attorney-in-fact coupled with an interest which appointment shall survive termination of the Term and have full power of substitution following any termination, to execute, acknowledge, deliver and record a notice of termination of lease in
Tenant’s name if Tenant fails so to do within 10 days of any request. 
 8.7        Landlord’s Default.  Landlord shall use due diligence in performing its covenants under this Lease. In no event shall Landlord be in default unless notice thereof has
been given to Landlord (and all mortgagees of which Tenant has notice) and Landlord (or any mortgagee in its sole discretion) fails to perform within 30 days (provided, however, that such 30 day period shall be reasonably extended if such
performance begins within such period and thereafter is diligently pursued, or if such mortgagee

  

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notifies Tenant within such period that it intends to cure on behalf of Landlord and thereafter begins and diligently pursues curing with reasonable promptness taking into account any time needed
by any mortgagee to obtain possession of the Property). 
 8.8        Brokers.  Each party warrants and represents to the other that it has not dealt with any broker in connection with this Lease or the Premises except for the Broker(s), if
any, listed in Section 1.1, whose commission will be paid by Landlord pursuant to a separate agreement; and each agrees to indemnify and save the other harmless in the manner elsewhere provided in this Lease from any breach of this warranty and
representation, which will survive the termination of the Term. 
 8.9        Vacancy at End of Term.  If Tenant vacates substantially all of the Premises (or substantially all of major portions of the Premises, including a floor of the building) at
any time within the last six months of the Term, Landlord may with Tenant’s consent, which will not be unreasonably withheld, conditioned or delayed, enter the vacated Premises (or such portions) and commence demolition work or construction of
leasehold improvements for future tenants. The exercise of such right by Landlord will not affect Tenant’s obligations to pay Base Rent or Additional Rent with respect to the Premises vacated (or such portions), which obligations shall continue
without abatement until the end of the Term. If Tenant remains in occupancy of portions of the Premises and Landlord exercises its rights under this Section, then as a condition of giving its consent Tenant may require that Landlord pay for any
reasonable additional security services and any other out-of-pocket costs of Tenant. 
 8.10      Tenant and Landlord as a Business Entity.  Tenant and Landlord each warrant and represent to the other that (a) each is duly organized, validly existing and in good standing
under the laws of the jurisdiction in which such entity was organized; (b) each has the authority to own its property and to carry on its business as contemplated under this Lease; (c) each has duly executed and delivered this Lease;
(d) the execution, delivery and performance by each of this Lease (i) are within the powers of each, (ii) have been duly authorized by all requisite action, (iii) will not violate any provision of law or any order of any court or
agency of government, or any agreement or other instrument to which each is a party or by which it or any of its property is bound, or (iv) will not result in the imposition of any lien or charge on any of each’s property, except by the
provisions of this Lease; and (e) the Lease is a valid and binding obligation of each in accordance with its terms. 
 8.11      Deliberately Omitted. 
 8.12      Confidentiality.  Except as may be required by law including any securities law, Tenant agrees not to disclose the terms and conditions of this Lease to anyone other than
Tenant’s attorneys, accountants, lenders and personnel, all of whom Tenant shall require to keep this Lease confidential, without Landlord’s prior written. 
  

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 8.13    Signage and Rooftop
Equipment.  Upon compliance with all applicable laws, including town bylaws, Tenant have the right to install signage as shown on the attached Exhibit I at Tenant’s sole expense, subject to Landlord’s prior approval of the
design of such signage, such approval not to be unreasonably withheld, conditioned or delayed. Tenant shall keep such signs in good condition and repair at Tenant’s expense. At the expiration or earlier termination of this Lease, Tenant shall,
at its sole expense, remove all such signs and repair and restore the areas where such signs are installed to Landlord’s reasonable satisfaction and leave such areas in good order and repair. 
 Upon compliance with all applicable laws, including town bylaws,, Tenant shall have permission to use a portion of the roof
of the Building as shown on Exhibit J to install, use, maintain, replace and remove telecommunications antennas, microwave dishes and other communications quipment solely for Tenant’s own use (collectively, the “Rooftop Equipment”).
Tenant’s installation and operation of the Rooftop Equipment and its obligations with respect thereto shall be in accordance with all of the agreements contained in this Lease, shall require Landlord’s prior approval of plans therefor,
such approval not to be unreasonably withheld, conditioned or delayed, showing in reasonable detail the Equipment and it proposed installation, shall minimize the number of penetrations of the roof membrane, shall not result in damage to the roof or
the Building, shall be without interference with the business and telecommunications of any other person, and Tenant shall be responsible for installing, maintaining and implementing all related safety measures and devices reasonably required in
connection with the installation, operation or use of the Rooftop Equipment, and shall be solely responsible for all damage to persons or property resulting from the installation, operation or use of the Rooftop Equipment in each case indemnifying
and holding harmless Landlord in the manner elsewhere provided in this Lease. Prior to commencing installation of the Rooftop Equipment, Tenant shall provide Landlord with (i) copies of all required permits, licenses and authorizations which
Tenant will obtain at its own expense and which Tenant will maintain at all times during the operation of the Rooftop Equipment; and (ii) a certificate of insurance evidencing insurance coverage of such Rooftop Equipment as required by this
Lease and any other insurance reasonably required by Landlord for the installation and operation of the Rooftop Equipment. At the expiration or earlier termination of the Lease or the permanent termination of the operation of any portion of the
Rooftop Equipment by Tenant, Tenant shall, at its sole cost and expense, remove the Rooftop Equipment (or the applicable portion thereof) and restore such area, including the roof and roof membrane, to Landlord’s reasonable satisfaction and
leave the area in good order and repair All Tenant obligations under this Section shall survive the expiration or earlier termination of the Term of this Lease. 
 8.14    Tenant Audit Rights.  The Landlord shall keep full and complete records of operating costs for three (3) years following the end of
each period. After receipt of statements of operating expenses, Property Taxes or any other amounts considered additional rent, the Tenant (or its designated representative) shall at any time during the succeeding twelve (12) month period (but
not more than once) have the right to review the books, records, and calculation of the operating expenses/property taxes charged to

  

