Document:

Industrial Lease, dated September 7, 2000

 EXHIBIT 10.34 
 INDUSTRIAL LEASE 
 (Single Tenant; Net) 
 Between 
 THE IRVINE COMPANY 
 And 
 INTRALASE CORP.

 INDEX TO INDUSTRIAL LEASE 
 (Single Tenant; Net) 
  

			
	ARTICLE I.	 	BASIC LEASE PROVISIONS
		
	ARTICLE II.	 	PREMISES
	Section 2.1	 	Leased Premises
	Section 2.2	 	Acceptance of Premises
	Section 2.3	 	Building Name and Address
	Section 2.4	 	Landlord’s Responsibility
		
	ARTICLE III.	 	TERM
	Section 3.1	 	General
	Section 3.2	 	Delay in Possession
	Section 3.3	 	Right to Extend this Lease
		
	ARTICLE IV.	 	RENT AND OPERATING EXPENSES
	Section 4.1	 	Basic Rent
	Section 4.2	 	Operating Expenses
	Section 4.3	 	Security Deposit
	Section 4.4	 	Letter of Credit
		
	ARTICLE V.	 	USES
	Section 5.1	 	Use
	Section 5.2	 	Signs
	Section 5.3	 	Hazardous Materials
		
	ARTICLE VI.	 	SERVICES AND PARKING
	Section 6.1	 	Utilities and Services
	Section 6.2	 	Parking
	Section 6.3	 	Changes and Additions by Landlord
		
	ARTICLE VII.	 	MAINTAINING THE PREMISES
	Section 7.1	 	Tenants Maintenance and Repair
	Section 7.2	 	Landlord’s Maintenance and Repair
	Section 7.3	 	Alterations
	Section 7.4	 	Mechanic’s Liens
	Section 7.5	 	Entry and Inspection
		
	ARTICLE VIII.	 	TAXES AND ASSESSMENTS ON TENANT’S PROPERTY
		
	ARTICLE IX.	 	ASSIGNMENT AND SUBLETTING
	Section 9.1	 	Rights of Parties
	Section 9.2	 	Effect of Transfer
	Section 9.3	 	Sublease Requirements
	Section 9.4	 	Certain Transfers
		
	ARTICLE X.	 	INSURANCE AND INDEMNITY
	Section 10.1	 	Tenant’s Insurance
	Section 10.2	 	Landlord’s Insurance
	Section 10.3	 	Joint Indemnity
	Section 10.4	 	Landlord’s Nonliability
	Section 10.5	 	Waiver of Subrogation
		
	ARTICLE XI.	 	DAMAGE OR DESTRUCTION
	Section 11.1	 	Restoration
	Section 11.2	 	Lease Governs
		
	ARTICLE XII.	 	EMINENT DOMAIN
	Section 12.1	 	Total or Partial Taking
	Section 12.2	 	Temporary Taking
	Section 12.3	 	Taking of Parking Area
		
	ARTICLE XIII.	 	SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS
	Section 13.1	 	Subordination
	Section 13.2	 	Estoppel Certificate
	Section 13.3	 	Financials

  

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	ARTICLE XIV.	 	DEFAULTS AND REMEDIES
	Section 14.1	 	Tenant’s Defaults
	Section 14.2	 	Landlord’s Remedies
	Section 14.3	 	Late Payments
	Section 14.4	 	Right of Landlord to Perform
	Section 14.5	 	Default by Landlord
	Section 14.6	 	Expenses and Legal Fees
	Section 14.7	 	Waiver of Jury Trial
	Section 14.8	 	Satisfaction of Judgment
	Section 14.9	 	Limitation of Actions Against Landlord
		
	ARTICLE XV.	 	END OF TERM
	Section 15.1	 	Holding Over
	Section 15.2	 	Merger on Termination
	Section 15.3	 	Surrender of Premises; Removal of Property
		
	ARTICLE XVI.	 	PAYMENTS AND NOTICES
		
	ARTICLE XVII.	 	RULES AND REGULATIONS
		
	ARTICLE XVIII.	 	BROKER’S COMMISSION
		
	ARTICLE XIX.	 	TRANSFER OF LANDLORD’S INTEREST
		
	ARTICLE XX.	 	INTERPRETATION
	Section 20.1	 	Gender and Number
	Section 20.2	 	Headings
	Section 20.3	 	Joint and Several Liability
	Section 20.4	 	Successors
	Section 20.5	 	Time of Essence
	Section 20.6	 	Controlling Law
	Section 20.7	 	Severability
	Section 20.8	 	Waiver and Cumulative Remedies
	Section 20.9	 	Inability to Perform
	Section 20.10	 	Entire Agreement
	Section 20.11	 	Quiet Enjoyment
	Section 20.12	 	Survival
		
	ARTICLE XXI.	 	EXECUTION AND RECORDING
	Section 21.1	 	Counterparts
	Section 21.2	 	Corporate and Partnership Authority
	Section 21.3	 	Execution of Lease; No Option or Offer
	Section 21.4	 	Recording
	Section 21.5	 	Amendments
	Section 21.6	 	Executed Copy
	Section 21.7	 	Attachments
		
	ARTICLE XXII.	 	MISCELLANEOUS
	Section 22.1	 	Nondisclosure of Lease Terms
	Section 22.2	 	Guaranty
	Section 22.3	 	Changes Requested by Lender
	Section 22.4	 	Mortgagee Protection
	Section 22.5	 	Covenants and Conditions
	Section 22.6	 	Security Measures
	Section 22.7	 	JAMS
	Section 22.8	 	Contingency Acknowledgment
		
	EXHIBITS	 	
	Exhibit A	 	Description of the Premises
	Exhibit A-I	 	Description of the Site
	Exhibit A-2	 	Current Tenant Sublease Premises
	Exhibit B	 	Environmental Questionnaire
	Exhibit C	 	Landlord’s Disclosures
	Exhibit D	 	Insurance Requirements
	Exhibit E	 	Rules and Regulations
	Exhibit X	 	Work Letter
	Exhibit X-1	 	Description of Tenant Improvements

  

 ii 

 INDUSTRIAL LEASE 
 (Single Tenant; Net) 
 THIS LEASE is made as of the 7th day of September, 2000, by and between THE
IRVINE COMPANY, a Delaware corporation, hereafter called “Landlord,” and INTRALASE CORP., a Delaware corporation, hereinafter called “Tenant.” 
 ARTICLE I. BASIC LEASE PROVISIONS 
 Each reference in this Lease to the “Basic Lease
Provisions” shall mean and refer to the following collective terms, the application of which shall be governed by the provisions in the remaining Articles of this Lease. 
  

	1.	Premises: The Premises are more particularly described in Section 2.1. 

  

	2.	Address of Building: 3 Morgan, Irvine, CA 

  

	3.	Use of Premises: General office, r&d, light manufacturing, laboratory, warehousing, assembly and shipping of medical devices. 

  

	4.	Commencement Date: October 15, 2000 

  

	5.	Lease Term: The Term of this Lease shall expire at midnight on October 31, 2005. 

  

	6.	Basic Rent: Forty Three Thousand Four Hundred Seventy-Two Dollars ($43,472.00) per month, based on $1.05 per rentable square foot. 

 Basic Rent is subject to adjustment as follows: 
 Commencing November 1,2002, the Basic Rent shall be Forty Five Thousand Five Hundred Forty-Two Dollars ($45,542.00) per month, based on $1.10 per rentable square foot. 
 Commencing November 1, 2003, the Basic Rent shall be Forty Seven Thousand Six Hundred Twelve Dollars ($47,612.00) per month, based on $1.15 per
rentable square foot. 
  

	7.	Guarantor(s): N/A 

  

	8.	Floor Area of Premises: approximately 41,402 rentable square feet 

  

	9.	Security Deposit: $52,374.00 [see also Section 4.4 for Letter of Credit requirements] 

  

	10.	Broker(s): The Staubach Company 

  

	11.	Additional Insureds: Insignia\ESG, Inc. 

  

	12.	Address for Payments and Notices: 

  

			
	LANDLORD	  	TENANT
		
	THE IRVINE COMPANY	  	INTRALASE CORP.
	c/o Insignia/ESG, Inc.	  	3 Morgan
	43 Discovery, Suite 120	  	Irvine, CA 92618
	Irvine, CA 92618	  	
		
	with a copy of notices to:	  	with a copy of notices to:
		
	THE IRVINE COMPANY	  	STRADLING YOCCA CARLSON & RAUTH
	dba Irvine Industrial Company	  	660 Newport Center Drive
	P.O. Box 6370	  	Suite 1600
	Newport Beach, CA 92658-6370	  	Newport Beach, CA 92660
	Attn: Vice President, Industrial Operations	  	Attn: Richard Needham, Esq.

  

	13.	Tenant’s Liability Insurance Requirement: $2,000,000.00 

  

	14.	Vehicle Parking Spaces: One hundred fifteen (115)

 ARTICLE II. ARTICLE IL PREMISES 
 SECTION 2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases from Landlord the premises shown in EXHIBIT A (the
“Premises”), including the building identified in Item 1 of the Basic Lease Provisions (which together with the underlying real property, is called the “Building”), and containing approximately the floor area set forth in
Item 8 of the Basic Lease Provisions. The Building is located on the site (the “Site”) shown on EXHIBIT A-1 attached hereto. 
 SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that neither Landlord nor any representative of Landlord has made any representation or warranty with respect to the Premises or the Building or the suitability or fitness of
either for any purpose, including without limitation any representations or warranties regarding zoning or other land use matters, and that neither Landlord nor any representative of Landlord has made any representations or warranties regarding
(i) what other tenants or uses may be permitted or intended in the Building or on the Site, or (ii) any exclusivity of use by Tenant with respect to its permitted use of the Premises as set forth in Item 3 of the Basic Lease
Provisions. Tenant further acknowledges that neither Landlord nor any representative of Landlord has agreed to undertake any alterations or additions or construct any improvements to the Premises except as expressly provided in this Lease. Landlord
shall complete the “Tenant Improvements” (defined in the Work Letter attached as EXHIBIT X hereto) prior to the Commencement Date. The taking of possession or use of the Premises by Tenant for its business operations shall
conclusively establish that the Premises and the Building were in satisfactory condition and in conformity with the provisions of this Lease in all respects, except for those matters which Tenant shall have brought to Landlord’s attention on a
written punch list. The list shall be limited to any items required to be accomplished by Landlord under the Work Letter attached as Exhibit X, and shall be delivered to Landlord within thirty (30) days after the term (“Term”)
of this Lease commences as provided in Article Ill below. If no items are required of Landlord under the Work Letter, by taking possession of the Premises Tenant accepts the improvements in their existing condition, and waives any right or claim
against Landlord arising out of the condition of the Premises. Nothing contained in this Section shall affect the commencement of the Term or the obligation of Tenant to pay rent. Landlord shall diligently complete all punch list items of which it
is notified as provided above. 
 SECTION 2.3. BUILDING NAME AND ADDRESS. Tenant shall not utilize any name selected by Landlord from
time to time for the Building as any part of Tenant’s corporate or trade name. Landlord shall have the right to change the name, address, number or designation of the Building without liability to Tenant. 
 SECTION 2.4. LANDLORD’S RESPONSIBILITIES. Landlord warrants to Tenant that the plumbing, fire sprinkler, lighting, heating, ventilation and
air condition systems serving the Premises shall be in good operating condition on the Commencement Date of this Lease. In the event that Tenant shall notify Landlord of a non-compliance with the foregoing warranty on or before thirty (30) days
following the Commencement Date, then Landlord shall promptly rectify same at Landlord’s sole cost and expense. Landlord further represents and warrants to Tenant, that to “Landlord’s knowledge” (as hereinafter defined), the roof
of the Building is weather tight. Notwithstanding the foregoing representations and warranties by Landlord, however, Tenant acknowledges and agrees that Landlord’s latest Building reports estimate that the HVAC units serving the Building will
need to be replaced in approximately five (5) years, and that the roof of the Building will need to be replaced in approximately two (2) years, and that Tenant will bear the amortized cost of such “capital” replacements in
accordance with the provisions of Section 4.2(f) of this Lease. As used herein, “Landlord’s knowledge” shall mean the actual knowledge, as of the date of this Lease, of Landlord’s property managers charged with
responsibility for the maintenance and condition of the Building, but without obligation whatsoever for on-site inquiry, investigation or inspection. 
 ARTICLE III. TERM 
 SECTION 3.1. GENERAL. The Term shall be for the period shown in
Item 5 of the Basic Lease Provisions. Subject to the provisions next below concerning the condition of Landlord’s delivery of possession of the Premises to Tenant, the Term shall commence (“Commencement Date”) on the date set
forth in Item 4 of the basic Lease Provisions, and shall expire on the date (“Expiration Date”) set forth in Item 5 of the basic Lease Provisions. Subject to the provisions of Section 3.2 below, Landlord shall deliver
possession of the Premises to Tenant at the Commencement Date with the “Tenant Improvements” (described in the attached Work Letter) substantially completed and free and clear of the possessory interest of the “Current Tenant”
(as defined in Section 22.8), and of the possessory interest(s) of any subtenant(s) claiming through the 

 
Current Tenant, except for the possessory interest of the Current Tenant for a portion of the Premises in the location generally shown on EXHIBIT
A-2 hereto sublet (or to be sublet) from Tenant (the “Current Tenant Sublease Premises”). Such subletting, however, and the disposition and/or removal of any personal property, equipment or trade fixtures of Current Tenant remaining on
or about the Premises as of the Commencement Date, shall be a matter solely between Current Tenant and Tenant and shall not be a condition to the effectiveness of this Lease. Tenant’s taking of possession of the Premises shall conclusively
satisfy the conditions of Landlord’s delivery of possession described in the second sentence of this Section 3.1, but for the punch list matters described in Section 2.2 above. 
 SECTION 3.2. DELAY IN POSSESSION. If Landlord, for any reason whatsoever cannot deliver possession of the Premises to Tenant in the condition
described in the second sentence of Section 3.1 above on or before the Commencement Date stated in Item 4 of the Basic Lease Provisions, then this Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any resulting
loss or damage. However, Tenant shall not be liable for any rent and the Commencement Date shall not occur until Landlord so delivers possession of the Premises to Tenant, except that if Landlord’s failure to so deliver possession on the
Commencement Date is attributable either (i) to any failure by Tenant to perform any obligation under this Lease or (ii) to any “Tenant Delay” (as defined in the Work Letter attached hereto), then the Commencement Date shall not
be advanced to the date on which possession of the Premises is tendered to Tenant, and Landlord shall be entitled to full performance by Tenant (including the payment of rent) from the date Landlord would have been able to deliver the Premises to
Tenant but for Tenant’s delay(s). Notwithstanding anything to the contrary contained in this Section 3.2, however, if for any reason other than the failure by Tenant to perform any obligation under Lease and/or a Tenant Delay, the
Commencement Date has not occurred by December 15, 2000, then Tenant may, by written notice to Landlord given within twenty (20) business days thereafter but prior to the actual Commencement Date, elect to terminate this Lease. In the
event of a dispute between Landlord and Tenant regarding the advancement of the Commencement Date (including, without limitation, the occurrence and/or duration of Tenant Delays) and/or regarding the occurrence of the Commencement Date pursuant to
the foregoing provisions of this Section 3.2, either party may elect to submit the matter for binding arbitration with JAMS/ENDISPUTE as provided in Section 22.7 of this Lease. 
 SECTION 3.3. RIGHT TO EXTEND THIS LEASE. Provided that Tenant is not in default under any provision of this Lease, either at the time of exercise
of the extension right granted herein or at the time of the commencement of such extension, and provided further that Tenant is occupying more than fifty percent (50%) of the floor area of the Premise and/or has not assigned its interest in
this Lease (except in connection with a “Permitted Transfer” as defined in Section 9.4 hereof), Tenant may extend the Term of this Lease for one (1) period of sixty (60) months. Tenant shall exercise its right to extend the
Term by and only by delivering to Landlord, not less than nine (9) months or more than twelve (12) months prior to the expiration date of the Term, Tenant’s irrevocable written notice of its commitment to extend (the “Commitment
Notice”). The Basic Rent payable under the Lease during any extension of the Term shall be determined as provided in the following provisions. 
 If Landlord and Tenant have not by then been able to agree upon the Basic Rent for the extension of the Term, then within one hundred twenty (120) and ninety (90) days prior to the expiration date of the Term, Landlord shall
notify Tenant in writing of the Basic Rent that would reflect the prevailing market rental rate for a 60-month renewal of comparable space in the Project (together with any increases thereof during the extension period) as of the commencement of the
extension period (“Landlord’s Determination”). Should Tenant disagree with the Landlord’s Determination, then Tenant shall, not later than twenty (20) days thereafter, notify Landlord in writing of Tenant’s
determination of those rental terms (“Tenant’s Determination”). In no event, however, shall Landlord’s Determination or Tenant’s Determination be less than the Basic Rent payable by Tenant during the final month of the
initial Term. Within ten (10) days following delivery of the Tenant’s Determination, the parties shall attempt to agree on an appraiser to determine the fair market rental. If the parties are unable to agree in that time, then each party
shall designate an appraiser within ten (10) days thereafter. Should either party fail to so designate an appraiser within that time, then the appraiser designated by the other party shall determine the fair market rental. Should each of the
parties timely designate an appraiser, then the two appraisers so designated shall appoint a third appraiser who shall, acting alone, determine the fair market rental for the Premises. Any appraiser designated hereunder shall have an MAI
certification with not less than five (5) years experience in the valuation of commercial industrial buildings in Orange County, California. 
 Within thirty (30) days following the selection of the appraiser and such appraiser’s receipt of the Landlord’s Determination and the Tenant’s Determination, the appraiser shall determine whether 

 
the rental rate determined by Landlord or by Tenant more accurately reflects the fair market rental rate for the 60-month renewal of the Lease for the
Premises, as reasonably extrapolated to the commencement of the extension period. Accordingly, either the Landlord’s Determination or the Tenant’s Determination shall be selected by the appraiser as the fair market rental rate for the
extension period. In making such determination, the appraiser shall consider rental comparables for the Project, but the appraiser shall not attribute any factor for brokerage commissions in making its determination of the fair market rental rate.
At any time before the decision of the appraiser is rendered, either party may, by written notice to the other party, accept the rental terms submitted by the other party, in which event such terms shall be deemed adopted as the agreed fair market
rental. The fees of the appraiser(s) shall be borne entirely by the party whose determination of the fair market rental rate was not accepted by the appraiser. 
 Within twenty (20) days after the determination of the fair market rental, Landlord shall prepare an appropriate amendment to this Lease for the extension period, and Tenant shall execute and return same to
Landlord within twenty (20) days. Should the fair market rental not be established by the commencement of the extension period, then Tenant shall continue paying rent at the rate in effect during the last month of the initial Term, and a lump
sum adjustment shall be made promptly upon the determination of such new rental. 
 If Tenant fails to timely comply with any of the
provisions of this paragraph, Tenant’s right to extend the Term shall be extinguished and the Lease shall automatically terminate as of the expiration date of the Term, without any extension and without any liability to Landlord. Any attempt to
assign or transfer any right or interest created by this paragraph except in connection with a “Permitted Transfer” (as defined in Section 9.4 hereof), shall be void from its inception. Tenant shall have no other right to extend the
Term beyond the single sixty (60) month extension period created by this paragraph. Unless agreed to in a writing signed by Landlord and Tenant, any extension of the Term, whether created by an amendment to this Lease or by a holdover of the
Premises by Tenant, or otherwise, shall be deemed a part of, and not in addition to, any duly exercised extension period permitted by this paragraph. 
 ARTICLE IV. RENT AND OPERATING EXPENSES 
 SECTION 4.1. BASIC RENT. From and after the
Commencement Date, Tenant shall pay to Landlord without deduction or offset, Basic Rent for the Premises in the total amount shown (including subsequent adjustments, if any) in Item 6 of the Basic Lease Provisions. Any rental adjustment shown
in Item 6 shall be deemed to occur on the specified monthly anniversary of the Commencement Date, whether or not that date occurs at the end of a calendar month. The rent shall be due and payable in advance commencing on the Commencement Date
(as prorated for any partial month) and continuing thereafter on the first day of each successive calendar month of the Term. No demand, notice or invoice shall be required for the payment of Basic Rent. An installment of rent in the amount of one
(1) full month’s Basic Rent at the initial rate specified in Item 6 of the Basic Lease Provisions shall be delivered to Landlord concurrently with Tenant’s execution of this Lease and shall be applied against the Basic Rent first
due hereunder. 
 SECTION 4.2. OPERATING EXPENSES. 
 (a) Tenant shall pay to Landlord, as additional rent, “Building Costs” and “Property Taxes,” as those terms are defined below, incurred by Landlord in the operation of the Building and the Site.
For convenience of reference, Property Taxes and Building Costs shall be referred to collectively as “Operating Expenses”. 
 (b)
Commencing prior to the start of the first full “Expense Recovery Period” (as defined below) of the Lease, and prior to the start of each full or partial Expense Recovery Period thereafter, Landlord shall give Tenant a written estimate of
the amount of Operating Expenses for the Expense Recovery Period. Tenant shall pay the estimated amounts to Landlord in equal monthly installments, in advance, with Basic Rent. If Landlord has not furnished its written estimate for any Expense
Recovery Period by the time set forth above, Tenant shall continue to pay cost reimbursements at the rates established for the prior Expense Recovery Period, if any; provided that when the new estimate is delivered to Tenant, Tenant shall, at the
next monthly payment date, pay any accrued cost reimbursements based upon the new estimate. For purposes hereof, “Expense Recovery Period” shall mean every twelve month period during the Term (or portion thereof for the first and last
lease years) commencing July 1 and ending June 30. 
 (c) Within one hundred twenty (120) days after the end of each Expense
Recovery Period, Landlord shall furnish to Tenant a statement showing in reasonable detail the actual or prorated Operating Expenses incurred by Landlord during the period, and the parties shall within 

 
thirty (30) days thereafter make any payment or allowance necessary to adjust Tenant’s estimated payments, if any, to Tenant’s actual owed
amounts as shown by the annual statement. Any delay or failure by Landlord in delivering any statement hereunder shall not constitute a waiver of Landlord’s right to require Tenant to pay Operating Expenses pursuant hereto. Any amount due
Tenant shall be credited against installments next coming due under this Section 4.2, and any deficiency shall be paid by Tenant together with the next installment. If Tenant has not made estimated payments during the Expense Recovery Period,
any amount owing by Tenant pursuant to subsection (a) above shall be paid to Landlord in accordance with Article XVI. Should Tenant fail to object in writing to Landlord’s determination of actual Operating Expenses within sixty
(60) days following delivery of Landlord’s expense statement, Landlord’s determination of actual Operating Expenses for the applicable Expense Recovery Period shall be conclusive and binding on the parties and any future claims to the
contrary shall be barred. 
 Landlord agrees that it will maintain complete and accurate records of all costs, expenses and disbursements
paid or incurred by Landlord, its employees, agents and/or contractors, with respect to the Operating Expenses. Provided Tenant is not then in default under this Lease, Tenant shall have the right to have Tenant’s financial officer, a trained
accountant (which may be an employee of Tenant) or a certified public accountant to audit Landlord’s Operating Expenses, subject to the terms and conditions hereof. In no event, however, shall such auditor be compensated by Tenant on a
“contingency” basis, or on any other basis tied to the results of said audit. Tenant shall give notice to Landlord of Tenant’s intent to audit within sixty (60) days following delivery of Landlord’s expense statement for
each of the Expense Recovery Periods. Following reasonable notice to Landlord, such audit shall be conducted at a mutually agreeable time during normal business hours at the office of Landlord or its management agent where the records are
maintained. If Tenant’s audit determines that actual Operating Expenses have been overstated by more than five percent (5%), then subject to Landlord’s right to review and/or contest the audit results, Landlord shall reimburse Tenant for
the reasonable out-of-pocket costs of such audit. Tenant’s rent shall be appropriately adjusted to reflect any overstatement in Operating Expenses. In the event of a dispute between Landlord and Tenant regarding the results of such audit,
either party may elect to submit the matter for binding arbitration with JAMS/ENDISPUTE, as provided in Section 22.7 of this Lease. 
 All of the information obtained by Tenant and/or its auditor in connection with such audit, as well as any compromise, settlement, or adjustment reached between Landlord and Tenant as a result thereof, shall be held in strict confidence
and, except as may be required pursuant to litigation and except for inadvertent disclosures despite Tenant’s reasonable efforts to keep the disclosed information confidential, shall not be disclosed to any third party, directly or indirectly,
by Tenant or its auditor or any of their officers, agents or employees. Landlord may require Tenant’s auditor to execute a separate confidentiality agreement affirming the foregoing as a condition precedent to any audit. 
 (d) Even though the Lease has terminated and the Tenant has vacated the Premises, when the final determination is made of Operating Expenses for the
Expense Recovery Period in which the Lease terminates, Tenant shall upon notice pay the entire increase due over the estimated expenses paid. Conversely, any overpayment made in the event expenses decrease shall be rebated by Landlord to Tenant.

 (e) If, at any time during any Expense Recovery Period, any one or more of the Operating Expenses are increased to a rate(s) or amount(s)
in excess of the rate(s) or amount(s) used in calculating the estimated expenses for the year, then the estimate of Operating Expenses shall be increased for the month in which such rate(s) or amount(s) becomes effective and for all succeeding
months by an amount equal to the increase. Landlord shall give Tenant written notice of the amount or estimated amount of the increase, the month in which the increase will become effective, and the month for which the payments are due. Tenant shall
pay the increase to Landlord as a part of Tenant’s monthly payments of estimated expenses as provided in paragraph (b) above, commencing from and after Landlord’s notice to Tenant with the month in which such increase shall be in
effect. 
 (f) The term “Building Costs” shall include all expenses of operation and maintenance of the Building and all
landscaping, walkways, parking areas and lighting of the Site, to the extent such expenses are not billed to and paid directly by Tenant, and shall include the following charges by way of illustration but not limitation: water and sewer charges;
insurance premiums or reasonable premium equivalents should Landlord elect to self-insure any risk that Landlord is authorized to insure hereunder; license, permit, and inspection fees; heat; light; power; air conditioning; supplies; materials;
equipment; tools; the cost of any environmental, insurance, tax or other consultant utilized by Landlord in connection with the Building and/or the Site; establishment of reasonable reserves for replacements and/or repair of the Building and/or the
Site; costs incurred 

 
in connection with compliance of any laws or changes in laws applicable to the Building or the Site; the cost of any capital investments (other than tenant
improvements for specific tenants) to the extent of the amortized amount thereof over the useful life of such capital investments calculated at a market cost of funds, all as reasonably determined by Landlord, for each such year of useful life
during the Term; labor; reasonably allocated wages and salaries, fringe benefits, and payroll taxes for administrative and other personnel directly applicable to the Building and/or the Site, including both Landlord’s personnel and outside
personnel; any expense incurred pursuant to Sections 6.1, 6.2, 6.3, 7.2, and 10.2; and a reasonable overhead/management fee for the professional operation of the Building and the Site. Notwithstanding anything to the contrary contained herein, the
amount of such overhead/management fee to be charged to Tenant shall be determined by multiplying the actual fee charged (which from time to time may be with respect to the Building only, or the Building together with other properties owned by
Landlord and/or its affiliates) by a fraction, the numerator of which is the floor area of the Premises (as set forth in Item No. 8 of the Basic Lease Provisions) and the denominator of which is the total square footage of space charged with
such fee actually leased to tenants (including Tenant). It is understood that Building Costs shall include competitive charges for direct services provided by any subsidiary or division of Landlord, and may include the Building’s or the
Site’s proportionate share of the cost of maintenance or repair contracts which cover the Building and/or the Site and other buildings and/or projects in Landlord’s portfolio, as reasonably allocated by Landlord. 
 (g) The term “Property Taxes” as used herein shall include the following: (i) all real estate taxes or personal property taxes, as such
property taxes may be reassessed from time to time; and (ii) other taxes, charges and assessments which are levied with respect to this Lease or to the Building and/or the Site, and any improvements, fixtures and equipment and other property of
Landlord located in the Building and/or on the Site, except that general net income and franchise taxes imposed against Landlord shall be excluded; and (iii) all assessments and fees for public improvements, services, and facilities and impacts
thereon, including without limitation arising out of any Community Facilities Districts, “Mello Roos” districts, similar assessment districts, and any traffic impact mitigation assessments or fees; (iv) any tax, surcharge or
assessment which shall be levied in addition to or in lieu of real estate or personal property taxes, other than taxes covered by Article VIII; and (v) costs and expenses incurred in contesting the amount or validity of any Property Tax by
appropriate proceedings. 
 SECTION 4.3. SECURITY DEPOSIT. Concurrently with Tenant’s delivery of this Lease, Tenant shall
deposit with Landlord the sum, if any, stated in Item 9 of the Basic Lease Provisions, to be held by Landlord as security for the full and faithful performance of Tenant’s obligations under this Lease (the “Security Deposit”).
Subject to the last sentence of this Section, the Security Deposit shall be understood and agreed to be the property of Landlord upon Landlord’s receipt thereof, and may be utilized by Landlord in its discretion towards the payment of all
prepaid expenses by Landlord for which Tenant would be required to reimburse Landlord under this Lease, including without limitation brokerage commissions and Tenant Improvement costs. Upon any default by Tenant, including specifically Tenant’s
failure to pay rent or to abide by its obligations under Sections 7.1 and 15.3 below, whether or not Landlord is informed of or has knowledge of the default, the Security Deposit shall be deemed to be automatically and immediately applied, without
waiver of any rights Landlord may have under this Lease or at law or in equity as a result of the default, as a set off for full or partial compensation for Landlord’s damages arising from that default. If any portion of the Security Deposit is
applied after a default by Tenant, Tenant shall within five (5) days after written demand by Landlord deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount. Landlord shall not be required to
keep this Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on the Security Deposit. If Tenant fully performs its obligations under this Lease, the Security Deposit or any balance thereof shall be
returned to Tenant (or, at Landlord’s option, and unless otherwise expressly agreed to in the applicable consent to assignment agreement, to the last assignee of Tenant’s interest in this Lease) after the expiration of the Term, provided
that Landlord may retain the Security Deposit to the extent and until such time as all amounts due from Tenant in accordance with this Lease have been determined and paid in full. 
 SECTION 4.4. LETTER OF CREDIT. In addition to the Security Deposit and as security hereunder, Tenant shall deliver to Landlord, concurrently with
Tenant’s execution of this Lease, an irrevocable stand-by letter of credit in the amount of One Hundred Sixty Six Thousand Two Hundred Twenty-Nine Dollars ($166,229.00). Said letter of credit shall be in form and with the substance of
Exhibit F attached hereto, and issued by Silicon Valley Bank or by another financial institution located in Orange County and which is acceptable to Landlord. The letter of credit shall either: (i) be issued with a fixed
expiration date of December 31, 2005, or (ii) shall provide for automatic annual renewals through that date which is sixty (60) days after the Expiration Date of the 

 
Term of this Lease. In the event the letter of credit is issued with an annual renewal obligation and the letter of credit is not renewed by the issuing
financial institution on or before twenty (20) days prior to the then-scheduled expiration date of the letter of credit, then Landlord shall have the right to draw the full amount of such letter of credit and to hold such amount as part of the
Security Deposit pursuant to Section 4.3 of this Lease. Upon any default by Tenant, including specifically Tenant’s failure to pay rent or to abide by its obligations under Sections 7.1 and 15.3 below and Tenant’s failure to cure the
same within any applicable cure period, Landlord shall be entitled to draw upon said letter of credit by the issuance of Landlord’s sole written demand to the issuing financial institution. Such draw shall be in an amount necessary to cure the
default in question and to compensate Landlord for all damages incurred thereby, as determined by Landlord in its sole and absolute discretion, and if such amount cannot be readily determined by Landlord, then the full amount of the letter of credit
can be drawn by Landlord pending determination of said amount. Notwithstanding the foregoing, while the amount of any such draw shall be determined in Landlord’s sole and absolute discretion as provided in the foregoing, if the amount of any
such draw(s) shall ultimately exceed the amount of damages actually incurred by Landlord as the result of Tenant’s default (as determined pursuant to the applicable provisions of Article XIV of this Lease), then Landlord shall promptly refund
any such excess to Tenant. Any such draw shall be without waiver or any rights Landlord may have under this Lease or at law or in equity as a result of the default, as a setoff for full or partial compensation for the default. If any portion of the
letter of credit is drawn after a default by Tenant, Tenant shall within five (5) days after written demand by Landlord restore the letter of credit. Failure to so restore said letter of credit within said five (5) days shall be a default
by Tenant under this Lease. Partial drawings upon said letter of credit shall be permitted. 
 In the event that Tenant has not been in
default under the Lease (beyond the expiration of any applicable cure period) at any time during the Term hereof, and provided further that Tenant has not at any time been more than five (5) days late more than once during the applicable
previous twelve (12)-month period with respect to any payments of rent due under the Lease, then upon the written request of Tenant, Landlord shall authorize in writing consecutive reductions to the principal amount of the letter of credit in the
amount of Thirty Three Thousand Two Hundred Forty-Six Dollars ($33,246.00) each upon the expiration of the twelfth (12th), twenty-fourth (24th), thirty-sixth (36th), and forty-eighth (48th) months of the Term. 
 ARTICLE V. USES 
 SECTION 5.1.
USE. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions, all in accordance with applicable laws and restrictions and pursuant to approvals to be obtained by Tenant from all relevant and
required governmental agencies and authorities, The parties agree that any contrary use shall be deemed to cause material and irreparable harm to Landlord and shall entitle Landlord to injunctive relief in addition to any other available remedy.
Tenant, at its expense, shall procure, maintain and make available for Landlord’s inspection throughout the Term, all governmental approvals, licenses and permits required for the proper and lawful conduct of Tenant’s permitted use of the
Premises. Tenant shall not use or allow the Premises to be used for any unlawful purpose, nor shall Tenant permit any nuisance or commit any waste in the Premises or the Site. Tenant shall not do or permit to be done anything which will invalidate
or increase the cost of any insurance policy(ies) covering the Building, the Site and/or their contents, and shall comply with all applicable insurance underwriters rules and the requirements of the Pacific Fire Rating Bureau or any other
organization performing a similar function. Tenant shall comply at its expense with all present and future laws, ordinances, restrictions, regulations, orders, rules and requirements of all governmental authorities that pertain to Tenant or its use
of the Premises, including without limitation all federal and state occupational health and safety requirements, whether or not Tenant’s compliance will necessitate expenditures or interfere with its use and enjoyment of the Premises. Tenant
shall comply at its expense with all present and future covenants, conditions, easements or restrictions now or hereafter affecting or encumbering the Building and/or the Site, and any amendments or modifications thereto, including without
limitation the payment by Tenant of any periodic or special dues or assessments charged against the Premises or Tenant which may be allocated to the Premises or Tenant in accordance with the provisions thereof. Tenant shall promptly upon demand
reimburse Landlord for any additional insurance premium charged by reason of Tenant’s failure to comply with the provisions of this Section, and shall indemnify Landlord from any liability and/or expense resulting from Tenant’s
noncompliance. As used in this Section 5.1, the term “permit” shall be deemed to mean “knowingly permit” in connection with anything that Tenant permits to be done on or about the Site, as opposed to the Premises itself.
Notwithstanding anything to the contrary contained in this Section 5.1, in the event Tenant’s obligation for compliance with all future and present laws, ordinances, restrictions, regulations, orders, rules and requirements of all
governmental authorities, and with all present and future covenants, conditions, easements or restrictions now or hereafter affecting or encumbering the 

 
Building and/or the Site, results in a capital improvement on Tenant’s part (or Tenant’s being obligated to reimburse Landlord for a capital
improvement), Tenant shall only be responsible for the amortized cost of such capital improvement (amortized at a market cost of funds as reasonably determined by Landlord) over the useful life of said improvement during the Term, except in the
event each obligation for capital improvement is required due to Tenant’s particular use of the Premises, (in which case Tenants shall be fully responsible for the entire cost and installation of each capital investment). 
 SECTION 5.2. SIGNS. Provided Tenant continues to occupy the entire floor area of the Premises, Tenant shall have the exclusive right to install
one (1) building top exterior sign on the Building in a location designated by Landlord, subject to Landlord’s right of prior approval that such exterior signage is in compliance with the Signage Criteria (defined below). Except as
provided in the foregoing or as otherwise approved in writing by Landlord, in its sole discretion, Tenant shall have no right to maintain identification signs in any location in, on or about the Premises, the Building or the Site and shall not place
or erect any signs, displays or other advertising materials that are visible from the exterior of the Building. The size, design, graphics, material, style, color and other physical aspects of any permitted sign shall be subject to Landlord’s
written approval prior to installation (which approval may be withheld in Landlord’s discretion), any covenants, conditions or restrictions encumbering the Premises, Landlord’s signage program for the Site, as in effect from time to time
and approved by the City of Irvine (“Signage Criteria”), and any applicable municipal or other governmental permits and approvals. Tenant acknowledges having received and reviewed a copy of the current Signage Criteria for the Site. Tenant
shall be responsible for the cost of any permitted sign, including the fabrication, installation, maintenance and removal thereof. If Tenant fails to maintain its sign, or if Tenant fails to remove same upon termination of this Lease and repair any
damage caused by such removal, Landlord may do so at Tenant’s expense. 
 SECTION 5.3. HAZARDOUS MATERIALS. 
 (a) For purposes of this Lease, the term “Hazardous Materials” includes (i) any “hazardous materials” as defined in
Section 25501(n) of the California Health and Safety Code, (ii) any other substance or matter which results in liability to any person or entity from exposure to such substance or matter under any statutory or common law theory, and
(iii) any substance or matter which is in excess of permitted levels set forth in any federal, California or local law or regulation pertaining to any hazardous or toxic substance, material or waste. 
 (b) Tenant shall not cause or permit any Hazardous Materials to be brought upon, stored, used, generated, released or disposed of on, under, from or
about the Premises or the Site (including without limitation the soil and groundwater thereunder) without the prior written consent of Landlord. Notwithstanding the foregoing, Tenant shall have the right, without obtaining prior written consent of
Landlord, to utilize within the Premises standard household cleaning products and office products that may contain 1-lazardous Materials (such as photocopy toner, “White Out”, and the like), provided however, that (i) Tenant
shall maintain such products in their original retail packaging, shall follow all instructions on such packaging with respect to the storage, use and disposal of such products, and shall otherwise comply with all applicable laws with respect to such
products, and (ii) all of the other terms and provisions of this Section 5.3 shall apply with respect to Tenant’s storage, use and disposal of all such products. Landlord may, in its sole discretion, place such conditions as Landlord
deems appropriate with respect to any such Hazardous Materials, and may further require that Tenant demonstrate that any such Hazardous Materials are necessary or useful to Tenant’s business and will be generated, stored, used and disposed of
in a manner that complies with all applicable laws and regulations pertaining thereto and with good business practices. Tenant understands that Landlord may utilize an environmental consultant to assist in determining conditions of approval in
connection with the storage, generation, release, disposal or use of Hazardous Materials by Tenant on or about the Premises, and/or to conduct periodic inspections of the storage, generation, use, release and/or disposal of such Hazardous Materials
by Tenant on and from the Premises, and Tenant agrees that any costs incurred by Landlord in connection therewith, to the extent of a violation by Tenant of the provisions of this Section 5.3 of the Lease, shall be reimbursed by Tenant to
Landlord as additional rent hereunder upon demand. 
 (c) Prior to the execution of this Lease, Tenant shall complete, execute and deliver to
Landlord an Environmental Questionnaire and Disclosure Statement (the “Environmental Questionnaire”) in the form of Exhibit B attached hereto. Landlord hereby consents to the use by Tenant of the kinds and quantities of Hazardous
Materials shown in the foregoing-delivered Environmental Questionnaire, provided Tenant shall comply with all applicable laws and regulations pertaining to the generation, storage, use and disposal of such Hazardous Materials. The completed
Environmental Questionnaire shall be deemed incorporated into this Lease for all purposes, and 

 
Landlord shall be entitled to rely fully on the information contained therein. On each anniversary of the Commencement Date until the expiration or sooner
termination of this Lease, Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials which were stored, generated, used, released and/or disposed of on, under or about the Premises for the twelve-month period
prior thereto, and which Tenant desires to store, generate, use, release and/or dispose of on, under or about the Premises for the succeeding twelve-month period. In addition, to the extent Tenant is permitted to utilize hazardous Materials upon the
Premises, Tenant shall promptly provide Landlord with complete and legible copies of all the following environmental documents relating thereto: reports filed pursuant to any self-reporting requirements; permit applications, permits, monitoring
reports, workplace exposure and community exposure warnings or notices and all other reports, disclosures, plans or documents (even those which may be characterized as confidential) relating to water discharges, air pollution, waste generation or
disposal, and underground storage tanks for hazardous Materials; orders, reports, notices, listings and correspondence (even those which may be considered confidential) of or concerning the release, investigation of, compliance, cleanup, remedial
and corrective actions, and abatement of Hazardous Materials; and all complaints, pleadings and other legal documents filed by or against Tenant related to Tenant’s use, handling, storage, release and/or disposal of Hazardous Materials.

