Document:

Agreement to Lease and Sell Assets, dated as of June 2, 2003

 Exhibit 10.15 
  
 AGREEMENT TO LEASE AND SELL ASSETS 
  
 This Agreement to Lease and Sell Assets (the “Agreement”) is made as of June 2, 2003 (the
“Effective Date”) by and between THE BOARD OF TRUSTEES OF THE LELAND STANFORD JUNIOR UNIVERSITY, a body having corporate powers under the laws of the State of California (“Owner”), and 3301 HILLVIEW
HOLDINGS, INC., a Delaware corporation (“Lessee”), in the following factual context: 
  
 A. Owner is the owner of certain real property located in Palo Alto, Santa Clara County, California, commonly known as 3301-3307 Hillview Avenue,
and more particularly described in Exhibit “A”, together with all rights-of-way, easements, and appurtenances benefiting such real property (collectively, the “Land”). The Land, together
with the Improvements (as defined in Section 1.2(b)), shall be referred to collectively as the “Property”. 
  
 B. Lessee is the current tenant on the Property pursuant to a lease of the Improvements dated as of September 24, 1999, between Owner and Lessee
(the “Space Lease”). 
  
 C.
Owner desires to ground lease the Land and sell to Lessee the Related Assets (as defined in Section 1.2), and Lessee desires to ground lease the Land from Owner and purchase the Related Assets. 
  
 NOW THEREFORE, the parties agree as follows: 
  
 SECTION 1 GROUND LEASE, SALE OF OTHER ASSETS 
  
 1.1 Ground Lease. Subject to the terms and conditions of this
Agreement, at the Closing (as defined in Section 5.1), Owner shall ground lease the Land to Lessee and Lessee shall ground lease the Land from Owner pursuant to a ground lease in the form of Exhibit “B” attached hereto and
made a part hereof (the “Ground Lease”). The Ground Lease shall provide for the termination of the Space Lease as of the Closing. 
  
 1.2 Related Assets. Subject to and on the terms and conditions of this Agreement, at the Closing, Owner shall sell and convey to Lessee and
Lessee shall acquire from Owner all of the following assets (collectively, the “Related Assets”): 
  
 (a) Improvements. Any and all improvements, buildings, structures, systems, facilities, fixtures, landscaping, fences and parking areas
located on the Land, and any and all machinery, equipment, apparatus and appliances owned by Owner that is incorporated into the foregoing and used in connection with the operation or occupancy of the foregoing and/or the Land, including, without
limitation, all electrical, mechanical, structural, heating, ventilation, air-conditioning and other equipment and operating systems (collectively, the “Improvements”); and 

 (b) Other Assets. All of Owner’s right, title and interest in and to all tangible and
intangible assets of any nature relating exclusively to the Property, including, without limitation, the following (if any): (i) all licenses, permits, approvals and entitlements (including, without limitation, all land use and development rights
and approvals); (ii) all warranties and guaranties on the Improvements, to the extent such warranties and guaranties are assignable; (iii) all plans, specifications, architectural and engineering drawings and prints relating to the Improvements;
(iv) the name or address of the buildings (but not the name “Stanford Research Park” except as a geographic identification); (v) the Space Lease and all contract rights related to the construction, operation, ownership or management of the
Property; (vi) insurance proceeds and condemnation awards or claims thereto to be assigned to Lessee under Section 7 below; (vii) all books and records relating to the Property; (viii) all fixtures and personal property used by Owner in connection
with the Property; and (ix) any other intangible property used by Owner in connection with the Property (collectively, the “Other Assets”). Lessee acknowledges that the Other Assets do not include any trade names or trade
marks belonging to Owner. 
  
 (c) Exclusion of
Remediation Systems. Notwithstanding the foregoing, all of the “Remediation Systems” (as defined in the Ground Lease) are excluded from the definition of Related Assets. Lessee acknowledges that such Remediation Systems are owned by
third parties who have the right to maintain such Remediation Systems on the Property pursuant to the access agreements described in Exhibit “C” attached hereto (the “Access Agreements”), and
Lessee’s rights in and to the Property after Closing will be subject to such third party rights. Owner represents and warrants to Lessee that Owner has delivered to Lessee true, correct and complete copies of the Access Agreements. Owner
further represents that Exhibit “D” attached hereto is a true and complete copy of the Access Agreement that is Item 16 on the list of Permitted Exceptions attached as Exhibit “F”, and that such Access
Agreement is in full force and effect. 
  
 SECTION 2 PURCHASE PRICE AND PREPAID
LAND RENT 
  
 2.1 Purchase Price. The purchase
price for the Related Assets (the “Purchase Price”) shall be Eighty Million Dollars ($80,000,000). 
  
 2.2 Prepaid Land Rent. In connection with its lease of the Land, Lessee has agreed to prepay a portion of the land rent at Closing in the
amount of Twenty-Eight Million Dollars ($28,000,000) (the “Prepaid Land Rent”). 
  
 2.3 Payment. Lessee shall pay the Purchase Price to Owner as follows: 
  
 (a) Deposit. Within one (1) business day after the Effective Date, Lessee shall deposit with First American
Title Guaranty Company, 1737 North First Street, Suite 500, San Jose, California 95112 Attn: Dian Blair, Escrow No. NCS-15360-SC (the “Title Company”) by a confirmed wire transfer of funds, the sum of One Million Five Hundred
Thousand Dollars ($1,500,000) (the “Deposit”). The Title Company shall 

  

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hold the Deposit in a federally insured interest-bearing account for the benefit of Lessee. If the ground lease of the Land and the sale of the Related
Assets as contemplated hereunder is consummated, the Deposit and all interest accrued thereon shall be credited against the Purchase Price. If the ground lease of the Land and the sale of the Related Assets as contemplated hereunder is not
consummated solely due to Lessee’s breach of the terms of this Agreement, and provided that Owner is not in breach of its obligations under this Agreement, the Deposit and all interest accrued thereon shall be paid to and retained by Owner as
liquidated damages pursuant to Section 2.4. If the ground lease of the Land and the sale of the Related Assets as contemplated hereunder is not consummated for any other reason, including, without limitation, because of the failure of any express
condition precedent (other than the condition set forth in Section 4.1(e)) or as a result of a default by Owner hereunder, the Deposit and all interest accrued thereon shall be returned to Lessee. 
  
 (b) Payment of Balance. The balance of the Purchase Price as
adjusted by Sections 5.5 and 5.6, over and above the Deposit and the Prepaid Land Rent, shall be paid by Lessee through escrow at the Closing by electronic transfer of immediately available funds. 
  
 2.4 Liquidated Damages. IN THE EVENT THE SALE OF THE RELATED
ASSETS AND THE GROUND LEASE OF THE LAND TO LESSEE IS NOT CONSUMMATED SOLELY AS A RESULT OF LESSEE’S BREACH OF ITS OBLIGATIONS UNDER THIS AGREEMENT, OWNER, BY WRITTEN NOTICE TO LESSEE, SHALL MAKE DEMAND FOR PERFORMANCE, AND IF LESSEE SHALL FAIL
TO PERFORM WITHIN FIVE (5) DAYS AFTER DELIVERY OF SUCH DEMAND, OWNER MAY TERMINATE THIS AGREEMENT. LESSEE AND OWNER ACKNOWLEDGE AND AGREE THAT FIXING OWNER’S ACTUAL DAMAGES IN THE EVENT OF LESSEE’S BREACH OF ITS OBLIGATIONS UNDER THIS
AGREEMENT WOULD BE EXTREMELY DIFFICULT OR IMPRACTICABLE TO DETERMINE. THEREFORE, IN THE EVENT OF LESSEE’S BREACH OF SUCH OBLIGATIONS, THE PARTIES HAVE AGREED, AFTER NEGOTIATION, THAT THE DEPOSIT SHALL CONSTITUTE OWNER’S SOLE AND EXCLUSIVE
RIGHT TO DAMAGES AND THAT THIS SUM REPRESENTS A REASONABLE ESTIMATE OF THE ACTUAL DAMAGES OWNER WOULD INCUR IN THE EVENT OF LESSEE’S BREACH OF ITS OBLIGATIONS UNDER THIS AGREEMENT. OWNER WAIVES ANY RIGHT TO SPECIFIC PERFORMANCE OR DAMAGES OTHER
THAN AS SET FORTH IN THIS SECTION. BY INITIALING IN THE SPACES WHICH FOLLOW, OWNER AND LESSEE SPECIFICALLY AND EXPRESSLY AGREE TO ABIDE BY THE TERMS AND PROVISIONS OF THIS SECTION 2.4 GOVERNING LIQUIDATED DAMAGES. 
  

	 Owner (JS)
	 	Lessee (DWR)

  

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 SECTION 3 DUE DILIGENCE 
  

3.1 Due Diligence Period; Inspection and Access. 
  
 (a) Due Diligence Period. The “Due Diligence Period” shall mean the inspection period
ending on the Effective Date. 
  
 (b) Due Diligence
Investigation. Owner and Lessee acknowledge that Lessee has conducted its investigation of the Property during the Due Diligence Period. This investigation (the “Due Diligence Investigation”) has included, at
Lessee’s election: a physical inspection of the Property, including, but not limited to, inspection and examination of soils, environmental factors, hazardous substances, if any, and archeological information relating to the Property;
geological and other tests; review and investigation of any zoning, permits, reports, engineering data (including but not limited to, engineering evaluations of the Improvements); review of all governmental matters affecting the Property; review of
the condition of title to the Property; review of material documents relating to the ownership and operation of the Property; and review of such other matters pertaining to an investment in the Property as Lessee deemed advisable. 
  
 (c) Access and Conditions. As the current tenant of the
Property under the Space Lease, Lessee and its representatives have an existing right of access to the Property. Notwithstanding the foregoing, the Due Diligence Investigation has been and remains subject to the following conditions: 
  
 (i) All information supplied by Owner in the course of Lessee’s Due
Diligence Investigation remained the property of Owner. In the event Closing does not occur or this Agreement is terminated for any reason, Lessee shall promptly return to Owner all documents obtained from Owner and Owner’s agents, and at
Owner’s request shall deliver copies of all non-confidential documents prepared by or on behalf of Lessee during the Due Diligence Investigation. In the event, however, the Closing does occur, all such information shall become the property of
Lessee. 
  
 (ii) Lessee shall maintain the confidentiality of any
information delivered to Lessee by Owner and of any inspection of the Property conducted by Lessee. Lessee shall use all such information solely for the purpose of evaluating the Property. Lessee shall have the right to disclose any such information
only to Lessee’s employees, consultants, prospective or actual lenders and any other persons or entities having a reasonable need to know such information in connection with the transactions contemplated by this Agreement; provided that Lessee
has first obtained a written agreement from the third party to keep the information confidential. Lessee shall be responsible for any breaches of confidentiality by persons to whom Lessee discloses information. If Lessee is confronted with, or is
otherwise subject to, government compulsion, regulatory requirement, or legal action to disclose information received under this Agreement, Lessee shall promptly notify Owner, and shall reasonably assist Owner (not including the payment of money or
the incurring of any liability) in obtaining 

  

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a protective order requiring that any portion of the information required to be disclosed be used only for the purpose for which a court issues an order, or
for such other purposes as required by law. 
  
 (iii) Lessee
shall not permit any mechanics’ or other liens to be filed against the Property as a result of Lessee’s Due Diligence Investigation, and Lessee at its sole cost and expense shall cause any liens so filed to be removed within ten (10) days
after filing, by bond or otherwise. 
  
 (iv) Lessee shall give
Owner copies of all written communications to or from governmental authorities. 
  
 (v) Lessee’s obligations under this Section 3.1(c) shall survive the Closing or the termination of this Agreement prior to Closing. 
  
 (d) Indemnity. Lessee hereby agrees to indemnify, defend and hold Owner, its trustees, officers, directors,
employees, agents, successors and assigns harmless from and against any and all claims, liens, demands, losses, damages, liabilities, fines, penalties, charges, administrative and judicial proceedings and orders, judgments, and all costs and
expenses incurred in connection therewith (including, without limitation, reasonable attorneys’ fees, reasonable costs of defense, and reasonable costs and expenses of all experts and consultants) (collectively,
“Claims”), to the extent arising directly or indirectly out of the conduct of Lessee’s Due Diligence Investigation, including without limitation Claims arising from (i) Lessor’s exacerbation of any hazardous
substances or materials condition on, under or about the Property, (ii) Lessee’s violation of laws, zoning restrictions, ordinances, rules, regulations or requirements of any governmental or quasi-governmental agency with jurisdiction over the
Property in the conduct of Lessee’s Due Diligence Investigation, and (iii) Lessee’s failure to restore the Property to the condition that existed immediately prior to any physical inspection of the Property conducted as part of
Lessee’s Due Diligence Investigation; provided, however, that the foregoing shall not apply to the extent any Claims result from (A) the acts or omissions of Owner or any trustee, officer, director, employee, agent, contractor or representative
of Owner, or (B) Lessee’s mere discovery of any information potentially having a negative impact on the Property, including, without limitation, the discovery of any hazardous substances or materials on or about the Property. Lessee’s
obligations under this Section 3.1(d) shall survive the Closing or the termination of this Agreement prior to Closing. 
  
 3.2 Owner Disclosures 
  
 (a) Delivery of Documents. Prior to the Effective Date, Owner has delivered to Lessee true, correct and complete copies of all material
non-confidential documents in Owner’s possession regarding the Property, including (if any): site plans, records of survey, surveys, title policies, existing entitlements, approvals, traffic studies, soils reports, engineering reports, tax
bills, operating statements, licenses, permits, environmental reports, and other studies, plans, surveys, engineering or architectural 

  

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renderings, plans and specifications, leases and license agreements, commission agreements, Tenant information, correspondence and notices, maintenance
records, insurance certificates, documents and materials relating to legal proceedings, personal property inventory, governmental notices, land use and development licenses, permits and approvals and building permits and certificates of occupancy,
architectural and construction contracts (including all related warranties and indemnities), roof warranties, and product and equipment warranties relating to the Other Assets (collectively, the “Due Diligence Documents”).
Owner shall have the continuing obligation during the pendency of this Agreement to provide Lessee with any material document described above and coming into Owner’s possession or produced by or for Owner after the initial delivery of the Due
Diligence Documents. Owner represents and warrants to Lessee that, to Owner’s best knowledge after due inquiry and investigation, (i) the only material documents in Owner’s possession regarding the Property that Owner has not delivered to
Lessee are confidential settlement agreements in connection with the “Pre-Existing Environmental Condition” (as defined in the Ground Lease) and related correspondence that is protected by the attorney-client privilege (collectively, the
“Settlement Documents”), and (ii) no information contained or referred to in the Settlement Documents describes or discloses any event, condition or circumstance regarding the Property or the Other Assets that is not
described in or disclosed by the Due Diligence Documents. 
  
 (b) Review of Other Documents. In addition to Lessee’s right to receive the Due Diligence Documents, Lessee and its representatives shall have the right of access to Owner’s records upon reasonable notice and during
reasonable business hours to inspect, review, catalog and copy all files, books and records maintained by Owner regarding the Property. 
  
 3.3 Approval/Disapproval of Due Diligence Investigation. Prior to the expiration of the Due Diligence Period, Lessee has delivered to Owner
a written notice describing the items to which Lessee objected as a result of its Due Diligence Investigation. Owner has performed all of the work required thereunder, except as provided in Sections 5.10, 5.11 and 5.12. 
  
 3.4 Preliminary Title Report. Lessee has obtained a preliminary
title report or commitment for title insurance (the “Preliminary Title Report”) issued by the Title Company, together with a legible copy of each document, map and survey referred to in the Preliminary Title Report.

  
 3.5 Approval/Disapproval of Title. Prior to the
Effective Date, Lessee has identified the disapproved title matters described on Exhibit “E” attached hereto and made a part hereof (the “Disapproved Title Matters”). Owner shall use best efforts to
remove or cure all Disapproved Title Matters at or prior to Closing, and Owner shall in any event remove or cure at or prior to Closing all of the Disapproved Title Matters described in Section I of Exhibit “E.” Owner shall
remove or cure as soon as reasonably possible after Closing any Disapproved Title Matters that are not cured prior to Closing, and shall indemnify, defend and hold harmless Lessee from and against any actual losses, costs, liabilities, claims and
damages incurred by Lessee arising from any such Disapproved Title Matters. 
  

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 SECTION 4 CONDITIONS PRECEDENT 
  
 4.1 Lessee’s Conditions Precedent. Lessee’s obligations under this Agreement are expressly subject
to the timely fulfillment of the conditions set forth in this Section 4.1 on or before the Closing Date, except where a different time period for satisfaction is specified. Each condition is solely for the benefit of Lessee and may be waived in
whole or in part by Lessee by written notice to Owner in Lessee’s sole and absolute discretion. 
  
 (a) Title Policy. The Title Company shall deliver to Lessee at Closing an ALTA Owner’s Policy providing extended coverage, issued by
the Title Company as of the date and time of the recording of the Memorandum of Lease and the Deed (as defined in Section 5.3 below), in the aggregate amount of the Purchase Price and the Prepaid Land Rent or such other amount as Lessee shall
designate, at standard rates, insuring Lessee’s leasehold estate in the Land and ownership of the Improvements, including such endorsements as Lessee may reasonably request, and subject only to the Permitted Exceptions (the “Title
Policy”). “Permitted Exceptions” means the rights of Lessee under the Space Lease and the matters described on Exhibit “F” attached hereto and made a part hereof. 
  
 (b) Representations and Warranties. Owner’s
representations and warranties contained herein shall be true and correct as of the Closing Date. 
  
 (c) Owner’s Performance. Owner shall have performed all of its obligations under this Agreement, including, without limitation,
Owner’s execution and delivery to Lessee of the documents described in Section 5.3 of this Agreement. 
  
 (d) No Litigation. There shall exist no pending or threatened actions, suits, arbitrations, claims, attachments, proceedings, assignments
for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings by or against Owner, the Property or the Other Assets that could, either individually or in the aggregate, materially and adversely affect the ownership, use,
operation or occupancy of the Property or the Other Assets, or Owner’s ability to perform its obligations under this Agreement. 
  
 (e) Board Approval. The Board of Directors of Lessee shall have approved the transactions contemplated by this Agreement. 
  
 (f) Financing Commitment. On or before the fourth (4th)
business day after the Effective Date, Lessee shall have obtained a commitment for financing in an amount of at least fifty percent (50%) of the Purchase Price and Prepaid Land Rent that is satisfactory, in Lessee’s sole and absolute
discretion, to consummate the transactions contemplated by this Agreement. 
  

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 (g) Close and Funding of Financing. At or before the Closing, the financing described in
paragraph 4.1(f) above shall have closed and funded; provided, however, that the condition described in this paragraph 4.1(g) shall not apply if such financing has failed to close and fund solely due to Lessee’s default under the commitment for
such financing described in paragraph 4.1(f) above. 
  
 4.2
Owner’s Condition Precedent. Owner’s obligations under this Agreement are expressly subject to the timely fulfillment of the conditions set forth in this Section 4.2 on or before the Closing Date. Each condition is solely for
the benefit of Owner and may be waived in whole or in part by Owner by written notice to Lessee in Owner’s sole and absolute discretion. 
  
 (a) Representations and Warranties. Lessee’s representations and warranties contained herein shall be true and correct as of the
Closing Date. 
  
 (b) Lessee’s Performance.
Lessee shall have performed all of its obligations under this Agreement, including, without limitation, Lessee’s execution and delivery to Owner of the documents and funds in Section 5.4 of this Agreement. 
  
 (c) No Litigation. There shall exist no pending or threatened
actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings by or against Lessee, that could, either individually or in the aggregate,
materially and adversely affect Lessee’s ability to perform its obligations under this Agreement. 
  
 So long as a party is not in default hereunder, if any condition to such party’s obligation to proceed with the Closing hereunder has not been
satisfied as of the Closing Date or other applicable date, such party may, in its sole discretion, either (i) terminate this Agreement by delivering written notice to the other party on or before the Closing Date or other applicable date, in which
case the Deposit (and any interest accrued thereon) shall be returned to Lessee (unless either Lessee is in default of this Agreement (in which case Section 2.3 shall apply), or unless the condition is Lessee’s board approval under Section
4.1(e) (in which case the Deposit shall be delivered to Owner pursuant to Section 6.1)), (ii) extend the time available for the satisfaction of such condition by up to a total of ten (10) business days, or (iii) elect to close, notwithstanding the
non-satisfaction of such condition, in which event such party shall be deemed to have waived such condition. If such party elects to proceed pursuant to clause (ii) above, and such condition remains unsatisfied after the end of such extension
period, then, at such time, such party may elect to proceed pursuant to either clause (i) or (iii) above. 
  
 SECTION 5 CLOSING 
  
 5.1 Time. Provided that all conditions set forth in Section 4 have been either satisfied or waived by the appropriate party, the parties shall close the transactions contemplated by this Agreement (the
“Closing”), on a date mutually approved by 

  

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Owner and Lessee, but in no event later than June 30, 2003 unless extended as provided in this Agreement or otherwise agreed in writing by the parties (the
“Closing Date”). Lessee shall, however, use reasonable efforts to cause Lessee’s lender to close and fund Lessee’s financing so that the Closing may occur by June 19, 2003. 
  
 5.2 Escrow. Closing shall occur through an escrow with the
Title Company. The terms of this Agreement, together with such additional instructions as the Title Company shall reasonably request shall constitute the escrow instructions to the Title Company. Owner and Lessee shall have the right to deliver to
the Title Company such additional escrow instructions as they shall deem necessary or appropriate to consummate the transactions contemplated by this Agreement, but such additional instructions shall not in any case be inconsistent with the terms
and conditions of this Agreement. If there is any inconsistency between this Agreement and any additional escrow instructions given to the Title Company, this Agreement shall control unless the intent to amend this Agreement is clearly and expressly
stated in said additional escrow instructions and said additional escrow instructions have been approved in writing by both Owner and Lessee. Lessee and Owner shall cause the Title Company to execute and deliver a counterpart of this Agreement to
each of them. 
  
 5.3 Owner’s Deposit of Documents
Into Escrow. Owner shall deposit into escrow one (1) business day before Closing the following documents: 
  
 (a) Two duly executed counterparts of the Ground Lease; 
  
 (b) A duly executed and acknowledged counterpart of a Memorandum of Lease in the form of Exhibit “G” (the
“Memorandum of Lease”); 
  
 (c) A
duly executed and acknowledged grant deed to the Improvements in the form of Exhibit “H” (the “Deed”); 
  
 (d) A duly executed assignment in the form of Exhibit “I”, assigning to Lessee
all of Owner’s right, title and interest in the Other Assets (the “General Assignment”); 
  
 (e) A duly executed certificate of Owner stating that Owner is not a “foreign person” within the meaning of Section 1445(f) of the
Internal Revenue Code of 1986, as amended (the “Non-Foreign Certificate”); 
  
 (f) Owner’s affidavit of nonforeign status as contemplated by California Revenue and Taxation Code Sections 18662 and 18668 (the
“Withholding Affidavit”); 
  
 (g) A
completed and executed natural hazard disclosure statement, which shall disclose whether the Property is located within one (1) or more of the six (6) natural hazard zones specified in California Civil Code Section 1103.2 (the “Natural
Hazard Disclosure Statement”); 
  

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 (h) A completed and executed Real Estate Withholding Exemption Certificate and Waiver Request for
Non-Individual Sellers, California Form 593-W (the “Withholding Certificate”); 
  
 (i) A certificate of Owner confirming that all representations and warranties made by Owner in this Agreement are true, correct and complete on and
as of the Closing Date (the “Owner Representation Certificate”); 
  
 (j) Such affidavits and other documents as are reasonably required by the Title Company to issue the Title Policy to Lessee; and 
  
 (k) Such additional documents, including written escrow instructions consistent with this Agreement, as may be
reasonably necessary to consummate the ground leasing of the Land and conveyance of the Related Assets in accordance with the terms of this Agreement. 
  
 5.4 Lessee’s Deposit of Documents and Funds. Lessee shall deposit into escrow (1) one business day before Closing: 
  
 (a) The balance of the Purchase Price and the Prepaid Land Rent in
accordance with the provisions of Section 2, plus or minus prorations and closing costs as provided in Section 5.6, by electronic transfer of immediately available funds; 
  
 (b) Two duly executed counterparts of the Ground Lease; 
  
 (c) A duly executed and acknowledged counterpart of the Memorandum of Lease; 
  
 (d) Two duly executed counterparts of the General Assignment;

  
 (e) A guaranty in the form of Exhibit
“J” (the “Guaranty”), duly executed by TIBCO Software, Inc., a Delaware corporation; 
  
 (f) A certificate of Lessee confirming that all representations and warranties made by Lessee in this Agreement are true, correct and complete on
and as of the Closing Date (the “Lessee Representation Certificate”); and 
  
 (g) Such additional documents, including written escrow instructions consistent with this Agreement, as may be reasonably necessary to consummate
the ground leasing of the Land and conveyance of the Related Assets in accordance with this Agreement. 
  
 5.5 Closing. When the Title Company has received all documents and funds identified in Sections 5.3 and 5.4, has received written
notification from Lessee and Owner that all conditions to Closing have been satisfied or waived, and is irrevocably committed to issue the Title Policy as described in Section 4.1(a), then, and only then, the Title Company shall: 
  

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 (a) Record the Memorandum of Lease and the Deed in that order; 
  
 (b) Deliver the Purchase Price and Prepaid Land Rent (as adjusted
pursuant to Sections 5.5 and 5.6) to Owner; 
  
 (c) Issue
the Title Policy to Lessee; 
  
 (d) Deliver to Lessee: (i)
conformed copies (showing all recording information thereon) of the Memorandum of Lease and the Deed; (ii) a fully executed original of the Ground Lease; (iii) a fully executed original of the General Assignment; (iv) the Non-Foreign Certification;
(v) the Withholding Affidavit; (vi) the Natural Hazard Disclosure Statement; (vii) the Withholding Certificate; and (viii) the Owner Representation Certificate; and 
  
 (e) Deliver to Owner: (i) conformed copies (showing all recording information thereon) of the Memorandum of
Lease and the Deed, (ii) a fully executed original of the Ground Lease; (iii) a fully executed original of the General Assignment; (iv) the original executed Guaranty, and (v) the Lessee Representation Certificate. 
  
 The Title Company shall prepare and the parties shall sign closing statements showing all
receipts and disbursements and deliver copies to Lessee and Owner and, if applicable, shall file with the Internal Revenue Service (with copies to Lessee and Owner) the reporting statement required under Section 6045(e) of the Internal Revenue Code.
To the extent required by law, the Title Company shall also deduct from the balance of the Purchase Price and the Prepaid Land Rent an amount equal to three and one-third percent (3-1/3%) of the entire Purchase Price and Prepaid Land Rent and shall
pay such amount to the Franchise Tax Board of the State of California. 
  
 5.6 Prorations, Closing Costs and Credits. Subject to the other provisions of this Section 5.6, all receipts and disbursements of the Property will be prorated as of 11:59 p.m. Pacific Time on the day immediately preceding the
Closing Date. Not less than three (3) business days prior to the Closing, the Title Company shall submit to Lessee and Owner for their approval a tentative prorations schedule showing the categories and amounts of all prorations proposed. The
parties shall agree on a final prorations schedule prior to the Closing. If following the Closing either party discovers an error in the prorations statement, it shall notify the other party and the parties shall promptly make any adjustment
required. 
  
 (a) Property Taxes. Under the Space
Lease, Lessee is responsible for the payment of all real and personal property ad valorem taxes and special assessments, if any, whether payable in installments or not, including, without limitation, all supplemental taxes attributable to the term
of the Space Lease (collectively, “Taxes”). Any payments of Taxes which have been collected from Lessee by Owner but not yet paid to the taxing authority as of the Closing Date shall be credited to Lessee as of the Closing
Date. Otherwise, all payments of Taxes, whether relating to the periods before or after the Closing Date, shall be the responsibility of Lessee outside of escrow. 
  

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 (b) Property Rents and Expenses. All base rent, additional rent, operating expense payments
and other sums due to Owner from Lessee under the Space Lease (collectively, “Rent”) shall be prorated as of the Closing Date. Lessee shall receive a credit at Closing for any Rent actually received by Owner before the
Closing Date which pertains to any period from and after the Closing Date, and Lessee shall pay at Closing any Rent which is due and unpaid as of the Closing Date. 
  
 (c) Closing Costs. Owner shall pay (i) the Santa Clara County documentary transfer tax and one-half (1/2) of
the City of Palo Alto documentary transfer tax assessed in connection with the recordation of the Memorandum of Lease and the Deed, and (ii) the cost of the CLTA coverage under the Title Policy. Lessee shall pay (i) one-half (1/2) of the City of
Palo Alto documentary transfer tax assessed in connection with the recordation of the Memorandum of Lease and the Deed, and (ii) the cost of any additional coverage or endorsements to the Title Policy desired by Lessee. Owner shall pay escrow fees,
including any escrow fees associated with the Roof Holdback Amount and the Garage Holdback Amount described in Sections 5.10 and 5.11. Owner and Lessee shall each pay one-half (1/2) of all other closing costs and recording fees. 
  
 (d) Utility Deposits. Owner shall receive a credit at Closing
for the amount of any deposits previously paid to utility companies by Owner with its own funds and without reimbursement from Lessee under the Space Lease. 
  
 (e) Security Deposit. Lessee shall receive a credit at Closing for the amount of the security deposit under the Space Lease.

  
 5.7 Possession. Possession of the Property
pursuant to this Agreement and the terms of the Ground Lease shall transfer to Lessee at the Closing. 
  
 5.8 Delivery of Books and Records. Immediately after the Closing, Owner shall deliver to Lessee: copies or originals of all books and
records of account, contracts, correspondence with suppliers, receipts for deposits, unpaid bills and other papers or documents which pertain to the Property; all permits and warranties applicable to the Property; all advertising materials,
booklets, keys and other items, if any, used in the operation of the Property; and, if in Owner’s possession or control, the original “as-built” plans and specifications; all other available plans and specifications and all operation
manuals. Owner shall cooperate with Lessee after Closing to transfer to Lessee any such information stored electronically. 
  
 5.9 Interim Operation of Property. From the Effective Date through the Closing, Owner shall (i) without the written approval of the Lessee,
neither negotiate nor enter into any new contract nor modify any existing contract affecting the Property and/or the Other Assets which cannot be terminated without charge, cost, penalty or 

  

 12 

 
premium on or before the Closing Date; (ii) neither grant nor otherwise create or consent to the creation of any easement, covenant, restriction, assessment,
encumbrance or lien affecting any of the Property, except as required by governmental authority; (iii) not convey or transfer any of the Property or the Other Assets or any interests or rights therein; (iv) not make any material change in the
Property or any of the Other Assets; and (v) maintain the present insurance or self-insurance program on the Property. Except as otherwise provided in this Section 5.9, from the Effective Date through the Closing, Owner and Lessee shall conduct
themselves with regard to the Property in accordance with the Space Lease. 
  
 5.10 Roof Holdback. As part of the Due Diligence Investigation, Lessee has objected to the condition of the roofs on the buildings located on the Land, due to construction and drainage issues raised that
Lessee believes may lead to future repairs and may reduce the useful life of the roofs. Owner disagrees with such objection and believes that the condition of the roofs is satisfactory. In order to proceed with the Closing prior to resolution of
this dispute (and provided the dispute is not resolved prior to Closing), the parties have agreed that, notwithstanding anything in this Agreement to the contrary (including, without limitation, Sections 2.1 and 2.3(b)), the Title Company shall hold
in escrow from the Purchase Price, and shall not deliver to Owner at the Closing, the sum of Four Hundred Thousand Dollars ($400,000) (the “Roof Holdback Amount”). The Title Company shall retain and disburse the Roof Holdback
Amount in accordance with this Section 5.10. All interest and investment income on the Roof Holdback Amount shall be for the benefit of, and shall be disbursed to, the party that receives the final disbursement of the Roof Holdback Amount.

  
 (a) Resolution Efforts. The parties shall use
good faith efforts to resolve their dispute regarding the condition of the roof within sixty (60) days after the Closing, and shall meet (with their respective consultants) no less than three (3) times during such period in an attempt to reach
agreement. If the parties are able to reach agreement, they shall jointly instruct the Title Company to release the Roof Holdback Amount as agreed between the parties. 
  
 (b) Resolution by Consultant. In the event the parties are unable to reach agreement within such 60-day
period, the parties shall jointly select an independent licensed roofing consultant with at least ten (10) years’ experience in the roofing industry who has never worked for either party (the “Consultant”). The
Consultant shall be instructed to examine the roof and the issues in dispute, and to make a final and binding determination as to the condition of the roof and whether such condition could reasonably be expected to require future repairs and/or to
reduce the useful life of the roofs. The Consultant shall also determine the amount, if any, of the Roof Holdback Amount that should be paid to Lessee to compensate for such condition of the roofs. Upon delivery of the Consultant’s
determination to the Title Company by either party or the Consultant, the Title Company shall release the Roof Holdback Amount in accordance with the Consultant’s determination without any further instructions from either party. Notwithstanding
any determination by the Consultant, in no event shall Owner’s liability for the condition of the roof exceed the Roof Holdback Amount. Each party shall pay the cost of its own consultant and one-half of the cost of the Consultant. 

 

 13 

 5.11 Garage Holdback. As part of the Due Diligence Investigation, Lessee has objected to
the condition of the garage due to a water leakage problem. Owner has undertaken work to correct the problem, and Owner believes that such work was adequate to correct the problem. Notwithstanding the foregoing, the parties have agreed that the
parties may not be able to finally determine whether the corrective work was adequate until the garage is further subjected to significant rainfall and other weather conditions. Therefore, Owner agrees that it will retain responsibility for possible
further corrective action with respect to the water leakage problem (the “Post-Closing Work”) as more fully described in this Section 5.11. 
  
 (a) Garage Holdback Escrow. Notwithstanding anything in this Agreement to the contrary (including, without
limitation, Sections 2.1 and 2.3(b)), the Title Company shall hold in escrow from the Purchase Price, and shall not deliver to Owner at the Closing, the sum of Two Hundred Thousand Dollars ($200,000) (the “Garage Holdback
Amount”). The Title Company shall retain and disburse the Garage Holdback Amount in accordance with this Section 5.11. All interest and investment income on the Garage Holdback Amount shall be for the benefit of, and shall be disbursed
to, the party that receives the final disbursement of the Garage Holdback Amount. The Garage Holdback Amount shall remain in escrow until the earlier of (i) the date on which Owner and Lessee jointly instruct the Title Company to release the Garage
Holdback Amount to Owner, (ii) the date that the entire Garage Holdback Amount has been paid to Owner based on completion of any necessary Post-Closing Work pursuant to Section 5.11(e), and (iii) August 1, 2004. On August 1, 2004, the Title Company
shall release the Garage Holdback Amount to Owner without any further instructions from either party unless the Title Company has been advised in writing by either party that there is outstanding Post-Closing Work in progress or there is a pending
dispute between the parties regarding the Post-Closing Work. Notwithstanding anything contained in this Agreement to the contrary, if either party has instructed the Title Company that there is outstanding Post-Closing Work in progress or there is a
pending dispute between the parties regarding the Post-Closing Work, the Title Company shall retain the Garage Holdback Amount and shall not disburse any of the Garage Holdback Amount except in accordance with subsequent written instructions
executed both by Owner and Lessee. The period between the Closing Date and the date the Garage Holdback Amount is released from escrow shall be referred to herein as the “Garage Holdback Period”. 
  
 (b) Status Meetings. At any time during the Garage Holdback
Period, either party may request, upon prior telephonic notice, that the other party and its consultant inspect the garage within the succeeding 24-hour period to examine the impact of any then-current weather condition. In addition, at any time
during the Garage Holdback Period, either party may request a meeting of both parties and their consultants to discuss the status of the water leakage problem, and the parties will cooperate reasonably to meet promptly thereafter. If neither party
requests such a meeting at any earlier time, the parties shall in any event meet no later than April 30, 2004. 
  

 14 

 (c) Post-Closing Work. If the parties agree that Post-Closing Work is necessary in order to
make further corrections to the water leakage problem, or if Owner is required to undertake Post-Closing Work pursuant to Section 5.11(f) below, Owner shall promptly commence such Post-Closing Work and shall diligently prosecute such work to
completion. Owner shall perform the required Post-Closing Work in a good and workmanlike manner, using new materials of good quality, free and clear of any liens or encumbrances (or claims thereof), in accordance with all applicable laws. In
performing any Post-Closing Work, Owner shall use reasonable efforts to minimize any disruption of Lessee’s use, operation and occupancy of the Property and shall comply with Lessee’s reasonable operating and security procedures. Owner and
Lessee agree that Post-Closing Work shall in any event be required if water intrudes into the garage to any extent greater than minimal levels and areas of water intrusion that can reasonably be characterized as transient surface dampness or
moistness that does not progress to a glistening, active, flowing or ponded condition. 
  
 (d) Disbursement. At such time as Owner believes that any necessary Post-Closing Work has been completed in accordance with Section 5.11(c), or that recent weather conditions have provided sufficient
evidence that the garage condition is adequate, Owner shall deliver to Lessee a written request for payment of the Holdback Amount. Such request for payment shall be accompanied by the following: (i) a certificate of completion executed by
Owner’s contractor certifying that the Post-Closing Work has been performed and completed in accordance with this Section 5.10, that all sums payable with respect to goods and services provided in connection with such item of the Post-Closing
Work have been paid in full, and that there is no known basis for the filing of any lien or encumbrance regarding such item of the Post-Closing Work, and (ii) unconditional lien waivers and releases from Owner’s contractor and from all
subcontractors, suppliers and subconsultants that provided goods or services in connection the Post-Closing Work. 
  
 (e) Inspection and Payment. Within ten (10) days after Lessee’s receipt of a request for payment from Owner and all other items
required to be delivered by Owner pursuant to Section 5.11(d), Lessee shall inspect the Post-Closing Work to determine whether such Post-Closing Work has in fact been completed in accordance with this Section 5.11. Lessee shall have the right to
identify any defective or incomplete items of such Post-Closing Work, and Owner shall promptly correct and complete such Post-Closing Work in a manner reasonably satisfactory to Lessee. Within five (5) days after the later to occur of Lessee’s
inspection and Owner’s completion of any corrective work reasonably required by Lessee, Lessee shall instruct the Title Company to deliver to Owner the Holdback Amount. 
  
 (f) Dispute Resolution. If the parties do not agree about the need for Post-Closing Work, the dispute shall be
resolved as follows: The parties shall meet at least twice in the thirty (30) day period after the dispute arises to resolve the dispute. If 

  

 15 

 
they are unable to reach agreement, they shall each select one qualified expert to determine whether Post-Closing Work is required, and if so, the nature and
extent of the Post-Closing Work that the expert deems necessary. Each such expert shall arrive at and submit his or her conclusions to Owner and Lessee within thirty (30) days after the expiration of the initial 30-day negotiating period. If only
one expert report is submitted within the requisite time period, it shall be binding on both parties. If both reports are submitted within such time period, and if the two reports disagree as to the proper resolution of the dispute, then the two
experts shall meet once within the next ten (10) day period to attempt to resolve their differences. If the two experts cannot reach agreement, then the two experts shall immediately select a third expert who will within thirty (30) days of his or
her selection make a determination as to whether and what Post-Closing Work is necessary and submit such determination to Owner and Lessee. This third determination will then be binding on both parties. All experts specified pursuant hereto shall be
licensed independent waterproofing consultants with at least ten (10) years experience, and the third consultant shall have never before worked for either party. Each party shall pay the cost of the expert selected by such party and one-half of the
cost of the third expert, plus one-half of any other costs incurred in the determination. 
  
 (g) Failure to Perform. Notwithstanding anything in this Section 5.11 to the contrary, if a dispute arises between the parties about the need for Post-Closing Work and it is determined that Owner has
failed to perform Post-Closing Work as required by this Section 5.11, then promptly after such determination, the Title Company shall release the Garage Holdback Amount to Lessee without any further instructions from either party. 
  
 (h) Survival. All representations, warranties and covenants of
Owner under this Section 5.11 and in any documents described in Section 5.11(d) shall survive the Closing, Owner’s execution and delivery of the Deed, and Owner’s and Lessee’s execution and delivery of the Ground Lease. Without
limiting the generality of the foregoing, Lessee’s acceptance of the Post-Closing Work shall not be deemed a waiver of any of Owner’s representations, warranties or covenants, and Owner shall promptly repair and otherwise remedy any breach
of Owner’s representations, warranties and covenants under this Section 5.11 at Owner’s sole cost and expense; provided, however, that except for any such breach, upon the release of the Holdback Amount pursuant to Section 5.11(a), Owner
shall have no further responsibility for any repairs or corrective action relating to the water leakage issue in the garage. 
  
 5.12 Owner’s Additional Work. As soon as reasonably possible after Closing, Owner shall (i) replace warped or dislocated header boards
along exterior pathways on the Land with new header boards, and Owner shall patch the low areas of the decomposed granite pathways at the Property, and (ii) install a gutter in the parking garage under the expansion joint. Owner shall perform such
work at Owner’s sole cost and expense in a good and workmanlike manner, using new materials of good quality, free and clear of any liens or encumbrances (or claims thereof), in compliance with all applicable laws, and in a manner reasonably
acceptable to Lessee. In performing such 

  

 16 

 
work, Owner shall use reasonable efforts to minimize any disruption of Lessee’s use, operation and occupancy of the Property and shall comply with
Lessee’s reasonable operating and security procedures. Owner shall notify Lessee promptly after Owner has completed the work, and Lessee shall have the right to inspect the work and identify any defective or incomplete items thereof. Owner
shall thereafter promptly correct and complete the work in a manner reasonably satisfactory to Lessee.  
  