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the Tenant. Tenant shall (and shall cause its employees, agents and consultants to) keep the results of any such audit or audited statement strictly confidential. In no event shall Tenant engage
any agent or consultant to assist in its review if such person is being paid on a contingent fee or any other basis where such person’s fee or compensation, in whole or in part, is determined by any overcharges; provided, however, that the
foregoing shall not apply to UGL Equis or any other nationally recognized real estate consulting firm. Tenant shall give 30 days written notice of its intent to review the accounting records and the review and audit report will be completed in a
timely manner. If such audit or audited statement shows that the amounts paid by Tenant to Landlord on account of Tenant’s share of operating costs or taxes exceed the amounts to which Landlord is entitled hereunder, Landlord shall credit the
amount of such excess toward the next installment of Tenant’s share of operating expenses and taxes due hereunder or, in Tenant’s sole option, refund such amount to Tenant within thirty (30) days following the determination of the
overpayment. All costs and expenses of any such audit or audited statement shall be paid by Tenant, unless it is determined that the Landlord’s initial statement was in error in Landlord’s favor by more than five percent (5%), in which
case Landlord shall pay the reasonable cost of such audit or review within thirty (30) days of Tenant’s request (but in any event not more than $5,000.00). 
 ARTICLE IX 
 Landlord’s Financing 
 9.1        Subordination and Superiority of Lease.  Tenant agrees
that this Lease and the rights of Tenant hereunder will be subject and subordinate to any lien of the holder of any existing or future mortgage, and to the rights of any lessor under any ground or improvements lease of the Premises (all mortgages
and ground or improvements leases of any priority are collectively referred to in this Lease as “mortgage,” and the holder or lessor thereof from time to time as a “mortgagee”), and to all advances and interest thereunder and all
modifications, renewals, extensions and consolidations thereof; provided, however, that with respect to future liens of any mortgage hereafter granted the foregoing agreement is subject to such mortgagee executing and delivering to
Tenant an agreement in the form of Exhibit D or in such other form as such mortgagee may require in which the mortgagee agrees in substance that such mortgagee shall not disturb Tenant in its possession of the Premises upon Tenant’s
attornment to such mortgagee as Landlord and the performance of Tenant’s Lease covenants (both of which conditions Tenant agrees with all mortgagees to perform). Tenant agrees that any present or future mortgagee may at its option unilaterally
elect to subordinate, in whole or in part and by instrument in form and substance satisfactory to such mortgagee alone, the lien of its mortgagee (or the priority of its ground lease) to some or all provisions of this Lease. 
 Tenant agrees with any mortgagee now or hereafter holding a mortgage that if any such mortgagee, its designee or any
purchaser at a foreclosure sale shall succeed to the interest of Landlord under this Lease then, notwithstanding anything in this Lease to the contrary, such mortgagee, designee or purchaser shall not be (a) liable to Tenant for any act,
neglect or default on the part of Landlord or liable on account of any fact,

  

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circumstance or condition existing prior to the date such mortgagee, designee or purchaser succeeds to Landlord’s interest, or (b) subject to any counterclaims, offsets or defenses
which Tenant might have against Landlord, or (c) bound by any rent which Tenant paid for more than one month in advance, or (d) bound by any security deposit or last month rent that Tenant paid unless the same shall actually have been
received by such mortgagee expressly as security for Tenant’s performance of the Lease, or (e) bound by any amendment or modification of the Lease made without such mortgagee’s prior written consent, or (f) liable under the Lease
beyond such mortgagee’s, designee’s or purchaser’s interest in the Property of which the Premises are a part, or (g) responsible for the performance of any construction or other work to be done by Landlord or any tenant
improvement allowance to be paid by Landlord, or (h) required to remove any person occupying the Premises or any part thereof. 
 Tenant agrees that this Lease shall survive the merger of estates of ground or improvements lessor and lessee. Until a mortgagee either superior or subordinate to this Lease forecloses Landlord’s
equity of redemption (or terminates in the case of a ground or improvements lease) no mortgagee shall be liable for failure to perform any of Landlord’s obligations. Tenant shall, if requested by Landlord or any mortgagee, give notice of any
alleged non-performance on the part of Landlord to any such mortgagee provided that an address for such mortgagee has been given to Tenant; and Tenant agrees that such mortgagee shall have a separate, consecutive reasonable cure period of no less
than 30 days (to be reasonably extended in the same manner Landlord’s cure period is to be extended including reasonable extensions to all such mortgagee to obtain possession of the Property) following Landlord’s cure period during which
such mortgagee may, but need not, cure any non-performance by Landlord. The agreements in this Lease with respect to the rights and powers of a mortgagee constitute a continuing offer to any person which may be accepted by taking a mortgage (or
entering into a ground or improvements lease) of the Premises. 
 9.2        Rent Assignment.  If from time to time Landlord assigns this Lease or the rents payable hereunder to any person, whether such assignment is conditional in nature or
otherwise, such assignment shall not be deemed an assumption by the assignee of any obligations of Landlord; but the assignee shall be responsible only for non-performance of Landlord’s obligations as limited herein which occur after it
succeeds to and only while it holds Landlord’s interest in the Premises. 
 9.3        Other Instruments.  The provisions of this Article shall be self-operative; nevertheless, Tenant agrees to execute, acknowledge and deliver any subordination, attornment or
priority agreements or other instruments conforming to the provisions of this Lease (and being otherwise commercially reasonable) from time to time requested by Landlord or any mortgagee, and further agrees that its failure to do so within ten days
after written request shall be a default for which this Lease may be terminated following notice and expiration of a 10 day cure period. Without limitation, where Tenant in this Lease indemnifies or otherwise covenants for the benefit of mortgagees,
such agreements are for the benefit of mortgagees as third party beneficiaries; and at the request of

  

 35 

 
Landlord, Tenant from time to time will confirm such matters directly with such mortgagee. 
 [End of Page] 
  

 36 

 Executed under seal as of the date first written above. 
  

											
	 TENANT: Harris Corporation
	 	 WELLS FUND XIV – 150 APOLLO DRIVE, LLC, a

		 	 Georgia limited liability company

				
		 		 	 By:
	 	 Wells Real Estate Fund XIV, L.P., a Georgia limited

	 By:
	 	 /s/ Robert G. Whelen
	 		 	 partnership, its sole member

		 	 Robert G. Whelen
	 		 		 		 	
		 		 		 	 By:
	 	 Wells Capital, Inc., a Georgia corporation,

	 Its:
	 	 Vice President, Real Estate and
	 		 		 	 its general partner

	 Environmental Health & Safety
	 		 		 		 	
		 		 		 		 	 By: /s/ Douglas P. Williams

		 		 		 		 	 Name: Douglas P. Williams

		 		 		 		 	 Title: Senior Vice President

  

 1 

 EXHIBIT A 
 LEGAL DESCRIPTION 
 A certain parcel of land in Chelmsford Middlesex County, Massachusetts
as shown as Lot B on a subdivision plan entitled “Plan of Land in Chelmsford, Massachusetts Assessor’s Plat 113, Lot 13” prepared by Vanasse Hangen Brustlin, Inc., dated April 16, 1998 recorded with Middlesex North District
Registry of Deeds as Instrument No. 33514 in Plan Book 197, Page 26. According to said Plan, said Lot B contains 191,173± square feet. 
  