 (d) Landlord and its agents shall have the right, but not the obligation, to inspect, sample and/or monitor the Premises, the Site and/or
the soil or groundwater thereunder at any time to determine whether Tenant is complying with the terms of this Section 5.3, and in connection therewith Tenant shall provide Landlord with full access to all relevant facilities, records and
personnel. If Tenant is not in compliance with any of the provisions of this Section 5.3, or in the event of a release of any Hazardous Material on, under or about the Premises and/or the Site caused or permitted by Tenant, its agents,
employees, contractors, licensees or invitees, Landlord and its agents shall have the right, but not the obligation, without limitation upon any of Landlord’s other rights and remedies under this Lease, to immediately enter upon the Premises
and/or the Site without notice and to discharge Tenant’s obligations under this Section 5.3 at Tenant’s expense, including without limitation the taking of emergency or long-term remedial action. Landlord and its agents shall endeavor
to minimize interference with Tenant’s business in connection therewith, but shall not be liable for any such interference. In addition, Landlord, at Tenant’s expense, shall have the right, but not the obligation, to join and participate
in any legal proceedings or actions initiated in connection with any claims arising out of the storage, generation, use, release and/or disposal by Tenant or its agents, employees, contractors, licensees or invitees of Hazardous Materials on, under,
from or about the Premises and/or the Site. 
 (e) If the presence of any Hazardous Materials on, under, from or about the Premises or the
Site caused or permitted by Tenant or its agents, employees, contractors, licensees or invitees results in (i) injury to any person, (ii) injury to or any contamination of the Premises or the Site, or (iii) injury to or contamination
of any real or personal property wherever situated, Tenant, at its expense, shall promptly take all actions necessary to return the Premises and the Site and any other affected real or personal property owned by Landlord to the condition existing
prior to the introduction of such Hazardous Materials and to remedy or repair any such injury or contamination, including without limitation, any cleanup, remediation, removal, disposal, neutralization or other treatment of any such Hazardous
Materials. Notwithstanding the foregoing, Tenant shall not, without Landlord’s prior written consent, take any remedial action in response to the presence of any Hazardous Materials on, under or about the Premises or the Site or any other
affected real or personal property owned by Landlord or enter into any similar agreement, consent, decree or other compromise with any governmental agency with respect to any Hazardous Materials claims; provided however, Landlord’s prior
written consent shall not be necessary in the event that the presence of Hazardous Materials on, under or about the Premises or the Site or any other affected real or personal property owned by Landlord (i) imposes an immediate threat to the
health, safety or welfare of any individual or (ii) is of such a nature that an immediate remedial response is necessary and it is not possible to obtain Landlord’s consent before taking such action. To the fullest extent permitted by law,
Tenant shall indemnify, hold harmless, protect and defend (with attorneys acceptable to Landlord) Landlord and any successors to all or any portion of Landlord’s interest in the Premises and the Site and any other real or personal property
owned by Landlord from and against any and all liabilities, losses, damages, diminution in value, judgments, fines, demands, claims, recoveries, deficiencies, costs and expenses (including without limitation attorneys’ fees, court costs and
other professional expenses), whether foreseeable or unforeseeable, arising directly or indirectly out of the use, generation, storage, treatment, release, on- or off-site disposal or transportation of Hazardous Materials on, into, from, under or
about the Premises, the Building and the Site and any other real or personal property owned by Landlord caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees, specifically including without limitation the cost of
any required or necessary repair, restoration, cleanup or detoxification of the Premises, the 

 
Building and the Site and any other real or personal property owned by Landlord, and the preparation of any closure or other required plans, whether or not
such action is required or necessary during the Term or after the expiration of this Lease. If Landlord at any time discovers that Tenant or its agents, employees, contractors, licensees or invitees may have caused or permitted the release of a
Hazardous Material on, under, from or about the Premises or the Site or any other real or personal property owned by Landlord, Tenant shall, at Landlord’s request, immediately prepare and submit to Landlord a comprehensive plan, subject to
Landlord’s approval, specifying the actions to be taken by Tenant to return the Premises or the Site or any other real or personal property owned by Landlord to the condition existing prior to the introduction of such Hazardous Materials. Upon
Landlord’s approval of such cleanup plan, Tenant shall, at its expense, and without limitation of any rights and remedies of Landlord under this Lease or at law or in equity, immediately implement such plan and proceed to cleanup such Hazardous
Materials in accordance with all applicable laws and as required by such plan and this Lease. The provisions of this subsection (e) shall expressly survive the expiration or sooner termination of this Lease. As used in this Section 5.3(e),
the terms “permit” and “permitted” shall be deemed to mean “knowingly permit” and “knowingly permitted” in connection with anything that Tenant permits, or has permitted, to be done on or about the Site, as
opposed to the Premises itself. 
 (f) Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, certain facts relating to
Hazardous Materials at the Site known by Landlord to exist as of the date of this Lease, as more particularly described in Exhibit C attached hereto. Tenant shall have no liability or responsibility with respect to the Hazardous Materials
conditions described in Exhibit C, nor with respect to any Hazardous Materials which Tenant proves: (i) were not caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees; (ii) were the result of
violations of any “hazardous Materials Laws” (as hereinafter defined) relating to the Premises, the Building, or the Site (the Premises, the Building, and the Site shall be collectively referred to herein as the “Property”) which
violations existed as of the Commencement Date, or (iii) were present in, on, tinder or about any part of the Property as of the Commencement Date, or that were brought into, onto, about, or under any part of the Property by anyone other than
Tenant or its agents, employees, contractors, licensees or invitees. “Hazardous Materials Laws” shall mean and include all federal, state, and local laws relating to the environment or to Hazardous Materials, including, but not limited to,
the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42 U.S.C. Section 9601 et. seq.), each as amended from time to time. Notwithstanding the foregoing, Tenant agrees to notify its agents, employees,
contractors, licensees, and invitees of any exposure or potential exposure to Hazardous Materials at the Premises that Landlord brings to Tenant’s attention. 
 (g) To “Landlord’s knowledge” (as hereinafter defined), Landlord has complied, and the Property is in compliance as of the date of this Lease, with all Hazardous Materials Laws, and no notice of
violation of any Hazardous Materials Law with respect thereto, or any permit, license or other authorization relating thereto has been received, nor is any such notice pending or, to Landlord’s knowledge, threatened. To Landlord’s
knowledge, no underground or above-ground storage tanks or surface impoundments are located on or under any part of the Property. Except in compliance with hazardous Materials Laws, neither Landlord, nor to Landlord’s knowledge, any prior
owner, operator, tenant or occupant of any part of the Property, has generated, used, treated, spilled, stored, transferred, disposed, released or caused a threatened release in, at, under, into, from, to or on any part of the Property of any
Hazardous Materials. Except as disclosed to Tenant, Landlord has not received any notice or claim to the effect that either Landlord or any part of the Property is or may be liable to any governmental authority or private party as a result of the
release or threatened release of any Hazardous Materials. As used herein, “Landlord’s knowledge” shall mean the actual knowledge, as of the Commencement Date of this Lease, of the current employees of Landlord charged with
responsibility for the environmental compliance of the Property with Hazardous Materials Laws, but without obligation whatsoever for on- or off-site inquiry, investigation or inspection. 
 (h) Landlord shall take responsibility, at its sole cost and expense, for any governmentally-ordered clean-up, remediation, removal, disposal,
neutralization, monitoring or other treatment of the Hazardous Materials conditions disclosed on EXHIBIT C attached hereto, and in connection with other Hazardous Materials which were present in, on under or about any part of the Property as
of the Commencement Date. The foregoing obligation on the part of Landlord shall include the reasonable costs (including, without limitation, reasonable attorney’s fees) of defending Tenant (with attorneys reasonably acceptable to Tenant) from
and against any legal action or proceeding instituted by any governmental agency in connection with such clean-up, remediation, removal, disposal, neutralization or other treatment of such conditions, provided that Tenant promptly tenders such
defense to Landlord. The obligation on the part of Landlord contained in this Section 5.3(h) is personal to The Irvine Company and shall not be binding on, nor inure against any 

 
successor in interest to The Irvine Company as of the owner of the Premises, including without limitation, any lender acquiring the Premises by foreclosure
of its mortgage or deed of trust or deed in lieu of foreclosure. 
 ARTICLE VI. SERVICES AND PARKING 
 SECTION 6.1. UTILITIES AND SERVICES. Tenant shall be responsible for and shall pay promptly, directly to the appropriate supplier, all charges for
water, gas, electricity, sewer, heat, light, power, telephone, refuse pickup, janitorial service, interior landscape maintenance and all other utilities, materials and services furnished directly to Tenant or the Premises or used by Tenant in, on or
about the Premises during the Term, together with any taxes thereon. Landlord shall not be liable for damages or otherwise for any failure or interruption of any utility or other service furnished to the Premises, and no such failure or interruption
shall be deemed an eviction or entitle Tenant to terminate this Lease or withhold or abate any rent due hereunder. Notwithstanding the foregoing, if as a result of the actions of Landlord, its agents, contractors or employees, for more than three
(3) consecutive business days following written notice to Landlord, there is no HVAC or electricity services to the Premises, or such an interruption of other essential utilities and building services, such as fire protection or water, so that
the Premises cannot be used by Tenant, in Tenant’s judgment reasonably exercised, then Tenant’s Basic Rent shall thereafter be abated until the Premises are again usable by Tenant; provided, however, that if Landlord is diligently pursuing
the repair of such utilities or services and Landlord provides substitute services reasonably suitable for Tenant’s purposes, as for example, bringing in portable air-conditioning equipment, then there shall not be an abatement of Basic Rent.
Any disputes concerning the foregoing shall be resolved by JAMS arbitration pursuant to Section 22.7 of this Lease. The foregoing provisions shall not apply in case of damage to, or destruction of, the Premises, which shall be governed by the
provisions of Article XI of the Lease. Landlord shall, upon at least 24 hours prior notice to Tenant and during normal business hours (except in cases of emergency), have free access to all electrical and mechanical installations of Landlord.

 SECTION 6.2. PARKING. Tenant shall be entitled to the number of vehicle parking spaces on the Site set forth in Item 14 of the
Basic Lease Provisions. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees, suppliers, shippers, customers or invitees to be loaded, unloaded or parked in areas other than those
designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities described above, then Landlord shall have the right, without notice, in addition to such other rights and remedies that Landlord may have, to
remove or tow away the vehicle involved and charge the costs to Tenant. Parking shall be limited to striped parking stalls, and no parking shall be permitted in any driveways, access ways or in any area which would prohibit or impede the free flow
of traffic within the Site. There shall be no parking of any vehicles of any kind for longer than 48-hour periods unless otherwise authorized by Landlord, and vehicles which have been abandoned or parked in violation of the terms hereof may be towed
away at the owner’s expense. Except as expressly provided in Section 10.3(b) of this Lease, nothing contained in this Lease shall be deemed to create liability upon Landlord for any damage to motor vehicles of visitors or employees, for
any loss of property from within those motor vehicles, or for any injury to Tenant, its visitors or employees. Landlord shall have the right to establish, and from time to time amend, and to enforce against all users all reasonable rules and
regulations (including the designation of areas for employee parking) that Landlord may deem necessary and advisable for the proper and efficient operation and maintenance of parking within the Site. Landlord shall have the right to construct,
maintain and operate lighting facilities within the parking areas; to change the area, level, location and arrangement of the parking areas and improvements therein; to enforce parking charges (by operation of meters or otherwise); and to do and
perform such other acts in and to the parking areas and improvements therein as, in the use of good business judgment, Landlord shall determine to be advisable. Notwithstanding the foregoing, in no event shall Landlord enforce additional parking
charges against Tenant during the initial 60-month Term of this Lease. Any person using the parking area shall observe all directional signs and arrows and any posted speed limits. Parking areas shall be used only for parking vehicles. Washing,
waxing, cleaning or servicing of vehicles, or the storage of vehicles for longer than 48-hour periods, is prohibited unless otherwise authorized by Landlord. Tenant shall be liable for any damage to the parking areas caused by Tenant or
Tenant’s employees, suppliers, shippers, customers or invitees, including without limitation damage from excess oil leakage. Tenant shall have no right to install any fixtures, equipment or personal property in the parking areas. 
 SECTION 6.3. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right to make alterations or additions to the Site, or to the attendant
fixtures and equipment on the Site, in its reasonable discretion. No change shall entitle Tenant to any abatement of rent or other claim against Landlord, provided that the change does not deprive Tenant of reasonable access to or use of the
Premises. 

 ARTICLE VII. MAINTAINING THE PREMISES 
 SECTION 7.1. TENANT’S MAINTENANCE AND REPAIR. Tenant at its sole expense shall comply with all applicable laws and governmental regulations
governing the Premises and make all repairs necessary to keep the Premises in the condition as existed on the Commencement Date (or on any later date that the improvements may have been installed), excepting ordinary wear and tear, including without
limitation the electrical and mechanical systems, any air conditioning, ventilating or heating equipment which serves the Premises, all walls, glass, windows, doors, door closures, hardware, fixtures, electrical, plumbing, fire extinguisher
equipment and other equipment. Any damage or deterioration of the Premises shall not be deemed ordinary wear and tear if the same could have been prevented by good maintenance practices by Tenant. As part of its maintenance obligations hereunder,
Tenant shall, at Landlord’s request, provide Landlord with copies of all maintenance schedules, reports and notices prepared by, for or on behalf of Tenant. Tenant shall obtain preventive maintenance contracts from a licensed heating and air
conditioning contractor to provide for regular inspection and maintenance of the heating, ventilating and air conditioning systems servicing the Premises, all subject to Landlord’s approval. All repairs shall be at least equal in quality to the
original work, shall be made only by a licensed contractor approved in writing in advance by Landlord (which approval shall not be unreasonably withheld), and shall be made only at the time or times approved by Landlord. Any contractor utilized by
Tenant shall be subject to Landlord’s standard requirements for contractors, as modified from time to time. Landlord shall have the right at all times (upon at least 24 hours’ prior notice) to inspect Tenant’s maintenance of all
equipment (including without limitation air conditioning, ventilating and heating equipment), and may impose reasonable restrictions and requirements with respect to repairs, as provided in Section 7.3, and the provisions of Section 7.4
shall apply to all repairs. Alternatively, Landlord may elect to make any repair or maintenance required hereunder on behalf of Tenant and at Tenant’s expense, and Tenant shall promptly reimburse Landlord for all costs incurred upon submission
of an invoice. Notwithstanding anything to the contrary contained in this Section 7.1, in the event Tenant’s obligation for compliance with all applicable laws and governmental regulations, or making repairs, results in a capital
improvement on Tenant’s part (or Tenant’s being obligated to reimburse Landlord for a capital improvement), Tenant shall only be responsible for the amortized cost of such capital improvement (amortized at a market cost of funds as
reasonably determined by Landlord) over the useful life of such improvements during the Term (except in the event obligation for any such capital improvement is required due to Tenant’s particular use of the Premises, in which case Tenant shall
be fully responsible for the entire cost and installation of such capital improvement). 
 SECTION 7.2. LANDLORD’S MAINTENANCE AND
REPAIR. Subject to Section 7.1 and Article Xl, Landlord shall provide service, maintenance and repair with respect to the roof, foundations, and footings of the Building, all landscaping, walkways, parking areas and exterior lighting of the
Site, and the exterior surfaces of the exterior walls of the Building, except that Tenant at its expense shall make all repairs which Landlord deems reasonably necessary as a result of the act or negligence of Tenant, its agents, employees,
invitees, subtenants or contractors. Landlord shall have the right to employ or designate any reputable person or firm, including any employee or agent of Landlord or any of Landlord’s affiliates or divisions, to perform any service, repair or
maintenance function. Landlord need not make any other improvements or repairs except as specifically required under this Lease, and nothing contained in this Section shall limit Landlord’s right to reimbursement from Tenant for maintenance,
repair costs and replacement costs as provided elsewhere in this Lease. Tenant understands that it shall not make repairs at Landlord’s expense nor, in any event, by rental offset. Tenant further understands that Landlord shall not be required
to make any repairs to the roof, foundations or footings unless and until Tenant has notified Landlord in writing of the need for such repair and Landlord shall have a reasonable period of time thereafter to commence and complete said repair, if
warranted. All costs of any maintenance and repairs on the part of Landlord provided hereunder shall be considered part of Building Costs. 
 SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions or improvements to the Premises without the prior written consent of Landlord, which consent may be given or withheld in Landlord’s sole discretion.
Notwithstanding the foregoing, Landlord shall not unreasonably withhold its consent to any alterations, additions or improvements to the Premises which cost less than One Dollar ($1.00) per square foot of the improved portions of the Premises
(excluding warehouse square footage) and do not (i) affect the exterior of the Building or outside areas (or be visible from adjoining sites), or (ii) affect or penetrate any of the structural portions of the Building, including but not
limited to the roof, or (iii) require any change to the basic floor plan of the Premises, any change to any structural or mechanical systems of the Premises, or any 

 
governmental permit as a prerequisite to the construction thereof, or (iv) interfere in any manner with the proper functioning of or Landlord’s
access to any mechanical, electrical, plumbing or HVAC systems, facilities or equipment located in or serving the Building, or (v) diminish the value of the Premises. Landlord may impose, as a condition to its consent, any requirements that
Landlord in its discretion may deem reasonable or desirable, including but not limited to a requirement that all work be covered by a lien and completion bond satisfactory to Landlord and requirements as to the manner, time, and contractor for
performance of the work. Tenant shall obtain all required permits for the work and shall perform the work in compliance with all applicable laws, regulations and ordinances, all covenants, conditions and restrictions affecting the Premises and/or
the Site, and the Rules and Regulations (hereafter defined) Tenant understands and agrees that Landlord shall be entitled to a supervision fee in the amount of five percent (5%) of the cost of any such work requiring a permit from the City of
Irvine. If any governmental entity requires, as a condition to any proposed alterations, additions or improvements to the Premises by Tenant, that improvements be made to the outside areas of the Site, and if Landlord consents to such improvements
to said outside areas, then Tenant shall, at Tenant’s sole expense, make such required improvements to the outside areas in such manner, utilizing such materials, and with such contractors (including, if required by Landlord, Landlord’s
contractors) as Landlord may require in its sole discretion. Under no circumstances shall Tenant make any improvement which incorporates any Hazardous Materials, including without limitation asbestos-containing construction materials into the
Premises. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Unless Landlord otherwise requires in writing, all alterations,
additions or improvements affixed to the Premises (excluding moveable trade fixtures and furniture) shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to
Tenant, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any alterations, decorations, fixtures, additions, improvements and the like installed either by Tenant or by Landlord at Tenant’s
request, and to repair any damage to the Premises arising from that removal. Any notice to Tenant pursuant to the foregoing shall be given by Landlord concurrently with its consent (following tenant’s request for such consent) for all or any
alterations, decorations, fixtures or additions and the like. If such consent for such alterations decorations, fixtures, additions is either not requested by Tenant or is not given by Landlord, then any such notice of removal may be given at any
time prior to sixty (60) days following the expiration or earlier termination of the Term of this Lease. Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make any alteration or improvement to the
Premises for Tenant, Landlord shall be entitled to prompt reimbursement from Tenant for all costs incurred. 
 SECTION 7.4.
MECHANIC’S LIENS. Tenant shall keep the Premises free from any liens arising out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause any such lien to be
released by posting a bond in accordance with California Civil Code Section 3143 or any successor statute. In the event that Tenant shall not, within thirty (30) days following the imposition of any lien, cause the lien to be released of
record by payment or posting of a proper bond, Landlord shall have, in addition to all other available remedies, the right to cause the lien to be released by any means it deems proper, including payment of or defend against the claim giving rise to
the lien. All expenses so incurred by Landlord, including Landlord’s attorneys’ fees, shall be reimbursed by Tenant promptly following Landlord’s demand, together with interest from the date of payment by Landlord at the maximum rate
permitted by law until paid. Tenant shall give Landlord no less than twenty (20) days’ prior notice in writing before commencing construction of any kind on the Premises so that Landlord may post and maintain notices of nonresponsibility
on the Premises. 
 SECTION 7.5. ENTRY AND INSPECTION. Landlord shall during normal business hours, upon at least 24 hours’
written or oral notice and with a Tenant escort if Tenant so chooses (except in emergencies, when no notice or escort shall be required) have the right to enter the Premises to inspect them, to supply services in accordance with this Lease, to
protect the interests of Landlord in the Premises, and to submit the Premises to prospective or actual purchasers or encumbrance holders (or, during the last one hundred and eighty (180) days of the Term or when an uncured Tenant default
exists, to prospective tenants), all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. Landlord shall have the right, if desired, but subject to Tenant’s
reasonable security requirements, to retain a key which unlocks all of the doors in the Premises, excluding Tenant’s vaults and safes, and Landlord shall have the right to use any and all means which Landlord may deem proper to open the doors
in an emergency in order to obtain entry to the Premises, and any entry to the Premises obtained by Landlord shall not under any circumstances be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or any eviction of
Tenant from the Premises. 

 ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT’S PROPERTY 
 Tenant shall be liable for and shall pay, before delinquency, all taxes and assessments levied against all personal property of Tenant located in the
Premises, and against any alterations, additions or like improvements made to the Premises by or on behalf of Tenant. When possible Tenant shall cause its personal property, and alterations to be assessed and billed separately from the real property
of which the Premises form a part. If any taxes on Tenant’s personal property and/or alterations are levied against Landlord or Landlord’s property and if Landlord pays the same, or if the assessed value of Landlord’s property is
increased by the inclusion of a value placed upon the personal property and/or alterations of Tenant and if Landlord pays the taxes based upon the increased assessment, Tenant shall pay to Landlord the taxes so levied against Landlord or the
proportion of the taxes resulting from the increase in the assessment. In calculating what portion of any tax bill which is assessed against Landlord separately, or Landlord and Tenant jointly, is attributable to Tenant’s alterations and
personal property, Landlord’s reasonable determination shall be conclusive. 
 ARTICLE IX. ASSIGNMENT AND SUBLETTING 

SECTION 9.1. RIGHTS OF PARTIES. 
 (a) Notwithstanding any provision of this Lease to the contrary, Tenant will not, either voluntarily or by operation of law, assign, sublet, encumber, or otherwise transfer all or any part of Tenant’s interest in this lease, or permit
the Premises to be occupied by anyone other than Tenant, without Landlord’s prior written consent, which consent shall not unreasonably be withheld in accordance with the provisions of Section 9.1(b). No assignment (whether voluntary,
involuntary or by operation of law) and no subletting shall be valid or effective without Landlord’s prior written consent and, at Landlord’s election, any such assignment or subletting or attempted assignment or subletting shall
constitute a material default of this Lease. Landlord shall not be deemed to have given its consent to any assignment or subletting by any other course of action, including its acceptance of any name for listing in the Building directory. To the
extent not prohibited by provisions of the Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the “Bankruptcy Code”), including Section 365(f)(l), Tenant on behalf of itself and its creditors, administrators and assigns waives the
applicability of Section 365(e) of the Bankruptcy Code unless the proposed assignee of the Trustee for the estate of the bankrupt meets Landlord’s standard for consent as set forth in Section 9.1(b) of this Lease. If this Lease is
assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other considerations to be delivered in connection with the assignment shall be delivered to Landlord, shall be and remain the exclusive
property of Landlord and shall not constitute property of Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code shall be
deemed to have assumed all of the obligations arising under this Lease on and after the date of the assignment, and shall upon demand execute and deliver to Landlord an instrument confirming that assumption. 
 (b) If Tenant desires to transfer an interest in this Lease, it shall first notify Landlord of its desire and shall submit in writing to Landlord:
(i) the name and address of the proposed transferee; (ii) the nature of any proposed subtenant’s or assignee’s business to be carried on in the Premises; (iii) the terms and provisions of any proposed sublease or assignment,
including a copy of the proposed assignment or sublease form; (iv) evidence of insurance of the proposed assignee or subtenant complying with the requirements of Exhibit D hereto; (v) a completed Environmental Questionnaire from the
proposed assignee or subtenant; and (vi) any other information requested by Landlord and reasonably related to the transfer. Except as provided in Subsection (e) of this Section, Landlord shall not unreasonably withhold its consent,
provided: (1) the use of the Premises will be consistent with the provisions of this Lease; (2) the proposed assignee or subtenant is not currently subject to any enforcement order issued by any governmental authority in connection with
the use, disposal or storage of a Hazardous Material; (3) at Landlord’s election, insurance requirements shall be brought into conformity with Landlord’s then current leasing practice; (4) any proposed subtenant or assignee
demonstrates that it is financially responsible by submission to Landlord of all reasonable information as Landlord may request concerning the proposed subtenant or assignee, including, but not limited to, a balance sheet of the proposed subtenant
or assignee as of a date within ninety (90) days of the request for Landlord’s consent and statements of income or profit and loss of the proposed subtenant or assignee for the two-year period preceding the request for Landlord’s
consent, and/or a certification signed by the proposed subtenant or assignee that it has not been evicted or been in arrears in rent at any other leased premises for the 3-year period preceding the request for Landlord’s consent; and
(5) the proposed transfer will not impose additional burdens or adverse tax effects on Landlord. If Tenant has any exterior sign rights under this Lease, such rights are personal to Tenant and may not be assigned or transferred to any 

 
assignee of this Lease or subtenant of the Premises without Landlord’s prior written consent, which may be withheld in Landlord’s reasonable
discretion, provided that such signage complies with the provision of Section 5.2 of this Lease and that Landlord’s sole and absolute consent shall apply to the assignee’s or sublessee’s name on said signage. 
 If Landlord consents to the proposed transfer, Tenant may within ninety (90) days after the date of the consent effect the transfer upon the terms
described in the information furnished to Landlord; provided that any material change in the terms shall be subject to Landlord’s consent as set forth in this Section. Landlord shall approve or disapprove any requested transfer within fifteen
(15) business days following receipt of Tenant’s written request, the information set forth above, and the fee set forth below. 
 (c) Notwithstanding the provisions of Subsection (b) above, in lieu of consenting to a proposed assignment or any subletting (or sublettings) in excess of fifty percent (50%) of the floor area of the Premises in the aggregate,
Landlord may elect to (i) sublease the Premises (or the portion proposed to be subleased), or take an assignment of Tenant’s interest in this Lease, upon the same terms as offered to the proposed subtenant or assignee (excluding terms
relating to the purchase of personal property, the use of Tenant’s name or the continuation of Tenant’s business), or (ii) terminate this Lease as to the portion of the Premises proposed to be subleased or assigned with a
proportionate abatement in the rent payable under this Lease, effective on the date that the proposed sublease or assignment would have become effective. Landlord may thereafter, at its option, assign or re-let any space so recaptured to any third
party, including without limitation the proposed transferee of Tenant. 
 (d) Tenant agrees that fifty percent (50%) of any amounts paid
by the assignee or subtenant, however described, in excess of (i) the Basic Rent payable by Tenant hereunder, or in the case of a sublease of a portion of the Premises, in excess of the Basic Rent reasonably allocable to such portion, plus
(ii) Tenant’s direct out-of-pocket costs which Tenant certifies to Landlord have been paid to provide occupancy related services to such assignee or subtenant of a nature commonly provided by landlords of similar space, plus (iii) the
amount of brokerage commissions, attorney’s fees and tenant improvement or refurbishment costs paid by Tenant in connection with any such assignment or sublease, shall be the property of Landlord and such amounts shall be payable directly to
Landlord by the assignee or subtenant or, at Landlord’s option, by Tenant. At Landlord’s request, a written agreement shall be entered into by and among Tenant, Landlord and the proposed assignee or subtenant confirming the requirements of
this subsection. 
 (e) Tenant shall pay to Landlord a fee of Five Hundred Dollars ($500.00) if and when any transfer hereunder is requested
by Tenant. Such fee is hereby acknowledged as a reasonable amount to reimburse Landlord for its costs of review and evaluation of a proposed assignee/sublessee, and Landlord shall not be obligated to commence such review and evaluation unless and
until such fee is paid. 
 SECTION 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with the consent of Landlord, shall
relieve Tenant of its obligation to pay rent and to perform all its other obligations under this Lease, including, without limitation, the obligations contained in Section 10.3 of this Lease. Each assignee, other than Landlord, shall be deemed
to assume all obligations of Tenant under this Lease and shall be liable jointly and severally with Tenant for the payment of all rent, and for the due performance of all of Tenant’s obligations, under this Lease. No transfer shall be binding
on Landlord unless any document memorializing the transfer is delivered to Landlord and both the assignee/subtenant and Tenant deliver to Landlord an executed consent to transfer instrument prepared by Landlord and consistent with the requirements
of this Article. The acceptance by Landlord of any payment due under this Lease from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any transfer. Consent by Landlord to one or
more transfers shall not operate as a waiver or estoppel to the future enforcement by Landlord of its rights under this Lease. 
 SECTION
9.3. SUBLEASE REQUIREMENTS. The following terms and conditions shall apply to any subletting by Tenant of all or any part of the Premises and shall be deemed included in each sublease: 
 (a) Each and every provision contained in this Lease (other than with respect to the payment of rent hereunder) is incorporated by reference into and made
a part of such sublease, with “Landlord” hereunder meaning the sublandlord therein and “Tenant” hereunder meaning the subtenant therein. 

 (b) Tenant hereby irrevocably assigns to Landlord all of Tenant’s interest in all rentals and income
arising from any sublease of the Premises, and Landlord may collect such rent and income and apply same toward Tenant’s obligations under this Lease; provided, however, that unless and until a default occurs in the performance of Tenant’s
obligations under this Lease, Tenant shall have the right to receive and collect the sublease rentals. Landlord shall not, by reason of this assignment or the collection of sublease rentals, be deemed liable to the subtenant for the performance of
any of Tenant’s obligations under the sublease. Tenant hereby irrevocably authorizes and directs any subtenant, upon receipt of a written notice from Landlord stating that an uncured default exists in the performance of Tenant’s
obligations under this Lease, to pay to Landlord all sums then and thereafter due under the sublease. Tenant agrees that the subtenant may rely on that notice without any duty of further inquiry and notwithstanding any notice or claim by Tenant to
the contrary. Tenant shall have no right or claim against the subtenant or Landlord for any rentals so paid to Landlord. 
 (c) In the event
of the termination of this Lease, Landlord may, at its sole option, take over Tenant’s entire interest in any sublease and, upon notice from Landlord, the subtenant shall attorn to Landlord. In no event, however, shall Landlord be liable for
any previous act or omission by Tenant under the sublease or for the return of any advance rental payments or deposits under the sublease that have not been actually delivered to Landlord, nor shall Landlord be bound by any sublease modification
executed without Landlord’s consent or for any advance rental payment by the subtenant in excess of one month’s rent. The general provisions of this Lease, including without limitation those pertaining to insurance and indemnification,
shall be deemed incorporated by reference into the sublease despite the termination of this Lease. 
 SECTION 9.4. CERTAIN TRANSFERS.
The sale of all or substantially all of Tenant’s assets (other than bulk sales in the ordinary course of business) or, if Tenant is a corporation, an unincorporated association, or a partnership, the transfer, assignment or hypothecation of any
stock or interest in such corporation, association, or partnership in the aggregate of fifty percent (50%)(except for publicly traded shares of stock) shall be deemed an assignment within the meaning and provisions of this Article. Notwithstanding
the foregoing, Landlord’s consent shall not be required for the assignment of this Lease as a result of a merger by Tenant with or into another entity, as the result of a transfer of all or substantially all of Tenant’s assets, or as the
result of the acquisition of Tenant’s shares of the stock or other ownership interests (each of the foregoing, a “Permitted Transfer” herein), so long as (i) the net worth of the successor entity after such Permitted Transfer is
at least equal to the greater of the net worth of Tenant as of the execution of this Lease by Landlord or the net worth of Tenant immediately prior to the date of such Permitted Transfer, evidence of which, satisfactory to Landlord, shall be
presented to Landlord prior to such Permitted Transfer, (ii) Tenant shall provide to Landlord, prior to such Permitted Transfer, written notice of such Permitted Transfer and such assignment documentation and other information as Landlord may
reasonably request in connection therewith, and (iii) all of the other terms and requirements of this Article shall apply with respect to such Permitted Transfer, except for the provisions of Section 9.1 which shall not apply. 

ARTICLE X. INSURANCE AND INDEMNITY 
 SECTION 10.1. TENANT’S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect the insurance described in Exhibit D. Evidence of that insurance must be delivered to Landlord prior to the
Commencement Date. 
 SECTION 10.2. LANDLORD’S INSURANCE. Landlord shall provide the following types of insurance, with or
without deductible and in amounts and coverages as may be determined by Landlord in its discretion: “all risk” property insurance, subject to standard exclusions, covering the Building or Site. Landlord may, at its election, obtain
insurance for such other risks as Landlord or its mortgagees may from time to time deem appropriate, including, without limitation, leasehold improvements made by Landlord, earthquake, flood and commercial general liability coverage (provided that,
for purposes of the “pass-through” provisions of Section 4.2(f) of this Lease, such earthquake and flood coverage shall cover all or substantially all of Landlord’s industrial lease portfolio in Orange County, California).
Landlord shall not be required to carry insurance of any kind on Tenant’s property, including leasehold improvements, trade fixtures, furnishings, equipment; plate glass, signs and all other items of personal property, and shall not be
obligated to repair or replace that property should damage occur. All proceeds of insurance maintained by Landlord upon the Building and the Site shall be the property of Landlord, whether or not Landlord is obligated to or elects to make any
repairs. In no event shall the limits of such policy be considered as limiting the liability of Landlord under this Lease. At Landlord’s option, Landlord may self-insure all or any portion of the risks for which Landlord elects to, or is
obligated to, provide insurance hereunder. 

