Document:

exhibit101

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                         OFFICE  LEASE   AGREEMENT                                              BY  AND  BETWEEN                                 COLUMBIA    REIT — UNIVERSITY   CIRCLE,  LP.                                         a Delaware limited partnership                                             I                                                   AND                                          FINJAN  HOLDINGS,    INC.                                            3 Delaware corporation                                                University Circle                                       East Palo Alto, California 94303                WESTQS 1 262358,]!              3844774104056 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                  TABLE    OF CONTENTS                                                                                                     Page                  ARTICLE   I      SPECIAL   DEFINITIONS    .............................................................................. I                 ARTICLE   11     PREMISES    ......................................................................................................3                 ARTICLE   III    TERM   ............................................................................................................. 4                 ARTICLE   IV     BASE  RENT   .................................................................................................. 4                 ARTICLE   V      OPERATING     CHARGES    AND  REAL   ESTATE   TAXES   ............................ 6                 ARTICLE   VI     USE  OF PREMISES    ........................................................................................7                 ARTICLE   VII    ASSIGNMENTAND        SUBLETTING                                   ...... 10                ARTICLE   VIII   MAINTENANCE      AND   REPAIRS.                ARTICLE   IX     ALTERATIONS     ..................................                 ARTICLE   X      SIGNS  ............................................................................................................ 18                 ARTICLE   XI     SECURITY    DEPOSIT  .................................................................................. 18                 ARTICLE   XII    INSPECTION    .............................................................................................. 21                 ARTICLE   XIII   INSURANCE................................................................................................ 21                 ARTICLE   XIV    SERVICES   AND   UTILITIES  .......................................................................24                 ARTICLE   XV     LIABILITY   OF LANDLORD     .......................................................................26                ARTICLE   XVI    RULES  .................................................                ARTICLE   XVII   DAMAGE     OR DESTRUCTION.                ARTICLE   XVIII  CONDEMNATION       .............................                 ARTICLE   XIX    DEFAULT    .....................................................................................................30               ARTICLE    XX     BANKRUPTCY      ............................................................................................33                ARTICLE   XXI    SUBORDINATION.......................................................................................34                 ARTICLE   XXII   HOLDING    OVER   .........................................................................................35                ARTICLE   XXIII  COVENANTS     OF  LANDLORD     .................................................................. 36                ARTICLE   XXIV   PARKING......................................................................................................36                ARTICLE   XXV    GENERAL    PROVISIONS    ............................................................................37                                                              .i.                            WEST\28126235811                                                                                              384-1777004056 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                  TABLE    OF CONTENTS                                                       (continued)                                                                                                    Page                  RIDER  l — General De&#0;nitions                           7                EXHIBIT  A    Plan Showing  Premises                           7                EXHIBIT  B    Work  Agreement                           7                EXHIBIT  C    Rules and Regulations                 EXHIBIT  D 7  Certi&#0;cate Af&#0;rming  the Lease Commencement   Date                                                             _ii_                            WESTUSIIGBSS II                                                                                              384477-004056 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                OFFICE  LEASE   AGREEMENT                        THIS  OFFICE  LEASE   AGREEMENT      (this "‘Lease”) is dated as of the 5th day ofJuly,                                                        7                2018, by and between COLUMBIA      REIT   UNIVERSITY     CIRCLE,   LP,  a Delaware limited                partnership (“Landlord”), and FINJAN HOLDINGS,    INC.  a Delaware corporation (“Tenant”),                                                       ARTICLE    I                                                 SPECIAL   DEFINITIONS                        1.1    Lease Commencement    Date:  October I, 2018.                        1.2    Base Rent: the annual amount payable as set forth in the following table:                                      Lease Year           Monthly Installment*      Annual  Installmen&#0;‘                                10/1/18to 9/30/19**           $61,755.00                $741,060.00                                  10/1/19 to 9/30/20          $63,895.84                $766,750.08                                  10/1/20 to 9/30/21          $66,119.02                $793,428.24                                  10/1/21 to 9/30/22          $68,506.88                $822,082.56                                  10/1/22 to 6/30/23          $70,894.74                $638,052.66                                >“Based on twelve (12) full calendar months. Pro—rated for any partial years or                               months during the Lease Term.                                MTenant's obligation to pay Base Rent with respect to the Premises during the                               initial &#0;rst (151) month of the Lease Term shall be subject to the terms and                               conditions of Section 4.5 ofthis Lease.                        l .3   [Intentionally Omitted].                        