 38 

 Exhibit B 
 Tenant Work Insurance Schedule 
 1.      Tenant shall purchase or shall cause each Tenant Contractor to purchase, in a company or companies against which the Landlord has no reasonable objection, such insurance as will protect him from claims
set forth below which may arise out of or result from the contractor’s operations on the Premises. 
 .1        claims under workers’ or workmen’s compensation, disability benefit and other similar employee benefit acts; 
 .2        claims for damages because of bodily injury, occupational sickness or
disease, or death of his employees; 
 .3        claims for damages because of bodily
injury, sickness or disease, or death of any person other than his employees; 
 .4        claims for damages insured by personal injury liability coverage which are sustained (1) by any person as a result of an offense directly or indirectly related to the employment of such
person by the Contractor, or (2) by any other person; 
 .5        claims for damages, other than the Tenant Work itself, because of injury to or destruction of tangible property, including loss of use resulting therefrom; 
 .6        claims for damages because of bodily injury or death of any person or
property damage arising out of the ownership, maintenance or use of any motor vehicle; and 
 .7        claims for contractual liability (both oral and written) under this undertaking with Tenant. 
 2.      The insurance required by Section 1.1 of this Schedule shall include all major divisions of coverage, and shall be on a comprehensive general basis. Such
insurance shall be written for not less than any limits of liability required by law or those set forth below, whichever is greater. 
 .1        Workmen’s Compensation - as required by law. 
 .2        Public Liability - Single Limit (Combined) Per Occurrence. 
 Bodily & Personal Injury $1,000,000 
 Property Damage
$1,000,000 Occurrence/Aggregate. 
  

 39 

 .3        Automobile Liability - Single Limit
(Combined) Per Occurrence. 
 Bodily Injury $1,000,000 
 Property Damage $1,000,000 per Occurrence 
 .4        Independent Contractors - $1,000,000 Per Occurrence. 
 .5        Products and Completed operations - $1,000,000 Per Occurrence, covering liability for claims made within applicable statutes of limitations following
issuance of final Certificate of Payment. 
 .6        Broad Form Blanket Contractual
Liability (both oral and written) - $1,000,000 Per Occurrence. 
 .7        Excess
Liability Umbrella covering all above items $5,000,000 per Occurrence. 
  

 40 

 Exhibit C 
 Initial Hazardous Materials Per Section 5.1.8 
  

 41 

 Exhibit D 
 Subordination, Non-Disturbance and Attornment Agreement Form 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 THIS AGREEMENT is made as of this
         day of                     , 20     by and among
                                         
                       , having its principal office and place of business at
                                         
                    (“Lender”),
                                         
       , having its principal office and place of business at
                                         
                    (“Landlord”), and
                                         
   , having its principal office and place of business at
                                         
                (“Tenant”). As used herein, “Lender” also means any designee of Lender or any purchaser at a foreclosure sale. 
 Landlord and Tenant have entered into a certain lease dated             ,
20     (the “Lease”, a copy of which is attached as Exhibit A) covering premises (the “Premises”) on the real property (the “Property”) more particularly described in
Exhibit B attached; and 
 Lender has or has agreed to make a loan (the “Loan”) to Landlord to be
evidenced by a certain promissory note issued by Landlord to Lender (the “Note”); and 
 The Note is to be secured by
a certain mortgage and security agreement (the “Mortgage”) and by a certain assignment of leases and rents (the “Assignment”) encumbering, the Property and Premises; and 
 It is a condition to the Loan that the Mortgage be a lien or charge upon the Premises unconditionally prior and superior to the Lease and
the leasehold interest of Tenant thereunder; and 
 Tenant acknowledges that the Mortgage, when recorded, will constitute a lien
or charge upon the Premises which is unconditionally prior and superior to the Lease and the leasehold interest of Tenant thereunder; and 
 Lender has been requested by Tenant and by Landlord to enter into a non-disturbance agreement with Tenant; 
 NOW THEREFORE, in consideration of the mutual covenants hereinafter contained and other good and valuable consideration, the parties hereto mutually covenant and agree as follows: 
 1.          The Lease and any extensions, renewals, replacements or modifications thereof,
and all of the right, title and interest of Tenant thereunder in and to the Premises

  

 42 

 
are and shall be subject and subordinate to the Mortgage and to all of the terms and conditions contained therein and changes thereto. 
 2.          Lender consents to the Lease and, in the event Lender acquires title to the
Premises as a result of the foreclosure or other enforcement of the Mortgage or by deed in lieu thereof, Lender agrees that, so long as Tenant is not then in default hereunder or under the Lease beyond any applicable notice and cure period and has
attorned to Lender as hereafter provided, Lender will recognize Tenant and all of its rights under the Lease and will not disturb Tenant in its possession of the Premises for any reason other than one which would entitle Landlord to enforce any of
its rights or terminate the Lease or would cause, without any further action by Landlord, the termination of the Lease. 
 3.          Tenant agrees with Lender that if the interests of Landlord in the Premises shall be transferred to and owned by Lender by reason of foreclosure or other proceedings brought by
it or by a deed in lieu of foreclosure, or shall be conveyed thereafter by Lender to a successor, or shall be conveyed to a successor pursuant to a foreclosure sale, Tenant and Lender (which term shall include any such successor) shall, subject to
Section 4, have the benefit of and be bound to one another under all of the terms, covenants and conditions of the Lease for the balance of the term thereof remaining and any extensions or renewals thereof expressly provided for in the Lease,
with the same force and effect as if Lender were the Landlord under the Lease; and Tenant does hereby attorn to Lender as its landlord, said attornment to be effective and self-operative without the execution of any further instruments on the part
of any of the parties immediately upon Lender succeeding to the interest of Landlord in the Premises. Tenant agrees, however, upon written request by Lender promptly to execute and deliver an instrument in confirmation of the foregoing reasonably
satisfactory to Lender in which Tenant shall acknowledge such attornment and shall set forth the terms and conditions of its tenancy. 
 4.          Tenant agrees with Lender that if Lender shall succeed to the interest of Landlord under the Lease that, notwithstanding anything herein or in the Lease to the contrary, Lender
shall not be (a) liable to Tenant for any act, neglect or default on the part of Landlord or any other party with whom Tenant has dealt concerning the Premises, or liable on account of any fact, circumstance or condition existing prior to the
date such mortgagee, designee or purchaser succeeds to Landlord’s interest, or (b) subject to any counterclaims, offsets or defenses which Tenant might have against Landlord, or (c) bound by any rent which Tenant paid more than one
month in advance to Landlord, or (d) bound by any security deposit or last month rent that Tenant may have paid unless the same shall actually have been received by Lender expressly as security for Tenant’s performance of the Lease, or
(e) bound by any amendment or modification of the Lease made without Lender’s prior written consent, or (f) liable under the Lease beyond Lender’s interest in the Property of which the Premises are a part, or (g) responsible
for the performance of any construction or other work to be done or any Tenant improvement allowance to be paid by Landlord, including without limitation restoration of the Premises following any casualty or taking, or (h) required to remove
any person occupying the Premises or any part thereof. 
  