 SECTION 10.3. JOINT INDEMNITY. 
 (a) Tenant’s Indemnity. To the fullest extent permitted by law, Tenant shall defend, indemnify, protect, save and hold harmless Landlord, its
agents, and any and all affiliates of Landlord, including, without limitation, any corporations or other entities controlling, controlled by or under common control with Landlord, from and against any and all claims, liabilities, costs or expenses
arising either before or after the Commencement Date from Tenant’s use or occupancy of the Premises or the Building, or from the conduct of its business, or from any activity, work, or thing done, permitted or suffered by Tenant or its agents,
employees, invitees or licensees in or about the Premises, the Building or the Site, or from any default in the performance of any obligation on Tenant’s part to be performed under this Lease, or from any act or negligence of Tenant or its
agents, employees, visitors, patrons, guests, invitees or licensees; provided Tenant does not indemnify Landlord for any claims, liabilities, costs or expenses to the extent the same is caused by the negligence or willful misconduct on the part of
Landlord, or its agents or employees, or for which Tenant is otherwise indemnified hereunder. In cases of alleged negligence asserted by third parties against Landlord which arise out of, are occasioned by, or in any way attributable to
Tenant’s, its agents, employees, contractors, licensees or invitees use and occupancy of the Premises, the Building or the Site, or from the conduct of its business or from any activity, work or thing done, permitted or suffered by Tenant or
its agents, employees, invitees or licensees on Tenant’s part to be performed under this Lease, or from any act of negligence of Tenant, its agents, employees, licensees or invitees, Tenant shall accept any tender of defense for Landlord and
shall, notwithstanding any allegation of negligence or willful misconduct on the part of the Landlord, defend Landlord and protect and hold Landlord harmless and pay all costs, expenses and attorneys’ fees incurred in connection with such
litigation, provided that Tenant shall not be liable for any such injury or damage, and Landlord shall reimburse Tenant for the reasonable attorney’s fees and costs for the attorney representing both parties, all to the extent and in the
proportion that such injury or damage is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Landlord) to be attributable to the negligence or willful misconduct of Landlord. Upon
Landlord’s request, Tenant shall at Tenant’s sole cost and expense, retain a separate attorney selected by Landlord to represent Landlord in any such suit if Landlord determines that the representation of both Tenant and Landlord by the
same attorney would cause a conflict of interest provided, however, that to the extent and in the proportion that the injury or damage which is the subject of the suit is ultimately determined by a court of competent jurisdiction (or in connection
with any negotiated settlement agreed to by Landlord) to be attributable to the negligence or willful misconduct of Landlord, Landlord shall reimburse Tenant for the reasonable legal fees and costs of the separate attorney retained by Tenant. The
provisions of this Subsection 10.3(a) shall expressly survive the expiration or sooner termination of this Lease. 
 (b) Landlord’s
Indemnity. To the fullest extent permitted by law, but subject to the express limitations on liability contained in this Lease (including, without limitation, the provisions of Sections 10.4, 10.5 and 14.8 of this Lease), Landlord shall defend,
indemnify, protect, save and hold harmless Tenant, its agents and any and all affiliates of Tenant, including, without limitation, any corporations, or other entities controlling, controlled by or under common control with Tenant, from and against
any and all claims, liabilities, costs or expenses arising either before or after the Commencement Date from the maintenance or repair of the outside areas of the Site and/or the Building by Landlord or its employees, authorized agents or
contractors; provided that Landlord does not indemnify Tenant for any claims, liabilities, costs or expenses to the extent the same is caused by the negligence or willful misconduct on the part of Tenant, or its agents, employees, licensees or
invitees, or for which Landlord is otherwise indemnified hereunder. In cases of alleged negligence asserted by third parties against Tenant which arise out of, are occasioned by, or in any way attributable to the maintenance or repair of the outside
areas of the Site or the Building by Landlord or its contractors, authorized agents or employees, Landlord shall accept any tender defense for Tenant and shall, notwithstanding any allegation of negligence or willful misconduct on the part of
Tenant, defend Tenant and protect and hold Tenant harmless and pay all cost, expense and attorneys’ fees incurred in connection with such litigation, provided that Landlord shall not be liable for any such injury or damage, and Tenant shall
reimburse Landlord for the reasonable attorney’s fees and costs for the attorney representing both parties, all to the extent and in the proportion that such injury or damage is ultimately determined by a court of competent jurisdiction (or in
connection with any negotiated settlement agreed to by Tenant) to be attributable to the negligence or willful misconduct of Tenant. Upon Tenant’s request, Landlord shall at Landlord’s sole cost and expense, retain a separate attorney
selected by Tenant to represent Tenant in any such suit if Tenant determines that the representation of both Tenant and Landlord by the same attorney would cause 

 
conflict of interest; provided, however, that to the extent and the proportion that the injury or damage which is the subject of the suit is ultimately
determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Tenant) to be attributable to the negligence or willful misconduct of Tenant, Tenant shall reimburse Landlord for the reasonable legal fees
and costs of the separate attorney retained by Landlord. The provisions of this Subsection 10.3(b) shall expressly survive the expiration or sooner termination of this Lease. 
 SECTION 10.4. LANDLORD’S NONLIABILITY. Subject to the express indemnity obligations contained in Section 10.3(b) of this Lease, Landlord
shall not be liable to Tenant, its employees, agents and invitees, and Tenant hereby waives all claims against Landlord, for loss of or damage to any property, or any injury to any person, or any other loss, cost, damage, injury or liability
whatsoever resulting from fire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak or flow from or into any part of the Building or from the breakage, leakage, obstruction or other defects of the pipes, sprinklers,
wires, appliances, plumbing, air conditioning, electrical works or other fixtures in the Building, whether the damage or injury results from conditions arising in the Premises or in other portions of the Site. Notwithstanding any provision of this
Lease to the contrary, including, without limitation, the provisions of Section 10.3(b) of this Lease, Landlord shall in no event be liable to Tenant, its employees, agents, and invitees, and Tenant hereby waives all claims against Landlord,
for loss or interruption of Tenant’s business or income (including, without limitation, any consequential damages and lost profit or opportunity costs), or any other loss, cost, damage, injury or liability resulting from, but not limited to,
Acts of God, acts of civil disobedience or insurrection, acts of omissions (criminal or otherwise) of any third parties. It is understood that any such conditions may require the temporary evacuation or closure of all or a portion of the Building.
Except as provided in Sections 6,1, 11.1 and 12.1 below, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business (including without limitation consequential damages and
lost profit or opportunity costs) arising from the making of any repairs, alterations or improvements to any portion of the Building, including repairs to the Premises, nor shall any related activity by Landlord constitute an actual or constructive
eviction; provided, however, that in making repairs, alterations or improvements, Landlord shall interfere as little as reasonably practicable with the conduct of Tenant’s business in the Premises. Neither Landlord nor its agents shall be
liable for interference with light or other similar intangible interests. Tenant shall immediately notify Landlord in case of fire or accident in the Premises, the Building or the Site and of defects in any improvements or equipment. 
 SECTION 10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives all rights of recovery against the other and the other’s agents
on account of loss and damage occasioned to the property of such waiving party to the extent only that such loss or damage is required to be insured against under any “all risk” property insurance policies required by this Article X;
provided however, that (i) the foregoing waiver shall not apply to the extent of Tenant’s obligations to pay deductibles under any such policies and this Lease, and (ii) if any loss is due to the act, omission or negligence or willful
misconduct of Tenant or its agents, employees, contractors, guests or invitees, Tenant’s liability insurance shall be primary and shall cover all losses and damages prior to any other insurance hereunder. By this waiver it is the intent of the
parties that neither Landlord nor Tenant shall be liable to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage insured against under any “all-risk” property insurance policies
required by this Article, even though such loss or damage might be occasioned by the negligence of such party, its agents, employees, contractors, guests or invitees. The provisions of this Section shall not limit the indemnification provisions
elsewhere contained in this Lease. 
 ARTICLE XI. DAMAGE OR DESTRUCTION 
 SECTION 11.1. RESTORATION. 
 (a) If
the Building is damaged, Landlord shall proceed diligently and in good faith to obtain all required permits and to repair that damage as soon as reasonably possible, at its expense, unless: (i) Landlord reasonably determines that the cost of
repair is not covered by Landlord’s fire and extended coverage insurance plus such additional amounts Tenant elects, at its option, to contribute, excluding however the deductible (for which Tenant shall be responsible for Tenant’s
proportionate share); (ii) Landlord reasonably determines that the Premises cannot, with reasonable diligence, be fully repaired by Landlord (or cannot be safely repaired because of the presence of hazardous factors, including without
limitation Hazardous Materials, earthquake faults, and other similar dangers) within two hundred seventy (270) days after the date of the damage; (iii) an event of default by Tenant has occurred and is continuing at the time of such
damage; or 

 
(iv) the damage occurs during the final twelve (12) months of the Term. Should Landlord elect not to repair the damage for one of the preceding reasons,
Landlord shall so notify Tenant in writing within thirty (30) days after the damage occurs and this Lease shall terminate as of the date of that notice. 
 (b) Unless Landlord elects to terminate this Lease in accordance with subsection (a) above, this Lease shall continue in effect for the remainder of the Term; provided that so long as Tenant is not in default
under this Lease, if the damage is so extensive that Landlord reasonably determines that the Premises cannot, with reasonable diligence, be repaired by Landlord (or cannot be safely repaired because of the presence of hazardous factors, earthquake
faults, and other similar dangers) so as to allow Tenant’s substantial use and enjoyment of the Premises within two hundred seventy (270) days after the date of damage, then Tenant may elect to terminate this Lease by written notice to
Landlord within the thirty (30) day period stated in subsection (a). 
 (c) Commencing on the date of any damage to the Building, and
ending on the sooner of the date the damage is repaired or the date this Lease is terminated, the rental to be paid under this Lease shall be abated in the same proportion that the floor area of the Building that is rendered unusable by the damage
from time to time bears to the total floor area of the Building, provided that Tenant is then carrying the required business interruption insurance described in Exhibit D. 
 (d) Notwithstanding the provisions of subsections (a), (b) and (c) of this Section, and subject to the provisions of Section 10.5 above,
the cost of any repairs shall be borne by Tenant, and Tenant shall not be entitled to rental abatement or termination rights, if the damage is due to the negligence of Tenant or its employees, subtenants, invitees or representatives. In addition,
the provisions of this Section shall not be deemed to require Landlord to repair any improvements or fixtures that Tenant is obligated to repair or insure pursuant to any other provision of this Lease. 
 (e) Tenant shall fully cooperate with Landlord in removing Tenant’s personal property and any debris from the Premises to facilitate all inspections
of the Premises and the making of any repairs. Notwithstanding anything to the contrary contained in this Lease, if Landlord in good faith believes there is a risk of injury to persons or damage to property from entry into the Building or Premises
following any damage or destruction thereto, Landlord may restrict entry into the Building or the Premises by Tenant, its employees, agents and contractors in a non-discriminatory manner, without being deemed to have violated Tenant’s rights of
quiet enjoyment to, or made an unlawful detainer of or evicted Tenant from, the Premises. Upon request, Landlord shall consult with Tenant to determine if there are safe methods of entry into the Building or the Premises solely in order to allow
Tenant to retrieve files, data in computers, and necessary inventory, subject however to all indemnities and waivers of liability from Tenant to Landlord contained in this Lease and any additional indemnities and waivers of liability which Landlord
may require. 
 SECTION 11.2. LEASE GOVERNS. Tenant agrees that the provisions of this Lease, including without limitation
Section 11.1, shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law. 
 ARTICLE
XII. EMINENT DOMAIN 
 SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the Premises is taken by any lawful
authority by exercise of the right of eminent domain, or sold to prevent a taking, either Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to the authority. In the event title to a portion
of the Premises is taken or sold in lieu of taking, and if Landlord elects to restore the Premises in such a way as to alter the Premises materially, either party may terminate this Lease, by written notice to the other party, effective on the date
of vesting of title. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall promptly, after receipt of a sufficient condemnation award, proceed to restore the Premises to substantially their condition
prior to the taking, and a proportionate allowance shall be made to Tenant for the rent corresponding to the time during which, and to the part of the Premises of which, Tenant is deprived on account of the taking and restoration. In the event of a
taking, Landlord shall be entitled to the entire amount of the condemnation award without deduction for any estate or interest of Tenant; provided that nothing in this Section shall be deemed to give Landlord any interest in, or prevent Tenant from
seeking any award against the taking authority for, the taking of personal property and fixtures belonging to Tenant, or for relocation or business interruption expenses recoverable from the taking authority. 
 SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall terminate this Lease or give Tenant any right to abatement of rent, and
any award specifically 

  

 19 

 
attributable to a temporary taking of the Premises shall belong entirely to Tenant. A temporary taking shall be deemed to be a taking of the use or occupancy
of the Premises for a period of not to exceed ninety (90) days. 
 SECTION 12.3. TAKING OF PARKING AREA. In the event there shall
be a taking of the parking area such that Landlord can no longer provide sufficient parking to comply with this Lease, Landlord may substitute reasonably equivalent parking in a location reasonably close to the Building; provided that if Landlord
fails to make that substitution within ninety (90) days following the taking and if the taking materially impairs Tenant’s use and enjoyment of the Premises, Tenant may, at its option, terminate this Lease by written notice to Landlord. If
this Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall continue in effect. 
 ARTICLE XIII.
SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS 
 SECTION 13.1. SUBORDINATION. At the option of Landlord, this Lease shall be
either superior or subordinate to all ground or underlying leases, mortgages and deeds of trust, if any, which may hereafter affect the Premises, and to all renewals, modifications, consolidations, replacements and extensions thereof; provided, that
so long as Tenant is not in default under this Lease, this Lease shall not be terminated or Tenant’s quiet enjoyment of the Premises disturbed in the event of termination of any such ground or underlying lease, or the foreclosure of any such
mortgage or deed of trust, to which Tenant has subordinated this Lease pursuant to this Section. In the event of a termination or foreclosure, Tenant shall become a tenant of and attorn to the successor-in-interest to Landlord upon the same terms
and conditions as are contained in this Lease, and shall execute any instrument reasonably required by Landlord’s successor for that purpose. Tenant shall also, upon written request of Landlord, execute and deliver all instruments as may be
required from time to time to subordinate the rights of Tenant under this Lease to any ground or underlying lease or to the lien of any mortgage or deed of trust (provided that such instruments include the nondisturbance and attornment provisions
set forth above), or, if requested by Landlord, to subordinate, in whole or in part, any ground or underlying lease or the lien of any mortgage or deed of trust to this Lease. 
 SECTION 13.2. ESTOPPEL CERTIFICATE. 
 (a) Tenant shall, at any time upon not less than ten (10) days prior written notice from Landlord, execute, acknowledge and deliver to Landlord, in any form that Landlord may reasonably require, a statement in writing
(i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and certifying that this Lease, as modified, is in full force and effect) and the dates to which the rental,
additional rent and other charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant’s knowledge, there are no uncured defaults on the part of Landlord, or specifying each default if any are claimed, and
(iii) setting forth all further information that Landlord may reasonably require. Tenant’s statement may be relied upon by any prospective purchaser or encumbrancer of the Premises. 
 (b) Notwithstanding any other rights and remedies of Landlord, Tenant’s failure to deliver any estoppel statement within the provided time shall be
conclusive upon Tenant that (i) this Lease is in full force and effect, without modification except as may be accurately represented by Landlord, (ii) there are no uncured defaults in Landlord’s performance, and (iii) not more
than one month’s rental has been paid in advance. 
 SECTION 13.3. FINANCIALS. 
 (a) Tenant shall deliver to Landlord, prior to the execution of this Lease and thereafter at any time upon Landlord’s request, Tenant’s current
tax returns and regularly-prepared financial statements, certified true, accurate and complete by the chief financial officer of Tenant, including a balance sheet and profit and loss statement for the most recent prior year (collectively, the
“Statements”), which Statements shall accurately and completely reflect the financial condition of Tenant. Landlord agrees that it will keep the Statements confidential, except that Landlord shall have the right to deliver the same to any
proposed purchaser or encumbrancer of the Premises. 
 (b) Tenant acknowledges that Landlord is relying on the Statements in its
determination to enter into this Lease, and Tenant represents to Landlord, which representation shall be deemed made on the date of this Lease and again on the Commencement Date, that no material change in the financial condition of Tenant, as
reflected in the Statements, has occurred since the date Tenant delivered the Statements to Landlord. The Statements are represented amid warranted by Tenant to be materially correct and to accurately and fully reflect Tenant’s true financial
condition in all material respects as of the date of submission by any Statements to Landlord. 

 ARTICLE XIV. DEFAULTS AND REMEDIES 
 SECTION 14.1. TENANT’S DEFAULTS. In addition to any other event of default set forth in this Lease, the occurrence of any one or more of the
following events shall constitute a default by Tenant: 
 (a) The failure by Tenant to make any payment of rent or additional rent required to
be made by Tenant, as amid when due, where the failure continues for a period of five (5) days after written notice from Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice
required under California Code of Civil Procedure Section 1161 and 1161(a) as amended. For purposes of these default and remedies provisions, the term “additional rent” shall be deemed to include all amounts of any type whatsoever
other than Basic Rent to be paid by Tenant pursuant to the terms of this Lease. 
 (b) Assignment, sublease, encumbrance or other transfer of
the Lease by Tenant, either voluntarily or by operation of law, whether by judgment, execution, transfer by intestacy or testacy, or other means, without the prior written consent of Landlord. 
 (c) The discovery by Landlord that any financial statement provided by Tenant, or by any affiliate, successor or guarantor of Tenant, was materially
false. 
 (d) The failure of Tenant to timely and fully provide any subordination agreement, estoppel certificate or financial statements in
accordance with the requirements of Article XIII. 
 (e) The failure or inability by Tenant to observe or perform any of the express or
implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in any other subsection of this Section, where the failure continues for a period of thirty (30) days after written notice from
Landlord to Tenant or such shorter period as is specified in any other provision of this Lease; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure
Section 1161 and 1161(a) as amended. However, if the nature of the failure is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences the cure within
thirty (30) days, and thereafter diligently pursues the cure to completion. 
 (f) (i) The making by Tenant of any general
assignment for the benefit of creditors; (ii) the filing by or against Tenant of a petition to have Tenant adjudged a Chapter 7 debtor under the Bankruptcy Code or to have debts discharged or a petition for reorganization or arrangement under
any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within thirty (30) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s
assets located at the Premises or of Tenant’s interest in this Lease, if possession is not restored to Tenant within thirty (30) days; (iv) the attachment, execution or other judicial seizure of substantially all of Tenant’s
assets located at the Premises or of Tenant’s interest in this Lease, where the seizure is not discharged within thirty (30) days; or (v) Tenant’s convening of a meeting of its creditors for the purpose of effecting a moratorium
upon or composition of its debts. Landlord shall not be deemed to have knowledge of any event described in this subsection unless notification in writing is received by Landlord, nor shall there be any presumption attributable to Landlord of
Tenant’s insolvency. In the event that any provision of this subsection is contrary to applicable law, the provision shall be of no force or effect. 
 SECTION 14.2. LANDLORD’S REMEDIES. 
 (a) In the event of any default by Tenant, or in the event
of the abandonment of the Premises by Tenant, then in addition to any other remedies available to Landlord, Landlord may exercise the following remedies: 
 (i) Landlord may terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord.
Such termination shall not affect any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all persons and property. Landlord shall also be entitled to recover from
Tenant: 
 (1) The worth at the time of award of the unpaid rent and additional rent which had been earned at the time of termination;

 (2) The worth at the time of award of the amount by which the unpaid rent and additional rent which
would have been earned after termination until the time of award exceeds the amount of such loss that Tenant proves could have been reasonably avoided; 
 (3) The worth at the time of award of the amount by which the unpaid rent and additional rent for the balance of the Term after the time of award exceeds the amount of such loss that Tenant proves could be reasonably
avoided; 
 (4) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to
perform its obligations under this Lease or which in the ordinary course of things would be likely to result from Tenant’s default, including, but not limited to, the cost of recovering possession of the Premises, marketing costs, commissions
and other reasonable expenses of reletting, including necessary repair, the unamortized portion of any tenant improvements and brokerage commissions funded by Landlord in connection with this Lease, reasonable attorneys’ fees, and any other
reasonable costs; and 
 (5) At Landlord’s election, all other amounts in addition to or in lieu of the foregoing as may be permitted
by law. The term “rent” as used in this Lease shall be deemed to mean the Basic Rent and all other sums required to be paid by Tenant to Landlord pursuant to the terms of this Lease. Any sum, other than Basic Rent, shall be computed on the
basis of the average monthly amount accruing during the twenty-four (24) month period immediately prior to default, except that if it becomes necessary to compute such rental before the twenty-four (24) month period has occurred, then the
computation shall be on the basis of the average monthly amount during the shorter period. As used in subparagraphs (1) and (2) above, the “worth at the time of award” shall be computed by allowing interest at the rate often
percent (10%) per annum. As used in subparagraph (3) above, the “worth at the time of award” shall be computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus
one percent (1%). 
 (ii) Landlord may elect not to terminate Tenant’s right to possession of the Premises, in which event Landlord may
continue to enforce all of its rights and remedies under this Lease, including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet the Premises, or the appointment of a receiver to protect the
Landlord’s interests under this Lease, shall not constitute a termination of the Tenant’s right to possession of the Premises. In the event that Landlord elects to avail itself of the remedy provided by this subsection (ii), Landlord shall
not unreasonably withhold its consent to an assignment or subletting of the Premises subject to the reasonable standards for Landlord’s consent as are contained in this Lease. 
 (b) Landlord shall be under no obligation to observe or perform any covenant of this Lease on its part to be observed or performed which accrues after
the date of any default by Tenant unless and until the default is cured by Tenant, it being understood and agreed that the performance by Landlord of its obligations under this Lease are expressly conditioned upon Tenant’s full and timely
performance of its obligations under this Lease. The various rights and remedies reserved to Landlord in this Lease or otherwise shall be cumulative and, except as otherwise provided by California law, Landlord may pursue any or all of its nights
and remedies at the same time. 
 (c) No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the
right or remedy or of any default by Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular rent
accepted, regardless of Landlord’s knowledge of the preceding breach or default at the time of acceptance of rent, or (ii) a waiver of Landlord’s right to exercise any remedy available to Landlord by virtue of the breach or default.
The acceptance of any payment from a debtor in possession, a trustee, a receiver or any other person acting on behalf of Tenant or Tenant’s estate shall not waive or cure a default under Section 14.1. No payment by Tenant or receipt by
Landlord of a lesser amount than the rent required by this Lease shall be deemed to be other than a partial payment on account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed an accord and
satisfaction and Landlord shall accept the check or payment without prejudice to Landlord’s right to recover the balance of the rent or pursue any other remedy available to it. No act or thing done by Landlord or Landlord’s agents during
the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord’s agents shall have any power to
accept the keys to the Premises prior to the termination of this Lease, and the delivery of the keys to any employee shall not operate as a termination of the Lease or a surrender of the Premises. 

 SECTION 14.3. LATE PAYMENTS. 
 (a) Any rent due under this Lease that is not received by Landlord within ten (10) days of the date when due shall bear interest at the “maximum
rate permitted by law” from the date due until fully paid. The payment of interest shall not cure any default by Tenant under this Lease. In addition, Tenant acknowledges that the late payment by Tenant to Landlord of rent will cause Landlord
to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Those costs may include, but are not limited to, administrative, processing and accounting charges, and late charges
which may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any rent due from Tenant shall not be received by Landlord or Landlord’s designee within ten (10) days after
the date due, then Tenant shall pay to Landlord, in addition to the interest provided above, a late charge in a sum equal to the greater of five percent (5%) of the amount overdue or Two Hundred Fifty Dollars ($250.00) for each delinquent
payment. Acceptance of a late charge by Landlord shall not constitute a waiver of Tenant’s default with respect to the overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies. The parties agree that,
as used herein and in Section 14.4, the “maximum rate allowed by law” shall mean the federal discount rate, as announced by the San Francisco Federal Reserve, plus five percent (5%). The initial late charge for any initial delinquent
payment by Tenant shall be waived by Landlord. 
 (b) Following each second consecutive installment of rent that is not paid within ten
(10) days following notice of nonpayment from Landlord, Landlord shall have the option (i) to require that beginning with the first payment of rent next due, rent shall no longer be paid in monthly installments but shall be payable
quarterly three (3) mouths in advance and/or (ii) to require that Tenant increase the amount, if any, of the Security Deposit by one hundred percent (100%). Should Tenant deliver to Landlord, at any time during the Term, two (2) or
more insufficient checks, the Landlord may require that all monies then and thereafter due from Tenant be paid to Landlord by cashier’s check. 
 SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All covenants and agreements to be performed by Tenant under this Lease shall be performed at Tenant’s sole cost and expense and without any abatement of rent or right of set-off. If
Tenant fails to pay any sum of money, other than rent, or fails to perform any other act on its part to be performed under this Lease, and the failure continues beyond any applicable grace period set forth in Section 14.1, then in addition to
any other available remedies, Landlord may, at its election make the payment or perform the other act on Tenant’s part. Landlord’s election to make the payment or perform the act on Tenant’s part shall not give rise to any
responsibility of Landlord to continue making the same or similar payments or performing the same or similar acts. Tenant shall, promptly upon demand by Landlord, reimburse Landlord for all sums paid by Landlord and all necessary incidental costs,
together with interest at the maximum rate permitted by law from the date of the payment by Landlord. Landlord shall have the same rights and remedies if Tenant fails to pay those amounts as Landlord would have in the event of a default by Tenant in
the payment of rent. 
 SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in default in the performance of any
obligation under this Lease unless and until it has failed to perform the obligation within thirty (30) days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure; provided, however,
that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the thirty (30) day period and
thereafter diligently pursues the cure to completion. 
 SECTION 14.6. EXPENSES AND LEGAL FEES. All sums reasonably incurred by
Landlord in connection with any event of default by Tenant under this Lease or holding over of possession by Tenant after the expiration or earlier termination of this Lease, including without limitation all costs, expenses and actual accountants,
appraisers, attorneys and other professional fees, and any collection agency or other collection charges, shall be due and payable by Tenant to Landlord on demand, and shall bear interest at the rate often percent (10%) per annum. Should either
Landlord or Tenant bring any action in connection with this Lease, the prevailing party shall be entitled to recover as a part of the action its reasonable attorneys’ fees, and all other costs. The prevailing party for the purpose of this
paragraph shall be determined by the trier of the facts. 

 SECTION 14.7. WAIVER OF JURY TRIAL. LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS
HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHTS TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER
PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE
PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE. 
 SECTION 14.8. SATISFACTION OF JUDGMENT. The obligations of Landlord do, not
constitute the personal obligations of the individual partners, trustees, directors, officers or shareholders of Landlord or its constituent partners. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied only out
of the proceeds of sale received upon execution of such judgment and levied thereon against the right, title and interest of Landlord in the Building and/or the Site. and out of the rent or other income from such property receivable by Landlord or
out of consideration received by Landlord from the sale or other disposition of all or any part of Landlord’s right, title or interest in the Building and/or the Site, and no action for any deficiency may be sought or obtained by Tenant.

 SECTION 14.9. LIMITATION OF ACTIONS AGAINST LANDLORD. Any claim, demand or right of any kind by Tenant which is based upon or
arises in connection with this Lease shall be barred unless Tenant commences an action thereon within six (6) months after the date that Tenant has actual knowledge of the act, omission, event or default upon which the claim, demand or right
arises, has occurred. Nothing contained in this Section 14.9, however, shall extend the operation of any applicable statute of limitations binding on Tenant. 
 ARTICLE XV. END OF TERM 
 SECTION 15.1. HOLDING OVER. This Lease shall terminate without
further notice upon the expiration of the Term, and any holding over by Tenant after the expiration shall not constitute a renewal or extension of this Lease, or give Tenant any rights under this Lease, except when in writing signed by both parties.
If Tenant holds over for any period after the expiration (or earlier termination) of the Term without the prior written consent of Landlord, such possession shall constitute a tenancy at sufferance only; such holding over with the prior written
consent of Landlord shall constitute a month-to-month tenancy commencing on the first (1st) day following the termination of this Lease. In either of such events, possession shall be subject to all of the terms of this Lease, except that the
monthly Basic Rent shall be the greater of (a) one hundred seventy-five percent (175%) of the Basic Rent for the month immediately preceding the date of termination or (b) the then currently scheduled Basic Rent for comparable space
in Landlord’s industrial lease portfolio in the vicinity of the Premises. If Tenant fails to surrender the Premises upon the expiration of this Lease despite demand to do so by Landlord, Tenant shall be liable in damages for all loss or
liability, including without limitation, any claims made by any succeeding tenant relating to such failure to surrender. Acceptance by Landlord of rent after the termination shall not constitute a consent to a holdover or result in a renewal of this
Lease. The foregoing provisions of this Section are in addition to and do not affect Landlord’s right of re-entry or any other rights of Landlord under this Lease or at law. 
 SECTION 15.2. MERGER ON TERMINATION. The voluntary or other surrender of this Lease by Tenant, or a mutual termination of this Lease, shall
terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the Premises. 
 SECTION 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration Date or upon any earlier termination of this Lease, Tenant shall
quit and surrender possession of the Premises to Landlord in as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear and repairs which are Landlord’s obligation
excepted, and shall, without expense to Landlord, remove or cause to be removed from the Premises all personal property and debris, except for any items that Landlord may by written authorization allow to remain. Tenant shall repair all damage to
the Premises resulting from the removal, which repair shall include the patching and filling of holes and repair of structural damage, provided that Landlord may instead elect to repair any structural damage at Tenant’s expense. If Tenant shall
fail to comply with the provisions of this Section, Landlord may effect the removal and/or make any repairs, and the cost to Landlord shall be additional rent payable 

 
by Tenant upon demand. If Tenant fails to remove Tenant’s personal property from the Premises upon the expiration of the Term, Landlord may remove,
store, dispose of and/or retain such personal property, at Landlord’s option, in accordance with then applicable laws, all at the expense of Tenant. If requested by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an
instrument in writing releasing and quitclaiming to Landlord all right, title and interest of Tenant in the Premises. 
 ARTICLE XVI.
PAYMENTS AND NOTICES 
 All sums payable by Tenant to Landlord shall be paid, without deduction or offset, in lawful money of the United
States to Landlord at its address set forth in Item 12 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing. Unless this Lease expressly provides otherwise, as for example in the payment of rent pursuant to
Section 4.1, all payments shall be due and payable within five (5) days after demand. All payments requiring proration shall be prorated on the basis of a thirty (30) day month and a three hundred sixty (360) day year. Any
notice, election, demand, consent, approval or other communication to be given or other document to be delivered by either party to the other may be delivered in person or by courier or overnight delivery service to the other party, or may be
deposited in the United States mail, duly registered or certified, postage prepaid, return receipt requested, and addressed to the other party at the address set forth in Item 12 of the Basic Lease Provisions, or if to Tenant, at that address
or, from and after the Commencement Date, at the Premises (whether or not Tenant has departed from, abandoned or vacated the Premises), or may be delivered by telegram, telex or telecopy, provided that receipt thereof is telephonically confirmed.
Either party may, by written notice to the other, served in the manner provided in this Article, designate a different address. If any notice or other document is sent by mail, it shall be deemed served or delivered twenty-four (24) hours after
mailing. If more than one person or entity is named as Tenant under this Lease, service of any notice upon any one of them shall be deemed as service upon all of them. 
 ARTICLE XVII. RULES AND REGULATIONS 
 Tenant agrees to observe faithfully and comply strictly with
the Rules and Regulations, attached as Exhibit E, and any reasonable and nondiscriminatory amendments, modifications and/or additions as may be adopted and published by written notice to tenants by Landlord for the safety, care, security,
good order, or cleanliness of the Premises and the Site (if applicable). Landlord shall not be liable to Tenant for any violation of the Rules and Regulations or the breach of any covenant or condition in any lease by any other tenant or such
tenant’s agents, employees, contractors, guests or invitees. One or more waivers by Landlord of any breach of the Rules and Regulations by Tenant or by any other tenant(s) shall not be a waiver of any subsequent breach of that rule or any
other. Tenant’s failure to keep and observe the Rules and Regulations shall constitute a default under this Lease. In the case of any conflict between the Rules and Regulations and this Lease, this Lease shall be controlling. 
 ARTICLE XVIII. BROKER’S COMMISSION 
 The parties recognize as the broker(s) who negotiated this Lease the firm(s), if any, whose name(s) is (are) stated in Item 10 of the Basic Lease Provisions, and agree that Landlord shall be responsible for the payment of brokerage
commissions to those broker(s) unless otherwise provided in this Lease. Tenant warrants that it has had no dealings with any other real estate broker or agent in connection with the negotiation of this Lease, and Tenant agrees to indemnify and hold
Landlord harmless from any cost, expense or liability (including reasonable attorneys’ fees) for any compensation, commissions or charges claimed by any other real estate broker or agent employed or claiming to represent or to have been
employed by Tenant in connection with the negotiation of this Lease. The foregoing agreement shall survive the termination of this Lease. If Tenant fails to take possession of the Premises or if this Lease otherwise terminates prior to the
Expiration Date as the result of failure of performance by Tenant, Landlord shall be entitled to recover from Tenant the unamortized portion of any brokerage commission funded by Landlord in addition to any other damages to which Landlord may be
entitled. 
 ARTICLE XIX. TRANSFER OF LANDLORD’S INTEREST 
 In the event of any transfer of Landlord’s interest in the Premises, the transferor shall be automatically relieved of all obligations on the part
of Landlord accruing under this Lease from and after the date of the transfer, provided that any funds held by the transferor in which Tenant has an interest shall be turned over, subject to that interest, to the transferee and Tenant is notified of
the transfer as required by law. No holder of a mortgage and/or deed of trust to which this Lease is or may be subordinate, and no landlord under a so-called sale-leaseback, shall be responsible in 

 
connection with the Security Deposit, unless the mortgagee or holder of the deed of trust or the landlord actually receives the Security Deposit. It is
intended that the covenants and obligations contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their respective successive periods of
ownership. 
 ARTICLE XX. INTERPRETATION 
 SECTION 20.1. GENDER AND NUMBER. Whenever the context of this Lease requires, the words “Landlord” and “Tenant” shall include the plural as well as the singular, and words used in neuter,
masculine or feminine genders shall include the others. 
 SECTION 20.2. HEADINGS. The captions and headings of the articles and
sections of this Lease are for convenience only, are not a part of this Lease and shall have no effect upon its construction or interpretation. 
 SECTION 20.3. JOINT AND SEVERAL LIABILITY. If more than one person or entity is named as Tenant, the obligations imposed upon each shall be joint and several and the act of or notice from, or notice or refund to, or the signature of,
any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including, but not limited to, any renewal, extension, termination or modification of this Lease. 
 SECTION 20.4. SUCCESSORS. Subject to Articles IX and XIX, all rights and liabilities given to or imposed upon Landlord and Tenant shall extend to
and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section is intended, or shall be construed, to grant to any person other than Landlord and Tenant and their successors and assigns any
rights or remedies under this Lease. 
 SECTION 20.5. TIME OF ESSENCE. Time is of the essence with respect to the performance of every
provision of this Lease. 
 SECTION 20.6. CONTROLLING LAW. This Lease shall be governed by and interpreted in accordance with the laws
of the State of California. 
 SECTION 20.7. SEVERABILITY. If any term or provision of this Lease, the deletion of which would not
adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this Lease shall not be affected
and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 
 SECTION 20.8. WAIVER
AND CUMULATIVE REMEDIES. One or more waivers by Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition.
Consent to any act by one of the parties shall not be deemed to render unnecessary the obtaining of that party’s consent to any subsequent act. No breach by Tenant of this Lease shall be deemed to have been waived by Landlord unless the waiver
is in a writing signed by Landlord. The rights and remedies of Landlord under this Lease shall be cumulative and in addition to any and all other rights and remedies which Landlord may have. 
 SECTION 20.9. INABILITY TO PERFORM. In the event that either party shall be delayed or hindered in or prevented from the performance of any work
or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the period of the delay and the time for performance
shall be extended for a period equivalent to the period of the delay. The provisions of this Section shall not operate to excuse Tenant from the prompt payment of rent or from the timely performance of any other obligation under this Lease within
Tenant’s reasonable control. 
 SECTION 20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in full
each and every agreement of every kind between the parties concerning the Premises, the Building, and the Site, and all preliminary negotiations, oral agreements, understandings and/or practices, except those contained in this Lease, are superseded
and of no further effect. Tenant waives its rights to rely on any representations or promises made by Landlord or others which are not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the provisions of this
Lease, any statute, law, or custom to the contrary notwithstanding. 

 SECTION 20.11. QUIET ENJOYMENT. Upon the observance and performance of all the covenants, terms
and conditions on Tenant’s part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall peaceably and quietly hold and enjoy the Premises for the Term without hindrance or interruption by Landlord or any
other person claiming by or through Landlord. 
 SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which reasonably would
be intended to survive the expiration or sooner termination of this Lease, including without limitation any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the respective parties and
their successors and assigns. 
 ARTICLE XXI. EXECUTION AND RECORDING 
 SECTION 21.1. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of which
shall be one and the same agreement. 
 SECTION 21.2. CORPORATE AND PARTNERSHIP AUTHORITY. If Tenant is a corporation or partnership,
each individual executing this Lease on behalf of the corporation or partnership represents and warrants that he is duly authorized to execute and deliver this Lease on behalf of the corporation or partnership, and that this Lease is binding upon
the corporation or partnership in accordance with its terms. Tenant shall, at Landlord’s request, deliver a certified copy of its board of directors’ resolution or partnership agreement or certificate authorizing or evidencing the
execution of this Lease. 
 SECTION 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of this Lease to Tenant shall be for
examination purposes only, and shall not constitute an offer to or option for Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord, notwithstanding any time interval, until
Landlord has in fact executed and delivered this Lease to Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant. 
 SECTION 21.4. RECORDING. Tenant shall not record this Lease without the prior written consent of Landlord. Tenant, upon the request of Landlord,
shall execute and acknowledge a “short form” memorandum of this Lease for recording purposes. 
 SECTION 21.5. AMENDMENTS.
No amendment or termination of this Lease shall be effective unless in writing signed by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal arrangements, business
dealings or other course of conduct by or between the parties shall be deemed to modify this Lease in any respect. 
 SECTION 21.6.
EXECUTED COPY. Any fully executed photocopy or similar reproduction of this Lease shall be deemed an original for all purposes. 
 SECTION 21.7. ATTACHMENTS. All exhibits, amendments, riders and addenda attached to this Lease are hereby incorporated into and made a part of this Lease. 
 ARTICLE XXII. MISCELLANEOUS 
 SECTION 22.1. NONDISCLOSURE OF LEASE TERMS. Tenant acknowledges
and agrees that the terms of this Lease are confidential and constitute proprietary information of Landlord. Disclosure of the terms could adversely affect the ability of Landlord to negotiate other leases and impair Landlord’s relationship
with other tenants. Accordingly, Tenant agrees that it, and its partners, officers, directors, employees and attorneys, shall not intentionally amid voluntarily disclose the terms and conditions of this Lease to any other tenant or apparent
prospective tenant of the Site, either directly or indirectly, without the prior written consent of Landlord, provided, however, that Tenant may disclose the terms to prospective subtenants or assignees tinder this Lease, and may disclose this Lease
as required by law. 
 SECTION 22.2. GUARANTY. As a condition to the execution of this Lease by Landlord, the obligations, covenants
and performance of the Tenant as herein provided shall be guaranteed in writing by the Guarantor(s) listed in Item 7 of the Basic Lease Provisions, if any, on a form of guaranty provided by Landlord. 