1.4    Broker(s): Newmark   Cornish & Carey (“Landlord’s Broker”);  and Cushman  &                Wake&#0;eld  ofCalifomia. Inc. (“Tenant’s Broker”).                        1.5    Building: The building commonly  known  as 2000 University Avenue, located in                East Palo Alto, California and containing approximately 146,452 square feet of total rentable                area (“Total Area”), which  includes the entirety of the of&#0;ce and commercial space of the                Building.                        1.6    Building Hours:  7:00 am. to 6:00 pm. (except the hours for HVAC will be 7:00                am. to 7:00 pm.)  Monday  through Friday (excluding Holidays) and 8:00 am. to 1:00 pm. on                Saturday (excluding Holidays). Landlord requests that Tenant advise Landlord in advance when                Building services are needed on Saturdays so that Landlord may conserve energy if services are                not required.                        1.7    Expiration Date:  11:59 pm.  (local time at the Building) on the last day of the                &#0;fty-seventh (5 7th) month following the Lease Commencement Date.                        1.8    [Intentionally Omitted].                  wusrusuozsss 11                 3344777004055                               1 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         19     Holidays: New  Year’s Day, President’s Day, Memorial Day, Independence Day,                Labor Day,  Thanksgiving Day  (and the day after Thanksgiving) and Christmas Day  and any                additional holidays commonly recognized by the U.S. Federal Government.                        1.10   Improvements   Allowance:   $123,510 (the product of Fifteen Dollars ($15.00)                multiplied by the rentable area ofthe Premises).                        1.11   Landlord  Notice Address:  c/o Columbia Property Trust, 650 California Street,                Suite 200, San Francisco, California 94108, Attention: Asset Manager of West Region.                        1.12   Landlord  Payment  Address:                                           Via Mail                                                           7                                           Columbia  REIT   University Circle, L.P.                                           PO.  Box  100730                                           Pasadena CA  91 189-0730                                            Via Overnight Delivery                                           JPMorgan  Chase                                           2710  Media Center Drive, Building 6, Suite # 120                                           Los Angeles, CA  90065                                           Attn:  Columbia  REIT  — University Circle, L.P. #100730                                            Via Wire                                           Bank  Name  ilP. Morgan  Chase                                           Bank  Address ~ 270 Park Avenue, New  York, NY  10017                                           ABA   #021000021  Wires & ACH                                           Swift Code (International Wires): CI-IASU33                                                          ~                7                                           Account  Name   Columbia  REIT    University Circle, L.P.                                           Account  # 230 531 954                                           REF:  To be provided by Tenant                At  Landlord’s option  upon at  least thirty (30) days written notice, Tenant shall make all               payments  by  means  of electronic transfer of funds or in such other customary and standard               manner  as Landlord may from time to time specify in writing.                        1,13  Lease  Commencement    Date:  October 1, 2018.                        1.14  Lease Term:   Fifty—seven (57) months, subject to Section 3.1.                        1.15  [Intentionally Omitted].                        1.16  [Intentionally Omitted].                        117   Parking  Space Allotment:  The right to park, on an unreserved and nonexclusive               basis, up to twenty—five (25) passenger automobiles,                 wnsmsuozm    11               3844777004056                                2 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         1.18   Premises:  Suite 600 which  is deemed to contain eight thousand two hundred                thirty-four (8,234) square feet of rentablc area located on a portion ofthe sixth (6th) &#0;oor ofthe                Building, as more particularly designated on Exhibit A.                        1.19   [Intentionally Omitted].                        1.20   Security Deposit  Amount:    Two   Hundred  Twelve   Thousand  Six  Hundred                Eighty-Four and 22/100 dollars ($212,684.22).                        1.21   Tenant Notice Address:  The Premises                        1.22   Tenant’s Proportionate  Share:  5.62%  for Operating Charges and Real Estate                Taxes.                                                       ARTICLE    II                                                        PREMISES                        2.1   Tenant  leases the Premises from Landlord for the term and upon the conditions                and covenants set forth in this Lease. Except as may otherwise be expressly provided in this                Lease, the lease of the Premises does not include the right to use the roof, mechanical rooms,                electrical closets, janitorial closets, telephone rooms, parking areas or non-common or non-                public areas ofany portion of the Building, whether or not any such areas are located within the                Premises. However,  Tenant shall have the non-exclusive right to use: (1) the plenums, risers,                electrical closets, telephone rooms, ducts or pipes on or serving the &#0;oor on which the Premises                are located (other than those installed for another tenant’s exclusive use and provided Tenant                shall have such utilization in no greater proportion than the ratio by which the square feet of                rentable area in the Premises compares to the square feet of rentable area in the Building) in                accordance with plans and  specifications to be approved by Landlord in its sole discretion;                (2) the Parking Facility in accordance with Article XXIV;  and (3) any mechanical  rooms,                electrical closets and telephone rooms located within the Premises, for the purpose for which               they were intended, but only with Landlord’s prior consent (except to the extent that such rooms                and closets contain no system, wiring or other item related to either the Building Structure and                Systems or to a structure or system of any tenant or occupant other than Tenant, in which case no                such prior consent of Landlord shall be required for use by Tenant’s on—site, properly licensed               and  