 43 

 5.          In the event that Landlord
shall default in the performance of the Lease and such default shall continue beyond the applicable cure period, Tenant shall give written notice thereof to Lender and Lender shall have the right, but not the obligation, to cure such default.
Without implying that Tenant has any such right, in no event shall Tenant take any action with respect to such default, including any action to terminate, rescind or void the Lease or to withhold or abate any rent thereunder, for at least sixty
(60) days after written notice is given by Tenant to Lender, such period to be extended (a) for an additional period in the same manner as Landlord’s cure period may be extended pursuant to the terms of the Lease, and (b) in
addition, for such further period as may be necessary for Lender to remove any stay in bankruptcy and to commence and complete foreclosure proceedings or remove any other cause beyond its reasonable control impairing its ability to cure, to obtain
possession of the Premises and thereafter to commence and diligently prosecute such cure to completion. 
 6.          Landlord has agreed in the Mortgage and other loan documents that the rents payable under the Lease shall be paid directly by Tenant to Lender upon the occurrence of a default by
Landlord under the Mortgage. Accordingly, after notice is given by Lender to Tenant that the rents under the Lease should be paid to or at the direction of Lender, Tenant shall pay to Lender, or in accordance with the directions of Lender, all rents
and other moneys thereafter due and to become due under the Lease. Tenant shall have no responsibility to ascertain whether such demand by Lender is permitted under the Mortgage. Landlord hereby waives any right, claim or demand it may now or
hereafter have against Tenant by reason of such payment to Lender, and any such payment to Lender shall discharge the obligations of Tenant to make such payment under the Lease. 
 8.          Tenant agrees as of the date hereof that: 
 (a)      to the best of Tenant’s actual knowledge, Exhibit A is a true and complete copy of the Lease,
the Lease is in full force and effect and there are no amendments, modifications or supplements thereto, and the Landlord’s rights and Tenant’s obligations under the Lease are not subject to or affected by any separate agreement between
Tenant and Landlord; 
 (b)      to the best of Tenant’s knowledge, Landlord has satisfied
all commitments made to induce Tenant to enter into the Lease and Landlord is not in any respect in default in the performance of the terms and provisions of the Lease except as follows: [none unless matters are
added]                                        
                                         
                                   ; 
 (c)      to the best of Tenant’s knowledge, there are no existing defenses which Tenant has against the
full enforcement of the Lease by Landlord and no offsets or credits against rents payable under the Lease except as follows: [none unless matters are

  

 44 

 
added]                                       
                                         
                                         
                       ; 
 (d)      Tenant has accepted the Premises [and is in occupancy thereof]; there are no free periods of rent or other concessions granted to Tenant except as the same are
expressly set forth in the Lease, and Tenant is not in any respect in material default in the performance of the terms and conditions of the Lease except as follows: [none unless matters are
added]                                        
                                         
               ; 
 9.          Tenant agrees that (a) Lender in making disbursements pursuant to any agreement relating to the Loan is under no obligation or duty to, nor has Lender represented that it
will, see to the application of such proceeds by the person or persons to whom Lender disburses such proceeds, and any application or use of such proceeds for purposes other than those provided for in such agreement shall not defeat the
subordination herein made in whole or in part, (b) the Mortgage and the note evidencing the indebtedness secured thereby may be increased, replaced, renewed, extended, modified, substituted, replaced, consolidated or otherwise changed from time
to time by agreement between Landlord and Lender and this Agreement shall continue in full force and effect as to all such changes, (c) that Tenant shall not further subordinate its interest under the Lease to any other lender or person with
first obtaining the prior written consent of Lender (and any such further subordination without such consent shall be null and void), and (d) that Lender shall have the benefit of all of the rights of the holder of a mortgage provided for in
the Lease. 
 10.          This Agreement shall bind and inure to the benefit
of the parties hereto, their successors and assigns. As used herein the terms “Tenant” shall include Tenant, its successors and assigns; the words “foreclosure” and “foreclosure sale” as used herein shall be deemed to
include the acquisition of Landlord’s estate in the Premises by voluntary deed (or assignment) in lieu of foreclosure; and the word “Lender” shall include the Lender named and any of its successors, participants and assigns, including
without limitation anyone who shall have succeeded to Landlord’s interest in the Premises by, through or under foreclosure of the Mortgage or otherwise through a conveyance by Lender. 
 11.          All notices, consents and other communications pursuant to the provisions of
this Agreement shall be in writing and shall be sent by registered or certified mail, return receipt requested, or by a reputable commercial overnight carrier that provides a receipt, such as Federal Express, and shall be deemed given on the second
business day after so postmarked (or deposited with such carrier, as the case may be) and addressed as set forth above, or to such other address as shall from time to time have been designated by written notice by such party to the other parties as
herein provided. 
  

 45 

 13.          This Agreement shall be the
whole and only agreement between the parties hereto with regard to the subordination of the Lease and the leasehold interest of Tenant thereunder to the lien or charge of the Mortgage in favor of Lender, and shall supersede and control any prior
agreements as to such, or any, subordination, including, but not limited to, those provisions, if any, contained in the Lease, which provide for the subordination of the Lease and the leasehold interest of Tenant thereunder to a deed or deeds of
trust or to a mortgage or mortgages to be thereafter executed, and shall not be modified or amended and no provision herein shall be waived except in writing signed by the party against whom enforcement of any such modification or amendment is
sought. In the event any one or more of the provisions of this Agreement shall for any reason be held to be invalid, illegal or unenforceable in any respect or in any circumstances, such invalidity, illegality of unenforceability shall not affect
any other provision of this Agreement, but this Agreement shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein. This Agreement shall be governed by and construed as a sealed contract in accordance
with the law of The Commonwealth of Massachusetts. All rights of Lender hereunder may be exercised by any assignee of or participant in the Loan or any successor to Lender. Upon the release or discharge of the Mortgage of record, all of
Lender’s consent and approval rights, rights to receive notice, rights to cure defaults and other similar rights shall automatically expire and terminate. 
  