 SECTION 22.3. CHANGES REQUESTED BY LENDER. If, in connection with obtaining financing for the
Building, the lender shall request reasonable modifications in this Lease as a condition to the financing, Tenant will not unreasonably withhold or delay its consent, provided that the modifications do not materially increase the obligations of
Tenant or materially and adversely affect the leasehold interest created by this Lease. 
 SECTION 22.4. MORTGAGEE PROTECTION. No act
or failure to act on the part of Landlord which would otherwise entitle Tenant to be relieved of its obligations hereunder or to terminate this Lease shall result in such a release or termination unless (a) Tenant has given notice by registered
or certified mail to any beneficiary of a deed of trust or mortgage covering the Premises whose address has been furnished to Tenant and (b) such beneficiary is afforded a reasonable opportunity to cure the default by Landlord (which in no
event shall be less than sixty (60) days), including, if necessary to effect the cure, time to obtain possession of the Premises by power of sale or judicial foreclosure provided that such foreclosure remedy is diligently pursued. Tenant agrees
that each beneficiary of a deed of trust or mortgage covering the Premises is an express third party beneficiary hereof, Tenant shall have no right or claim for the collection of any deposit from such beneficiary or from any purchaser at a
foreclosure sale unless such beneficiary or purchaser shall have actually received and not refunded the deposit, amid Tenant shall comply with any written directions by any beneficiary to pay rent due hereunder directly to such beneficiary without
determining whether any event of default exists under such beneficiary’s deed of trust. 
 SECTION 22.5. COVENANTS AND
CONDITIONS. All of the provisions of this Lease shall be construed to be conditions as well as covenants as though the words specifically expressing or imparting covenants and conditions were used in each separate provision. 
 SECTION 22.6. SECURITY MEASURES. Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide guard service or other
security measures for the benefit of the Premises or the Site. Tenant assumes all responsibility for the protection of Tenant, its agents, invitees and property from acts of third parties. Nothing herein contained shall prevent Landlord, at its sole
option, from providing security protection for the Building and/or the Site or any part thereof, in which event the cost thereof shall be included within the definition of Building Costs. Subject to the provisions in this Lease, including without
limitation, the provisions of Section 7.3 hereof, Tenant shall have the right to install such security devices on the interior of the Premises as Tenant deems reasonably necessary. 
 SECTION 22.7. JAMS. 
 (a) All claims or disputes between Landlord and Tenant arising out of, or
relating to, the Lease which either party is expressly authorized by a provision hereof to submit to arbitration, shall be decided by the JAMS/Endispute, or its successor, in Orange, California (“JAMS”), unless the parties mutually agree
otherwise. Within ten (10) business days following submission to JAMS, JAMS shall designate three arbitrators and each party may, within five (5) business days thereafter, veto one of the three persons so designated. If two different
designated arbitrators have been vetoed, the third arbitrator shall hear and decide the matter. Any arbitration pursuant to this Section 22.7 shall be decided within thirty (30) days of submission of JAMS. The decision of the arbitrator
shall be final and binding on the parties. All costs associated with arbitration shall be awarded to the prevailing party as determined by the arbitrator. 
 (b) Notice of the demand for arbitration by either party to the Lease shall be filed any writing with the other party to the Lease and with JAMS and shall be made within a reasonable time after the dispute has arisen.
The award rendered by the arbitrators shall be final, and judgment may be entered upon it in accordance with applicable law in any court having jurisdiction thereof. Except by written consent of the person or entity sought to be joined, no
arbitration arising out of or relating to the Lease shall include, by consolidation, joinder or in any other manner, any person or entity not a party to the Lease under which such arbitration is filed if (l) such person or entity is
substantially involved in a common question of fact or law, (2) the presence of such person or entity is required if complete relief is to be accorded in the arbitration, or (3) the interest or responsibility of such person or entity in
the matter is not in substantial. 
 (c) The agreement herein among the parties to the Lease and any other written agreement to arbitrate
referred to herein shall be specifically enforceable under prevailing law. 
 SECTION 22.8. CONTINGENCY/ACKNOWLEDGMENT. Tenant
understands and agrees that the effectiveness of this Lease is contingent upon the mutual execution of a lease surrender and termination agreement for the Premises by and between Landlord and Premier Laser Systems, Inc. a California corporation, the
current tenant in possession of the Premises (the “Current Tenant”). Further, 

 Tenant acknowledges and agrees that the Current Tenant has filed for protection under the Bankruptcy
Code, and that the enforcement of the termination of the Current Tenant’s possessory rights in and to the Premises is subject to the proceedings and final order of the Bankruptcy Court. 
  

							
	LANDLORD:	  	TENANT:
		
	 THE IRVINE COMPANY,
 a Delaware
corporation
	  	 INTRALASE CORP.,
 a Delaware
corporation

				
	By:	  	 /s/ ROBERT E. WILLIAMS, JR.
	  	By:	  	 /s/ RANDY ALEXANDER

		  	 Robert E. Williams, Jr. President,
 Irvine Industrial Company, a division of The Irvine Company
	  	Name:	  	Randy Alexander
	  	  	Title:	  	 President & CEO

				
	 By:
	  	 /s/ BRIAN R. SCHAEFGEN
	  	By:	  	 /s/ BRUCE FEUCHTER

		  	 Brian R. Schaefgen,
 Assistant
Secretary
	  	Name:	  	Bruce Feuchter
	  	  	Title:	  	 Secretary

 

 

 

 

 

 

 

 

 

 

 EXHIBIT B  
 THE IRVINE COMPANY—INVESTMENT PROPERTIES GROUP 
 HAZARDOUS MATERIAL SURVEY FORM 
 The purpose of this form is to obtain information regarding the use of hazardous substances on Investment Properties Group (“IPG”) property.
Prospective tenants and contractors should answer the questions in light of their proposed activities on the premises. Existing tenants and contractors should answer the questions as they relate to ongoing activities on the premises and should
update any information previously submitted. 
 If additional space is needed to answer the questions, you may attach separate sheets of
paper to this form. When completed, the form should be sent to the following address: 
 INSIGNIA/ESG OF CALIFORNIA, INC. 
 43 Discovery, Suite 120 
 Irvine, CA 92618

 Your cooperation in this matter is appreciated. If you have any questions, please call your property manager at (714) 753-4744 for
assistance. 
  

	1.	GENERAL INFORMATION  

  

			
	 Name of Responding Company:
	 	  

	  

  

											
	Check all that apply:	  	Tenant	  	( )	 	Contractor	  	( )	 	
		  	Prospective	  	( )	 	Existing	  	( )	 	

			
	Mailing Address:	 	  

	  

  

					
	Contact Person & Title: Telephone Number:    (            ) -
            -                    
	
	Current TIC Tenant(s):

  

			
	Address of Lease Premises:	 	  

	  

  

			
	Length of Lease or Contract Term:	 	  

	  

 Prospective TIC Tenant(s): 
  

			
	Address of Proposed Lease Premises:	 	  

	  

  

			
	Address of Current Operations:	 	  

	  

 Describe the proposed operations to take place on the property, including principal products
manufactured or services to be conducted. Existing tenants and contractors should describe any proposed changes to ongoing operations. 

			
	  

	  

	  

	2.	HAZARDOUS MATERIALS. For the purposes of this Survey Form, the term “hazardous material” means any raw material, product or agent considered hazardous under any
state or federal law. The term does not include wastes which are intended to be discarded. 

  

	 	2.1	Will any hazardous materials be used or stored on site? 

  

													
		  	Chemical Products	  	Yes	 	(    )	  	No	 	(    )	 	
		  	Biological Hazards	  		 		  		 		 	
		  	Infectious Wastes	  	Yes	 	(    )	  	No	 	(    )	 	
		  	Radioactive Materials	  	Yes	 	(    )	  	No	 	(    )	 	
		  	Petroleum Products	  	Yes	 	(    )	  	No	 	(    )	 	

	 	2.2	List any hazardous materials to be used or stored, the quantities that will be on-site at any given time, and the location and method of storage (e.g., bottles in storage closet on
the premises). 

  

					
	 Hazardous Materials
	  	 Location and Method of Storage
	  	 Quantity

	  
	  	  
	  	  

	  
	  	  
	  	  

	  
	  	  
	  	  

  

	 	2.3	Is any underground storage of hazardous materials proposed or currently conducted on the premises? Yes (    ) No (    )

 If yes, describe the materials to be stored, and the size and construction of the tank. Attach copies of any permits obtained
for the underground storage of such substances. 
  

	
	  

	  

	  

  

	3.	HAZARDOUS WASTE. For the purposes of this Survey Form, the term “hazardous waste” means any waste (including biological, infectious or radioactive waste) considered
hazardous under any state or federal law, and which is intended to be discarded. 

  

	 	3.1	List any hazardous waste generated or to be generated on the premises, and indicate the quantity generated on a monthly basis. 

  

					
	 Hazardous Materials
	  	 Location and Method of Storage Prior to
Disposal
	  	 Quantity

	  
	  	  
	  	  

	  
	  	  
	  	  

	  
	  	  
	  	  

  

	 	3.2	Describe the method(s) of disposal (including recycling) for each waste. Indicate where and how often disposal will take place. 

  

					
	 Hazardous Materials
	  	 Location of Disposal Site
	  	 Disposal Method

	  
	  	  
	  	  

	  
	  	  
	  	  

	  
	  	  
	  	  

  

	 	3.3	Is any treatment or processing of hazardous, infections or radioactive wastes currently conducted or proposed to be conducted on the premise? Yes (    ) No
(    ) 

 If yes, please describe any existing or proposed treatment methods.  
  

	
	  

	  

	  

  

	 	3.4	Attach copies of any hazardous waste permits or licenses issued to your company with respect to its operations on the premises. 

	4.	SPILLS  

  

	 	4.1	During the past year, have any spills or releases of hazardous materials occurred on the premises? Yes (    ) No (    )

 If so, please describe the spill and attach the results of any testing conducted to determine the extent of such
spills.  
  

	
	  

	  

	  

  

	 	4.2	Were any agencies notified in connection with such spills? Yes (    ) No (    ) 

 If so, attach copies of any spill reports or other correspondence with regulatory agencies. 
  

	 	4.3	Were any clean-up actions undertaken in connection with the spills? Yes (    ) No (    ) 

 If so, briefly describe the actions taken. Attach copies of any clearance letters obtained from any regulatory agencies involved and the results of any
final soil or groundwater sampling done upon completion of the clean-up work.  
  

	
	  

	  

	  

  

	5.	WASTEWATER TREATMENT/DISCHARGE  

  

	 	5.1	Do you discharge industrial wastewater to: 

  

											
		 	             	 	storm drain?	  	             	 	sewer?	 	
		 	             	 	surface water?	  	             	 	no industrial discharge	 	

  

	 	5.2	Is your industrial wastewater treated before discharge? Yes (    ) No (    ) 

 If yes, describe the type of treatment conducted.

	 	5.3	Attach copies of any wastewater discharge permits issued to your company with respect to its operations on the premises. 

  

	6.	AIR DISCHARGES  

  

	 	6.1	Do you have any air filtration systems or stacks that discharge into the air? Yes (    ) No (    ) 

  

	 	6.2	Do you operate any equipment that require air emissions permits? Yes (    ) No (    ) 

  

	 	6.3	Attach copies of any air discharge permits pertaining to these operations. 

  

	7.	HAZARDOUS MATERIALS DISCLOSURES  

  

	 	7.1	Does your company handle an aggregate of at least 500 pounds, 55 gallons or 200 cubic feet of hazardous material at any given time? Yes (    ) No
(    ) 

  

	 	7.2	Has your company prepared a Hazardous Materials Disclosure—Chemical Inventory and Business Emergency Plan or similar disclosure document pursuant to state or county
requirements? Yes (    ) No (    ) 

 If so, attach a copy. 

	 	7.3	Are any of the chemicals used in your operations regulated under Proposition 65? 

  

					
		 	If so, describe the procedures followed to comply with these requirements.	 	  

		 	  

		 	  

		 	  

		 	  

  

	 	7.4	Is your company subject to OSHA Hazard Communication Standard Requirements? Yes (    ) No (    ) 

  

					
		 	If so, describe the procedures followed to comply with these requirements.	 	  

		 	  

		 	  

		 	  

		 	  

  

	8.	ANIMAL TESTING  

  

	 	8.1	Does your company bring or intend to bring live animals onto the premises for research or development purposes? Yes (    ) No (    )

  

					
		 	If so, describe the activity. 	 	  

		 	  

		 	  

		 	  

		 	  

  

	 	8.2	Does your company bring or intend to bring animal body parts or bodily fluids onto the premises for research or development purposes? Yes (    ) No
(    ) 

  

					
		 	If so, describe the activity. 	 	  

		 	  

		 	  

		 	  

		 	  
  

  

	9.	ENFORCEMENT ACTIONS, COMPLAINTS  

  

	 	9.1	Has your company ever been subject to any agency enforcement actions, administrative orders, lawsuits, or consent orders/decrees regarding environmental compliance or health and
safety? Yes (    ) No (    ) 

  

					
		 	If so, describe the actions and any continuing obligations imposed as a result of these actions.
		 	  

		 	  

		 	  

		 	  

  

	 	9.2	Has your company ever received any request for information, notice of violation or -demand letter, complaint, or inquiry regarding environmental compliance or health and safety? Yes
(    ) No (    ) 

	 	9.3	Has an environmental audit ever been conducted which concerned operations or activities on premises occupied by you? Yes (    ) No (    )

  

	 	9.4	If you answered “yes” to any questions in this section, describe the environmental action or complaint and any continuing compliance obligation imposed as a result of the
same. 

  

			
	  

	  

	  

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

	 Date:
	 	  

 EXHIBIT C 
 LANDLORD’S DISCLOSURES 
 SPECTRUM 
 The capitalized terms used and not otherwise defined in this Exhibit shall have the same definitions as set forth in the Lease. The provisions of this
Exhibit shall supersede any inconsistent or conflicting provisions of the Lease. 
 1. Landlord has been informed that the El Toro Marine
Corps Air Station (MCAS) has been listed as a Federal Superfund site as a result of chemical releases occurring over many years of occupancy. Various chemicals including jet fuel, motor oil and solvents have been discharged in several areas
throughout the MCAS site. A regional study conducted by the Orange County Water District has estimated that groundwaters beneath more than 2,900 acres have been impacted by Trichloroethlene (TCE), an industrial solvent. There is a potential that
this substance may have migrated into the ground water underlying the Premises. The U.S. Environmental Protection Agency, the Santa Ana Region Quality Control Board, and the Orange County Health Care Agency are overseeing the investigation/cleanup
of this contamination. To the Landlord’s current actual knowledge, the ground water in this area is used for irrigation purposes only, and there is no practical impediment to the use or occupancy of the Premises due to the El Toro discharges.

 EXHIBIT D 
 TENANT’S INSURANCE 
 The following standards for Tenant’s insurance shall be in effect at
the Building. Landlord reserves the right to adopt reasonable nondiscriminatory modifications and additions to those standards . Tenant agrees to obtain and present evidence to Landlord that it has fully complied with the insurance requirements.

 1. Tenant shall, at its sole cost and expense, commencing on the date Tenant is given access to the Premises for any purpose and during
the entire Term, procure, pay for and keep in full force and effect: (i) commercial general liability insurance with respect to the Premises and the operations of or on behalf of Tenant in, on or about the Premises, including but not limited to
personal injury, owned and nonowned automobile, blanket contractual, independent contractors, broad form property damage (with an exception to any pollution exclusion with respect to damage arising out of heat, smoke or fumes from a hostile fire),
fire and water legal liability, products liability (if a product is sold from the Premises), liquor law liability (if alcoholic beverages are sold, served or consumed within the Premises), and severability of interest, which policy(ies) shall be
written on an “occurrence” basis and for not less than the amount set forth in Item 13 of the Basic Lease Provisions, with a combined single limit (with a $50,000 minimum limit on fire legal liability) per occurrence for bodily
injury, death, and property damage liability, or the current limit of liability carried by Tenant, whichever is greater, and subject to such increases in amounts as Landlord may determine from time to time; (ii) workers’ compensation
insurance coverage as required by law, together with employers’ liability insurance; (iii) with respect to improvements, alterations, and the like required or permitted to be made by Tenant under this Lease, builder’s all-risk
insurance, in an amount equal to the replacement cost of the work; (iv) insurance against fire, vandalism, malicious mischief and such other additional perils as may be included in a standard “all risk” form in general use in the
county in which the Premises are situated, insuring Tenant’s leasehold improvements, trade fixtures, furnishings, equipment and items of personal property of Tenant located in the Premises, in an amount equal to not less than ninety percent
(90%) of their actual replacement cost (with replacement cost endorsement); and (v) business interruption insurance in amounts satisfactory to cover one (1) year of loss. In no event shall the limits of any policy be considered as
limiting the liability of Tenant under this Lease. 
 2. In the event Landlord consents to Tenant’s use, generation or storage of
Hazardous Materials on, under or about the Premises pursuant to Section 5.3 of this Lease, Landlord shall have the continuing right to require Tenant, at Tenant’s sole cost and expense (provided the same is available for purchase upon
commercially reasonable terms), to purchase insurance specified and approved by Landlord, with coverage not less than Five Million Dollars ($5,000,000.00), insuring (i) any Hazardous Materials shall be removed from the Premises, (ii) the
Premises shall be restored to a clean, healthy, safe and sanitary condition, and (iii) any liability of Tenant, Landlord and Landlord’s officers, directors, shareholders, agents, employees and representatives, arising from such Hazardous
Materials. 
 3. All policies of insurance required to be carried by Tenant pursuant to this Exhibit D containing a deductible
exceeding Ten Thousand Dollars ($10,000.00) per occurrence must be approved in writing by Landlord prior to the issuance of such policy. Tenant shall be solely responsible for the payment of all deductibles. 
 4. All policies of insurance required to be carried by Tenant pursuant to this Exhibit D shall be written by responsible insurance companies
authorized to do business in the State of California and with a Best’s rating of not less than “A” subject to final acceptance and approval by Landlord. Any insurance required of Tenant may be furnished by Tenant under any blanket
policy carried by it or under a separate policy, so long as (i) the Premises are specifically covered (by rider, endorsement or otherwise), (ii) the limits of the policy are applicable on a “per location” basis to the Premises
and provide for restoration of the aggregate limits, and (iii) the policy otherwise complies with the provisions of this Exhibit D. A true and exact copy of each paid up policy evidencing the insurance (appropriately authenticated by the
insurer) or a certificate of insurance, certifying that the policy has been issued, provides the coverage required by this Exhibit D and contains the required provisions, shall be delivered to Landlord prior to the date Tenant 

 
is given the right of possession of the Premises. Proper evidence of the renewal of any insurance coverage shall also be delivered to Landlord not less than
thirty (30) days prior to the expiration of the coverage. Landlord may at any time, and from time to time, inspect and/or copy any and all insurance policies required by this Lease. 
 5. Each policy evidencing insurance required to be carried by Tenant pursuant to this Exhibit D shall contain the following provisions and/or
clauses satisfactory to Landlord: (i) a provision that the policy and the coverage provided shall be primary and that any coverage carried by Landlord shall be noncontributory with respect to any policies carried by Tenant except as to
workers’ compensation insurance; (ii) a provision including Landlord, the Additional Insureds identified in Item 11 of the Basic Lease Provisions, and any other parties in interest designated by Landlord as an additional insured,
except as to workers’ compensation insurance; (iii) a waiver by the insurer of any right to subrogation against Landlord, its agents, employees, contractors and representatives which arises or might arise by reason of any payment under the
policy or by reason of any act or omission of Landlord, its agents, employees, contractors or representatives; and (iv) a provision that the insurer will not cancel or change the coverage provided by the policy without first giving Landlord
thirty (30) days prior written notice. 
 6. In the event that Tenant fails to procure, maintain and/or pay for, at the times and for
the durations specified in this Exhibit D, any insurance required by this Exhibit D, or fails to carry insurance required by any. governmental authority, Landlord may at its election procure that insurance and pay the premiums, in
which event Tenant shall repay Landlord all sums paid by Landlord, together with interest at the maximum rate permitted by law and any related costs or expenses incurred by Landlord, within ten (10) days following Landlord’s written demand
to Tenant. 

																			
	 	 	 CATEGORY
	  	QUANTITY	  	UNIT	  	UNIT COST	 	 	BUILDING
STANDARD	  	OVER
STANDARD	  	SQ.
FOOT
COST
		 	*# Morgan – Refurb	  		  		  				 			  			  	
	 01400
	 	 CLEANING & PROTECTION
	  		  		  				 	$	7,010.30	  	$	0.00	  	
		 	 Daily & Final Clean-up
	  	41,402	  	SF	  	$	0.15	 	 	$	6210.30	  			  	
		 	 Dumpster – 40 YD
	  	2	  	EA	  	$	400.00	 	 	$	800.00	  			  	
		 	 Insert above this line
	  		  		  				 			  			  	
								
	 01500
	 	 TOOLS & EQUIPMENT
	  		  		  				 	$	1,000.00	  	$	0.00	  	
		 	 Lift Rental – 40’ boom (per week)
	  	1	  	WK	  	$	1,000.00	 	 	$	1,000.00	  			  	
		 	 Insert above this line
	  		  		  				 			  			  	
								
	 09259
	 	 DRYWALL
	  		  		  				 	$	2,600.00	  			  	
		 	 Misc. scar patching
	  	3,600	  	SF	  	$	0.00	 	 	$	2,100.00	  			  	
		 	 Texture all patching to match existing surfaces
	  	1	  	LS	  	$	500.00	 	 	$	600.00	  			  	
		 	 Insert above this Line
	  		  		  				 			  			  	
								
	 09900
	 	 PAINTING & WALLCOVERING:
	  		  		  				 	$	26,425.25	  	$	0.00	  	
		 	 Paint walls flat
	  	84,587	  	SF	  	$	0.25	 	 	$	21,099.25	  			  	
		 	 Prime walls in warehouse
	  	6,240	  	SF	  	$	0.15	 	 	$	936.00	  			  	
		 	 Furniture moving
	  	1	  	LS	  	$	3,500.00	 	 	$	3,500.00	  			  	
		 	 Paint Doors
	  	3	  	EA	  	$	65.00	 	 	$	195.00	  			  	
		 	 Paint Frames
	  	3	  	EA	  	$	60.00	 	 	$	180.00	  			  	
		 	 Paint Columns
	  	3	  	EA	  	$	55.00	 	 	$	185.00	  			  	
		 	 Paint handrails
	  	1	  	LS	  	$	350.00	 	 	$	350.00	  			  	
		 	 Insert above this line
	  		  		  				 			  			  	
								
	 09680
	 	 FLOOR COVERING
	  		  		  				 	$	67,412.95	  	$	0.00	  	
		 	 New Tempest
	  	1,700	  	SY	  	$	11.75	 	 	$	18,875.00	  			  	
		 	 New Tempest – glue down
	  	200	  	SY	  	$	11.75	 	 	$	2,350.00	  			  	
		 	 Remove Gluedown Carpet
	  	15,300	  	SF	  	$	0.25	 	 	$	3,825.00	  			  	
		 	 Minor Floor prep
	  	1	  	EA	  	$	750.00	 	 	$	750.00	  			  	
		 	 Top set base – 4” w/cove
	  	4,552	  	LF	  	$	1.10	 	 	$	5,007.20	  			  	
		 	 Top set base – 6” w/cove
	  	840	  	LF	  	$	1.60	 	 	$	1,344.00	  			  	
		 	 3/8” pad
	  	1,700	  	SY	  	$	1.25	 	 	$	2,125.00	  			  	
		 	 Above standard floor prep
	  		  	SF	  	$	0.00	 	 	$	0.00	  			  	
		 	 Stair Labor
	  	3	  	EA	  	$	200.00	 	 	$	600.00	  			  	
		 	 10” stair stringer
	  	1	  	EA	  	$	650.00	 	 	$	650.00	  			  	
		 	 Essentials – VCT
	  	405	  	SF	  	$	1.35	 	 	$	548.75	  			  	
		 	 Seagate – sheet vinyl
	  	160	  	SY	  	$	21.50	 	 	$	3,440.00	  			  	
		 	 Sheet Vinyl w/6” cove base
	  	60	  	EA	  	$	5.00	 	 	$	300.00	  			  	
		 	 Furniture moving (includes electrical)
	  	1	  	LS	  	$	28,600.00	 	 	$	28,600.00	  			  	
		 	 Insert above this Line
	  		  		  				 			  			  	
								
	 10160
	 	 TOILET & BATH ACCESSORIES
	  		  		  				 	$	1,800.00	  	$	0.00	  	
		 	 Remove/Replace partitions/toilets for flooring
	  	1	  	LS	  	$	1,800.00	 	 	$	1,800.00	  			  	
		 	 Insert above this line
	  		  		  				 			  			  	
								
		 	 TOTAL HARD COSTS
	  		  		  				 	$	106,248.50	  	$	0.00	  	
								
	 18000
	 	 GC’S SOFT COSTS
	  		  		  				 	$	14,343.55	  	$	0.00	  	
		 	 General liability
	  	106,249	  	LS	  	 	1.5	%	 	$	1,593.73	  	$	0.00	  	
		 	 Office overhead – $100,000 & under
	  	106.249	  	LS	  	 	6.0	%	 	$	6,374.81	  	$	0.00	  	
		 	 Profit – $100,000 & under
	  	106,249	  	LS	  	 	6.0	%	 	$	6,374.81	  	$	0.00	  	
		 	 Insert above this Line
	  		  		  				 			  			  	
							
	 TOTAL HARD COSTS
	  		  		  				 	$	120,592.05	  	$	0.00	  	

 Excludes: Painting over office areas in warehouse, painting of warehouse floor, painting of open beams and/or
ductwork, any electrical disconnects and/or hook-ups for furniture. 
 Qualifications: All VCT to remain throughout building except for upstairs break
room. All new rubber base throughout (sizes to match existing) including areas existing VCT and areas with existing wood and carpet base. Final cleaning to include: detail cleaning of restrooms, dusting blinds, cleaning of windows (inside), mopping
all hard floors in office areas, clean sweeping warehouse floors, detail vacuuming of office, price is based on all items being approved and completed at one time. 
 Flooring cost includes: Demo of existing gluedown carpet and carper over pad. Installation of new gluedown carpet and pad (where existing). 
 Installation of carpet and pad on 3 sets of stairs. $10” stringers to be installed on front stairs only. Prep of restroom floors and installation of new vinyl and 4” base. (1) restroom to receive self cove as existing.
Installation of 4” & 6” base throughout size to match existing. Excludes base in warehouse except for (2) restrooms. 
  

										
		  	 ALTERNATE ADDS:
	  		  			 	
	1.	  	 Paint HVAC grills throughout
	  	Add	  	$	2,980.00	 	
	2.	  	 Paint 8” accent striping around lab area ($300.00 min)
	  	Add	  	$	2.00 per lf	 	
	3.	  	 Cost to install t-bar ceiling into Elevator lab room to include: 1790 af t-bar, (23) 2x4 lights, demo existing strip lights, (3) 24 hr
             ghts, (8) HVAC registers, (18) new fire sprinkler heads, (20)              scussions, (1) lift,
EXCLUDES permit, architectural, plans, fees.
	  	Add	  	$	13,846.00	 	
	4.	  	 Replace lobby mini blinds to match new window frame color
	  	Add	  	$	1,000.00	 	
	5.	  	 Upgrade Park Standard flooring to Montara (Kiwi)-1900sy $3.00 per sy
	  	Add	  	$	6,555.00	 	
	6.	  	 Budget to replace existing reception desk with new transaction counter size, lay-out and shape to match existing - plan only (other
lay-outs or finishes are available but will affect pricing, excludes electrical or data lines) Budget only.
	  	Add	  	$	4,750.00	 	
	7.	  	 Clean all (73) wood laminate doors
	  	Add	  	$	500.00	 	
	8.	  	 Replace damages/stained ceiling tiles throughout (app. 4 cs)
	  	Add	  	$	397.00	 	
	9.	  	 Prep, prime and paint interior & exterior lobby window frame
	  	Add	  	$	4,086.00	 	
	10.	  	 Replace (appx 10) damaged/stained light lenses
	  	Add	  	$	285.00	 	
	11.	  	 Re-finish wood doors (8 upstairs, 6 down, can not repair deep scratches)
	  	Add	  	$	1,112.00	 	
	12.	  	 Prep. scrape, fill & paint warehouse floor
	  	Add	  	$	6,810.00	 	
	13.	  	 Relamp burnt out 2x4 fixtures throughout (appx 460)
	  	Add	  	$	2,219.00	 	
	14.	  	 Re-lamp exit lights
	  	Add	  	$	170.00	 	
	15.	  	 Re-lamp (10) warehouse strip lights
	  	Add	  	$	568.00	 	
	16.	  	 Paint warehouse walls (flat)
	  	Add	  	$	6,295.00	 	
	17.	  	 Replace all 4’ fluorescent tubes through (appx. 2168 tubes)
	  	Add	  	$	10,459.00	 	

 EXHIBIT E 
 RULES AND REGULATIONS 
 This Exhibit sets forth the rules and regulations governing Tenant’s use
of the Premises leased to Tenant pursuant to the terms, covenants and conditions of the Lease to which this Exhibit is attached and therein made part thereof. In the event of any conflict or inconsistency between this Exhibit and the Lease, the
Lease shall control. 
 1. Tenant shall not place anything or allow anything to be placed near the glass of any window, door, partition or
wall which may appear unsightly from outside the Premises. 
 2. The walls, walkways, sidewalks, entrance passages, courts and vestibules
shall not be obstructed or used for any purpose other than ingress and egress of pedestrian travel to and from the Premises, and shall not be used for loitering or gathering, or to display, store or place any merchandise, equipment or devices, or
for any other purpose. The walkways, entrance passageways, courts, vestibules and roof are not for the use of the general public and Landlord shall in all cases retain the right to control and prevent access thereto by all persons whose presence in
the judgment of the Landlord shall be prejudicial to the safety, character, reputation and interests of the Building and its tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom Tenant
normally deals in the ordinary course of Tenant’s business unless such persons are engaged in illegal activities. No tenant or employee or invitee of any tenant shall be permitted upon the roof of the Building. 
 3. No awnings or other projection shall be attached to the outside walls of the Building. No security bars or gates, curtains, blinds, shades or screens
shall be attached to or hung in, or used in connection with, any window or door of the Premises without the prior written consent of Landlord. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without the
express written consent of Landlord. 
 4. Tenant shall not mark, nail, paint, drill into, or in any way deface any part of the Premises or
the Building. Tenant shall not lay linoleum, tile, carpet or other similar floor covering so that the same shall be affixed to the floor of the Premises in any manner except as approved by Landlord in writing. The expense of repairing any damage
resulting from a violation of this rule or removal of any floor covering shall be borne by Tenant. 
 5. The toilet rooms, urinals, wash
bowls and other plumbing apparatus shall not be used for any purpose other than that for which they were constructed and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting
from the violation of this rule shall be borne by the tenant who, or whose employees or invitees, caused it. 
 6. Landlord shall direct
electricians as to the manner and location of any future telephone wiring. No boring or cutting for wires will be allowed without the prior consent of Landlord. The locations of the telephones, call boxes and other office equipment affixed to the
Premises shall be subject to the prior written approval of Landlord. 
 7. The Premises shall not be used for manufacturing or for the
storage of merchandise except as such storage may be incidental to the permitted use of the Premises. No exterior storage shall be allowed at any time without the prior written approval of Landlord. The Premises shall not be used for cooking or
washing clothes without the prior written consent of Landlord, or for lodging or sleeping or for any immoral or illegal purposes. 
 8.
Tenant shall not make, or permit to be made, any unseemly or disturbing noises or disturb or interfere with occupants of this or neighboring buildings or premises or those having business with them, whether by the use of any musical instrument,
radio, phonograph, noise, or otherwise. Tenant shall not use, keep or permit to be used, or kept, any foul or obnoxious gas or substance in the Premises or permit or suffer the Premises to be used or occupied in any manner offensive or objectionable
to Landlord or other occupants of this or neighboring buildings or premises by reason of any odors, fumes or gases. 
 9. No animals shall be
permitted at any time within the Premises. 
 10. Tenant shall not use the name of the Building or the Project in connection with or in
promoting or advertising the business of Tenant, except as Tenant’s address, without the written 

 
consent of Landlord. Landlord shall have the right to prohibit any advertising by any Tenant which, in Landlord’s reasonable opinion, tends to impair
the reputation of the Project or its desirability for its intended uses, and upon written notice from Landlord any Tenant shall refrain from or discontinue such advertising. 
 11. Canvassing, soliciting, peddling, parading, picketing, demonstrating or otherwise engaging in any conduct that unreasonably impairs the value or use
of the Premises or the Project are prohibited and each Tenant shall cooperate to prevent the same. 
 12. No equipment of any type shall be
placed on the Premises which in Landlord’s opinion exceeds the load limits of the floor or otherwise threatens the soundness of the structure or improvements of the Building. 
 13. No air conditioning unit or other similar apparatus shall be installed or used by any Tenant without the prior written consent of Landlord.

 14. The entire Premises, including vestibules, entrances, doors, fixtures, windows and plate glass, shall at all times be maintained in a
safe, neat and clean condition by Tenant. All trash, refuse and waste materials shall be regularly removed from the Premises by Tenant and placed in the containers at the locations designated by Landlord for refuse collection. All cardboard boxes
must be “broken down” prior to being placed in the trash container. All styrofoam chips must be bagged or otherwise contained prior to placement in the trash container, so as not to constitute a nuisance. Pallets may not be disposed of in
the trash container or enclosures. The burning of trash, refuse or waste materials is prohibited. 
 15. Tenant shall use at Tenant’s
cost such pest extermination contractor as Landlord may direct and at such intervals as Landlord may require. 
 16. All keys for the
Premises shall be provided to Tenant by Landlord and Tenant shall return to Landlord any of such keys so provided upon the termination of the Lease. Tenant shall not change locks or install other locks on doors of the Premises, without the prior
written consent of Landlord. In the event of loss of any keys furnished by Landlord for Tenant, Tenant shall pay to Landlord the costs thereof. 
 17. No person shall enter or remain within the Project while intoxicated or under the influence of liquor or drugs. Landlord shall have the right to exclude or expel from the Project any person who, in the absolute discretion of Landlord,
is under the influence of liquor or drugs. 
 Landlord reserves the right to amend or supplement the foregoing Rules and Regulations and to
adopt and promulgate additional rules and regulations applicable to the Premises. Notice of such rules and regulations and amendments and supplements thereto, if any, shall be given to the Tenant. 

 EXHIBIT F 
 IRREVOCABLE STANDBY LETTER OF CREDIT 
  

							
		 	 Number:
	 	  
	 	
		 	 Date:
	 	  
	 	
		 	 Amount:
	 	  
	 	
		 	 Expiration:
	 	  
	 	

  

							
		 	BENEFICIARY	 	ACCOUNT PARTY	  	
		 	The Irvine Company	 	  
	  	
		 	550 Newport Center Drive	 	  
	  	
		 	Newport Beach, CA 92660	 	  
	  	

 We hereby issue our Irrevocable Letter of Credit
No.             in favor of The Irvine Company, and its successors and assigns for the account of
            . We undertake to honor your draft or drafts, delivered to us from time to time, for any sum or sums not to exceed a total of
             ($ ) in favor of said beneficiary when accompanied by the draft described below and a letter from an officer of The Irvine Company or such successor or assign that
states as follows: “The “Landlord” under the Lease pursuant to which this letter of credit was issued is authorized to draw upon this Letter of Credit in the amount of the accompanying draft according to the terms of its lease
agreement with the Account Party as ‘Tenant’.” 
 It is a condition of this letter of credit that it shall remain enforceable against us for a
period of              from this date and further, that it shall be deemed automatically extended for successive one-year periods without amendment thereafter unless thirty
(30) days prior to the expiration date set forth above, or within thirty (30) days prior to the end of any yearly Anniversary Date thereafter, you shall receive our notice in writing by certified mail, return receipt requested, that we
elect not to renew this letter of credit for any subsequent year. We shall reissue this letter of credit to a new party which is a successor or assign upon written request by The Irvine Company or such successor or assign accompanied by a
certificate that the Lease pursuant to which this letter of credit was issued was assigned to such party. 
 The draft must be marked “Drawn under
Letter of Credit No.             dated                     

 There are no other conditions of this letter of credit. Except so far as otherwise stated, this credit is subject to the Uniform Customs and Practice for
Documentary Credits (1993 Revision, International Chamber of Commerce, Publication No. 500). 
  