 5.13 Tree Bond. Owner and Lessee acknowledge that the Improvements were developed pursuant to conditions of approval issued August
29, 2000, by the City of Palo Alto Department of Planning and Community Environment under Architectural Review Board Application No. 00-ARB-38 (the “Use Permit”). Condition No. 8 of the Use Permit required that Owner obtain
and deposit with the City of Palo Alto a security bond in connection with the transplantation of a tree on the Land. Owner represents, warrants and covenants to Lessee that Owner has, and shall continue to, pay and perform all obligations under such
Condition No. 8 of the Use Permit at Owner’s sole cost and expense, including, without limitation, the obtaining, depositing with the City of Palo Alto, and maintenance in effect of such security bond for the entire term required by the Use
Permit. Owner shall have the right to recover the security bond from the City after the expiration of the required term thereof, if the City has not previously drawn thereunder pursuant to the Use Permit. 
  
 SECTION 6 DEFAULT AND TERMINATION 
  
 6.1 Lessee’s Termination. Lessee shall have the option to
terminate this Agreement in the event any condition to Closing contained in Section 4.1 has not been satisfied or waived by Lessee in writing, or if Owner is in breach of its obligations under this Agreement. If this Agreement is terminated by
Lessee as a result of any breach by Owner or a failure of a condition precedent for Lessee’s benefit, the Deposit together with any accrued interest, shall be delivered to Lessee. Notwithstanding the foregoing, if this Agreement is terminated
by Lessee solely due to a failure of Lessee’s board of directors to approve the transactions contemplated by this Agreement, then the Deposit, together with any accrued interest thereon, shall be delivered to Owner. In the event of Owner’s
breach of this Agreement, Lessee shall have the right (i) to terminate this Agreement, in which event the Deposit shall be returned to Lessee (together with all interest accrued thereon) and Owner shall reimburse Lessee all costs reasonably incurred
by Lessee in its Due Diligence Investigation and all costs incurred by Lessee in connection with Lessee’s proposed financing of the transactions contemplated by this Agreement (including, without limitation, all lender’s application fees,
commitment fees, rate lock fees, due diligence costs, and any other amounts paid by Lessee to its lender that have not been refunded by such lender), or (ii) to seek specific performance of this Agreement and to recover any damages that may be
awarded in connection with such action for specific performance. Lessee shall also have the right to seek damages for any breach by Owner of any representations, warranties, covenants or obligations in this Agreement which Lessee discovers after
Closing. 
  

 17 

 6.2 Owner’s Termination. Owner shall have the option to terminate this Agreement if
the conditions to Closing contained in Section 4.2 have not been satisfied or waived by Owner in writing, or if Lessee is in breach of its obligations under this Agreement. In the event of a termination due solely to Lessee’s breach of this
Agreement, the Deposit together with any accrued interest, shall be delivered to Owner as liquidated damages as Owner’s sole and exclusive remedy, as provided in Section 2.3. In the event that this Agreement is terminated by Owner due to a
failure of any of the conditions to Closing contained in Section 4.2, then the Deposit and any interest accrued thereon shall be returned to Lessee (unless Lessee is in default, in which case Section 2.3 shall apply). 
  
 6.3 Release from Escrow. Upon termination of this Agreement
pursuant to Sections 6.1 or 6.2, the Title Company shall promptly return to Lessee and Owner, respectively, all documents and monies deposited by them into escrow, subject to Owner’s right, if any, to retain the Deposit and all interest accrued
thereon pursuant to Section 2.3. The defaulting party shall pay any cancellation fee charged by the Title Company. 
  
 6.4 No Cross Default. Notwithstanding anything in this Agreement to the contrary, no breach or default by Lessee of any term or condition of
this Agreement shall constitute a breach of or a default under the Space Lease. The Space Lease shall continue in full force and effect notwithstanding any termination of this Agreement, unless the events or conditions giving rise to such
termination of this Agreement have also given Lessee or Owner a right to terminate the Space Lease pursuant to the express terms thereof, and Lessee or Owner has properly exercised such right to terminate the Space Lease in accordance with the terms
of the Space Lease. 
  
 SECTION 7 CASUALTY AND CONDEMNATION 
  
 7.1 Casualty. In the event the Property should be damaged by
any casualty prior to Closing, Owner shall give prompt notice thereof to Lessee and Lessee shall have up to twenty (20) business days after receipt of such notice to make its election provided herein (and the Closing shall be extended accordingly).
If the cost of repairing such damage is less than One Million Dollars ($1,000,000) as reasonably estimated by a contractor approved by Owner and Lessee, then Owner shall assign to Lessee at Closing all insurance proceeds payable for such damage
(with the consent of the insurance company), or pay all such proceeds to Lessee when received (which obligation shall survive Closing), and Lessee shall receive a credit against the Purchase Price in the amount of any deductible required by
Owner’s insurance policies and/or any uninsured amount (up to a maximum of $1,000,000), and the Closing shall occur and the Ground Lease shall commence, subject to the terms of this Agreement, without Owner’s repairing or being required to
repair such damage; provided however, that Owner shall be obligated to make such emergency repairs as are necessary to prevent further damage to the Property or injury to any person thereon and Owner may use insurance proceeds for this limited
purpose. If the cost of repairing such damage is One Million Dollars ($1,000,000) or more, then Lessee may elect to terminate this 

  

 18 

 
Agreement and receive the Deposit (and any interest accrued thereon). If Lessee does not elect to terminate this Agreement, Owner shall assign to Lessee, at
Closing, all insurance proceeds payable for such damage (with the consent of the insurance company) or pay all such proceeds to Lessee when received (which obligation shall survive Closing), and Lessee shall receive a credit against the Purchase
Price in the amount of any deductible required by Owner’s insurance policies and/or any uninsured amount (up to a maximum of $1,000,000), and the Closing shall occur and the Ground Lease shall commence, subject to the terms of this Agreement,
without Owner’s repairing or being required to repair such damage; provided however, that Owner shall be obligated to make such emergency repairs as are necessary to prevent further damage to the Property or injury to any person thereon and
Owner may use insurance proceeds for this limited purpose. Owner represents, warrants and covenants to Lessee that the deductible under all property insurance policies maintained by Owner regarding the Property does not and will not exceed
$1,000,000. If Owner is self-insuring the Property against casualty at the time any such damage occurs, and if Lessee does not terminate this Agreement pursuant to this Section 7.1, then Owner shall pay Lessee the proceeds of all such self-insurance
in the same amount as would have been payable by a third-party insurer under an “all risk” property insurance policy insuring the Property in the amount of the Purchase Price for the full replacement value thereof, together with any
deductible or uninsured amount under such self-insurance program (up to a maximum of $1,000,000). 
  
 7.2 Condemnation. In the event of a taking or threatened taking by condemnation or similar proceedings or actions of all or a portion of the
Property, Owner shall give prompt notice thereof to Lessee and Lessee shall have up to twenty (20) business days to make its election provided herein (and Closing shall be extended accordingly). In such event, Lessee may elect to (i) terminate this
Agreement and receive the Deposit (and any interest accrued thereon), or (ii) proceed to Closing and receive an assignment of that portion of the award attributable to the value of the leasehold and the Improvements at Closing. 
  
 SECTION 8 REPRESENTATIONS AND WARRANTIES 
  
 8.1 Owner’s Representations and Warranties. As a material
inducement to Lessee to execute this Agreement and consummate this transaction, Owner represents and warrants to Lessee that as of the Effective Date and the Closing Date: 
  
 (a) Authority. Owner has the full right and authority and has obtained any and all consents required to enter
into this Agreement and to consummate or cause to be consummated the transactions contemplated hereby. This Agreement has been, and all of the documents to be delivered by Owner at the Closing will be, authorized and properly executed and
constitute, or will constitute, as appropriate, the valid and binding obligations of Owner, enforceable in accordance with their terms. 
  
 (b) No Conflict. There is no agreement to which Owner is a party or, to Owner’s knowledge, binding on Owner, the Property or the Other
Assets which is in conflict with this Agreement, or which prevents Owner from executing or performing its obligations under this Agreement. 
  

 19 

 (c) No Litigation. There is not now pending or, to Owner’s actual knowledge,
threatened, any action, suit or proceeding before any court or governmental agency or body against Owner that would prevent Owner from performing its obligations hereunder, or that would materially adversely affect the value of the Property.

  
 (d) Adverse Information. Owner has not received
any notice from any insurance company of any defects or inadequacies in the Property or any part thereof which could materially and adversely affect the insurability of the Property or the premiums for the insurance thereof. No notice has been
giving by any insurance company which has issued a policy with respect to any portion of the Property or by any board of fire underwriters (or other body exercising similar functions) requesting the performance of any repairs, alterations or other
work with which compliance has not been made. 
  
 (e)
Environmental. Owner has delivered to Lessee true, correct and complete copies of all material reports and environmental assessments of the Property in Owner’s possession (other than those associated with any confidential agreements
entered into with third parties), and Owner has complied with all environmental disclosure obligations imposed by Environmental Laws with respect to this transaction. Except as disclosed in such reports and assessments, or as disclosed in any public
document available to Lessee from governmental entities having jurisdiction over the Property, to Owner’s actual knowledge, (i) no Hazardous Material is present on the Property or the soil, surface water or groundwater thereof, except to the
extent brought upon the Property by Lessee, its employees and contractors, (ii) no underground storage tanks or asbestos-containing building materials are present on the Property, and (iii) no action, proceeding or claim is pending or threatened
concerning the Property regarding any Hazardous Material or pursuant to any Environmental Laws. To Owner’s best knowledge after due inquiry and investigation, no confidential agreements that Owner has entered with third parties and no reports
or environmental assessments associated therewith contain or refer to any information that describes or discloses any event, condition or circumstance regarding the Property or the Other Assets that is not described in and disclosed by the reports
and environmental assessments that Owner has delivered to Lessee. As used herein, “Hazardous Material” shall mean any material which is now or hereafter regulated by any governmental authority or which poses a hazard to the
environment or to human health or safety, and “Environmental Laws” shall mean all local, state and federal laws, rules, regulations, orders, permits and approvals now or hereafter enacted or issued by any governmental
authority relating to any Hazardous Material or to the protection of the environment. 
  
 8.2 Lessee’s Representations and Warranties. As a material inducement to Owner to execute this Agreement and consummate this transaction, Lessee represents and warrants to Owner that: 
  

 20 

 (a) Authority. Lessee has been duly organized and is validly existing as a corporation, in
good standing in the State of Delaware, and qualified to do business in the State of California. Lessee has the full right and authority and has obtained any and all consents required to enter into this Agreement and to consummate or cause to be
consummated the transactions contemplated hereby. This Agreement has been, and all of the documents to be delivered by Lessee at the Closing will be, authorized and properly executed and constitutes, or will constitute, as appropriate, the valid and
binding obligation of Lessee, enforceable in accordance with their terms. 
  
 (b) No Conflict. There is no agreement to which Lessee is a party or, to Lessee’s knowledge, binding on Lessee which is in conflict with this Agreement. There is no action or proceeding pending or,
to Lessee’s knowledge, threatened against Lessee which challenges or impairs Lessee’s ability to execute or perform its obligations under this Agreement. 
  
 (c) No Litigation. There is not now pending or, to Lessee’s actual knowledge, threatened any action, suit
or proceeding before any court or governmental agency or body against Lessee that would prevent Lessee from performing its obligations hereunder. 
  
 (d) Financing. Lessee has or will on the Closing Date have all funds necessary to consummate the transactions contemplated by this
Agreement. 
  
 8.3 Survival of Representations and
Warranties. The representations and warranties set forth in this Section 8 are made as of the Effective Date and are remade as of the Closing Date and shall not be deemed to be merged into or waived by the instruments of Closing. 
  
 SECTION 9 GENERAL 
  
 9.1 Notices. All notices, demands, approvals, and other communications provided for in this Agreement shall be
in writing and shall be effective (a) when personally delivered to the recipient at the recipient’s address set forth below; (b) when received by United States mail, postage prepaid, by registered or certified mail, return receipt requested,
addressed to the recipient as set forth below, or when such receipt is rejected; (c) one (1) business day after deposit with a recognized overnight courier or delivery service; or (d) when received by facsimile if delivery is confirmed by receipt of
a successful transmission report generated by the sender’s facsimile machine addressed to the recipient as set forth below. If the date on which any notice to be given hereunder falls on a Saturday, Sunday or legal holiday, then such date shall
automatically be extended to the next business day immediately following such Saturday, Sunday or legal holiday. 
  

 21 

 The addresses for notice are: 
  

	 OWNER:
	    	 c/o Stanford Management Company

	 	    	 2770 Sand Hill Road

	 	    	 Menlo Park, CA 94025-3065

	 	    	 Attention: Director, Stanford Research Park

	 	    	 Telephone: (650) 926-0200

	 	    	 Facsimile: (650) 854-9268

		
	 With a copy to:
	    	 Bingham McCutchen LLP

	 	    	 1900 University Avenue

	 	    	 East Palo Alto, CA 94303-2223

	 	    	 Attention: Carol K. Dillon

	 	    	 Telephone: (650) 849-4812

	 	    	 Facsimile: (650) 849-4800

		
	 LESSEE:
	    	 TIBCO

	 	    	 3303 Hillview Avenue

	 	    	 Palo Alto, CA 94304

	 	    	 Attention: General Counsel

	 	    	 Telephone: (650) 846-1316

	 	    	 Facsimile: (650) 846-1203

		
	 With copies to:
	    	 Wilson Sonsini Goodrich & Rosati

	 	    	 650 Page Mill Road

	 	    	 Palo Alto, CA 94304-1050

	 	    	 Attention: Bradford C. O’Brien

	 	    	 Telephone: (650) 493-9300

	 	    	 Facsimile: (650) 493-6811

  
 Either party may change its address by
written notice to the other given in the manner set forth above. 
  
 9.2 Entire Agreement. This Agreement and the exhibits hereto contain the entire agreement and understanding between Lessee and Owner concerning the subject matter of this Agreement and supersede all prior agreements, terms,
understandings, conditions, representations and warranties, whether written or oral, made by Lessee or Owner concerning the matters which are the subject of this Agreement. This Agreement has been drafted through a joint effort of the parties and,
therefore, shall not be construed in favor of or against either of the parties, and shall be construed as a whole in accordance with its fair meaning, and without regard to California Civil Code Section 1654 or similar statutes. 
  
 9.3 Amendments and Waivers. No addition to or modification of
this Agreement shall be effective unless set forth in writing and signed by the party against whom the addition or modification is sought to be enforced. The party benefited by any condition or obligation may waive the same, but such waiver shall
not be enforceable by another party unless made in writing and signed by the waiving party. 
  

 22 

 9.4 Invalidity of Provision. If any provision of this Agreement as applied to either party
or to any circumstance shall be adjudged by a court of competent jurisdiction to be void or unenforceable for any reason, the same shall in no way affect (to the maximum extent permissible by law) any other provision of this Agreement, the
application of any such provision under circumstances different from those adjudicated by the court, or the validity or enforceability of this Agreement as a whole. 
  
 9.5 References. Unless otherwise indicated, (a) all section and exhibit references are to the sections and
exhibits of this Agreement, and (b) all references to days are to calendar days. All the exhibits attached hereto are incorporated herein by this reference. Whenever under the terms of this Agreement the time for performance of a covenant or
condition falls upon a Saturday, Sunday or California state holiday, such time for performance shall be extended to the next business day. The headings used in this Agreement are provided for convenience only and this Agreement shall be interpreted
without reference to any headings. The masculine, feminine or neuter gender and the singular or plural number shall be deemed to include the others whenever the context so indicates or requires. 
  
 9.6 Governing Law. This Agreement shall be governed by and
construed in accordance with the laws of the State of California applicable to contracts made and to be performed in California. 
  
 9.7 Time. Time is of the essence in the performance of the parties’ respective obligations under this Agreement. 
  
 9.8 Attorneys’ Fees. In the event of any legal or
equitable proceeding to enforce any of the terms or conditions of this Agreement, or any alleged disputes, breaches, defaults or misrepresentations in connection with any provision of this Agreement, the prevailing party in such proceeding shall be
entitled to recover its reasonable costs and expenses, including, without limitation, reasonable attorneys’ fees and costs of defense paid or incurred in good faith. 
  
 9.9 No Assignment. Neither party shall be permitted to assign its rights or obligations under this Agreement;
provided, however, that Lessee may assign this Agreement without Owner’s consent to a wholly owned subsidiary or to effect an Exchange pursuant to Section 9.14. Subject to the foregoing, this Agreement shall be binding upon and inure to the
benefit of the respective legal representatives, successors, assigns, heirs, and devisees of the parties. 
  
 9.10 No Third Party Beneficiaries. Nothing in this Agreement, express or implied, is intended to confer any rights or remedies under or by
reason of this Agreement on any person other than the parties to it, nor is anything in this Agreement intended to relieve or discharge any obligation of any third person to any party hereto or give any third person any right of subrogation or
action over or against any party to this Agreement. 
  

 23 

 9.11 Commissions, Indemnity. Owner’s broker in this transaction is Eastdil Realty, Inc
(“Eastdil”). Lessee has used no broker or finder in connection with this transaction. Owner shall be responsible for and shall pay all commissions due to Eastdil pursuant to a separate agreement. Each party represents to the
other party that the representing party has incurred no liability for any brokerage commission or finder’s fee arising from or relating to the negotiation or execution of this Agreement, other than as set forth in this Section 9.11. Each party
hereby indemnifies and agrees to protect, defend and hold harmless the other party from and against all liability, cost, damage or expense (including, without limitation, attorneys’ fees and costs incurred in connection therewith) on account of
any brokerage commission or finder’s fee which the indemnifying party has agreed to pay or which is claimed to be due as a result of the actions of the indemnifying party. This Section 9.11 is intended to be solely for the benefit of the
parties hereto and is not intended to benefit, nor may it be relied upon by, any person or entity not a party to this Lease. 
  
 9.12 Publicity. Prior to Closing, the parties shall at all times keep this transaction and any documents received from each other
confidential, except to the extent necessary to (a) comply with applicable law and regulations, or (b) carry out the obligations set forth in this Agreement. No press release or other public disclosure made by either party concerning this
transaction shall reveal the economic terms of this transaction, except as otherwise required by law, rule, regulation, SEC filing or disclosure requirement or judicial order. If this Agreement is terminated, Lessee agrees to return to Owner all
documents furnished to Lessee by Owner. Notwithstanding anything to the contrary contained herein, the provisions of this Section 9.12 shall survive any termination of this Agreement. 
  
 9.13 Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed
an original, but all of which together shall constitute one and the same instrument. Signature pages may be detached from the counterparts and attached to a single copy of this Agreement to physically form one document. 
  
 9.14 Section 1031 Exchange. Lessee may consummate the purchase
of the Related Assets and the ground lease of the Land as part of a so-called like kind exchange (the “Exchange”) pursuant to § 1031 of the Internal Revenue Code of 1986, as amended (the “Code”),
provided that: (a) the Closing shall not be delayed or affected by reason of the Exchange nor shall the consummation or accomplishment of the Exchange be a condition precedent or condition subsequent to Lessee’s obligations under this
Agreement; (b) Lessee shall effect the Exchange through an assignment of this Agreement, or its rights under this Agreement, to a qualified intermediary; (c) Owner shall not be required to take an assignment of the purchase agreement for the
relinquished property or be required to acquire or hold title to any real property for purposes of consummating the Exchange; and (d) Lessee shall pay any additional costs that would not otherwise have been incurred by Lessee or Owner had Lessee not
consummated its purchase through the Exchange. Owner shall not by this agreement or acquiescence to the Exchange have its rights under this Agreement affected or diminished in any manner or be responsible for compliance with or be deemed to have
warranted to Lessee that the Exchange in fact complies with § 1031 of the Code. 

  

 24 

 9.15 Survival. Unless otherwise expressly provided in this Agreement to the contrary, all
representations, warranties and covenants of Owner and Lessee under this Agreement shall survive the Closing, Owner’s execution and delivery of the Deed, and Owner’s and Lessee’s execution and delivery of the Ground Lease. 

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

	OWNER:	 	LESSEE:
		
	 THE BOARD OF TRUSTEES OF THE
 LELAND STANFORD JUNIOR
 UNIVERSITY
	 	 3301 HILLVIEW HOLDINGS, INC.,
 a
Delaware corporation

			
	 By: Stanford Management Company
	 	 	 	 
				
	     By:
	 	     /s/    Jean Snider

	 	 By:
	 	     /s/    DAVID W.
RICE

				
	     Its:
	 	     DIRECTOR, SRP

	 	 Its:
	 	     EXECUTIVE VICE
PRESIDENT

				
	 	 	 	 	 By:
	 	  

				
	 	 	 	 	 Its:
	 	  

  

 25 

 Acceptance by Title Company 
  
 The Title Company acknowledges receipt of the foregoing Agreement and accepts the instructions contained herein. 

 

	 Dated: June 3, 2003
	 	 First American Title Guaranty Company

			
	 	 	 By:
	 	 /s/    MICHAEL D. HICKEY

			
	 	 	 Name:
	 	 Michael D. Hickey

			
	 	 	 Title:
	 	 ASST V.P.

 Exhibits 
  
 A – Property Description 
 B – Ground Lease

 C – Access Agreements 
 D – H-P Access
Agreement 
 E – Disapproved Title Matters 
 F
– Permitted Exceptions 
 G – Memorandum of Lease 
 H – Deed 
 I – General Assignment 
 J – Guaranty 

 EXHIBIT A 
  

PROPERTY DESCRIPTION 
  
 LEGAL DESCRIPTION 
  
 Real property in the City of Palo Alto, County of Santa Clara, State of California, described as follows: 
  
 Beginning at a concrete highway monument situate on the Southwesterly line of El Camino Real (State Highway) opposite Engineer’s
Station 144+27.00, as surveyed by the California Division of Highways, as said Southwesterly line was established by that Decree in Condemnation, a certified copy of which Decree was filed for record in the Office of the Recorder of the County of
Santa Clara, State of California on July 7, 1930 In Book 520 of Official Records at page 571; said monument also marks the point of intersection of said Southwesterly line with the Southeasterly line of that certain 1289 acre tract of land described
in the Deed from Evelyn C. Crosby, et al, to Leland Stanford, dated September 8, 1885, recorded September 8, 1885 to Book 80 of Deeds, at page 382, Santa Clara County Records, running thence along said Southeasterly line of that certain 1289 acre
tract and its Southwesterly prolongation, South 33° 14’ 40” West 4494.10 feet; thence South 56° 45’ 20” East 357.00 feet to the most Southerly corner of that certain 3.268 acre parcel leased by The Board of Trustees of
the Leland Stanford Junior University to the Prudential Insurance Company of America, dated December 12, 1958, and recorded December 31, 1958 in Book 4276 of Official Records, at page 70 and to the true point of beginning of said Property Two;
thence from said true point of beginning along the Southwesterly line of said parcel so leased to the Prudential Insurance Company of America, North 56° 45’ 20” West 82.53 feet; thence leaving said line South 48° 39’ 32”
West 628.80 feet to a point in the Northeasterly line of Hillview Avenue (60.00 feet in width); thence on the arc of a curve to the right, with a radius of 430.00 feet (a radial line at the point of beginning of said curve bears South 69°
27’ 05” West) along said line, through a central angle of 25° 17’ 35” an arc distance of 189.82 feet; thence continuing along said line on the arc of a compound curve to the right, with a radius of 5030.00 feet, through a
central angle of 2° 14’ 04” an arc distance of 196.15 feet; thence leaving said Northeasterly line of Hillview Avenue South 85° 10’ 56” East 516.80 feet to a point in the Northwesterly line of the lands of the Veterans
Administration, described as Parcel B in that Final Judgment enter in the District Court of the United States in and for the Northern District of California, Southern Division, entitled, “United States of America, Plaintiff, vs. The Board of
Trustees of the Leland Stanford Junior University, et al, Defendants,” Case No. 34478, a certified copy of which Judgment was filed for record in the office of the Recorder of the County of Santa Clara, State of California on March 15, 1956 in
Book 3439 Official Records, page 182, Santa Clara County Records, said point also being the center line of Matadero Creek; thence along said center line and along the line of the lands of the Veterans Administration, the following courses and
distances: North 22° 59’ 37” East 128.06 feet; North 17° 00’ 52” East 250.02 feet; North 56° 09’ 37” East 64.01 feet; North 82° 55’ 52” East 36.48 feet; South 69° 47’ 38” East
135.66 feet; North 67° 56’ 49” East 69.95 feet; North 26° 54’ 37” East 31.21 feet; North 17° 14’ 53” West 84.50 feet; North 29° 37’ 22” East 156.75 feet; North 60° 34’ 52” East
63.66 feet; South 64° 34’ 08” East 109.39 feet; North 75° 41’ 07” East 72.92 feet; and North 60° 51’ 52” East 138.41 feet; thence South 75° 30’ 08” East 147.53 feet to the Northeasterly line of
the above described 1289 acre tract of land; thence along said line North 56° 39’ 40” West 863.14 feet to the most Easterly corner of the above described 3.268 acre parcel; thence along the Southeasterly line thereof, South 33°
14’ 40” West 398.50 feet to the true point of beginning. 
  
 PARCEL ONE-A 
  
 A nonexclusive easement to
operate, inspect, repair, maintain, replace and remove a sanitary sewer drain with rights of ingress and egress for the purposes of repair, maintenance and 

 
replacement of said sewer over Grantors property as granted in the Easement Agreement executed by The Board of Trustees of the Leland Stanford Junior
University and Watkins-Johnson Company, a California corporation recorded April 26, 1999 as Instrument No. 14773428, Official Records, being more particularly described as follows: 
  
 A 10.00 foot wide strip of land situate in Property 1 as described in that certain “Agreement Amending Ground Lease” recorded
October 8, 1997 in Document No. 13890986, Official Records and lying within the City of Palo Alto, County of Santa Clara, State of California, lying 5.00 feet on both sides of the following described centerline: 
  
 Commencing at the most Easterly corner of said Property 1, thence along the Easterly line of
said Property 1, South 22°59’37” West 66.85 and South 27°50’44” West 164.27 feet to the Northerly line of an existing 22.00 foot Sanitary Sewer Easement as described in that certain document recorded in Book 4630, page
286, of Official Records; thence North 79°34’56” West 96.18 feet along said Northerly line to the True Point of Beginning; thence North 18°10’56” East 211.02 feet to the Northerly line of said Property 1 and the terminus
of said strip. 
  
 The side lines of said 10.00 foot wide strip to be shortened or
lengthened so as to terminate on said northerly line of said existing easement and said northerly line of Property 1. 
  
 APN: 142-17-x014, x024 
 ARB: 142-17-x014, x024 

 [MAP OF PROPERTY] 

 EXHIBIT B 
  

GROUND LEASE 
  
 [A copy of this exhibit has been filed separately as Exhibit 10.16 to this Annual Report on Form 10-K.] 

 EXHIBIT C 
  

ACCESS AGREEMENTS 
  
 1. Pipeline and Well Access Agreement, dated April 15, 1994, between Watkins-Johnson Company, as Grantor, and The Hillview-Porter Regional Program
Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 2. Pipeline and Well Access Agreement First Amendment, dated July 1, 1995, between Watkins-Johnson Company, as Grantor, and The Hillview-Porter Regional
Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 3. Remediation Agreement between SECOR International Incorporated and Watkins-Johnson Company dated as of July 13, 1999, as assigned pursuant to the
Assignment of Non-Exclusive Rights Under Remediation Agreement between Watkins-Johnson Company and The Board of Trustees of the Leland Stanford Junior University dated as of September 30, 1999, and Assignment of Non-Exclusive Rights under
Remediation Agreement, dated September 30, 1999, between Watkins-Johnson Company, as Assignor, and The Board of Trustees of the Leland Stanford Junior University, as Assignee. 
  
 4. Pipeline and Well Access Agreement, dated May 2, 1994, between Taylor Woodrow Property Company (California) Inc., as
Grantor, and The Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 5. First Amendment to Pipeline and Well Access Agreement, dated July 1, 1995, between Taylor Woodrow Property Company (California) Inc., as Grantor, and
The Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 6. Access Agreement, dated April 15, 1994, between The Board of Trustees of the Leland Stanford Junior University, as Grantor, and The Hillview-Porter
Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 7. Access Agreement First Amendment, dated July 1, 1995, between The Board of Trustees of the Leland Stanford Junior University, as Grantor, and The
Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 8. Access Agreement Second Amendment, dated November 1, 1997, between The Board of Trustees of the Leland Stanford Junior University, as Grantor, and The
Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 

 9. Environmental Access Agreement, dated November 1, 1994, between The Board of Trustees of the Leland
Stanford Junior University, as Grantor, and Watkins-Johnson Company, as Permitee. 
  
 10. Access Agreement between The Board of Trustees of the Leland Stanford Junior University and Hewlett-Packard Company dated as of May 22, 1992.  

 EXHIBIT D 
  

H-P Access Agreement 
  
 1. At its sole expense, Hewlett-Packard shall repair any damage to the real property or improvements thereon to the extent that such damage is caused by
the activities of Hewlett-Packard herein permitted. 
  
 2.
Hewlett-Packard shall provide Stanford with the results of any tests Hewlett-Packard conducts on the property. 
  
 3. Hewlett-Packard shall take all reasonable and necessary safety and security precaution in connection with its activities hereunder. 
  
 4. Hewlett-Packard shall allow a Stanford archeologist (or suitable
representative) to inspect any excavation for the presence of significant archeological artifacts. The property is not an archaeologically sensitive property; therefore, Stanford agrees that in no case shall such inspection take the form of job
stoppage unless required by law. 
  
 5. Where excavation is
necessary and the possibility exists of encountering existing underground utility lines, Hewlett-Packard shall call the Underground Service Alert organization (800-642-2444) two working days prior to commencing excavation. 
  
 6. Hewlett-Packard shall indemnify, defend, save and hold harmless Stanford
from and against (and hereby waives any and all claims against Stanford for) any and all claims, suits and demands of liability, loss or damage on account of any loss, injury, death or damage to the extent such loss, injury, death or damage is
caused by the activities of Hewlett-Packard herein permitted. Such loss, injury, death or damage shall include, but not be limited to, reasonable attorneys’ fees. Nothing herein shall supersede or affect the terms and conditions of the
Confidential Settlement Agreement between the parties dated as of May 22, 1992 regarding the 3215 Porter Drive Study Area. In the event of any conflict, the terms of the Confidential Settlement Agreement shall control. 
  
 7. Hewlett-Packard shall take all reasonable precautions to safeguard
existing trees during any construction or other RAP activity. Hewlett-Packard is required to receive written approval from Stanford prior to any removal or pruning of trees on the property. 

 Hewlett-Packard Company and Leland Stanford Junior University May 22, 1992 

 
 8. Upon completion of any groundwater well installed by Hewlett-Packard
on the property, Hewlett-Packard, at its sole expense, promptly shall secure such well in an appropriate manner consistent with applicable environmental laws and regulations. Each such well shall be removed or closed in accordance with applicable
government regulations upon receipt of approval for closure of such well from the DTSC. 
  
 9. Stanford reserves the right to require Hewlett-Packard, at Hewlett-Packard’s sole expense, to move and relocate to another location on the property any conveyance pipeline installed on the property by
Hewlett-Packard at any time upon 90 days’ prior written notice to Hewlett-Packard, if the location of such pipeline is interfering with the use or development of the property; provided, however, that any such relocation shall be required only
upon obtaining prior approval of the DTSC of an alternate location on the property. 
  
 10. Hewlett-Packard shall provide double containment and a leak monitoring plan for conveyance pipelines between any extraction wells and groundwater treatment facilities associated with the RAP and shall comply with
any and all applicable standards to prevent leakage or release of Hazardous Substances from the pipeline on, in, under or about the property. 
  
 11. Hewlett-Packard shall obtain separate written architectural approval from Stanford prior to installing any above-ground elements of the RAP on the
property. 

 EXHIBIT E 
  

DISAPPROVED TITLE MATTERS 
  
 I. Prior to the Closing Date, Owner shall perform the matters described in this Section I to the reasonable satisfaction of Lessee and the Title Company. All references
in this Exhibit to the “Survey” shall refer to that certain ALTA/ACSM Land Title Survey of the Property for Stanford Management Company dated March 24, 2003, by Kier & Wright Civil Engineers & Surveyors, Inc. bearing Job No.
88386-42. 
  
 A. Owner shall grant Lessee a ten-foot wide sanitary
sewer easement in the location generally shown on the Survey as Parcel 3 (but extending to the existing easement area described below) giving Lessee the right to install, maintain, repair and replace the sanitary sewer lines serving the Property as
generally shown within such Parcel 3 and giving Lessee the further right to tap into and use the sanitary sewer lines now or hereafter located within the existing sanitary sewer easement area described in Book 3799, Page 359 of the Official Records
of Santa Clara County, California (the “Official Records”). Lessee acknowledges that the existing sanitary sewer easement is being replaced by the easement shown as Item No. 6 on Exhibit F. 
  
 B. Owner shall confirm in writing to Lessee and the Title Company that the
three easements affecting the Property as shown in the Memorandum of Lease recorded in Book 4630, Page 286, Official Records, have been terminated and are of no further force or effect. 
  
 C. With respect to the various encroachments shown on the Survey along the northeasterly boundary of the Property, Owner
shall deliver permissive use letters, sufficient to defeat any claim of adverse possession or prescriptive rights, to each owner of neighboring parcels from which any improvements encroach upon the Property. Owner shall cooperate reasonably with
Lessee, upon Lessee’s request from time to time, to assist in mitigating the effects of any such encroachments that Lessee in good faith determines to have a material adverse effect upon the use, enjoyment or occupancy of the Property.
 
  
 II. Owner shall use reasonable efforts to perform the matters
described in this Section II to the reasonable satisfaction of Lessee and the Title Company prior to the Closing Date. If, however, despite Owner’s use of reasonable efforts and diligence, Owner is unable to complete any of the following items
prior to the Closing Date, then Owner shall complete such remaining items as soon as reasonably possible after the Closing Date. 
  
 A. Owner, Lessee and Lockheed Martin shall execute and deliver an easement agreement regarding the installation, maintenance, repair and replacement of
the existing storm drain lines as shown on the Survey from the “Lands of Lockheed” to the northwest of the Property, running across the Land and around the northeasterly portion of Building 4 as shown on the Survey, and exiting the Land at
Matadero Creek as shown on the Survey. 

 B. Owner shall cause the Land to become a single, separate tax parcel according to the Official Records
of the Santa Clara County Tax Assessor. Owner shall also deliver to Lessee and the Title Company such evidence as the Title Company may reasonably require to issue an endorsement to the Title Policy insuring that the Land constitutes a single,
separate tax parcel. 
  
 C. Owner and the City of Palo Alto shall
execute and deliver a modification to the easement agreement recorded at Book 4079, Page 11, Official Records, adjusting the easement area along the northeasterly boundary of the Land so that the overhead power lines shown on the Survey lie within
the area of such easement. 

 EXHIBIT F 
  

PERMITTED EXCEPTIONS 
  
 1. General and special taxes and assessments for the fiscal year 2003-2004, a lien not yet due or payable. 
  
 2. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5
commencing with Section 75 of the California Revenue and Taxation Code for which no Notice of Assessment has been issued. 
  
 3. An easement for power line and anchor and incidental purposes, recorded May 21, 1958 as Book 4079, page 11 of the Official Records of Santa Clara
County, California (the “Official Records”) in favor of The City of Palo Alto, a municipal corporation. 
  
 4. An easement for flood control and storm drainage and incidental purposes, recorded April 10, 1963 as Book 5977, page 484 of Official Records in favor
of the Santa Clara County Flood Control and Water Conservation District. 
  
 5. An easement for underground public utilities with right of ingress and egress and incidental purposes, recorded October 22, 1980 as Book F677, page 56 of Official Records in favor of The City of Palo Alto, a
municipal corporation. 
  
 6. Matters contained in the document
entitled “Easement Agreement”, executed by The Board of Trustees of the Leland Stanford Junior University and TIBCO Software, Inc., a Delaware corporation recorded
            , 2003 as Instrument No.              of Official Records. 
  
 7. The following matters disclosed by an ALTA/ACSM survey made by Kier &
Wright Civil Engineers & Surveyors on March 24, 2003, designated Job No. 88386-42: 
  
 a. The fact that an overhead power line extends outside the easement granted in Book 4079, page 11 and across the Southeasterly boundary of said land. 
  
 b. The fact that a fence, decking and a shed extend across the Northeasterly boundary of said land. 
  
 c. Proposed storm drain easement 
  
 8. Unrecorded Agreement between The Board of Trustees of the Leland Stanford
Junior University, as Grantor, and Watkins-Johnson Company, as Permittee, as disclosed by a Short Form of Access Agreement recorded February 14, 1995 in Book N759, page 762, Official Records. 

 9. Any claim or asserted claim by reason of the facts disclosed or alluded to in the document entitled
“Authorization to Execute Documents” recorded October 30, 1995, in Book P063, page 1867, Official Records. 
  
 10. Unrecorded Access Agreement between The Board of Trustees of the Leland Stanford Junior University, as Grantor, and the Hillview-Porter Regional
Program Management Committee in behalf of the Hillview-Porter Regional Site Responding Parties, as Permittees, as disclosed by a Memorandum of Access Agreement recorded June 13, 1996 in Book P372, page 1859, Official Records. 
  
 Second Amendment to Access Agreement dated effective as of November 1, 1997.

  
 11. Unrecorded Access Agreement, First Amendment between The
Board of Trustees of the Leland Stanford Junior University, as Grantor, and the Hillview-Porter Regional Program Management Committee in behalf of the Hillview-Porter Regional Site Responding Parties, as Permittees, as disclosed by a Memorandum of
Access Agreement recorded June 13, 1996 in Book P372, page 1870, Official Records. 
  
 12. Unrecorded Pipeline and Wells Access Agreement between Taylor Woodrow Property Company (California), Inc., as Grantor, and The Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter
Regional Site Responding Parties, as Permittees, with an effective date of May 2, 1994 disclosed by Memorandum of Access Agreement recorded June 13, 1996 in Book P372, page 1827, Official Records. 
  
 13. Unrecorded First Amendment to Pipeline and Well Access Agreement between
Taylor Woodrow Property Company (California), Inc., as Grantor, and The Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees, with an effective date of July 1, 1995
disclosed by Memorandum of Access Agreement recorded June 13, 1996 in Book P372, page 1881, Official Records. 
  
 14. Unrecorded Pipeline and Well Access Agreement between Watkins-Johnson Company, as Grantor, and The Hillview-Porter Regional Program Management
Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees, with an effective date of April 15, 1994 disclosed by Memorandum of Access Agreement recorded June 13, 1996 in Book P372, page 1848, Official Records.

 15. Unrecorded Pipeline and Well Access Agreement, First Amendment between Watkins-Johnson Company, as
Grantor, and The Hillview-Porter Regional Program Management Committee on behalf of the Hillview-Porter Regional Site Responding Parties, as Permittees, with an effective date of July 1, 1995 disclosed by Memorandum of Access Agreement recorded June
13, 1996 in Book P372, page 1837, Official Records. 
  
 16.
Unrecorded Access Agreement between The Board of Trustees of the Leland Stanford Junior University and Hewlett-Packard Company dated as of May 22, 1992.  

 EXHIBIT G 
  

Recording Requested By 
 and When Recorded Return To: 
  

	

	 
	

	 
	

	 
	

  

  
 MEMORANDUM OF LEASE 
  
 THIS MEMORANDUM OF LEASE is entered into as of             , 2003, by and between The
Board of Trustees of the Leland Stanford Junior University, a body having corporate powers under the laws of the State of California (“Lessor”), and
                                , a
             corporation (“Lessee”). 
  
 A. Lessor is the owner of that certain property located in Palo Alto, Santa Clara County, California, commonly known as 3301-3307 Hillview Avenue, and
more particularly described in attached Exhibit “A”, together with all rights-of-way, easements and appurtenances benefiting such property (collectively, the “Land”). Lessor and Lessee are entering
into a ground lease of the Land as set forth below.  
  
 AGREEMENT 
  
 NOW THEREFORE, for valuable
consideration, the receipt and adequacy of which are hereby acknowledged, the parties hereby agree as follows: 
  
 1. Premises. Lessor hereby leases the Land to Lessee and Lessee hereby leases the Land from Lessor, upon the terms and conditions of that certain
unrecorded ground lease dated of even date herewith (the “Ground Lease”) between Lessor and Lessee, the terms and conditions of which are incorporated herein by this reference. 
  
 2. Term. The term of the Ground Lease commences on
            , 2003, and expires, if not sooner terminated pursuant thereto, on
                                ,
            . 
  
 3. Options. Lessee has no renewal or extension options, and no option to purchase the Land. 
  
 4. Controlling Document. This Memorandum of Lease is subject to all the terms and conditions of the Ground Lease. Should there be any inconsistency
between the terms of this instrument and the Ground Lease, the terms of the Ground Lease shall prevail. 

 5. Counterparts. This Memorandum of Lease may be executed in counterparts, each of which shall be
deemed an original, but all of which together shall constitute one and the same instrument. 
  
 IN WITNESS WHEREOF, the parties hereto, by their duly authorized representatives, have executed this Memorandum of Lease as of the date first above written. 
  

	 LESSOR:

	
	 THE BOARD OF TRUSTEES OF THE
 LELAND STANFORD JUNIOR UNIVERSITY

		
	 By:
	 	 Stanford Management Company

		
	 By:
	 	  

		
	 Its:
	 	  

	
	 LESSEE:

	
	  

		
	 By:
	 	  

		
	 Its:
	 	  

	
	 [ ACKNOWLEDGMENTS ATTACHED ]

 EXHIBIT H 
  

DEED 
  
 RECORDING REQUESTED BY AND 
 WHEN RECORDED MAIL TO 
 AND MAIL TAX STATEMENTS TO 
  

 GRANT DEED 
  
 FOR A
VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, 
  
 THE BOARD OF
TRUSTEES OF THE LELAND STANFORD JUNIOR UNIVERSITY (“Grantor”) 
  
 hereby
grants to 
  
                                     , a
                     corporation (“Grantee”) 
  
 all improvements, buildings, structures, systems, facilities, fixtures, landscaping, fences and parking areas located on the following
described real property in the County of Santa Clara, State of California: 
  
 See Exhibit A attached hereto and incorporated herein by this reference. 
  