 46 

 IN WITNESS WHEREOF the parties hereto have placed their hands and seals the day and year
first above written, including execution electronically and by counterpart copies. 
  

			
	LANDLORD:
	  
 By:
	 	  

	
	 TENANT:

	  
 By:
	 	  

		 	 Its: (Vice) President

		 	
	 By:
	 	  

		 	 Its: (Assistant) Treasurer

	 LENDER:

		
	  
 By:
	 	  

		 	 Its:

  

 47 

 COMMONWEALTH OF MASSACHUSETTS 
                      County, ss. 
 On this              day of
                    , 2009, before me, the undersigned notary public, personally appeared
                     on behalf of
                    , proved to me through satisfactory evidence of identification, which was a current driver’s license, to be the
person whose name is signed on the preceding or attached document, and who swore or affirmed to me that the contents of the document are truthful and accurate to the best of his/her knowledge and belief. 
  

	
	  

	 (official signature and seal of notary)

	 My commission expires

			
	  
	 	

  

 48 

 COMMONWEALTH OF MASSACHUSETTS 
                      County, ss. 
 On this              day of
                    , 2009, before me, the undersigned notary public, personally appeared
                     of
                    , proved to me through satisfactory evidence of identification, which was a current driver’s license, to be the
person whose name is signed on the preceding or attached document, and who swore or affirmed to me that the contents of the document are truthful and accurate to the best of his/her knowledge and belief. 
  

	
	  

	 (official signature and seal of notary)

	 My commission expires

			
	  
	 	

  

 49 

 COMMONWEALTH OF MASSACHUSETTS 
                      County, ss. 
 On this              day of
                    , 2009, before me, the undersigned notary public, personally appeared
                     of
                    , proved to me through satisfactory evidence of identification, which was a current driver’s license, to be the
person whose name is signed on the preceding or attached document, and who swore or affirmed to me that the contents of the document are truthful and accurate to the best of his/her knowledge and belief. 
  

	
	  

	 (official signature and seal of notary)

	 My commission expires

			
	  
	 	

  

 50 

 Exhibit E 
 Tenant’s Initial Construction 
  

	1.	Plans and Specifications. 

 (a)        Preparation of Plans.  Tenant has prepared plans and specifications for Tenant’s Initial Construction as listed on the attached Exhibit E1, which Landlord has
approved and from which Tenant shall prepare Construction Documents for Landlord’s approval as provided for in Section 3.2.2 of the Lease (as so approved and including and Change Orders thereafter approved by Landlord, “Tenant’s
Plans” and the work so shown being “Tenant’s Initial Construction”). 
 (b)        Change Orders.  Tenant’s Plans shall not be materially changed or modified by Tenant (“Change Order”) after approval by Landlord without the further approval
in writing by Landlord, such approval not to be unreasonably withheld, conditioned or delayed so long as the requirements of Section 3.2 of the Lease are met with respect to such Change Orders. 
  

	2.	Tenant’s Initial Construction. 

 (a)        General.  Landlord and its authorized representatives shall be kept fully apprised and informed of the construction process, and shall
have the right to inspect Tenant’s Initial Construction from time to time and to attend construction job-site meetings. Landlord and its authorized representatives shall also have the right to inspect Tenant’s Initial Construction and the
progress thereof from time to time. 
 (b)        Tenant’s
Architect/Engineers.  Tenant has retained, and Landlord has approved, Interior Architects of Boston as “Tenant’s Architect” for Tenant’s Initial Construction. 
 Tenant shall also retain the services of structural electrical and mechanical engineers approved by Landlord if any portion of Tenant’s
Initial Construction affects such systems of the Building. Even though such engineers (and architect) may have been otherwise engaged by Landlord in connection with the Building, Tenant shall be solely responsible for the liabilities and expenses of
all architectural and engineering services relating to Tenant’s Initial Construction (subject to reimbursement from the Tenant Improvement Allowance) and for the adequacy and completeness of Tenant’s Plans submitted to Landlord.
Tenant’s Plans shall provide for the uniform exterior appearance of the Building, including without limitation the use of Building standard window blinds and Building standard light fixtures within fifteen (15) feet of each exterior
window. 
 (c)        Performance of Tenant’s Initial
Construction.  Tenant’s Initial Construction shall be performed in accordance with Tenant’s Plans and in accordance with the requirements of this Exhibit E and Section 3.2 of the Lease. Without limitation,

  

 51 

 
Tenant’s Initial Construction must comply with all codes in effect for the municipality in which the Building is located and the requirements, rules and regulations of all governmental
agencies having jurisdiction. Tenant must deliver to Landlord copies of all required permits and approvals prior to the commencement of Tenant’s Initial Construction. 
 (d)        Tenant Contractor.  Any contractor of Tenant (or any employee or agent
of Tenant) performing Tenant’s Initial Construction shall be subject to all of the terms, conditions and requirements contained in the Lease. Landlord shall have the right to review and approve the contract between Tenant and the general
contractor performing Tenant’s Initial Construction, such approval not to be unreasonably withheld, conditioned or delayed. 
 (e)        General.  Upon completion of the Tenant’s Initial Construction, Tenant shall submit to Landlord a permanent certificate of occupancy (if available in the city or town
in which the Premises are located) and final approval by the other governmental agencies having jurisdiction (to the extent required). 
  