			
	  

	  

		
	 By:
	 	  

	By:	 	  

 EXHIBIT X 
 WORK LETTER 
 TENANT IMPROVEMENTS 
 The tenant improvement work by Landlord shall consist of the work described in the following “Categories” of the Refurbishment Estimate
prepared by R.K. S. Services, which is attached hereto as EXHIBIT X-l: “Cleaning and Protection”, “Tools and Equipment”, “Drywall”, “Painting and Wall Covering”, “Floor Covering”, “Toilet and
Bath Accessories” and “GC’s Soft Costs”, but shall not include the “Alternate Adds” therein described (collectively, the foregoing described work is herein referred to as the “Tenant Improvements”). Landlord
shall bear the total cost of the Tenant Improvements. Further, to the extent that such total cost (including the cost of “GC’s Soft Costs”) is less than One Hundred Twenty-Four Thousand Two Hundred Six Dollars ($124,206.00), then
Landlord shall credit the amount of such difference towards the cost of the “Alternate Adds” requested by Tenant. Any cost of the “Alternate Adds” not covered by the foregoing credit (if any), and the cost of any other
improvements requested by Tenant, shall be borne solely by Tenant and shall be paid to Landlord within ten (10) days following Landlord’s billing for such excess cost. Further, any excess cost resulting from changes requested by Tenant and
approved by Landlord shall be borne solely by Tenant and shall be paid to Landlord within ten (10) days following Landlord’s billing for such excess cost. 
 All materials and finishes utilized in completing the Tenant Improvements shall be Landlord’s building standard. Tenant understands that Landlord’s Tenant Improvements contractor shall be responsible for
moving only cubicles and furniture, but not computers or personal items, in order to perform the Tenant Improvements; and Tenant further agrees that it shall be Tenant’s responsibility to cause the removal of all personal property items (except
for furniture and cubicles) from all areas of the Premises, except from “Current Tenant Sublease Premises” (as defined in Section 3.1 of the Lease), by not later than September 30, 2000. Tenant’s failure to cause such
removal by such date shall constitute a “Tenant Delay” for purposes of this Lease. 
 Tenant hereby designates Randy Alexander,
Telephone (949) 461-3329, as its representative, agent, and attorney-in-fact for the purposes of receiving notices, approving submittals, and issue requests for changes in connection with the Tenant Improvement work, and Landlord shall be
entitled to rely on authorizations and directives of such person as if given by Tenant.Lease, dated January 31, 2005

 EXHIBIT 10.35 
 9701 JERONIMO ROAD  
 OFFICE LEASE  
 This Office Lease, which includes the preceding Summary attached hereto and incorporated herein by this reference (the Office Lease and Summary to be
known sometimes collectively hereafter as the “Lease”), dated as of the date set forth in Section 1 of the Summary, is made by and between 9701 JERONIMO HOLDINGS, LLC, a California limited liability company
(“Landlord”) and INTRALASE CORP., a Delaware corporation (“Tenant”). 
 ARTICLE 1 
 BUILDING AND PREMISES  
 1.1
Building and Premises. Upon and subject to the terms set forth in this Lease, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 6.1 of the Summary (the “Premises”),
which Premises are located in the Building defined in Section 6.2 of the Summary. The outline of the Premises is set forth in Exhibit A attached hereto. Tenant’s use of the Premises shall be subject to the rules, regulations and
restrictions attached hereto as Exhibit B (the “Rules and Regulations”). Landlord reserves the right to (but it shall not be obligated to) make alterations or additions to or to change the location of elements of the Building
to comply with any governmental mandates to the extent Tenant was required to do so by the terms of this Lease and Tenant fails to do so. 
 1.2 Condition of Premises. Except as expressly set forth in this Lease and in the Tenant Work Letter attached hereto as Exhibit D, Landlord shall not be obligated to provide or pay for any improvements, work or services
related to the improvement, remodeling or refurbishment of the Premises, and Tenant shall accept the Premises in its “AS IS” condition on the Lease Commencement Date. Tenant also acknowledges that Landlord has made no representation or
warranty regarding the condition of the Premises or the Building, except as specifically set forth in this Lease and the Tenant Work Letter. As of the date the Premises are delivered to Tenant, Landlord shall, at its sole cost and expense, cause the
Building to comply with all applicable governmental laws, statutes and ordinances (including, without limitation, the Americans with Disabilities Act) (collectively, the “Governmental Laws”) which are in effect as of such date
except to the extent such compliance is required as a result of Tenant’s specific and unique use of the Premises, in which case Tenant shall be solely responsible for compliance. Thereafter, Landlord shall assume responsibility for compliance
of the Premises with the Americans with Disabilities Act, except to the extent such compliance is required as a result of Tenant’s alterations, repairs or improvements in the Premises or Tenant’s specific and unique use of the Premises.

 1.3 Rentable Square Feet. The parties estimate that the approximate Rentable Square Feet of the Premises is 128,670 Rentable Square
Feet. The Rentable Square Feet of the Premises may be confirmed by Tenant, by remeasurement in accordance with the standards set forth in ANSI Z65.1-1996 as promulgated by the Building Owners and Managers Association (“BOMA
Standard”), for measuring gross building area. Tenant shall have the right, exercisable within one hundred eighty (180) days after the Lease Commencement Date, to remeasure the Premises within such one hundred eighty (180) day
period. In the event that subsequent remeasurement of the Premises by Tenant, within the time period specified above, indicates that the square footage measurement prepared by Landlord produces a square footage number in excess of or lower than the
square footage number which would have resulted had the BOMA Standard been properly utilized, any payments due to Landlord from Tenant based upon the amount of square feet contained in the Premises shall be proportionally, retroactively and
prospectively reduced or increased, as appropriate, to reflect the actual number of square feet, as properly remeasured under the BOMA Standard. If Landlord disagrees with Tenant’s remeasurement and if a dispute occurs regarding the final
accuracy of such BOMA measurements and cannot be resolved after good-faith deliberations, such dispute and any resulting adjustments will be resolved pursuant to binding arbitration using the arbitration procedure set forth in Section 2.2 below
with the necessary modifications to reflect an arbitration as to square footage 
  

					
		  		  	9701 Jeronimo Road
	  	  	 	  	 [Intralase Corp]
  

 ARTICLE 2 
 LEASE TERM 
 2.1 Lease Term. The terms and provisions of this Lease shall be effective
as of the date of this Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 7.1 of the Summary and shall commence on the date (the “Lease Commencement Date”) set forth in
Section 7.3 of the Summary, subject to the terms of Section 5 of Exhibit D, and shall terminate on the date (the “Lease Expiration Date”) set forth in Section 7.4 of the Summary, unless this Lease is sooner
terminated as hereinafter provided. For purposes of this Lease, the term “Lease Year” shall mean each consecutive twelve (12) month period during the Lease Term; provided, however, that the first Lease Year shall commence on
the Lease Commencement Date and the last Lease Year shall end on the Lease Expiration Date. At any time during the Lease Term, Landlord may deliver to Tenant an amendment to this Lease confirming the Lease Commencement Date and Lease Expiration
Date, in the form as set forth in Exhibit C, attached hereto, which Tenant shall execute and return to Landlord within five (5) days of receipt thereof. 
 2.2 Option Term. Landlord hereby grants to the Tenant the number of options to extend the Lease Term for the period of years set forth in the Summary of Basic Lease Information (the “Option
Term”), which option shall be exercisable only by written notice (“Option Notice”) delivered by Tenant to Landlord as provided in Section 2.2.2 below, provided that, as of the date of delivery of such notice and, at
Landlord’s option, as of the last day of the initial Lease Term, Tenant is not in default under this Lease after expiration of applicable cure periods. The right contained in this Section 2.2 may not be assigned separately from
Tenant’s interest in this Lease. 
 2.2.1 Option Rent. The Rent payable by Tenant during the Option Term (the “Option
Rent”) shall be equal to 95% of the then prevailing fair market rent for the Premises as of the commencement date of the Option Term, but not below the sum of Base Rent plus Tenant’s Share of Operating Expenses payable by Tenant
immediately prior to the Option Term and shall have the same annual percentage escalations as the original Lease Term. The then prevailing fair market rent shall be the rental rate, including all escalations, at which new, non-renewal tenants, as of
the commencement of the Option Term, are leasing non-sublease, non-encumbered space comparable in size, location and quality to the Premises for a comparable term, which comparable space is located in comparable buildings in the surrounding area
within a radius of five (5) miles. In no event shall the Option Rent be less than the monthly rent being paid in the last month of the initial Term. 
 2.2.2 Exercise of Option. The option contained in this Section 2.2 shall be exercised by Tenant, if at all, only in the following manner: (i) Tenant shall deliver written notice (“Interest
Notice”) to Landlord on or before the date which is nine (9) months prior to the expiration of the initial Lease Term, stating that Tenant is interested in exercising its option; (ii) Landlord, after receipt of Tenant’s
notice, shall deliver notice (the “Option Rent Notice”) to Tenant not less than seven (7) months prior to the expiration of the initial Lease Term, setting forth the Option Rent; and (iii) if Tenant wishes to exercise such
option, Tenant shall, on or before the earlier of (A) the date occurring six (6) months prior to the expiration of the initial Lease Term, and (B) the date occurring thirty (30) days after Tenant’s receipt of the Option Rent
Notice, exercise the option by delivering the Option Notice to Landlord and upon, and concurrent with, such exercise, Tenant may, at its option, object to the Option Rent determined by Landlord. Failure of Tenant to deliver the Interest Notice to
Landlord on or before the date specified in (i) above or to deliver the Option Notice to Landlord on or before the date specified in (iii) above shall be deemed to constitute Tenant’s failure to exercise its option to extend. If
Tenant timely and properly exercises its option to extend, the Lease Term shall be extended for the Option Term upon all of the terms and conditions set forth in this Lease, except that the Rent shall be as indicated in the Option Rent Notice unless
Tenant, concurrently with its exercise, objects to the Option Rent contained in the Option Rent Notice, in which case the parties shall follow the procedure as set forth in Section 2.2.3 below. 
 2.2.3 Determination of Option Rent. In the event Tenant exercises its option to extend but objects to Landlord’s determination of the Option
Rent concurrently with its exercise of the option to extend, Landlord and Tenant shall attempt to agree in good faith upon the Option Rent. If Landlord and Tenant fail to 

  

					
		  		  	9701 Jeronimo Road
	 	  	-2-	  	 [Intralase Corp]
  

 
reach agreement within thirty (30) days following Tenant’s delivery of the Option Notice (the “ Outside Agreement Date”), then
each party shall make a separate determination of the Option Rent within five (5) business days after the Outside Agreement Date, concurrently exchange such determinations and such determinations shall be submitted to arbitration in accordance
with the following: 
 2.2.3.1 Landlord and Tenant shall each appoint one arbitrator who shall by profession be a real estate broker or
appraiser who shall have been active over the five (5) year period ending on the date of such appointment in the leasing (or appraisal, as the case may be) of commercial office buildings in the area in which the Building is located. The
determination of the arbitrators shall be limited solely to the issue of whether Landlord’s or Tenant’s submitted Option Rent is the closest to the actual Option Rent, as determined by the arbitrators, taking into account the requirements
of Section 2.2.1 of this Lease (i.e., the arbitrators may only select Landlord’s or Tenant’s determination and shall not be entitled to make a compromise determination). Each such arbitrator shall be appointed within fifteen
(15) business days after the applicable Outside Agreement Date. 
 2.2.3.2 The two (2) arbitrators so appointed shall within five
(5) days of the date of the appointment of the last appointed arbitrator agree upon and appoint a third arbitrator who shall be qualified under the same criteria set forth hereinabove for qualification of the initial two (2) arbitrators.

 2.2.3.3 The three (3) arbitrators shall within five (5) days of the appointment of the third arbitrator reach a decision as to
whether the parties shall use Landlord’s or Tenant’s submitted Option Rent and shall notify Landlord and Tenant thereof. 
 2.2.3.4
The decision of the majority of the three (3) arbitrators shall be binding upon Landlord and Tenant. 
 2.2.3.5 If either Landlord or
Tenant fails to appoint an arbitrator within fifteen (15) business days after the applicable Outside Agreement Date, the arbitrator appointed by one of them shall reach a decision, notify Landlord and Tenant thereof, and such arbitrator’s
decision shall be binding upon Landlord and Tenant. 
 2.2.3.6 If the two (2) arbitrators fail to agree upon and appoint a third
arbitrator, or both parties fail to appoint an arbitrator, then the appointment of the third arbitrator or any arbitrator shall be dismissed and the Option Rent to be decided shall be forthwith submitted to arbitration under the provisions of the
American Arbitration Association, but subject to the instruction set forth in this Section 2.2.3. 
 2.2.3.7 The cost of arbitration
shall be paid by Landlord and Tenant equally. 
 2.3 Early Entry. Tenant may, from and after the date hereof, enter the Premises in
order to install cables, phone and computer systems and/or furniture and equipment. If Tenant desires to exercise its right of early entry in accordance with the provisions of this Section, Tenant further agrees (i) to provide to Landlord at
least three (3) business days advance written notice of the date of its intended entry, (ii) that Tenant shall pay for and provide certificates evidencing the existence and amounts of liability insurance carried by Tenant, which insurance
shall comply with the terms and conditions of this Lease, (iii) that Tenant and its employees, contractors and agents shall comply with all applicable laws, regulations, permits and other approvals applicable to such early entry work on the
Premises, (iv) that Tenant and its employees, contractors and agents shall not interfere with or delay in any manner the construction of the Tenant Improvements, (v) that during such early occupancy period, Tenant shall comply with all
other terms and conditions of the Lease other than the payment of Rent and (vi) Tenant shall be responsible for and shall indemnify Landlord for any damage to Landlord’s work or installations in the Premises caused by Tenant, its
employees, contractors and agents. 
 2.4 Early Termination. Tenant shall have
the option to terminate and cancel this Lease effective as of the last day of the eighty-fourth (84th) full
calendar month of the Lease Term by delivering to Landlord on or before the last day of the seventy-eighth (78th) full calendar month of the Lease Term: (a) written notice of 

  

					
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Tenant’s exercise of said option, and (b) an amount equal to the unamortized value of the cost of (i) all Tenant Improvements constructed by
Landlord pursuant to the Tenant Work Letter, (ii) all brokerage commissions paid by Landlord in connection with leasing the Premises to Tenant, and (iii) any other economic concessions provided, paid, granted or incurred by Landlord in
connection with this Lease, including rent abatement. The unamortized value of such concessions shall be determined by taking the total value of such concessions and multiplying such value by a fraction, the numerator of which is the number of
months of the Lease Term not yet elapsed as of the date on which the Lease is terminated, and the denominator of which is the total number of months of the Lease Term using an interest rate of ten percent (10%). If Tenant properly and timely
exercises said option, the Lease shall expire at midnight on the last day of the eighty-fourth (84th) full
calendar month of the Lease Term. 
 ARTICLE 3 
 BASE RENT 
 3.1 Base Rent. Tenant shall pay, without notice or demand, to Landlord at
the address specified in Section 3 of the Summary, or, at Landlord’s option, such other place as Landlord may from time to time designate in writing, in currency or a check for currency which, at the time of payment, is legal tender for
private or public debts in the United States of America, base rent ( “Base Rent”) as set forth in Section 8 of the Summary, payable in equal monthly installments as set forth in Section 8 of the Summary in advance on or
before the first day of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever. The Base Rent for the first full calendar month of the Lease Term shall be paid at the time of Tenant’s execution of this
Lease. If any rental payment date (including the Lease Commencement Date) falls on a day of a calendar month other than the first day of such calendar month or if any Rent payment is for a period which is shorter than one calendar month (such as
during the last month of the Lease Term), the Rent for any fractional calendar month shall be the proportionate amount of a full calendar month’s rental based on the proportion that the number of days in such fractional month bears to the
number of days in the calendar month during which such fractional month occurs. All other payments or adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis.

 3.2 Rent Abatement. Notwithstanding anything to the contrary set forth
herein, and provided that Tenant shall faithfully perform all of the terms and conditions of this Lease, Landlord hereby agrees to abate Tenant’s obligation to pay the Base Rent for the first (1st), second (2nd), third
(3rd) and fourth (4th) months of the Lease Term. During such abatement period, Tenant shall continue to be responsible for the payment of all Additional Rent which Tenant is required to pay under this Lease. In the
event of a default by Tenant under the terms of this Lease which results in early termination of this Lease, then as a part of the recovery set forth in this Lease, Landlord shall be entitled to the recovery of the Base Rent which was abated under
the provisions of this Section and such Base Rent shall not be deemed to have been forgiven or abated, but shall become immediately due and payable as unpaid rent which had been earned at the time of termination. 
 ARTICLE 4 
 ADDITIONAL RENT

 4.1 General Terms. As set forth in this Article 4, in addition to paying the Base Rent specified in Article 3 of this
Lease, Tenant shall pay “Tenant’s Share” of the annual “Operating Expenses,” as those terms are defined in Sections 4.2.5 and 4.2.3 of this Lease, respectively, allocated to the tenants of the Building pursuant to the terms
of Section 4.3 below. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease, are hereinafter collectively referred to as the “Additional Rent”, and
the Base Rent and the Additional Rent are sometimes herein collectively referred to as “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent.
Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term. 
  

					
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 4.2 Definitions. As used in this Article 4, the following terms shall have the meanings
hereinafter set forth: 
 4.2.1 “Expense Year” shall mean each calendar year in which any portion of the Lease Term falls,
through and including the calendar year in which the Lease Term expires; provided, that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any twelve (12) consecutive month period, and, in the event of any such
change, Tenant’s Share of the Direct Expenses and Tenant’s Share of the Utilities Costs shall be equitably adjusted for any Expense Year involved in any such change. 
 4.2.2 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature incurred in connection with the
ownership, management, maintenance, repair, replacement, restoration or operation of the Building, including, without limitation, any amounts paid or incurred for (i) the cost of supplying all utilities servicing the Building not paid by Tenant
directly to the applicable utility provider; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting the validity or applicability of any governmental enactments which may affect Operating Expenses, and the
costs incurred in connection with the implementation and operation of a transportation system management program or a municipal or public shuttle service or parking program; (iii) the cost of all insurance required by Landlord to be maintained
pursuant to this Lease; (iv) the cost of landscaping, relamping, and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Building, or any portion thereof which Tenant fails to perform; (v) the
cost of parking area repair, restoration, and maintenance, including, but not limited to, resurfacing, repainting, restripping, and cleaning which Tenant fails to perform; (vi) fees, charges and other costs, including consulting fees, legal
fees and accounting fees, of all contractors and consultants; (vii) payments under any easement, license, operating agreement, declaration, covenant, conditions and restrictions, or any other instrument pertaining to the sharing of costs by the
Building, or any portion thereof; (viii) the cost of alarm and security service, exterior window cleaning, trash removal, replacement of wall and floor coverings, ceiling tiles and fixtures in lobbies, corridors, restrooms and other common or
public areas or facilities, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; and (ix) the cost of any capital improvements made to the Building after the Lease Commencement Date that are required under any
governmental law or regulation that was not applicable to the Building as of the date of this Lease and/or replacement of worn-out systems and/or mechanical equipment; provided, however, that each such permitted expenditure shall be amortized
(including interest on the unamortized cost) over its useful life as determined under generally accepted accounting principles. 
 Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall not, however, include: (A) except as otherwise set forth above in this Section 4.2.4, interest on debt and amortization on mortgages;
(B) ground lease payments; (C) costs of leasing commissions, attorneys’ fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective tenants or other occupants of the Real
Property; (D) any costs expressly excluded from Operating Expenses elsewhere in this Lease; (E) costs of any items to the extent Landlord receives reimbursement from insurance proceeds (such proceeds to be excluded from Operating Expenses
in the year in which received, except that any deductible amount under any insurance policy shall be included within Operating Expenses) or from a third party; (F) tax penalties incurred as a result of Landlord’s negligence, inability or
unwillingness to make payments or file returns when due; (G) costs arising from Landlord’s charitable or political contributions; (H) expenses incurred with respect to the installation of tenant or other occupants improvements made
for tenants or other occupants in the Building or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space exclusively for tenants or other occupants of the Building; (I) depreciation, amortization and
interest payments, all as determined in accordance with generally accepted accounting principles, consistently applied; (J) marketing costs including leasing commissions, attorneys’ fees and other consultant fees in connection with the
negotiation and preparation of leases and related agreements; (K) expenses in connection with services or other benefits which are not offered to Lessee or for which Lessee is charged directly by Landlord or an independent contractor or a
utility, but which are provided to another tenant or occupant of the Building the cost of which is included as Operating Expenses; (L) expenses incurred by Landlord due to the violation by Landlord or any tenant of the terms and conditions of
any lease of space in the Building, and penalties incurred as a result of Landlord’s negligence, inability or unwillingness to make payments and/or to file any tax or informational returns when due; (M) overhead and 

  

					
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profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in the Building to the extent the overhead and
profit increment exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis for similar projects; (N) advertising and promotional expenditures, and costs of signs in or on the Building
identifying the owner of the Building or other tenants’ signs; (O) costs incurred by Landlord for the repair of damage to the Building, to the extent that Landlord is reimbursed by insurance proceeds; (P) any bad debt loss, rent loss,
or reserves for bad debts or rent loss or reserves of any kind; (Q) all items and services for which Lessee or any other tenant in the Building is obligated to reimburse Landlord; (R) electric power and other utility costs for which any
tenant (including Lessee) directly contracts with a public service company; (S) tax penalties for failure to make payments prior to delinquency; (T) costs arising from the gross negligence or willful misconduct of Landlord; (U) any
finders fees, brokerage commissions or the like; (V) legal fees and costs, settlements, judgments or awards paid or incurred because of disputes between Landlord and any other tenant; (W) management fees; and (X) any cost for which
Tenant is responsible under this Lease unless Tenant fails to perform its obligation and Landlord performs such obligation after the expiration of applicable notice and cure periods in accordance with Section 7.2 hereof. 
 Landlord further agrees that (i) Landlord will not collect or be entitled to collect Operating Expenses from all of its tenants in an amount which
is in excess of 100% of the Operating Expenses actually paid by Landlord in connection with the operation of the Building (inclusive of any management fee whether paid to Landlord or a third party), (ii) Landlord shall make no profit from
Landlord’s collections of Operating Expenses, and (iii) Landlord will not “double recover” any Operating Expenses. 
 4.2.3 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary
(including, without limitation, real estate taxes, general and special assessments, transit taxes or charges, business or license taxes or fees, annual or periodic license or use fees, open space charges, housing fund assessments, leasehold taxes or
taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and
other personal property used in connection with the Building), which Landlord shall pay or incur during any Expense Year (without regard to any different fiscal year used by such governmental or municipal authority) because of or in connection with
the ownership, leasing and operation of the Real Property or Landlord’s interest therein. 
 4.2.3.1 Tax Expenses shall include,
without limitation: 
 (i) any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally,
of any assessment, tax, fee, levy or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978
election (“Proposition 13”) and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, conservation, refuse removal and
for other governmental services formerly provided without charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Tax Expenses
shall also include any governmental or private assessments or the contribution of the Building towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally
provided by governmental agencies. It is the intention of Tenant and Landlord that all such new and increased assessments, taxes, fees, levies, and charges and all similar assessments, taxes, fees, levies and charges be included within the
definition of Tax Expenses for purposes of this Lease; 
 (ii) any assessment, tax, fee, levy, or charge allocable to or
measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any gross income tax with respect to the receipt of such Rent, or upon or with respect to the possession, leasing, operating, management, maintenance,
alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; 
  

					
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 (iii) any assessment, tax, fee, levy or charge, upon this transaction or any document to
which Tenant is a party, creating or transferring an interest or an estate in the Premises; 
 (iv) any possessory taxes
charged or levied in lieu of real estate taxes; and 
 (v) any expenses incurred by Landlord in attempting to protest, reduce
or minimize Tax Expenses. 
 4.2.3.2 Intentionally Omitted. 
 4.2.3.3 Notwithstanding anything to the contrary contained in this Section 4.2.5, there shall be excluded from Tax Expenses: (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes,
inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Building);
and (ii) any items paid by Tenant under Section 4.4 of this Lease. 
 4.2.4 “Utilities Costs” shall mean the cost
of all utilities supplied for the Building (including, without limitation, water, sewer, electricity, telephone and HVAC), other than those utilities which are paid directly by Tenant. Notwithstanding anything herein to the contrary, and in addition
to Tenant’s obligations to pay items of Additional Rent as described in this Lease, throughout Tenant’s occupancy of the Premises, whether prior to, during or after the Lease Term, Tenant shall pay directly for all utilities and services
supplied to the Premises, including but not limited to electricity, telephone, water and/or gas, together with any taxes thereon (“Tenant’ s Utilities”). If any of Tenant’s Utilities are not separately metered or billed to
the Premises, Tenant shall pay to Landlord, as Additional Rent, a reasonable proportion to be determined by Landlord of all such charges jointly metered or billed with other premises in the Building, in the manner and within the time periods set
forth above for Additional Rent. The responsibility for providing and the cost of any such Tenant’s Utilities delivered to or consumed on the Premises (except for standard air conditioning and heating) shall be controlled by the terms and
conditions of this Article 4. Tenant agrees to provide all, and Landlord shall not provide any, of such utilities to the Premises. 
 4.2.4.1 To the extent possible at the Premises, Tenant, at its sole expense, shall maintain separate meters for Tenant’s use of Tenant’s Utilities. Tenant shall contract directly with the appropriate utility companies and/or
public entities for the provision of such utilities, and shall pay directly such companies’ charges and any governmental fees, taxes or other charges payable in connection with such utility service. 
 4.2.4.2 Tenant agrees that the heating, ventilation and air conditioning systems within the Premises are adequate for Tenant’s use. Tenant shall
use its best efforts to conserve energy in the operation of its heating, ventilation and air conditioning systems, and shall cooperate with Landlord in any energy conservation programs. 
 4.2.4.3 Tenant agrees that the lighting systems within the Premises are adequate for Tenant’s use. Tenant shall use its best efforts to conserve
energy in the operation of its lighting systems, and shall cooperate with Landlord in any energy conservation programs. 
 4.2.4.4 If Tenant
fails to provide any of the utility or other services as required by this Section 4.2.6 or is, in Landlord’s reasonable judgment, about to so fail, Landlord may, but shall not be required to, provide such services on Tenant’s account.
Any costs incurred by Landlord in providing such services shall be deemed Additional Rent hereunder, and shall be billed as set forth in this Lease. If Tenant fails to make any such payment of Additional Rent that includes the cost of utility or
other services, then 

  

					
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without prejudice to any other remedy that Landlord may have by reason of such failure to pay, Landlord may discontinue any such utility service to the
Premises, without thereby incurring any liability to Tenant. Any such discontinuance of utility or other service shall not be deemed an eviction (constructive or otherwise), a disturbance of possession, nor an election by Landlord to terminate the
Lease. 
 4.2.5 “Tenant’s Share” shall mean the percentage set forth in Section 9.1 of the Summary. Tenant’s
Share was calculated by dividing the number of rentable square feet of the Premises by the total rentable square feet in the Building and multiplying the product by 100. In the event either the rentable square feet of the Premises and/or the
Building is changed, Tenant’s Share shall be appropriately adjusted, and, as to the Expense Year in which such change occurs, Tenant’s Share for such year shall be determined on the basis of the number of days during such Expense Year that
each such Tenant’s Share was in effect. 
 4.3 Calculation and Payment of Additional Rent. 
 4.3.1 Calculation. For each Expense Year ending or commencing within the Lease Term, Tenant shall pay to Landlord, in the manner set forth in
Section 4.3.2, below, and as Additional Rent: (i) Tenant’s Share of Operating Expenses for such Expense Year; and (ii) Tenant’s Share of the Utilities Costs incurred for such Expense Year. 
 4.3.2 Statement of Actual Operating Expenses and Utilities Costs and Payment by Tenant. Following the end of each Expense Year, Landlord shall
give to Tenant a statement (the “Statement”), which shall indicate: (i) the Operating Expenses incurred or accrued for such preceding Expense Year; and (ii) the amount of the Utilities Costs incurred for such preceding
Expense Year. Upon receipt of the Statement for each Expense Year ending during the Lease Term, Tenant shall pay, with its next installment of Base Rent due, but in no event later than thirty (30) days after receipt of such Statement,
(A) the full amount of Tenant’s Share of Operating Expenses for such Expense Year, less the amounts, if any, paid during such Expense Year as “Estimated Operating Expenses,” as that term is defined in Section 4.3.3, below,
plus (B) the full amount of Tenant’s Share of the Utilities Costs for such Expense Year, less the amounts, if any, paid by Tenant during the Expense Year as “Estimated Utilities Costs”, as that term is defined in
Section 4.3.3 below. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the
Premises, when the final determination is made of the Operating Expenses and Utilities Costs for the Expense Year in which this Lease terminates, taking into consideration that the Lease Expiration Date may have occurred prior to the final day of
the applicable Expense Year, Tenant shall immediately pay to Landlord an amount as calculated pursuant to the provisions of Section 4.3.1 of this Lease as Tenant’s Share of the Operating Expenses and Utilities Costs for such final Expense
Year. The provisions of this Section 4.3.2 shall survive the expiration or earlier termination of the Lease Term. 
 4.3.3 Statement
of Estimated Operating Expenses and Utilities Costs. In addition, Landlord shall give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the
“Estimate”) of (i) what the total amount of Tenant’s Share of Operating Expenses for such then-current Expense Year shall be (“Estimated Operating Expenses”), and (ii) what the total amount of
Tenant’s Share of the Utilities Costs for the then-current Expense Year shall be (the “ Estimated Utilities Costs”). The Estimate Statement may be revised and reissued by Landlord from time to time. The failure of Landlord to
timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Operating Expenses or Estimated Utilities Costs under this Article 4. Within thirty (30) days after
receipt of such Estimate Statement, Tenant shall pay to Landlord an amount equal to (A) a fraction of the Estimated Operating Expenses (or the increase in the Estimated Operating Expenses if pursuant to a revised Estimate Statement) for the
then-current Expense Year (reduced by any amounts paid as Estimated Operating Expenses pursuant to the last sentence of this Section 4.3.3), plus (B) a fraction of the Estimated Utilities Costs (or the increase in the Estimated Utilities
Costs if pursuant to a revised Estimate Statement) for the then-current Expense Year (reduced by the amounts paid as Estimated Utilities Costs pursuant to the last sentence of this Section 4.3.3). Such fraction shall have as its numerator the
number of months which have elapsed in such current Expense Year to the month of such payment, both months inclusive, and shall have twelve (12) as its denominator. Until a new 

  

					
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Estimate Statement is furnished, Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to the sum of (x) one-twelfth
(1/12) of the total Estimated Operating Expenses plus (y) one-twelfth (1/12) of the total Estimated Utilities Costs set forth in the previous Estimate Statement delivered by Landlord to Tenant. 
 4.4 Taxes and Other Charges for Which Tenant Is Directly Responsible. Tenant shall reimburse Landlord, as Additional Rent, within ten
(10) days after demand, for any and all Tax Expenses payable by Landlord. In addition, Tenant shall reimburse Landlord, as Additional Rent, within ten (10) days after demand, for any and all other taxes required to be paid by Landlord,
excluding state, local and federal personal or corporate income taxes measured by the net income of Landlord from all sources and estate and inheritance taxes, whether or not now customary or within the contemplation of the parties hereto, when:

 4.4.1 said taxes are measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture, fixtures and other
personal property located in the Premises, or by the cost or value of any leasehold improvements made in or to the Premises by or for Tenant, to the extent the cost or value of such leasehold improvements exceeds the cost or value of a building
standard build-out as determined by Landlord regardless of whether title to such improvements shall be vested in Tenant or Landlord; 
 4.4.2
said taxes are assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Building; or 
 4.4.3 said taxes are assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the
Premises. 
 4.5 Late Charges. If any installment of Rent or any other sum due from Tenant shall not be received by Landlord or
Landlord’s designee within five (5) days after notice from Landlord that the same is due more than once in any twelve (12) month period, then Tenant shall pay to Landlord a late charge equal to three percent (3%) of the amount
due plus any attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of
Landlord’s other rights and remedies hereunder, at law and/or in equity and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In addition to the late charge described above, any Rent or other
amounts owing hereunder which are not paid by the date they are due shall thereafter bear interest until paid at a rate equal to the lesser of (i) the Interest Rate set forth in Section 4.2.4 above, or (ii) the highest rate permitted
by applicable law. 
 4.6 Audit Rights. Tenant, its agents, and employees shall have sixty (60) days after receiving the
Statement for a Lease Year to audit Landlord’s books and records concerning the statement at a mutually convenient time at Landlord’s offices or, if the parties mutually agree, at such other place as they so agree, provided, however, that
(i) any such examination or audit may not be conducted by any auditor whose compensation is in any way commission based, (ii) must be conducted by a certified public accountant, (iii) must be the subject of a confidentiality agreement
between Landlord, Tenant and such auditor in form and substance that is satisfactory to Landlord, and (iv) any such examination shall be at Tenant’s sole cost and expense, except as otherwise provided herein. Tenant shall give Landlord not
less than twenty (20) business days prior written notice of its intention to conduct any such audit. Landlord shall cooperate with Tenant during the course of such audit, which shall be conducted during normal business hours in Landlord’s
Building management office, but in no event shall such audit last more than three (3) business days in duration for each Lease Year audited. If Tenant’s audit of the books and records shows that the actual aggregate Operating Expenses were
five percent (5%) or more below the aggregate Operating Expenses shown on the Statement and Landlord concedes to the same (or the court or an arbitrator so rules), then Landlord shall pay to Tenant the amount owed to Tenant plus Tenant’s
reasonable out-of-pocket cost of conducting the audit, which shall in no event exceed Two Thousand Dollars ($2,000.00). 
 4.7 Fully Net
Lease . Landlord and Tenant hereby acknowledge that this Lease is a fully net lease, and that notwithstanding anything to the contrary contained herein, Tenant shall be solely responsible 

  

					
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for Tenant’s Share of all costs and expenses incurred by either Landlord or Tenant for the maintenance and repair of the Premises and Building except to
the extent specifically excluded pursuant to Section 4.2.4 and except as provided in Section 7.2 below. 
 ARTICLE 5

 USE OF PREMISES 
 5.1 Use . Tenant shall use the Premises for general office, administration, sales, training, assembly and manufacturing and warehousing purposes and/or any other uses consistent with the character and integrity of the Building.
Tenant further covenants and agrees that it shall not use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose contrary to the Rules and Regulations, or in violation of the laws of the United
States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Building (including laws pertaining to Hazardous
Materials, as defined below). Tenant shall comply with the Rules and Regulations. Landlord shall not be responsible to Tenant for the nonperformance of any of such Rules and Regulations by or otherwise with respect to the acts or omissions of any
other tenants or occupants of the Building. Tenant shall comply with all recorded covenants, conditions, and restrictions now or hereafter affecting the Real Property. 
 5.2 Hazardous Materials. 
 5.2.1 Prohibition on Use . Tenant shall not use or allow another
person or entity to use any part of the Premises for the storage, use, treatment, manufacture or sale of Hazardous Materials. Landlord acknowledges, however, that Tenant will maintain products in the Premises which are incidental to the operation of
its offices, such as photocopy supplies, secretarial supplies and limited janitorial supplies, which products contain chemicals which are categorized as Hazardous Materials. Landlord agrees that the use of such products in the Premises in compliance
with all applicable laws and in the manner in which such products are designed to be used shall not be a violation by Tenant of this Section 5.2.1. 
 5.2.2 Indemnity. Tenant agrees to indemnify, defend (with legal counsel reasonably acceptable to Landlord), protect and hold Landlord and the Landlord Parties (as defined in Section 10.1 below) harmless
from and against any and all claims, actions, administrative proceedings (including informal proceedings), judgments, damages, punitive damages, penalties, fines, costs, liabilities, interest or losses, including reasonable attorneys’ fees and
expenses, consultant fees, and expert fees, together with all other costs and expenses of any kind or nature, that arise during or after the Lease Term directly or indirectly from or in connection with the presence, suspected presence, release or
suspected release of any Hazardous Materials in or into the air, soil, surface water or groundwater at, on, about, under or within the Premises or Real Property or any portion thereof, caused by Tenant, its assignees or subtenants and/or their
respective agents, employees, contractors, licensees or invitees (collectively, “Tenant Affiliates”). Landlord shall indemnify, defend, protect, and hold harmless the Tenant, from any and all loss, cost, damage, expense and
liability (including without limitation court costs and reasonable attorneys’ fees) incurred caused by the existence of Hazardous Materials at the Building prior to the date the Premises are delivered to Tenant, except to the extent caused by
Tenant or any Tenant Affiliates. 
 5.2.3 Remedial Work. In the event any investigation or monitoring of site conditions or any
clean-up, containment, restoration, removal or other remedial work (collectively, the “Remedial Work”) is required under any applicable federal, state or local laws or by any judicial order, or by any governmental entity as the
result of operations or activities upon, or any use or occupancy of any portion of the Premises by Tenant or Tenant Affiliates, Tenant shall perform or cause to be performed the Remedial Work in compliance with such laws or order. All Remedial Work
shall be performed by one or more contractors, selected by Tenant and approved in advance in writing by Landlord. All costs and expenses of such Remedial Work shall be paid by Tenant, including, without limitation, the charges of such contractor(s),
the consulting engineers, and Landlord’s reasonable attorneys’ fees and costs incurred in connection with monitoring or review of such Remedial Work. 
  

					
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 5.2.4 Definition of Hazardous Materials. As used herein, the term “Hazardous
Materials” means any hazardous or toxic substance, material or waste which is or becomes regulated by any local governmental authority, the State of California or the United States Government, including, without limitation, any material or
substance which is (i) defined or listed as a “hazardous waste,” “extremely hazardous waste,” “restricted hazardous waste,” “hazardous substance” or “hazardous material” under any applicable
federal, state or local law or administrative code promulgated thereunder, (ii) petroleum, or (iii) asbestos. 
 ARTICLE 6

 SERVICES AND UTILITIES 
 6.1 Services and Utilities. Tenant agrees to contract directly for and to pay for all water, gas, heat, light, power, telephone, HVAC and other utilities and services supplied to the Premises, together with any
taxes thereon. If any such services are not separately metered to Tenant, any charges related thereto shall constitute Operating Expenses and Tenant agrees to pay Tenant’s Share of such charges as Additional Rent pursuant to this Lease.