 TOGETHER WITH any and all machinery, equipment, apparatus and appliances that are incorporated into the foregoing and used in connection with the operation or occupancy
of the foregoing and/or the land described in Exhibit A, including, without limitation, all electrical, mechanical, structural, heating, ventilation, air conditioning and other equipment and operating systems. 
  
 LESS AND EXCEPT the “Remediation Systems”, as defined in the Ground Lease described
in the Memorandum of Lease dated the date hereof between Grantor and Grantee regarding the land described in Exhibit A and recorded in the Official Records of Santa Clara County, California, on or about the date that this Grant Deed is
recorded in such records. 

 NOTE: THIS GRANT DEED SHALL NOT CONVEY ANY FEE INTEREST IN THE LAND DESCRIBED IN EXHIBIT A.

  

	 Dated:                    ,
2003
	 	 THE BOARD OF TRUSTEES OF THE LELAND
 STANFORD JUNIOR UNIVERSITY

		
	 	 	 By: Stanford Management Company

			
	 	 	     By:
	 	  

			
	 	 	     Its:
	 	  

 Exhibit A (to Deed) 

 EXHIBIT I 
  

GENERAL ASSIGNMENT 
  
 THIS GENERAL ASSIGNMENT (the “Assignment”) is made as of
                    , 2003, between the Board of Trustees of the Leland Stanford Junior University, a body having corporate powers under the
laws of the State of California (“Assignor”), and
                                 (“Assignee”). 

 
 Assignor and Assignee are the parties to that certain Agreement to Lease
and Sell Assets dated as of                     , 2003 (the “Agreement to Lease”) regarding the improved real property
described on Exhibit A. Capitalized terms used herein and not defined shall have the meanings given them in the Agreement to Lease. 
  
 NOW, THEREFORE, for good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties agree as follows: 

 
 1. Assignor assigns and transfers to Assignee, and Assignee hereby
accepts, all of Assignor’s right, title and interest in, under and to the Other Assets, the definition of which is attached hereto as Exhibit B.  
  
 2. Assignor agrees to indemnify, defend and hold Assignee harmless from and against any and all losses, costs, claims,
damages, liabilities and expenses, including, without limitation, reasonable attorneys’ fees and expenses, arising out of or relating to events or conditions occurring prior to the date hereof and arising out of Assignor’s obligations
under or relating to the Other Assets. 
  
 3. Assignee agrees to
indemnify, defend and hold Assignor harmless from and against any and all losses, costs, claims, damages, liabilities and expenses, including, without limitation, reasonable attorneys’ fees and expenses, arising out of or relating to events or
conditions occurring on or after the date hereof and arising out of Assignee’s obligations under or relating to the Other Assets.  
  
 3. In the event of any legal or equitable proceeding to enforce any of the terms or conditions of this Assignment, or any alleged disputes, breaches,
defaults or misrepresentations in connection with any provision of this Assignment, the prevailing party in such proceeding shall be entitled to recover its reasonable costs and expenses, including, without limitation, reasonable attorneys’
fees and costs of defense paid or incurred in good faith. 
  
 4.
This Assignment shall inure to the benefit of and be binding upon the parties hereto and their respective permitted successors and assigns. 
  
 5. If any provision of this Assignment as applied to either party or to any circumstance shall be adjudged by a court of competent jurisdiction to be void
or 

 
unenforceable for any reason, the same shall in no way affect (to the maximum extent permissible by law) any other provision of this Assignment, the
application of any such provision under circumstances different from those adjudicated by the court, or the validity or enforceability of this Assignment as a whole. 
  
 6. This Assignment may be executed in one or more counterparts, each of which shall be deemed an original, but all of which
together shall constitute one and the same instrument. Signature pages may be detached from the counterparts and attached to a single copy of this Assignment to physically form one document. 
  
 IN WITNESS WHEREOF, the parties hereto have duly executed this Assignment as
of the day and year first above written. 
  

	 ASSIGNOR:

	
	 THE BOARD OF TRUSTEES OF THE
 LELAND STANFORD JUNIOR UNIVERSITY
  
 By: Stanford Management Company

		
	 By:
	 	  

	 Its:
	 	  

	
	 ASSIGNEE:

	
	  

	
	  

		
	 By:
	 	  

	 Its:
	 	  

  

 2 

 EXHIBIT B TO GENERAL ASSIGNMENT 
  
 All tangible and intangible assets of any nature relating exclusively to the Property, including, without limitation, the following (if
any): (i) all licenses, permits, approvals and entitlements (including, without limitation, all land use and development rights and approvals); (ii) all warranties and guaranties on the Improvements, to the extent such warranties and guaranties are
assignable; (iii) all plans, specifications, architectural and engineering drawings and prints relating to the Improvements; (iv) the name or address of the buildings (but not the name “Stanford Research Park” except as a geographic
identification); (v) the Space Lease and all contract rights related to the construction, operation, ownership or management of the Property; (vi) insurance proceeds and condemnation awards or claims thereto to be assigned to Lessee under the
Agreement to Lease; (vii) all books and records relating to the Property; (viii) all fixtures and personal property used by Owner in connection with the Property; and (ix) any other intangible property used by Owner in connection with the Property

 EXHIBIT J 
  

GUARANTY AGREEMENT 
  
 THIS GUARANTY AGREEMENT (“Guaranty Agreement”) is made effective as of
                    , 2003 (the “Effective Date”), by TIBCO SOFTWARE, INC., a Delaware corporation
(“Guarantor”), for the benefit of THE BOARD OF TRUSTEES OF THE LELAND STANFORD JUNIOR UNIVERSITY (“Owner”). 
  
 R E C I T A L S 
  
 A. Owner and 3301 Hillview Holdings, Inc., a Delaware corporation (“Lessee”), entered into that certain Agreement to Lease and to
Sell Assets dated                     , 2003 (the “Agreement to Lease”), pursuant to which Owner agreed to sell the
Related Assets (as defined in the Agreement to Lease) to Lessee and ground lease to Lessee that certain premises located in the City of Palo Alto, County of Santa Clara, State of California (as more particularly described in the Agreement to Lease,
the “Premises”) under the terms and conditions of the ground lease mutually agreed to by Owner and Lessee (the “Ground Lease”). 
  
 B. In order to induce Owner to enter into the Agreement to Lease, Owner requires that Guarantor guarantee to Owner the full
and faithful performance of the Obligation (as defined below). 
  
 NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and in order to induce Owner to enter into the Agreement to Lease, Guarantor and Owner hereby agree as follows: 

 
 1. Term. This Guaranty Agreement shall be effective as of the
Effective Date and shall continue until the six (6) year anniversary of the Effective Date (the “Term”); provided that if the statute of limitations in the State of California applicable to fraudulent conveyances is extended,
the Term shall be extended accordingly for up to a maximum Term of eight (8) years from the Effective Date. Notwithstanding the foregoing, if an Insolvency Proceeding (as defined below) is commenced prior to the expiration of the Term, in no event
shall the Term expire until the Insolvency Proceeding has been fully and finally resolved. 
  
 2. Guaranty of Obligation. Guarantor hereby irrevocably and unconditionally guarantees to Owner and its successors and assigns, that, if during the Term Owner is required to refund the Purchase Price (as
defined in the Agreement to Lease), or any part thereof (the “Refund Amount”), to Lessee pursuant to a final and nonappealable order or determination in an Insolvency Proceeding (a “Refund Order”),
upon receipt of written notice from Owner of such Refund Order and the Refund Amount, Guarantor shall immediately pay such Refund Amount to Owner (the “Obligation”). “Insolvency Proceeding” as used
herein means (a) any case, action 

 
or proceeding before any court or other governmental authority relating to bankruptcy, reorganization, insolvency, liquidation, receivership, dissolution,
winding-up or relief of debtors, or (b) any general assignment for the benefit of creditors, composition, marshalling of assets for creditors or other, similar arrangement in respect of its creditors generally or any substantial portion of its
creditors, in each of case (a) and (b) undertaken under federal, state or foreign law, including Title 11 of the United States Code and the related Bankruptcy Rules. 
  
 3. Waivers. Guarantor hereby knowingly and irrevocably waives all rights to require Owner to proceed against Lessee
or any other person, firm or corporation, or to apply any other security or collateral Owner may hold at any time or to pursue any other remedy hereunder, under the Agreement to Lease or otherwise. Owner may proceed against Guarantor for any amounts
or any acts hereby guaranteed without taking action against or joining Lessee or any other person, firm or corporation, and without proceeding against or applying any other security or collateral Owner may hold, before taking action against
Guarantor. Owner shall be under no obligation whatsoever to make or give to Guarantor or to Lessee or any other person demand, protest, dishonor, presentment for payment, notice of protest, notice of nonpayment, notice of default, notice of
acceptance, notice of existence, notice of adverse change in Lessee’s financial condition or of any fact that might increase Guarantor’s risk, notice of dishonor, or any other kind of notice or demand, and Guarantor hereby knowingly and
voluntarily waives demand, protest, dishonor, presentment for payment, notice of default, notice of acceptance, notice of existence, notice of dishonor, notice of adverse change in Lessee’s financial condition or of any fact that might increase
Guarantor’s risk, and notice or demand of any other kind or nature, in connection with the Obligation or any collateral which may be held by Owner in connection with the Obligation. 
  
 4. Owner’s Exercise of Powers. Owner shall not be obligated to exercise any of the powers or authority hereby
given it, and the exercise by Owner of any or all of such powers and authority and all acts and omissions of Owner with respect hereto are hereby consented to by Guarantor. No exercise by Owner of and no omission of Owner to exercise any such power
or authority and no dealing by Owner with Lessee, Lessee’s successors or assigns, Guarantor, or any co-guarantor or any collateral, and no impairment or suspension of any right or remedy of Owner against Lessee, Guarantor, any co-guarantors, or
any collateral, shall in any way suspend, discharge, release, exonerate or otherwise affect Guarantor’s obligations hereunder or any security furnished by Guarantor at any time or give to Guarantor any right or recourse against Owner or any
offset or defense against Guarantor’s obligations hereunder, all except to the extent Owner has actually recovered any monies from Guarantor on account of the Obligation. 
  
 5. Additional Waivers by Guarantors. Guarantor hereby knowingly and voluntarily waives all rights under section 2845
of the California Civil Code and any defense arising out of the absence, impairment or loss of any right of reimbursement or subrogation or other right or remedy of Guarantor against Lessee or any security, whether resulting from any exercise or any
election of remedy or remedies by Owner or 

  

 -2- 

 
otherwise. Guarantor hereby knowingly and irrevocably waives any defense arising by reason of any disability or other defense or by reason of the cessation
from any cause whatsoever of the liability of Lessee, its successors or assigns. Guarantor hereby knowingly and irrevocably waives any setoff, defense or counter-claim which Guarantor may have or claim to have against Owner. Guarantor hereby
knowingly and irrevocably waives all rights under section 2849 of the California Civil Code. Without limiting the generality of the foregoing or any other provision hereof, Guarantor hereby knowingly and irrevocably waives all rights and benefits
which might otherwise be available to Guarantor as suretyship defenses. 
  
 6. Subordination. Any and all indebtedness and obligations of Lessee now or hereafter held by Guarantor are hereby subordinated to the obligations of Lessee to Owner. After any Refund Order is issued, such indebtedness of Lessee to
Guarantor shall, if Owner so requests, be collected, enforced, received and held by Guarantor as trustee for Owner, and all monies collected, enforced, received and held shall be paid to Owner on account of the Obligation to Owner, but without
reducing or affecting in any manner the liability of Guarantor under the other provisions of this Guaranty Agreement, except to the extent Owner has actually received any monies from Guarantor on account of the Obligation. 
  
 7. Modification of Obligation. Guarantor hereby authorizes Owner,
without notice to, demand of, or consent from Guarantor, and without affecting the liability of Guarantor to Owner under this Guaranty Agreement, from time to time, (a) to take and hold security for the Obligation, and exchange, enforce, waive,
surrender, modify, change, renew, continue, compromise or release in whole or in part any such security, (b) to apply such security and direct the order or manner of sale thereof as Owner in its sole discretion may determine, and (c) to release or
substitute, in whole or in part, Lessee or any guarantor of any or all of the Obligation. Guarantor shall be and remain bound under this Guaranty Agreement notwithstanding Owner taking any of the foregoing actions. 
  
 8. Continuing Liability of Guarantor. The liability of Guarantor shall
continue notwithstanding the incapacity, lack of authority (subject to Section 22), dissolution, reorganization, termination, death or disability of, any other or others including, without limitation Lessee, and any co-guarantors or sureties, and
the failure by Owner or its transferees to file or enforce a claim against the estate (either in administration, bankruptcy or other proceeding) of any other or others including without limitation Lessee and any co-guarantors or sureties, or to seek
any relief from any stay, restraining order, injunction or other restraint or exercise of any remedy or recourse with respect to any other or others, including without limitation Lessee and any co-guarantors or sureties or collateral, shall not
operate to release Guarantor from liability hereunder. Guarantor hereby knowingly and irrevocably waives and agrees not to take advantage of any defense premised upon any election of remedies by Owner in any action hereunder or for the enforcement
of the Obligation. 
  

 -3- 

 9. Waivers of Defense. Without limiting the application of any other term or provision hereof,
Guarantor hereby knowingly and irrevocably waives any and all defenses to its obligations under this Guaranty Agreement arising or asserted by reason of: 
  
 9.1 The lack of perfection or continuing perfection or failure of priority of collateral security, if any, which may now or hereafter be given for
performance of the Obligation; 
  
 9.2 The cessation of
liability of Lessee or any co-guarantors; 
  
 9.3 The
failure of Owner to marshal assets; 
  
 9.4 Any act or
omission of Owner that results in or aids in the discharge or release of Lessee or any co-guarantor; 
  
 9.5 Any law that provides that the obligations of a guarantor must not be larger in amount nor in other respects more burdensome than that of the
principal or which reduces a guarantor’s obligation in proportion to the principal obligation; 
  
 9.6 Any failure of Owner to file or enforce or compromise a claim in any bankruptcy proceeding; 
  
 9.7 The election by Owner in any bankruptcy proceeding of the
application or non-application of Section llll(b)(2) of the Federal Bankruptcy Code; 
  
 9.8 Any extension of credit or the grant of any lien under Section 364 of the Federal Bankruptcy Code; 
  
 9.9 Any use of cash collateral under Section 363 of the Federal Bankruptcy Code; 
  
 9.10 Any agreement or stipulation with respect to the provision of adequate protection in any bankruptcy proceeding;

  
 9.11 The avoidance of any lien in favor of Owner for
any reason; 
  
 9.12 Any Insolvency Proceeding, including
any discharge of or bar or stay against collecting or enforcing all or any of the part of the Obligation; 
  
 9.13 Any and all rights of contribution, reimbursement or indemnity, until the Obligation has been paid and performed in full; 
  
 9.14 The right to enforce any remedy against any other person;

  

 -4- 

 9.15 The right, if any, to the benefit of, or to direct the application of any security held by
Owner, and, until the Obligation has been paid and performed in full, all rights of subrogation, any right to enforce any remedy which Owner now has or hereafter may have against Lessee, and any right to participate in any security now or hereafter
held by Owner; 
  
 9.16 The benefits or defenses, if
Guarantor is entitled to any benefits or defenses, of any or all anti-deficiency statutes or single-action legislation, including, without limitation, the provisions of California Code of Civil Procedure Sections 580a, 580b, 580d and 726; and

  
 9.17 The rights, benefits and defenses arising out of
or under California Civil Code Section 2819 resulting from alteration, impairment or suspension in any respect or by any means of the Obligation arising under the Agreement to Lease or any of Owner’s rights or remedies under the Agreement to
Lease, without Guarantor’s prior consent. 
  
 9.18
Without limitation of the foregoing, Guarantor waives all rights and defenses arising out of an election of remedies by the creditor, even though that election of remedies, such as nonjudicial foreclosure with respect to security for a guaranteed
obligation, has destroyed the guarantor’s rights of subrogation and reimbursement against the principal by the operation of Section 580d of the Code of Civil Procedure or otherwise. 
  
 10. Guaranty Agreement Unaffected by Bankruptcy. This Guaranty Agreement will continue unchanged by any bankruptcy,
reorganization, dissolution, insolvency or Insolvency Proceeding of Lessee, Guarantor, any co-guarantor, any successor or assign of Lessee, or any other or others. Neither Guarantor’s obligations hereunder nor any remedy for the enforcement of
this Guaranty Agreement shall be impaired, modified, changed, released or limited in any manner whatsoever by any impairment, modification, change, release or limitation of the liability of Lessee, or Lessee’s estate, or any successor or assign
of Lessee, or any other or others, in an Insolvency Proceeding or any remedy for the enforcement thereof, resulting from the operation of any present or future provision of any federal bankruptcy laws or similar statutes or from the decision of any
court. Guarantor understands and acknowledges that by virtue of this Guaranty Agreement, Guarantor has specifically assumed any and all risks of an Insolvency Proceeding with respect to Lessee, or any other or others. As an example and not in any
way of limitation, a subsequent modification of the Obligation in any reorganization case concerning Lessee shall not affect the obligation of Guarantor to pay, perform and discharge the Obligation in accordance with its original terms. Guarantor
will file all claims against Lessee, its successors or assigns, in any bankruptcy or other proceeding in which the filing of the claims is required by law upon any proof of claim to be filed in the name of Owner or Owner’s nominee. In all such
cases, whether in administration, bankruptcy, or otherwise, the person or persons authorized to pay such claim shall pay to Owner the full amount payable on the claim in the proceeding before making any payment to Guarantor, and to the full extent
necessary for that purpose Guarantor hereby assigns to Owner all of Guarantor’s rights 

  

 -5- 

 
to any payments or distributions to which Guarantor otherwise would be entitled. If the aggregate amount so paid is greater than the guaranteed Obligation
then outstanding, Owner will pay the amount of the excess to the party or parties entitled thereto. 
  
 11. Assignment. 
  
 11.1 Owner shall not have the right, without consent from Guarantor to assign this Guaranty Agreement in whole or in part. Guarantor may not
assign, delegate or otherwise transfer (a “Transfer”) all or any part of its rights and/or obligations under this Guaranty Agreement without the express prior written consent of Owner first had and obtained, which consent may
be withheld by Owner for any reason whatsoever, it being understood that Owner is relying upon the financial status and integrity of Guarantor in this transaction. 
  
 11.2 Notwithstanding the foregoing, Guarantor may Transfer its rights and obligations under this Guaranty Agreement
without Owner’s consent in the event of a Transfer made in connection with a merger, consolidation, sale of substantially all the assets of any entity or similar transaction, provided that the transferee has a net worth equal to or greater than
the net worth of Guarantor immediately before the Transfer. 
  
 11.3 Upon any Transfer (whether or not requiring Guarantor’s consent) Guarantor shall deliver to Owner (a) at the request of Owner, evidence reasonably satisfactory to Owner that the net worth requirement set forth in Section
11.2 has been satisfied (if applicable) and (b) a copy of the assignment instrument, pursuant to which the proposed transferee shall unconditionally assume and agree to perform and observe all of the obligations to be performed and observed by
Guarantor under this Guaranty Agreement. Upon any permitted Transfer, Guarantor shall be automatically released from all liability under this Guaranty Agreement. 
  
 11.4 Subject to the restrictions on transfer set forth in Sections 11.1, 11.2 and 11.3, this Guaranty Agreement shall
be binding upon, and inure to the benefit of, Owner and Guarantor and their respective estates, personal representatives, legatees, devisees, heirs, successors and assigns. 
  
 12. No Discharge. Guarantor’s liability under this Guaranty Agreement shall be primary in that Owner may, at its
option, proceed directly against Guarantor without first having commenced any action, or having obtained any judgment (other than a Refund Order) against Lessee, its successors, assigns, or any other or others. Owner shall not be obligated to
exercise any of the powers or authority hereby given it. No exercise by Owner of, and no omission of Owner to exercise, any such power or authority shall suspend, discharge, release, exonerate or otherwise affect any of Guarantor’s obligations
hereunder. 
  
 13. Accommodations to Lessee. Guarantor
consents without further notice to extensions of time for performance or other accommodations to Lessee, its successors, assigns, or any other or others, and such may be given and shall not be deemed to release Guarantor hereunder. 
  

 -6- 

 14. No Subrogation; Additional Waivers; Remedies Cumulative. Until the expiration of the Term,
Guarantor shall not have any right of subrogation, reimbursement or indemnity against Lessee, and Guarantor hereby knowingly and irrevocably waives any benefit of and any right to participate in the use of collateral, if any, and knowingly and
voluntarily waives any right to enforce any remedy which Owner or its successor or assigns now have or may hereafter have against Lessee or any property of Lessee. Guarantor hereby authorizes and empowers Owner at its sole discretion and without any
notice to Guarantor whatsoever, to exercise any right or remedy against Lessee, its successors, assigns, or any other or others, which Owner may have. All rights, powers and remedies of Owner hereunder shall be cumulative and shall be in addition to
all rights, powers and remedies given to Owner by law. 
  
 15.
Continuing and Irrevocable Guaranty. This Guaranty Agreement is an irrevocable, continuing guaranty and Guarantor agrees that this Guaranty Agreement shall remain in full force and effect until the expiration of the Term, regardless of the
expiration or earlier termination of the Agreement to Lease or the Ground Lease, and regardless of the bankruptcy, reorganization, dissolution or insolvency of Lessee, its successors and assigns, and regardless of any actual, attempted, or purported
assignment, sublease, or other transfer of all or any portion of Lessee’s interest in the Agreement to Lease or the Ground Lease. Guarantor further agrees that this Guaranty Agreement may not be revoked by Guarantor. If any provision of this
Guaranty Agreement is held to be invalid or unenforceable, the validity and enforceability of the other provisions of this Guaranty Agreement shall not be affected. This Guaranty Agreement is a primary and original obligation of Guarantor, and shall
remain in full force and effect notwithstanding future changes of conditions, including any changes in law or invalidity or irregularity in the creation of the Obligation. 
  
 16. Costs of Collection; Governing Law; Venue. In the event any action or legal proceeding is brought to enforce,
interpret, protect or establish any term or covenant of this Guaranty Agreement or right or remedy of either party, the prevailing party shall be entitled to recover as a part of such action or proceeding reasonable attorneys’ fees and court
costs, including costs of appeal, paralegals’ and experts’ fees as may be fixed by the court or jury. The term “prevailing party” shall mean the party who receives substantially the relief requested, whether by
settlement, dismissal, summary judgment, judgment or otherwise. This Guaranty Agreement shall be governed by and construed in accordance with the laws of the State of California. Guarantor consents to jurisdiction and service of process within
California for any action arising under this Guaranty Agreement. Venue in any action brought to interpret or enforce this Guaranty Agreement shall lie in Santa Clara County, California. 
  
 17. Additional Waivers and Disclaimers. In giving this Guaranty Agreement, Guarantor is not concerned with
Lessee’s financial condition and hereby knowingly and irrevocably waives any right Guarantor may possess to require Owner to 

  

 -7- 

 
disclose to Guarantor any information Owner may now or hereafter possess concerning Lessee’s present or future character, credit, collateral or
financial condition. Guarantor assumes the responsibility for being and keeping informed of the financial condition of Lessee and of all circumstances bearing upon the risk of non-payment and nonperformance of the Obligation which diligent inquiry
would reveal. It is not necessary for Owner to inquire into the powers of Lessee or of the officers, partners, shareholders, joint venturers or agents, if any, acting or purporting to act on Lessee’s behalf, and the Obligation made, undertaken
or created in reliance upon the professional exercise of such powers are guaranteed hereunder. The Agreement to Lease shall be deemed to have been made at Guarantor’s special instance and request and in consideration of and in reliance upon
this Guaranty Agreement. If all or any portion of the Obligation guaranteed hereunder is paid, performed or discharged, the obligations of Guarantor hereunder shall continue and remain in full force and effect in the event that all or any part of
such payment, performance or discharge is avoided or recovered directly or indirectly from Owner as a preference, fraudulent transfer or otherwise under the Federal Bankruptcy Code or any other federal or state laws, irrespective of (i) any notice
of revocation given by Guarantor prior to such avoidance or recovery and (ii) full payment, performance and discharge of all of the Obligation. 
  
 18. No Waiver; Amendment. No provision of this Guaranty Agreement or right of Owner under this Guaranty Agreement can be waived, nor can Guarantor
be released from its obligations under this Guaranty Agreement, except by a writing duly executed by an authorized representative of Owner. Guarantor shall continue to be liable under the terms of this Guaranty notwithstanding the transfer by Lessee
of all or any portion of its interest in the Agreement to Lease, the Ground Lease or the Premises. This Guaranty Agreement may not be modified or amended except in a writing executed by a duly authorized representative of Owner and by Guarantor.
Under no circumstances shall Owner have any obligation whatsoever to modify or amend this Guaranty Agreement. 
  
 19. Entire Agreement; Captions. This Guaranty Agreement embodies the entire agreement of Guarantors and Owner with respect to the matters set forth
herein, and supersedes all prior and contemporaneous agreements (whether oral or written) between Guarantor and Owner with respect to the matters set forth herein. No course of prior dealing between Guarantor and Owner, no usage of trade, and no
parole or extrinsic evidence of any nature shall be used to supplement, modify or vary any of the terms hereof. There are no conditions to the full effectiveness of this Guaranty Agreement. The captions and paragraph headings used in this Guaranty
Agreement are for the purposes of convenience only, and shall not be construed to limit or extend the meaning of any part of this Guaranty Agreement. 
  
 20. Representations and Warranties. Guarantor represents and warrants to Owner that: (a) this Guaranty Agreement has been duly authorized, executed
and delivered to Owner by Guarantor; (b) this Guaranty Agreement is a valid and legally binding obligation of Guarantor, enforceable in accordance with its terms, except as such validity, binding nature or enforceability may be limited by
bankruptcy, insolvency, 

  

 -8- 

 
reorganization, arrangement, moratorium or other laws or court decisions relating to or affecting the rights of creditors generally; and (c) Guarantor has
received a true, correct and complete copy of and is fully familiar with the Agreement to Lease and represents and warrants that to the best of its knowledge, all necessary action has been taken by Lessee to authorize Lessee’s execution and
delivery of the Agreement to Lease. 
  

 -9- 

 21. Notices. Any notice, demand or request required hereunder shall be given in writing (at the
addresses set forth below) by any of the following means: (a) personal service; (b) facsimile transmission; (c) overnight courier; or (d) registered or certified, first class mail, return receipt requested. 
  
 If To Guarantor: 
  

	 TIBCO Software, Inc.

	  

	  

	 Attn:
	 	  

	 Facsimile:
	 	  

  
 If To Owner:

  

	 The Board of Trustees of the

	 Leland Stanford Junior University

	 Stanford Management Company

	 2770 Sand Hill Road

	 Menlo Park, CA 94025

	 Attention: Director, Stanford Research Park

  
 Such addresses may be changed by
notice to the other parties given in the same manner as above provided. Any notice, demand or request sent pursuant to either subsection (a) or (b) hereof shall be deemed received upon such personal service or upon confirmed transmission by
electronic means. Any notice, demand or request sent pursuant to subsection (c) shall be deemed received on the business day immediately following deposit with the overnight courier, and, if sent pursuant to subsection (d) shall be deemed received
forty-eight (48) hours following deposit into the mail. 
  
 22.
Termination of Guarantor’s Obligation. Notwithstanding anything to the contrary contained herein, in the event the Agreement to Lease and the Ground Lease are rescinded and the transactions contemplated thereunder are unwound pursuant to a
final and nonappealable order or determination by a court of competent jurisdiction in an action brought by a governmental entity or any third-party other than Guarantor or an Affiliate of Guarantor, Guarantor’s obligations hereunder, including
the Obligation, shall immediately terminate. 

  

 -10- 

 IN WITNESS WHEREOF, Guarantor, has executed this Guaranty Agreement as of the Effective Date first above
written. 
  

	 GUARANTOR:

	
	 TIBCO SOFTWARE, INC.,

	 a Delaware corporation

		
	 By:
	 	  

		
	 Its:
	 	  

		
	 By:
	 	  

		
	 Its:
	 	  

  

 -11-Ground Lease, dated as of June 25, 2003

 Exhibit 10.16 
  
 GROUND LEASE 
  
 THIS LEASE is made and entered into as of June 25, 2003 (the “Commencement Date”), by and between THE BOARD OF TRUSTEES OF THE
LELAND STANFORD JUNIOR UNIVERSITY, a body having corporate powers under the laws of the State of California (“Lessor”), and 3301 HILLVIEW HOLDINGS, INC., a Delaware corporation (“Lessee”). 

 
 RECITALS 
  
 A. Lessor owns that certain real property commonly known as 3301-3307
Hillview Avenue, Palo Alto, California, and more particularly described in the attached Exhibit A (the “Land”). 
  
 B. Lessor and Lessee are the parties to that certain Agreement to Lease and Sell Assets dated as of June 2, 2003 (the “Agreement to
Lease”), whereby Lessee has purchased (subject to this Lease) all of the improvements on the Land, including all buildings, structures, systems, facilities and fixtures located on the Land, and any and all machinery, equipment,
apparatus and appliances (not owned by subtenants) incorporated into the foregoing and used in connection with the operation or occupancy of the Land, but excluding the Remediation Systems (collectively, the “Improvements”).

  
 C. Lessee now desires to lease the Land from Lessor, and
Lessor desires to lease the Land to Lessee on the terms and conditions and for the purposes set forth in this Lease. 
  
 D. Because Lessee’s ownership of the Improvements is subject to this Lease and will revert to Lessor upon the expiration or earlier termination of
this Lease, the terms and conditions of this Lease shall also apply to the Improvements. Collectively, the Land and Improvements are referred to herein as the “Premises”. The Premises does not include any leasehold interest
in the Pre-Existing Environmental Condition or in any Remediation Systems located on the Premises, all of which are owned by third parties. 
  
 E. Lessor and Lessee are also the parties to that certain lease dated as of September 24, 1999 (the “Prior Lease”), pursuant to
which Lessee has been the sole tenant of the Premises since construction of the Improvements. As of the Commencement Date, the Prior Lease is hereby terminated; provided, however, that all of the obligations of Lessee and Lessor which by the terms
of the Prior Lease survive the termination of the Prior Lease, and also any obligations which survive as a matter of Applicable Law, shall survive during the term of this Lease, notwithstanding the expiration of any applicable statute of
limitations. 
  
 NOW, THEREFORE, in consideration of the rents to
be paid hereunder and of the agreements, covenants and conditions contained herein, the parties hereby agree as follows: 
  
 ARTICLE 1. 
 BASIC LEASE INFORMATION

  
 The following is a summary of basic lease information.
Each term or item in this Article 1 shall be deemed to incorporate all of the provisions set forth below pertaining to such term or item and to the extent there is any conflict between the provisions of this Article 1 and any more specific provision
of this Lease, the more specific provision shall control. 
  

 1 

	 Lessor:
	  	 The Board of Trustees of the Leland Stanford Junior University

		
	 Address of Lessor:
	  	 Stanford Management Company

	 	  	 2770 Sand Hill Road

	 	  	 Menlo Park, CA 94025-3065

	 	  	 Attention: Director, Stanford Research Park

	 	  	 Facsimile: (650) 854-9268

		
	 Lessee:
	  	 TIBCO Software, Inc.

		
	 Address of Lessee:
	  	 3303 Hillview Avenue

	 	  	 Palo Alto, CA 94304 USA

	 	  	 Attn: General Counsel

	 	  	 Facsimile: 650/846-1005

		
	 With a copy to:
	  	 TIBCO Software, Inc.

	 	  	 3303 Hillview Avenue

	 	  	 Palo Alto, CA 94304

	 	  	 Attention: Director of Facilities

	 	  	 Facsimile: 650/846-1007

		
	 Term:
	  	 Fifty-one (51) years

		
	 Commencement Date:
	  	 June 25, 2003

		
	 Expiration Date:
	  	 June 24, 2054

		
	 Base Rent (Article 6):
	  	 Fifty cents ($0.50) per square foot of rentable area in the Improvements per month, as adjusted pursuant to Section 6.1(b), which the parties agree
shall total $146,006.50 per month, based on an agreed-upon rentable area of 292,013 square feet (subject to Lessee’s prepayment option as set forth in Section 6.2)

		
	 Use (Article 9):
	  	 Research and development, as defined in Section 9.1.

  
 ARTICLE 2.

 DEFINITIONS 
  
 As used in this Lease, the following terms shall have the following meanings, applicable, as appropriate, to both the singular and plural forms of the
terms herein defined: 
  
 “3% Annual
Increases” is defined in Section 6.2(a). 
  

 2 

 “Additional Improvements and Alterations” are defined in Section 11.2.

  
 “Additional Rent” is defined in
Section 7.1. 
  
 “Affiliate” means (a) the
legal representative, successor or assignee of, or any trustee of a trust for the benefit of, Lessee; (b) any entity of which a majority of the voting or economic interest is owned, directly or indirectly, by Lessee or one or more of the persons
referred to in the preceding clause; (c) any entity in which Lessee or a person referred to in the preceding clauses is a controlling stockholder, controlling partner or controlling member; (d) any person or entity which is an officer, director,
trustee, controlling stockholder, controlling partner or controlling member of Lessee or of any person or entity referred to in the preceding clauses; or (e) any person or entity directly or indirectly controlling, controlled by or under common
control with, Lessee or any person or entity referred to in any of the preceding clauses. For purposes of this definition, “control” means owning directly or indirectly more than fifty percent (50%) of the beneficial interest in such
entity or the direct or indirect power to control the management policies of such person or entity, whether through ownership, by contract or otherwise. 
  
 “Agreement to Lease” is defined in Recital B. 
  
 “Alterations” means any additional improvements, alterations, remodeling, or reconstruction of or to
the Improvements existing on the Premises as of the Com men cement Date. 
  
 “Applicable Laws” means (a) all applicable laws, statutes, codes, ordinances, orders, resolutions, rules, regulations and requirements, including, without limitation, all Environmental
Requirements, of all federal, state, county, municipal and other governmental authorities and the departments, commissions, boards, bureaus, instrumentalities, and officers thereof; (b) all judicial rulings, decrees and orders; and (c) all orders,
rules and regulations of the Pacific Fire Rating Bureau, and the American Insurance Association (formerly the National Board of Fire Underwriters) or any other body exercising similar functions relating to or affecting the Premises, the Improvements
now or hereafter located on the Premises or the use, operation or occupancy of the Premises for the purposes permitted hereunder. In each instance, Applicable Laws shall include those existing as of the Commencement Date and those hereafter enacted.

  
 “Applicable Long-Term Government Bond
Rate” is defined in Section 6.2(c). 
  
 “Appropriation” means any taking by exercise of right of condemnation (direct or inverse) or eminent domain, or requisitioning by military or other public authority for any purpose arising out of a temporary
emergency or other temporary circumstance or sale under threat of condemnation. “Appropriated” means having been subject to such taking and “Appropriating” means exercising such taking authority. 
  
 “Award” means the amount paid by the Appropriating
authority as a result of an Appropriation. 
  
 “Base
Rent” is defined in Section 6.1(a). 
  

 3 

 “Basic Lease Information” means the information contained in Article 1.

  
 “City” means the City of Palo Alto.

  
 “CPI” means the Consumer Price Index
published by the U.S. Department of Labor, Bureau of Labor Statistics (San Francisco, Oakland, San Jose Area, All Urban Consumers, All Items, 1982-84 - 100), or if such index is no longer published, a successor or substitute index designated by
Lessor, published by a governmental agency and reflecting changes in consumer prices in the San Francisco Bay Area. 
  
 “Commencement Date” is stated in the Recitals. 
  
 “Decennial Rent Increase” is defined in Section 6.2(a). 
  
 “Elected Prepayment Period” is defined in Section
6.2(c). 
  
 “Environmental Audit” is
defined in Section 18.7. 
  
 “Environmental
Claims” means all claims, demands, suits, actions (including, without limitation, notices of noncompliance, charges, directives, and requests for information), causes of action, orders, judgments, settlements, damages, losses,
diminutions in value, penalties, fines, actions, proceedings, obligations, liabilities (including strict liability), encumbrances, liens, costs (including, without limitation, costs of investigation and defense of any claim, whether or not such
claim is ultimately defeated, and costs of any good faith settlement or judgment), and expenses of whatever kind or nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable, including without limitation reasonable
attorneys’ and consultants’ fees and disbursements, any of which are incurred at any time, arising out of or related to Environmental Requirements, or the presence of any Hazardous Substance on, in, under or from the Premises, including,
without limitation: 
  
 (a) Damages for personal injury, or
injury to property or natural resources occurring upon the Premises or off the Premises, foreseeable or unforeseeable, including, without limitation, consequential damages, lost profits, lost rents, the cost of demolition and rebuilding of any
improvements on real property, interest and penalties; 
  
 (b)
Claims brought by or on behalf of employees of Lessee; 
  
 (c)
Fees incurred for the services of attorneys, consultants, contractors, experts, laboratories and all other costs incurred in connection with the investigation or remediation of Releases of Hazardous Substances (whether or not performed voluntarily)
or violation of Environmental Requirements, including, but not limited to, preparation of feasibility studies or reports, or the performance of any cleanup, remediation, removal, response, abatement, containment, closure, restoration or monitoring
work required by any federal, state or local governmental agency or political subdivision, reasonably necessary to restore full economic use of the Premises (as more particularly provided in Section 18.5) or any other property, or otherwise expended
in connection with such conditions, and including without limitation any attorneys’ fees, costs and expenses incurred in enforcing Article 18 of this Lease or collecting any sums due thereunder; 
  

 4 

 (d) Liability to any third person or governmental agency to indemnify such person or agency for costs
expended in connection with the items referenced above; and 
  
 (e) Diminution in the value of the Premises, and damages for the loss of business and restriction on the use of, or adverse impact on the marketing of, rentable or usable space or any amenity of the Premises. 
  
 “Environmental Requirements” means all applicable
present and future statutes, regulations, rules, ordinances, codes, common law, licenses, permits, orders, approvals, plans, authorizations, concessions, franchises, and similar items, and all amendments thereto, of all governmental agencies,
departments, commissions, boards, bureaus or instrumentalities of the United States, California, and political subdivisions thereof, and all applicable judicial, administrative and regulatory decrees, judgments, and orders relating to the protection
of human health, safety, wildlife or the environment, including, without limitation, (a) all requirements pertaining to reporting, licensing, permitting, investigation and/or remediation of emissions, discharges, Releases, or threatened Releases of
Hazardous Substances, whether solid, liquid, or gaseous in nature, into the air, surface water, groundwater, or land, or relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport, or handling of Hazardous
Substances; and (b) all requirements pertaining to the health and safety of employees or the public. Environmental Requirements include, but are not limited to, the Comprehensive Environmental Response, Compensation and Liability Act; the Emergency
Planning and Community Right-to-Know Act; the Hazardous Substances Transportation Act; the Resource Conservation and Recovery Act; the Solid Waste Disposal Act; the Clean Water Act; the Clean Air Act; the Toxic Substances Control Act; the Safe
Drinking Water Act; the California Medical Waste Management Act; provisions of the Occupational Safety and Health Act relating to such matters; the Federal Water Pollution Control Act; the Federal Insecticide, Fungicide and Rodenticide Act; the
Endangered Species Act and the National Environmental Policy Act and any and all state or local law counterparts. 
  
 “Exacerbation” means any adverse impact on the Pre-Existing Environmental Condition that (a) increases the cost of undertaking the
Remediation Activities undertaken to address the Pre-Existing Environmental Condition, or (b) gives rise to Environmental Claims against Lessor which Lessor would otherwise avoid, including, without limitation, (i) actions which speed, redirect or
enhance the migration of groundwater contamination at the Premises in a fashion that causes any material adverse impact (for example, by causing Hazardous Substances to migrate to deeper aquifers), and (ii) actions which cause damage to or limit the
effectiveness of any Remediation Systems. 
  
 “Expiration Date” is stated in the Basic Lease Information. 
  
 “Event of Default” is defined in Section 25.1. 
  

 5 

 “Fair Market Rental Value” as determined from time to time, means the average
arms-length fair market annual triple net rental rate per rentable square foot during the three (3) year period preceding the time of such determination for new leases and renewal leases of space comparable to space within the Improvements on the
Premises (in terms of rentable square footage, physical quality (including that of any existing leasehold improvements in such comparable space that are reasonably reuseable by a new tenant), views, floor levels, location and other matters) in
buildings in the Stanford Research Park. The determination shall take into account any material economic differences between the terms of this Lease and any comparison lease, such as the presence or absence of the obligation to pay a leasing
commission, base years, the load factor for the applicable spaces, the length of the term for such leases, rent abatements, tenant improvement obligations, free rent periods, moving allowances, design allowances, the manner (if any) in which the
landlord under any such lease is reimbursed for operating expenses and taxes, and any other concessions. The parties acknowledge that it is their intention that Fair Market Rental Value be an average value based on leasing transactions entered into
over the three (3) year period preceding the date of determination in order to avoid unusual or relatively brief highs and lows in market rents. In addition, the parties acknowledge that as of the Commencement Date it is the custom for comparable
buildings in the Stanford Research Park to be leased to space tenants on a so-called “triple net” basis (i.e., the tenant pays a fixed minimum rent, typically subject to periodic increases, which is the “triple net rent”, and in
addition the tenant also pays, or reimburses the landlord for, operating expenses of the property in question, including without limitation real property taxes, insurance, maintenance, repair, and management, which latter payments or reimbursements
are not part of the “triple net rent”). The parties agree that the Fair Market Rental Value of the Premises shall be determined and expressed as a “triple net rent” value. Accordingly, if any leasing transaction is utilized as a
comparable transaction in the determination of Fair Market Rental Value and such leasing transaction is not structured as a so-called “triple net lease”, the rent payments due under such lease shall be adjusted and converted to a
“triple net rent” value so that it is truly comparable to the “triple net rent” value that was initially used in establishing the Base Rent due as of the Commencement Date. In determining Fair Market Rental Value, the parties
shall disregard any sublease of the Premises by any Affiliate of Lessee. In the event the parties cannot agree as to the Fair Market Rental Value after thirty (30) days of good faith negotiations, Fair Market Rental Value shall be determined
pursuant to the process described in Exhibit B. 
  