trained technicians) and strictly in accordance with Landlord’s rules, regulations and                requirements in connection therewith that are ofgeneral applicability to tenants of the Building;                provided, however, that (i) Landlord consents to Tenant’s continued use of the riser room that is                located within the Premises as Tenant’s server room, and (ii) any use of such room by Landlord               or  any  other tenants of  the Building  shall be  subject to Tenant’s  reasonable security               requirements. and shall not interfere or otherwise adversely affect Tenant’s operations in such               room.                       2.2    The  Premises are located in the Building described in Article I, which is located               on  certain real property (the “Property”) owned by Landlord. The Building and certain other               of&#0;ce buildings (including the Building, the “Of&#0;ce Buildings") and the property on which the               same  are located are a part mixed—use development located in East Palo Alto, including of&#0;ce                 wrsmsrzams   1|               3844777004056                                3 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  and hotel uses, commonly  known  as University Circle (the “Project”), which includes certain                buildings and property not owned by Landlord.  This Lease and Tenant’s use of the common                areas ofthe Project, including parking, is subject to the terms of the First Amended and Restated                Declaration of Covenants, Easements and Restrictions for the Project dated October 30, 2002, as                amended   by the  Amendment   to  First Amended   and Restated  Declaration of Covenants,                Easements  and Restrictions for University Circle recorded on March 29, 2005 in the Of&#0;cial                Records of the County of San Mateo and as the same may be reasonably amended  from time to                time (collectively, “CC&RS”).                                                      ARTICLE    III                                                          TERM                        3.1    All of the provisions of this Lease shall be in full force and effect from and after                the date first above written. The Lease Term shall commence on the Lease Commencement Date                 and expire at 1 1:59 PM on the Lease Expiration Date. If the Lease Commencement Date is not                the first day ofa month, then the Lease Term shall be the period set forth in Section 1.14 plus the                partial month in which the Lease Commencement    Date  occurs. The  Lease Term  shall also                include any properly exercised renewal or extension of the term ofthis Lease,                        3.2    Promptly after the Lease  Commencement    Date  is ascertained, Landlord and                Tenant shall execute the certi&#0;cate attached to this Lease as Exhibit D. Failure to execute said                certificate shall not affect the commencement or expiration of the Lease Term.                        33    Tenant  is currently in possession of the Premises pursuant to a sublease that                Tenant has with  the current tenant of the Premises, Tribune Media  Company,  a  Delaware                corporation, and the parties anticipate that Tenant will still be in possession of the Premises                under such sublease on the Lease Commencement  Date. Tenant’s retention of possession of the                Premises shall be deemed delivery of the Premises for purposes of this Lease. Landlord hereby                waives any restoration obligations that Tribune Media Company  may  have  under its current                master lease with Landlord for the Premises (the “Master Lease”). If for any reason the Master                Lease is terminated prior to the Lease Commencement Date through no fault of Tenant, then the                Lease Commencement   Date for this Lease shall be accelerated to the date that the Master Lease                has been terminated and Tenant shall be allowed to retain possession of the Premises upon all of                the terms and conditions of this Lease, except the Base Rent schedule for the first time period in                Section 1.2 shall be expanded to cover the period from the Lease Commencement   Date until                September 30, 2019 and all other periods in the Base Rent schedule stay the same.                                                      ARTICLE    IV                                                       BASE   RENT                       4.1    From  and after the Lease Commencement  Date, Tenant shall pay the Base Rent in                equal monthly installments in advance on the first day of each month during a Lease Year.                       4.2    Concurrently with Tenant‘s execution of this Lease, Tenant shall pay an amount               equal to one (1) monthly installment of the Base Rent payable during the first Lease Year, which                  wasmstzazssx 11               3844774104035                                4 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  amount shall be credited toward the monthly installment of Base Rent payable for the &#0;rst full                calendar month of the Lease Term for which  Base Rent is due. If the Lease Commencement                Date is not the &#0;rst day ofa month, then the Base Rent from the Lease Commencement   Date                until the &#0;rst day of the following month shall be prorated on a per diem basis at the rate of one                thirtieth (1/30th) ofthe monthly installment ofthe Base Rent payable during the &#0;rst Lease Year,                and Tenant shall pay such prorated installment of the Base Rent on the Lease Commencement                Date.                       4.3    All sums  payable by Tenant under this Lease shall be paid to Landlord in legal                tender of the United States, without setoff, deduction or demand, at the Landlord Payment                Address, or to such other party or such other address as Landlord may designate in writing.                Landlord’s acceptance of rent after it shall have become due and payable shall not excuse a delay                upon any subsequent occasion or constitute a waiver of any of Landlord’s rights hereunder. If                any sum  payable  by Tenant  under this Lease is paid by  check which   is returned due to                insuf&#0;cient funds, stop payment order, or otherwise, then: (a) such event shall be treated as a                failure to pay such sum when  due;  and (b) in addition to all other rights and remedies of                Landlord hereunder, Landlord shall be entitled (i) to impose a returned check charge of Fifty                Dollars ($50.00) to cover Landlord’s administrative expenses and overhead for processing, and                (ii) to require that all future payments be remitted by wire transfer, money order, or cashier’s or               certi&#0;ed check for the next one-year period.                       