 6.2 Intentionally Omitted. 
 6.3 Interruption of Use . Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services),
or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure
electricity, gas, water, or other fuel at the Building after reasonable effort to do so, by any accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond Landlord’s reasonable control; and such
failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease.
Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however occurring, through or in
connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6. Notwithstanding anything contained in this Lease to the contrary, in the event that Tenant is prevented from using, and does not
use, the Premises or any portion thereof for the Permitted Use (the “Affected Portions”) for three (3) consecutive business days (“Interruption Period”), as a result of any interruption in essential utilities
to the Premises which is due solely to the gross negligent actions of Landlord, then Tenant’s obligation to pay Minimum Monthly Rental shall be abated or reduced, as the case may be, during the period after the Interruption Period until the
earlier of (i) the date that the disrupted utilities are restored, or (ii) the date that Tenant recommences use of the Affected Portions, in the proportion that the rentable area of the Affected Portion bears to the total rentable area of
the Premises. Such Rent abatement shall be Tenant’s sole remedy in the event of a Service Interruption. Except as set forth in this Section, no discontinuance, failure or interruption of Utilities (including, without limitation the HVAC system)
shall be deemed a constructive eviction of Tenant or entitle Tenant to terminate this Lease or withhold payment of any rent due under this Lease, unless due to the gross negligence of Landlord. 
 6.4 Additional Services. Landlord shall also have the exclusive right, but not the obligation, to provide any additional services which may be
required by Tenant, including, without limitation, locksmithing, additional janitorial service, and additional repairs and maintenance, provided that Tenant shall pay to Landlord, within ten (10) days after billing, the sum of all costs to
Landlord of such additional services plus an administration fee. Charges for any utilities or service for which Tenant is required to pay from time to time hereunder, shall be deemed Additional Rent hereunder and shall be billed on a monthly basis.

  

					
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 ARTICLE 7 
 REPAIRS 
 7.1 Tenant’s Repairs. Subject to Landlord’s repair obligations in
Sections 7.2 and 11.1 below, Tenant shall, at Tenant’s own expense, keep all parts of the Building, the Premises, all Building Systems (as defined in Exhibit D) and all landscaping, parking areas and other improvements, fixtures and
furnishings therein, in good order, repair and condition at all times during the Lease Term, which repair obligations shall include, without limitation, the obligation to promptly and adequately repair all damage to the Premises and replace or
repair all damaged or broken fixtures and appurtenances; provided however, that, at Landlord’s option, or if Tenant fails to make such repairs, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord the
cost thereof, including a percentage of the cost thereof (to be uniformly established for the Building) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement
with such repairs and replacements forthwith upon being billed for same. 
 7.2 Landlord’s Repairs. Anything contained in
Section 7.1 above to the contrary notwithstanding, and subject to Articles 11 and 12 of this Lease, Landlord shall repair and maintain the footings, foundation, exterior walls, floors (but not floor covering) and roof of the Building (the
“Structural Portions”) at its sole cost and expense and shall perform the maintenance and repair obligations set forth on Schedule 1 to Exhibit D (subject to reimbursement as provided therein); provided, however, if
such maintenance and repairs are caused in part or in whole by the act, neglect, fault of or omission of any duty by Tenant, its agents, contractors, employees, licenses or invitees, Tenant shall pay to Landlord, as additional rent, the reasonable
cost of such maintenance and repairs. Landlord shall not be liable to Tenant for any failure to make any such repairs, or to perform any maintenance hereunder, and there shall be no abatement of Rent and no liability of Landlord by reason of any
injury to or interference with Tenant’s business arising from the making or a failure to make any repairs, alterations or improvements in or to any portion of the Premises or Building or in or to fixtures, appurtenances and equipment therein.
Landlord may, but shall not be required to, enter the Premises at all reasonable times to make any repairs, alterations, improvements or additions to the Premises or to the Building or to any equipment located in the Building as Landlord shall
desire or deem necessary or as Landlord may be required to do by governmental or quasi-governmental authority or court order or decree. Tenant hereby waives and releases its right to make repairs at Landlord’s expense under any law, statute, or
ordinance now or hereafter in effect. After the Lease Commencement Date, Landlord shall comply with all requirements of governmental authorities related to the Structural Portions of the Building which are required by such authorities in the
enforcement of applicable Governmental Laws. In the event Landlord shall maintain and repair any portions of the Building / Premises which are Tenant’s responsibility under Section 7.1 above, the costs of such maintenance and repair shall
become part of the Operating Expenses payable by Tenant pursuant to Article 4 hereof. 
 7.3 Tenant’s Self-Help Rights. Tenant
waives the right to make repairs at Landlord’s expense under any law, statute or ordinance now or hereafter in effect (including the provisions of California Civil Code Section 1941 and 1942 and any successor sections or statutes of a
similar nature; provided, however, if Landlord fails to perform any maintenance or repair work required of Landlord with respect to the Premises pursuant to Section 7.2 above within thirty (30) days after Landlord receives Tenant’s
written notice of the need for such repairs or maintenance (or such period of time in excess of thirty (30) days as is reasonably necessary based upon the nature of such work), then Tenant shall be permitted to make such repairs or maintenance,
using contractors reasonably approved by Landlord, provided (i) the cost of such repairs or maintenance does not exceed $50,000.00, (ii) Tenant first gives Landlord an additional two (2) days’ prior written notice indicating that
Tenant intends to undertake such repairs or maintenance, and (iii) Landlord fails to commence such repairs or maintenance within such two (2) day period. If Tenant performs any repairs or maintenance as permitted under this
Section 7.3, Landlord agrees to promptly reimburse Tenant for the reasonable, actual and documented costs of such repairs or maintenance performed by Tenant, but without any off-set rights against rent or any other amounts payable by Tenant
under this Lease. If Tenant performs any such repairs or maintenance pursuant to this Section 7.3, the performance of such repairs or maintenance shall be done in accordance with the provisions of this Lease including, without limitation,
Article 8 hereof. 
  

					
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 ARTICLE 8 
 ADDITIONS AND ALTERATIONS 
 8.1 Landlord’s Consent to Alterations. Tenant may not
make any improvements, alterations, additions or changes to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant
not less than thirty (30) days prior to the commencement thereof (which request shall also include a request that Landlord determine whether such Alterations must be removed by Tenant upon the termination or expiration of this Lease), and which
consent shall not be unreasonably withheld by Landlord; provided, however, Landlord may withhold its consent in its sole and absolute discretion with respect to any Alterations which (i) may affect the structural components of the Building, or
the Building’s mechanical, electrical, heating, ventilating, air-conditioning, or life safety systems, or (ii) are visible from outside the Premises. Notwithstanding the foregoing, Tenant may make minor changes to the Premises, the cost of
which do not exceed $25,000 each or a total of $100,000 on an annual basis, provided such changes do not require any structural or other substantial modifications to the Premises, upon thirty (30) days prior written notice to Landlord. The
construction of the initial improvements to the Premises shall be governed by the terms of the Tenant Work Letter, attached hereto as Exhibit D, and not the terms of this Article 8. 
 8.2 Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations or repairs of the Premises or about the
Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that upon Landlord’s request, Tenant shall, at Tenant’s expense, remove such Alterations upon the
expiration or any early termination of the Lease Term (upon Tenant’s request, Landlord shall specify, at the time of its consent, which Alteration, if any, must be removed upon expiration or early termination of the Lease Term), and/or the
requirement that Tenant utilize for such purposes only contractors, materials, mechanics and materialmen approved by Landlord. Tenant shall construct such Alterations and perform such repairs in conformance with any and all applicable rules and
regulations of any federal, state, county or municipal code or ordinance and pursuant to a valid building permit, issued by the City of Irvine in conformance with Landlord’s construction rules and regulations. All work with respect to any
Alterations must be done in a good and workmanlike manner and diligently prosecuted to completion to the end that the Premises shall at all times be a complete unit except during the period of work. In performing the work of any such Alterations,
Tenant shall have the work performed in such manner as not to obstruct access to the Building or the common areas by any other tenant of the Building, and as not to obstruct the business of Landlord or other tenants in the Building, or interfere
with the labor force working in the Building. If Tenant makes any Alterations, Tenant agrees to carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of such Alterations, and such other
insurance as Landlord may require, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Landlord may, in its discretion, require
Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. Upon completion of any
Alterations, Tenant shall (i) cause a timely Notice of Completion to be recorded in the office of the Recorder of Irvine County in accordance with the terms of Section 3093 of the Civil Code of the State of California or any successor
statute, (ii) deliver to Landlord a reproducible copy of the “as built” drawings of the Alterations, and (iii) deliver to Landlord evidence of payment, contractors’ affidavits and full and final waivers of all liens for
labor, services or materials. 
 8.3 Payment for Alterations. If Tenant orders any Alterations or repair work directly from Landlord,
Tenant shall pay to Landlord, within ten (10) days after demand, all charges for such work, including a percentage of the cost of such work (such percentage to be established on a uniform basis for the Building) sufficient to compensate
Landlord for all overhead, general conditions, fees and other costs and expenses arising from Landlord’s involvement with such work. If Tenant does not order any work directly from Landlord, Tenant shall reimburse Landlord, within ten
(10) days after demand, for Landlord’s out-of-pocket costs and expenses incurred in connection with Landlord’s review of such work. 
  

					
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 8.4 Landlord’s Property. All Alterations, improvements and fixtures which may be installed or
placed in or about the Premises, and all signs installed in, on or about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord. Notwithstanding the following, Landlord may, by written
notice to Tenant prior to the end of the Lease Term, require Tenant at Tenant’s expense to remove any Alterations from the Premises and repair any damage to the Premises and Building caused by such removal. If Tenant fails to complete such
removal prior and/or to repair any damage caused by the removal of any Alterations by the end of the Lease Term, Landlord may do so and may charge the cost thereof to Tenant. 
 ARTICLE 9 
 COVENANT AGAINST LIENS 
 Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or
otherwise, to attach to or be placed upon the Real Property or any portion thereof, and any and all liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Landlord shall have the right at all times to post and keep
posted on the Premises any notice which it deems necessary for protection from such liens. Tenant covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed against the Real Property or any portion
thereof, with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or the Premises, and, in case of any such lien attaching or notice of any lien, Tenant covenants and agrees to cause
it to be immediately released and removed of record. Notwithstanding anything to the contrary set forth in this Lease, in the event that such lien is not released and removed on or before the date occurring five (5) days after notice of such
lien is delivered by Landlord to Tenant, Landlord, at its sole option, may immediately take all action necessary to release and remove such lien, without any duty to investigate the validity thereof, and all sums, costs and expenses, including
reasonable attorneys’ fees and costs, incurred by Landlord in connection with such lien shall be deemed Additional Rent under this Lease and shall immediately be due and payable by Tenant. 
 ARTICLE 10 
 INSURANCE

 10.1 Indemnification and Waiver. Tenant hereby assumes all risk of damage to property and injury to persons in, on or about
the Premises from any cause whatsoever, and agrees that, to the extent not prohibited by law, Landlord, its partners and subpartners, and their respective officers, directors, shareholders, agents, property managers, employees and independent
contractors (collectively, the “Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is
sustained by Tenant or by other persons claiming through Tenant subject to the terms of Section 10.6 hereof. Tenant shall indemnify, defend, protect and hold harmless the Landlord Parties from and against any and all loss, cost, damage,
expense, cause of action, claims and liability, including without limitation court costs and reasonable attorneys’ fees (collectively “Claims”) incurred in connection with or arising from any cause in, on or about the Premises,
and/or any acts, omissions or negligence of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, employees, licensees or invitees of Tenant or any such person in, on or about the Real Property, provided that
the terms of the foregoing indemnity shall not apply to any Claims to the extent resulting from the negligence or willful misconduct of Landlord or the Landlord Parties and not insured (or required to be insured) by Tenant under this Lease.
Tenant’s agreement to indemnify Landlord pursuant to this Section 10.1 is not intended and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provision of this Lease.
The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to any Claims occurring prior to such expiration or termination. 
 10.2 Landlord Indemnity. Subject to the terms of Section 10.6 hereof, except as otherwise provided in this Lease, Landlord shall indemnify,
defend, protect, and hold harmless Tenant from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys’ 

  

					
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fees) incurred by Tenant which relates to the Premises or the Building and results from Landlord’s gross negligence or willful misconduct. In no event,
however, shall Landlord’s liability for any act or omission exceed the amount of insurance proceeds available to Landlord pursuant to the insurance carried by Landlord hereunder. 
 10.3 Landlord’s Insurance. During the Term, Landlord shall maintain replacement cost casualty insurance covering the Building (excluding
(a) the property which Tenant is obligated to insure pursuant to the terms hereof, (b) Tenant’s Alterations and (c) any portion of the Tenant Improvements not paid for with the Tenant Improvement Allowance). Such insurance shall
provide protection against any peril generally included within the classification “Fire and Extended Coverage”. Landlord shall also maintain comprehensive general liability and property damage insurance with respect to the operation of the
Building. Such insurance shall be in such amounts and with such deductibles as Landlord reasonably deems appropriate. Landlord may, but shall not be obligated to, obtain and carry any other form or forms of insurance as it or Landlord’s
mortgagees or deed of trust beneficiaries may determine advisable. Notwithstanding any contribution by Tenant to the cost of insurance premiums as provided in this Lease, Tenant acknowledges that it has no right to receive any proceeds from any
insurance policies maintained by Landlord and will not be named as an additional insured thereunder. 
 10.4 Tenant’s Compliance with
Landlord’s Fire and Casualty Insurance. Tenant shall, at Tenant’s expense, comply with all insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any increase in the
premium for any insurance policies carried by Landlord, then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance
Association (formerly the National Board of Fire Underwriters) and with any similar body. 
 10.5 Tenant’s Insurance. Tenant
shall maintain the following coverages in the following amounts at all times following the date (the “Insurance Start Date”) which is the earlier of (i) Tenant’s entry into the Premises to perform any work therein, or
(ii) the Lease Commencement Date, and continuing thereafter throughout the Lease Term: 
 10.5.1 Commercial General Liability Insurance
covering the insured against claims of bodily injury, personal injury and property damage arising out of Tenant’s operations, assumed liabilities or use of the Premises, including a Commercial General Liability endorsement covering the insuring
provisions of this Lease and the performance by Tenant of the indemnity agreements set forth in Section 10.1 of this Lease, for limits of liability not less than: (i) Bodily Injury and Property Damage Liability – $5,000,000 each
occurrence and $5,000,000 annual aggregate, and (ii) Personal Injury Liability – $5,000,000 each occurrence and $5,000,000 annual aggregate. 
 10.5.2 Physical Damage Insurance covering (i) all office furniture, trade fixtures, office equipment, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense
of Tenant, and (ii) all Alterations and other improvements and additions in and to the Premises whether owned by Landlord or Tenant pursuant to this Lease. Such insurance shall be written on an “all risks” of physical loss or damage
basis, for the guaranteed replacement cost value new without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include a vandalism and malicious mischief
endorsement, sprinkler leakage coverage and earthquake sprinkler leakage coverage. 
 10.5.3 Business interruption, loss-of-income and
extra-expense insurance in such amounts as will reimburse Tenant for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable to prevention of access to the Premises or to the
Building as a result of such perils. 
 10.5.4 The minimum limits of policies of insurance required of Tenant under this Lease shall in no
event limit the liability of Tenant under this Lease. Such insurance shall: (i) name Landlord, and any other party it so specifies, as an additional insured; (ii) specifically cover the liability assumed by Tenant under 

  

					
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this Lease, including, but not limited to, Tenant’s obligations under Section 10.1 of this Lease; (iii) be issued by an insurance company
having a rating of not less than A-X in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the State of California; (iv) be primary insurance as to all claims thereunder and provide that any
insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; (v) provide that said insurance shall not be canceled or coverage changed unless thirty (30) days’ prior written notice shall
have been given to Landlord and any mortgagee of Landlord; and (vi) contain a cross-liability endorsement or severability of interest clause acceptable to Landlord. Tenant shall deliver said policy or policies or certificates thereof to
Landlord on or before the Insurance Start Date and at least thirty (30) days before the expiration dates thereof. In the event Tenant shall fail to procure such insurance, or to deliver such certificate, Landlord may, at its option, procure
such policies for the account of Tenant, and the costs of it shall be paid to Landlord as Additional Rent within five (5) days after delivery to Tenant of bills therefor. 
 10.6 Subrogation. Landlord and Tenant agree to have their respective insurance companies issuing property damage and loss of insurance and extra
expense insurance waive any rights of subrogation that such companies may have against Landlord or Tenant, as the case may be, so long as the insurance carried by Landlord and Tenant, respectively, is not invalidated thereby. Landlord and Tenant
hereby waive any right that either may have against the other on account of any loss or damage to the extent such loss or damage is insurable under such policies of insurance. 
 10.7 Additional Insurance Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost and expense,
increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10, and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s operations therein, as may
be reasonably requested by Landlord, but in no event shall such increased amounts of insurance or such other reasonable types of insurance be in excess of that required by landlords of comparable Class “A” buildings located in the Sorrento
Mesa area. 
 ARTICLE 11 
 DAMAGE AND DESTRUCTION 
 11.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord
of any damage to the Premises resulting from fire or any other casualty or any condition existing in the Premises as a result of a fire or other casualty that would give rise to the terms of this Article 11. If the Premises or any common areas of
the Building serving or providing access to the Premises shall be damaged by fire or other casualty or be subject to a condition existing as a result of a fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays
for insurance adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the base, shell, and core of the Premises and such common areas to substantially the same condition as
existed prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building (or any portion thereof) or any other modifications to the common areas deemed desirable by
Landlord, provided that access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Notwithstanding any other provision of this Lease, upon the occurrence of any damage to the Premises, Tenant shall assign
to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 10.5.2(ii) of this Lease, and Landlord shall repair any injury or damage to the Tenant
Improvements and Alterations installed in the Premises and shall return such Tenant Improvements (to the extent paid for with the Tenant Improvement Allowance) and Alterations to their original condition; provided that if the cost of such repair by
Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s repair of the damage. In
connection with such repairs and replacements, Tenant shall, prior to the commencement of construction, submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings relating thereto, and Landlord shall
select the contractors to perform such improvement work. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof;
provided however, that if such fire or 

  

					
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other casualty shall have damaged the Premises or common areas necessary to Tenant’s occupancy, and if such damage is not the result of the negligence
or willful misconduct of Tenant or Tenant’s agents, employees, contractors, licensees or invitees, Landlord shall allow Tenant a proportionate abatement of Base Rent during the time and to the extent the Premises are unfit for occupancy for the
purposes permitted under this Lease, and not occupied by Tenant as a result thereof. 
 11.2 Termination Rights. 
 11.2.1 Termination by Landlord. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the
Premises and/or Building and/or any other portion of the Building and instead terminate this Lease by notifying Tenant in writing of such termination within sixty (60) days after the date of damage, such notice to include a termination date
giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building shall be damaged by fire or other casualty or cause or be subject to a condition existing as a result of such a fire or other casualty or
cause, whether or not the Premises are affected, and one or more of the following conditions is present: (i) repairs cannot reasonably be completed within one hundred eighty (180) days of the date of damage (when such repairs are made
without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Real Property or ground lessor with respect to the Real Property shall require that the insurance proceeds or any portion thereof be used to retire the
mortgage debt, or shall terminate the ground lease, as the case may be; or (iii) the damage or condition arising as a result of such damage is not fully covered, except for deductible amounts, by Landlord’s insurance policies. In addition,
if the Premises, the Building or any portion of the Building is destroyed or damaged to any substantial extent (meaning that the damage cannot be repaired within 180 days) during the last twenty four (24) months of the Lease Term, then
notwithstanding anything contained in this Article 11, either Landlord or Tenant shall have the option to terminate this Lease by giving written notice to Tenant of the exercise of such option within thirty (30) days after such damage or
destruction, in which event this Lease shall cease and terminate as of the date of such notice. Upon such termination of this Lease pursuant to this Section 11.2, Tenant shall pay the Base Rent and Additional Rent, properly apportioned up to
such date of damage (subject to any abatement as provided in Section 11.1 above), and both parties hereto shall thereafter be freed and discharged of all further obligations hereunder, except as provided for in provisions of this Lease which by
their terms survive the expiration or earlier termination of this Lease Term. 
 11.2.2 Termination by Tenant. Notwithstanding
anything to the contrary set forth in this Article 11, Tenant shall have the right to terminate this Lease in the event that the Premises is damaged in such a way that (i) the work necessary to be completed by Landlord to restore the Premises
(excluding completion of the Tenant Improvements (as defined in the Tenant Work Letter)) is anticipated to take more than one hundred eighty (180) days after the date of the damage, unless Landlord’s architect certifies to Tenant the
contrary, and (ii) such damage to the Premises prevents Tenant from using less than eighty percent (80%) of the entire Premises during such period. If Tenant is interested in exercising its option to terminate this Lease as provided
herein, Tenant shall, within thirty (30) days after the damage to the Premises has occurred, deliver a written notice to Landlord requesting a determination of the time necessary to complete the restoration of the Premises, and Landlord shall
provide such certification from Landlord’s architect within thirty (30) days after receipt of such request. Tenant shall then have thirty (30) days after receipt of Landlord’s notice to provide written notice to Landlord of its
intention to terminate this Lease. If Tenant delivers such a notice, this Lease shall be terminated on the date which is thirty (30) days after Landlord’s receipt of such notice. 
 11.3 Abatement of Rent. In the event of damage described in Section 11.1 above, and the rent payable hereunder for the period during which
such damage, repair or restoration continues shall be abated in proportion to the degree to which Tenant’s use of the Premises is impaired. Except for abatement of rent, if any, Tenant shall have no claim against Landlord for any damage
suffered by reason of any such damage, destruction, repair or restoration. 
 11.4 Waiver of Statutory Provisions. The provisions of
this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or 

  

					
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destruction of, all or any part of the Real Property, and any statute or regulation of the State of California, including, without limitation, Sections
1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect,
shall have no application to this Lease or any damage or destruction to all or any part of the Real Property. 
 ARTICLE 12 

CONDEMNATION 
 If more than
ten percent (10%) or more of the Premises is taken, or if access to the Premises is substantially impaired as a result of any taking of the Building by power of eminent domain or condemned by any competent authority for any public or
quasi-public use or purpose, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease upon ninety (90) days’ notice to Tenant,
provided such notice is given no later than one hundred eighty (180) days after the date of such taking, condemnation, reconfiguration, vacation, deed or other instrument. If more than twenty-five percent (25%) of the rentable square feet
of the Premises is taken, or if access to the Premises is substantially impaired as a result of any taking of all or any portion of the Building, Tenant shall have the option to terminate this Lease upon ninety (90) days’ notice to
Landlord, provided such notice is given no later than one hundred eighty (180) days after the date of such taking. Landlord shall be entitled to receive the entire award or payment in connection therewith, except that Tenant shall have the
right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving
expenses, so long as such claim does not diminish the award available to Landlord, its ground lessor with respect to the Real Property or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of
such termination, or the date of such taking, whichever shall first occur. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Base Rent shall be proportionately abated. Tenant hereby waives any and all rights
it might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure. 
 ARTICLE 13 
 COVENANT OF QUIET ENJOYMENT 
 Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on
the part of Tenant to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without interference by any
persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied. 
 ARTICLE 14

 ASSIGNMENT AND SUBLETTING 
 14.1 Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any
interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or permit the use of the Premises by any persons other than Tenant and
its employees (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a
“Transferee”). If Tenant shall desire Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the
Transfer, which shall not be less than forty-five (45) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the
“Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of 

  

					
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all existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such
Transfer or the agreements incidental or related to such Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and (v) such other information as Landlord may reasonably
require. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under Section 19.1.7 of this Lease.
Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s review and processing fees, as well as any reasonable legal fees incurred by Landlord, within thirty (30) days after written request by Landlord.

 14.2 Landlord’s Consent. Subject to Landlord’s rights in Section 14.4 below, Landlord shall not unreasonably
withhold or delay its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. In the event that Landlord shall fail to approve or disapprove of a transfer within ten (10) business
days of Tenant’s delivery to Landlord of all required information under clauses (i) through (iv) in Section 14.1, above, Landlord’s consent shall be deemed given. The parties hereby agree that it shall be deemed to be
reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent: 
 14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building; 
 14.2.2 The Transferee’s intended use of the Subject Space is not permitted under this Lease; 
 14.2.3 The Transfer will result in more than a reasonable and safe number of occupants per floor within the Subject Space; 
 14.2.4 The Transferee is a governmental entity or agency; 
 14.2.5 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under the Lease on the date consent is requested; 
 14.2.6 The proposed Transfer would cause Landlord to be in violation of another lease or agreement to which Landlord is a party, or would give an
occupant of the Building a right to cancel its lease; or 
 14.2.7 Either the proposed Transferee, or any person or entity which directly or
indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, (i) occupies space in the Building at the time of the request for consent, (ii) is negotiating with Landlord to lease space in the Building
at such time, or (iii) has negotiated with Landlord during the twelve (12)-month period immediately preceding the Transfer Notice. 
 If
Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section 14.4 of this Lease), Tenant may within six (6) months after Landlord’s
consent, but not later than the expiration of said six (6)-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to
Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent
to such Transfer under this Section 14.2, or (ii) which would cause the proposed Transfer to be more favorable to the Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to
Landlord for its approval and other action under this Article 14 (including Landlord’s right of recapture, if any, under Section 14.4 of this Lease). 
  

					
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 14.3 Intentionally Omitted. 
 14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 14, Landlord shall have the
option, by giving written notice to Tenant within fifteen (15) days after receipt of any Transfer Notice, to recapture the Subject Space; provided, however, Tenant shall have the right to withdraw its Transfer Notice within ten (10) days
of its receipt of Landlord’s recapture notice and in such event, any such Transfer Notice and Landlord’s recapture notice shall be of no further force or effect. Such recapture notice shall cancel and terminate this Lease with respect to
the Subject Space as of the date stated in the Transfer Notice as the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in the Transfer Notice. If this Lease shall be canceled with respect to less
than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease as so amended
shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the same. If Landlord declines, or fails to elect in a timely manner to recapture the Subject Space under this
Section 14.4, then, provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to proceed to transfer the Subject Space to the proposed Transferee, subject to provisions of the last paragraph of Section 14.2 of this
Lease. 
 14.5 Effect of Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way
be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy
of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified by an independent certified public accountant, or Tenant’s
chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether
with or without Landlord’s consent, shall relieve Tenant or any guarantor of the Lease from liability under this Lease. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and
papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium with respect to any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency
and Landlord’s costs of such audit and if understated by more than ten percent (10%), Landlord shall have the right to cancel this Lease upon thirty (30) days’ notice to Tenant. 
 14.6 Intentionally Omitted. 
 14.7
Permitted Transfers. Notwithstanding anything to the contrary contained in this Lease, Landlord’s consent shall not be required for any assignment of this Lease or sublease of all or a portion of the Premises to an Affiliate of Tenant
(as defined below) so long as the following conditions are satisfied: (i) at least thirty (30) business days before any such assignment or sublease, Landlord receives written notice of such assignment or sublease (as well as any documents
or information reasonably requested by Landlord regarding the proposed intended transfer and the transferee); (ii) Tenant is not then and has not been in default under this Lease; (iii) if the transfer is an assignment or any other
transfer to an Affiliate other than a sublease, the intended assignee assumes in writing all of Tenant’s obligations under this Lease relating to the Premises in a form satisfactory to Landlord or, if the transfer is a sublease, the intended
sublessee accepts the sublease in a form satisfactory to Landlord; (iv) the intended transferee has a tangible net worth, as evidenced by financial statements delivered to Landlord and certified by an independent certified public accountant in
accordance with generally accepted accounting principles that are consistently applied, at least equal to the net worth of the original Tenant under the Lease as of the Effective Date; (v) the Premises shall continue to be operated solely for
the use specified in the Lease; (vi) Tenant shall pay to Landlord all costs reasonably incurred by Landlord or any mortgagee or ground lessor for such assignment or subletting, including, without limitation, reasonable attorneys’ fees; and
(vii) no transfer to an Affiliate in accordance with this subparagraph shall relieve the Tenant named herein of any obligation under this Lease or alter the primary liability of the Tenant named herein for the payment of Rent or for the
performance of any other obligation to be performed by Tenant, including the obligations contained in the Lease with respect to any Affiliate. As used herein, an “Affiliate” means any entity that (A) controls, is controlled by,
or is under common control with Tenant, (B) results from the transfer of all or substantially all of Tenant’s assets or stock, or (C) results from the merger or consolidation of Tenant with another entity. “Control”
means the direct or indirect ownership of more than fifty percent (50%) of the voting securities of an entity or possession of the right to vote more than fifty (50%) of the voting interest in the ordinary direction of the entity’s
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 14.8 Permitted Subleases. Notwithstanding anything to the contrary set forth herein, Tenant shall
be entitled to sublease any portion of the Premises, without Landlord’s consent, to any sublessee of the Premises, provided that (i) the use of the Premises by such sublessee is in compliance with all laws and regulations applicable to the
Premises and (ii) Tenant shall remain liable and shall not be released from the terms and conditions of this Lease. 
 ARTICLE 15

 SURRENDER OF PREMISES; REMOVAL OF TRADE FIXTURES 
 15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to
constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in a writing signed by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not
constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time
upon request until this Lease shall have been terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall
operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises. 
 15.2 Removal of Tenant Property by
Tenant. All articles of personal property and all business and trade fixtures, machinery and equipment, furniture and movable partitions owned by Tenant or installed by Tenant at its expense in the Premises, which items are not a part of the
tenant improvements installed in the Premises, shall remain the property of Tenant, and may be removed by Tenant at any time during the Lease Term as long as Tenant is not in default under this Lease with any applicable cure period having expired.
Upon the expiration of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant
took possession and as thereafter improved by Landlord and/or Tenant, reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without
expense to Landlord, remove or cause to be removed from the Premises all debris and rubbish, and such items of furniture, equipment, free-standing cabinet work, and other articles of personal property owned by Tenant or installed or placed by Tenant
at its expense in the Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building
resulting from such removal. 
 15.3 Removal of Tenant’s Property by Landlord. Whenever Landlord shall re-enter the Premises as
provided in this Lease, any personal property of Tenant not removed by Tenant upon the expiration of the Lease Term, or within forty-eight (48) hours after a termination by reason of Tenant’s default as provided in this Lease, shall be
deemed abandoned by Tenant and may be disposed of by Landlord in accordance with Sections 1980 through 1991 of the California Civil Code and Section 1174 of the California Code of Civil Procedure, or in accordance with any laws or judicial
decisions which may supplement or supplant those provisions from time to time. 
 15.4 Landlord’s Actions on Premises. Tenant
hereby waives, and releases Landlord from, all claims for damages or other liability in connection with Landlord’s or its agents’ or representatives’ reentering and taking possession of the Premises or removing, retaining, storing or
selling the property of Tenant as herein provided, and Tenant hereby indemnifies and holds Landlord harmless from any such damages or other liability, and no such re-entry shall be considered or construed to be a forcible entry. 
  

					
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 ARTICLE 16 
 HOLDING OVER 
 If Tenant holds over after the expiration of the Lease Term, with or without
the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Base Rent shall be payable at a monthly rate equal to one
hundred twenty-five percent (125%) of the greater of (i) the Base Rent applicable during the last rental period of the Lease Term under this Lease or (ii) the fair market rental rate for the Premises as of the commencement of such
holdover period. Such month-to-month tenancy shall be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16 shall be construed as consent by Landlord to any holding over by Tenant, and
Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not be deemed to
limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. Tenant acknowledges that if Tenant holds over without Landlord’s consent, such holding over may compromise or otherwise affect Landlord’s
ability to enter into new leases with prospective tenants regarding the Premises. Therefore, if Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing
therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from and against all Claims resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon
such failure to surrender, and any losses suffered by Landlord, including lost profits, resulting from such failure to surrender. 
 ARTICLE 17 
 ESTOPPEL CERTIFICATES 
 17.1 Tenant Estoppel. Within ten (10) days following a request in writing by Landlord, Tenant shall execute and deliver to Landlord an
estoppel certificate which, as submitted by Landlord, shall be substantially in the form of Exhibit E, attached hereto (or such other form as may be required by any prospective mortgagee or purchaser of the Building or any portion thereof),
indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee or purchasers. Tenant shall execute and
deliver whatever other instruments may be reasonably required for such purposes. At any time during the Lease Term, Landlord may require Tenant to provide Landlord with a current financial statement and financial statements of the two (2) years
prior to the current financial statement year. Such statements shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public
accountant. Failure of Tenant to timely execute and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true
and correct, without exception. 
 17.2 Landlord Estoppel. Landlord shall, at any time and from time to time, within ten
(10) days following written notice by Tenant, execute, acknowledge and deliver to Tenant a statement in writing prepared by Tenant and edited by Landlord, as appropriate, certifying that the Lease is unmodified and in full force and effect (or
that there have been modifications, that the same is in full force and effect as modified and stating the modifications), the dates to which Tenant has paid rent, adjustments to rent, and other charges paid in advance, if any, stating whether or not
to the best knowledge of Landlord, Tenant is in default in the performance of any covenant, agreement or condition contained in the Lease and, if so, specifying each such default of which Landlord may have knowledge, or containing any other
information and certifications which reasonably may be requested by Tenant, any proposed assignee or subtenant of Tenant, or any proposed lender of Tenant. Any such statement, delivered pursuant to this subsection, may be relied upon by any proposed
assignee or subtenant or any proposed lender of Tenant. 
  

					
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 ARTICLE 18 
 SUBORDINATION 
 This Lease shall be subject and subordinate to all easement agreements and
covenants, conditions and restrictions recorded against the land underlying the Building, and to all present and future ground or underlying leases of the Real Property and to the lien of any mortgages or trust deeds, now or hereafter in force
against the Real Property, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of
such mortgages or trust deeds, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto; provided, however, that as a condition to the subordination of this Lease to any future ground leases
and future mortgages and deeds of trust, Landlord shall obtain from any such first mortgagee or ground lessor a commercially reasonable form of non-disturbance agreement, which shall provide that so long as Tenant is in compliance with the terms of
this Lease, Tenant shall not be disturbed by such first mortgagee or ground lessor. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof, to attorn, without any
deductions or set -offs whatsoever, to the purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof if so requested to do so by such purchaser, and to recognize such purchaser as the lessor under this Lease. Tenant
shall, within five (5) days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust
deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the
obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 
 ARTICLE 19 
 DEFAULTS; REMEDIES 
 19.1
Defaults. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any reduction of Rent. The occurrence of any of the following shall
constitute a default of this Lease by Tenant: 
 19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under
this Lease, or any part thereof, when due; or 
 19.1.2 Any failure by Tenant to observe or perform any other provision, covenant or
condition of this Lease to be observed or performed by Tenant where such failure continues for twenty (20) days after written notice thereof from Landlord to Tenant; provided however, that any such notice shall be in lieu of, and not in
addition to, any notice required under California Code of Civil Procedure Section 1161 or any similar or successor law; and provided further that if the nature of such default is such that the same cannot reasonably be cured within a twenty
(20) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure said default, as soon as possible; or 
 19.1.3 Abandonment or vacation of the Premises by Tenant during which Tenant does not maintain the Premises as required by the terms of this Lease; or

 19.1.4 To the extent permitted by law, a general assignment by Tenant or any guarantor of the Lease for the benefit of creditors, or the
filing by or against Tenant or any guarantor of any proceeding under an insolvency or bankruptcy law, unless in the case of a proceeding filed against Tenant or any guarantor the same is dismissed within sixty (60) days, or the appointment of a
trustee or receiver to take possession of all or substantially all of the assets of Tenant or any guarantor, unless possession is restored to Tenant or such guarantor within thirty (30) days, or any execution or other judicially authorized
seizure of all or substantially all of Tenant’s assets located upon the Premises or of Tenant’s interest in this Lease, unless such seizure is discharged within thirty (30) days; or 
  

					
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 19.1.5 The hypothecation or assignment of this Lease or subletting of the Premises, or attempts at such
actions, in violation of Article 14 hereof. 
 19.2 Remedies Upon Default. Upon the occurrence of such default by Tenant, Landlord
shall have, in addition to any other remedies available to Landlord at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand
whatsoever. 
 19.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails
to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or
any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 
 (i) The worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus 
 (ii) The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have
been reasonably avoided; plus 
 (iii) The worth at the time of award of the amount by which the unpaid rent for the balance
of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (iv) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be
likely to result therefrom, specifically including but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and
any special concessions made to obtain a new tenant; and 
 (v) At Landlord’s election, such other amounts in addition to
or in lieu of the foregoing as may be permitted from time to time by applicable law. 
 The term “rent” as used in this
Section 19.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and (ii), above, the “worth at the
time of award” shall be computed by allowing interest at the Interest Rate set forth in Section 4.2.4 of this Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii)
above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 
 19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s
breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant,
Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 
 19.2.3 Landlord may, but shall not be obligated to, make any such payment or perform or otherwise cure any such obligation, provision, covenant or
condition on Tenant’s part to be observed or performed (and may enter the Premises for such purposes), all at Tenant’s expense, without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations
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of Tenant’s failure to perform any of its obligations or covenants under this Lease, and such failure to perform poses a material risk of injury or harm
to persons or damage to or loss of property, then Landlord shall have the right to cure or otherwise perform such covenant or obligation at any time after such failure to perform by Tenant, whether or not any such notice or cure period set forth in
Section 19.1 above has expired. Any such actions undertaken by Landlord pursuant to the foregoing provisions of this Section 19.2.3 shall not be deemed a waiver of Landlord’s rights and remedies as a result of Tenant’s failure to
perform and shall not release Tenant from any of its obligations under this Lease. 
 19.3 Payment by Tenant. Tenant shall pay to
Landlord, within fifteen (15) days after delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with Landlord’s performance or cure of
any of Tenant’s obligations pursuant to the provisions of Section 19.2.3 above; and (ii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to collect the Rent or in enforcing or
attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended. Tenant’s obligations under this Section 19.3 shall survive the expiration or
sooner termination of the Lease Term. 
 19.4 Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account
of any default by Tenant, as set forth in this Article 19, following any such default by Tenant, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by
Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest
in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 
 19.5 Form of Payment After Default. Following the occurrence of an event of default by Tenant, Landlord shall have the right to require that any
or all subsequent amounts paid by Tenant to Landlord hereunder, whether in the cure of the default in question or otherwise, be paid in the form of cash, money order, cashier’s or certified check drawn on an institution acceptable to Landlord,
or by other means approved by Landlord, notwithstanding any prior practice of accepting payments in any different form. 
 19.6 Waiver of
Default. No waiver by Landlord of any violation or breach by Tenant of any of the terms, provisions and covenants herein contained shall be deemed or construed to constitute a waiver of any other or later violation or breach by Tenant of the
same or any other of the terms, provisions, and covenants herein contained. Forbearance by Landlord in enforcement of one or more of the remedies herein provided upon a default by Tenant shall not be deemed or construed to constitute a waiver of
such default. The acceptance of any Rent hereunder by Landlord following the occurrence of any default, whether or not known to Landlord, shall not be deemed a waiver of any such default, except only a default in the payment of the Rent so accepted.