 “First Class” means having a standard of condition, maintenance, repair and operation at least equal to comparable Class A properties in Santa Clara County as of the Commencement Date. 
  
 “Founding Grant” is defined in Section 9.1.

  
 “Full Insurable Replacement Value” is
defined in Section 19.1. 
  
 “Handbook” is
defined in Section 11.6(a). 
  

 6 

 “Hazardous Substance” means any substance, material or waste: 
  
 (a) the presence of which requires investigation or remediation under any
Environmental Requirement; 
  
 (b) which is or becomes listed,
regulated or defined as a “hazardous waste,” “hazardous substance,” “hazardous material”, “toxic substance”, “hazardous air pollutant”, “pollutant,” “infectious waste”,
“bio-hazardous waste”, “medical waste”, “radioactive waste”, or “contaminant” under any Environmental Requirement; 
  
 (c) which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic, or otherwise hazardous to human health, safety,
wildlife or the environment and is or becomes regulated under any Environmental Requirement; 
  
 (d) the presence or Release of which, at, on, under or from the Premises, causes or threatens to cause a nuisance upon the Premises or to surrounding properties or poses or threatens to pose a hazard to the
environment or the health or safety of persons on or about the Premises; or 
  
 (e) the presence of which on adjacent properties could constitute a trespass by Lessee. 
  
 Without limitation of the foregoing, Hazardous Substances shall include gasoline, diesel fuel and other petroleum hydrocarbons and the additives and
constituents thereto, including MTBE; polychlorinated biphenals (PCBs); asbestos and asbestos- containing material; lead; urea formaldehyde foam insulation; and radon gas. 
  
 “Improvements” are buildings, structures, systems, facilities and fixtures (along with any
machinery, equipment, apparatus and appliances incorporated into the foregoing) including the Existing Improvements and all Additional Improvements and Alterations, as defined in Section 11.2, but excluding the Remediation Systems. 
  
 “Initial Base Rent” is defined in Section 6.2(a).

  
 “Initial Prepayment” is defined in
Section 6.2(a). 
  
 “Institutional Lender”
is defined in Section 24.1 (c). 
  
 “Interest
Rate” means the lesser of (a) the rate of interest charged by Bank of America at its offices in San Francisco as its prime or reference rate, plus 4%; or (b) the highest rate permitted under Applicable Laws, compounded monthly.

  
 “Land” is the real property more particularly
described in Exhibit A. 
  
 “Lease
Year” means each successive twelve-month period commencing on September 1 and ending on August 31, provided that the first Lease Year shall commence on the Commencement Date and the last Lease Year shall end on the Termination Date.

  
 “Leasehold Mortgage” is defined in
Section 24.1 (a). 
  

 7 

 “Lessee Claims” is defined in Section 18.4. 
  
 “Lessee Environmental Activity” means (a) any use,
treatment, keeping, handling, storage, transport, sale or Release at, on, under or from the Premises of any Hazardous Substance during the Term, or (b) any Release of a Hazardous Material during the Term which arises out of, is the result of, or is
related to the acts or omissions of Lessee or Lessee’s Agents, subtenants or invitees on or about the Premises during the Term. Notwithstanding the foregoing, Lessee Environmental Activity does not include (i) the Pre-Existing Environmental
Condition, or (ii) the mere presence of Hazardous Substances in, on or under the Premises that Lessee proves: (A) did not result from Lessee’s use, treatment, keeping, handling, storage, transport, sale or Release (or that of Lessee’s
Agents, subtenants or invitees), and (B) did not come to be located on, in or under the Premises due to the negligence of Lessee or Lessee’s Agents, subtenants or invitees. 
  
 “Lessee Indemnitees” is defined in Section 18.4. 
  
 “Lessee’s Agents” means Lessee’s employees,
agents and contractors. 
  
 “Lessor Released
Parties” is defined in Section 18.13(b). 
  
 “Lessor’s Agents” means Lessor’s employees, agents and contractors. 
  
 “Lessor’s Environmental Indemnity Obligations” is defined in Section 18.4. 
  
 “Liens” are defined in Section 15.1. 
  
 “Offer” is defined in Section 22.4. 
  
 “Permitted Sublease” is defined in Section 23.3.

  
 “Permitted Use” is defined in Section
9.1. 
  
 “Pre-Existing Environmental
Condition” is defined in Section 18.10. 
  
 “Premises” is defined in Recital D. 
  
 “Prior Lease” is defined in Recital E. 
  
 “Property Taxes” are defined in Section 7.2. 
  
 “Proposed District” is defined in Section 7.6. 
  
 “Release” with respect to Hazardous Substances, means any release, deposit, discharge, emission, leaking, spilling, seeping,
migrating, injecting, pumping, pouring, emptying, escaping, dumping, disposing, or other movement of Hazardous Substances into the environment. 
  
 “Remediation Activity” means any cleanup, remediation, containment, monitoring, restoration, investigation, removal, or other
response or action required by any Environmental 

  

 8 

 
Requirement with respect to a Release of Hazardous Substances or the presence of Hazardous Substances in soil, groundwater, surface water, ambient air, or
building materials, including without limitation, the maintenance and removal of any structures, machinery, equipment, walls, wells, piping, motors, covers, vaults, filters, extraction devices, devices, and biological mechanisms required for any
Remediation Activity. Remediation Activity shall also include, but not be limited to, the investigation of the environmental condition of the Premises, and the preparation of any feasibility studies, reports or remedial plans. 
  
 “Remediation Systems” are any and all structures,
machinery, equipment, walls, wells, piping, motors, covers, vaults, filters, extraction devices, biological mechanisms, and other non-naturally occurring devices, and organisms now or hereafter existing, installed or otherwise used on or about the
Premises for the remediation, removal, investigation, monitoring, or other response to the Pre-Existing Environmental Condition, including without limitation any and all electrical, water, gas, and other utility services required for the operation
of any of the foregoing. 
  
 “Rent” means
Base Rent and Additional Rent. 
  
 “Rent Reset
Date” is defined in Section 6.1(b). 
  
 “Re-offer” is defined in Section 22.4(c). 
  
 “Supplemental Audit” is defined in Section 18.7. 
  
 “Term” is stated in the Basic Lease Information. 
  
 “Terminating Event” is defined in Section 22.4. 
  
 “Termination Date” means the Expiration Date or such
earlier date as this Lease is terminated pursuant to any provision hereof. 
  
 “Third Party Remediation Work” is defined in Section 15.4. 
  
 “Transfer” is defined in Section 22.1. 
  
 “Transit Fees” are defined in Section 7.7. 
  
 “Unpaid Base Rent Portion” is defined in Section 6.2(a). 
  
 ARTICLE 3. 
 LEASE OF PREMISES; RESERVATION OF RIGHTS 
  
 Section 3.1 Premises. As of the Commencement Date, Lessor hereby leases the Premises to Lessee, and Lessee hereby hires the Premises from Lessor on
the terms and conditions set forth in this Lease. This Lease shall be subject to (a) all Applicable Laws and all zoning and other governmental regulations now or hereafter in effect, (b) all liens, encumbrances, restrictions, rights and conditions
of law or of record existing as of the Commencement Date, and (c) all other matters affecting title to or use of the Premises either known to Lessee or ascertainable by survey or investigation. 
  

 9 

 Section 3.2 Reservation of Rights. 
  
 (a) Lessor hereby reserves the right of Lessor, at all reasonable times and, following reasonable advance notice to Lessee,
to enter and to permit the City, the County of Santa Clara, the Santa Clara Valley Water District, other governmental bodies, public or private utilities and any other persons or entities authorized by Lessor to enter upon the Premises for the
purposes of (i) installing, using, operating, maintaining, renewing, relocating and replacing (A) water, oil, gas, steam, storm sewer, sanitary sewer and other utility pipe lines, and (B) telephone, electric, power and other lines, conduits, and
facilities; (ii) flood control; (iii) maintenance of rights of way; and (iv) remediation of Hazardous Substances in, on, or under, the Premises or any other property in the neighborhood of the Premises, provided, however, that with respect to such
remediation activities, Lessor shall not grant an easement or license permitting access for such purposes to a third party without the prior written consent of Lessee, which shall not be unreasonably withheld, conditioned or delayed. 
  
 (b) Lessor hereby retains the sole and exclusive right to enter upon the
Premises to mine or otherwise produce or extract by any means whatsoever, whether by slant drilling or otherwise, oil, gas, hydrocarbons and other minerals (of any character) in or under or from the Premises, such mining, production or extraction to
be for the sole benefit of Lessor without obligation to pay Lessee for any or all of the substances so mined, produced or extracted; provided, however, that none of the operations for such mining, production or extraction shall be conducted from or
within 100 feet of the surface of the Premises, but only at such depth beneath the surface as not to interfere with the use of the Premises or the stability of any Improvements on the Premises. 
  
 (c) Lessor shall be entitled, at all reasonable times and upon reasonable
notice, to go upon and into the Premises and the Improvements for the purposes of (i) inspecting the same; (ii) inspecting the performance by Lessee of the terms, covenants, agreements and conditions of this Lease; (iii) posting and keeping posted
thereon notices of non-responsibility for any construction, alteration or repair; and (iv) any other reason permitted under this Lease. 
  
 (d) In exercising its rights under this Section 3.2, Lessor shall use commercially reasonable efforts to minimize any interference with Lessee’s use
of the Premises, and shall not materially adversely affect any Improvements on, or the use, operation or value of the Premises. All of Lessor’s activities pursuant to this Section shall be at Lessor’s sole cost and expense. Lessor shall
repair any damage to the Premises caused by such activities, and shall keep the Premises free of mechanics’ or materialmens’ liens arising as a result thereof. Except to the extent of Lessor’s breach of this Lease, violation of
Applicable Law, or gross negligence or willful misconduct in the exercise of its rights under this Section, Lessee hereby waives and releases any claims for damages for any injury or inconvenience to or interference with Lessee’s business at
the Premises, any loss of occupancy or quiet enjoyment or the Premises or any other loss, damage, liability or cost occasioned by Lessor’s exercise of the rights reserved to Lessor under, or granted to Lessor pursuant to this Section. In no
event shall Lessee be entitled to 

  

 10 

 
terminate this Lease as a result of Lessor’s exercise of such rights, notwithstanding any possible liability of Lessor for damages as a result of its
breach of this Lease, violation of Applicable Law, gross negligence or willful misconduct. 
  
 (e) Lessee hereby acknowledges that, as owner and in the best interests of the Stanford Research Park, Lessor may find it necessary or convenient from time to time to apply for entitlements, seek rezoning, or
otherwise endeavor to negotiate agreements with the governmental entities having jurisdiction over the Stanford Research Park; provided, however, that Lessor shall not take any action which disproportionately burdens the Premises as compared to
other properties in the Stanford Research Park. Lessee agrees that so long as Lessor’s efforts (i) do not have a material adverse impact on Lessee’s investment in, or the use, operation, value or marketability of the Premises, or (ii) do
not discriminate against the Premises or disproportionately burden the Premises as compared to other properties in the Stanford Research Park, Lessee shall not publicly oppose or object to any such efforts by Lessor. In the event of any dispute
arising pursuant to this Section 3.2(e), such dispute shall be resolved by arbitration pursuant to Article 36. 
  
 ARTICLE 4. 
 ACCEPTANCE OF PREMISES 
  
 Section 4.1 Lessee’s Due Diligence. Prior to entering into this
Lease, Lessee has made a thorough, independent examination of the Premises and all matters relevant to Lessee’s decision to enter into this Lease, and Lessee is thoroughly familiar with all aspects of the Premises and, subject to Article 18, is
satisfied that they are in an acceptable condition and meet Lessee’s needs. Without in any way limiting the generality of the foregoing, Lessee’s inspection and review has included, to the extent that Lessee in its sole discretion has
deemed necessary or appropriate: 
  
 (a) all matters relating to
title, together with all municipal and other legal requirements such as taxes, assessments, zoning, use permit requirements and building codes; 
  
 (b) the physical condition of the Premises, including the soils and groundwater, any other geological conditions, engineering data (including, but not
limited to, engineering evaluations of the Improvements), the presence or absence of Hazardous Substances on, under or in the vicinity of the Premises, and all other physical and functional aspects of the Premises; 
  
 (c) the boundaries of the Premises and all easements and access rights to
which the Premises are subject; 
  
 (d) Lessee’s ability to
obtain appropriate licenses and satisfy all licensing requirements under Applicable Laws; 
  
 (e) all material documents relating to the ownership and operation of the Premises; and 
  

 11 

 (f) the economics of the business Lessee intends to conduct on the Premises, including without
limitation, market conditions and financial viability. 
  
 Section 4.2 Acceptance of the Premises. Lessee acknowledges that, Lessor has made no representations or warranties, express or implied, regarding the Premises or matters affecting the Premises, whether made by Lessor, on
Lessor’s behalf or otherwise, including, without limitation, the physical condition of the Premises, title to, or the boundaries of the Premises, pest control matters, soil conditions, the presence, existence or absence of Hazardous Substances
on or in the vicinity of the Premises, compliance of the Premises and Improvements with Applicable Laws, structural and other engineering characteristics (including seismic damage) of the Premises, traffic patterns, market data, economic conditions
or projections, the suitability of the Premises for the intended use, the likelihood of deriving business from or other characteristics of The Leland Stanford Junior University, the economic feasibility of the business Lessee intends to conduct on
the Premises, or any other matter pertaining to the Premises or the market and physical environments in which the Premises are located. Lessee acknowledges: (a) Lessee is a sophisticated real estate investor with sufficient experience and expertise
to evaluate the Premises and the operations conducted on the Premises and the risks associated with acquiring a leasehold interest in the Premises upon the terms and conditions set forth herein, (b) Lessee has received sufficient information and had
adequate time to make such an evaluation, and has occupied and managed the Premises under the Prior Lease since April 2002, (c) Lessee has entered into this Lease with the intention of relying upon its own investigation and knowledge with respect to
the physical, environmental, economic and legal condition of the Premises, (d) in connection with its investigations and inspections of the Premises it has contracted with certain advisors and consultants, including but not limited to environmental
consultants, engineers and geologists, soils and seismic experts, to conduct such environmental, geological, soil, hydrology, seismic, physical, structural, mechanical and other inspections of the Premises as Lessee deemed to be necessary, and that
Lessee has reviewed thoroughly all such reports as well as all materials and other information given or made available to Lessee by Lessor, and (e) Lessee is not relying upon any statements, representations or warranties of any kind. Lessee further
acknowledges that it has not received from or on behalf of Lessor any accounting, tax, legal, architectural, engineering, property management or other advice with respect to this transaction and is relying solely upon the advice of third party
accounting, tax, legal, architectural, engineering, property management and other advisors. Lessee has satisfied itself as to such suitability and other pertinent matters by Lessee’s own inquiries and tests into all matters relevant in
determining whether to enter into this Lease. Lessee accepts the Premises in its existing condition and hereby expressly agrees that if any remedial or restoration work is required in order to conform the Premises to the requirements of Applicable
Laws, Lessee shall assume sole responsibility for any such work. Lessee is acquiring on the Commencement Date a leasehold interest in the Premises in its “AS IS” condition and “WITH ALL FAULTS.” Notwithstanding the
foregoing, to the extent that Lessor has made express representations in writing contained either in the Agreement to Lease or in this Lease, the foregoing provisions of this Section 4.2 shall not apply to such express representations. Lessee shall
be entitled to rely on such representations, and Lessor shall be responsible for any inaccuracy contained in such representations. In addition, the foregoing provisions of Section 4.2 are subject to Article 18 and shall not affect or modify any
provisions of Article 18 or of the Agreement to Lease which are to be performed 

  

 12 

 
after the Commencement Date or which survive the Commencement Date, such as Lessor’s agreement to perform certain repair and corrective work following
the Commencement Date that is set forth in the Agreement to Lease. 
  
 ARTICLE 5. 
 TERM 
  
 The term of this Lease (the “Term”) shall be for the period stated in the Basic Lease Information, commencing on the Commencement
Date and expiring on the Expiration Date or on such earlier date as this Lease may be terminated as hereinafter provided. 
  
 ARTICLE 6. 
 BASE RENT 

 
 Section 6.1 Base Rent. 
  
 (a) Beginning on the Commencement Date, and on the first day of each
calendar month during the Term, Lessee shall pay to Lessor the monthly base rent (“Base Rent”) specified in Article 1 at the address for Lessor set forth in Article 1, or at such other place as Lessor shall designate, without
any prior demand therefor and without any deduction or offset whatsoever, which amount shall be adjusted as provided in subsection (b) below. Base Rent shall be prorated for any partial months at the beginning or end of the Term. 
  
 (b) Base Rent shall be increased by three percent (3%) per annum as of each
anniversary of the Commencement Date throughout the Term, except during years in which Base Rent is reset, as provided in this subsection. On April 25, 2014, and on April 25 every tenth (10th) year thereafter (each a “Rent Reset Date”), Base Rent shall be reset to equal twenty-five percent (25%) of Fair Market Rental Value;
provided, however, that in no event shall the adjusted Base Rent set on any Rent Reset Date be less than ninety percent (90%) of the Base Rent for the month prior to the applicable Rent Reset Date. 
  
 (c) No later than ninety (90) days prior to each Rent Reset Date, Lessor
shall send to Lessee its good faith proposal as to what the Fair Market Rental Value, the Decennial Rent Increase and the Unpaid Base Rent Portion (as both are defined in Section 6.2(a) below), if any, shall be as of that Rent Reset Date.
Lessor’s proposal shall also include (i) a reasonable explanation of the basis for its proposal; and (ii) its good faith estimate of the amount Lessee would be required to pay if Lessee were to elect, as of that Rent Reset Date, to prepay the
Unpaid Base Rent Portion, together with the allocable 3% Annual Increases and taking into account any other requirements or adjustments set forth in Sections 6.1 and 6.2, for the remainder of the Term. Within ten (10) days after receipt of
Lessor’s proposal, Lessee shall either accept Lessor’s proposal in writing or enter into discussions with Lessor regarding the proposal. If Lessor and Lessee are unable to agree upon the Fair Market Rental Value, the Decennial Rent
Increase or the Unpaid Base Rent Portion at least seventy (70) days prior to the relevant Rent Reset Date, the matter shall be submitted for determination by appraisal in accordance with Exhibit B. If Lessee elects not to prepay the
Unpaid Base Rent Portion, as calculated and agreed or established, on or before the relevant Rent Reset Date, then Lessee may 

  

 13 

 
do so at a later date in accordance with Section 6.2(c). Failure by Lessor to notify Lessee pursuant to this subsection (c) shall not constitutes a waiver of
Lessee’s obligation to pay the adjusted Base Rent as provided in Section 6.1(b). 
  
 Section 6.2 Prepayment of Base Rent. 
  
 (a) For purposes of the application of this Section, the following terms shall have the following meanings: (i) the Base Rent initially due in the amount of One Hundred Forty-Six Thousand Six and 50/100 Dollars
($146,006.50) per month is referred to herein as the “Initial Base Rent”; (ii) the increases to Base Rent of 3% per annum as of each anniversary of each Commencement Date throughout the Term, except during years in which Base
Rent is reset, as required by Section 6.l(b), are referred to herein as the “3% Annual Increases”; and (iii) the term “Decennial Rent Increase” refers to the rent adjustments that are required to be
made on each Rent Reset Date pursuant to Section 6.l(b). The parties acknowledge that as of the Commencement Date, Lessee has paid to Lessor, as prepayment of Base Rent, the amount of Twenty-Eight Million Dollars ($28,000,000), which is in full
satisfaction of Lessee’s obligation to pay that portion of the Base Rent which is the Initial Base Rent and all 3% Annual Increases allocable to the Initial Base Rent for the entire Term of fifty-one (51) years (the “Initial
Prepayment”). Accordingly, the Initial Prepayment fully satisfies Lessee’s obligation to pay Base Rent for the period beginning as of the Commencement Date and ending on the first Rent Reset Date, and also satisfies a portion of
Lessee’s obligation to pay Base Rent for the period beginning on the first Rent Reset Date and continuing throughout the remainder of the Term. With respect to each Decennial Rent Increase that is required to be made effective as of a Rent
Reset Date, the parties shall determine the difference between (i) the Initial Base Rent, as adjusted by the 3% Annual Increases, that has been prepaid and relates to the annual period immediately preceding the Rent Reset Date in question, and (ii)
the Base Rent established by the Decennial Rent Increase for the annual period immediately following the Rent Reset Date in question (which difference is referred to herein as the “Unpaid Base Rent Portion”). Notwithstanding
anything else set forth in this Article 6, the parties acknowledge that the Initial Prepayment calculation did not reflect the possible adjustment of Base Rent at a Rent Reset Date to ninety percent (90%) of the prior year’s Base Rent, as
provided in Section 6.1(b). Instead, the Initial Prepayment calculation assumed that the Base Rent would remain the same as the prior year’s Base Rent. Therefore, in calculating the Unpaid Base Rent Portion, the Decennial Rent Increase shall
take that assumption and its resulting calculation into account, as shown on Schedule 6.2. For the remaining Term of this Lease following the Rent Reset Date in question, Lessee shall pay on account of Base Rent that portion which has
not been prepaid, which is the Unpaid Base Rent Portion plus all 3% Annual Increases allocable to such Unpaid Base Rent Portion, until otherwise adjusted on successive Rent Reset Dates. If it is determined that in making the Initial Prepayment,
Lessee overpays Base Rent due for a later period because on a Rent Reset Date twenty-five percent (25%) of the Fair Market Rental Value is less than the Base Rent due for the month prior to the applicable Rent Reset Date, then Lessor shall not be
obligated to refund any such overpayment of prepaid Base Rent to Lessee. 
  
 (b) By way of example only, Schedule 6.2 sets forth an example of how the Unpaid Base Rent Portion and the 3% Annual Increases allocable thereto would be calculated, if the following assumptions prove to
be true. On the first Rent Reset Date, if the Fair Market 

  

 14 

 
Rental Value is equal to $4.00 per rentable square foot per month, the Unpaid Base Rent Portion would be reset to $95,792 per month, and the Unpaid Base Rent
Portion would be subject to the 3% Annual Increases as set forth in Schedule 6.2. 
  
 (c) At any time within two (2) years after each Rent Reset Date, Lessee shall have the option, but not the obligation, to prepay the Unpaid Base Rent
Portion and all 3% Annual Increases allocable thereto for the remainder of the Term or any lesser period designated by Lessee (the “Elected Prepayment Period”) by notifying Lessor in writing of such election once the final
determination (by agreement or by appraisal pursuant to Exhibit B) of the Unpaid Base Rent Portion due after the Rent Reset Date in question has been made. The amount of the prepayment shall be equal to the present value of all
payments of the Unpaid Base Rent Portion and the 3% Annual Increases allocable thereto that are due for the Elected Prepayment Period, which present value shall be calculated using an annualized discount rate equal to the sum of 400 basis points,
plus the “Applicable Long-Term Government Bond Rate” (as defined in Section 6.2(d)). In determining the amount of such prepayment, the Base Rent for the Rent Reset Date immediately preceding the prepayment shall be determined
in accordance with Section 6.1(b), but the Decennial Rent Increase for each subsequent Rent Reset Date shall be based on the assumption that for each such subsequent Rent Resent Date, 25% of Fair Market Rental Value is less than 90% of the Base Rent
due for the month prior to the applicable Rent Reset Date so that the monthly Base Rent for the annual period following each such subsequent Rent Reset Date is 90% of the Base Rent due for the month preceding such Rent Reset Date. If Lessee
exercises such option to make such prepayment, it shall pay the appropriate prepayment amount to Lessor within thirty (30) days after the date Lessee has notified Lessor of its exercise of such option. Once such prepayment has been made, Lessee
shall be deemed to have satisfied its obligation to pay all Base Rent for the Elected Prepayment Period in question. 
  
 (d) As used herein, the term “Applicable Long-Term Government Bond Rate” shall be the yield-to-maturity of the non-callable U.S. Treasury Bond
with a maturity closest to the end of the Elected Prepayment Period in question, averaged over the twelve (12) month period prior to such Elected Prepayment Period, using the rates published by a reputable external source selected by Lessee and
approved by Lessor, which approval shall not be unreasonably withheld. If at the time Lessee exercises an option to prepay rent, the applicable maturities are no longer available to be used as a basis for the calculation required by Section 6.2(c),
Lessor and Lessee shall cooperate in good faith to select a different index or instrument to effect the calculation for which the Applicable Long-Term Government Bond Rate is utilized that would result in substantially the same effect and result as
the Applicable Long-Term Government Bond Rate. In the event Lessor and Lessee cannot reach agreement upon such an index or instrument within a reasonable period of time, the dispute shall be settled by arbitration conducted in accordance with
Article 36. 
  
 (e) By way of example only, if all of the
assumptions and results regarding Base Rent set forth in the first example stated in Schedule 6.2 are assumed to be true, and if Lessee timely exercises its option to prepay the Unpaid Base Rent Portion and the 3% Annual Increases
allocable thereto for the remaining Term of the Lease following the first Rent Reset Date of April 25, 2014, and if it is further assumed that the Applicable Long-Term Government Bond Rate for the appropriate 30-year maturity is 6% and that the
resulting discount rate to be used for 

  

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the calculations of the prepayment amount is that amount plus 400 basis points (or a total of l0%), then Lessee would have to pay Eleven Million Six Hundred
Ninety-Seven Thousand Eight Hundred Fifty-One Dollars ($11,697,851) as the prepaid amount to fully satisfy its obligation to pay the Unpaid Base Rent Portion and the 3% Annual Increases allocable to the remaining Term of this Lease following the
first Rent Reset Date of April 25, 2014. 
  
 Section 6.3 Late
Payments. Any unpaid Rent hereunder shall bear interest from the date which is five (5) days after the date the same is due until paid at the Interest Rate. In addition, Lessee recognizes that late payment of any Rent due hereunder will result
in administrative expense to Lessor, the extent of which expense is difficult and economically impracticable to determine. Therefore, Lessee agrees that if Lessee fails to pay any Rent within five (5) days after the date the same is due and payable,
an additional late charge of five percent (5%) of the sums so overdue shall become immediately due and payable. Lessee agrees that the late payment charge is a reasonable estimate of the additional administrative costs and detriment that will be
incurred by Lessor as a result of such failure by Lessee. In the event of nonpayment of interest or late charges on overdue Rent, Lessor shall have, in addition to all other rights and remedies, the rights and remedies provided herein and by law for
nonpayment of rent. 
  
 ARTICLE 7. 
 ADDITIONAL RENT 
  
 Section 7.1 Additional Rent. Each and every sum payable to Lessor pursuant to this Lease (other than Base Rent), each and every sum Lessee is
obligated to pay to any third party pursuant to this Lease, and each and every sum which Lessor pays to any third party to cure a default of Lessee under this Lease shall be additional rent (“Additional Rent”). 
  
 Section 7.2 Property Taxes. Without limiting the foregoing, Additional
Rent shall include, and Lessee agrees to bear, discharge and pay to the relevant authority or entity, in lawful money of the United States, without offset or deduction, as the same become due, and before delinquency, all taxes, assessments, rates,
charges, license fees, municipal liens, levies, excises or imposts, whether general or special, or ordinary or extraordinary, of every name, nature and kind whatsoever, including all governmental charges of every name, nature or kind that may be
levied, assessed, charged or imposed or may be or become a lien or charge upon the Premises or any part thereof; or upon the rent or income of Lessee; or upon the use or occupancy of the Premises; or any document creating or transferring an estate
or interest in the Premises; upon any of the buildings or improvements that are or are hereafter placed, built or newly constructed upon the Premises; or upon the leasehold of Lessee or upon the estate hereby created; or upon Lessor by reason of its
ownership of the fee underlying this Lease; provided, however, that Lessee shall have no obligation to pay or reimburse Lessor for any franchise, transfer, inheritance, or capital stock taxes or income taxes measured by the net income of Lessor or
any taxes arising as a consequence of or in connection with any Pre-Existing Environmental Condition. If at any time during the Term, under any Applicable Laws, any tax is levied or assessed against Lessor directly, in substitution in whole or in
part for real property taxes, Lessee covenants and agrees to pay and discharge such tax so long as such tax is then customarily paid or reimbursed by tenants under long-term ground leases and/or by tenants under commercial “triple net”
space leases. Lessee’s obligations described above include, but are not limited to, the payment of any bonds or 

  

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charges imposed or required by any governmental agency or department with respect to the Premises, by reason of the proposed or actual use, treatment,
storage, discharge, cleanup or disposal, or oversight thereof, of Hazardous Substances by any governmental agency, Lessee, or any subtenant, tenant or licensee claiming through Lessee; provided, however, that this provision shall not, and shall not
be deemed to, permit Lessee to use, treat, store or dispose of any such substances on the Premises-nor shall it make Lessee responsible for any taxes arising as a consequence of or in connection with any Pre-Existing Environmental Condition. All of
the foregoing taxes, assessments and other charges which are the responsibility of Lessee are herein referred to as “Property Taxes.” 
  
 Section 7.3 Payment. Lessee shall obtain and deliver to Lessor, promptly upon request therefor, satisfactory evidence of payment of all Property
Taxes. 
  
 Section 7.4 Right to Contest. Lessee shall have
the right to contest, by appropriate proceedings, the amount or validity, in whole or in part, of any Property Taxes. In the event the applicable taxing authority having jurisdiction over the contest proceedings allows the posting of security or
some other method of deferring payment of the disputed Property Taxes, Lessee may do so; otherwise Lessee shall not postpone or defer payment of any disputed Property Taxes but shall pay such Property Taxes in accordance with Section 7.2
notwithstanding such contest. Lessor shall have no obligation to join in any such proceedings. Lessee shall indemnify and defend Lessor against and hold Lessor harmless from and against any and all claims, demands, losses, costs, liabilities,
damages, penalties and expenses, including, without limitation, reasonable attorneys’ fees and expenses, arising from or in connection with any such proceedings. 
  
 Section 7.5 Proration. Any Property Taxes relating to a fiscal period of any taxing authority, only a part of which
period is included within the Term, shall be prorated as between Lessor and Lessee so that Lessor shall pay the portion thereof attributable to any period outside the Term, and Lessee shall pay the portion thereof attributable to any period within
the Term. 
  
 Section 7.6 Assessment Proceedings. If at any
time during the Term any governmental authority shall undertake to create an improvement or special assessment district, the proposed boundaries of which shall include the Premises (the “Proposed District”), Lessee shall be
entitled to appear in any proceeding relating thereto and to exercise all rights of a landowner to have the Premises excluded from the Proposed District, or to determine the degree of benefit to the Premises resulting therefrom. However, Lessor
retains the independent right, but shall be under no obligation, to appear in any such proceeding for the purpose of seeking inclusion of the Premises in, or exclusion of the Premises from, any Proposed District or of determining the degree of
benefit therefrom to the Premises; provided, however, that Lessor shall not exercise such right if to do so would disproportionately burden the Premises as compared to other properties in the Stanford Research Park. The party receiving any notice or
other information relating to the Proposed District shall promptly advise the other party in writing of such receipt. If the Proposed District is ultimately formed and affects the Premises, Lessee may pay any resulting bonds over the maximum period
allowed by law, and shall be liable only for any installments that become due during the Term. 
  

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 Section 7.7 Transit Fees. Without limiting the foregoing, Additional Rent shall also include and
Lessee agrees to bear, discharge and pay, in lawful money of the United States, without offset or deduction, its proportionate share of the reasonable cost of any transit services or traffic mitigation programs which Lessor implements in the
Stanford Research Park, including without limitation charges for service and surcharges imposed on the Premises by any governmental agencies on or with respect to transit (including transit services which may be provided in the future to occupants
of the Stanford Research Park) or automobile usage or parking facilities (collectively, “Transit Fees”). Lessee’s share of Transit Fees shall be assessed pro rata and on a non- discriminatory basis, based on a reasonable
standard applied in a non-discriminatory manner by Lessor (for example, based on the rentable area of the Improvements as compared to the total rentable area of the Stanford Research Park, or based on the average employee headcount in the Premises
as compared to the overall employee density of the Stanford Research Park). 
  
 ARTICLE 8. 
 NET LEASE; NO COUNTERCLAIM OR ABATEMENT 
  
 Section 8.1 Net Lease. The Rent due hereunder shall be absolutely net
to Lessor and shall be paid without assertion of any counterclaim, offset, deduction or defense and without abatement, suspension, deferment or reduction. Lessor shall not be expected or required under any circumstances or conditions whatsoever,
whether now existing or hereafter arising, and whether now known or unknown to the parties, to make any payment of any kind whatsoever with respect to the Premises or be under any obligation or liability hereunder, except as expressly set forth in
this Lease. 
  
 Section 8.2 No Release. Except as otherwise
expressly provided herein, this Lease shall continue in full force and effect, and the obligations of Lessee hereunder shall not be released, discharged or otherwise affected, by reason of: (a) any damage to or destruction of the Premises or any
portion thereof or any Improvements thereon, or any Appropriation; (b) any restriction or prevention of or interference with any use of the Premises or the Improvements or any part thereof; (c) any bankruptcy, insolvency, reorganization,
composition, adjustment, dissolution, liquidation or other proceeding relating to Lessor, Lessee or any constituent partner of Lessee or any sublessee, licensee or concessionaire or any action taken with respect to this Lease by an trustee or
receiver, or by any court, in any proceeding; (d) any claim that Lessee or any other person has or might have against Lessor; (e) any failure on the part of Lessor to perform or comply with any of the terms hereof or of any other agreement with
Lessee or any other person; (f) any failure on the part of any sublessee, licensee, concessionaire, or other person to perform or comply with any of the terms of any sublease or other agreement between Lessee and any such person; (g) any termination
of any sublease, license or concession, whether voluntary or by operation of law; or (h) any other occurrence whatsoever, whether similar or dissimilar to the foregoing, in each case whether or not Lessee shall have notice or knowledge of any of the
foregoing. 
  
 Section 8.3 Independent Covenants, Waiver.
Lessee’s obligations hereunder shall be separate and independent covenants and agreements. Each agreement of Lessee shall be both a covenant and a condition. Lessee hereby waives, to the full extent permitted by applicable law, 

  

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all rights now or hereafter conferred by statute, including without limitation the provisions of Civil Code Sections 1932 and 1933, to quit, terminate or
surrender this Lease or the Premises or any part thereof, or to any abatement, suspension, deferment, diminution or reduction of any Rent payable hereunder. 
  
 ARTICLE 9. 
 USE AND OPERATION OF
PREMISES 
  
 Section 9.1 Use Restriction. Except as
otherwise specifically permitted in this Section 9.1 or in Section 9.2, the Premises may only be used and operated for “research and development” uses, which for the purposes of this Lease means uses primarily related to the study,
testing, engineering, design, analysis and experimental development of products, processes, or services related to current or new technologies. Research and development may include limited manufacturing, fabricating, processing, assembling or
storage of prototypes, products or materials, or similar related activities, where such activities are incidental to research, development or evaluation. Examples of research and development uses include, but are not limited to, computer software
and hardware firms, electronic research firms, biotechnical firms, medical device firms, and pharmaceutical research laboratories. Related administrative uses, such as (a) finance, marketing, sales, accounting, purchasing, or corporate offices, (b)
provisions of services to others on or off-site, and (c) related educational uses, may also be included provided they remain supportive to the primary uses of research and development and are part of the same research and development firm. Related
administrative uses may constitute up to ninety percent (90%) of the building area within the Premises so long as at least ten percent (10%) of such building area is devoted to the primary uses of research and development. Where a single firm
operates on more than one site within the Research Park, the multiple sites may be treated as a single site for determining the primary use. Collectively, the activities described above in this Section are referred to herein as the
“Permitted Use.” The parties hereby acknowledge and agree that Lessee’s covenant that the Premises may only be used for the Permitted Use and for no other purpose is material consideration for Lessor’s agreement to
enter into this Lease. The parties further acknowledge and agree that any violation of said covenant shall constitute a material breach of this Lease and entitle Lessor to exercise any and all of its rights and remedies under this Lease or otherwise
at law or in equity. 
  
 Section 9.2 Compliance with Permitted
Use. Notwithstanding anything contained in Section 9.1, at any time, up to twenty percent (20%) of the area of the Premises may be used for office uses which do not comply with the Permitted Use described in Section 9.1 above (e.g.,
“service office” use (such as law firms or financial services firms), or administrative office use by any occupant whose business does not meet the definition of “research and development” described in Section 9.1).
Notwithstanding the foregoing, the parties acknowledge that as of the Commencement Date, the City is in the process of updating its zoning ordinance, and is considering a limitation on office uses in the Stanford Research Park. It is possible that
any such limitation would apply not only to “service office” uses, but also to administrative office uses associated with research and development businesses, and that such limitation would apply on a company-by-company basis, making any
excess administrative office use by Lessee (beyond a stated percentage of the total square footage) non-compliant with the revised zoning ordinance. In such event, so long as Lessee is in compliance with Section 9.1, Lessor shall allocate to the

  

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Premises sufficient office space square footage out of the total City-imposed office limitation for the Stanford Research Park to allow Lessee to utilize the
building area within the Premises in accordance with the limitations and allocations of area permitted by Sections 9.1 and 9.2. 
  
 Section 9.3 Founding Grant. Notwithstanding any other provision of this Lease, Lessee’s use of the Premises shall at all times comply with the
requirements and restrictions of the Grant of Endowment of the Leland Stanford Junior University (the “Founding Grant”), and all subsequent amendments thereto; provided that, Lessee shall not be in breach of this Lease due to
any subsequent amendment of the Founding Grant which conflicts or is inconsistent with the terms and conditions of this Lease, unless the applicable amendment occurs through a legislative or judicial act. Lessor warrants that the Permitted Use is
not prohibited by the Founding Grant. 
  
 Section 9.4
Prohibited Uses. Without limiting the foregoing, or any other provision of this Lease, in no event shall the Premises be used for any purpose that (a) in any manner causes, creates, or results in a nuisance or waste; or (b) is of a’ nature
to involve substantial hazard, such as the manufacture or use of explosives, chemicals or products that may explode, or that otherwise may harm the health or welfare of persons or the physical environment; or (c) involves any Release of Hazardous
Substances in violation of any Environmental Requirements. 
  
 Section 9.5 Impacts on Lessor’s Other Property. Lessee shall maintain the Premises and manage its operations within the Premises so as to avoid any material negative impact from the appearance of the Premises or any of its
operations on the other tenants and properties located in the Stanford Research Park. 
  
 Section 9.6 Lockheed Easement. As of the Commencement Date, Lessor and Lessee intend to jointly grant a storm drain easement to Lockheed Martin Corporation, the lessee of property adjacent to the Premises.
Lessee agrees that it shall assume responsibility during the Term for all of the obligations of the grantors under such easement, and Lessor agrees that so long as Lessee is performing such obligations, Lessee shall have the sole and exclusive right
to seek reimbursements from the grantee which may be applicable under such easement. 
  
 ARTICLE 10. 
 LIMITATION ON EFFECT OF APPROVALS 
  
 All rights of Lessor to review, comment upon, approve, inspect or take any
other action with respect to the Premises, or the design or construction of any Alteration to the Premises, or any other matter, are specifically for the benefit of Lessor and no other party. Lessor neither has nor assumes any liability,
responsibility or obligation for, in connection with, or with respect to, any such approvals, and no review, comment, approval or inspection, right or exercise of any right to perform Lessee’s obligations, or similar actions required or
permitted by, of, or to Lessor hereunder, or actions or omissions of Lessor’s Agents, or other circumstances shall give or be deemed to give Lessor any such liability, responsibility or obligation. 
  

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 ARTICLE 11. 
 IMPROVEMENTS, CONSTRUCTION OF ALTERATIONS 
  
 Section 11.1 Improvements. Lessor and Lessee hereby acknowledge that the conveyance of the Improvements pursuant to the Agreement to Lease is subject to this Lease and the Improvements will revert to Lessor
upon the expiration or earlier termination of this Lease. 
  
 Section 11.2 Additional Improvements and Alterations. 
  
 (a) Lessee shall have the right to construct additional Improvements on the Premises and to make Alterations to the existing Improvements (collectively “Additional Improvements and Alterations”); provided, however,
that if any such Additional Improvements and Alterations (i) are reasonably expected to cost in excess of Five Hundred Thousand Dollars ($500,000) (subject to adjustment during the Term to reflect changes in the CPI); (ii) relate in whole or in part
to any Lessee Environmental Activity; (iii) affect the structural integrity of the Premises or any part thereof; (iv) materially affect the exterior appearance of the Premises, (v) require any health, safety or environmental approval or any
application to a political jurisdiction for rezoning, general plan amendment, variance, conditional use permit or City Architectural Review Board approval (it being the intention that the foregoing approvals are for matters that require the
discretionary approval of a governmental authority, and do not include approvals for matters which are ministerial acts of governmental authorities, such as the issuance of building permits and certificates of occupancy, and any inspections done in
connection with or satisfying requirements related to the issuance of building permits and certificates of occupancy); or (vi) require Lessor’s approval pursuant to any other provision of this Lease, then such proposed Additional Improvements
and Alterations shall be subject to Lessor’s prior written approval. 
  
 (b) Notwithstanding the foregoing, item (i) of subparagraph (a) of this Section 11.2 shall not apply to interior, non-structural Alterations to the Premises and Lessor’s prior written approval of any interior,
non-structural Alterations shall only be required if such Alterations would otherwise require approval under items (ii) through (v) of subparagraph (a). With respect to interior non-structural Alterations, Lessee shall have broad flexibility to
modify, alter, demolish, and reconfigure the interior of the buildings within the Premises to accommodate the operational needs of its business and the businesses of its subtenants. In those circumstances where Lessor’s approval is required for
interior, non-structural Alterations, Lessor may not withhold such approval solely because the Alteration involves the demolition or removal of improvements without replacements, or results in replacements that have lesser value, quality, or
utility. 
  
 (c) All Additional Improvements and Alterations shall
be at Lessee’s sole cost and expense, and shall be subject to the terms of this Article 11 and of First Class quality. Lessee shall be responsible for any lead or asbestos abatement work necessitated or occasioned by Additional Improvements and
Alterations at the Premises. 
  