4.4    Landlord  and  Tenant agree  that no rental or other payment  for the use or               occupancy  of the Premises is or shall be based in whole or in part on the net income or pro&#0;ts               derived by any person or entity from the Building or the Premises. Tenant will not enter into any               sublease, license, concession or other agreementfor any use or occupancy of the Premises which                provides for a rental or other payment for such use or occupancy based in whole or in part on the               net income  or pro&#0;ts derived by any  person or entity from the Premises so leased, used or               occupied.  Nothing  in the foregoing sentence, however, shall be construed as permitting or               constituting Landlord’s approval of any sublease, license, concession, or other use or occupancy               agreement  not otherwise approved by Landlord in accordancewith the provisions of Article VII,                       4.5    Provided  that no Event of Default has occurred  and is then continuing, then               during the initial &#0;rst (lst) month of the Lease Term (the “Rent Abatement Period”), Tenant               shall not be obligated to pay any Base Rent otherwise attributable to the Premises during such                Rent Abatement  Period (the “Rent Abatement”).   Landlord and Tenant acknowledge  that the               aggregate amount  of the Rent Abatement equals $61,755.00. Tenant  acknowledges and agrees               that the foregoing Rent Abatement  has been granted to Tenant as additional consideration for               entering into this Lease, and for agreeing to pay the rental and performing  the terms and               conditions otherwise required under this Lease. If Tenant shall be in default under this Lease,               and  shall fail to cure such default within the notice and cure period, if any, permitted for cure               pursuant to terms and conditions ofthe Lease and this Lease is terminated based on such default,               then  the unamortized dollar amount  of the Rent Abatement  (assuming  the Rent Abatement               amount  is amortized on a straight—line basis over the Lease Term) shall become immediately due               and payable to Landlord as additional rent hereunder.                 wcsresizszsss 1|               3844777004056                                5 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                        ARTICLE    V                                 OPERATING      CHARGES     AND  REAL   ESTATE    TAXES                       5,1    For purposes ofthis Article V, the term “Building” shall be deemed to include the               Land, the roofofthe Building and any physical extensions therefrom, any driveways, sidewalks,                landscaping, alleys and parking facilities in the Building or on the Land, and all other areas,               facilities, improvements and appurtenances relating to any of the foregoing. 1f the Building is               operated as part of a complex of buildings or in conjunction with other buildings or parcels of                land, Landlord shall prorate the common expenses and costs with respect to each such building               or parcel ofland in its sole but reasonablejudgment.                       5.2    (a)    From  and  after the Lease Commencement    Date, Tenant  shall pay as               additional rent Tenant’s Proportionate Share of Operating Charges for each calendar year falling               entirely or partly within the Lease Term. Tenant’s Proportionate Share with respect to Operating               Charges  set forth in Articlel has been calculated to be that percentage which is equal to a               fraction, the numerator of which is the number of square feet of rentable area in the Premises as               set forth in Section 1.20, and the denominator of which is the number of square feet of Total               Area in the Building.                              (b)    [fthe average occupancy rate for the Building during any calendar year is                      less than one hundred percent (100%), or if any tenant is separately paying for (or does                      not require) electricity, janitorial or other utilities or services furnished to its premises,                      then Landlord shall include in Operating Charges for such year all additional expenses, as                      reasonably estimated by Landlord, which would  have been incurred during such year if                      such average occupancy  rate had been one hundred percent (100%) and if Landlord paid                      for such utilities or services furnished to such premises.                              (c)    Tenant shall make estimated monthly payments to Landlord on account of                      Tenant’s Proportionate Share of Operating Charges. At the beginning of each calendar                      year after the Lease Commencement   Date, Landlord shall submit a reasonably detailed                      written statement setting forth Landlord’s reasonable estimate of Tenant’s Proportionate                      Share thereof. Tenant  shall pay to Landlord on the first day of each month following                      receipt of such statement, until Tenant’s receipt of the succeeding annual statement, an                      amount  equal to one twelfth (1/12) of each such share (estimated on an annual basis                      without proration pursuant to Section 5.4). Not more than twice during any  calendar                      year, Landlord may revise Landlord’s estimate and adjust Tenant’s monthly payments to                      reflect Landlord’s revised estimate. Within one hundred twenty (120) days after the end                      of each  calendar year, or as soon thereafter as is feasible, Landlord shall submit a                      Reconciliation Statement  for Operating Charges.   If such Reconciliation Statement                      indicates that the aggregate amount of such estimated payments exceeds Tenant’s actual                      liability, then Landlord  shall credit the net  overpayment  toward   Tenant’s next                      installment(s) of rent due under this Lease, or. if the Lease Term has expired or will                      expire before such credit can be fully applied, or if Tenant is not otherwise liable to                      Landlord  for further payment. Landlord shall reimburse Tenant for the amount of such                      overpayment  within thirty (30) days. If such statement indicates that Tenant’s actual                 \\’EST\281262358. l l               384-177-004056                               6 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         liability exceeds the aggregate amount of such estimated payments, then Tenant shall pay                      the amount of such excess as additional rent.                        5.3   (a)    From   and after the Lease Commencement     Date, Tenant shall pay as                additional rent Tenant’s Proportionate Share of Real Estate Taxes. Tenant’s Proportionate Share                with respect to Real Estate Taxes set forth in Article 1 has been calculated to be that percentage                which is equal to a fraction, the numerator of which is the number of square feet of rentablc area                in the Premises as set forth in Article] above, and the denominator of which is the number of                square feet of Total Area in the Building. Tenant shall not initiate or participate in any contest of                Real Estate Taxes without Landlord’s prior written consent.                              (b)    Tenant shall make estimated monthly payments to Landlord on account of                      Tenant's Proportionate Share of Real Estate Taxes. At the beginning of each calendar                      year after the Lease Commencement   Date, Landlord shall submit a reasonably detailed                      written statement setting forth Landlord’s reasonable estimate of Tenant’s Proportionate                       Share thereof. Tenant shall pay to Landlord on the first day of each month following                       receipt of such statement, until Tenant’s receipt of the succeeding annual statement, an                      amount  equal to one twelfth (1/12) of such share (estimated on an annual basis without                      proration pursuant to Section 5.4). Not  more  than twice during any  calendar year,                       Landlord may  revise Landlord’s estimate and  adjust Tenant’s monthly  payments  to                      re&#0;ect Landlord’s revised estimate. Within one hundred twenty (120) days after the end                      of each  calendar year, or as soon thereafter as is feasible, Landlord shall submit a                      Reconciliation Statementfor Real Estate Taxes showing (1) Tenant’s Proportionate Share                      of  the Real Estate Taxes  incurred during the  preceding calendar year, and (2) the                      aggregate  amount  of Tenant’s estimated payments  made  during such  year.  If such                       Reconciliation Statement indicates that the aggregate amount of such estimated payments                      exceeds Tenant’s actual liability, then Landlord shall credit the net overpayment toward                      Tenant’s next installment(s) of rent due under this Lease, or, if the Lease Term hereof has                      expired  or will expire before such credit can be fully applied, or if Tenant is not                      otherwise liable for further payment. Landlord shall reimburse Tenant for the amount of                      such  overpayment  within thirty (30) days. If such statement indicates that Tenant’s                      actual liability exceeds the aggregate amount of such estimated payments, then Tenant                      shall pay the amount of such excess as additional rent.                        54    1f the Lease Term commences   or expires on a day other than the first day or the                last day of a calendar year, respectively, then Tenant’s liabilities pursuant to this Article for such                calendar year  shall be  apportioned by  multiplying  the respective amount   of Tenant’s                Proportionate Share thereof for the full calendar year by a fraction, the numerator of which is the                number of days during such calendar year falling within the Lease Term, and the denominator of                which is three hundred sixty &#0;ve (365).                                                      ARTICLE    VI                                                   USE  OF  PREMISES                        6.1   Tenant  shall use and occupy the Premises solely for general (non—medical and                nongovernmental)  office purposes compatible with first class office buildings in the Building’s                  \vrsrzsnoms 11                3844774104056                               7 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  submarket, and for no other use or purpose. Tenant shall not use or occupy the Premises for any                unlawful purpose, or in any manner that will violate the certi&#0;cate of occupancy for the Premises                or the Building, or that will constitute waste, nuisance or unreasonableannoyance to Landlord or                any other tenant or user of the Building, or in any manner that will increase the number of                parking spaces required for the Building or its full occupancy as required by law. Landlord at its                expense (subject to reimbursement pursuant to Article V, if and to the extent permitted thereby)                shall comply with all Laws to the extent the same apply directly to the Building Structure and                Systems and Common   Areas as a whole. Tenant shall comply with all Laws concerning the use,                occupancy and condition ofthe Premises and all machinery, equipment, furnishings, &#0;xtures and                improvements therein, all in a timely manner at Tenant’s sole expense. If any Law requires a use                permit or license for the operation of the business conducted by Tenant, then Tenant shall obtain                and keep current such permit or license at Tenant’s expense and shall promptly deliver a copy                thereof to Landlord. Without limiting the generality of any of the foregoing: Tenant, at its                expense, shall install and maintain &#0;re extinguishers and other &#0;re protection devices as may be                required with respect to Tenant’s use of the Premises from time to time by any agency having               jurisdiction thereof and/or the underwriters insuring the Building; and Tenant at its sole cost and                expense shall be solely responsible for taking any and all measures which are required to comply                with the ADA   within the Premises (including suite entry doors and related items) and the                business conducted therein, Any  Alterations made  or constructed by or for Tenant for the                purpose of complying with the ADA or which otherwise require compliance with the ADA shall                be done in accordance with this Lease; provided, that Landlord’s consent to such Alterations                shall not constitute either Landlord’s assumption, in whole or in part, of’l‘enant’s responsibility                for compliance  with the ADA,   or  representation or con&#0;rmation  by  Landlord that such                Alterations comply with the provisions of the ADA. Notwithstanding the foregoing or anything                to the contrary contained herein, Tenant shall have no obligation to construction any Alterations                to the Premises or Building that are required by the ADA or any other applicable Law unless                such compliance