 19.7 Efforts to Relet. For the purposes of this Article 19, Tenant’s right to possession shall not be deemed to have been
terminated by efforts of Landlord to relet the Premises, by its acts of maintenance or preservation with respect to the Premises, or by appointment of a receiver to protect Landlord’s interests hereunder. The foregoing enumeration is not
exhaustive, but merely illustrative of acts which may be performed by Landlord without terminating Tenant’s right to possession. 
 ARTICLE 20 
 SECURITY DEPOSIT 
 Concurrent with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a security deposit (the “Security Deposit”) in the amount set forth in Section 10 of the Summary. The
Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of all the terms, covenants, and conditions of this Lease to be kept and performed by Tenant during the Lease Term. If Tenant defaults with respect to any
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Rent, Landlord may, but shall not be required to, use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum
in default, or for the payment of any amount that Landlord may spend or become obligated to spend by reason of Tenant’s default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default.
If any portion of the Security Deposit is so used or applied, Tenant shall, within five (5) days after written demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and
Tenant’s failure to do so shall be a default under this Lease. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit, or any balance thereof, shall be returned to Tenant, or, at
Landlord’s option, to the last assignee of Tenant’s interest hereunder, within sixty (60) days following the expiration of the Lease Term. Tenant shall not be entitled to any interest on the Security Deposit. Tenant hereby waives the
provisions of Section 1950.7 of the California Civil Code, and all other provisions of law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the
payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable,
caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. 
 ARTICLE 21 
 SIGNS 
 21.1 Standard
Signage. Provided all signs are in compliance with applicable governmental requirements therefor, Tenant may install business identification signage anywhere outside, inside, or on the Building, including in the elevator lobby of the Premises.
Such signage shall be installed by Tenant at Tenant’s sole cost and expense. Upon the expiration or earlier termination of this Lease, Tenant shall remove all signs installed by Tenant, and shall repair all damage to the Premises caused by such
removal, and restore the areas where the signage was located to the condition existing prior to the installation of such signage. 
 21.2
Prohibited Signage and Other Items. Any window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or Building are
subject to the prior written approval of Landlord, in its sole discretion. 
 ARTICLE 22 
 COMPLIANCE WITH LAW 
 Tenant
shall not do anything or suffer anything to be done in or about the Premises which will in any way conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or
promulgated. At its sole cost and expense, Tenant shall promptly comply with all such governmental measures (including those pertaining to Hazardous Materials), other than the making of structural changes to the Building (collectively, the
“Excluded Changes”), except to the extent such Excluded Changes are required due to Tenant’s alterations to or manner of use of the Premises. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant
by a state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense,
to comply promptly with such standards or regulations. In addition, Tenant shall fully comply with all present or future programs intended to manage parking, transportation or traffic in and around the Building, and in connection therewith, Tenant
shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related
committees or entities. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be
conclusive of that fact as between Landlord and Tenant. 
  

					
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 ARTICLE 23 
 ENTRY BY LANDLORD 
 Landlord reserves the right at all reasonable times and upon prior
reasonable notice to Tenant (except no such prior notice shall be required in emergencies) to enter the Premises to: (i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees or ground or underlying lessors, or, during
the last twelve (12) months of the Lease Term, prospective tenants; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building if necessary to comply with current building codes or other
applicable laws, or for structural alterations, repairs or improvements to the Building, or as Landlord may otherwise reasonably desire or deem necessary. Notwithstanding anything to the contrary contained in this Article 27, Landlord may enter the
Premises at any time, without notice to Tenant, to (A) perform janitorial and other services required of Landlord, (B) take possession due to any breach of this Lease in the manner provided herein; and (C) perform any covenants of
Tenant which Tenant fails to perform. Any such entries shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish the stated purposes; provided, however, that any such entry shall be
accomplished as expeditiously as reasonably possible and in a manner so as to cause as little interference to Tenant as reasonably possible. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with
Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by Landlord’s entry into the Premises. For each of the above purposes, Landlord shall at all times have a key with
which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated in advance by Tenant. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open
the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of
Tenant from any portion of the Premises. 
 ARTICLE 24 
 TENANT PARKING 
 Tenant shall be entitled to use throughout the Lease Term the number of
unreserved parking passes set forth in Section 12 of the Summary, in a location in the parking area for the Building. Tenant shall not be required to pay to Landlord any parking fees for the use of such parking passes during the Lease Term,
other than any parking taxes which may be imposed by governmental authorities in connection with the use of such parking. Tenant’s continued right to use the parking passes is conditioned upon Tenant abiding by all rules and regulations which
are prescribed from time to time for the orderly operation and use of the parking area for the Building and upon Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations. In addition,
Landlord may assign any parking spaces and/or make all or a portion of such spaces reserved or institute an attendant-assisted tandem parking program and/or valet parking program if Landlord determines in its sole discretion that such is necessary
or desirable for orderly and efficient parking. 
 ARTICLE 25 
 MISCELLANEOUS PROVISIONS 
 25.1 Binding Effect. Each of the
provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective successors or assigns, provided this clause shall not permit any assignment by
Tenant contrary to the provisions of Article 14 of this Lease. 
 25.2 No Air Rights. No rights to any view or to light or air over
any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by reason of any repairs,
improvements, maintenance or cleaning in or about the Building, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 
  

					
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 25.3 Modification of Lease . Should any current or prospective mortgagee or ground lessor for the
Building require a modification or modifications of this Lease, which modification or modifications will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant
hereunder, then and in such event, Tenant agrees that this Lease may be so modified and agrees to execute whatever documents are required therefor and deliver the same to Landlord within ten (10) days following the request therefor. Should
Landlord or any such prospective mortgagee or ground lessor require execution of a short form of Lease for recording, containing, among other customary provisions, the names of the parties, a description of the Premises and the Lease Term, Tenant
agrees to execute such short form of Lease and to deliver the same to Landlord within ten (10) days following the request therefor. 
 25.4 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Real Property and in this Lease, and Tenant agrees that in the event of any such
transfer and a transfer of the Security Deposit, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations hereunder after the
date of transfer. Tenant further acknowledges that Landlord may assign its interest in this Lease to the holder of any mortgage or deed of trust as additional security, but agrees that such an assignment shall not release Landlord from its
obligations hereunder and that Tenant shall continue to look to Landlord for the performance of its obligations hereunder. 
 25.5
Prohibition Against Recording. Except as provided in Section 25.3 of this Lease, neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or
on behalf of Tenant, and the recording thereof in violation of this provision shall make this Lease null and void at Landlord’s election. 
 25.6 Captions. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 
 25.7 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create
the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be
deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 
 25.8 Time of
Essence. Time is of the essence of this Lease and each of its provisions. 
 25.9 Partial Invalidity. If any term, provision or
condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is
invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 
 25.10 Landlord Exculpation. It is expressly understood and agreed that notwithstanding anything in this Lease to the contrary, and notwithstanding
any applicable law to the contrary, the liability of Landlord and the Landlord Parties hereunder (including any successor landlord) and any recourse by Tenant against Landlord or the Landlord Parties (including any successor landlord) shall be
limited solely and exclusively to an amount which is equal to the interest of Landlord in the Building, and neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases
such personal liability on behalf of itself and all persons claiming by, through or under Tenant. 
 25.11 Intentionally Omitted.

 25.12 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting
this Lease and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or 

  

					
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displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. This Lease,
the exhibits and schedules attached hereto, and any side letter or separate agreement executed by Landlord and Tenant in connection with this Lease and dated of even date herewith contain all of the terms, covenants, conditions, warranties and
agreements of the parties relating in any manner to the rental, use and occupancy of the Premises, shall be considered to be the only agreement between the parties hereto and their representatives and agents, and none of the terms, covenants,
conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. 
 25.13
Intentionally Omitted. 
 25.14 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts
of God, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform
(collectively, the “Force Majeure”), except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease, and except as to Tenant’s obligations under Exhibit
D, notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of
an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. 
 25.15 Notices. All notices, demands, statements, approvals or communications (collectively, “Notices”) given or required to be given by either party to the other hereunder shall be in writing,
shall be sent by United States certified or registered mail, postage prepaid, return receipt requested, or delivered personally (i) to Tenant at the appropriate address set forth in Section 5 of the Summary, or to such other place as
Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the addresses set forth in Section 3 of the Summary, or to such other firm or to such other place as Landlord may from time to time designate in a
Notice to Tenant. Any Notice will be deemed given on the date which is two (2) business days after it is mailed as provided in this Section 25.15 or upon the date personal delivery is made. If Tenant is notified of the identity and address
of Landlord’s mortgagee or ground or underlying lessor, Tenant shall give to such mortgagee or ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such
mortgagee or ground or underlying lessor shall be given a reasonable opportunity to cure such default prior to Tenant’s exercising any remedy available to Tenant. 
 25.16 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several. 
 25.17 Authority. If Tenant is a corporation or partnership, each individual executing this Lease on behalf of Tenant hereby represents and
warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Lease and that each person signing on behalf of Tenant is authorized to do so.

 25.18 Governing Law. This Lease shall be construed and enforced in accordance with the laws of the State of California. 

25.19 Submission of Lease . Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or an
option for lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 
 25.20
Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in
Section 13 of the Summary and Landlord’s designated representative (the “Brokers”), and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease. Landlord shall
pay the brokerage commissions owing to the Brokers in 

  

					
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connection with the transaction contemplated by this Lease pursuant to the terms of a separate written agreement between Landlord and the Brokers. Each party
agrees to indemnify, defend, protect and hold the other party harmless from and against any and all Claims with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s dealings
with any real estate broker or agent other than the Brokers. The terms of this Section 25.20 shall survive the expiration or earlier termination of the Lease Term. 
 25.21 Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any
statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other
amounts owing hereunder against Landlord; provided, however, that the foregoing shall in no way impair the right of Tenant to commence a separate action against Landlord for any violation by Landlord of the provisions hereof so long as notice is
first given to Landlord and any holder of a mortgage or deed of trust covering the Building, Real Property or any portion thereof, of whose address Tenant has theretofore been notified, and an opportunity is granted to Landlord and such holder to
correct such violations as provided above. 
 25.22 Intentionally Omitted. 
 25.23 Hazardous Materials. Tenant acknowledges that Landlord has agreed to make the existing Phase I Environmental Assessment Report, if any,
available to Tenant upon Tenant’s prior written request. Tenant acknowledges that Landlord may incur costs (a) for complying with laws, codes, regulations or ordinances relating to Hazardous Materials, or (b) otherwise in connection
with Hazardous Materials including, without limitation, the following: (i) Hazardous Materials present in soil or ground water, (ii) Hazardous Materials that migrate, flow, percolate, diffuse or in any way move onto or under the Building,
(iii) Hazardous Materials present on or under the Building as a result of any discharge, dumping or spilling (whether accidental or otherwise) on the Building by other tenants of the Building or their agents, employees, contractors or invitees,
or by others, and (iv) material which becomes Hazardous Materials due to a change in laws, codes, regulations or ordinances which relate to hazardous or toxic material, substances or waste. Tenant agrees that the costs incurred by Landlord with
respect to, or in connection with, the Building for complying with laws, codes, regulations or ordinances relating to Hazardous Materials shall be an Operating Expense, unless the cost of such compliance, as between Landlord and Tenant, is made the
responsibility of Tenant under this Lease. Notwithstanding the foregoing, Tenant shall not be responsible for any costs or expenses incurred in connection with any loss or injury caused by (A) the presence of any Hazardous Materials existing on
the Building prior to the Effective Date of this Lease, or (B) the release of any Hazardous Materials on the Building by Landlord. To the extent any such Operating Expense relating to Hazardous Materials is subsequently recovered or reimbursed
through insurance, or recovery from responsible third parties, or other action, Tenant shall be entitled to a proportionate share of such Operating Expense to which such recovery or reimbursement relates. 
 25.24 Intentionally Omitted. 
 25.25
No Discrimination. Tenant covenants by and for itself, its heirs, executors, administrators and assigns, and all persons claiming under or through Tenant, and this Lease is made and accepted upon and subject to the following conditions: that
there shall be no discrimination against or segregation of any person or group of persons, on account of race, color, creed, sex, religion, marital status, ancestry or national origin in the leasing, subleasing, transferring, use, or enjoyment of
the Premises, nor shall Tenant itself, or any person claiming under or through Tenant, establish or permit such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy, of tenants,
lessees, sublessees, subtenants or vendees in the Premises. 
 25.26 Successors. Except as otherwise expressly provided herein, the
obligations of this Lease shall bind and benefit the successors and assigns of the parties hereto; provided, however, that no assignment, sublease or other transfer in violation of the provisions of Article 14 shall operate to vest any rights in any
putative assignee, subtenant or transferee of Tenant. 
  

					
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 25.27 Intentionally Omitted. 
 25.28 Intentionally Omitted. 
 25.29
Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 
 25.30 No Waiver. No waiver of any provision of this Lease shall be implied by any failure of a party to enforce any remedy on account of the
violation of such provision, even if such violation shall continue or be repeated subsequently, any waiver by a party of any provision of this Lease may only be in writing, and no express waiver shall affect any provision other than the one
specified in such waiver and that one only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant’s
right of possession hereunder or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the
commencement of a suit or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. 
 25.31 Jury Trial; Attorneys’ Fees. IF EITHER PARTY COMMENCES LITIGATION AGAINST THE OTHER FOR THE SPECIFIC PERFORMANCE OF THIS LEASE, FOR
DAMAGES FOR THE BREACH HEREOF OR OTHERWISE FOR ENFORCEMENT OF ANY REMEDY HEREUNDER, THE PARTIES HERETO AGREE TO AND HEREBY DO WAIVE ANY RIGHT TO A TRIAL BY JURY. In the event of any such commencement of litigation, the prevailing party shall be
entitled to recover from the other party such costs and reasonable attorneys’ fees as may have been incurred, including any and all costs incurred in enforcing, perfecting and executing such judgment. 
 25.32 Communications Equipment. Subject to all governmental laws, rules and regulations, Tenant, and Tenant’s contractors (which shall first
be approved by Landlord) shall have the right and access, without further payment of rent to Landlord, to install, repair, replace, remove, operate and maintain a communications antenna and/or satellite, together with all necessary cable, wiring,
conduits and related equipment (collectively, “Communication Equipment”), for the purpose of receiving and sending radio, television, computer, telephone or other communication signals, in connection with the Permitted Use, at a
location on the roof of the Building as reasonably requested by Tenant and reasonably approved by Landlord in writing. Tenant’s installation and operation of the Communication Equipment shall be governed by the following terms and conditions:

 25.32.1 Tenant’s right to install, replace, repair, remove, operate and maintain the Communication Equipment shall be subject to all
governmental laws, rules and regulations and Landlord makes no representations that such laws, rules and regulations permit such installation and operation. 
 25.32.2 The exact size, quality, materials and aesthetics of, and any required screening for, the Communication Equipment shall be subject to Landlord’s prior written consent which shall not be unreasonably
withheld or delayed. 
 25.32.3 All costs of installation, operation and maintenance of the Communication Equipment and any necessary related
equipment (including, without limitation, costs of obtaining any necessary permits and of connections to the Building’s electrical system) shall be borne by Tenant. 
  

					
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 25.32.4 It is expressly understood that Landlord retains the right to use the roof of the Building for
any purpose whatsoever provided that Landlord shall not unduly interfere with Tenant’s use of the Communication Equipment. 
 25.32.5
Tenant shall use the Communication Equipment solely in connection with the Permitted Use and so as not to cause any interference (i) with any other communications from or to the Building, or (ii) to other existing tenants or occupants in
the Building and related facilities who may use the communication facilities located at the Building and/or related facilities, or (iii) with any other existing tenant’s or occupant’s communication equipment. In addition, Tenant shall
use the Communication Equipment in a manner so as not to damage or interfere with the normal operation of the Building and related facilities. 
 25.32.6 Landlord shall not have any obligations with respect to the Communication Equipment. Landlord makes no representation that the Communication Equipment will be able to receive or transmit communication signals without interference or
disturbance (whether or not by reason of the installation or use of similar equipment by others on the roof of the Building) and Tenant agrees that Landlord shall not be liable to Tenant therefor. 
 25.32.7 Any and all roof penetrations shall be inspected and approved by Landlord and its roofing consultant. Tenant shall (i) be solely responsible
for any damage caused as a result of the Communication Equipment, (ii) promptly pay any tax, license or permit fees charged pursuant to any laws or regulations in connection with the installation, maintenance or use of the Communication
Equipment and comply with all precautions and safeguards recommended by all governmental authorities, and (iii) pay for all necessary repairs, replacements to or maintenance of the Communication Equipment. 
 25.32.8 The Communication Equipment shall remain the sole property of Tenant. Tenant shall remove the Communication Equipment and related equipment at
Tenant’s sole expense upon the expiration or sooner termination of this Lease or upon the imposition of any governmental law or regulation which may require removal, and shall repair the Building upon such removal to the extent required by such
work of removal. If Tenant fails to remove the Communication Equipment and repair the Building within thirty (30) days after the expiration or earlier termination of this Lease, Landlord may do so at Tenant’s expense. The provisions of
this Section 18.22 shall survive the expiration or earlier termination of this Lease. 
 25.33 Delivery of Non-Disturbance
Agreement. Landlord shall use commercially reasonable efforts to deliver to Tenant a commercially reasonable subordination, non-disturbance and attornment agreement (“SNDA”) executed by the beneficiaries under any deeds of
trust which encumber the Premises as of the Effective Date hereof. 
  

					
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 IN WITNESS WHEREOF, Landlord and Tenant have caused their duly authorized representatives to execute this
Lease as of the day and date first above written. 
  

											
	 “Landlord”
	 		 		 	9701 JERONIMO HOLDINGS, LLC,	 	
		 		 		 	a California limited liability company	 	
						
		 		 		 	By:	 	  
	 	
						
		 		 		 	Name:	 	  
	 	
						
		 		 		 	Its:	 	  
	 	
						
		 		 		 	By:	 	  
	 	
						
		 		 		 	Name:	 	  
	 	
						
		 		 		 	Its:	 	  
	 	
					
	 “Tenant” 
	 		 		 	INTRALASE CORP., a Delaware corporation	 	
						
		 		 		 	By:	 	  
	 	
						
		 		 		 	Name:	 	  
	 	
						
		 		 		 	Its:	 	  
	 	
						
		 		 		 	By:	 	  
	 	
						
		 		 		 	Name:	 	  
	 	
						
		 		 		 	Its:	 	  
	 	

  

					
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 EXHIBIT A 
 9701 JERONIMO ROAD 
 SITE PLAN 
  

					
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 EXHIBIT B 
 9701 JERONIMO ROAD 
 RULES AND REGULATIONS 
 Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall enforce these Rules and Regulations on a
non-discriminatory basis and shall not be responsible to Tenant for the nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Building. 
 1. Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises without obtaining
Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by Tenant. Two keys will be furnished by Landlord for the Premises, and any additional keys required by Tenant must be obtained from Landlord
at a reasonable cost to be established by Landlord. 
 2. All doors opening to public corridors shall be kept closed at all times except for
normal ingress and egress to the Premises, unless electrical hold backs have been installed. 
 3. Landlord and his agents shall in no case
be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building
during the continuance of same by any means it deems appropriate for the safety and protection of life and property. 
 4. Landlord shall have the right to prescribe the weight, size and position of all safes and other
heavy property brought into the Building above the first (1st) floor. Safes and other heavy objects shall, if
considered necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. All damage done to any part of
the Building, its contents, occupants or visitors by moving or maintaining any such safe or other property shall be the sole responsibility of Tenant and any expense of said damage or injury shall be borne by Tenant. 
 5. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from Landlord.

 6. The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were
constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose employees or agents, shall
have caused it. 
 7. Tenant shall not overload the floor of the Premises or in any way deface the Premises or any part thereof without
Landlord’s consent first had and obtained. 
 8. Except for materials used in connection with Tenant’s manufacturing, research and
development practices and procedures, Tenant shall not use or keep in or on the Premises or the Building any kerosene, gasoline or other inflammable or combustible fluid or material. Tenant shall not use, keep or permit to be used or kept, any foul
or noxious gas or substance in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord by reason of noise, odors, or vibrations. . 
 9. Except for the designated warehouse portion of the Building, Tenant shall not bring into or keep within the Building or the Premises any animals,
birds, or motor vehicles. 
  

					
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 10. The Premises shall not be used for the storage of merchandise, for lodging or for any improper,
objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages,
provided that such use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and regulations, and does not cause odors which are objectionable to Landlord and other Tenants. 
 11. Landlord will approve where and how telephone and telegraph wires are to be introduced to the Premises. No boring or cutting for wires shall be
allowed without the consent of Landlord. The location of telephone, call boxes and other office equipment affixed to the Premises shall be subject to the approval of Landlord. 
 12. Landlord reserves the right to exclude or expel from the Building any person who, in the judgment of Landlord, is intoxicated or under the influence
of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations. 
 13. Tenant shall store all
its trash and garbage within the interior of the Premises. No material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing
of trash and garbage in the city in which the Building is located without violation of any law or ordinance governing such disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators provided for such
purposes at such times as Landlord shall designate. 
 14. Tenant shall comply with all safety, fire protection and evacuation procedures and
regulations established by Landlord or any governmental agency. 
 15. Tenant shall assume any and all responsibility for protecting the
Premises from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed, when the Premises are not occupied. 
 16. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord. No curtains, blinds, shades or screens shall be attached to or hung in, or used
in connection with, any window or door of the Premises without the prior written consent of Landlord. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into the halls, passageways or other public places in the
Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. 
 17.
The washing and/or detailing of or, the installation of windshields, radios, telephones in or general work on, automobiles shall not be allowed on the Real Property. 
 18. Tenant must comply with requests by the Landlord concerning the informing of their employees of items of importance to the Landlord. 
 19. Tenant shall comply with any non-smoking ordinance adopted by any applicable governmental authority. 
 20. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other
tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Building. Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations,
or to make such other and further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises and Building, and for the preservation of good
order therein, as well as for the convenience of other occupants and tenants therein. Landlord shall not be responsible to Tenant or to any other person for the nonobservance of the Rules and Regulations by another tenant or other person. Tenant
shall be deemed to have read these Rules and Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 
  

					
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	 	  	EXHIBIT B – Page 2	  	 [Intralase Corp]
  

 EXHIBIT C 
 9701 JERONIMO ROAD 
 AMENDMENT TO LEASE 
 This AMENDMENT TO LEASE (“Amendment”) is made and entered into effective as of
             , 200    , by and between 9701 JERONIMO HOLDINGS, LLC, a California limited liability company (“Landlord”), and
INTRALASE CORP., a Delaware corporation (“Tenant”) 
 RECITALS: 
 A. Landlord and Tenant entered into that certain Office Lease dated as of
                     (the “Lease”) pursuant to which Landlord leased to Tenant and Tenant leased from Landlord certain
“Premises”, as described in the Lease, known as 9701 Jeronimo Road, Irvine, California 92618. 
 B. Except as otherwise set forth
herein, all capitalized terms used in this Amendment shall have the same meaning gives such terms in the Lease. 
 C. Landlord and Tenant
desire to amend the Lease to confirm the commencement and expiration dates of the Lease Term, as hereinafter provided. 
 NOW, THEREFORE, in
consideration of the foregoing Recitals and the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 
 1. Confirmation of Dates. The parties hereby confirm that (a) the Premises are Ready for Occupancy and Landlord has performed all work
required to be performed by Landlord pursuant to the Tenant Work Letter attached to the Lease, (b) the Lease Term for the Lease commenced as of
                     (the “Lease Commencement Date”) for a term of
             (        ) years ending on
                     (the “Lease Expiration Date”) (unless sooner terminated or extended as provided in the Lease) and
(c) in accordance with the Lease, Rent commenced to accrue on                     . 
 2. No Further Modification. Except as set forth in this Amendment, all of the terms and provisions of the Lease shall remain unmodified and in
full force and effect. 
  

					
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 IN WITNESS WHEREOF, this Amendment has been executed as of the day and year first above written.

  

							
	 “Landlord”
	 	9701 JERONIMO HOLDINGS, LLC, a California limited liability company	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	
			
	 “Tenant”
	 	INTRALASE CORP., a Delaware corporation	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	

  

					
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	 	  	EXHIBIT C – Page 2	  	 [Intralase Corp]
  

 EXHIBIT D 
 9701 JERONIMO ROAD 
 TENANT WORK LETTER 
 This Tenant Work Letter (“Tenant Work Letter”) shall set forth the terms and conditions relating to the construction of the Premises, as
well as certain ongoing maintenance and mechanical responsibilities of Landlord regarding the Building’s HVAC system, as set forth on Schedule 1 plus the obligations of Landlord regarding certain physical issues to be addressed prior to
the Lease Commencement Date as set forth on Schedule 2. All references in this Tenant Work Letter to “the Lease” shall mean the relevant portions of the Lease to which this Tenant Work Letter is attached as Exhibit D.

 SECTION 1 
 GENERAL CONSTRUCTION OF THE PREMISES 
 Except as set forth below, Landlord shall not be obligated to make any
alterations or improvements to the Premises or Building. Notwithstanding the foregoing, Landlord agrees to deliver the Building and the Building’s systems, comprised of the electrical distribution system including panel boards, transformers and
related switch gear, plumbing and plumbing fixtures, complete HVAC systems and HVAC systems controls, both DDC and pneumatic, fans, compressors, coils, boilers, condensers, chillers, VAV boxes, ice generation equipment, and roof (the
“Building Systems”) in good operating condition and repair on the Lease Commencement Date, which, for purposes hereof shall mean a condition and/or level and/or standard wherein an impartial professional opinion would deem the
productive and efficient life expectancy of the roof, Building and Building systems as defined herein to be a minimum of seven (7) years. In addition, Landlord agrees to deliver the Premises to Tenant on the Lease Commencement Date with
(1) the exterior, parking area, walkways, interior structure (including restrooms), all mechanical equipment, fire and life safety equipment, in good working condition, (2) parking lot serving the Building re-sleurred and re-striped,
(3) the landscaping around the Building upgraded as mutually agreed between Landlord and Tenant with all irrigation systems, timers and controls in good working condition, and (4) the exterior of the Building power-washed clean and all
windows water tight. Without limiting the generality of the foregoing, Landlord shall perform the obligations set forth on Schedule 2 attached hereto, prior to the Lease Commencement Date. 
 SECTION 2 
 TENANT
IMPROVEMENTS 
 2.1 Tenant Improvement Allowance. Tenant shall be
entitled to a one-time tenant improvement allowance (the “Tenant Improvement Allowance”) in the amount of up to, but not exceeding $25.00 per rentable square foot of the Premises, for the costs relating to the initial design and
construction of Tenant’s improvements which are permanently affixed to the Premises (the “Tenant Improvements”) during the twelve (12) months following the Effective Date of the Lease. In no event shall Landlord be
obligated to make disbursements pursuant to this Tenant Work Letter in a total amount which exceeds the Tenant Improvement Allowance or obligated to make disbursements after the twelfth (12th) month following the Effective Date of the Lease. Tenant shall not be entitled to receive any cash payment or credit against Rent or otherwise for any
portion of the Tenant Improvement Allowance which is not used to pay for the Tenant Improvement Allowance Items (as such term is defined below) or disbursed during the twelve (12) months following the Effective Date of the Lease in accordance
with the terms of this Tenant Work Letter. 
  

					
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 2.2 Disbursement of the Tenant Improvement Allowance. 
 2.2.1 Tenant Improvement Allowance Items. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be
disbursed by Landlord only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 
 2.2.1.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work Letter, and payment of the fees incurred by, and the cost of documents and materials
supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; 
 2.2.1.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 
 2.2.1.3 The cost of construction of the Tenant Improvements, including, without limitation, contractors’ fees and general conditions, testing and
inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage. 
 2.2.1.4 The
cost of any changes in the Base, Shell and Core work when such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct
architectural and/or engineering fees and expenses incurred in connection therewith; 
 2.2.1.5 The cost of any changes to the Construction
Drawings or Tenant Improvements required by applicable laws and building codes (collectively, “Code”); 
 2.2.1.6 Sales and
use taxes and Title 24 fees; 
 2.2.1.7 Tenant’s consultant, Rick Martin of CRESA Partners; and 
 2.2.1.8 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements. 
 2.2.2 Disbursement of Tenant Improvement Allowance. During the construction of the Tenant Improvements, Landlord shall make monthly disbursements
of the Tenant Improvement Allowance for Tenant Improvement Allowance Items for the benefit of Tenant and shall authorize the release of monies for the benefit of Tenant as follows: 
 2.2.2.1 Monthly Disbursements. On or before the tenth (10th) day of each calendar month during the construction of the Tenant Improvements (or such other date as Landlord may
designate), Tenant shall deliver to Landlord: (i) a request for payment of the “Contractor,” as that term is defined in Section 4.1 below, approved by Tenant, in a form to be provided by Landlord, showing the schedule, by trade,
of percentage of completion of the Tenant Improvements in the Premises, detailing the portion of the work completed and the portion not completed, and demonstrating that the relationship between the cost of the work completed and the cost of the
work to be completed complies with the terms of the “Construction Budget,” as that term is defined in Section 4.2.1 below; (ii) invoices from all of “Tenant’s Agents,” as that term is defined in Section 4.1.2
below, for labor rendered and materials delivered to the Premises; (iii) executed mechanic’s lien releases from all of Tenant’s Agents which shall comply with the appropriate provisions, as reasonably determined by Landlord, of
California Civil Code Section 3262(d); and (iv) all other information reasonably requested by Landlord. Tenant’s request for payment shall be deemed Tenant’s acceptance and approval of the work furnished and/or the materials
supplied as set forth in Tenant’s payment request. On or before the tenth (10th) day following the
delivery of the above-referenced items, Landlord shall deliver a check to Tenant made jointly payable to Contractor and Tenant in payment of the lesser of (A) the amounts so requested by Tenant, as set forth in this Section 2.2.2.1, above,
less a ten percent (10%) retention (the aggregate amount of such retentions to be known as the “Final Retention”) and (B) the balance of any 

  

					
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remaining available portion of the Tenant Improvement Allowance (not including the Final Retention), provided that Landlord does not dispute any request for
payment based on non-compliance of any work with the “Approved Working Drawings”, as that term is defined in Section 3.4 below, or due to any substandard work, or for any other reason. Landlord’s payment of such amounts shall not
be deemed Landlord’s approval or acceptance of the work furnished or materials supplied as set forth in Tenant’s payment request. 
 2.2.2.2 Final Retention. Subject to the provisions of this Tenant Work Letter, a check for the Final Retention payable jointly to Tenant and Contractor shall be delivered by Landlord to Tenant following the completion of construction
of the Premises, provided that (i) Tenant delivers to Landlord properly executed mechanics lien releases in compliance with both California Civil Code Section 3262(d)(2) and either Section 3262(d)(3) or Section 3262(d)(4), and
(ii) Landlord has determined that no substandard work exists which adversely affects the mechanical, electrical, plumbing, heating, ventilating and air conditioning, life-safety or other systems of the Building, the curtain wall of the
Building, the structure or exterior appearance of the Building, or any other tenant’s use of such other tenant’s leased premises in the Building. 
 2.2.2.3 Other Terms. Landlord shall only be obligated to make disbursements from the Tenant Improvement Allowance to the extent costs are incurred by Tenant for Tenant Improvement Allowance Items. 

SECTION 3 
 CONSTRUCTION DRAWINGS 
 3.1 Selection of Architect/Construction Drawings. Tenant shall retain Ware/Malcomb
(the “Architect”) to prepare the Construction Drawings. Tenant shall retain the engineering consultants reasonably approved by Landlord (the “ Engineers”) to prepare all plans and engineering working drawings
relating to the structural, mechanical, electrical, plumbing, HVAC, lifesafety, and sprinkler work in the Premises. The plans and drawings to be prepared by Architect and the Engineers hereunder shall be known collectively as the
“Construction Drawings.” All Construction Drawings shall comply with the drawing format and specifications reasonably determined by Landlord, and shall be subject to Landlord’s approval. Tenant and Architect shall verify, in
the field, the dimensions and conditions as shown on the relevant portions of the base building plans, and Tenant and Architect shall be solely responsible for the same, and Landlord shall have no responsibility in connection therewith.
Landlord’s review of the Construction Drawings as set forth in this Section 3, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the same, for quality, design, Code
compliance or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any advice or assistance which may be rendered to
Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors contained in the Construction
Drawings. 
 3.2 Final Space Plan. Tenant shall supply Landlord with four (4) copies signed by Tenant of its final space plan for
the Premises before any architectural working drawings or engineering drawings have been commenced. The final space plan (the “Final Space Plan”) shall include a layout and designation of all offices, rooms and other partitioning,
their intended use, and equipment to be contained therein. Landlord may request clarification or more specific drawings for special use items not included in the Final Space Plan. Landlord shall advise Tenant within five (5) business days after
Landlord’s receipt of the Final Space Plan for the Premises if the same is unsatisfactory or incomplete in any respect. If Tenant is so advised, Tenant shall promptly (i) cause the Final Space Plan to be revised to correct any deficiencies
or other matters Landlord may reasonably require, and (ii) deliver such revised Final Space Plan to Landlord. 
 3.3 Final Working
Drawings. After the Final Space Plan has been approved by Landlord and Tenant, Tenant shall promptly cause the Architect and the Engineers to complete the architectural and engineering drawings for the Premises, and cause the Architect to
compile a fully coordinated set of 

  

					
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architectural, structural, mechanical, electrical and plumbing working drawings in a form which is complete to allow subcontractors to bid on the work and to
obtain all applicable permits for the Tenant Improvements (collectively, the “Final Working Drawings”), and shall submit the same to Landlord for Landlord’s approval. Tenant shall supply Landlord with four (4) copies
signed by Tenant of such Final Working Drawings. Landlord shall advise Tenant within five (5) business days after Landlord’s receipt of the Final Working Drawings for the Premises if the same is unsatisfactory or incomplete in any respect.
If Tenant is so advised, Tenant shall promptly (i) revise the Final Working Drawings in accordance with such review and any disapproval of Landlord in connection therewith, and (ii) deliver such revised Final Working Drawings to Landlord.

 3.4 Approved Working Drawings. The Final Working Drawings shall be approved by Landlord (the “Approved Working
Drawings”) prior to the commencement of construction of the Premises by Tenant. After approval by Landlord of the Final Working Drawings, Tenant shall promptly submit the same to the appropriate governmental authorities for all applicable
building permits. Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or certificate of occupancy for the Premises and that obtaining the same shall be Tenant’s
responsibility; provided, however, that Landlord shall cooperate with Tenant in executing permit applications and performing other ministerial acts reasonably necessary to enable Tenant to obtain any such permit or certificate of occupancy. No
changes, modifications or alterations in the Approved Working Drawings may be made without the prior written consent of Landlord, which consent shall not be unreasonably withheld. 
 SECTION 4 
 CONSTRUCTION OF THE TENANT IMPROVEMENTS

 4.1 Tenant’s Selection of Contractor and Tenant’s Agents. 
 4.1.1 The Contractor. A general contractor shall be retained by Tenant to construct the Tenant Improvements. Such general contractor
(“Contractor”) shall be selected by Tenant and approved by Landlord, which approval shall not be unreasonably withheld. 
 4.1.2 Tenant’s Agents. All subcontractors, laborers, materialmen, and suppliers used by Tenant (such subcontractors, laborers, materialmen, and suppliers, and the Contractor to be known collectively as “Tenant’s
Agents”) must be approved in writing by Landlord, which approval shall not be unreasonably withheld or delayed; provided that, in any event, Tenant must contract with Landlord’s base building subcontractors for any mechanical,
electrical, plumbing, life safety, structural, heating, ventilation, and air-conditioning work in the Premises. If requested by Landlord, Tenant’s Agents shall all be union labor in compliance with the master labor agreements existing between
trade unions and the local chapter of the Associated General Contractors of America. 
 4.2 Construction of Tenant Improvements by
Tenant’s Agents.  
 4.2.1 Intentionally Omitted. 
 4.2.2 Tenant’s Agents. 
 4.2.2.1 Landlord’s General Conditions for Tenant’s Agents and Tenant Improvement Work. Tenant’s and Tenant’s Agents’ construction of the Tenant Improvements shall comply with the following: (i) the
Tenant Improvements shall be constructed in accordance with the Approved Working Drawings. 
 4.2.2.2 Intentionally Omitted.