 (d) All Additional Improvements
and Alterations, whether or not subject to Lessor’s prior written approval, shall be subject to the provisions of Section 11.6. 
  

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 (e) In each instance in this Article 11 in which Lessor’s prior written approval is required, such
approval shall not be unreasonably withheld, conditioned or delayed. Lessor shall use commercially reasonable efforts to respond to any request for approval within ten (10) business days after receiving Lessee’s written request for such
approval, along with any required accompanying plans, specifications, data or other information. In the event Lessor fails to respond within such 10-day period, Lessee may deliver to Lessor (by hand delivery only) a written second request for
approval, labeled as such. If Lessor fails to respond to the second request for approval within five (5) business days after receipt, Lessor’s failure to respond shall be deemed approval of the applicable request for approval. Upon reasonable
advance notice, during Lessor’s review period, Lessee agrees to meet with Lessor’s designated representative(s) to review such request for approval. 
  

Section 11.3 Permits and Approvals. Lessee shall be solely responsible for obtaining, at its sole cost and expense, the approval of the City
(and any other governmental agencies with jurisdiction over the Premises) for any general plan amendment, rezoning, variance, conditional use permit, building, electrical and plumbing permits, environmental impact analysis and mitigations imposed
thereby, or other governmental action necessary to permit the development, construction and operation of any Additional Improvements and Alterations in accordance with this Lease. Notwithstanding the foregoing, Lessee shall apply for and prosecute
any required governmental review processes for a general plan amendment, rezoning, variance or use permit only through and in the name of Lessor, or otherwise with the approval of Lessor, and Lessee shall not submit any environmental impact report
or other consultant’s report containing information regarding Lessor, Lessor’s lands or Lessor’s tenants to any public agency without Lessor’s prior written approval. Lessor, at no cost or expense to itself, shall reasonably
cooperate with Lessee to the extent reasonably required to obtain the approval of the City for any proposed Additional Improvements and Alterations approved by Lessor hereunder. Lessee shall reimburse Lessor for any out-of-pocket expenses reasonably
incurred by Lessor in connection with such cooperation, which reimbursement shall be due and payable by Lessee to Lessor upon demand. Nothing contained herein, however, shall permit or be deemed to permit Lessee to use the Premises for any purpose
not expressly permitted under Section 9.1. 
  
 Section 11.4
Design. The following provisions shall apply to all Additional Improvements and Alterations requiring Lessor’s approval pursuant to Section 11.2(a): 
  

(a) The design of all such Additional Improvements and Alterations, including without limitation, the site plan, structural plans, landscaping plan,
materials, colors, and elevations, shall be subject to Lessor’s prior written approval. 
  
 (b) Prior to submittal to the City, Lessee shall submit to Lessor, for Lessor’s review, four (4) duplicate sets of design drawings for the proposed Additional Improvements and Alterations, whether or not
they are required by the City to commence the application for governmental design approval. The design drawings shall be subject to Lessor’s prior written approval. Lessee shall not apply for any governmental approvals until after obtaining
Lessor’s prior written approval of the design drawings. 
  

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 (c) Lessee acknowledges that prior to approving the design drawings for the proposed Additional
Improvements and Alterations, Lessor may be obligated to meet and consult with certain committees and other persons within Lessor’s organization. Lessee shall provide Lessor with such information and materials as Lessor may request, attend
committee and other meetings with Lessor and other persons associated with Lessor, and take such other actions at Lessee’s sole cost and expense as Lessor deems reasonably necessary to satisfy the requirements of such committees and other
persons within Lessor’s organization, and to otherwise respond to Lessee’s request for approval of the proposed Additional Improvements and Alterations. 
  
 (d) Prior to finalizing any construction documents that differ in any material respect from any design or other construction
documents previously approved by Lessor, Lessee shall submit to Lessor for Lessor’s prior written approval four (4) duplicate sets of such documents, upon which any changes shall be indicated. 
  
 (e) If Lessor disapproves any item pursuant to this Article 11, Lessee shall
make whatever changes are reasonably necessary to address the disapproved item and shall resubmit it for Lessor’s written approval. Lessee shall not proceed with the disapproved item, or any item affected by the disapproved item, until Lessor
has approved Lessee’s changes. If Lessor and Lessee are unable to agree upon a resolution, Lessor and Lessee shall meet to attempt in good faith to resolve the dispute. Lessor may also, in its sole discretion, present its objections to the
construction of any disapproved items to the City or any other applicable governmental agency with jurisdiction. 
  
 (f) Prior to entering into a contract with any design architect, landscape architect or general contractor for any Additional Improvements and Alterations
for which Landlord’s consent is required, Lessee shall obtain Lessor’s prior written approval of the identity of each such design architect, landscape architect or general contractor. Each such contract shall contain provisions acceptable
to Lessor that permit the contract to be assumed by Lessor or its designee, at Lessor’s sole discretion, following a termination of this Lease. Any such assumption shall be on the same terms and conditions (including fees and prices) as set
forth in the contract. 
  
 Section 11.5 Prerequisites to
Commencement of Construction. In addition to all other requirements set forth in this Article, before commencing the construction of any Additional Improvements and Alterations which require Lessor’s approval, and before any building
materials have been delivered to the Premises by Lessee or under Lessee’s authority, Lessee shall: 
  
 (a) Furnish Lessor with a true copy of Lessee’s contract with the general contractor. 
  
 (b) Deliver to Lessor true copies of all documents evidencing the commitment of construction financing for any new
construction, or evidence satisfactory to Lessor regarding other arrangements to provide for payment for work undertaken by Lessee. 
  
 (c) Procure or cause to be procured the insurance coverage described below, and provide Lessor with certified copies of all such insurance or, with the
prior written approval of Lessor, certificates of such insurance in form satisfactory to Lessor. All such insurance shall comply with the requirements of this Article 11 and of Article 19. 
  

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 (i) During the course of construction, to the extent not covered by property insurance maintained by
Lessee pursuant to Article 19, comprehensive “all risk” builder’s risk insurance, including vandalism and malicious mischief, covering all Improvements in place on the Premises, all materials and equipment stored at the Premises and
furnished under contract, and all materials and equipment that are in the process of fabrication at the premises of any third party or that have been placed in due course of transit to the Premises when such fabrication or transit is at the risk of,
or when title to or an insurable interest in such materials or equipment has passed to, Lessee or its construction manager, contractors or subcontractors (excluding any contractors’, subcontractors’ and construction managers’ tools
and equipment, and property owned by the employees of the construction manager, any contractor or any subcontractor), such insurance to be written on a completed value basis in an amount not less than the full estimated replacement value of the
Additional Improvements and Alterations, as applicable. 
  
 (ii)
Comprehensive liability insurance covering Lessee and Lessor, which insurance may be effected by endorsement, if obtainable, on the policy required to be carried pursuant to Article 19, including insurance for completed operations, elevators,
owner’s protective liability, products completed operations for three (3) years after the date of acceptance of the work by Lessee, broad form blanket contractual liability, broad form property damage and full form personal injury (including
but not limited to bodily injury), covering the performance of all work at or from the Premises by Lessee, and in a liability amount not less than the amount at the time carried by prudent owners of comparable construction projects in Santa Clara
County, but in any event not less than Five Million Dollars ($5,000,000) combined single limit, which policy shall contain a cross-liability clause or separation of insureds provision, an endorsement deleting the property damage exclusion as to
explosion, underground, and collapse hazards, and an endorsement providing incidental malpractice coverage, and shall include thereunder for the mutual benefit of Lessor and Lessee, bodily injury liability and property damage liability automobile
insurance on any non-owned, hired or leased automotive equipment used in the construction of any work. 
  
 (iii) Worker’s Compensation Insurance in the amounts and coverages required under workers’ compensation, disability and similar employee
benefit laws applicable to the Premises, and Employer’s Liability Insurance with limits not less than One Million Dollars ($1,000,000) or such higher amounts as may be required by law. 
  
 Section 11.6 General Construction Requirements. 
  
 (a) All construction and other work in connection with any Additional
Improvements and Alterations shall be done at Lessee’s sole cost and expense and in a prudent and First Class manner and with First Class materials. Lessee shall construct such Additional Improvements and Alterations in strict accordance with
(i) all Applicable Laws, (ii) plans and specifications that are in accordance with the provisions of this Article 11 and all other applicable provisions of this Lease, and (iii) the requirements of the then-current Stanford 

  

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Research Park Handbook promulgated from time-to-time by Lessor (the “Handbook”); provided that in the event of a direct conflict
between the terms of this Lease and any amendment or modification to the Handbook, the terms of this Lease shall control, unless the applicable amendment or modification reflects any change in Applicable Laws; provided, however, that no amendment to
the Handbook will be binding upon Lessee if it materially and adversely affects the use of the Premises by Lessee, and/or the operation or economic performance of the Premises as an investment property. 
  
 (b) Lessee shall give Lessor not less than sixty (60) days notice of any
excavation contemplated on any portion of the Premises. Lessee shall pay Lessor’s costs and expenses for an on-site Lessor-designated archaeological consultant (which consultant may be an independent contractor or an employee of Lessor) during
any such excavation. When such consultant deems it necessary to investigate the possible presence of, or to protect, archaeological artifacts, such consultant shall have the authority to temporarily halt the excavation work in the area subject to
such investigation. Lessee shall comply, at its own expense, with the consultant’s requests and state law regarding the protection, removal or reburial of human remains and archaeological artifacts. Any archaeological artifacts discovered on
the Premises shall belong to Lessor. Provided Lessor and its archeological consultant have not been arbitrary in the decision to halt Lessee’s excavation, Lessor and its archeological consultant shall not be liable for any damages or other
liability that may result from cessation of excavation, or other compliance with the provisions of this Section 11.6. 
  
 (c) Lessee shall construct all Additional Improvements and Alterations within setbacks required by Applicable Laws and the Handbook; provided that in the
event of a conflict between or inconsistency with the terms of this Lease and any amendment or modification to the Handbook, the terms of this Lease shall control, unless the applicable amendment or modification reflects any change in Applicable
Laws, or does not materially adversely affect such construction or the cost thereof. Notwithstanding anything contained herein, but subject to Lessor’s approval rights under Section 11.2(a), Lessee may make repairs, replacements modifications
and additions to any Existing Improvements legally located in any setback areas or other areas of restricted use pursuant to a conditional use permit or similar approval or which otherwise constitute a legal non-conforming use of such restricted
areas; provided, however, that Lessee complies with all Applicable Laws related to the construction or modification of improvements in such restricted areas and obtains and complies with the provisions of all approvals, conditions or consents of the
appropriate federal, state, and local governmental authorities required in connection with the use of such restricted areas and the location and modification of any Existing Improvements therein. 
  
 (d) Prior to the commencement of any Additional Improvements and Alterations
costing in excess of Ten Thousand Dollars ($10,000), Lessor shall have the right to post in a conspicuous location on the Premises, as well as to record with Santa Clara County, a Notice of Lessor’s Nonresponsibility pursuant to the California
Civil Code. Lessee covenants and agrees to give Lessor at least ten (10) days prior written notice of the commencement of any such construction, alteration, addition, improvement, repair or landscaping in order that Lessor shall have sufficient time
to post such notice. 
  

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 (e) The provisions of Section 11.4 shall apply to any change in the design elements of the Additional
Improvements and Alterations that are subject to Lessor’s prior written approval and that have been approved by Lessor, and to any deviations in the actual construction of the Additional Improvements and Alterations from such approved design
elements. 
  
 (f) Lessee shall take all customary and necessary
safety precautions during any construction. 
  
 (g) Lessee shall
prepare and maintain (i) on a current basis during construction, annotated plans and specifications showing clearly all changes, revisions and substitutions during construction, and (ii) upon completion of construction, as-built drawings showing
clearly all changes, revisions and substitutions during construction, including, without limitation, field changes and the final location of all mechanical equipment, utility lines, ducts, outlets, structural members, walls, partitions and other
significant features of any Additional Improvements and Alterations. These as-built drawings and annotated plans and specifications shall be kept at the Premises or other office of Lessee in the San Francisco Bay Area, and Lessee shall update them
as often as necessary to keep them current. The as-built drawings and annotated plans and specifications shall be made available for copying and inspection by Lessor at all reasonable times. 
  
 Section 11.7 Construction Completion Procedures. Promptly upon
completion of the construction of any Additional Improvements and Alterations, Lessee shall file for recordation, or cause to be filed for recordation, a notice of completion. Upon completion of any such construction, Lessee shall deliver to Lessor
evidence reasonably satisfactory to Lessor of the payment of all costs, expenses, liabilities and liens arising out of or in any way connected with such construction (except for Liens that are contested in the manner provided in Article 15).

  
 Section 11.8 On Site Inspection. Lessor shall be
entitled to have on site, at all times during the construction of Additional Improvements and Alterations requiring Lessor’s approval, an inspector or representative who shall be entitled to observe all aspects of the construction. No
inspection performed or not performed by Lessor hereunder shall (a) give, or be deemed to give, Lessor any responsibility or liability for the Additional Improvements and Alterations or the design or construction thereof; (b) constitute, or be
deemed to constitute, approval or acceptance of, any aspect of the design or construction of the Additional Improvements and Alterations; or (c) constitute or be deemed to constitute a waiver of any of Lessee’s obligations hereunder.

  
 Section 11.9 Restoration. If this Lease expires or is
terminated prior to the completion of construction of any Additional Improvements and Alterations, Lessee shall, at Lessor’s option and at Lessee’s expense, either promptly complete such construction or remove all such Additional
Improvements and Alterations, construction materials, equipment and other items from the Premises and restore the Premises to their pre-construction condition. 
  

Section 11.10 Arbitration. Any dispute arising between Lessor and Lessee pursuant to the application of this Article 11 shall be resolved by
arbitration conducted pursuant to Article 36. 
  

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 Section 11.11 Remediation Systems. Upon written request, Lessor shall advise Lessee if the
construction or operation of any Additional Improvements and Alterations planned by Lessee is likely to adversely affect any Remediation System. Lessee shall not undertake any Additional Improvements or Alterations likely to have such an adverse
affect without the written consent of the party that owns and operates the Remediation System. Lessor will use commercially reasonable efforts to assist Lessee obtaining such consent. 
  
 ARTICLE 12. 
 OWNERSHIP OF IMPROVEMENTS AND ALTERATIONS 
  
 All
Improvements shall be the property of Lessee during, and only during, the Term and no longer. During the Term, no Improvements shall be conveyed, transferred or assigned, except as permitted under Articles 22, 23 and 24, and at all such times the
holder of the leasehold interest of Lessee under this Lease shall be the owner of all Improvements. Any attempted conveyance, transfer or assignment of any of the Improvements, whether voluntarily or by operation of law or otherwise, to any person,
corporation or other entity shall be void and of no effect whatever, except as permitted under Articles 22, 23 and 24. Notwithstanding the foregoing, Lessee may from time to time replace the Improvements and any Additional Improvements and
Alterations, provided that the replacements for such items are of equivalent or better value and quality, and such items are free from any liens and encumbrances except for equipment leases and any other financings expressly permitted hereunder; and
provided further and the foregoing requirement that replacements be of equivalent or better value and quality shall not be applicable to interior non-structural Alterations. Upon any termination of this Lease, whether by reason of the expiration of
the Term hereof, or pursuant to any provision hereof, or by reason of any other cause whatsoever, all of Lessee’s right, title and interest in the Improvements and any Additional Improvements and Alterations shall cease and terminate and title
to the Improvements shall immediately vest in Lessor. Lessee shall surrender the Improvements to Lessor as provided in Article 27. No further deed or other instrument shall be necessary to confirm the vesting in Lessor of title to the Improvements.
However, upon any termination of this Lease, Lessee, upon request of Lessor, shall execute, acknowledge and deliver to Lessor a quitclaim deed confirming that all of Lessee’s rights, title and interest in the Improvements has expired and that
title thereto has vested in Lessor. Notwithstanding the foregoing, (i) Lessee shall retain ownership of all personal property and trade fixtures used by it in the operation of its business (e.g., furniture, computer systems, movable storage systems,
work stations, and other equipment used in Lessee’s business), and (ii) the ownership and disposition of all personal property, trade fixtures and improvements installed by any subtenants of the Property shall be as provided in their subleases.
All personal property and trade fixtures of Lessee and its subtenants shall be removed from the Premises at the expiration or earlier termination of this Lease; any such property that remains in the Premises after the expiration or earlier
termination of this Lease shall be deemed abandoned. 
  
 ARTICLE
13. 
 MAINTENANCE AND REPAIRS; NO WASTE 
  
 Section 13.1 Maintenance and Repairs. During the Term, Lessee shall, at its own cost and expense and without any cost or expense to Lessor, keep
and maintain the Premises and 

  

 27 

 
all Improvements and appurtenant facilities, including without limitation the structural components, roof, fixtures and building systems of the Improvements,
grounds, sidewalks, parking and landscaped areas, in a First Class condition. Lessee shall promptly make all repairs, replacements and alterations (whether structural or nonstructural, foreseen or unforeseen, or ordinary or extraordinary) necessary
to maintain the Premises and the Improvements in a First Class condition and in compliance with all Applicable Laws and to avoid any structural damage or injury to the Premises or the Improvements. Nothing set forth in this Section shall negate
Lessor’s obligations as set forth in Article 18. 
  
 Section 13.2 No Obligation of Lessor to Repair. Except as otherwise specifically provided in Article 18, Lessor shall not be obligated to make any repairs, replacements or renewals of any kind, nature or description whatsoever to the
Premises or the Improvements. Lessee hereby expressly waives any right to terminate this Lease and any right to make repairs at Lessor’s expense under Sections 1932(1), 1941 and 1942 of the California Civil Code, or any amendments thereof, or
any similar law, statute or ordinance now or hereafter in effect. 
  
 Section 13.3 Lessee’s Failure to Repair. If Lessee fails for any reason to repair or maintain the Premises as required by this Lease to Lessor’s reasonable satisfaction, and does not commence and thereafter continuously and
diligently prosecute to completion the cure of such failure within thirty (30) days after receipt of Lessor’s written notice, Lessor shall have the right, but not the obligation, to enter onto the Premises and perform such repairs or
maintenance without liability to Lessee (except to the extent of Lessor’s gross negligence or willful misconduct) for any loss or damage to Lessee’s furnishings, fixtures, equipment or other personal property or for interference with
Lessee’s business arising therefrom. If Lessor performs such repairs or maintenance, Lessee shall pay all costs thereof to Lessor upon demand as Additional Rent. 
  
 ARTICLE 14. 
 UTILITIES AND SERVICES 
  
 Lessee shall be solely
responsible for, shall make all arrangements for, and shall pay for all utilities and services furnished to or used at the Premises, including without limitation, gas, electricity, water, telephone, cable and other communication services, security
services, sewage, sewage service fees, trash collection, and any taxes or impositions thereon. All service lines of such utilities shall be installed beneath the surface of the Premises and connected and maintained at no cost or expense to Lessor.

  
 ARTICLE 15. 
 MECHANICS’ AND OTHER LIENS 
  
 Section 15.1 No Liens. Lessee covenants and agrees to keep the Premises and every part thereof and all Improvements free and clear of and from any
and all mechanics’, material supplier’s and other liens for: (a) work or labor done, services performed, materials, appliances, or power contributed, used or furnished, or to be used, in or about the Premises for or in connection with any
operations of Lessee; (b) any Additional Improvements and Alterations; or (c) any work or construction by, for or permitted by Lessee on or about the Premises or 

  

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Improvements (collectively, “Liens”). Lessee shall promptly and fully pay and discharge any and all claims upon which any such Lien
may or could be based, and keep the Premises and Improvements free and clear of, and save and hold Lessor, the Premises and the Improvements harmless from, any and all such Liens and claims of Liens, damages, liabilities, costs (including, without
limitation, attorneys’ fees and costs), suits or other proceedings pertaining thereto. 
  
 Section 15.2 Lessor’s Interests. In no event shall any interest of Lessor in the Premises, including without limitation, Lessor’s fee interest in the Premises or reversionary interest in the
Improvements or interest under this Lease, be subject or subordinate to any Lien. 
  
 Section 15.3 Lessor’s Right to Cause Release of Liens. If Lessee does not cause any Lien that Lessee does not contest in accordance with Article 16 to be released of record by payment or posting of a
proper bond or insured over within thirty (30) days following the imposition of such Lien, Lessor shall have the right, but not the obligation, to cause the Lien to be released by any means Lessor may deem appropriate, and the amount paid by Lessor,
together with all expenses Lessor incurs in connection therewith (including, without limitation, reasonable attorneys’ fees and expenses), plus interest at the Interest Rate from the date of payment by Lessor, shall be Additional Rent,
immediately due and payable by Lessee to Lessor upon demand. 
  
 Section 15.4 Liens Relating to Pre-Existing Environmental Condition and other Lessor Liens. Lessor covenants and agrees to keep the Land and the Premises and every part thereof free and clear of and from any and all Liens for: (a)
work or labor done, services performed, materials, appliances, or power contributed, used or furnished, or to be used, for or in connection with the Pre-Existing Environmental Condition (except to the extent the foregoing is undertaken by third
parties pursuant to access agreements related to the remediation of the Pre-Existing Environmental Condition, which is referred to herein as “Third Party Remediation Work”), or (b) any work to be conducted at the sole cost of
the Lessor on or about the Premises, any work or construction conducted by or at the request of Lessor, or to be conducted under the terms of this Lease at the Lessor’s sole cost, on or about the Premises (collectively, “Lessor
Liens.” Lessor shall promptly and fully pay and discharge any and all claims upon which any such Lessor’s Lien may or could be based, and keep the Premises free and clear of, and save and hold Lessee and the Premises harmless from,
any and all such Lessor’s Liens and claims of Lessor’s Liens and any damages, liabilities, costs (including, without limitation, attorneys’ fees and costs), suits or other proceedings pertaining thereto. With respect to Third Party
Remediation Work, Lessor shall, for the benefit of Lessee and to the extent necessary to protect Lessee’s interest in the Premises, enforce in a commercially reasonable manner all rights it has pursuant to any access agreement or other
agreement it may have with the party performing or responsible for the performance of such Third Party Remediation Work with respect to payment, removal of liens, insurance protection, obligations to refrain from interfering with other uses on the
Premises, indemnification, and similar protections to the extent they exist in such agreements, all at Lessor’s sole cost. If any Lien encumbers Lessee’s interest in the Premises as a result of such Third Party Remediation Work, Lessor
shall use reasonable efforts to cause such Lien to be removed and, if such reasonable efforts are unsuccessful, Lessor shall cause such Lien to be removed so that it no longer affects Lessee’s interest in the Premises and this Lease, and Lessor
shall indemnify Lessee from all damages, liabilities, costs (including attorney’s fees) related to such Lien. 
  

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 ARTICLE 16. 
 RIGHT TO CONTEST LIENS 
  
 Lessee and Lessor shall have the right to contest, in good faith, the amount or validity of any Lien and Lessor’s Lien, respectively, provided that, before doing so, it shall give the other written notice of it’s intention to do
so within thirty (30) days after the recording of such Lien and provided further that it shall, at its expense, defend itself and the other against such Lien and shall pay and satisfy any adverse judgment that may be rendered concerning such Lien
before that judgment is enforced against the Premises. In addition, at the request of the other party, the contesting party shall procure and record the bond provided for in Section 3143 of the California Civil Code, or in any comparable statute
hereafter enacted providing for a bond freeing the Premises from the effect of such Lien, or, at the contesting party’s election, shall cause such Lien to be insured over for the benefit of the other party. The contesting party shall pay all
reasonable attorneys’ fees, consultants’ fees, and other costs incurred by the other party in connection with any such contest. 
  
 ARTICLE 17. 
 COMPLIANCE WITH LAWS;
INSURANCE REQUIREMENTS 
  
 Section 17.1 Compliance with
Applicable Laws. Subject to the provisions of Article 18, Lessee, at Lessee’s sole cost and expense, shall comply with all Applicable Laws relating to this Lease, the Premises and the Improvements during the Term. Lessee shall give Lessor
prompt written notice of any violation of Applicable Laws known to Lessee and, at its sole cost and expense, Lessee shall promptly rectify any such violation. Without in any way limiting the generality of the foregoing obligation of Lessee, Lessee
shall be solely responsible for compliance with, and shall make or cause to be made all such improvements and alterations to the Premises (including, without limitation, removing barriers and providing alternative services) as shall be required by
the Americans with Disabilities Act (42 USC section 12101 et seq.), as the same may be amended from time to time, and any similar or successor laws, and with any rules or regulations promulgated thereunder. Any work or installations made or
performed by or on behalf of Lessee or any person or entity claiming through or under Lessee in order to conform the Premises to Applicable Laws shall be subject to and performed in compliance with the provisions of Article 11. 
  
 Section 17.2 Compliance with Insurance Requirements. Lessee shall not
do anything, or permit anything to be done, in or about the Premises that would: (a) invalidate or be in conflict with the provisions of any fire or other insurance policies covering the Premises or any property located therein; or (b) result in a
refusal by insurance companies of good standing to insure the Premises or any such property in amounts required hereunder. Lessee, at Lessee’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance
Association (formerly the National Board of Fire Underwriters) and with any similar body that shall hereafter perform the function of such Association. 
  

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 Section 17.3 General. Lessee shall not do any act, or allow any subtenant or other user of the
Property to do any act, that materially increases the dangers to human health or the environment, poses an unreasonable risk of harm to any person (whether on or off the Premises), is contrary to any reasonable requirement of any insurer,
constitutes a public or private nuisance, constitutes waste, or violates any covenant, condition, agreement or easement applicable to the Premises. 
  
 ARTICLE 18. 
 ENVIRONMENTAL ISSUES

  
 Section 18.1 Hazardous Substances. No Hazardous
Substance shall be used, treated, kept, stored, transported, handled, sold or Released at, on, under or from the Premises during the Term. Notwithstanding the foregoing, Lessee and Lessee’s Agents and subtenants may use reasonable quantities of
Hazardous Substances as are normally used in and reasonably required for research and development (as defined in Section 9.1), and/or as are present in standard janitorial and office products, and then only in strict compliance with all
Environmental Requirements. As of the Commencement Date, Lessee shall provide Lessor a complete list of all Hazardous Substances (excluding standard janitorial and office products) used or stored by Lessee or any Lessee Agents at the Premises.
Throughout the Term, Lessee shall continue to update this list so that it remains current. Without limiting the foregoing, Lessee shall, at its own expense, procure, maintain in effect and comply with all conditions of any and all permits, license
and other governmental and regulatory approvals required for Lessee’s use of Hazardous Substances at the Premises, including, without limitation, discharge of appropriately treated Hazardous Substances into or through any sanitary sewer serving
the Premises. 
  
 Section 18.2 Access Agreements. Lessee
shall use best efforts not to interfere with the access rights of any third parties undertaking Remediation Activities pursuant to the access agreements identified in Schedule 18.2 and to any additional access agreements entered into pursuant
to Section 3.2 (collectively, the “Access Agreements”), it being the intent of the parties that Lessee’s leasehold interest is subject to all such Access Agreements. During the Term, Lessor shall diligently enforce all
of the obligations of third parties under the Access Agreements so that Lessee shall receive the full benefit thereof. To the extent Lessor enters into any additional access agreements during the Term, Lessor shall use best efforts to ensure that
any third parties who are granted access rights will not unreasonably interfere with Lessee’s operations in the exercise of such access rights, and Lessee shall cooperate with Lessor and third parties who have rights pursuant to such access
agreements to permit such parties to conduct all activities reasonably necessary and permitted by such access agreements to investigate and remediate the Pre-Existing Environmental Condition; provided, however, that in doing so, Lessor and such
third parties shall be subject to Section 3.2(d), and shall use commercially reasonable efforts to minimize any interference with Lessee’s use of the Premises, and shall not materially adversely affect any Improvements on, or the use, operation
or value of the Premises. 
  
 Section 18.3 Lessee’s
Indemnity for Environmental Claims. In addition to the indemnity obligations assumed by Lessee pursuant to Section 20.1, Lessee shall indemnify, protect, defend, reimburse, and save and hold harmless Lessor and Lessor’s trustees, officers,
directors and employees from and against any and all Environmental Claims to the extent caused 

  

 31 

 
by (a) Lessee Environmental Activity, (b) any non- compliance by Lessee or its Agents, subtenants or invitees with Environmental Requirements at the Premises
(other than those from which Lessee is expressly released pursuant to Section 18.11), (c) any other acts or omissions of Lessee or Lessee’s Agents, subtenants or invitees in or about the Premises which results in the Release of Hazardous
Substances (other than the Hazardous Substances constituting or arising as a consequence or the Pre-Existing Environmental Condition) or damage to the Remediation Systems, or (d) any Exacerbation by Lessee or Lessee’s Agents, subtenants or
invitees of the Pre-Existing Environmental Condition (“Lessee’s Environmental Indemnity Obligations”). Lessee’s obligations hereunder shall include, but not be limited to, the burden and expense of defending all
claims, suits and administrative proceedings (with counsel reasonably approved by Lessor), even if such claims, suits or proceedings are groundless, false or fraudulent; conducting all negotiations of any description; and promptly paying and
discharging when due any and all judgments, penalties, fines or other sums due against or from Lessor or the Premises. Prior to retaining counsel to defend such claims, suits or proceedings, Lessee shall obtain Lessor’s written approval of the
identity of such counsel, which approval shall not be unreasonably withheld, conditioned or delayed. Notwithstanding anything to the contrary herein, Lessee’s Environmental Indemnity Obligations shall not include any of the following: (i) any
Environmental Claims to the extent such Environmental Claims are proximately caused by a breach of any provision of this Lease by Lessor or Lessor’s Agents; (ii) any Environmental Claims arising out of the Pre-Existing Environmental Condition
(except to the extent covered pursuant to clause (d) above); or (iii) the amount of any settlement not approved in writing by Lessee, which approval shall not be unreasonably withheld. 
  
 Section 18.4 Indemnity for Lessee Claims. Notwithstanding any provisions of this Lease set forth in Sections other
than this Section 18.4, Lessor shall indemnify, protect, defend, reimburse, and save and hold harmless the Lessee herein named, TIBCO Software, Inc., each permitted assignee of Lessee’s interest in this Lease, any permitted sublessee of the
entire Premises, and their respective officers, directors, shareholders, and lenders (collectively, “Lessee Indemnitees”) from and against any and all Environmental Claims (other than those set forth in subpart (e) of the
definition of Environmental Claims and as otherwise limited in this Section 18.4) incurred by a Lessee Indemnitee or threatened, made, brought, or entered against any Lessee Indemnitee by any federal, state or local environmental governmental
agency, or by any other person, or class of persons, including, without limitation, those for bodily injury, damage to real or personal property, or costs of response as defined by Section 101(25) of CERCLA, 42 U.S.C. 9601(25) (collectively
“Lessee Claims”) to the extent such Lessee Claims arise out of or result from: (a) the Pre-Existing Environmental Condition, including without limitation subsequent migration of the Pre-Existing Environmental Condition from
the Premises during the Term; (b) any violation by Lessor of any Environmental Requirements; (c) acts of any third party present on the Premises pursuant to any agreement entered into by Lessor or any predecessor in interest permitting such party
access to the Premises for purposes of a Remediation Activity or any of the Access Agreements, and/or (d) any Remediation Activity conducted, or required by any Environmental Requirement to be conducted, on the Premises with respect to the
Pre-Existing Environmental Condition (collectively, “Lessor’s Environmental Indemnity Obligations”). Lessor’s obligations hereunder shall include, but not be limited to, the burden and expense of defending all
claims, suits and administrative 

  

 32 

 
proceedings (with counsel reasonably approved by Lessee), even if such claims, suits or proceedings are groundless, false or fraudulent; conducting all
negotiations of any description; and promptly paying and discharging when due any and all judgments, penalties, fines or other sums due against or from Lessee or the Premises. Prior to retaining counsel to defend such claims, suits or proceedings,
Lessor shall obtain Lessee’s written approval of the identity of such counsel, which approval shall not be unreasonably withheld, conditioned or delayed. If so requested in writing at the time that Lessor consents to a proposed Transfer of
Lessee’s interest in this Lease pursuant to Article 22, Lessor shall confirm that Lessor’s Environmental Indemnity Obligations will operate in favor of the proposed transferee. Notwithstanding anything to the contrary herein, Lessor’s
Environmental Indemnity Obligations shall not include any of the following: (i) any Lessee Claims to the extent such Lessee Claims arise out of or are proximately caused by a breach of any provision of this Lease by Lessee or another Lessee
Indemnitee; (ii) any Lessee Claims to the extent such Lessee Claims arise out of any Lessee Environmental Activity, any Exacerbation of the Pre- Existing Environmental Condition by Lessee or Lessee’s Agents, subtenants or invitees, or any
interference with or damage to Remediation Systems cause by Lessee or Lessee’s Agents, subtenants or invitees; (iii) any Lessee Claims brought by any employee of Lessee or any Lessee Indemnitee to the extent such Lessee Claim is covered by
worker’s compensation insurance maintained by Lessee or such Lessee Indemnitee; provided that nothing herein shall release Lessor from liability for any such claim to the extent that an independent basis (other than pursuant to any
worker’s compensation laws) for any such liability of the Lessee Indemnitee exists; (iv) any Lessee Claims for lost profits or lost revenues of any type or kind resulting from loss of use or occupancy of the Premises or any part thereof by
Lessee or any Lessee Indemnitee, or injury to or inconvenience or interference with Lessee’s business resulting from the Remediation Activities, the Remediation Systems or the Pre-Existing Environmental Condition; provided that Lessee shall be
entitled to an abatement of Base Rent otherwise due hereunder to the extent that the Premises are rendered unusable as a result of the presence of any condition which would be the subject of Lessor’s Environmental Indemnity Obligations but for
this subsection (iv); or (v) the amount of any settlement not approved in writing by Lessor, which approval shall not be unreasonably withheld. In no event shall Lessor’s Environmental Indemnity Obligations include remediation to standards more
stringent than those required by the appropriate governmental agencies in order to comply with Environmental Requirements, but Lessor shall remediate at least to a standard which permits Lessee to make the same use of the Premises as it did prior to
the date the Premises were rendered unusable as a result of the presence of any condition which triggered the Lessor’s Environmental Indemnity Obligation. The benefit of the foregoing indemnity shall not be assignable to any subtenant or
licensee of Lessee; provided, however, that notwithstanding the foregoing, (i) the benefit of the foregoing indemnity may be assignable to a permitted subtenant of Lessee who subleases all of the Improvements; and (ii) Lessee may enforce such
indemnity for the benefit of any subtenant or licensee of Lessee, and in this regard, Lessee may provide indemnification protection to such subtenants or licensees to the extent of the indemnity provided to it by Lessor and enforce its rights under
Lessor’s indemnity so as to enable Lessee to provide the benefit of such indemnity to such subtenants or licensees, but all so long as only Lessee, and not such subtenants or licensees, is the party entitled to bring the action seeking
enforcement of Lessor’s indemnity against Lessor. 
  

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 Section 18.5 Obligation to Remediate. Notwithstanding the obligation of Lessee to indemnify Lessor
pursuant to this Lease, Lessee shall, upon demand of Lessor, and at Lessee’s sole cost and expense, promptly take all Remediation Activity necessary to remediate the Premises from the effects of any Lessee Environmental Activity. Lessee shall
undertake all Remediation Activities necessary to remediate the Premises from the effects of such Lessee Environmental Activity to a condition allowing the same unrestricted use of the Premises as permitted immediately prior to occurrence of such
Lessee Environmental Activity, notwithstanding any lesser standard of remediation allowable under Applicable Laws. All such work shall be performed by one or more contractors selected by Lessee and reasonably approved in advance and in writing by
Lessor, which approval shall not be unreasonably withheld or delayed. Lessee shall proceed continuously and diligently with such Remediation Activities, provided that in all cases such actions shall be in accordance with all Applicable Laws. Any
such actions shall be performed in a good, safe and workmanlike manner. Lessee shall pay all costs in connection with such investigatory and remedial activities, including but not limited to all power and utility costs, and any and all taxes or fees
that may be applicable to such activities. Lessee shall promptly provide to Lessor copies of testing results and reports that are generated in connection with the above activities and any that are submitted to any governmental entity. Promptly upon
completion of such Remediation Activities, Lessee shall permanently seal or cap all monitoring wells and test holes in accordance with sound engineering practice and in compliance with Applicable Laws, remove all associated equipment, and restore
the Premises to the maximum extent possible, which shall include, without limitation, the repair of any surface damage, including paving, caused by such Remediation Activities. Lessee shall not be in default of its obligations under this Section
18.5 if it is contesting in good faith its obligation to conduct the relevant Remediation Activity or if it is seeking to cause a third party, who is also liable for the Remediation Activities, to conduct such activities, so long as there is no
material adverse effect on Lessor during such contest or attempt to cause a third party to perform. 
  
 Section 18.6 Obligation to Notify. If Lessee or Lessor shall become aware of or receive notice or other communication in writing concerning any
actual, alleged, suspected or threatened violation of Environmental Requirements, or liability for Environmental Claims in connection with the Premises, or with respect to the Pre- Existing Environmental condition, including but not limited to,
notice or other communication concerning any actual or threatened investigation, inquiry, lawsuit, claims, citation, directive, summons, proceeding, complaint, notice, order, writ, or injunction, relating to same, then such party promptly shall
deliver to the other party a written description of said notice or other communication, and documentation of any corrective action or mitigation measures undertaken or requested by such party. 
  
 Section 18.7 Periodic Audits. Lessee shall establish and maintain, at
its sole cost and expense, a system to assure and monitor continued compliance on the Premises with Environmental Requirements related to Lessee Environmental Activity. No more than once per Lease Year, or at any time Lessor has a reasonable basis
for belief that Lessee is in breach of its obligations under this Article 18, Lessor may retain a consultant selected by Lessor to undertake a detailed review of such compliance (the “Environmental Audit”). A copy of the
Environmental Audit report shall be promptly supplied to Lessor and Lessee when it becomes available. In the event the Environmental Audit identifies any deficiencies in the compliance of the Premises with Environmental Requirements due to any
Lessee Environmental Activity, 

  

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Lessee shall promptly correct any such deficiencies identified in the Environmental Audit, and document to Lessor that corrective action has been taken. In
such event, Lessee shall also reimburse Lessor for the cost of the Environmental Audit. If the Environmental Audit identifies any such deficiency in compliance of the Premises with Environmental Requirements due to any Lessee Environmental Activity,
then, within nine (9) months of the date of the Environmental Audit, Lessor may request a detailed review of the status of such violation by a consultant selected by Lessor (the “Supplemental Audit”). Lessee shall pay for the
cost of any Supplemental Audit. A copy of the Supplemental Audit shall be promptly supplied to Lessor and Lessee when it becomes available. 
  
 Section 18.8 Right to Inspect. In addition to Lessor’s rights under Section 18.7 above, Lessor shall have the right to enter and conduct an
inspection of the Premises, including invasive tests, at any reasonable time and upon reasonable advance notice, to determine whether Lessee is complying with the terms of this Lease, including but not limited to the compliance of the Premises and
the activities thereon with Environmental Requirements and the existence of Environmental Claims as a result of the condition of the Premises or surrounding properties and activities thereon. Lessor shall have the right, but not the obligation, to
retain at its expense any independent professional consultant to enter the Premises to conduct such an inspection, and to review any report prepared by or for Lessee concerning such compliance. Lessee hereby grants to Lessor and Lessor’s Agents
the right to enter the Premises and to perform such tests on the Premises as are reasonably necessary to conduct such review and inspections. Except to the extent of Lessor’s breach of this Lease or gross negligence or willful misconduct in the
exercise of its rights under this Section, Lessee hereby waives and releases any claims for damages for any injury or inconvenience to or interference with Lessee’s business at the Premises, any loss of occupancy or quiet enjoyment or the
Premises or any other loss, damage, liability or cost occasioned by Lessor’s exercise of the rights reserved to Lessor under, or granted to Lessor pursuant to this Section. In no event shall Lessee be entitled to terminate this Lease as a
result of Lessor’s exercise of such rights, notwithstanding any possible liability of Lessor for damages as a result of its gross negligence or willful misconduct. 
  
 Section 18.9 Right to Remediate. Should Lessee fail to perform or observe any of its obligations or agreements
pertaining to Hazardous Substances or Environmental Requirements and fail to commence to cure such non-compliance within thirty (30) days after written notice or thereafter to diligently complete such cure, then Lessor shall have the right, but not
the obligation, without limitation of any other rights of Lessor hereunder, to enter the Premises personally or through Lessor’s Agents and perform the same. Lessee agrees to indemnify Lessor for the costs thereof and liabilities therefrom as
set forth above in this Article 18. 
  
 Section 18.10 Release
of Lessor. Lessee represents and acknowledges that it is aware that, prior to the Commencement Date, detectable amounts of Hazardous Substances and byproducts thereof may have been Released to soil and groundwater beneath and/or in the vicinity
of the Premises as described in the documents listed on the attached Schedule 18.10. These Hazardous Substances and by-products thereof and all other Hazardous Substances present on, in or under the Land as of the Commencement Date, or which
are in soil and/or ground water of other property as of the Commencement Date and thereafter migrate to the Land are hereinafter collectively referred to as the “Pre-Existing Environmental Condition.” Lessee 

  

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further represents and acknowledges that it has made such investigations and inquiries as it deems appropriate to ascertain the effects, if any, of the
Pre-Existing Environmental Condition on the Premises and on persons using the Premises. Except as set forth in the Agreement to Lease or as otherwise specifically provided in this Lease, Lessor makes no representation or warranty with regard to the
Pre-Existing Environmental Condition or with regard to any aspect of the environmental condition of the Premises. Lessee, on behalf of itself, Lessee’s Agents, and Lessee’s successors and assigns, hereby releases Lessor and the Lessor
Released Parties (as defined in Section 18.10(b)) from any and all Environmental Claims of whatever kind or nature, whether known or unknown or suspected or unsuspected which Lessee may have, claim to have, or which may hereafter accrue, arising out
of or relating to or in any way connected with the Pre-Existing Environmental Condition or the presence, suspected presence, Release or suspected Release of any Hazardous Substances in or into the air, soil, groundwater, surface water or
improvements at, on, about, under or within the Premises or any portion thereof, or elsewhere in connection with the transportation of Hazardous Substances to or from the Premises, in each case prior to the Commencement Date. In connection with such
release, Lessee hereby waives any and all rights conferred upon it by the provisions of Section 1542 of the California Civil Code, which reads as follows: 
  
 A general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the release, which
if known by him must have materially affected his settlement with the debtor. 
  
 or by the provisions of any similar statute. 
  