is necessitated as a result of (i) Tenant’s particular and use of the Premises (as                opposed to of&#0;ce  uses by tenants in general), (ii) any Alterations to the Premises made by                Tenant, or (iii) any Event of Default by Tenant Use of the Premises is subject to all covenants,                conditions and restrictions of record. Tenant shall not use any space in the Building or the Land                for the sale of over-the—counter goods to the public at large or for the sale at auction of goods or                property of any kind. Tenant shall not conduct any operations, sales, promotions, advertising or                special events outside the Premises, in the Building or on the Land.                        62    For  purposes of Section 1938(a) of the California Civil Code, Landlord hereby                discloses to Tenant, and Tenant hereby acknowledges, that neither the Building nor the Premises                has undergone inspection by a Certi&#0;ed Access Specialist (“CASp”) (de&#0;ned by California Civil                Code Section 55.52). Pursuant to California Civil Code Section 1938, Tenant is hereby noti&#0;ed                that a CASp can inspect the Premises and determine whether the Premises complies with all of                the applicable construction—related accessibility standards under state law, Although state law                does not require a CASp  inspection of the Premises, Landlord may not prohibit Tenant from                obtaining a CASp  inspection of the Premises for the occupancy of the Tenant, if requested by                Tenant. Landlord and Tenant shall mutually agree on the arrangementsfor the time and manner                of any CASp  inspection, the payment of the fee for the CASp inspection and the cost of making                any repairs necessary to correct violations of construction-related accessibility standards within                the Premises. lf Tenant requests to perform a CASp inspection ofthe Premises. Tenant shall, at                its cost. retain a CASp approved by Landlord (provided that Landlord may designate the CASp,                 WES’I'QSI 262358. 1|                384477-004ch                                S 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  at Landlord’s option) to perform the inspection of the Premises at a time agreed upon by the                parties. Tenant shall provide Landlord with a copy of any report or certi&#0;cate issued by the                CASp  (the "CASp  Report”).  Landlord  and Tenant agree that any modi&#0;cations necessary to                correct violations of construction related accessibility standards identi&#0;ed in any CASp Report                requested by Tenant shall be the responsibility of Tenant. Tenant agrees to keep the information                in the CASp    Report con&#0;dential  except as  necessary for the Tenant  to  complete such                modi&#0;cations.                        6.3    Tenant shall pay before delinquency any business, rent or other taxes or fees that                are now  or hereafter levied, assessed or imposed upon  Tenant’s use or  occupancy  of the                Premises, the conduct of Tenant’s business at the Premises, or Tenant’s equipment, &#0;xtures,                furnishings, inventory or personal property. If any such tax or fee is enacted or altered so that                such tax or fee is levied against Landlord or so that Landlord is responsible for collection or                payment thereof, then Tenant shall pay as additional rent the amount of such tax or fee.                        6.4    Tenant shall not allow, cause or permit any Hazardous Materials to be generated,                used, treated, released, stored or disposed of in or about the Building or the Land, provided that                Tenant may  use and  store normal and reasonable quantities of standard cleaning and office                materials in the Premises as may be reasonably necessary for Tenant to conduct normal general                of&#0;ce use operations in the Premises so long as such materials are properly, safely and lawfully                stored and used by Tenant and  the quantity of same does not equal or exceed a “reportable                quantity” as defined in 40 C.F.R. 302  and 305, as amended,   At  the expiration or earlier                termination of this Lease, with respect to conditions existing on account of the introduction by                Tenant or any Agent ofTenant of any Hazardous Materials into the Premises(it being understood                that the terms of this Section shall not impose upon Tenant any obligation to remove Hazardous                Materials which were not introduced into the Premises by Tenant or any Agent of Tenant, unless                such condition is knowingly  aggravated as  a result of Tenant’s use or occupancy  of  the                Premises),  Tenant shall surrender the Premises  to Landlord  free of Hazardous  Materials                introduced by Tenant or any  Agent of Tenant  and any  removal thereof by Tenant  shall be                accomplished in compliance  with all Environmental Laws.   Tenant shall: (i) give Landlord                immediate verbal and follow up written notice of any actual or threatened Environmental Default                with respect to conditions existing on account of Tenant’s use or occupancy of the Premises,                which Environmental Default Tenant shall cure in accordance with all Environmental Laws and                only after Tenant has obtained Landlord’s prior written consent, which shall not be unreasonably                withheld, conditioned or delayed; and (ii) promptly deliver to Landlord copies of any notices or               other items received by Tenant  from or submitted by  Tenant to any governmental  or quasi—               governmental  agency, or any claim instituted or threatened by any third party, concerning the                Premises, the occupancy or use thereof, or the existence or potential existence of Hazardous                Materials therein. Upon any Environmental Default, in addition to all other rights available to                Landlord under this Lease, at law or  in equity, Landlord shall have the right but not the               obligation to immediately enter the Premises, to supervise and approve any actions taken by               Tenant to address the Environmental Default, and, if Tenant fails to immediately address same in               accordance  with this Lease, to perform, with  respect to conditions existing on account of               Tenant’s or Tenant's Agents’ introduction of Hazardous Materials into the Premises. at Tenant’s               sole cost and expense, any lawful action necessary to address same.                 wrasrzsrzmsx 11               384477004056                                 9 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                       ARTICLE    VII                                           