	3.	Tenant Improvement Allowance. 

 Subject to the provisions of the Lease Landlord has provided Tenant with an allowance for the Allowance Costs in an amount not to exceed the Tenant Improvement Allowance amount set forth in Section 1.1 of the Lease. Any Allowance Costs
in excess of the Tenant Improvement Allowance shall be paid for entirely by Tenant, and Landlord shall not provide any reimbursement therefor. The entire Tenant Improvement Allowance must be spent and requisitioned from Landlord in the manner
hereafter provided within one year following the Term Commencement Date; any amount of such Tenant Improvement Allowance not spent and requisitioned by such time shall be the sole property of Landlord. 
 For purposes of this Lease, “Allowance Costs” means any out-of-pocket third party costs incurred by Tenant for Tenant’s
Initial Construction performed in accordance with Tenant’s Plans for architectural and engineering design services, construction management services and construction costs paid to Tenant Contractors and a Construction Oversight Fee paid to
Landlord. In addition, “Allowance Costs” means the purchase and installation of furniture, fixtures and equipment, voice and data cabling and Tenant’s costs of moving from its present location to the Premises (together
“FF&E”). Landlord’s “Construction Oversight Fee” shall be a monthly fee of $9,500 payable during the construction period of Tenant’s Initial Construction to reimburse Landlord for engaging the services of CB Richard
Ellis or another firm reasonably acceptable to Tenant to review Tenant’s Construction Documents, attend construction meetings and generally observe construction of Tenant’s Initial Construction, which Fee shall be credited against the
Improvement Allowance as it is earned. 
 The Improvement Allowance shall be disbursed as requisitioned by Tenant but not more
frequently than quarterly with the first requisition submitted not sooner than the

  

 52 

 
Term Commencement Date and in an amount not more than ninety percent of the total Allowance Costs requisitioned and never more in the aggregate than 25% of the Tenant Improvement Allowance amount
on account of FF&E. For each disbursement, Tenant shall submit a requisition package to Landlord covering the period in question, with (1) an itemization of the costs being requisitioned, (2) a certificate signed by an officer of
Tenant certifying that all such costs are Allowance Costs as described in this Exhibit that have been incurred by Tenant and have been or will be paid by Tenant to third parties in accordance with the requisition, (3) appropriate AIA
requisition forms duly executed by Tenant, Tenant’s Architect and Tenant’s Contractor, (4) lien releases in a form approved by Landlord on behalf of all contractors and subcontractors whose work is included in the requisition and
(5) invoices and bills as requested by Landlord describing the Allowance Costs in reasonable detail. Prior to substantial completion of Tenant’s Initial Construction, Tenant shall not requisition and Landlord shall not be obligated to pay,
more than ninety percent of the total amount of the Tenant Improvement Allowance, and never more than 25% of such total amount on account of Allowance Costs which are FF&E. The requisition package submitted after substantial completion of
Tenant’s Initial Construction shall also include (w) a certificate of Tenant and Tenant’s Architect that Tenant’s Initial Construction has been completed substantially in accordance with the Tenant’s Plans, (x) lien
releases from each contractor including Tenant’s Contractor and each subcontractor who performed work, (y) a set of “as-built” plans of Tenant’s Initial Construction prepared by Tenant’s Architect or Contractor, and
(z) a copy of the original permanent certificate of occupancy, it being a condition of substantial completion and of such payment that such certificate of occupancy shall have been issued. 
  

 53 

	
	Exhibit E1
	
	Tenant’s Plans for Tenant’s Initial Construction

  

 54 

 

 

  

 55 

 

 

  

 56 

 

 

  

 57 

 Exhibit F 
 Existing Building Furniture and Equipment 
  

 58 

															
	 FURNITURE INVENTORY
 150 APOLLO DRIVE
  
	  		  		  		  		  		  	
	DESCRIPTION	  	COLOR      	  	FIRST      	  	SECOND      	  	THIRD      	  	 	  	TOTAL
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 MISCELLANEOUS SEATING
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 SIDE
	  	 	  	 	  	 	  	 	  	 	  	277
	 	 	 Sit on It, sled base
with arms
	  	rust	  	 	  	2    	  	7    	  	9    	  	 
	 	 	 Sit on It, sled base with arms
	  	It. Blue	  	 	  	5    	  	 	  	5    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 SQA, Limerick stack chair w/out
arms
	  	black	  	58    	  	174    	  	2    	  	234    	  	 
	 	 	 misc. stack chair without arms
	  	red	  	 	  	11    	  	 	  	11    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 Patrician lounge chairs, oak
legs
	  	dk. Blue	  	 	  	2    	  	 	  	2    	  	 
	 	 	 Gunlocke 4 legged stack chair
w/arms
	  	rust/blue	  	4    	  	1    	  	3    	  	8    	  	 
	 	 	 S.C.. sled base with arms, chrome
leg
	  	pink	  	2    	  	 	  	2    	  	4    	  	 
	 	 	 Misc. sled base without arms
	  	 	  	 	  	4    	  	 	  	4    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 TASK
	  	 	  	 	  	 	  	 	  	 	  	203
	 	 	 Sit on It, Transit chair with
arms
	  	rust,maroon	  	7    	  	74    	  	99    	  	180    	  	 
	 	 	 Sit on It, Transit chair with
arms
	  	rust	  	 	  	0    	  	 	  	0    	  	 
	 	 	 National Gotcha task chair
	  	rust	  	 	  	1    	  	1    	  	2    	  	 
	 	 	 Sit on It, Transit chair with
arms
	  	rust,maroon	  	 	  	5    	  	13    	  	18    	  	 
	 	 	 Sit on It, Transit chair with
arms
	  	It. Blue	  	 	  	1    	  	 	  	1    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 Miscellaneous task chair with
arms
	  	grey	  	2    	  	 	  	 	  	2    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 CONFERENCE
	  	 	  	 	  	 	  	 	  	 	  	0
	 	 	 Sit on It, Transit chair w/ arms,
casters
	  	rust	  	0    	  	 	  	 	  	0    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 MISCELLANEOUS TABLES
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 CONFERENCE
	  	 	  	 	  	 	  	 	  	 	  	22
	 	 	 sqa, q tables, 30 x 72 laminate
	  	tan spec.	  	 	  	 	  	1    	  	1    	  	 
	 	 	 sqa, q tables, 30 x 60 laminate
	  	tan spec.	  	5    	  	8    	  	4    	  	17    	  	 
	 	 	 sqa, q tables, 30 x 60 laminate
	  	grey spec.	  	 	  	3    	  	 	  	3    	  	 
	 	 	 sqa, q tables, 24 x 60 laminate
	  	tan spec.	  	 	  	1    	  	 	  	1    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 MISCELLANEOUS
	  	 	  	 	  	 	  	 	  	 	  	20
	 	 	 30 round lam. Table, sqa
	  	It. tan spec	  	1    	  	 	  	2    	  	3    	  	 
	 	 	 36 round lam. Table
	  	It. tan spec.	  	1    	  	 	  	 	  	1    	  	 
	 	 	 36 square HMI lam. Table
	  	inner tone	  	1    	  	 	  	 	  	1    	  	 
	 	 	 42 round S.C. lam. Table
	  	oak lam.	  	6    	  	1    	  	 	  	7    	  	 
	 	 	 30 x 60, 4 legged, lam. Top, chr.
Leg
	  	 	  	8    	  	 	  	 	  	8    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 

  