 Notwithstanding the foregoing, Lessee’s release of Lessor shall not extend to: (a) any Lessee Claims arising out of Lessor’s Environmental Indemnity Obligations, or (b) any possible claim Lessee may have against Lessor as a matter
of law by reason of Lessor’s ownership of the Premises or any other property which results in (i) the migration onto the Premises of Hazardous Substances Released from any other property as a result of Lessor’s activities on such other
property, or (ii) Hazardous Substances coming onto, in, or under the Premises after the Commencement Date that Lessee proves did not result from (A) any Lessee Environmental Activity, (B) any Exacerbation of the Pre-Existing Environmental Condition
by Lessee or Lessee’s Agents, or (C) any negligence of Lessee or any of Lessee’s Agents (provided that Lessor shall not be deemed to have waived any rights under any common law or statutory provisions with respect to any such Hazardous
Substances). 
  
 Section 18.11 Release of Lessee. Lessor on
behalf of itself and the Lessor Related Parties hereby releases Lessee, its subtenants, successors and assigns, and their respective officers, directors, agents and employees, from any and all Environmental Claims of whatever kind or nature, whether
known or unknown or suspected or unsuspected which Lessor may have, claim to have, or which may hereafter accrue against Lessee or the other released parties, arising out of or relating to or in any way connected with the Pre-Existing Environmental
Condition (except to the extent of any Exacerbation thereof). In connection with such release, Lessor hereby waives any and all rights conferred upon it by the provisions of Section 1542 of the California Civil Code, which reads as follows:

  

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 A general release does not extend to claims which the creditor does not know or suspect to exist in his
favor at the time of executing the release, which if known by him must have materially affected his settlement with the debtor. 
  
 or by the provisions of any similar statute. 
  
 Nothing in the foregoing shall be deemed to release Lessee from any obligations or indemnities it has expressly agreed to or assumed under this Lease or
under the Agreement to Lease. 
  
 Section 18.12 Limitation on
Lessee’s Liability. Except as provided in this Article 18 with respect to Exacerbation, or as otherwise specifically set forth in any other provisions of this Lease, Lessee shall have no obligation to repair or restore any damage to the
Premises, to comply with any Environmental Requirements, or to indemnify Lessor from any Environmental Claims to the extent any of the foregoing arise out of or in connection with (a) the Pre-Existing Environmental Condition, (b) any Third Party
Remediation Work, or (c) any act or omission of any third party present on the Premises pursuant to any Access Agreement. 
  
 Section 18.13 General Provisions. 
  
 (a) The obligations of Lessee under this Article 18 shall not be affected by any investigation by or on behalf of Lessor, or by any information which
Lessor may have or obtain as a result of any such investigation. 
  
 (b) As used in this Article 18 and in Article 20, the term “Lessor Released Parties” shall include The Board of Trustees of The Leland Stanford Junior University, and all of its affiliated organizations, and their
respective trustees, directors and officers. 
  
 (c) The
provisions of this Article 18 shall survive any termination of this Lease. 
  
 (d) The provisions of Article 19 (Insurance) shall not limit in any way Lessee’s obligations under this Article 18. 
  
 (e) Nothing in the foregoing shall be deemed to release Lessee from any obligations or indemnities it has expressly agreed to or assumed under this Lease
or under the Agreement to Lease. The parties hereby reserve any common law or statutory rights each may have against the other with respect to violations of Environmental Requirements occurring on the Premises that are neither the result of
Lessee’s Environmental Activities, Exacerbation, nor the Pre-Existing Environmental Condition. 
  
 ARTICLE 19. 
 INSURANCE 
  
 Section 19.1 Required Insurance. At all times during the Term and at
its sole cost and expense, Lessee shall obtain and keep in force for the benefit of Lessee and Lessor the following insurance: 
  

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 (a) Property Insurance. Special perils, fire, and other perils normally included within extended
coverage insurance on all Improvements, and also earthquake insurance as long as such earthquake insurance is available at commercially reasonable rates and is then customarily carried with respect to comparable buildings in the Stanford Research
Park. The amount of such insurance shall be the Full Insurable Replacement Value; provided that earthquake insurance shall be in an amount that is commercially available and comparable to that which would be customarily carried by owners of
comparable properties in the Palo Alto area. Each such policy shall specify that proceeds shall be payable whether or not any improvements are actually rebuilt. Each such policy shall include an endorsement protecting the named and additional
insureds against becoming a co-insured under the policy. 
  
 “Full Insurable Replacement Value” means 100% of the actual costs to replace the Improvements (without deduction for depreciation but with standard exclusions such as foundations, excavations, paving and landscaping,
as applicable to specific perils), including the costs of demolition and debris removal and including materials and equipment not in place but in transit to or delivered to the Premises. Lessee shall maintain coverage at the current Full Insurable
Replacement Value throughout the Term. 
  
 (b) Rental and
Business Interruption Insurance. Insurance against loss of rental from the Premises, under a rental value insurance policy, or against loss from business interruption under a business interruption policy, covering risk of loss due to causes
insured against under subsection (a), in an amount not less than twelve (12) months of the Base Rent then due under this Lease, but if Base Rent has been prepaid for the period in question, then only to the extent of the Base Rent that is actually
due (taking into account any such prepayment) for the period in question. 
  
 (c) Worker’s Compensation and Employer’s Liability Insurance. Worker’s Compensation Insurance in the amounts and coverages required under worker’s compensation, disability and similar
employee benefit laws applicable to the Premises, and Employer’s Liability Insurance with limits not less than $1,000,000 or such higher amounts as may be required by law. 
  
 (d) Comprehensive General Liability Insurance. Comprehensive general liability insurance through one or more primary
and umbrella liability policies against claims, including but not limited to, bodily injury and property damage occurring on the Premises, with such limits as may be reasonably required by Lessor from time to time, but in any event not less than
$3,000,000, combined single limit and annual aggregate for the Premises, which Lessee shall increase as necessary during the Term to maintain adequate coverage over time that is comparable to the requirements in effect as of the execution of this
Lease. Such insurance shall insure the performance by Lessee of the indemnity agreements contained in this Lease. If any governmental agency or department requires insurance or bonds with respect to any proposed or actual use, storage, treatment or
disposal of Hazardous Substances by Lessee or any sublessee, tenant, or licensee of Lessee, Lessee shall be responsible for such insurance and bonds and shall pay all premiums and charges connected therewith; provided, however, that this provision
shall not and shall not be deemed to modify the provisions of this Article 19. 
  

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 Such insurance shall (i) include employees as additional insureds; (ii) provide blanket contractual
coverage; (iii) provide Products and Completed Operations and Independent Contractors coverage and Broad Form Property Damage liability coverage without exclusions for collapse, explosion, demolition, underground coverage and excavating, including
blasting; (iv) provide automobile liability coverage for owned, non- owned and hired vehicles; (v) provide liability coverage on all mobile equipment used by Lessee; and (vi) include a cross liability endorsement (or provision) permitting recovery
with respect to claims of one insured against another. Such insurance shall insure against claims for bodily injury, including death resulting therefrom, and damage to or destruction of property and arising from Lessee’s operations hereunder
and whether such operations are performed by Lessee or any of its contractors, subcontractors, or by any other person. 
  
 (e) Other. All other insurance that Lessee is required to maintain under Applicable Laws. 
  
 Section 19.2 Policy Form and General. 
  
 (a) All of the insurance policies required under this Lease, including
without limitation, under the provisions of Article 11 and this Article 19, and all renewals thereof shall be issued by one or more companies of recognized responsibility, authorized to do business in California with a financial rating of at least a
Class B+ (or its equivalent successor) status, as rated in the most recent edition throughout the Term of Best’s Insurance Reports (or its successor, or, if there is no equivalent successor rating, otherwise reasonably acceptable to Lessor).
The proceeds of all property damage and builder’s risk policies of insurance shall be payable, for application in accordance with this Lease, to either Lessor or, if Lessee shall so request in writing, to a trust company approved by Lessor and
Lessee (which approval shall not be unreasonably withheld), which trust company shall hold such insurance proceeds for the benefit of Lessor and Lessee and shall, pursuant to joint instructions approved by Lessor and Lessee, disburse such funds in
accordance with the provisions of Article 21. The property and liability insurance hereunder shall name as additional insureds Lessor and such other parties as Lessor reasonably may request. All deductibles and self-insurance retention shall be paid
by Lessee. All insurance of Lessee shall be primary coverage. 
  
 (b) Each policy of property insurance and all other policies of insurance on the Improvements and/or the Premises which shall be obtained by Lessee, whether required by the provisions of this Lease or not, shall be made expressly subject to
the provisions of this Article 19. Lessee shall use commercially reasonable efforts to cause each required policy to provide that no cancellation, termination or material reduction in coverage shall occur without thirty (30) days prior written
notice to Lessor. Each policy, or a certificate of the policy executed by the insurance company evidencing that the required insurance coverage is in full force and effect, shall be deposited with Lessor on or before the date of this Lease, shall be
maintained throughout the Term, and shall be renewed not less than thirty (30) days before the expiration of the term of the policy. No policy shall contain any exclusion that conflicts with or impairs the coverage required by this Article 19.

  

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 (c) If either party shall at any time deem the limits of any of the insurance described in this Lease
then carried or required to be carried to be either excessive or insufficient, the parties shall endeavor to agree upon the proper and reasonable limits for such insurance then to be carried and such insurance shall thereafter be carried with the
limits thus agreed upon until further change pursuant to the provisions of this subsection. If the parties shall be unable to agree on the proper and reasonable limits for such insurance, then such limits shall be determined pursuant to the
provisions of Article 36. The decision of the arbitrator as to such limits for such insurance then to be carried shall be binding upon the parties and such insurance shall be carried with the limits as thus determined until such limits shall again
be changed pursuant to the provisions of this subsection. The expenses of such determination shall be borne equally between Lessor and Lessee. 
  
 (d) No approval by Lessor of any insurer, or the terms or conditions of any policy, or any coverage or amount of insurance, or any deductible amount shall
be construed as a representation by Lessor of the solvency of the insurer or the sufficiency of any policy or any coverage or amount of insurance or deductible, and Lessee assumes full risk and responsibility for any inadequacy of insurance coverage
or any failure of insurers. 
  
 (e) Should Lessee fail to take out
and keep in force each insurance policy required under this Article 19, or should such insurance not be reasonably approved by Lessor and should Lessee not rectify the situation within five (5) business days after written notice from Lessor to
Lessee, Lessor shall have the right, without assuming any obligation in connection therewith, to purchase such insurance at the sole cost of Lessee, and all costs incurred by Lessor shall be payable to Lessor by Lessee within thirty (30) days after
demand as Additional Rent and without prejudice to any other rights and remedies of Lessor under this Lease. 
  
 (f) Notwithstanding anything to the contrary contained herein, to the extent permitted by their respective policies of insurance and to the extent of
insurance proceeds received (or which would have been received had the party carried the insurance required by this Lease) with respect to the loss, Lessor and Lessee each hereby waive any right of recovery against the other party and against any
other party maintaining a policy of insurance with respect to the Premises or the Improvements or any portion thereof for any loss or damage sustained by such other party with respect to the Premises or the Improvements, or any portion thereof, or
the contents of the same or any operation therein, whether or not such loss is caused by the fault or negligence of such other party. Either party shall notify the other party if the policy of insurance carried by it does not permit the foregoing
waiver. 
  
 ARTICLE 20. 
 INDEMNITY AND RELEASE 
  
 Section 20.1 Indemnity. Lessee shall indemnify, protect, defend and save and hold harmless the Lessor Released Parties from and against, and shall
reimburse the Lessor Released Parties for, any and all claims, demands, losses, damages, costs, liabilities, causes of action and expenses, including, without limitation, reasonable attorneys’ fees and expenses, incurred in any way in
connection with or arising from, in whole or in part, the following: (a) this Lease; (b) any default by Lessee in the observance or performance of any of the terms, covenants or conditions 

  

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of this Lease on Lessee’s part to be observed or performed; (c) the use, occupancy or manner of use or occupancy of the Premises by Lessee or any
sublessee, licensee, or any other person or entity claiming by, through or under Lessee; (d) the conduct or management of any work or thing done in or on the Premises by Lessee or any sublessee, licensee or any other person or entity claiming by,
through or under Lessee; (e) the design, construction, maintenance, or condition of any Improvements during the Term; (f) the condition of the Premises during the Term; (9) any actual or alleged acts, omissions, or negligence of Lessee or
Lessee’s Agents, subtenants or invitees, in, on or about the Premises or any other of Lessor’s lands; and (h) any accident or other occurrence on the Premises from any cause whatsoever during the Term. In case any claim, action or
proceeding be brought, made or initiated against a Lessor Released Party relating to any of the above described events, acts, omissions, occurrences, or conditions, Lessee, upon notice from such Lessor Released Party, shall at its sole cost and
expense, resist or defend such claim, action or proceeding with attorneys reasonably approved by such Lessor Released Party. Notwithstanding the foregoing, Lessee’s obligations under this Section shall not apply to the extent (i) Lessor has
expressly released Lessee from liability under the terms of this Lease, (ii) of Lessor’s breach of its obligations under this Lease, or (iii) of the gross negligence or willful misconduct of Lessor or Lessor’s Agents. Notwithstanding
anything contained in this Section 20.1, the provisions of this Section 20.1 shall not apply to the following subjects, which shall be governed exclusively by the sections of this Lease mentioned: (i) matters concerning the Pre-Existing
Environmental Condition, Environmental Claims and Hazardous Substances, which are governed by Article 18; (ii) any Appropriation or any loss or damage by fire or other cause resulting in either partial or total destruction of the Premises, which is
governed by Article 21; and (iii) Lessee’s liability for damages for breach of lease, which is governed by Article 25. 
  
 Section 20.2 Limitation on Lessor’s Liability. Except as otherwise provided in this Lease, or otherwise arising from Lessor’s breach of
its obligations under this Lease or the gross negligence or willful misconduct of Lessor or Lessor’s Agents, Lessor shall not be responsible for, and Lessee hereby waives any and all claims and causes of action whatsoever of any kind or nature
against Lessor and Lessor’s Agents for, any injury, loss, damage or liability to any person or property in or about the Premises or in any way connected with the Premises or this Lease, from any cause whatsoever. 
  
 ARTICLE 21. 
 APPROPRIATION, DAMAGE OR DESTRUCTION 
  
 Section 21.1 No Termination, No Affect on Rental Obligation. No Appropriation nor any loss or damage by fire or other cause resulting in either
partial or total destruction of the Premises, the Improvements or any other property on the Premises shall, except as otherwise provided herein, operate to terminate this Lease. Except as expressly provided herein, no such Appropriation, loss or
damage shall affect or relieve Lessee from Lessee’s obligation to pay Rent, and in no event shall Lessee be entitled to any proration or refund of Rent paid hereunder. Unless this Lease is terminated pursuant to and in accordance with this
Article 21, and except as expressly provided in Section 21.3 below with respect to reduction of Rent in the event of a partial Appropriation, no such Appropriation, loss or damage shall relieve or discharge Lessee from the payment of Rent, or from
the performance and observance of any of the agreements, covenants and conditions herein contained on the part of Lessee to be performed and observed. 

  

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Lessee hereby expressly waives the provisions of Sections 1932(2) and 1933(4) of the California Civil Code, or any amendments thereto or any similar law,
statute or ordinance now or hereafter in effect. 
  
 Section
21.2 Evaluation of Effect of Damage or Appropriation. Upon the occurrence of any event of damage or destruction to the Premises or the Improvements or any portion thereof, Lessee shall promptly undertake to determine the extent of the same and
the estimated cost and time to repair and restore the Improvements in accordance with the provisions of this Lease. Lessee shall notify Lessor of its estimation of such cost and time not later than sixty (60) days after the occurrence of the damage
or destruction. Upon any Appropriation of less than the entire Premises, Lessee shall promptly undertake to determine the effect of such Appropriation on the remaining portion of the Premises and the function of the Premises and, if this Lease is
not terminated pursuant to and in accordance with this Article 21, the cost and time to make any repairs and Alterations to the remaining portion of the Premises necessary in order for the Premises to be restored to an economically viable whole
capable of operation in accordance with this Lease. Lessee shall notify Lessor of its estimation of such cost and time not later than sixty (60) days after the occurrence of the Appropriation. 
  
 Section 21.3 Partial Appropriation; Amendment; Duty to Restore. If
less than the entire Premises is subject to an Appropriation and this Lease is not terminated by either party pursuant to and in accordance with this Article 21, this Lease shall be deemed terminated as to the part so Appropriated as of the date of
Appropriation and shall be deemed amended, effective as of the effective date of such Appropriation, such that the definition of the “Premises” shall include only that portion of the Premises that is not subject to such
Appropriation. As of the effective date of such Appropriation, the Base Rent shall be adjusted proportionately to the amount of the Premises that has been Appropriated. Lessee, as promptly as practicable and with all due diligence, shall cause the
repair or reconstruction of or the making of Alterations to the Improvements as necessary to restore the Improvements to an economically viable whole capable of operation in accordance with this Lease. 
  
 Section 21.4 Damage or Destruction; Duty to Restore. If the Premises
or the Improvements, or any portion thereof, are damaged or destroyed at any time during the Term and this Lease is not terminated by either party pursuant to and in accordance with this Article 21, Lessee, as promptly as practicable and with all
due diligence, shall cause the repair, reconstruction and replacement of the Improvements as nearly as possible given the circumstances and then-Applicable Law to their condition immediately prior to such damage or destruction and, except as
otherwise approved in writing by Lessor or precluded by then-Applicable Law, to their same general appearance. Notwithstanding the foregoing, Lessee shall have the right to elect not to restore any single building that is damaged where the positive
difference between the cost to repair and restore the building to substantially the same condition as existed immediately prior to such damage and the net amount of insurance proceeds actually recovered by Lessee and available to pay for restoration
is reasonably estimated to exceed thirty-three percent (33%) of the Full Replacement Insurable Value of such building. If Lessee elects not to restore such building pursuant to the foregoing right, then the following shall apply: (a) Lessee shall
cause such building to be demolished and removed in accordance with Applicable Law; (b) the amount of Base Rent shall not be changed or abated; (c) insurance 

  

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proceeds recovered on account of such damage shall first be used to prepay Base Rent in accordance with Section 6.2(c) to the extent that Base Rent has not
already been prepaid, but only to the extent that the amount of Base Rent that can be prepaid can actually be determined, and any remaining insurance proceeds shall be paid to Lessee. The foregoing shall not apply where multiple buildings are
damaged in the same casualty, or in the case of the subsequent damage to one building once Lessee has made the foregoing election with respect to a previously damaged building, it being the intention of the parties that at all times during the Term
there are at least three (3) buildings comprising the Improvements. 
  
 Section 21.5 Performance of Repairs and Restoration. All repairs and restoration shall be performed in accordance with the provisions of Article 11 of this Lease (as applicable). Except as otherwise provided herein, all insurance
proceeds and all Awards received by or payable to any party with respect to any casualty or to the repairs needed to repair the Premises following a partial Appropriation (except proceeds of insurance carried by sublessees under Permitted Subleases
covering loss or damage of their personal property), less actual costs and expenses incurred in connection with the collection thereof, shall be applied to the costs of repair and restoration of the Premises and the Improvements in accordance with
the provisions of this Article 21 and in compliance with Article 11 (as applicable). All such insurance proceeds shall be made available to Lessee in monthly draws during the repair of the Premises, which shall be available upon submission by Lessee
of written request accompanied by reasonably detailed invoices and customary lien releases from Lessee’s contractor. Lessee shall pay any amount by which the Award or insurance proceeds received as a result of such damage or Appropriation, less
the costs and expenses incurred in connection with the collection thereof, are insufficient to pay the entire cost of such repair and restoration. 
  
 Section 21.6 Option to Terminate Upon Damage or Destruction. Lessee shall have the option to terminate this Lease, exercisable as provided below,
upon the occurrence of any of the following: (a) any damage to or destruction of the Premises or the Improvements or any portion thereof at any time during the Term where the positive difference between the cost to repair and restore the same to
substantially the same condition as existed immediately prior to such occurrence and the net amount of insurance proceeds actually recovered by Lessee and available to pay for restoration is reasonably estimated to exceed thirty-three percent (33%)
of Full Replacement Insurable Value of all Improvements on the Premises; (b) any damage to or destruction of the Premises or the Improvements occurring during the last ten (10) Lease Years where the positive difference between the cost to repair and
restore the same to substantially the same condition as existed immediately prior to such occurrence and the net amount of insurance proceeds actually recovered by Lessee and available to pay for restoration is reasonably estimated to exceed fifteen
percent (15%) of Full Replacement Insurable Value of all Improvements on the Premises; or (c) any damage to or destruction of the Premises or the Improvements occurring during the last five (5) Lease Years. 
  
 Section 21.7 Option to Terminate upon Appropriation. If during the
Term the entire’ Premises or such portion thereof shall be Appropriated such that the Appropriation makes the continued operation of the remaining portion of the Premises not capable of being restored to an economically viable whole for the
purposes permitted hereunder, then, in either such case, Lessee shall have the option to terminate this Lease. 
  

 43 

 Section 21.8 Termination; Lessee’s Obligation to Restore; Arbitration. Lessee may exercise
its option to terminate this Lease pursuant to this Article 21 by giving written notice to Lessor within ninety (90) days after the occurrence of the event of damage or destruction, or the Appropriation, as the case may be. If Lessee elects to
terminate this Lease pursuant to this Article 21, Lessee shall surrender the Premises to Lessor in accordance with the provisions of Article 27, except to the extent the damage or destruction prevents Lessee from so doing. Lessee’s obligations
under this Article 21 shall survive the termination of this Lease. All proceeds of insurance payable with respect to damage to, or destruction of the Improvements and other property located on the Premises, after payment of costs and expenses of
collection thereof, shall first be applied to the costs of demolition, removal, restoration, and remediation, as appropriate, depending on the extent of the damage, destruction or Appropriation, with the balance, if any, of such insurance proceeds,
to be distributed as provided in Section 21.10. All Awards with respect to Lessee’s interests with respect to such Appropriation shall be distributed as provided in Section 21.10. Should Lessor and Lessee for any reason disagree as to whether
the conditions provided in this Article 21 to the parties’ rights to elect to terminate this Lease have occurred, the matter shall be determined by arbitration pursuant to Article 36 hereof. 
  
 Section 21.9 Determination of Award. The amount of the Award due to
Lessor and Lessee as a result of Appropriation shall be separately determined by the court having jurisdiction over such proceedings based on the following: Lessor shall be entitled to that portion of the Award attributable to the value of the fee
interest in the Premises (or portion thereof subject to Appropriation, in case of a partial Appropriation) subject to this Lease, and to the value of Lessor’s reversionary interest in the Improvements (or portion thereof subject to
Appropriation, in case of a partial Appropriation), as determined by the court; Lessee shall be entitled to that portion of the Award attributable to the value of Lessee’s leasehold interest in the Premises (or portion thereof subject to
Appropriation, in case of a partial Appropriation) and to the value of Lessee’s interest in the Improvements (or portion thereof subject to Appropriation, in case of a partial Appropriation), as determined by the court. 
  
 Section 21.10 Excess Proceeds and Awards for Lessee’s Interests.
If the total Award made in connection with any Appropriation for Lessee’s interests, and for severance damages to both Lessee’s and Lessor’s interests, exceeds the amount necessary to repair, restore, reconstruct or demolish
Alterations as required under this Article 21 in a case where this Lease is not terminated, or if there are proceeds of insurance in excess of that required to repair, restore, reconstruct or demolish the Premises and the Improvements as required
under this Article 21 or Article 27, upon receipt by Lessor of satisfactory evidence that the work of repair, restoration, reconstruction or demolition required under this Article 21 has been fully completed and paid for in accordance with the
provisions of Article 11 and that the last day for filing any mechanic’s or materialmen’s liens has passed without the filing of any, or if filed, any such lien has been released, any remaining Award or proceeds of insurance shall be paid
to Lessee and the holders of Leasehold Mortgages as their interests may appear. In case of an Award with respect to Lessee’s interests with respect to an Appropriation in a case where this Lease is terminated, any such Award shall be paid to
Lessee and the holders of Leasehold Mortgages as their interests may appear. 
  

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 Section 21.11 Right to Participate in Settlement. Lessor and Lessee shall both have the right to
participate in the settlement or compromise of any insurance proceeds and Awards. If in any Appropriation the court does not make the allocation of Awards referred to in Section 21.9 and the parties cannot agree upon such allocations, such
allocations shall be determined by arbitration pursuant to Article 36. 
  
 Section 21.12 Emergency Repairs. If a casualty occurs there is a substantial possibility that immediate emergency repairs will be required to eliminate defective or dangerous conditions and to comply with Applicable Laws pending
settlement of insurance claims and prior to procuring bids for performance of restoration work. Notwithstanding any provision of this Article 21 to the contrary, Lessee shall promptly undertake such emergency repair work after a casualty as is
necessary or appropriate under the circumstances to eliminate defective or dangerous conditions and to comply with Applicable Laws and any proceeds of insurance shall first be applied to reimburse Lessee for the cost of such emergency repair work.

  
 ARTICLE 22. 
 ASSIGNMENT 
  
 Section 22.1 Consent Required. Except as otherwise permitted in this Article 22 or in Articles 23 or 24, Lessee shall not directly or indirectly,
in whole or in part, voluntarily or by operation of law, sell, assign, encumber, pledge or otherwise transfer or hypothecate its interest in or rights with respect to the Premises or Lessee’s leasehold estate therein or the Improvements (any of
the foregoing being herein referred to as a “Transfer” without the prior written consent of Lessor, which consent shall not be unreasonably withheld or delayed. Notwithstanding the foregoing, Lessor’s consent shall not
be required for a Transfer to any of the following: (i) an Affiliate of Lessee; (ii) a successor corporation related to Lessee by merger, consolidation, or non-bankruptcy reorganization; or (iii) a purchaser of substantially all of the assets of the
business being operated by Lessee at the Premises. Lessor shall approve or disapprove any proposed Transfer within fifteen (15) business days after receipt of Lessee’s written request for approval (except as otherwise provided in Section 22.4),
which request shall be deemed complete and delivered only if it (a) identifies the proposed assignee, (b) includes a copy of the proposed assignment documentation, and (c) includes reasonably detailed information regarding the financial condition of
the proposed assignee. 
  
 (a) Conditions to Approval.
Without limiting any other reasonable basis for denial of consent to a Transfer, Lessee agrees that it shall be conclusively presumed to be reasonable for Lessor to consider the following requirements in determining whether or not to consent to a
proposed Transfer: (i) no Event of Default shall have occurred and remain uncured, (ii) Lessee shall have complied with all provisions of this Article 22, including Section 22.4, (iii) the use of the Premises by the transferee shall comply with the
provisions of this Lease, (iv) the proposed transferee (or those entities or persons in a position to control business decisions of the transferee, or any property manager or investment advisor engaged by it to manage its interest in the Premises)
shall have a business reputation appropriate to the Stanford Research Park, and be experienced in the ownership, management and operation of First Class properties similar to the Premises, and (v) the proposed transferee shall be capable financially
of performing Lessee’s obligations under this Lease and all other obligations relating to the Premises. 
  

 45 

 (b) Transfers of Ownership Interest. Notwithstanding anything contained herein, the term
“Transfer” shall include any transfer, in one transaction or in a series of related transactions, to one person or entity or to a group of related persons or entities, of ownership of more than fifty percent (50%) of the shares of stock of
Lessee (if it is a corporation) that are issued, outstanding, and entitled to vote for the election of directors, or, if Lessee is not a corporation, the partnership, membership, or other beneficial interests of the entity that is Lessee, if such
transferee (or an Affiliate of such transferee) does not intend, in good faith, to use and occupy at least fifty percent (50%) of the building area of the Improvements on the Premises for use in its trade or business, and does not intend to sublease
more than fifty percent (50%) of such space to third party tenants for the purpose of obtaining rental income from investment property. The provisions of this subsection 22.l(b) shall not apply to any Transfer to TIBCO Software, Inc., or any of its
Affiliates. 
  
 Section 22.2 Assumption in Writing. Upon
any Transfer, Lessee shall deliver to Lessor a fully executed copy of the assignment instrument, pursuant to which the proposed transferee shall unconditionally assume and agree to perform and observe all covenants and conditions to be performed and
observed by Lessee under this Lease. The consent by Lessor to any Transfer shall not relieve Lessee from the obligation to obtain Lessor’s express consent to any other Transfer requiring Lessor’s consent. Any Transfer or attempted Transfer
that fails to comply with this Article 22 shall be void and, at the option of Lessor, shall constitute an Event of Default. Upon completing a Transfer that complies with this Article 22 where the transferor’s entire interest in the leasehold
created by this Lease is transferred to the transferee, the transferor shall thereupon be released from any liability for the performance of the obligations of the Lessee under this Lease which arise from and after the date of such Transfer.

  
 Section 22.3 Entire Interest. Lessee shall not be
entitled to Transfer less than all of its interest under this Lease or to Transfer its title to the Improvements separately from its interest under this Lease. 
  

Section 22.4 Lessor’s Rights of First Offer and First Refusal. 
  
 (a) Before Lessee commences any marketing activity in anticipation of a Transfer, Lessor shall have a right of first offer
in connection with such proposed Transfer, and Lessee shall first deliver to Lessor a written notice (the “Offer”) stating all of the material business terms and conditions upon which Lessee would agree to transfer the
Premises to Lessor (which may include the right of Lessee or a Lessee Affiliate to lease back some or all of the Premises following the Transfer and the right to terminate existing leases with Affiliates of Lessee). Lessor shall then have ten (10)
business days to respond to the Offer by written notice to Lessee. Lessee’s failure to respond within ten (10) business days shall be deemed an election not to accept the Offer. 
  
 (b) If, within such ten (10) business day period, Lessor accepts the Offer in writing, then Lessor and Lessee shall work in
good faith to complete a purchase and sale contract 

  

 46 

 
in substantially the form of the Agreement to Lease, together with such other appropriate documentation as may be necessary to effect the Transfer to Lessor,
and to close such Transfer within sixty (60) days after Lessor’s written notice of acceptance of the Offer; provided, however, that the closing date may be extended for an additional fifteen (15) days by Lessor in the event Lessor identifies a
commercially reasonable due diligence item that requires more time to resolve. If Lessor accepts such Offer, Lessor shall promptly commence and diligently pursue its due diligence investigations. The Transfer shall be consummated by Lessee’s
delivery to Lessor of (i) a good and sufficient assignment of lease, in recordable form, assigning to Lessor all of Lessee’s right, title and interest in, to and under the Lease, free and clear of any and all Liens except for title exceptions
existing as of the Commencement Date or as otherwise permitted hereunder, (ii) a good and sufficient assignment of all of Lessee’s rights as landlord under any subleases affecting the Premises that are not terminated by Lessee before or
concurrently with the consummation of the Transfer, and (iii) a quitclaim deed to the Improvements. Lessor shall pay the consideration agreed upon in cash at the closing of the Transfer or otherwise in the manner specified in the Offer. 

 
 (c) If, within such ten (10) business day period, (i) Lessor rejects the
Offer in writing, or (ii) does not give Lessee written notice accepting the Offer, or (iii) if (despite the good faith efforts of both parties) a purchase and sale contract is not completed and the closing pursuant thereto does not occur within the
time frames identified in subsection (b) above (and such failure is not the result of a breach of such contract by Lessee), then in any such event Lessee may at any time within nine (9) months from Lessee’s receipt of Lessor’s written
notice rejecting the Offer or after the expiration of the ten (10) business day response period, or after the expiration of the applicable contract negotiation and closing period (each, a “Terminating Event”), and subject to
all of the conditions, restrictions and terms of this Article 22, Transfer its interest to a third party, provided that the terms and conditions of such Transfer shall not be materially different than those set forth in the Offer. The parties agree
that “materially different” shall mean that the rent and other consideration and concessions offered by the third party shall not be less than 95% of the Offer, taking into account all terms and conditions that would affect the economics
of the proposed Transfer. If the terms and conditions of any third party offer made within nine (9) months after a Terminating Event are materially different, then Lessee shall not effect the Transfer with the third party unless (i) Lessee first
delivers to Lessor a second offer in writing stating how the third party offer is materially different from the Offer (the “Re-offer”), and (ii) Lessor rejects the Re-offer in writing, or does not give Lessee written notice
accepting the Re-offer, within ten (10) business days of Lessor’s receipt of the Re-offer, failing which Lessee may complete the Transfer to a third party upon terms and conditions not materially different from the Re-Offer. Upon the expiration
of the 9-month period which commenced with the Terminating Event, the provisions of Section 22.4(a) shall again apply and Lessor’s right of first offer shall be reinstated. 
  
 (d) This Section 22.4 shall not apply to, and Lessee shall have no obligation to make any Offer to Lessor with respect to,
any Transfer of the Premises (i) to an Affiliate of Lessee or to TIBCO Software, Inc. or any of its Affiliates, (ii) made in connection with a merger, consolidation, or non-bankruptcy reorganization; or (iii) made in connection with a sale of
substantially all of the assets of Lessee related to the business being operated by Lessee at the Premises provided the transferee will actually continue to occupy the Premises for the purpose of the conduct of its business at the Premises.

  

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 ARTICLE 23. 
 SUBLETTING 
  
 Section
23.1 Conditions to Subletting. Notwithstanding the provisions of Article 22 regarding Transfers, Lessee may enter into subleases for portions of the Premises subject to the following conditions: 
  
 (a) Lessee shall obtain the prior written consent of Lessor, which consent
shall not be unreasonably withheld, provided that if all other conditions of this Article 23 are satisfied, it shall be presumed unreasonable to withhold such consent (absent extraordinary circumstances justifying denial of such consent);

  
 (b) no sublease shall relieve Lessee from the performance of
any of its obligations under this Lease; 
  
 (c) no sublease shall
extend beyond the expiration date of the Term of this Lease; 
  
 (d) each sublease shall be subject to and subordinate to the terms, covenants and conditions of this Lease and the rights of Lessor hereunder, including the use restrictions contained in Article 9 hereof; 
  
 (e) each sublease shall contain a provision that upon any termination or
surrender of this Lease, either such sublease shall terminate, or, at Lessor’s sole option, such sublease shall continue in full force and effect and the sublessee shall attorn to, or, at Lessor’s option, enter into a direct lease on
identical terms with, Lessor; 
  
 (f) the sublessee’s
proposed use of its space shall be permitted under this Lease and shall not materially increase the risk of an Environmental Claim arising from any Lessee Environmental Activity to be conducted by such sublessee at the Premises; 
  
 (g) no rent paid to Lessee by any sublessee shall be based on the net income
or profits from such sublessee’s business at the Premises; and 
  
 (h) with respect only to any sublessee who proposes to sublease at least all of any one building of the Premises, the quality of the proposed subtenant shall be consistent with or higher than the quality of tenants generally occupying the
Stanford Research Park and the sublessee shall demonstrate financial responsibility and resources reasonably satisfactory to Lessor; provided that Lessor shall have no right to base its decision on the rent to be charged to the sublessee and Lessee
may redact the rent information from any documents submitted to Lessor. 
  
 Section 23.2 Required Information; Lessor’s Response. Lessor agrees to approve or disapprove any proposed sublease within ten (10) business days after Lessee’s written request for approval, which request shall (a) identify
the proposed sublessee and sublessee’s proposed use of 

  

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its space, (b) state that the proposed sublease meets the conditions set forth in Section 23.1 above, (c) include the proposed form of sublease, (d) include
information regarding the financial condition of the proposed sublessee, and (e) include such other information as is reasonably necessary to respond to the requirements of Section 23.1, or otherwise to allow Lessor to reasonably evaluate the
proposed sublessee. 
  
 Section 23.3 Permitted Sublease.
Any sublease entered into by Lessee in accordance with the provisions of this Article 23 is herein referred to as a “Permitted Sublease.” Lessor approves the sublease of the Premises by Lessee to TIBCO Software, Inc. executed
concurrently with this Lease. Lessee shall provide Lessor with a fully executed copy of each Permitted Sublease promptly upon execution, without redaction of rent information. Within thirty (30) days after written demand by Lessor, Lessee shall
furnish Lessor a schedule, certified by Lessee as true and correct, setting forth all Permitted Subleases then in effect, including in each case the name of the sublessee, a description of the space subleased, the annual rental payable by such
sublessee, a list of the Permitted Subleases, if any, that have been assigned to any Leasehold Mortgagee as additional security, and any other information reasonably requested by Lessor with respect to the Permitted Subleases. 
  
 ARTICLE 24. 
 LEASEHOLD MORTGAGES 
  
 Section 24.1 Leasehold Mortgage. 
  
 (a) Notwithstanding the provisions of Article 22 regarding Transfer of this Lease, but subject to the provisions of this Article 24, Lessee shall have the right at any time and from time to time to encumber the entire
(but not less than the entire) leasehold estate created by this Lease and Lessee’s interest in the Improvements by one or more mortgages, deeds of trust or other security instrument (any such mortgage, deed of trust, or other security
instrument that satisfies the requirements of this Article 24 being herein referred to as a “Leasehold Mortgage”) to secure repayment of a loan or loans (and associated obligations) made to Lessee by an Institutional Lender,
provided that the loan secured by a Leasehold Mortgage shall be payable over not more than the remaining portion of the Term. 
  
 (b) In no event shall any interest of Lessor in the Premises, including without limitation, Lessor’s fee interest in the Premises or reversionary
interest in the Improvements or interest under this Lease, be subject or subordinate to any lien or encumbrance of any mortgage, deed of trust or other security instrument. 
  
 (c) For purposes of this Article 24, “Institutional Lender” shall mean a state or federally
chartered savings bank, savings and loan association, credit union, commercial bank or trust company or a foreign banking institution (in each case whether acting individually or in a fiduciary or representative (such as an agency) capacity); an
insurance company organized and existing under the laws of the United States or any state thereof or a foreign insurance company (in each case whether acting individually or in a fiduciary or representative (such as an agency) capacity); an
institutional investor such as a publicly held real estate investment trust, an entity that qualifies as a “REMIC” under the Internal Revenue Code or other public or private 

  

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investment entity (in each case whether acting as principal or agent) which at the date hereof or in the future a business of which is investing in real
estate assets; a brokerage or investment banking organization (in each case whether acting individually or in a fiduciary or representative (such as an agency) capacity); an employees’ welfare, benefit, pension or retirement fund; an
institutional leasing company; any governmental agency or entity insured by a governmental agency or any combination of Institutional Lenders; provided that each of the entities shall qualify as an Institutional Lender only if (at the time it
becomes an Institutional Lender) it shall not be an Affiliate of Lessee (it being further agreed that none of the standards set forth in this definition shall be applicable to participants or co- lenders in a loan secured by a Leasehold Mortgage
which is held by an Institutional Lender, whether acting individually or in a fiduciary or representative (such as an agency) capacity), provided that it is acknowledged and agreed that an Institutional Lender or its Affiliate may be both a lender
to and equity investor in the Premises. The term “Institutional Lender” also includes an Affiliate of an Institutional Lender as described in this section. 
  
 Section 24.2 Agreement With Institutional Lender. Upon request by Lessee, Lessor agrees to enter into a tri-party
agreement in the form attached hereto as Exhibit C with Lessee and any Institutional Lender holding a first priority Leasehold Mortgage. 
  
 ARTICLE 25. 
 EVENTS OF DEFAULT AND
REMEDIES 
  
 Section 25.1 Events of Default. The
occurrence of any of the following shall be an “Event of Default” on the part of Lessee hereunder: 
  
 (a) Failure to pay Rent or any other sums of money that Lessee is required to pay hereunder at the times or in the manner herein provided, when such
failure shall continue for a period of ten (10) days after written notice thereof from Lessor to Lessee; any such notice shall be deemed to be the notice required under California Code of Civil Procedure Section 1161. No such notice shall be deemed
a forfeiture or a termination of this Lease unless Lessor expressly so elects in such notice. 
  
 (b) Failure to perform any nonmonetary provision of this Lease when, except in the case of any provision which by its terms provides for no grace period, such failure shall continue for a period of thirty (30) days,
or such other period as is expressly set forth herein, after written notice thereof from Lessor to Lessee; any such notice shall be deemed to be the notice required under California Code of Civil Procedure Section 1161; provided that if the nature
of the default is such that more than thirty (30) days are reasonably required for its cure, then an Event of Default shall not be deemed to have occurred if Lessee shall commence such cure within said 30-day period and thereafter diligently and
continuously prosecute such cure to completion. No such notice shall be deemed a forfeiture or a termination of this Lease unless Lessor expressly so elects in such notice. 
  
 (c) The abandonment of the Premises by reason of a course of conduct by Lessee that reasonably evidences an interest
permanently to relinquish its rights under this Lease and which continues for the applicable period time identified in Section 1951.3 of the California Civil Code after delivery to Lessee of a Notice of Belief of Abandonment pursuant to Section
1951.3. 
  

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 (d) Lessee shall file a petition in bankruptcy, insolvency, reorganization, readjustment of debt,
dissolution or liquidation under any law or statute of any government or any subdivision thereof either now or hereafter in effect, make an assignment for the benefit of its creditors, consent to or acquiesce in the appointment of a receiver of
itself or of the whole or any substantial part of the Premises. 
  
 (e) A court of competent jurisdiction shall enter an order, judgment or decree appointing a receiver of Lessee or of the whole or any substantial part of the Premises and such order, judgment or decree shall not be vacated, set aside or
stayed within sixty (60) days after the date of entry of such order, judgment, or decree, or a stay thereof shall be thereafter set aside. 
  