 4.2.2.3 Indemnity. Tenant’s indemnity of Landlord as set forth in the Lease shall also apply with respect to any and all
costs, losses, damages, injuries and liabilities related in any way to any act or omission of Tenant or Tenant’s Agents, or anyone directly or indirectly employed by any of them, or in 

  

					
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connection with Tenant’s non-payment of any amount arising out of the Tenant Improvements and/or Tenant’s disapproval of all or any portion of any
request for payment. Such indemnity by Tenant, as set forth in the Lease, shall also apply with respect to any and all costs, losses, damages, injuries and liabilities related in any way to Landlord’s performance of any ministerial acts
reasonably necessary (i) to permit Tenant to complete the Tenant Improvements, and (ii) to enable Tenant to obtain any building permit or certificate of occupancy for the Premises. 
 4.2.2.4 Insurance Requirements. 
 4.2.2.4.1 General Coverages. All of Tenant’s Agents shall carry worker’s compensation insurance covering all of their respective employees, and shall also carry public liability insurance, including property damage, all
with limits, in form and with companies as are required to be carried by Tenant as set forth in the Lease. 
 4.2.2.4.2 Special
Coverages. Tenant shall carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of the Tenant Improvements, and such other insurance as Landlord may require, it being understood and agreed
that the Tenant Improvements shall be insured by Tenant pursuant to the Lease immediately upon completion thereof. Such insurance shall be in amounts and shall include such extended coverage endorsements as may be reasonably required by Landlord,
and in form and with companies as are required to be carried by Tenant as set forth in the Lease. 
 4.2.2.4.3 General Terms.
Certificates for all insurance carried pursuant to this Section 4.2.2.4 shall be delivered to Landlord before the commencement of construction of the Tenant Improvements and before the Contractor’s equipment is moved onto the site. All
such policies of insurance must contain a provision that the company writing said policy will give Landlord thirty (30) days prior written notice of any cancellation or lapse of the effective date or any reduction in the amounts of such
insurance. In the event that the Tenant Improvements are damaged by any cause during the course of the construction thereof, Tenant shall immediately repair the same at Tenant’s sole cost and expense. All policies carried under this
Section 4.2.2.4 shall insure Landlord and Tenant, as their interests may appear, as well as Contractor and Tenant’s Agents, and shall name as additional insureds Landlord’s Property Manager, Landlord’s Asset Manager, and all
mortgagees and ground lessors of the Building. All insurance, except Workers’ Compensation, maintained by Tenant’s Agents shall preclude subrogation claims by the insurer against anyone insured thereunder. Such insurance shall provide that
it is primary insurance as respects the owner and that any other insurance maintained by owner is excess and noncontributing with the insurance required hereunder. The requirements for the foregoing insurance shall not derogate from the provisions
for indemnification of Landlord by Tenant under Section 4.2.2.3 of this Tenant Work Letter. 
 4.2.3 Governmental Compliance. The
Tenant Improvements shall comply in all respects with the following: (i) the Code and other state, federal, city or quasi-governmental laws, codes, ordinances and regulations, as each may apply according to the rulings of the controlling public
official, agent or other person; (ii) applicable standards of the American Insurance Association (formerly, the National Board of Fire Underwriters) and the National Electrical Code; and (iii) building material manufacturer’s
specifications. 
 4.2.4 Inspection by Landlord. Landlord shall have the right to inspect the Tenant Improvements at all times,
provided however, that Landlord’s failure to inspect the Tenant Improvements shall in no event constitute a waiver of any of Landlord’s rights hereunder nor shall Landlord’s inspection of the Tenant Improvements constitute
Landlord’s approval of the same. Should Landlord disapprove any portion of the Tenant Improvements, Landlord shall notify Tenant in writing of such disapproval and shall specify the items disapproved. Any defects or deviations in, and/or
disapproval by Landlord of, the Tenant Improvements shall be rectified by Tenant at no expense to Landlord, provided however, that in the event Landlord determines that a defect or deviation exists or disapproves of any matter in connection with any
portion of the Tenant Improvements and such defect, deviation or matter might adversely affect the mechanical, electrical, plumbing, heating, ventilating and air conditioning or life-safety systems of the Building, the structure or exterior
appearance of the Building or any other tenant’s use of such other tenant’s leased premises, Landlord may, take such action as Landlord deems necessary, at Tenant’s expense and without incurring any liability 

  

					
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on Landlord’s part, to correct any such defect, deviation and/or matter, including, without limitation, causing the cessation of performance of the
construction of the Tenant Improvements until such time as the defect, deviation and/or matter is corrected to Landlord’s satisfaction. 
 4.2.5 Meetings. Commencing upon the execution of the Lease, Tenant shall hold weekly meetings at a reasonable time, with the Architect and the Contractor regarding the progress of the preparation of Construction Drawings and the
construction of the Tenant Improvements, which meetings shall be held at a location designated by Tenant, and Landlord and/or its agents shall receive prior notice of, and shall have the right to attend, all such meetings. In addition, minutes shall
be taken at all such meetings, a copy of which minutes shall be provided to Landlord. One such meeting each month shall include the review of Contractor’s current request for payment. 
 4.3 Notice of Completion; Copy of “As Built” Plans. Within ten (10) days after completion of construction of the Tenant
Improvements, Tenant shall cause a Notice of Completion to be recorded in the office of the Recorder of the County in which the Building is located in accordance with Section 3093 of the Civil Code of the State of California or any successor
statute, and shall furnish a copy thereof to Landlord upon such recordation. If Tenant fails to do so, Landlord may execute and file the same on behalf of Tenant as Tenant’s agent for such purpose, at Tenant’s sole cost and expense. At the
conclusion of construction, (i) Tenant shall cause the Architect and Contractor (A) to update the Approved Working Drawings as necessary to reflect all changes made to the Approved Working Drawings during the course of construction,
(B) to certify to the best of their knowledge that the “record-set” of as-built drawings are true and correct, which certification shall survive the expiration or termination of the Lease, and (C) to deliver to Landlord two
(2) sets of sepias of such as-built drawings within ninety (90) days following issuance of a certificate of occupancy for the Premises, and (ii) Tenant shall deliver to Landlord a copy of all warranties, guaranties, and operating
manuals and information relating to the improvements, equipment, and systems in the Premises. 
 4.4 Coordination by Tenant’s Agents
with Landlord. Upon Tenant’s delivery of the Contract to Landlord under Section 4.2.1 of this Tenant Work Letter, Tenant shall furnish Landlord with a schedule setting forth the projected date of the completion of the Tenant
Improvements and showing the critical time deadlines for each phase, item or trade relating to the construction of the Tenant Improvements. 
 SECTION 5 
 LANDLORD DELAY 
 As used in the Lease, the term “Landlord Delay” means (i) the failure of the Building to comply with applicable laws which failure
prevents Tenant from obtaining building permits for the Tenant Improvements and (ii) the failure of Landlord to complete any item on Schedule 2, which failure actually prevents Tenant from being able to physically occupy or use the
Premises, or actually causes a delay in Tenant’s completion of the Tenant Improvements. 
 SECTION 6 
 MISCELLANEOUS 
 6.1
Tenant’s Representative. Tenant has designated Rick Martin as its sole representative with respect to the matters set forth in this Tenant Work Letter, who shall have full authority and responsibility to act on behalf of the Tenant as
required in this Tenant Work Letter. 
 6.2 Landlord’s Representative. Landlord has designated Optima Asset Management Services,
Attention: Doug Morehead, as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in
this Tenant Work Letter. 
  

					
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 6.3 Time of the Essence in This Tenant Work Letter. Unless otherwise indicated, all references
herein to a “number of days” shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the procedure for preparation of the document and approval thereof shall be repeated until the
document is approved by Landlord. 
 6.4 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the
Lease, if an event of default by Tenant of this Tenant Work Letter or the Lease has occurred at any time on or before the Substantial Completion of the Premises, then (i) in addition to all other rights and remedies granted to Landlord pursuant
to the Lease, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may cause Contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for
any delay in the Substantial Completion of the Premises caused by such work stoppage), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to
the terms of the Lease (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such inaction by Landlord). 
  

					
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 SCHEDULE 1 
 HVAC LANDLORD MAINTENANCE AGREEMENT 
 Section 1. Scope of Agreement 
 For the entire Lease Term as defined in the Lease, Landlord agrees to maintain in good working condition, repair, refurbish or replace at its sole cost
and expense, all of the HVAC components of the Building up to the point of delivery of the hot and cold water to the distribution centers of the Building, as well as the package air conditioning units and exhaust fans units on the roof of the
single-story portion of the Building, including all relevant equipment within the various mechanical rooms that serve each of the two Buildings, and the following existing components within the primary mechanical room of the Building known as 9701
Jeronimo: 
  

	1.	Four (4) 100 - ton compressors. 

  

	2.	2 Baltimore Air Coil Ice Banks. 

  

	3.	2 200-ton (each) chiller barrels. 

  

	4.	The cooling tower currently on the roof of the 9703 Jeronimo Building servicing the existing equipment. 

  

	5.	4 100 hp motors which drive the compressors of the existing system. 

  

	6.	Related refrigeration system appurtenances and components. 

  

	7.	1 Domestic hot water boiler and associated tank, pump and ping appurtenances. 

  

	8.	1 Reheat boiler of approx. 1.7 btu in size, and associated pump, tank and related appurtenances located on the 9701 Jeronimo roof. 

  

	9.	Existing controls and piping for the equipment in the HVAC mechanical room. 

  

	10.	Potential code’ clearance issues, if they arise, of the existing approx. 2,000 amp switch panels in the mechanical room. In the event a portion or all of the panels have to be
relocated, Landlord shall obtain the approval of the Tenant’s Architect for selection of the alternate location. 

  

	 11.
	 Equipment within each fan room, including central air handlers serving basement, 1st floor, 2nd floor
and 3rd floor of 9701 Jeronimo. 

  

	12.	Primary control system. 

  

	13.	Pneumatic control “front end system”. 

  

	14.	Chemical water treatment. 

  

	15.	Direct Digital control system for central heating and cooling plant equipment. 

  

	16.	Control air compressor and refrigerated air dryer. 

 Not included
in the Landlord’s responsibilities for ongoing repair or replacement are the equipment and delivery components, outside of the mechanical rooms, throughout each Building, including VAV boxes, controls, thermostats, piping, filters, switch boxes
or other components of the HVAC delivery system which is outside of the main mechanical room, or below the package units in the single-story portion of the Premises. 
 Section 2. Consideration 
 In consideration of this full Lease Term maintenance obligation,
Tenant shall pay to Landlord a minimum of $3,500.00 per month to a maximum of $4,500.00 per month (not including water treatment expenses, which shall be the responsibility of Tenant), adjusted annually as may be required based on 

  

					
		  		  	9701 Jeronimo Road
	 	  	SCHEDULE 1 – Page 1	  	 [Intralase Corp]
  

 
current market conditions for such service, but not beyond or below the cost that would otherwise be incurred to service a comparable system in good
operating condition and adjusted proportionally for any abusive usage of the HVAC system, an amount considered to be the amount a Tenant would have to pay to a Landlord of a comparable building for monthly costs of maintenance and repairs of the
HVAC systems in a building of comparable size. Tenant nevertheless shall have the option to cancel this contract and to procure any other maintenance provider at any time after the end of the first year of the Lease, subject to providing Landlord
written thirty (30) day notice of cancellation. The final consideration for the first year shall be agreed upon by the parties within thirty (30) days after execution of the Lease. 
 Section 3. Landlord’s Response Commitment 
  

	•	 	 The Landlord shall use its best efforts to see that a technician is on site within 24 – hours of notification from Tenant of a problem, in the event of an air
conditioning emergency. 

  

	•	 	 Landlord will use its best efforts to respond to any HVAC issue within 4 – 6 hours, but in no event longer than 24 hours from the time Tenant notifies
Landlord’s manager, Optima Asset Management Services, Inc. (the “Management Company”) at (949) 852-0900. This number is accessible 24 hours each a day for emergencies. If the issue is not resolved within 24 hours, Tenant shall at
its discretion have the right to initiate a reasonable remedy, the reasonable expense of which shall be passed on to Landlord. 

  

	•	 	 The Landlord believes that in almost all circumstances, repair issues which may arise can be repaired and operational within a 24 hour period.

  

	•	 	 The Landlord will retain Orange County Air Conditioning Co. or another qualified local air-conditioning contractor familiar with the systems in place at the
building during the term of the Lease. 

  

	•	 	 In the unlikely event that Tenant does not get an immediate response from the Management Company, Tenant may contact Doug Morehead on his cell phone at
(949) 678-3602, or John R. Saunders, the owner, at his office (949) 251-0444, or nights at his residence (949) 643-2399. 

  

	•	 	 The Landlord shall at all times keep Tenant informed of any changes in the above noted contact information. 

  

					
		  		  	9701 Jeronimo Road
	 	  	SCHEDULE 1 – Page 2	  	 [Intralase Corp]
  

 SCHEDULE 2 
 LANDLORD OBLIGATIONS 
  

	1.	Landlord, at its sole expense shall power wash the building exterior prior to the Lease Commencement Date. The exact timing of this work shall be by mutual agreement between the
parties. 

  

	2.	Within thirty (30) days of the execution of the Lease, the Landlord, at its sole expense, shall mitigate, repair or replace the cause of any infiltration of water from the
perimeter of the building along the window line or spandral portions of the Building and implement any repair work needed as a result of water infiltration from either the roof or the perimeter of the Building. 

  

	3.	The Landlord shall provide a monetary allowance as reasonably necessary to the Tenant for work that will be required to the Building’s front entry doors, walk way, cafeteria
and drive way circle to conform to current ADA guidelines. The work is to be done by the Tenant’s contractors in conjunction with their Architect, Ware Malcomb (the “Tenant’s Architect”). However, as to any of the above
ADA compliance work that requires architectural input, Landlord and Tenant’s Architect shall execute a separate retainer agreement for said work, and Landlord shall directly compensate Tenant’s Architect for said work.

  

	4.	The Landlord, at its expense, shall immediately provide for the replacement of the existing cooling tower with one of appropriate size and capacity which is located on the roof of
the low rise portion of the Premises. Replacement of this cooling tower shall be done so as not to interfere with the construction of the Tenant Improvements by Tenant’s contractors. 

  

	5.	Within thirty (30) days after execution of the Lease, Landlord and Tenant shall determine jointly if the reheat boiler of approx. 1.7 btu in size, and associated pump, tank and
related appurtenances located on the 9701 Jeronimo roof will need to be replaced. Replacement of this boiler, if necessary, shall be done so as not to interfere with the construction of the Tenant Improvements by Tenant’s contractors.

  

	6.	The Landlord, at its expense, shall contract with HBI to do a Mold Inspection of the building as soon as HBI can accommodate. The results of this inspection shall be delivered to
both parties, and a plan for remediation, if any, as mutually approved by the parties, will be designed so as not to materially interfere with or delay the Tenant Improvements. Such plan for remediation, if any shall be implemented by Landlord at
Landlord’s sole cost and expense. 

  

	7.	The Landlord, at its sole expense, shall be responsible for repairing the roofs so as to satisfy a third party qualified roof-inspection company of Landlord’s choice, and
subject to Tenant’s approval of said choice, that these roofs shall have a minimum of a seven (7) year life expectancy. 

  

	8.	Landlord, at its sole expense, shall continue the ongoing repair of the vandalized piping and controls in the mechanical room. The anticipated completion of this work is
February 25, 2005. After this work is complete, operation of the system will be initiated to determine if it is performing at capacity. If the equipment is not performing at capacity, Landlord will undertake any repairs necessary to insure that
it becomes fully operational in an expedient fashion and prior to the Lease Commencement Date. A plan for implementation, if any, will be designed so as not to materially interfere with the Tenant Improvements or Lease Commencement Date.

  

	9.	Landlord, at its sole expense, shall slurry coat and re-stripe the existing parking lot at such time as to not interfere with the Tenant Improvements. In any event, such work shall
be done prior to the Lease Commencement Date. 

  

	10.	Landlord shall be financially responsible for ADA compliance of the cafeteria restrooms and the lower level showers. 

  

					
		  		  	9701 Jeronimo Road
	 	  	SCHEDULE 2 – Page 1	  	 [Intralase Corp]
  

 EXHIBIT E 
 9701 JERONIMO ROAD 
 FORM OF TENANT’S ESTOPPEL CERTIFICATE 
 The undersigned, as Tenant under that certain Office Lease (the “Lease “) made and entered into as of
                , 200     and between 9701 JERONIMO HOLDINGS, LLC, a California limited liability company, as Landlord,
and the undersigned as Tenant, for Premises on the              (        ) floor(s) of the Building located at 9701
Jeronimo Road, Irvine, California 92618 hereby certifies as follows: 
 1. Attached hereto as Exhibit A is a true and correct copy of
the Lease and all amendments and modifications thereto. The documents contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The undersigned has commenced occupancy of the Premises described in the Lease, currently occupies the Premises, and the Lease Term commenced on
                    . 
 3.
The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A. 
 4. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with respect thereto except as follows: 
 5. Tenant shall not modify the documents contained in Exhibit A or prepay any amounts owing under the Lease to Landlord in excess of thirty
(30) days without the prior written consent of Landlord’s mortgagee. 
 6. Base Rent became payable on
                    . 
 7.
The Lease Term expires on                     . 
 8. All conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in default thereunder. 
 9. No rental has been paid in advance and no security has been deposited with Landlord except as provided in the Lease. 
 10. As of the date hereof, there are no existing defenses or offsets that the undersigned has, which preclude enforcement of the Lease by Landlord.

 11. All monthly installments of Base Rent, all Additional Rent and all monthly installments of estimated Additional Rent have been paid
when due through             . The current monthly installment of Base Rent is $            .

 12. The undersigned acknowledges that this Estoppel certificate may be delivered to Landlord’s prospective mortgagee, or a
prospective purchaser, and acknowledges that it recognizes that if same is done, said mortgagee, prospective mortgagee, or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of
which the Premises are a part, and in accepting an assignment of the Lease as collateral security, and that receipt by it of this certificate is a condition of making of the loan or acquisition of such property. 
 13. If Tenant is a corporation or partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and warrants
that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to
do so. 
  

					
		  		  	9701 Jeronimo Road
	 	  	EXHIBIT E – Page 1	  	 [Intralase Corp]
  

 Executed at
                     on the              day of
                , 200    . 
  

							
	 “Tenant”
	 	INTRALASE CORP., a Delaware corporation	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	

  

					
		  		  	9701 Jeronimo Road
	 	  	EXHIBIT E – Page 2	  	 [Intralase Corp]
  

 9701 JERONIMO ROAD 
 OFFICE LEASE 
 9701 JERONIMO HOLDINGS, LLC, 
 a California limited liability company, 
 as Landlord, 
 and 
 INTRALASE CORP., 
 a Delaware corporation 
 as Tenant. 
  

					
		  		  	9701 Jeronimo Road
	 	  	 	  	 [Intralase Corp]
  

 9701 JERONIMO ROAD 
 SUMMARY OF BASIC LEASE INFORMATION 
 This Summary of Basic Lease
Information (the “Summary”) is hereby incorporated by reference into and made a part of the attached Office Lease. Each reference in the Office Lease to any term of this Summary shall have the meaning as set forth in this Summary
for such term. In the event of a conflict between the terms of this Summary and the Office Lease, the terms of the Office Lease shall prevail. Any initially capitalized terms used herein and not otherwise defined herein shall have the meaning as set
forth in the Office Lease. 
  

									
		 	 TERMS OF LEASE
 (References are
to the Office Lease)
	 	DESCRIPTION	 	
					
		 	  
	 		 	  
	 	
				
	 1.
	 	Dated as of:	 		 	                , 2005 (the “Effective Date”)
				
	 2.
	 	Landlord:	 		 	 9701 JERONIMO HOLDINGS, LLC,
 a California
limited liability company

					
	 3.
	 	Address of Landlord (Section 25.15):	 		 	 c/o Saunders Property Company
 4525A MacArthur
Blvd.
 Newport Beach, CA 92660
	 	
					
		 		 		 	and	 	
					
		 		 		 	 Teel, Palmer & Roeper, LLP
 11455 El Camino Real,
Suite 300
 San Diego, CA 92130
 Attn: Dean E. Roeper,
Esq.
	 	
				
	 4.
	 	Tenant:	 		 	INTRALASE CORP., a Delaware corporation
				
	 5.
	 	 Address of Tenant
 (Section 25.15):
	 		 	 3 Morgan
 Irvine, CA 92618
 Attn:
                                       
     
 (Prior to Lease Commencement Date)

					
		 		 		 	and	 	
					
		 		 		 	 9701 Jeronimo Road
 Irvine, California
92618
 Attn:
                                       
     
 (After Lease Commencement Date)
	 	
					
	 6.
	 	Premises (Article 1):	 		 		 	
				
		 	6.1 Premises:	 		 	Approximately 128,670 rentable square feet of space located within the Building (as defined below) and common areas located at 9701 Jeronimo Road.

  

					
		  		  	9701 Jeronimo Road
	 	  	-i-	  	 [Intralase Corp]
  

									
		  	6.2 Building:	 		  	The Premises are located in the “Building” and surrounding real property whose address is 9701 Jeronimo Road, Irvine, California 92618.
					
	 7.
	  	Term (Article 2):	 		  		  	
				
		  	7.1 Lease Term:	 		  	One hundred twenty-four (124) months
				
		  	7.2 Option Term(s):	 		  	Two (2) Options for sixty (60) months each
			
		  	7.3 Lease Commencement Date:	  	May 1, 2005, provided that such date shall be extended one (1) day for each day of Landlord Delay (as defined in Exhibit D).
				
		  	7.4 Lease Expiration Date:	 		  	The last day of the month in which the one hundred twenty-fourth (124th) anniversary of the Lease Commencement Date occurs.
				
		  	7.5 Lease Amendment:	 		  	Landlord and Tenant shall confirm the Lease Commencement Date and the Lease Expiration Date in an Amendment to the Lease (Exhibit C) to be executed pursuant to Article 2 of
the Office Lease.
					
	 8.
	  	Base Rent (Article 3):	 		  		  	
	 Lease Months
	 	 Annual Base Rent
	  	 Monthly Installment
 of Base Rent
	  	 Annual
 Base Rental Rate per
 Rentable Square
 Foot*

	 1-12**
	 	$1,435,957.20	  	$119,663.10	  	$0.930
	 13-24
	 	$1,502,585.61	  	$125,215.47	  	$0.973
	 25-36
	 	$1,572,305.59	  	$131,025.47	  	$1.018
	 37-48
	 	$1,645,260.57	  	$137,105.05	  	$1.066
	 49-60
	 	$1,721,600.66	  	$143,466.72	  	$1.115
	 61-72
	 	$1,801,482.93	  	$150,123.58	  	$1.167
	 73-84
	 	$1,885,071.73	  	$157,089.31	  	$1.221
	 85-96
	 	$1,972,539.06	  	$164,378.26	  	$1.278
	 97-108
	 	$2,064,064.88	  	$172,005.41	  	$1.337
	 109-120
	 	$2,159,837.49	  	$179,986.46	  	$1.399
	 121-124
	 	$2,260,474.50	  	$188,372.88	  	$1.464
	
 *       Base Rental Rate per rentable square foot shall automatically increase by 4.64% on each annual anniversary of the Lease Commencement Date.

	 **     Subject to Section 3.2 Rent Abatement.

					
	 9.
	  	Additional Rent (Article 4):	 		  		  	
			
		  	 9.1    Tenant’s Share of Operating
 Expenses (and Utilities Costs):
	  	100% (See Section 4.2.7 of Office Lease).
				
	 10.
	  	Security Deposit (Article 20):	  	$119,663.10.	  	
					
	 11.
	  	Guarantor(s):	 		  	None	  	

  

					
		  		  	9701 Jeronimo Road
	 	  	-ii-	  	 [Intralase Corp]
  

											
	12.	  	Number of Parking Passes (Article 24):	 		 		  	Three (3) unreserved parking passes for each 1,000 rentable square feet of the Premises.	  	
						
	13.	  	Brokers (Section 25.19):	 		 		  	 Ken Ward of CRESA Partners for Tenant; and
 Philip C.
Cohen of CB Richard Ellis for Landlord.
	  	
						
	14.	  	Tenant Improvement Allowance (Exhibit D):	 		 		  	One-time allowance up to $25.00 per rentable square foot. See Exhibit D.	  	

  

					
		  		  	9701 Jeronimo Road
	 	  	-iii-	  	 [Intralase Corp]
  

 The foregoing terms of this Summary are hereby agreed to by Landlord and Tenant. 
  

							
	 “Landlord”
	 	 9701 JERONIMO HOLDINGS, LLC,
 a California
limited liability company
	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	
			
	 “Tenant” 
	 	INTRALASE CORP., a Delaware corporation	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Its:	 	  
	 	

  

					
		  		  	9701 Jeronimo Road
	 	  	-iv-	  	 [Intralase Corp]
  

 9701 JERONIMO ROAD 
 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page
	 ARTICLE 1
	  	BUILDING AND PREMISES	  	1
			
	 ARTICLE 2
	  	LEASE TERM	  	2
			
	 ARTICLE 3
	  	BASE RENT	  	4
			
	 ARTICLE 4
	  	ADDITIONAL RENT	  	4
			
	 ARTICLE 5
	  	USE OF PREMISES	  	10
			
	 ARTICLE 6
	  	SERVICES AND UTILITIES	  	11
			
	 ARTICLE 7
	  	REPAIRS	  	12
			
	 ARTICLE 8
	  	ADDITIONS AND ALTERATIONS	  	13
			
	 ARTICLE 9
	  	COVENANT AGAINST LIENS	  	14
			
	 ARTICLE 10
	  	INSURANCE	  	14
			
	 ARTICLE 11
	  	DAMAGE AND DESTRUCTION	  	16
			
	 ARTICLE 12
	  	CONDEMNATION	  	18
			
	 ARTICLE 13
	  	COVENANT OF QUIET ENJOYMENT	  	18
			
	 ARTICLE 14
	  	ASSIGNMENT AND SUBLETTING	  	18
			
	 ARTICLE 15
	  	SURRENDER OF PREMISES; REMOVAL OF TRADE FIXTURES	  	21
			
	 ARTICLE 16
	  	HOLDING OVER	  	22
			
	 ARTICLE 17
	  	ESTOPPEL CERTIFICATES	  	22
			
	 ARTICLE 18
	  	SUBORDINATION	  	23
			
	 ARTICLE 19
	  	DEFAULTS; REMEDIES	  	23
			
	 ARTICLE 20
	  	SECURITY DEPOSIT	  	25
			
	 ARTICLE 21
	  	SIGNS	  	26
			
	 ARTICLE 22
	  	COMPLIANCE WITH LAW	  	26
			
	 ARTICLE 23
	  	ENTRY BY LANDLORD	  	27
			
	 ARTICLE 24
	  	TENANT PARKING	  	27
			
	 ARTICLE 25
	  	MISCELLANEOUS PROVISIONS	  	27

  

			
	EXHIBITS:
		
	 A
	  	SITE PLAN
		
	 B
	  	RULES AND REGULATIONS
		
	 C
	  	AMENDMENT TO LEASE
		
	 D
	  	TENANT WORK LETTER
		
	 E
	  	ESTOPPEL CERTIFICATE

  

					
		  		  	9701 Jeronimo Road
	 	  	-v-	  	 [Intralase Corp]
  

 9701 JERONIMO ROAD 
 INDEX OF DEFINED TERMS 
  

									
		 	 Additional Rent
	 		 	4	 	
		 	 Affected Portions
	 		 	11	 	
		 	 Affiliate
	 		 	20	 	
		 	 Alterations
	 		 	13	 	
		 	 Amendment
	 		 	Exhibit C	 	
		 	 Approved Working Drawings
	 	Exhibit D	 	
		 	 Architect
	 		 	Exhibit D	 	
		 	 Base Rent
	 		 	4	 	
		 	 Brokers
	 		 	29	 	
		 	 Building
	 		 	Summary	 	
		 	 Claims
	 		 	14	 	
		 	 Code
	 		 	Exhibit D	 	
		 	 Communication Equipment
	 	31	 	
		 	 Construction Drawings
	 	Exhibit D	 	
		 	 Contractor
	 		 	Exhibit D	 	
		 	 Control
	 		 	20	 	
		 	 Effective Date
	 		 	Summary	 	
		 	 Engineers
	 		 	Exhibit D	 	
		 	 Estimate
	 		 	8	 	
		 	 Estimate Statement
	 		 	8	 	
		 	 Estimated Operating Expenses
	 	8	 	
		 	 Estimated Utilities Costs
	 	8	 	
		 	 Excluded Changes
	 		 	26	 	
		 	 Expense Year
	 		 	5	 	
		 	 Final Retention
	 		 	Exhibit D	 	
		 	 Final Space Plan
	 		 	Exhibit D	 	
		 	 Final Working Drawings
	 	Exhibit D	 	
		 	 Force Majeure
	 		 	29	 	
		 	 Governmental Laws
	 		 	1	 	
		 	 Hazardous Materials
	 		 	11	 	
		 	 Insurance Start Date
	 		 	15	 	
		 	 Interest Notice
	 		 	2	 	
		 	 Interruption Period
	 		 	11	 	
		 	 Landlord
	 		 	1	 	
		 	 Landlord Delay
	 		 	Exhibit D	 	
		 	 Landlord Parties
	 		 	14	 	
		 	 Lease
	 		 	1	 	
		 	 Lease Commencement Date
	 	2	 	
		 	 Lease Expiration Date
	 	2	 	
		 	 Lease Term
	 		 	2	 	
		 	 Lease Year
	 		 	2	 	
		 	 Notices
	 		 	29	 	
		 	 number of days
	 		 	Exhibit D	 	
		 	 Operating Expenses
	 		 	5	 	
		 	 Option Notice
	 		 	2	 	
		 	 Option Rent
	 		 	2	 	
		 	 Option Rent Notice
	 		 	2	 	
		 	 Option Term
	 		 	2	 	

  

					
		  		  	9701 Jeronimo Road
	 	  	-vi-	  	 [Intralase Corp]
  

									
		 	Outside Agreement Date	 	3	 	
		 	 Premises
	 		 	1	 	
		 	 Proposition 13
	 		 	6	 	
		 	 Remedial Work
	 		 	10	 	
		 	 rent
	 		 	24	 	
		 	 Rent
	 		 	4	 	
		 	 Rules and Regulations
	 	1	 	
		 	 Security Deposit
	 		 	25	 	
		 	 SNDA
	 		 	32	 	
		 	 Statement
	 		 	8	 	
		 	 Structural Portions
	 		 	12	 	
		 	 Subject Space
	 		 	18	 	
		 	 Summary
	 		 	Summary	 	
		 	 Tax Expenses
	 		 	6	 	
		 	 Tenant
	 		 	1	 	
		 	 Tenant Affiliates
	 		 	10	 	
		 	 Tenant Improvement Allowance
	 	Exhibit D	 	
		 	 Tenant Improvement Allowance Items
	 	Exhibit D	 	
		 	 Tenant Improvements
	 	Exhibit D	 	
		 	 Tenant Work Letter
	 		 	Exhibit D	 	
		 	 Tenant’s Architect
	 		 	Schedule 2	 	
		 	 Tenant’s Utilities
	 		 	7	 	
		 	 Tenant’s Agents
	 		 	Exhibit D	 	
		 	 Tenant’s Share
	 		 	8	 	
		 	 Transfer Notice
	 		 	18	 	
		 	 Transferee
	 		 	18	 	
		 	 Transfers
	 		 	18	 	
		 	 Utilities Costs
	 		 	7	 	

  

					
		  		  	9701 Jeronimo Road
	 	  	-vii-	  	 [Intralase Corp]
  

 9701 JERONIMO HOLDINGS, LLC 
 c/o Saunders Property Company 
 4525A MacArthur Blvd. 
 Newport Beach, CA 92660 
 January 31, 2005 
 VIA FACSIMILE  
 IntraLase Corp. 
 3 Morgan 
 Irvine, CA 92618

 Attention: Charline Gauthier 
  

			
	Re:	 	Office Lease (“Lease”) between 9701 JERONIMO HOLDINGS, LLC, a California limited liability company (“Landlord”) and INTRALASE CORP., a Delaware corporation
(“Tenant”) for 9701 Jeronimo Road, Irvine, California 92618 (the “Premises”)

 Dear Charline: 
 This letter is to confirm our agreement that the Landlord or an Affiliate of Landlord (as described
below) hereby agrees to loan to Tenant (“Excess Tenant Improvement Allowance Loan”) a maximum of $20.00 per rentable square foot in the Premises (“Cap”), which Excess Tenant Improvement Allowance Loan shall be
(i) used solely to reimburse Tenant, up to the Cap, for actual “hard” costs (i.e., materials and labor as opposed to costs of consultants and other “soft” costs) incurred in connection with the construction of the Tenant
Improvements, and (ii) disbursed in the same manner as described in Section 2 of the Tenant Work Letter attached to the Lease. The Excess Tenant Improvement Allowance Loan shall be repaid by Tenant to Landlord (or to the designated
Affiliate of Landlord) in equal monthly installments (“Excess Tenant Improvement Allowance Loan Payments”) in an amount that would fully amortize the Excess Tenant Improvement Allowance Loan over an amortization period commencing on
the first day of the calendar month following disbursement of the Excess Tenant Improvement Allowance Loan and ending with the 84th full calendar month of the Lease term, with interest from the date of expenditure on the outstanding principal balance, computed at the rate of ten percent (10%) per annum (but not to exceed the maximum rate permitted by law).
The Excess Tenant Improvement Allowance Loan Payments shall be due and payable on the first day of each month. The obligation of Tenant to pay the Excess Tenant Improvement Allowance Loan Payments is separately enforceable by Landlord or its
Affiliate and shall survive (but shall be repayable in full, including all outstanding principal and accrued and unpaid interest, upon) the expiration or earlier termination of the Lease and, because such obligation is intended to be a loan, is not
subject to any mitigation of the amount due. 
 Tenant may decide whether or not to borrow any amount of the Excess Tenant Improvement
Allowance Loan in Tenant’s sole discretion. In the event Tenant elects to borrow 
  

					
		  		  	
	 	  	 	  	 

 IntraLase Corp. 
 January 31, 2005 
 Page 2 
  

 
any amount of the Excess Tenant Improvement Allowance Loan, Tenant shall provide Landlord with 60 days’ prior written notice of the amount requested for
the Excess Tenant Improvement Allowance Loan. In the event Tenant fails to so notify Landlord within 180 days of the Lease Commencement Date, on such date, Landlord’s obligation to loan the Excess Tenant Improvement Allowance Loan shall be null
and void and of no further force and effect. 
 Concurrently with Tenant’s written election to borrow the Excess Tenant Improvement
Allowance Loan in accordance with the foregoing, Tenant shall deliver to Landlord an unconditional, clean, irrevocable letter of credit with a term of at least one (1) year (the “L-C”) in the amount of then-unamortized balance
of the Excess Tenant Improvement Allowance Loan, which L-C shall be issued by a money-center bank (a bank which accepts deposits, maintains accounts, has a local Orange County office which will negotiate a letter of credit, and whose deposits are
insured by the FDIC) reasonably acceptable to Landlord. Tenant shall pay all expenses, points and/or fees incurred by Tenant in obtaining the L-C. The L-C shall be held by Landlord as security for the faithful performance by Tenant of its obligation
to repay the Excess Tenant Improvement Allowance Loan as set forth herein. The L-C shall not be mortgaged, assigned or encumbered in any manner whatsoever by Tenant without the prior written consent of Landlord. If Tenant defaults with respect to
any provisions of this letter agreement or defaults with respect to any provisions of the Lease which default results in a judgment in favor of Landlord, , or if Tenant fails to renew the L-C at least thirty (30) days before its expiration,
Landlord may, but shall not be required to, draw upon that portion of the L-C necessary for the payment of any Rent or any other sum in default, or for the payment of any amount that Landlord may reasonably spend or may become obligated to spend by
reason of Tenant’s default, or to compensate Landlord for reasonably related loss or damage that Landlord may suffer by reason of Tenant’s default; provided, however, that Landlord may draw upon all of the L-C in the event that Tenant
fails to renew the L-C at least thirty (30) days before its expiration; provided further that Tenant may, within ninety (90) days of the date upon which Landlord draws upon the L-C for Tenant’s failure to timely renew the L-C, provide
Landlord with a new L-C, which L-C meets all of the criteria for the L-C as set forth herein, in the amount of the Excess Tenant Improvement Allowance Loan then outstanding, and upon Landlord’s receipt of such new L-C, Landlord shall promptly
return the prior L-C to the Tenant. Tenant shall have the right to exchange the L-C at any time for a substitute letter of credit, provided that such substitute letter of credit meets all of the criteria for the L-C as set forth herein. The use,
application or retention of the L-C, or any portion thereof, by Landlord shall not prevent Landlord from exercising any other right or remedy provided by the Lease or by law, it being intended that Landlord shall not first be required to proceed
against the L-C, and shall not operate as a limitation on any recovery to which Landlord may otherwise be entitled. If any portion of the L-C is drawn upon, Tenant shall, within five (5) days after written demand therefor, either
(i) deposit cash with Landlord (which cash shall be applied by Landlord to the L-C Security Deposit) in an amount sufficient to cause the sum of the L-C Security Deposit and the amount of the remaining L-C to be equivalent to the amount of the
L-C then required under this letter agreement or (ii) reinstate the L-C to the amount then required under this letter agreement and Tenant’s failure to do so shall be a default under this letter agreement and the Lease. Tenant acknowledges
that Landlord has the right to transfer or mortgage its interest in the Real Property and the Building and in this Lease and Tenant agrees that in the event of any such transfer or mortgage, Landlord shall have the right to transfer or assign the
L-C to the transferee 

 IntraLase Corp. 
 January 31, 2005 
 Page 3 
  

 
or mortgagee, and in the event of such transfer, Tenant shall look solely to such transferee or mortgagee for the return of the L-C. In addition, Landlord
shall have the right to assign or pledge the L-C to any other lender providing a loan to Landlord. If Tenant shall fully and faithfully perform every provision of the Lease and this letter agreement to be performed by it, the L-C, or any balance
thereof, shall be returned to Tenant within thirty (30) days following the expiration of the Lease Term. 
 Notwithstanding anything to
the contrary contained herein, Landlord shall have the right to cause an affiliate of Landlord (“Affiliate”) to make the Excess Tenant Improvement Allowance Loan to Tenant, in which case the Affiliate shall have all of the rights and
remedies of Landlord described herein for Tenant’s default under this letter agreement and/or the Lease. 
 Assuming the above reflects
our agreement regarding this matter, please execute below where indicated and return the same to me at the above-referenced address. 
  

			
	 Respectfully,

	
	 9701 JERONIMO HOLDINGS, LLC,
 a California
limited liability company

		
	By:	 	  

		
	Name:	 	  

		
	Its:	 	  

  

			
	 ACKNOWLEDGED AND AGREED
 THIS 31st DAY OF January 2005:

	
	 INTRALASE CORP., a Delaware corporation

		
	 By:
	 	  

		
	 Name:
	 	  

		
	 Its:
	 	  

		
	 By:
	 	  

		
	 Name:
	 	  

		
	 Its:

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