 59 

															
	 LAB BENCHES/TABLES/STOOLS
	  	 	  	 	  	 	  	 	  	 	  	22
	 	 	 rolling/ mounted racks
	  	 	  	 	  	 	  	 	  	0    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 lab benches (a variety of lengths)
	  	tan, blue	  	 	  	 	  	 	  	0    	  	tbd
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 lab stool without arms
	  	green	  	 	  	 	  	1    	  	1    	  	 
	 	 	 lab stool without arms
	  	green pindot	  	0    	  	 	  	 	  	0    	  	 
	 	 	 lab stool without arms(throughout bld)
	  	blue pindot	  	2    	  	 	  	 	  	2    	  	tbd
	 	 	 lab stool without arms(throughout bld)
	  	blue	  	12    	  	 	  	 	  	12    	  	tbd
	 	 	 lab stool without arms(throughout bld)
	  	blue or blk	  	4    	  	 	  	 	  	4    	  	tbd
	 	 	 lab stool without arms(throughout bld)
	  	black	  	2    	  	 	  	 	  	2    	  	tbd
	 	 	 lab stool with arms(throughout bld)
	  	black	  	1    	  	 	  	 	  	1    	  	tbd
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 FILES / CABINETS
	  		  		  		  		  		  	6
	 	 	 Storage Cabinet, Meridian,
68”
	  	grey	  	0    	  	 	  	 	  	0    	  	 
	 	 	 Storage Cabinet, Misc., 68”
	  	beige tones	  	0    	  	 	  	 	  	0    	  	 
	 	 	 Storage Cabinet, Misc., 42”
	  	black	  	1    	  	 	  	 	  	1    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 4 high verticle
	  	beige tones	  	1    	  	 	  	4    	  	5      	  	 
	 	 	       (cabinets will need to be
emptied)
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 BOOKCASES
	  	 	  	 	  	 	  	 	  	 	  	27
	 	 	 3 high plus
	  	beige, black	  	13    	  	1    	  	2    	  	16    	  	 
	 	 	 4 high
	  	beige tones	  	1    	  	 	  	 	  	1    	  	 
	 	 	 4 high, meridian
	  	beige tones	  	1    	  	 	  	 	  	1    	  	 
	 	 	 5 high
	  	beige tones	  	4    	  	 	  	 	  	4    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 mailslot units
	  	beige tones	  	1    	  	2    	  	2    	  	5    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 PRIVATE OFFICE FURNITURE
	  	 	  	 	  	 	  	 	  	 	  	20
	 	 	 SQA, Q system directors furniture
	  	black body	  	 	  	1    	  	8    	  	9    	  	 
	 	 	 metal body with laminate top:
	  	grey spec.	  	 	  	 	  	 	  	 	  	 
	 	 	       RIGHT HANDED configuration
	  	laminate	  	 	  	 	  	 	  	 	  	 
	 	 	       30 x 60 peninsula
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	       42 x 20 bridge
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	       20 x 66 credenza
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	       bbf pedestal freestanding
	  	 	  	 	  	 	  	12    	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 SQA, Q system directors furniture
	  	black body	  	 	  	5    	  	6    	  	11    	  	 
	 	 	 metal body with laminate top:
	  	grey spec.	  	 	  	 	  	 	  	 	  	 
	 	 	       LEFT HANDED configuration
	  	laminate	  	 	  	 	  	 	  	 	  	 
	 	 	       30 x 60 peninsula
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	       42 x 20 bridge
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	       20 x 66 credenza
	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	       bbf pedestal freestanding
	  	 	  	 	  	0    	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 
	 MISCELLANEOUS CASEGOODS
	  	 	  	 	  	 	  	 	  	 	  	5
	 	 	 30 x 60 double ped metal desks
	  	beige tones	  	0    	  	 	  	3    	  	3    	  	 
	 	 	 30 x 60 double ped veneer desk
	  	oak	  	 	  	1    	  	 	  	1    	  	 
	 	 	 48 x 72 Egan Visual Whiteboard
	  	 	  	 	  	1    	  	 	  	1    	  	 
	 	 	 	  	 	  	 	  	 	  	 	  	 	  	 

  

 60 

															
	 CONFERENCE ROOMS (COMPLETE)
	 	 	  	 	  	 	  	 	  	 	  	147
	 	 	SQA, Q tables, 30/60,24/60 laminate	 	tan spec.	  	 	  	23    	  	20    	  	43    	  	 
	 	 	Sit on It sled base chairs with arms	 	rust	  	 	  	54    	  	50    	  	104    	  	 
	 	 	 	 	 	  	 	  	 	  	 	  	 	  	 
	 MEDIA ROOM
	 	 	  	 	  	 	  	 	  	 	  	14
	 	 	Wrightline laminate tables, 30 x 60	 	grey spec.	  	 	  	4    	  	 	  	4    	  	 
	 	 	                                       
       24 x 72	 	grey spec.	  	 	  	1    	  	 	  	1    	  	 
	 	 	                                       
       30 x 36	 	grey spec.	  	 	  	2    	  	 	  	2    	  	 
	 	 	                                       
      bullet top	 	grey spec.	  	 	  	1    	  	 	  	1    	  	 
	 	 	Sit on It low stools with arms	 	pink	  	 	  	6    	  	 	  	6    	  	 
	CONFERENCE CENTER	 	 	  	 	  	 	  	 	  	 	  	58
	 	 	SQA, Q tables, 30 x 60 laminate	 	tan spec.	  	19    	  	 	  	 	  	19    	  	 
	 	 	National Gotcha seating	 	blk leather	  	39    	  	 	  	 	  	39    	  	 
	 	 	 	 	 	  	 	  	 	  	 	  	 	  	 
	 RECEPTION
	 	 	  	 	  	 	  	 	  	 	  	12
	 	 	Sit on It, sled base with arms	 	grey	  	10    	  	 	  	 	  	10    	  	 
	 	 	Patrician Dante glass and tables	 	 	  	2    	  	 	  	 	  	2    	  	 
	 	 	 	 	 	  	 	  	 	  	 	  	 	  	 
	 CLASSROOM / TRAINING FURNITURE
	 	 	  	 	  	 	  	 	  	 	  	35
	 	 	Krueger tables, 24 x 72	 	light green	  	0    	  	 	  	 	  	0    	  	 
	 	 	National Gotcha seating	 	tan	  	0    	  	 	  	 	  	0    	  	 
	 	 	 	 	 	  	 	  	 	  	 	  	 	  	 