 (f) A court of competent jurisdiction shall enter an order, judgment or decree approving a petition filed against Lessee under any bankruptcy, insolvency,
reorganization, readjustment of debt, dissolution or liquidation law or statute of the Federal government or any state government or any subdivision of either now or hereafter in effect, and such order, judgment or decree shall not be vacated, set
aside or stayed within sixty (60) days from the date of entry of such order, judgment or decree, or a stay thereof shall be thereafter set aside. 
  
 Section 25.2 Lessor’s Remedies. Upon the occurrence of an Event of Default, Lessor shall have the following rights and remedies: 

 
 (a) The right to terminate this Lease, in which event Lessee shall
immediately surrender possession of the Premises in accordance with Article 27, and pay to Lessor all Rent and other charges and amounts due from Lessee hereunder to the date of termination. 
  
 (b) The rights and remedies upon termination described in California Civil
Code Section 1951.2, including without limitation, the right to recover the worth at the time of award of the amount by which the Rent and other charges payable hereunder for the balance of the Term after the time of award exceed the amount of such
rental loss for the same period that Lessee proves could be reasonably avoided, as computed pursuant to subdivision (b) of said Section 1951.2, and the right to recover any amount necessary to compensate Lessor for all the detriment proximately
caused by Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom which, without limiting the generality of the foregoing, includes unpaid taxes and assessments,
any costs or expenses incurred by Lessor in recovering possession of the Premises, maintaining or preserving the Premises after such default, preparing the Premises for reletting to a new lessee, any repairs or alterations to the Premises for such
reletting, leasing fees and any other costs necessary or appropriate either to adapt them to another beneficial use by Lessor and such amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable California
law. 
  
 (c) The rights and remedies described in California Civil
Code Section 1951.4 that allow Lessor to continue this Lease in effect and to enforce all of its rights and remedies under this Lease, including the right to recover Rent as it becomes due, for so long as Lessor 

  

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does not terminate Lessee’s right to possession. Acts of maintenance or preservation, efforts to relet the Premises or the appointment of a receiver
upon Lessor’s initiative to protect its interest under this Lease shall not constitute a termination of Lessee’s right to possession. 
  
 (d) The right to have a receiver appointed upon application by Lessor to take possession of the Premises and to collect the rents or profits therefrom and
to exercise all other rights and remedies pursuant to Section 25.2(d). 
  
 (e) The right to enjoin, and any other remedy or right now or hereafter available to a lessor against a defaulting lessee under the laws of the State of California or the equitable powers of its courts, and not otherwise specifically
reserved herein. 
  
 (f) Whether or not this Lease is terminated,
the right to recover actual damages incurred by Lessor arising out of the Event of Default, or due to Lessee’s failure to indemnify Lessor pursuant to Section 20.1. 
  
 Section 25.3 Waiver of Notice. Except as otherwise expressly provided in this Article 25, Lessee hereby expressly
waives, so far as permitted by law, the service of any notice of intention to enter or re-enter provided for in any statute. Notwithstanding anything contained herein, if an Event of Default occurs and Lessor commences action or institutes
proceedings to enforce the remedy of termination described in Section 25.2(a) or (b), then at any time before the first to occur of (a) the date Lessor legally recovers possession of all of the Premises from Lessee or (b) a court of competent
jurisdiction enters a final judgment ordering Lessee to vacate the Premises and deliver possession to Lessor, Lessee shall have the right to cure such Event of Default and thereby reinstate this Lease as if such Event of Default had not occurred by
paying to Lessor all amounts then due Lessor pursuant to this Lease and otherwise curing any non-monetary Event of Default that then exists. 
  
 Section 25.4 Rights Cumulative. The various rights and remedies reserved to Lessor herein, including those not specifically described herein, shall
be cumulative and shall be in addition to every other right or remedy provided for in this Lease or now or hereafter existing at law or in equity and the exercise of the rights or remedies provided for in this Lease or now or hereafter existing at
law or in equity shall not preclude the simultaneous or later exercise by Lessor of any or all other rights and remedies. 
  
 Section 25.5 Lessor’s Default. Lessor shall be in default under this Lease if Lessor fails to cure any breach of its obligations under this
Lease within thirty (30) days after receipt of written notice from Lessee specifying in reasonable detail the nature of Lessor’s breach; provided, however, that if the nature of Lessor’s breach is such that more than thirty (30) days are
required for performance, then Lessor shall not be in default if Lessor commences the cure of such breach within such thirty (30) day period and thereafter diligently prosecutes the same to completion. Lessee shall be entitled to actual (but not
consequential) damages in the event of an uncured default by Landlord, but shall not have any right to terminate this Lease as a result of any Landlord default. 
  

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 ARTICLE 26. 
 LESSOR’S RIGHT TO CURE DEFAULTS 
  
 If Lessee shall fail or neglect to do or perform any act or thing herein provided by it to be done or performed and such failure shall not be cured within any applicable grace period provided in Article 25, then
Lessor shall have the right, but shall have no obligation, to pay any amounts payable by Lessee to third parties hereunder, discharge any lien, take out, pay for and maintain any insurance required under Article 19, or do or perform or cause to be
done or performed any such other act or thing (entering upon the Premises for such purposes, if Lessor shall so elect), and Lessor shall not be or be held liable or in any way responsible for any loss, disturbance, inconvenience, annoyance or damage
resulting to Lessee on account thereof (except to the extent of Lessor’s gross negligence or willful misconduct), and Lessee shall repay to Lessor upon demand the entire cost and expense thereof, including, without limitation, compensation to
the agents, consultants and contractors of Lessor and attorneys’ fees and expenses. Lessor may act upon shorter notice or no notice at all if reasonably necessary in Lessor’s judgment to meet an emergency situation or governmental or
municipal time limitation. Lessor shall not be required to inquire into the correctness of the amount or validity of any payable or lien that may be paid by Lessor, and Lessor shall be duly protected in paying the amount of any such payable or lien
claimed, and, in such event, Lessor shall also have the full authority, in Lessor’s sole judgment and discretion and without prior notice to or approval by Lessee, to settle or compromise any such lien or payable. Any act or thing done by
Lessor pursuant to the provisions of this Article 26 shall not be or be construed as a waiver of any default by Lessee, or as a waiver of any term, covenant, agreement or condition herein contained or of the performance thereof. 
  
 ARTICLE 27. 
 SURRENDER OF THE PREMISES 
  
 Section 27.1 Surrender. Upon the termination of this Lease, whether at the expiration of the Term or prior thereto, Lessee shall surrender the Premises to Lessor in good order and repair and in keeping with the
then-current standards of the Stanford Research Park, reasonable wear and tear, the Pre-Existing Environmental Condition excepted, free and clear of all letting and occupancies other than any Permitted Subleases that, pursuant to the provisions of
this Lease, Lessor has elected to recognize after such termination, the Access Agreements and any other agreements for Remediation approved in writing by Lessor, and free and clear of all Liens or any other encumbrances (other than those that are
covered by Lessor’s Environmental Indemnity Obligations). The foregoing shall not impose any obligation on Lessee with respect to the Remediation Systems. 
  

Section 27.2 Ownership of Improvements; Contracts. Upon any termination of this Lease, all Improvements shall automatically and without further
act by Lessor or Lessee, become the property of Lessor, free and clear of any claim or interest therein on the part of Lessee or anyone claiming under Lessee, and without payment therefor by Lessor. Upon or at any time after the Termination Date, if
requested by Lessor, Lessee shall, without charge to Lessor, promptly execute, acknowledge and deliver to Lessor a good and sufficient quitclaim deed of all of Lessee’s right, title, and interest in and to the Premises and the Improvements and
a good and 

  

 53 

 
sufficient assignment to Lessor of Lessee’s interest in any Permitted Subleases which Lessor has elected to recognize after the Termination Date, and in
any contracts, as designated by Lessor, relating to the operation, management, maintenance or leasing of the Premises or any part thereof, and shall deliver to Lessor all such other instruments, records and documents relating to the operation,
management, maintenance or leasing of the Premises or any part thereof, including but not limited to all leases, lease files, plans and specifications, records, registers, permits, and all other papers and documents which may be necessary or
appropriate for the proper operation and management of the Premises. Lessee hereby irrevocably appoints Lessor as its lawful attorney-in-fact to execute and deliver for, on behalf of and in the name of Lessee, any such deed, assignment or other
instrument referred to in this Article 27 or otherwise, required to document the transfer or reversion to Lessor of such interests of Lessee, and Lessee and Lessor agree that such power of attorney shall be a power coupled with an interest. Lessee
agrees to indemnify, protect, defend, and hold harmless Lessor from and against any and all losses, costs, damages, claims, liabilities and expenses arising directly or indirectly, in whole or in part, out of any obligations or liabilities incurred
by Lessee prior to the Termination Date with respect to any such items so assigned to Lessor. Any contracts, agreements or other obligations of Lessee relating to the Premises not designated by Lessor and assigned by Lessee to Lessor pursuant to
this Article 27 shall immediately terminate and be of no further force or effect as of the Termination Date. 
  
 Section 27.3 Surrender. Notwithstanding the foregoing, at the election of Lessor, which election shall be made by written notice to Lessee not
later than thirty (30) days prior to the Expiration Date or thirty (30) days after the earlier termination of this Lease, Lessee, at its expense, shall (a) remediate in, on, from or under the Premises any Hazardous Substance to the extent resulting
from any Lessee Environmental Activity; and (b) surrender the Premises to Lessor in accordance with the provisions of this Article 27 free and clear of any and all occupancies, tenancies and subleases (other than those permitted by Section 27.1
above). 
  
 Section 27.4 Personal Property. Any personal
property of Lessee that remains on the Premises after the Termination Date may, at the option of Lessor, be deemed to have been abandoned by Lessee and may either be retained by Lessor as its property or disposed of, without accountability, in such
manner as Lessor may determine in its sole discretion. 
  
 ARTICLE 28. 
 USE OF NAME 
  
 Lessee acknowledges and agrees that the names “The Leland Stanford Junior University,” “Stanford” and “Stanford University,”
and all variations thereof, are proprietary to Lessor. Lessee shall not use any such name or any variation thereof or identify Lessor in any promotional advertising or other promotional materials to be disseminated to the public or any portion
thereof or use any trademark, service mark, trade name or symbol of Lessor or that is associated with it, without Lessor’s prior written consent, which may be given or withheld in Lessor’s sole discretion. 
  

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 ARTICLE 29. 
 SIGNS 
  
 Lessee agrees
that without having first obtained the approval of Lessor, (which Lessor shall not unreasonably withhold, condition or delay), Lessee will not place or maintain or authorize or permit any other person to place or maintain any sign or advertisement:
(a) upon the roof, any window or any exterior wall of any building or structure upon the Premises; (b) upon any portion of, or at any point in, any building or structure upon the Premises from which such sign can be seen from any point not on the
Premises; or (c) upon the grounds of the Premises. Notwithstanding the foregoing, Lessor hereby approves all signs in place on the Premises as of the Commencement Date. 
  
 ARTICLE 30. 
 REPRESENTATIONS AND WARRANTIES 
  
 Section 30.1
Lessee’s Representations and Warranties. Lessee hereby represents and warrants to Lessor as follows: 
  
 (a) Lessee is a corporation duly formed and validly existing under the laws of the state identified in the Basic Lease Information and is qualified to do
business under the laws of the State of California. Lessee has full corporate power and authority to enter into and perform its obligations under this Lease and to develop, construct and operate the Premises as contemplated by this Lease.

  
 (b) Lessee has taken all necessary action to authorize the
execution, delivery and performance of this Lease and this Lease constitutes the legal, valid, and binding obligation of Lessee. 
  
 (c) Lessee has the right, power, legal capacity and authority to enter into and perform its obligations under this Lease and no approvals or consents of
any person are required in connection with the execution and performance of this Lease. The execution and performance of this Lease will not result in or constitute any default or event that with notice or the lapse of time or both, would be a
default, breach or violation of the organizational instruments governing Lessee or any agreement or any order or decree of any court or other governmental authority to which Lessee is a party or to which it is subject. 
  
 Section 30.2 Lessor’s Representations and Warranties. Lessor
hereby represents and warrants to Lessee as follows: 
  
 (a)
Lessor is a body having corporate powers under the laws of the State of California. 
  
 (b) Lessor has taken all necessary action to authorize the execution, delivery and performance of this Lease and this Lease constitutes the legal, valid, and binding obligation of Lessor. 
  

 55 

 (c) Lessor has the right, power, legal capacity and authority to enter into and perform its obligations
under this Lease and no approvals or consents of any person are required in connection with the execution and performance of this Lease. The execution and performance of this Lease will not result in or constitute any default or event that with
notice or the lapse of time or both, would be a default, breach or violation of the organizational instruments governing Lessor or any agreement or any order or decree of any court or other governmental authority to which Lessor is a party or to
which it is subject. 
  
 (d) As of the Commencement Date, Lessor
has delivered to Lessee true, correct and complete copies of all Access Agreements, material reports and environmental assessments of the Premises in Lessor’s possession (other than those associated with any confidential agreements entered into
with third parties), and Lessor has complied with all environmental disclosure obligations imposed by Environmental Requirements with respect to this transaction. Except as disclosed in such reports and assessments, or as disclosed in any public
document available to Lessee from governmental entities having jurisdiction over the Premises, to Lessor’s actual knowledge as of the Commencement Date (i) no Hazardous Substance is present on the Premises or the soil, surface water or ground
water thereof, except to the extent brought upon the Premises by Lessee, its employees and contractors, (ii) no Remediation Systems, underground storage tanks or asbestos-containing building materials are present on the Premises, regarding any
Hazardous Substance or pursuant to any Environmental Requirements. No Access Agreement or other confidential agreements that Lessor has entered into with third parties prior to the Commencement Date, and no reports or environmental assessments
associated therewith, contain or refer to any information that describes or discloses any event, condition or circumstance regarding the Premises that is not described in and disclosed by the reports and environmental assessments that Lessor has
delivered to Lessee. 
  
 ARTICLE 31. 
 NO WAIVER 
  
 No failure by Lessor or Lessee to insist upon the strict performance of any term, covenant, agreement, provision, condition or limitation of this Lease or
to exercise any right or remedy upon a breach thereof, and no acceptance by Lessor of full or partial rent during the continuance of any such breach, shall constitute a waiver of any such breach or of such term, covenant, agreement, provision,
condition or limitation. No term, covenant, agreement, provision, condition or limitation of this Lease and no breach thereof may be waived, altered or modified except by a written instrument executed by the waiving party. No waiver of any breach
shall affect or alter this Lease but each and every term, covenant, agreement, provision, condition and limitation of this Lease shall continue in full force and effect with respect to any other then existing or subsequent breach. 
  
 ARTICLE 32. 
 NO PARTNERSHIP 
  
 It is expressly understood that neither Lessee nor Lessor is or becomes, in any way or for any purpose, a partner of the other in the conduct of its business, or otherwise, or joint venturer or a member of a joint
enterprise with the other, or agent of the other by reason of this Lease or otherwise. Lessee is and shall be an independent contractor with respect to the Lease and Premises. 
  

 56 

 ARTICLE 33. 
 NO DEDICATION 
  
 This
Lease shall not be, nor be deemed or construed to be, a dedication to the public of the Premises, the areas in which the Premises are located or the Improvements, or any portion thereof. 
  
 ARTICLE 34. 
 NO THIRD PARTY BENEFICIARIES 
  
 This Lease shall
not confer nor be deemed nor construed to confer upon any person or entity, other than the parties hereto and any specific beneficiaries expressly identified herein, any right or interest, including, without limiting the generality of the foregoing,
any third party beneficiary status or any right to enforce any provision of this Lease. 
  
 ARTICLE 35. 
 NOTICES 
  
 Any notice, consent or other communication required or permitted under this Lease shall be in writing and shall be delivered
by hand, sent by air courier, sent by prepaid registered or certified mail with return receipt requested, or sent by facsimile, and shall be deemed to have been given on the earliest of (a) receipt or refusal of receipt; (b) one business day after
delivery to an air courier for overnight expedited delivery service; (c) five (5) business days after the date deposited in the United States mail, registered or certified, with postage prepaid and return receipt requested (provided that such return
receipt must indicate receipt at the address specified); or (d) on the day of its transmission by facsimile if transmitted during the business hours of the place of receipt, otherwise on the next business day, provided that a copy of such notice,
consent or other communication is also delivered pursuant to clause (b) or (c) above. All notices shall be addressed as appropriate to the addresses given in the Basic Lease Information (or to such other or further addresses as the parties may
designate by notice given in accordance with this section). 
  
 ARTICLE 36. 
 ARBITRATION OF DISPUTES 
  
 The provisions of this Article 36 shall apply only to disputes arising under Sections 3.2(e), 6.2(d), 11.10, 19.2(c), 21.8
and 21.11 of this Lease. No dispute relating to this Lease shall be subject to arbitration unless a specific provision of this Lease expressly states that such dispute is subject to arbitration or the parties subsequently agree in writing to submit
the dispute to arbitration. Any dispute, controversy or claim that this Lease expressly requires to be submitted to arbitration shall be settled by arbitration in Santa Clara County, California. To the extent not inconsistent with the provisions of
this Article 36, said arbitration shall be conducted in accordance with the Rules of Commercial Arbitration of the American Arbitration Association 

  

 57 

 
or its successor, and the provisions of California Code of Civil Procedure Section 1282 et. seq., or any successor or amended statute or law containing
similar provisions. Arbitration required to be conducted pursuant hereto may be initiated by either party by notice to the other party of the dispute to be arbitrated and of a list of acceptable arbitrators. Such notice shall be delivered within a
reasonable period of time after the dispute arises. If the parties cannot agree on a single arbitrator within ten (10) business days after the date either party sends such written notice and list of acceptable arbitrators to the other party, the
arbitrator shall be appointed by the Superior Court of Santa Clara County pursuant to the provisions of California Code of Civil Procedure Section 1281.6, or any successor or amended statute or law containing similar provisions. The parties jointly
or separately may provide the court with a list of names acceptable arbitrators. Promptly after the arbitrator’s appointment, the arbitrator shall meet with the parties, jointly or separately and shall attempt to resolve the dispute,
controversy or claim submitted to arbitration hereunder, and failing such resolution, the arbitrator shall promptly decide the matter in accordance with applicable law and deliver a written decision to each of the parties. The arbitrator shall have
no power to modify the provisions of this Lease and the arbitrator’s jurisdiction is limited accordingly. The expenses of such arbitration shall be borne equally by Lessor and Lessee. The provisions of this Lease relating to arbitration shall
be specifically enforceable and shall be subject to the discretion of the court as provided in Part 3, Title 9 (beginning with Section 1280) of the California Code of Civil Procedure. All actions brought under said Title 9 and all actions pertaining
to these arbitration provisions shall be brought in the Superior Court of Santa Clara County or the U.S. District Court for the Northern District of California. An award of the arbitrator selected by the parties or by the court shall be final and
binding upon the parties hereto and judgment may be entered upon it in a court having jurisdiction pursuant to Section 40.8 below. 
  
 NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE ABOVE “ARBITRATION OF DISPUTES”
PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS
TO DISCOVERY AND APPEAL, UNLESS SUCH RIGHTS ARE SPECIFICALLY INCLUDED IN THE “ARBITRATION OF DISPUTES” PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE
AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT OT THIS ARBITRATION PROVISION IS VOLUNTARY. WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THE “ARBITRATION OF
DISPUTES,” PROVISION TO NEUTRAL ARBITRATION . 
  
 Consent to neutral
arbitration: 
  
              (Lessor)              (Lessee) 
  

 58 

 ARTICLE 37. 
 HOLDING OVER 
  
 This Lease
shall terminate upon the Termination Date and any holding over by Lessee after the Termination Date shall not constitute a renewal of this Lease or give Lessee any rights hereunder or in or to the Premises. Lessee shall pay to Lessor during any
period of holding over, prorated and payable on a monthly basis, Base Rent in the amount of one hundred fifty percent (150%) of the latest Base Rent payable by Lessee prior to the Termination Date and shall be liable to Lessor for any and all
damages sustained by Lessor as a result of such holding over. 
  
 ARTICLE 38. 
 NONDISCRIMINATION 
  
 In performing the obligations set forth herein, Lessee shall not discriminate against any person on the basis of race, age,
creed, cohabitation, sexual preference, gender, color, ancestry, national origin, heritage, religion or physical or mental disability. 
  
 ARTICLE 39. 
 MEMORANDUM

  
 This Lease shall not be recorded. However, at the request
of either party, the parties hereto shall execute and acknowledge a memorandum hereof in recordable form that Lessor shall file for recording in the Official Records of Santa Clara County. 
  
 ARTICLE 40. 
 GENERAL PROVISIONS 
  
 Section 40.1 Broker’s Commissions. Lessor’s broker in this transaction is Eastdil Realty Company, LLC, and Lessor shall be responsible for any commission due to Eastdil in connection with this Lease.
Lessee is not represented by a broker. Each party represents to the other party that the representing party has incurred no liability for any brokerage commission or finder’s fee arising from or relating to the negotiation or execution of this
Lease, other than as set forth in this Section 40.1. Each party hereby indemnifies and agrees to protect, defend and hold harmless the other party from and against all liability, cost, damage or expense (including, without limitation,
attorneys’ fees and costs incurred in connection therewith) on account of any brokerage commission or finder’s fee which the indemnifying party has agreed to pay or which is claimed to be due as a result of the actions of the indemnifying
party. This Section 40.1 is intended to be solely for the benefit of the parties hereto and is not intended to benefit, nor may it be relied upon by, any person or entity not a party to this Lease. 
  
 Section 40.2 Severability. In case any one or more of the provisions
of this Lease shall for any reason be held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provision of this Lease, and this Lease shall be construed as if such
invalid, illegal or unenforceable provisions had not been contained herein. 
  

 59 

 Section 40.3 Time of the Essence. Time is hereby expressly declared to be of the essence of this
Lease and of each and every term, covenant, agreement, condition and provision hereof. 
  
 Section 40.4 Headings. Article, Section and subsection headings in this Lease are for convenience only and are not to be construed as a part of this Lease or in any way limiting or amplifying the provisions
hereof. 
  
 Section 40.5 Lease Construed as a Whole. The
language in all parts of this Lease shall in all cases be construed as a whole according to its fair meaning and not strictly for or against either Lessor or Lessee. The parties acknowledge that each party and its counsel have reviewed this Lease
and participated in its drafting and therefore that the rule of construction that any ambiguities are to be resolved against the drafting party shall not be employed nor applied in the interpretation of this Lease. 
  
 Section 40.6 Meaning of Terms. Whenever the context so requires, the
neuter gender shall include the masculine and the feminine, and the singular shall include the plural, and vice versa. 
  
 Section 40.7 Attorneys’ Fees. In the event of any action or proceeding at law or in equity between Lessor and Lessee to enforce or interpret
any provision of this Lease or to protect or establish any right or remedy of either party hereunder, the party not prevailing in such action or proceeding shall pay to the prevailing party all costs and expenses, including without limitation,
reasonable attorneys’ fees and expenses (including attorneys’ fees and expenses of in-house attorneys), incurred therein by such prevailing party and if such prevailing party shall recover judgment in any such action or proceeding, such
costs, expenses and attorneys’ fees shall be included in and as a part of such judgment. 
  
 Section 40.8 California Law; Forum. The laws of the State of California, other than those laws denominated choice of law rules which would require the application of the laws of another forum, shall govern the
validity, construction and effect of this Lease. This Lease is made and all obligations hereunder arise and are to be performed in the County of Santa Clara, State of California. Any action which in any way involves the rights, duties and
obligations of the parties hereto may (and if against Lessor, shall) be brought in the courts of the State of California located in Santa Clara County or in the United States District Court for the Northern District of California, and the parties
hereto hereby submit to the personal jurisdiction of said courts. 
  
 Section 40.9 Binding Agreement. Subject to the provisions of Articles 22, 23 and 24 of this Lease, the terms, covenants and agreements contained in this Lease shall bind and inure to the benefit of the parties hereto and their
respective successors and assigns. 
  
 Section 40.10 Entire
Agreement. This instrument, together with the exhibits hereto, all of which are incorporated herein by reference, constitutes the entire agreement between Lessor and Lessee with respect to the subject matter hereof and supersedes all prior
offers, negotiations, oral and written. This Lease may not be amended or modified in any respect whatsoever except by an instrument in writing signed by Lessor and Lessee. 
  

 60 

 Section 40.11 Quiet Enjoyment. Lessor agrees that Lessee, upon paying the Rent and all other sums
due hereunder and upon keeping and observing all of the covenants, agreement and provisions of this Lease on its part to be observed and kept, shall lawfully and quietly hold, occupy and enjoy the Premises during the Term without hindrance or
molestation by anyone claiming by, through, or under Lessor. 
  
 Section 40.12 Termination Not Merger. The voluntary sale or other surrender of this Lease by Lessee to Lessor, or a mutual cancellation thereof, or the termination thereof by Lessor pursuant to any provision contained herein, shall
not work a merger, but at the option of Lessor shall either terminate any or all existing subleases or sub- tenancies hereunder, or operate as an assignment to Lessor of any or all of such subleases or subtenancies. 
  
 Section 40.13 Modification of Lease. In the event of any ruling or
threat by the Internal Revenue Service, or opinion of counsel, that all or part of the Rent paid or to be paid to Lessor under this Lease will be subject to the income tax on unrelated business taxable income, Lessee agrees to modify this Lease to
avoid such tax; provided that such modifications will not result in any increase in Rent, or any increased obligations of Lessee under this Lease. Lessor will pay all Lessee’s reasonable costs incurred in reviewing and negotiating any such
lease modification, including reasonable attorneys’ and accountants’ fees. 
  
 Section 40.14 Survival. The obligations of this Lease shall survive the expiration of the Term to the extent necessary to implement any requirement for the performance of obligations or forbearance of an act by
either party hereto which has not been completed prior to the termination of this Lease. Such survival shall be to the extent reasonably necessary to fulfill the intent thereof, or if specified, to the extent of such specification, as same is
reasonably necessary to perform the obligations and/or forbearance of an act set forth in such term, covenant or condition. Notwithstanding the foregoing, in the event a specific term, covenant or condition is expressly provided for in such a clear
fashion as to indicate that such performance of an obligation or forbearance of an act is no longer required, then the specific shall govern over this general provisions of this Lease. 
  
 Section 40.15 Estoppel Certificates. Either party, at any time and from time to time within ten (10) business days
after receipt of written notice from the other party, shall execute, acknowledge and deliver to the requesting party a certificate stating (to the responding party’s best knowledge where applicable): (a) that Lessee has accepted the Premises
(if true); (b) the Commencement Date and Expiration Date of this Lease; (c) that this Lease is unmodified and in full force and effect (or, if there have been modifications, that same is in full force and effect as modified and stating the
modifications); (d) whether or not there are then existing any defenses against the enforcement of any of the obligations of Lessee under this Lease (and, if so, specifying same); (e) whether or not there are then existing any defaults by the
parties in the performance of their obligations under this Lease (and, if so, specifying same); and (f) any other factual information relating to the rights and obligations under this Lease that may reasonably be required by requesting party.

  

 61 

 IN WITNESS WHEREOF, Lessor and Lessee have executed this Lease by proper persons thereunto duly
authorized as of the date first above written. 
  

	 THE BOARD OF TRUSTEES OF THE
 LELAND STANFORD JUNIOR
 UNIVERSITY

		
	 By:
	 	 Stanford Management Company

		
	 By:
	 	 /s/    JEAN SNIDER

	 Name:
	 	 Jean Snider

	 Its:
	 	 Director, Stanford Research Park

	
	 3301 HILLVIEW HOLDINGS, INC.,

	 a Delaware corporation

		
	 By:
	 	 /s/    WILLIAM R. HUGHES

	 Name:
	 	William R. Hughes
	 Its:
	 	Vice President

  

 62 

 Schedule 6.2 
  
 [Chart relating to prepayment of base rent has been omitted. A copy of this chart will be furnished 
 supplementally to the commission upon request.] 
  

 1 

 Schedule 18.2 
  
 ACCESS AGREEMENTS 
  
 1. Pipeline and Well Access Agreement, dated April 15, 1994, between Watkins-Johnson Company, as Grantor, and The Hillview-Porter Regional Program
Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 2. Pipeline and Well Access Agreement First Amendment, dated July 1, 1995, between Watkins-Johnson Company, as Grantor, and The Hillview-Porter Regional
Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 3. Remediation Agreement between SECOR International Incorporated and Watkins-Johnson Company dated as of July 13, 1999, as assigned pursuant to the
Assignment of Non-Exclusive Rights Under Remediation Agreement between Watkins-Johnson Company and The Board of Trustees of the Leland Stanford Junior University dated as of September 30, 1999, and Assignment of Non-Exclusive Rights under
Remediation Agreement, dated September 30, 1999, between Watkins-Johnson Company, as Assignor, and The Board of Trustees of the Leland Stanford Junior University, as Assignee. 
  
 4. Pipeline and Well Access Agreement, dated May 2, 1994, between Taylor Woodrow Property Company (California) Inc., as
Grantor, and The Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 5. First Amendment to Pipeline and Well Access Agreement, dated July 1, 1995, between Taylor Woodrow Property Company (California) Inc., as Grantor, and
The Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 6. Access Agreement, dated April 15, 1994, between The Board of Trustees of the Leland Stanford Junior University, as Grantor, and The Hillview-Porter
Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 7. Access Agreement First Amendment, dated July 1, 1995, between The Board of Trustees of the Leland Stanford Junior University, as Grantor, and The
Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  
 8. Access Agreement Second Amendment, dated November 1, 1997, between The Board of Trustees of the Leland Stanford Junior University, as Grantor, and The
Hillview-Porter Regional Program Management Committee on behalf of The Hillview-Porter Regional Site Responding Parties, as Permittees. 
  

 1 

 9. Environmental Access Agreement, dated November 1, 1994, between The Board of Trustees of the Leland
Stanford Junior University, as Grantor, and Watkins-Johnson Company, as Permitee. 
  
 10. Access Agreement between The Board of Trustees of the Leland Stanford Junior University and Hewlett-Packard Company dated as of May 22, 1992. 
  

 2 

 Schedule 18.10 
  
 3333 Hillview Avenue 
  

	DATE

	  	 TITLE (CONSULTANT)

	8/2/84	  	 Watkins-Johnson Company Hazardous Materials Inventory

	6/25/85	  	 Palo Alto Plant Water Contamination Report

	12/31/85	  	 January 2, 1986 letter attachment (Safety Specialist, Inc.), copy 1 Includes July 1984 Preliminary Report, Geology/Hydrogeology
(Terratech, Inc.)

	12/31/85	  	 January 2, 1986 letter attachment (Safety Specialists, Inc.), copy 2 Includes analytical results

	7/18/88	  	 Response to letter of 6/1/88 and other correspondence

	1/2/89	  	 January and February 1989 Water Sampling Data Sheets/Chain of Custody Record App. E (Stollar)

	4/14/89	  	 Draft GW and Soil Investigation, Vol. I (R.L. Stollar & Associates)

	4/14/89	  	 Draft GW and Soil Investigation Appendices A-G, Vol. II (R.L. Stollar & Associates)

	2/9/90	  	 Phase II Ground-Water Investigation Work Plan (R.L. Stollar & Associates)

	5/2/90	  	 Cleanup Order #HSA 89/90-012 issued by DTSC for Stanford and Watkins-Johnson

	6/14/90	  	 Monthly Progress Report, May (R.L. Stollar & Associates) May 1-31, 1990

	7/2/90	  	 RI/FS Work Plan (R.L. Stollar & Associates Inc.)

	7/31/90	  	 RI/FS Data Management Plan (R.L. Stollar & Associates Inc.)

	7/31/90	  	 RI/FS Project Management Plan (R.L. Stollar & Associates Inc.)

	7/31/90	  	 RI/FS Health and Safety Plan (R.L. Stollar & Associates Inc.)

	8/10/90	  	 RI/FS Feasibility Study Plan (R.L. Stollar & Associates Inc.)

	8/10/90	  	 RI/FS Quality Assurance Project Plan (R.L. Stollar & Associates Inc.)

	8/31/90	  	 RI/FS Scoping Document (R.L. Stollar & Associates Inc.)

	8/31/90	  	 RI/FS Scoping Document Appendix E (R.L. Stollar & Associates) incl. in Scoping Document

	9/17/90	  	 RI/FS Sampling and Analysis Plan (R.L. Stollar & Associates)

	9/24/90	  	 Revised Data Management and QAPP (R.L. Stollar & Associates)

	10/12/90	  	 Revised RI/FS Health and Safety Plan (R.L. Stollar & Assoc.)

	10/12/90	  	 Revised RI/FS Feasibility Study Plan (R.L. Stollar & Associates)

	11/21/90	  	 Revised RI/FS Sampling and Analysis Plan (R.L. Stollar)

	6/91	  	 Draft Baseline Public Health Risk Assessment (Urie Evn. Health, Inc.)

	7/19/91	  	 Draft Remedial Investigation Vols. I, II, III (R.L. Stollar & Assoc.)

	7/26/91	  	 Draft Feasibility Study (R.L. Stollar & Assoc.)

	3/11/92	  	 Baseline Public Health Risk Assessment March 11, 1992 (Richard L. Urie and Joan Henehan)

	3/13/92	  	 Revised Draft Feasibility Study (Watkins-Johnson formerly R.L. Stollar & Assoc.)

	3/24/92	  	 Revised Draft Remedial Investigation, March 24, 1992 (Watkins-Johnson Env., Inc.)

	6/92	  	 Draft Baseline Public Health Risk Assessment (Watkins-Johnson Env.) Vols. 1 & 2

	6/26/92	  	 Remedial Investigation Vols. I thru III (Watkins Johnson Env., Inc.) incl. 11/10/02 addendum re OU2

	7/10/92	  	 Feasibility Study (Watkins Johnson Env., Inc.)

	8/24/92	  	 Revised Feasibility Study (Watkins Johnson Env., Inc.) incl. addendum FS OU2 of 4/14/93

	11/10/92	  	 OU2 Remedial Investigation Addendum Report included in the RI Report dated 6/26/92. (Watkins Johnson)

	2/93	  	 Baseline Public Health Risk Assessment, incl. DTSC comments and response to (W-J) Vols. 1 & 2

	3/31/93	  	 Monthly and Quarterly Progress Reports, Feb. 1993, RI and FS (Watkins Johnson)

	4/14/93	  	 Addendum Feasibility Study and Pilot Study Report for Operable Unit 2 (WJ) incl. in FS 8/24/92

	5/24/93	  	 Response to Comments for the Addendum Feasibility Study and Pilot Study Report for OU2 (WJ)

	6/93	  	 Baseline Public Health Risk Assessment Vols. 1 & 2 (Watkins Johnson)

	7/8/93	  	 Draft Remedial Action Plan (Watkins Johnson)

	1/26/94	  	 Final Draft Remedial Action Plan (Watkins Johnson)

	3/31/94	  	 Final Remedial Action Plan (Watkins Johnson)

	7/1/94	  	 Draft Remedial Design and Implementation Plan (Watkins Johnson)

	7/14/94	  	 Monthly and Quarterly Progress Reports, May 1994, RI & FS (Watkins Johnson)

	8/23/94	  	 Remedial Design and Implementation Plan (Watkins Johnson)

 3333 Hillview continued 
  

	DATE

	  	 TITLE (CONSULTANT)

	9/30/94	  	 Monthly and Quarterly Progress Reports, August 1994, RI and FS (Watkins Johnson)

	1/16/95	  	 Monthly and Quarterly Progress Report, November 1994 Vol. 1 (Dames & Moore) Appendices A-D, Vol. II

	2/16/95	  	 January 1995 Progress Report (Dames & Moore)

	2/16/95	  	 Monthly Progress Report January 16, 1995, Vols. 1 & 2 (Dames & Moore)

	3/15/95	  	 Operation and Maintenance Manual (Dames & Moore)

	4/3/95	  	 Monthly and Quarterly Progress Report February, 1995 (Dames & Moore)

	5/12/95	  	 Monthly Progress Report (Dames & Moore)

	6/30/95	  	 Semi Annual Progress Report (Dames & Moore)

	1/15/96	  	 Annual Progress Report, November 1995, for Watkins Johnson Company

	1/15/97	  	 Annual Progress Report, November 1996, for Watkins Johnson Company

	12/97	  	 Post Closure Report Palo Alto Fire Department Permit # H-021098

  
  
  

 2 

 3125 Porter Drive 
  

	DATE

	  	 TITLE (CONSULTANT)

	12/4/87	  	 Technical Proposal Phase II Initial Site Characterization (McLaren)

	3/9/88	  	 January-March 1988 Quarterly Self-Monitoring Report (McLaren)

	5/27/88	  	 Phase II Site Characterization Report (McLaren)

	6/7/88	  	 April-June 1988 Quarterly Self-Monitoring Report (McLaren)

	6/29/88	  	 Data Transmittal (QA/QC Data for MW-5, MW-8, MW-11, MW 12 (McLaren)

	6/88	  	 Technical Proposal for Phase III Groundwater Investigation (McLaren)

	9/2/88	  	 Technical Proposal to Conduct Soil Investigation beneath the chemical storage bunker, along the pipe trench & vicinity of
waste treatment facility (McLaren)

	9/7/88	  	 July-September 1988 Quarterly Self-Monitoring Report (McLaren)

	9/8/88	  	 Sample Plan for Soil Investigations during demolition activities (McLaren)

	10/7/88	  	 Results of Phase III Groundwater Investigation (McLaren)

	12/22/88	  	 Results of Phase III Soil Investigation (McLaren)

	12/6/88	  	 October-December 1988 Quarterly Self-Monitoring Report (McLaren)

	1/13/89	  	 Technical Proposal, Phase IV Soil and Groundwater Investigations (McLaren)

	1/27/89	  	 Sample Plan for Phase IV Site Characterization (McLaren)

	3/22/89	  	 January-March 1989 Quarterly Self-Monitoring Report (McLaren)

	3/24/89	  	 Cleanup Order #HSA 88/89-024, issued by the Dept. of Toxic Substance Control to Hewlett-Packard and
Stanford

	5/31/89	  	 RI/FS Work Plan Vol. I of 6, Project, QA/QC, Data Management Plans (McLaren)

	5/31/89	  	 RI/FS Work Plan Vol. II of 6, Health and Safety Plan (McLaren)

	5/31/89	  	 RI/FS Work Plan Vol. III of 6, Public Health and Env. Evaluation Plan (McLaren)

	5/31/89	  	 RI/FS Work Plan Vol. IV of 6, Feasibility Study Plan (McLaren)

	6/14/89	  	 April-June 1989 Quarterly Self-Monitoring Report (McLaren)

	9/21/89	  	 July-September 1989 Quarterly Self-Monitoring Report (McLaren)

	10/3/89	  	 Phase IV Soil and Groundwater Investigations Vol. I (McLaren)

	10/3/89	  	 Phase IV Soil and GW Investigations Vol. II, Appendix C (McLaren)

	10/3/89	  	 Phase IV Soil and GW Investigations Vol. III, Appendix D, E (McLaren)

	10/3/89	  	 RI/FS Work Plan Vol. V of 6, Scoping Document (McLaren)

	10/3/89	  	 RI/FS Work Plan Vol. VI of 6, Sample Plan (McLaren)

	11/1/89	  	 Interim Remedial Measures Proposal, Soil and Groundwater (McLaren)

	12/20/89	  	 October-December 1989 Quarterly Self-Monitoring Report (McLaren)

	3/30/90	  	 January-March 1990 Quarterly Monitoring Report (McLaren)

	5/11/90	  	 Phase V Soil and Groundwater Investigations, Vol. 1 (McLaren)

	5/11/90	  	 Phase V Soil and Groundwater Investigation, Vol. 2, Appendices (McLaren)

	6/29/90	  	 April-June 1990 Quarterly Self-Monitoring Report (McLaren)

	8/15/90	  	 Public Health and Environmental Evaluation (ChemRisk)

	8/15/90	  	 Remedial Investigation Report (McLaren Hart) Vol. I

	8/15/90	  	 Remedial Investigation Report (McLaren Hart) Vol. II, Appendices A-H

	8/15/90	  	 Remedial Investigation Report (McLaren Hart) Vol. III, Appendix I

	8/15/90	  	 Remedial Investigation Report (McLaren Hart) Vol. IV, Appendix I, cont’d.