	 	 	Nova tables, 36 / 72 with glass top	 	grey spec.	  	10    	  	 	  	 	  	10    	  	 
	 	 	Sit on It, Transit seating	 	chess rouge	  	22    	  	 	  	 	  	22    	  	 
	 	 	Sit on It stools w/ arms and footring	 	chess rouge	  	3    	  	 	  	 	  	3    	  	 
	 	 	 	 	 	  	 	  	 	  	 	  	 	  	 
	 CUBICLES
	 	 	  	 	  	 	  	 	  	 	  	18
	 	 	Herman Milier SQA AOII panel sys.	 	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	 	 	  	 	  	 	  	 	  	 	  	 
	 	 	      primarily 8 x 7 workstations	 	 	  	 	  	 	  	 	  	 	  	 
	 	 	1ST Floor (includes reception)	 	 	  	8    	  	 	  	 	  	8    	  	 
	 	 	2ND Floor	 	 	  	 	  	74    	  	 	  	74    	  	 
	 	 	3RD Floor	 	 	  	 	  	 	  	99    	  	99    	  	 
	 MISCELLANEOUS SYSTEMS PRODUCT
	 	 	  	 	  	 	  	 	  	 	  	60
	 	 	67/48 non powered panel	 	 	  	9    	  	17    	  	 	  	26    	  	 
	 	 	67/48 powered panel	 	 	  	1    	  	 	  	 	  	1    	  	 
	 	 	67/36 nonpowered panel	 	 	  	1    	  	1    	  	 	  	2    	  	 
	 	 	67/36 powered panel	 	 	  	1    	  	 	  	 	  	1    	  	 
	 	 	39/36 nonpowered panel	 	 	  	 	  	1    	  	 	  	1    	  	 
	 	 	39/36 powered panel	 	 	  	1    	  	 	  	 	  	1    	  	 
	 	 	39/48 powered panel	 	 	  	1    	  	 	  	 	  	1    	  	 
	 	 	39/48 nonpowered panel	 	 	  	1    	  	 	  	 	  	1    	  	 
	 	 	48/48 corner worksurface	 	 	  	1    	  	11    	  	 	  	12    	  	 
	 	 	24/36 straight worksurface	 	 	  	3    	  	4    	  	 	  	7    	  	 
	 	 	support panels	 	 	  	 	  	7    	  	 	  	7    	  	 

  

 61 

 Exhibit G 
 Building Rules and Regulations 
  

	1.	 SIGN DISPLAY. Tenant’s signage will be coordinated with the business park for uniformity and attractiveness. No sign, tag, label,
picture, advertisement or notice shall be displayed, distributed, inscribed, painted or affixed by Tenant on any part of the outside of the building, any part visible from the outside of the building, or any part of the Premises without prior
written consent of Landlord. 

  

	2.	 DRIVES AND PARKING AREA. All parking shall be within the property boundaries and within marked parking spaces. There should be no on-street
parking and at no time shall any Tenant obstruct drives and loading areas. Vehicular ingress and egress and the use of all parking areas, including all parking areas adjoining the Building, shall be subject to applicable laws. In all events, parking
facilities shall be used only for vehicles which can occupy a standard parking area only, i.e. (9 feet by 18 feet). In addition, the use of any such parking facilities shall be limited to normal business parking and shall not be used for the
continuous parking of any vehicle regardless of size, and no vehicle may be parked for advertising purposes. Trucks shall use only designated entrances, drives and service areas, if any. 

  

	3.	 STORAGE AND LOADING AREAS. Unless specifically approved by Landlord in writing in advance, no materials, supplies or equipment shall be
stored in any area on site except inside the Premises. 

  

	4.	 LOCKS. No additional locks shall be placed on the doors of the Premises by Tenant nor shall any existing locks be changed unless Landlord is
immediately furnished with two keys or the lock combinations thereto. All keys shall be given to Landlord at the termination of the Lease. 

  

	5.	 CONTRACTORS AND SERVICE MAINTENANCE. Tenant will refer all contractors, contractor’s representatives and installation technicians,
rendering any service of or to the Premises for Tenant, to Landlord for Landlord’s approval not to be unreasonably withheld, conditioned or delayed before performance of any contractual service. This provision shall apply to ail work performed
in the Building including installation of electrical devices and attachments and installations of any nature affecting floors, walls, woodwork, trim, windows, ceilings, equipment or any other physical portion of the Building.

  

	6.	 LODGING. Tenant shall not at any time occupy any part of the Building as sleeping or lodging quarters. 

  

	7.	 COOKING AND SAFETY. Tenant shall not place, install or operate on Premises or in any part of Building, any stove or cooking facilites, or
place or use in or about the Premises any explosives, gasoline, kerosene, oil, acids, caustics or any flammable, explosive or hazardous material without the prior written consent of Landlord. No animals shall be brought into the building.

  

	8.	 WINDOW COVERINGS. Windows facing the Building exterior shall at all times be wholly clear and uncovered (except for such blinds or curtains
or other window coverings Landlord may approve) so that a full unobstructed view of the interior of the demised Premises may be had from the exterior of the building. 

  

	9.	 LOST OR STOLEN PROPERTY. Landlord will not be responsible for lost or stolen personal property, equipment, money or jewelry from the Premises
regardless or whether such loss occurs when area is locked against entry or not. 

  

	10.	 HOUSEKEEPING. None of the entries, passages, doors, or hallways shall be blocked, obstructed

  

 62 

	 	 
or littered with any rubbish, litter, trash or material of any nature placed, emptied or thrown thereon and all alleyways serving the Premises shall be kept clean, neat and unobstructed and shall
be used only for access or egress by Tenant, Tenant’s agents, employees or invitees. 

  

	11.	 WATER. The water closets and other water fixtures shall not be used for any purpose other than those for which they were constructed. No
person shall waste water by interfering with the faucets or otherwise. 

  

	12.	 SOLICITING. Canvassing, soliciting and peddling at the Building are prohibited, and Tenant shall cooperate to prevent such activity.

  

 63 

 Exhibit H 
 Premises Delivery Schedule 
 January 4, 2010 or
the later date on which the Lease is actually executed and delivered: All of the 3rd floor of the Building, and those portions of the 1st and 2nd floors on the attached plans marked “Early Surrender.” 
 March 1, 2010: those portions of the 1st and 2nd floors on the attached plans marked “Avaya” and “Applied”.

 The “Outside Premises Delivery Date” referred to in the Lease is March 1, 2010. 
  

 64 

 

 

  

 1 

 

 

  

 2 

 Exhibit I 
 Sign Location 
  

 1 

 Exhibit J 
 Rooftop Equipment Location 
  

 2

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00170-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00170-of-00352.parquet"}]]