	8/15/90	  	 Remedial Investigation Report (McLaren Hart) Vol. V, Appendix J

	8/15/90	  	 Feasibility Study (McLaren Hart)

	9/26/90	  	 July-September 1990 Quarterly Self-Monitoring Report (McLaren Hart)

	12/7/90	  	 Remedial Investigation Work Plan (SEACOR)

	12/28/90	  	 Quarterly Self-Monitoring Report (McLaren Hart)

	2/4/91	  	 Soil Investigation Summary (SEACOR)

	3/06/91	  	 Contingency Plan for Additional Remedial Investigation (Seacor)

	3/28/91	  	 Results of the Feb 1991 Quarterly Groundwater Monitoring Event (Seacor)

	3/28/91	  	 Response to DHS Comments Remedial Investigation Work Plan (Seacor)

	4/16/91	  	 Feasibility Study Workplan Bldg 15 (Seacor)

	5/15/91	  	 Revised Soil Investigation Summary (Seacor) with Attachment 2 (attachment 2 missing)

	5/15/91	  	 Monthly Status Report April 1991 (Seacor)

  

 3 

 3125 Porter Drive continued 
  

	DATE

	  	 TITLE (CONSULTANT)

	6/21/91	  	 Revised Soil Investigation Summary (Seacor)

	6/27/91	  	 May 1991 Quarterly Groundwater Monitoring & Prelim. Data Interpretation & FS Reports (SEACOR)

	7/12/91	  	 Monthly Status Report, June 1991 (Seacor)

	7/29/91	  	 Addendum to the Hewlett-Packard Company Bldg. 15 Facility Public Health Evaluation (Seacor)

	8/9/91	  	 Monthly Status Report, July 1991, 3215 Porter bldg. 15 (Seacor)

	9/12/91	  	 Addendum Final Remedial Investigation Report (Seacor)

	9/27/91	  	 Monthly Status Report and Results of the Quarterly Groundwater Monitoring Event August 1991 (Seacor)

	10/31/91	  	 Draft Feasibility Study Report (Seacor)

	11/26/91	  	 Recommended Groundwater Self-Monitoring Program November 1991 (Seacor)

	12/30/91	  	 Monthly Status Report and Results of the Quarterly Groundwater Monitoring Event Nov. 1991 (Seacor)

	1/17/92	  	 Addendum Remedial Investigation Report (Seacor) Prepared 9/12/91, revised 1/17/92

	2/14/92	  	 Feasibility Study Report (Bldg. 15) (Seacor) Revised 2/14/92, Prepared 10/31/91 inc. ltr 3/31/92 from DTSC

	3/11/92	  	 Addendum to the Hewlett Packard Bldg. 15 Facility Public Health Evaluation (Seacor)

	3/31/92	  	 Monthly Status Reports and Results of the Quarterly Groundwater Monitoring Event February 1992 (Seacor)

	3/30/92	  	 Addendum FINAL Remedial Investigation Report, Prepared Sept. 12, 1991, Revised March 30, 1992 (Seacor)

	4/30/92	  	 Preliminary Draft Remedial Action Plan April 30, 1992 (Seacor)

	6/30/92	  	 Monthly Status Report and Results of the Quarterly GroundWater Monitoring Event May 1992 (SEACOR)

	8/7/92	  	 Draft Remedial Action Plan (SEACOR)

	8/11/92	  	 Proposed Negative Declaration for the RAP, Bldg 15 Appendix I Checklist and Initial Assmt. (DTSC)

	9/30/92	  	 Final Remedial Action Plan (Seacor)

	9/30/92	  	 Monthly Status Report and Results of the Quarterly Groundwater Monitoring Event August 1992 (Seacor)

	12/30/92	  	 Monthly Status Report and Results of the Quarterly Groundwater Monitoring Event Nov. 1992 (Seacor)

	3/31/93	  	 Monthly Status Report and Results of the Quarterly Groundwater Monitoring Event Feb. 1993 (Seacor)

	1/29/93	  	 Remedial Design and Implementation Plan Vols. 1 thru 3 rec’d. (of 9) Seacor

Vol. 1 Workplan 1/29/93, Vol. 2 Construction Drawings 4/2/93, Vol. 3 Technical Specs. 4/2/93

	6/30/93	  	 Monthly Status Reports and Results of Quarterly GW Monitoring Events (SEACOR)
Vol. 1 of 3 Text, Tables and
Figures

	6/30/93	  	 Vol. 2 of 3 Appendices A, B, C and D
 Vol. 3 not received

	9/30/93	  	 Monthly Status Reports and Results of the August 1993 Quarterly GW Monitoring Events (Seacor)

	11/30/93	  	 Remedial Design and Implementation Plan, Remedial Systems Start-Up Report (Seacor) This report is for 1661 Page Mill
also.

	12/30/93	  	 Monthly Status Reports and Results of the Nov. 1993 Qtrly. Groundwater Monitoring Events (SEACOR)

	3/31/94	  	 Monthly Status Reports and Results of the Feb 1994 Quarterly GW Monitoring Events 3215 Porter and Building 28, corner Page Mill
Rd., and Porter Dr. (Seacor)

	6/30/94	  	 Monthly Status Report and Results of the May 1994 Quarterly Groundwater Monitoring Event (Seacor)

	9/30/94	  	 Quarterly Status Report and Results of the August 1994 Quarterly Groundwater Monitoring Event (Seacor)

	12/27/94	  	 Proposed Groundwater Monitoring Plan (Seacor)

	1/13/95	  	 Annual Monitoring Report for 1994, Vol. I, Quarterly Status Report and Results of the Nov.
1994 Quarterly GW Monitoring Event (Secor)
 Vol. II Annual Performance Review (Secor)

	3/30/95	  	 Quarterly Status Report December 1994-February 1995 (Secor)

	6/30/95	  	 Quarterly Status Report (Mar-May 1995) and Semi Annual Groundwater Monitoring Report (Feb & May 1995)
(Secor)

	9/28/95	  	 Quarterly Status Report June – August 1995 (Secor)

	1/12/96	  	 Annual Monitoring Report for 1995
 Vol. I Quarterly Status Report & Results of August & November 1995 Groundwater Monitoring Events
 Vol II Annual Performance Review (Secor)

	2/5/96	  	 Revisions to Annual Groundwater Monitoring Report for 1995, Vol. II Annual Performance Review (Secor) filed with Vol. II Annual
Performance Review 1/12/96 and cc with Vol. II Annual Performance Review 1/13/95

	2/20/96	  	 As Built Drawings for Groundwater Extraction and Treatment System 3215 Porter and 1661/ 1681 Page Mill Rd.
(Secor)

  

 4 

 3125 Porter Drive continued 
  

	DATE

	  	 TITLE (CONSULTANT)

	3/22/96	  	 Quarterly Status Report December 1995-February 1996 (Secor) Bldgs. 28A, B, C Site, Corner of Page Mill and Porter
Drive

	5/6/96	  	 Confirmatory Soil Sampling and Analysis Workplan (Secor)

	6/28/96	  	 Quarterly Status Report (March through May 1996) and Semi-Annual Groundwater Monitoring Report (February and May 1996)
(Secor)

	7/25/96	  	 Confirmatory Soil Sampling & Analysis Report (Secor)

	7/30/96	  	 Startup Report Final Remedial Action (Levine Fricke)

	7/30/96	  	 Quarterly NPDES Discharge Monitoring Report April 1 through June 30, 1996 (Levine Fricke)

	1/14/97	  	 Annual Monitoring Report for 1996 (SECOR International)

	6/30/97	  	 Semi-annual Groundwater and Extraction Systems Monitoring Report (December 1996 through May 1997)

	6/30/97	  	 Quarterly Status Report (March through May 1997) and Semi-annual groundwater monitoring report (Feb & May
1997)

	1/14/98	  	 Annual Monitoring Report for 1997, Vol 1 Text, Tables, and Figures

	1/15/98	  	 Quarterly Self-Monitoring Report Third Quarter 1997 (Environ)

	1/14/99	  	 Five-Year remedial Action Status Report and Effectiveness Evaluation

	1/15/99	  	 Annual Monitoring Report for 1998 Volume 1–Text, Tables, and Figures

  
  
  

 5 

 Hillview-Porter 
  

	DATE

	  	 TITLE (CONSULTANT)

	10/87	  	 Results of Soil Gas Sampling and Analysis (CH2M Hill for DHS)

	6/88	  	 Technical Memorandum, Hillview-Porter Site Stratigraphic Correlation Report (CH2M Hill for DHS)

	6/88	  	 Addendum to Preliminary Site Assessment and Investigation Report (CH2M Hill for DHS)

	12/9/88	  	 Cleanup Order for Hillview-Porter Responding Parties issued by DTSC #HSA 88/89-016 (superseded)

	2/89	  	 RI/FS Work Plan (ENSR)

	3/89	  	 Results of January 1989 Private Well and Creek Sampling (CH2M Hill for DHS)

	5/89	  	 Site Safety Plan for Remedial Investigation/Feas. Study Activities May 1989, (ENSR)

	6/89	  	 Community Relations Plan (ENSR)

	6/6/89	  	 Draft QAPP Vol. 2A–Appendices (ENSR)

	6/6/89	  	 Draft QAPP Vol. 2B–Appendices (ENSR)

	6/12/89	  	 Draft QAPP Vol. 1 (ENSR)

	6/13/89	  	 Data Review Report (ENSR)

	6/29/89	  	 Hillview-Porter Site Assessment (for Risk, Dennis J. Paustenbach)

	7/13/89	  	 Revised RI/FS Work Plan (ENSR)

	9/89	  	 Community Relations Plan (ENSR)

	9/1/89	  	 Interim Report for the Matadero Creek Interim Remedial Measures Feasibility Study (ENSR)

	9/15/89	  	 Site Investigation Report for Private Well & Creek Sampling/July 1989 (ENSR)

	12/22/89	  	 Interim Remedial Measures Feasibility Study for Matadero Creek (ENSR)

	2/16/90	  	 Work Plan, Remedial Investigation/Feasibility Study (RI/FS) Hillview-Porter Region (ENSR)

	2/90	  	 Site Safety Plan, RI/FS (ENSR)
 Field Sampling Plan for Air, RI/FS (ENSR)
 Field Sampling Plan for Stream Biots and Sediments, RI/FS (ENSR)
 Field Sampling Plan for Surface Water, RI/FS (ENSR)
 Field Sampling Plan for Groundwater RI/FS (ENSR)

	2/16/90	  	 Site Investigation Report for Private Well & Creek Sampling/November 1989 (ENSR)

	3/29/90	  	 Site Investigation Report for Private Well & Creek Sampling/February 1990 (ENSR)

	3/90	  	 Community Relations Plan for the Hillview-Porter Regional Program (ENSR)

	5/4/90	  	 Data Compilation/Evaluation Report Update (ENSR)

	6/14/90	  	 Site Investigation Report for Private Well & Creek Sampling/May 1990 (ENSR)

	10/90	  	 Data Compilation/Evaluation Report Update of February and May 1990 Sampling Events (ENSR)

	10/31/90	  	 Quarterly Progress Report, August 1990 (Brown and Caldwell)

	12/90	  	 Phase I Hydrogeologic Investigation (Brown and Caldwell)

	1/91	  	 Scope of Work For Expanded Phase II Hydrogeologic Investigation (Brown and Caldwell)

	1/14/91	  	 Quarterly Progress Report, November 1990 (Brown and Caldwell)

	3/19/91	  	 Revised Scope of Work for Expanded Phase II Investigation (Brown and Caldwell)

	3/27/91	  	 Data Compilation Evaluation Report Update of Aug. & Nov. 1990 Sampling Events (Brown & Caldwell)

	4/12/91	  	 Quarterly Progress Report February 1991 (Brown & Caldwell)

	5/1/91	  	 Regional Program Accelerated Phase II Investigation Report (Brown & Caldwell)

	7/12/91	  	 Quarterly Progress Report, May 1991, Volume 1 (Brown & Caldwell)

	8/91	  	 Work Plan for Shallow Groundwater Hydrogeology and Remediation Assessment in the VA Hospital Property Boundary/Bike Path Area
(Brown & Caldwell)

	9/27/91	  	 Stream Biots and Sediments Sampling Program Annual Report (Brown & Caldwell)

	9/91	  	 Data Compilation/Evaluation Report Update of Feb. & May 1991 Sampling Events Sept. 1991
(B & C)

	10/8/91	  	 Ambient Air Sampling Program Annual Summary Report (Brown & Caldwell)

	10/15/91	  	 Quarterly Progress Report August 1991, Volume 1 (Brown & Caldwell)

	10/15/91	  	 Quarterly Progress Report August 1991, Volume II Appendices (Brown & Caldwell)

	12/17/91	  	 Matadero Creek Pilot Aeration Project HVP Regional Project (Brown & Caldwell)

	12/19/91	  	 Hillview Porter Reg. Prog. Scope of Work for Step 4 Expanded Phase 2 Investigation Workplan
(B & C)

	1/92	  	 Public Participation Plan (PPP) (Brown & Caldwell)

	1/15/92	  	 Quarterly Progress Report November 1991, Vol. 1 (Brown & Caldwell)

	2/14/92	  	 VA Hospital Property Shallow Groundwater Investigation Accelerated Phase 2, Step 2, Feb. 1992 (B & C)

	3/92	  	 Addendum to the Scope of Work for Step 4 Expanded Phase 2 Investigation (Brown & Caldwell) March 199_

  

 6 

 Hillview-Porter continued 
  

	DATE

	  	 TITLE (CONSULTANT)

	4/14/92	  	 Quarterly Monitoring Report Dec. 1991 – Feb. 1992, Vol. 1 (Brown & Caldwell) Vol. 2 not
rec’d.

	4/92	  	 Data Compilation/Evaluation Report Update of Aug. & Nov. 1991 Sampling Events
Vols. 1 & 2 (B &
C)

	5/92	  	 Addendum No. 2 to the Scope of Work for Step 4 Expanded Phase 2 Investigation (Brown & Caldwell) incl. with 3/92 Addendum
to the Scope of Work for Step 4 Expanded Phase 2 Investigation (B & C)

	6/92	  	 Quarterly Monitoring Report March-May 1992, Vol. 1 (Brown & Caldwell)

	6/16/92	  	 Expanded Phase 2 Step 4 Investigation Rev. Addendum No. 3 to EP2 Step 4 Work Plan (Brown & Caldwell)

	9/92	  	 RI/FS FINAL Data Compilation/Evaluation Report Update of Feb. & May 1992 Sampling Events,
Vols. 1 & 2
(B&C)

	10/92	  	 Quarterly Monitoring Report June 1992-August 1992 (Brown & Caldwell)

	11/13/92	  	 Response to Comments on First Deliverable Baseline Regional Public Health Evaluation (Brown &
Caldwell)

	1/93	  	 Quarterly Monitoring Report Sept. 1992-Nov. 1992, Vols. 1 & 2 (Brown & Caldwell)

	2/8/93	  	 Baseline Public Health Evaluation Submittal of Second Deliverable (Brown & Caldwell)

	3/29/93	  	 Data Compilation Evaluation Report August and Nov 1992, Vols. 1 & 2 (B&C)

	4/93	  	 Quarterly Monitoring Report Dec 1992-Feb 1993, Vol. 1 (Brown & Caldwell)

	4/14/93	  	 Quarterly Progress Report for Feb. (B & C) Vol. 1 only rec’d. of main text. Vol. 2 appendices not
rec’d.

	5/17/93	  	 Draft Baseline Public Health And Environmental Evaluation Vols. 1 & 2 (B&C)

	6/18/93	  	 Revisions to Baseline Public Health & Evaluation (Brown & Caldwell) filed with 5/17/93 BPHEE

	6/30/93	  	 Final Baseline Public Health and Environmental Evaluation Vols. 1 & 2 (Brown & Caldwell)

	7/14/93	  	 Quarterly Monitoring Report March 1993 – May 1993, Vol. 1, Brown & Caldwell

	8/31/93	  	 Draft Remedial Investigation Report (Brown & Caldwell) Final Revisions of 5/16/94 attached

	9/10/93	  	 Proposed Negative Declaration for Interim Remedial Measures (DTSC)

	10/15/93	  	 Final Data Compilation/Evaluation Report Update of February & May 1993 Sampling Events,
Vols. 1 & 2 (B &
C)

	10/93	  	 Quarterly Monitoring Report June-August 1993, Vol. 1 (Brown & Caldwell)

	1/94	  	 Quarterly Monitoring Report Sept-Nov 1993, Vol. 1 (Brown & Caldwell)

	2/4/94	  	 National Pollutant Discharge Elimination Permit Application and Narrative (B & C) (for 3215 Porter
Dr.)

	2/4/94	  	 Feasibility Study Report (Brown & Caldwell)

	2/94	  	 IRMs 2&3 Phase 1 Horizontal Wells GW Extraction System (Brown & Caldwell)

	3/10/94	  	 HVP IRM No. 4-Phase 1, Bol Park Bike Path Groundwater Extraction Wells and Conveyance Pipeline Operation and Maintenance Plan
(Brown & Caldwell)

	3/31/94	  	 HVP Quarterly Monitoring Report Dec. 1993 – Feb. 1994 (Brown & Caldwell)

	3/31/94	  	 HVP Regional RI/FS Program Data Compilation/Evaluation Report Update of August and November 1993 Sampling Events-Tables
(B&C)

	3/31/94	  	 HVP Regional RI/FS Program Final Data Compilation/Evaluation Report Update of August and November 1993 Sampling Events –
Vol II (Brown & Caldwell)

	5/13/94	  	 HVP Regional Program Final Revisions to Feasibility Study Report (Brown & Caldwell)

	5/13/94	  	 HVP Regional Program IRM No. 4-Phase 1, Bol Park Bike Path Groundwater Extraction Wells and Conveyance Pipeline Operation and
Maintenance Plan, Revision 1 (Brown & Caldwell)

	5/94	  	 RI Report (Brown & Caldwell)

	6/24/94	  	 Proposed Regional Monitoring Plan (Seacor)

	6/27/94	  	 Project Manual HVP Horizontal Wells Groundwater Extraction System (Brown & Caldwell)

	7/13/94	  	 IRM Project GW Extraction System and Treatment Plant Draft Operation and Maintenance Plan
(B & C)

	8/2/94	  	 HVP Regional Program IRM Numbers 2 and 3 Horizontal Well Groundwater Extraction System Draft O&MP (Brown &
Caldwell)

	10/94	  	 HVP Quarterly Monitoring Report June 1994-August 1994, Vol. II Appendices (Seacor)

	10/13/94	  	 HVP Quarterly Monitoring Report June 1994-Aug 1994, Vol. I (Seacor)

	12/19/94	  	 HVP Final RAP (Levine Fricke)

	1/30/95	  	 Annual Monitoring Report for 1994, Vols. 1 & 2 (Secor)

	1/31/95	  	 HVP IRM Project, 1994 Annual Performance Review (Brown & Caldwell)

	3/31/95	  	 Remedial Design and Implementation Plan (Levine Fricke)

	4/12/95	  	 Quarterly Monitoring Report January – February 1995, Vol. 1 (Secor)

	4/14/95	  	 Data Compilation/Evaluation Report Update of Nov. 1994 Sampling Event (Secor) Data Compilation/Evaluation Report Update of Nov.
1994 Sampling Event Vol. II Plates

  

 7 

 Hillview-Porter continued 
  

	DATE

	  	 TITLE (CONSULTANT)

	5/11/95	  	 Attachment to the Remedial Design and Implementation Plan (Levine Fricke)

	7/13/95	  	 Semi Annual Monitoring Report March thru May 1995, Vol. 1 (Secor)

	7/28/95	  	 NPDES Notice of Intent to Obtain Coverage – General Permit CAG912003 (Brown & Caldwell)

	10/13/95	  	 Quarterly Monitoring Report Vol. I of II, June thru August 1995 (Secor)

	10/31/95	  	 Interim Remedial Measures Project and Ground Water Extraction and Treatment Plant Quarterly Discharge Monitoring Report 7/1/95
thru 9/30/95 (Levine Fricke)

	1/29/96	  	 Annual Monitoring Report for 1995 for Hillview Porter Regional Program, Volume 1-Text, Tables, and Figures
(Secor)

	1/31/96	  	 Annual Performance Review for 1995 (Levine Fricke)

	1/31/96	  	 Combine NPDES, Annual Status Report (Jan. 1-Dec. 31, 1995) and Quarterly Discharge Monitoring
Report (Oct. 1 – Dec. 31,
1995)

	3/20/96	  	 Treated Groundwater Recharge Program Application Report, SCVWD Resolution No. 94-84

	4/12/96	  	 Quarterly Monitoring Report Dec. 1995-Feb. 1996, Vol. 1 Text, Tables & Figures (Secor)

	4/12/96	  	 Data Compilation/Evaluation Report Nov. 1995, Vol. I of II (Secor) Vol. II of II Plates

	4/30/96	  	 Quarterly Discharge Monitoring Report (Jan. 1-March 31, 1996) for HVP Regional Program, 3215 Porter Drive

	7/12/96	  	 Semi Annual Monitoring Report March thru May 1996, Vol. 1 (Secor) Vol. 1 Text, Tables, Figures

	7/30/96	  	 Palo Alto Regional Water Quality Control Plant Startup Report and Groundwater Semiannual Report McGregor Way Groundwater
Extraction and Discharge System, Final Remedial Action
POTW Permit #1243 (Levine Fricke)

	7/30/96	  	 Startup Report, Final Remedial Action

	7/30/96	  	 Quarterly NPDES Discharge Monitoring Report (April 1 – June 30, 1996)

	9/26/96	  	 Operations & Maintenance Manual HVP Regional Groundwater Remedial Program (Levine Fricke)

	10/11/96	  	 Quarterly Monitoring Report (June 1996 – August 1996) Vol. 1 – Text, Tables and Figures (Secor)

	10/30/96	  	 Quarterly NPDES Discharge Monitoring Report (July 1-Sept. 30, 1996) for HVP Regional Program, 3215 Porter
Drive

	1/30/97	  	 Annual Monitoring Report for 1996 (Secor)

	4/14/97	  	 Data Compilation/Evaluation Report for November 1996

	6/30/97	  	 Hillview-Porter Regional Order, DTSC #HSA 88/89-016, First Amendment Order, supersedes 12/9/88 Order and all other previously
issued amendments dated 6/5/90, 10/9/90, 4/12/92, and 12/19/94

	7/11/97	  	 Combined Quarterly Status Report and Semi-Annual Monitoring Report (Secor)

	1/29/98	  	 Annual Monitoring Report for 1997 Vol. I, text, Tables and Figures (Secor)

	7/13/98	  	 Combined Quarterly Status Report and Semi-Annual Monitoring Report (Secor)

	1/28/99	  	 Annual Monitoring Report for Hillview-Porter regional Program Volume I, text, tables and figures

	36263	  	 Data Compilation/Evaluation Report for November 1998

	7/13/99	  	 Combined Semi-Annual Status and Monitoring Report

  

 8 

 EXHIBIT A 
  

LEGAL DESCRIPTION OF PREMISES 
  
 Real property in the City of Palo Alto, County of Santa Clara, State of California, more particularly described as follows: 
  
 Beginning at a concrete highway monument situate on the Southwesterly line
of El Camino Real (State Highway) opposite Engineer’s Station 144+27.00, as surveyed by the California Division of Highways, as said Southwesterly line was established by that Decree in Condemnation, a certified copy of which Decree was filed
for record in the Office of the Recorder of the County of Santa Clara, State of California on July 7, 1930 in Book 520 of Official Records at page 571; said monument also marks the point of intersection of said Southwesterly line with the
Southeasterly line of that certain 1289 acre tract of land described in the Deed from Evelyn C. Crosby, et al, to Leland Stanford, dated September 8, 1885, recorded September 8, 1885 in Book 80 of Deeds, at page 382, Santa Clara County Records,
running thence along said Southeasterly line of that certain 1289 acre tract and its Southwesterly prolongation, South 33° 14’ 40” West 4494.10 feet; thence South 56° 45’ 20” East 357.00 feet to the most Southerly corner
of that certain 3.268 acre parcel leased by The Board of Trustees of the Leland Stanford Junior University to the Prudential Insurance Company of America, dated December 12, 1958, and recorded December 31, 1958 in Book 4276 of Official Records, at
page 70 and to the true point of beginning of said Property Two; thence from said true point of beginning along the Southwesterly line of said parcel so leased to the Prudential Insurance Company of America, North 56° 45’ 20” West
82.53 feet; thence leaving said line South 48° 39’ 32” West 628.80 feet to a point in the Northeasterly line of Hillview Avenue (60.00 feet in width); thence on the arc of a curve to the right, with a radius of 430.00 feet (a radial
line at the point of beginning of said curve bears South 69° 27’ 05” West) along said line, through a central angle of 25° 17’ 35” an arc distance of 189.82 feet; thence continuing along said line on the arc of a compound
curve to the right, with a radius of 5030.00 feet, through a central angle of 2° 14’ 04” an arc distance of 196.15 feet; thence leaving said Northeasterly line of Hillview Avenue South 85° 10’ 56” East 516.80 feet to a
point in the Northwesterly line of the lands of the Veterans Administration, described as Parcel B in that Final Judgment entered in the District Court of the United States in and for the Northern District of California, Southern Division, entitled,
“United States of America, Plaintiff, vs. The Board of Trustees of the Leland Stanford Junior University, et al, Defendants,” Case No. 34478, a certified copy of which Judgment was filed for record in the office of the Recorder of the
County of Santa Clara, State of California on March 15, 1956 in Book 3439 Official Records, page 182, Santa Clara County Records, said point also being the center line of Matadero Creek; thence along said center line and along the line of the lands
of the Veterans Administration, the following courses and distances: North 22° 59’ 37” East 128.06 feet; North 17° 00’ 52” East 250.02 feet; North 56° 09’ 37” East 64.01 feet; North 82° 55’ 52”
East 36.48 feet; South 69° 47’ 38” East 135.66 feet; North 67° 56’ 49” East 69.95 feet; North 26° 54’ 37” East 31.21 feet; North 17° 14’ 53” West 84.50 feet; North 29° 37’ 22”
East 156.75 feet; North 60° 34’ 52” East 63.66 feet; South 64° 34’ 08” East 109.39 feet; North 75° 41’ 07” East 72.92 feet; and North 60° 51’ 52” East 138.41 feet; thence South 75° 30’
08” East 147.53 feet to the Northeasterly line of the above described 1289 acre tract of land; thence along said line North 56° 39’ 40” West 863.14 feet to the most Easterly corner of the above described 3.268 acre parcel; thence
along the Southeasterly line thereof, South 33° 14’ 40” West 398.50 feet to the true point of beginning. 
  

 1 

 EXHIBIT B 
  

DETERMINATION OF FAIR MARKET RENTAL VALUE 
  
 (a) If within the 30-day negotiating period Lessor and Lessee cannot reach agreement as to the Fair Market Rental Value, they shall each select one
appraiser to determine the Fair Market Rental Value. Each such appraiser shall arrive at a determination of the Fair Market Rental Value and submit his or her conclusions to Lessor and Lessee within thirty (30) days after the expiration of the
initial 30-day negotiating period. 
  
 (b) If only one appraisal
is submitted within the requisite time period, it shall be deemed to be the Fair Market Rental Value. If both appraisals are submitted within such time period, and if the two appraisals so submitted differ by less than ten (10) percent of the higher
of the two, the average of the two shall be the Fair Market Rental Value. If the two appraisals differ by more than ten (10) percent of the higher of the two, then the two appraisers shall immediately select a third appraiser who will within thirty
(30) days of his or her selection make a determination of the Fair Market Rental Value and submit such determination to Lessor and Lessee. This third appraisal will then be averaged with the closer of the previous two appraisals and the result shall
be the Fair Market Rental Value. 
  
 (c) All appraisers specified
pursuant hereto shall be members of the American Institute of Real Estate Appraisers with not less than ten (10) years experience appraising office, research and development and industrial properties in California. Each party shall pay the cost of
the appraiser selected by such party and one-half of the cost of the third appraiser plus one-half of any other costs incurred in the determination. 
  

 1 

 EXHIBIT C 
  

TRI-PARTY AGREEMENT 
  
 THIS AGREEMENT is entered into as of June 25, 2003, by and between THE BOARD OF TRUSTEES OF THE LELAND STANFORD JUNIOR UNIVERSITY, a body having corporate
powers under the laws of the State of California (“Lessor”), 3301 Hillview Holdings, Inc., a Delaware corporation (“Lessee”) and SunAmerica Life Insurance Company, an Arizona corporation
(“Lender”). 
  
 RECITALS 
  
 A. Lessor is the owner of that certain real property, being a portion of the
lands of The Leland Stanford Junior University, located in the County of Santa Clara, State of California, and more particularly described in attached Exhibit A (the “Premises”) and the lessor under that certain ground
lease of the Premises dated as of June 25, 2003, by and between Lessor and Lessee (the “Lease”). 
  
 B. Lessee desires to obtain a loan from Lender in the principal amount of Fifty Four Million Dollars ($54,000,000.00) (the “Loan”)
and to encumber its leasehold interest under the Lease as security for the Loan. 
  
 C. Lender is willing to make the Loan to Lessee secured by Lessee’s leasehold interest under the Lease provided that Lessor consents thereto and agrees to the provisions of this Agreement. 
  
 D. Lessor is willing to consent to the encumbering of Lessee’s leasehold
interest under the Lease as security for the Loan on the terms and conditions set forth in this Agreement. 
  
 AGREEMENT 
  
 NOW THEREFORE, in consideration of the premises and other mutual valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties hereto hereby agree as follows: 
  
 1. Encumbrance of Leasehold Interest. Subject to the terms and
conditions of this Agreement, Lessor hereby consents to the encumbering of Lessee’s leasehold interest under the Lease pursuant to a mortgage or deed of trust as security for the Loan provided that the outstanding amount of the Loan secured
thereby shall not exceed $54,000,000.00, plus accrued interest and other charges allowed thereunder (the mortgage, deed of trust or other security instrument permitted hereunder being herein referred to as the “Leasehold
Mortgage”). In no event shall any interest of Lessor in the Premises be subject or subordinate to any lien or encumbrance of the Leasehold Mortgage or any other mortgage, deed of trust, or other security instrument. 
  

 1 

 2. Parties’ Obligations. During the continuance of the Leasehold Mortgage until such time as
the lien of the Leasehold Mortgage shall have been extinguished, the parties agree as follows: 
  
 (a) Modifications to Lease. Lessor shall not agree to any mutual termination nor accept any surrender of the Lease, except upon the expiration of
the term of the Lease or its termination pursuant to any express provision of the Lease, nor shall any material amendment or modification of the Lease be binding upon Lender or any purchaser in foreclosure from Lender or any deed in lieu
recipient or any successor or assign of such purchaser in foreclosure or deed in lieu recipient (herein, collectively, a “Purchaser”), unless Lender has given its prior written consent to such amendment or
modification, which consent shall not be unreasonably withheld or delayed. 
  
 (b) Insurance and Condemnation. Lender may be a named insured on any fire and other hazard insurance policies carried by Lessee and covering the Premises. All proceeds of any such insurance policies shall be
held by Lessor, or at the request of Lender, by a trust company satisfactory to Lessor and Lender. In the event that at any time prior to expiration of the term of the Lease there shall be a partial or total destruction of the buildings and
improvements then on the Premises from any cause, neither Lessor nor Lessee shall have the right to terminate the Lease, but Lessee shall diligently restore and rehabilitate said buildings and improvements pursuant to plans and specifications
approved by Lessor and Lender in writing, which approval shall not be unreasonably withheld or delayed, and, except as hereinafter provided, all proceeds of all property damage insurance shall be disbursed to Lessee upon such terms as Lessor and
Lender may agree, for the purpose of restoring and rehabilitating said buildings and improvements. Should the proceeds of such insurance exceed the cost of such restoration and rehabilitation, the balance shall be paid to Lender to be credited by
Lender as a payment on account of the Loan, and the remaining balance, if any, shall be paid in accordance with the Lease. Proceeds of any business or rental interruption insurance carried by Lessee with respect to the Premises shall be applied
first to any unpaid obligations of Lessee under the Lease, then to any unpaid obligations under the Leasehold Mortgage and any remaining balance may be paid to Lessee. In the event that any portion of the Premises is taken in condemnation, no
election to terminate the Lease by Lessee may be made without the prior written consent of Lender. In the event of such condemnation, any awards which under the provisions of the Lease are payable to Lessee shall be payable to Lender. 
  
 (c) Lender’s Right to Perform. Lender shall have the right, but
not the obligation, at any time prior to termination of the Lease to pay all rental due thereunder, to provide any insurance and make any other payments, to make any repairs and improvements and do any other act or thing required of Lessee
thereunder, and to do any act or thing which may be necessary and proper to be done in the performance and observance of the covenants, conditions and agreements thereof to prevent the termination of the Lease. All payments so made and all things so
done and performed by Lender shall be as effective as a performance under the Lease and to prevent a termination of the Lease as the same would have been if made, done and performed by Lessee instead of by Lender. 
  

 2 

 (d) Lessee’s Default. Should any default occur under the Lease, Lender shall have thirty
(30) days after receipt of written notice from Lessor setting forth the nature of such default, and, if the default is such that possession of the Premises may be necessary to remedy the default, a reasonable time after the expiration of such thirty
(30) day period within which to remedy such default, provided that (i) Lender shall have fully cured any default in the payment of any monetary obligations of Lessee under the Lease, within such thirty (30) day period and shall
continue to pay currently such monetary obligations as and when the same are due, and (ii) Lender shall have given Lessor written notice that Lender intends to take action to acquire Lessee’s leasehold estate, and, subject to the provisions of
Section 2(i) below, commenced foreclosure or other appropriate proceedings in the nature thereof within a reasonable period, and shall thereafter diligently and continuously prosecute such proceedings to completion. 
  
 (e) Lender’s Right to Cure. A default under the Lease which in
the nature thereof cannot be remedied by Lender shall be deemed to be remedied if (i) within thirty (30) days after receiving written notice from Lessor of such default, Lender shall have given Lessor written notice that Lender intends to take
action to acquire Lessee’s interest under the Lease and, subject to the provisions of Section 2(i) below, commenced foreclosure or other appropriate proceedings in the nature thereof in a reasonable period, and Lender shall thereafter
diligently and continuously prosecute any such proceedings to completion, (ii) Lender shall have fully cured any default in the payment of any monetary obligations of Lessee under the Lease within such thirty (30) day period and shall thereafter
continue to faithfully perform all such monetary obligations, and (iii) after gaining possession of the Premises, Lender shall perform all of the obligations of Lessee under the Lease as and when the same are due and cure any defaults that are
curable by Lender but that require possession of the Premises to cure, such cure to be effected within thirty (30) days after gaining possession, or such longer period of time as is reasonably necessary to effect such cure using all due diligence.

  
 (f) Notices. Lessor shall mail to Lender a duplicate
copy by certified mail of any and all notices which Lessor may from time to time give to or serve upon Lessee pursuant to the provisions of the Lease; and no notice by Lessor to Lessee hereunder shall be deemed to have been given as to Lender unless
and until a copy thereof has been mailed to Lender. 
  
 (g)
Foreclosure. Subject to the provisions of this subsection (g) and subsection (i) below, foreclosure of a Leasehold Mortgage or any sale thereunder, whether by judicial proceedings or by virtue of any power of sale contained in the Leasehold
Mortgage, or any conveyance of the leasehold interest under the Lease from Lessee to Lender by virtue or in lieu of foreclosure or other appropriate proceedings in the nature thereof, shall not require the consent of Lessor, shall not be
subject to the provisions of Section 22.4 of the Lease, and shall not constitute a breach of any provision of or a default under the Lease and upon such foreclosure, sale or conveyance, Lessor shall recognize Lender or any other Purchaser, as the
Lessee under the Lease; provided: 
  
 (i) Lender
shall have fully complied with the provisions of this Agreement applicable prior to gaining possession of the Premises and Lender or the Purchaser who becomes the Lessee under the Lease shall comply with the provisions of this Agreement applicable
after gaining possession of the Premises; 
  

 3 

 (ii) Lender or the Purchaser who becomes the Lessee under the Lease shall be responsible
for taking such actions as shall be necessary to obtain possession of the Premises; and 
  
 (iii) Lender or the Purchaser who becomes the Lessee under the Lease shall execute, acknowledge and deliver to Lessor an instrument in
form reasonably satisfactory to Lessor pursuant to which Lender or the Purchaser expressly assumes all obligations of the Lessee under the Lease, which instrument shall contain the same representation and release by the entity assuming the
Lessee’s obligations under the Lease as are made by Lender pursuant to Section 3 of this Agreement. 
  
 If there are two or more Leasehold Mortgages or foreclosure sale purchasers (whether of the same or different Leasehold Mortgages), Lessor shall have no duty or obligation whatsoever to determine the relative
priorities of such Leasehold Mortgages or the rights of the different holders thereof and/or foreclosure sale purchasers. If Lender becomes the Lessee under the Lease, or under any new lease obtained pursuant to subsection (h) below, Lender shall
not be personally liable for the obligations of the Lessee under the Lease accruing prior to or after the period of time that Lender is the Lessee thereunder. 
  

(h) Rejection of Lease. Should the Lease be terminated by reason of any rejection of the Lease in a bankruptcy proceeding, Lessor shall,
subject to the terms and conditions of this subsection (h) and subsection (i) below, upon written request by Lender to Lessor made within thirty (30) days after such termination, execute and deliver a new lease of the Premises to Lender for the
remainder of the term of the Lease with the same covenants, conditions and agreements (except for any requirements which have been satisfied by the Lessee prior to termination) as are contained therein; provided, however, that Lessor’s
execution and delivery of such new lease of the Premises shall be made without representation or warranty of any kind or nature whatsoever, either express or implied, including without limitation, any representation or warranty regarding title to
the Premises or the priority of such new lease; Lessor’s obligations and liability under such new lease shall not be greater than if the Lease had not terminated and Lender had become the Lessee thereunder, and the new lease shall contain the
same representation and release made by the entity that is the lessee thereunder as are made by Lender under Section 3 of this Agreement. Lessor’s delivery of the Premises to Lender pursuant to such new lease shall be made without
representation or warranty of any kind or nature whatsoever, either express or implied; and Lender shall take the Premises “as is” in their then current condition. Upon execution and delivery of such new lease, Lender, at its sole cost and
expense, shall be responsible for taking such action as shall be necessary to cancel and discharge the Lease and to remove the Lessee named therein and any other occupant from the Premises. Lessor’s obligation to enter into such new lease of
the Premises with Lender shall be conditioned as follows: 
  

 4 

 (i) Lender shall have complied with the provisions of this Agreement applicable prior to
the gaining of possession and shall comply with the provisions of this Agreement applicable after gaining possession of the Premises; 
  
 (ii) if more than one holder of a Leasehold Mortgage claims to be the Lender and requests such new lease, Lessor shall have no duty or
obligation whatsoever to determine the relative priority of such Leasehold Mortgages, and in the event of any dispute between or among the holders thereof, Lessor shall have no obligation to enter into any such new lease if such dispute is not
resolved to the sole satisfaction of Lessor within ninety (90) days after the date of termination of the Lease; and 
  
 (iii) Lender shall pay all costs and expenses of Lessor, including without limitation, reasonable attorneys’ fees, real property
transfer taxes and any escrow fees and recording charges, incurred in connection with the preparation and execution of such new lease and any conveyances related thereto. 
  
 3. Hazardous Substances. By execution of this Agreement, Lender hereby represents to Lessor as follows: Lender is
aware that detectable amounts of hazardous substances and groundwater contaminants have come to be located beneath and/or in the vicinity of the Premises. Lender has made such investigations and inquiries as it deems appropriate to ascertain the
effects, if any, of such substances and contaminants on the Premises and persons using the Premises. Lessor makes no representation or warranty with regard to the environmental condition of the Premises. Lender hereby covenants and agrees not to sue
and forever releases and discharges Lessor, and its trustees, officers, directors, agents and employees for and from any and all claims, losses, damages, causes of action and liabilities, arising out of hazardous substances or groundwater
contamination presently existing on, under, or emanating from or onto the Premises. Lender understands and expressly waives any rights or benefits available under Section 1542 of the Civil Code of California or any similar provision in any other
jurisdiction. Section 1542 provides substantially as follows: “A general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the release, which if known by him must have
materially affected his settlement with the debtor.” 
  
 4.
Notices. Any notice or demand required or given hereunder shall be in writing and shall be considered to have been duly and properly given upon personal delivery to the party or an officer of the party being served, or if mailed, upon the
first to occur of actual receipt or 48 hours after deposit in United States registered or certified mail, postage prepaid, addressed to the parties as follows : 
  

	 Lessor:
	  	 The Board of Trustees of the Leland Stanford Junior University
 c/o Stanford Management Company
 2770 Sand Hill Road
 Menlo Park, Ca 94025
 Attention: Director, Stanford Research
Park

  

 5 

	 Lessee:
	 	 3301 Hillview Holdings, Inc.
 c/o TIBCO Software, Inc.
 3303 Hillview Avenue
 Palo Alto, CA 94304
 Attn: General Counsel

		
	 Lender:
	 	 SunAmerica Life Insurance Company
 1 SunAmerica Center.
 Century City
 Los Angeles, California 90067-6022
 Attention: Director-Mortgage Lending and Real Estate

		
	 with a copy to:
	 	  
 Brownstein
Hyatt and Farber, P.C.
 Twenty-Second Floor
 410 Seventeenth Street
 Denver, Colorado 80202
 Attention: Ronald B. Merrill, Esq.

  
 Such addresses may be changed by
notice to the other parties given in the same manner as provided herein, such changes to be effective only upon receipt of notice thereof. 
  
 5. Assignment. Neither this Agreement nor any of the rights or obligation of the parties hereto may be assigned in whole or in part to any other
party without the consent of the other parties hereto and any attempted assignment without such consent shall be null and void. Nothing contained in this Agreement shall constitute the consent of Lessor to any other or future encumbrance of
Lessee’s leasehold interest under the Lease. Notwithstanding the foregoing, nothing contained above shall prohibit the Lender from transferring its interest in the Loan, and upon such transfer the holder of the Loan may be assigned
Lender’s rights in this Agreement without the prior consent of any other party. 
  
 6. Counterparts. This Agreement may be executed in any number of counterparts and each of the counterparts shall be considered an original and all counterparts shall constitute but one and the same instrument.

  
 7. Entire Agreement; Modifications; Waiver. This
Agreement and the exhibits hereto, which are incorporated herein by this reference, shall constitute the entire agreement between the parties with respect to the subject matter hereof. This Agreement may not be changed or modified orally or in any
manner other than by any agreement in writing signed by the parties hereto. No waiver of any of the terms or conditions of this Agreement and no waiver of any default or failure of compliance shall be effective unless in writing, and no waiver
furnished in writing shall be deemed to be a waiver of any other term or provision or any future condition of this Agreement. 
  

 6 

 8. Governing Law. This Agreement shall be governed by California law. 
  
 9. Attorneys’ Fees. In the event of any litigation arising out of
any dispute or controversy concerning this Agreement, the party or parties not prevailing in such dispute shall pay any and all costs and expenses incurred by the prevailing party or parties, including, without limitation, reasonable attorneys’
fees and expenses, which shall include fees and expenses of in-house attorneys. 
  

 7 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written.

  

	 THE BOARD OF TRUSTEES OF THE
 LELAND STANFORD JUNIOR
 UNIVERSITY
	 	 3301 HILLVIEW HOLDINGS, INC., a Delaware
 corporation

				
	 By
	 	 Stanford Management Company
	 	 By
	 	  

				
	 By:
	 	
	 	 Name
	 	  

				
	 Its:
	 	
	 	 Its
	 	  

			
	 	 	 	 	 SUNAMERICA LIFE INSURANCE
 COMPANY, an Arizona corporation

				
	 	 	 	 	 By
	 	  

				
	 	 	 	 	 Name
	 	  

				
	 	 	 	 	 Its
	 	  

  

 8

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