ASSIGNMENT      AND   SUBLETTING                        7.1    Tenant shall not assign, transfer or otherwise encumber (collectively, “assign”)                this Lease or all or any of Tenant‘s rights hereunder or interest herein, or sublet or permit anyone                to use or occupy (collectively, “sublet”) the Premises or any part thereof, without obtaining the                prior written consent of Landlord, which consent may be withheld or granted in Landlord’s sole                and absolute discretion (subject to the remainder of this Article VII). Notwithstanding any ofthe                foregoing to the contrary, provided no Event of Default exists under this Lease, and subject to                Landlord’s rights and Tenant’s obligations pursuant to Sections 7.3, 7.4 and 7.5 below, Landlord                shall not unreasonably withhold, condition or delay its consent to any proposed subletting of the                entire or any portion of the Premises or assignment of the Lease in its entirety. For purposes of                the immediately preceding sentence, it shall be reasonable for Landlord to withhold its consent                if, for example: (i) the proposed subtenant or assignee is engaged in a business, or the Premises                will be used in a manner, that is inconsistent with the first class image ofthe Building; or (ii) the                &#0;nancial condition of the proposed subtenant or assignee is not suf&#0;cient to undertake and                perform the  obligations of the propose sublease  or assignment, in Landlord’s  reasonable                determination; or (iii) the proposed use of the Premises is not in compliance with Article VI or is                not compatible with the other uses within, and the terms of other leases with respect to, the                Building; or (iv) the initial Tenant does not remain fully liable as a primary obligor for the                payment  of all rent and  other charges payable by  Tenant  under this Lease  and  for the                performance of all other obligations of Tenant under this Lease; or (v) the proposed subtenant or                assignee is a governmental or quasi-governmental  agency; or (vi) the holders of Mortgages                encumbering the Building shall fail to consent (Landlord hereby agreeing to use commercially                reasonable efforts to obtain such consent if Landlord approves such transaction), but only if and                to the extent such consent is expressly required under any such Mortgages; or (vii) the proposed                subtenant or assignee is either (a) an existing tenant of the Building (or any parent, subsidiary or                af&#0;liate thereof) if Landlord then has comparable space available for lease in the Building for a                comparable term, or (b) a person or entity with which Landlord during the last six—month period                was is in the process of negotiating for the rental of space in the Building and Landlord then has                comparable space available for lease in the Building for a comparable term. No assignment or                right of occupancy hereunder may be effectuated by operation of law or otherwise without the                prior written consent of Landlord, Any attempted assignment, transfer or other encumbrance of                this Lease or all or any of Tenant’s rights hereunder or interest herein, and any sublet or                permission to use or occupy  the Premises or any  part thereof not in accordance with this                Article VII, shall be void and of no force or effect. Any assignment or subletting, Landlord’s                consent thereto, the listing or posting of any name other than Tenant’s, or Landlord's collection                or acceptance of rent from any assignee or subtenant shall not be construed either as waiving or                releasing Tenant from any of its liabilities or obligations under this Lease as a principal and not                as a guarantor or surety, or as relieving Tenant or any assignee or subtenant from the obligation                of obtaining Landlord’s prior written consent to any subsequent assignment or subletting. As                security for this Lease, Tenant hereby assigns to Landlord the rent due from any assignee or                subtenant of Tenant. During any period that there exists an uncured Event of Default under this                Lease, Tenant hereby authorizes each such assignee or subtenant to pay said rent directly to                Landlord upon receipt of notice from Landlord specifying same. Landlord’s collection of such                rent shall not be construed as an acceptance of such assignee or subtenant as a tenant, Tenant                 Wl—‘SI’QSIZGZJSS n                3844777004056                               10 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  shal not mortgage,  pledge, hypothecate or encumber   (collectively “mortgagc”) this Lease                wittout Landlord’s  prior written consent, which consent  may  be  granted or withheld  in                Landlord’s sole and absolute discretion. Tenant shall pay to Landlord an administrative fee                equal to &#0;ve hundred dollars ($500) plus all other reasonable, out—of—pocket, third party expenses                (including reasonable attomeys’ fees and accounting costs) incurred by Landlord in connection                witt Tenant’s  request for Landlord to give  its consent to any assignment,  subletting, or                mortgage, and Landlord’s receipt of such sum shall be a condition to Landlord providing such                consent. Any sublease, assignment or mortgage shall, at Landlord’s option, be effected on forms                reasonably approved by Landlord.  Tenant shall deliver to Landlord a fully executed copy of                eac  agreement evidencing a sublease, assignment or mortgage, and Landlord’s consent thereto,                wit1in ten (10) days after execution thereof.                        7.2    (a)   If Tenant is or becomes a partnership or a limited liability company, then                any event (whether voluntary, concurrent or related) resulting in a dissolution of Tenant, any                wit drawal or change (whether voluntary, involuntary or by operation of law) ofthe partners or                members, as applicable, owning a controlling interest in Tenant (including each general partner                or manager, as applicable), or any structural or other change having the effect of limiting the                liability of the partners shall be deemed an assignment ofthis Lease subject to the provisions of                this Article. If Tenant is or becomes a corporation or a partnership with a corporate general                partner, then any event (whether voluntary, concurrent or related) resulting in a dissolution,                merger, consolidation or other reorganization of Tenant (or such corporate general partner), or                the sale or transfer or relinquishment of the interest of shareholders who, as of the date of this                Lease, own  a controlling interest of the capital stock of Tenant (or such corporate general                partner), shall be deemed a prohibited assignment of this Lease subject to the provisions of this                Article; provided, however, that if Tenant is a corporation whose stock is traded through a                national or regional exchange or over the counter market, then the foregoing portion of this                sentence shall be applicable only if such event has or is intended to have the effect of limiting                liability under this Lease.                              (b)    Notwithstanding  anything contained in this Article VII to the contrary,                       provided no Event of Default exists hereunder, Tenant may, upon not less than ten (10)                      days’ prior written notice to Landlord (or within 10 days thereafter if prior written notice                       is prevented by any legal restrictions or bona &#0;de con&#0;dentiality obligations) (which                       notice shall contain a written certificate from Tenant stating the legal and bene&#0;cial                      relationship of Tenant and the proposed assignee, transferee or subtenant) but without                       Landlord’s prior written consent and without being subject to Landlord’s rights and                      Tenant’s obligations set forth in Sections 7.4 and 7.5 below, assign or transfer its entire                       interest in this Lease or sublease the entire or any portion ofthe Premises to an Af&#0;liate                      of Tenant.  In the event of any such assignment or subletting, Tenant shall remain fully                       liable as a primary obligor for the payment  of all rent and other charges required                      hereunder  and  for the performance  of all obligations to be performed  by  Tenant                      hereunder. Notwithstanding the foregoing, if'l‘enant structures an assignmentor sublease                      to an  entity that meets the definition of an Af&#0;liate of Tenant for the purpose  of                      circumventing the restrictions on subleases and assignments provided elsewhere in this                      Article VII, then such subtenant or assignee shall conclusively be deemed not to be an                      Af&#0;liate and subject to all such restrictions.                  wesmsuozsss I l                 384471004056                                1 l 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         7.3    If at any time during the Lease Term Tenant desires to assign, sublet or mortgage                all or part ofthis Lease or the Premises, then in connection with Tenant’s request to Landlord for                Landlords  consent where required, Tenant shall give to Landlord a Tenant’s Sublease Request                Notice.                        74    If the Proposed Sublet Space  constitutes more than fifty percent (50%) of the                rentable area of the Premises and the proposed term with respect to the Proposed Sublet Space is                either (i) longer than seventy-live percent (75%) of the then remaining Lease Term or (ii) to                extend (including any renewal or extension options) beyond the first (1st) day of the twelfth                (12th) calendar month before the then scheduled expiration of the Lease Term, then, in either                such event, except as set forth in Section 7.2(b) concerning Affiliates, Landlord shall have the                right in its sole and absolute discretion to terminate this Lease with respect to the Proposed                Sublet Space by sending Tenant written notice of such termination within thirty (30) days after                Landlord’s receipt of Tenant’s Sublease Request Notice. If the Proposed Sublet Space does not                constitute the entire Premises and Landlord so terminates, then (a) Tenant shall tender the                Proposed Sublet Space to Landlord on the Proposed  Sublease Commencement    Date and such                space shall thereafter be deleted from the Premises, and (b) as to that portion of the Premises                which is not part of the Proposed Sublet Space, this Lease shall remain in full force and effect               except that Base Rent and additional rent shall be reduced pro rata, Tenant shall perform, at its               expense.  any and  all construction and other work required to permit the  operation of the                Proposed Sublet Space separate from the balance of the Premises, or Landlord may at its option                perform such work, in which event Tenant shall pay to Landlord as additional rent the costs and               expenses  incurred by Landlord in connection therewith. Ifthe Proposed Sublet Space constitutes               the entire Premises and Landlord so terminates, then Tenant shall tender the Proposed Sublet                Space to Landlord, and this Lease shall terminate, on the Proposed Sublease Commencement                Date. Notwithstanding the foregoing or anything to the contrary set forth herein, in the event that                Landlord elects to exercise its foregoing right to recapture the Proposed Sublease Space or               terminate this Lease, as applicable, Tenant shall have the right to void such election by Landlord               by  delivering written notice to Landlord of its election to withdraw Tenant's request to make               such transfer within five (5) business days following Tenant‘s receipt of Landlord’s recapture or               termination notice, in which event this Lease shall remain unchanged and in full force and effect.                       75     If any  sublease or assignment  (whether  by operation of  law or  otherwise,                including an assignment pursuant to the Bankruptcy Code or any Insolvency Law) provides that               the subtenant or assignee thereunder is to pay any amount in excess of the stun of (a) the rent and               other charges due under this Lease plus (b) the reasonable out-of—pocket expenses (excluding,               however,  any  costs attributable to vacancy periods or “downtime”, but including any  rent               abatement  incentive provided by Tenant) reasonably incurred by Tenant in connection with the               procurement  of such sublease, assignment or other transfer (which expenses shall be amortized               on a straight—line basis over the initial sublease term for the purposes hereo&#0;, then, whether such               net excess be  in the form of an increased monthly  or annual rental, a lump stun payment,               payment  for the sale, transfer or lease of Tenant’s fixtures, leasehold improvements, furniture               and  other personal property (in excess of the fair market value thereof), or any other form of               payment  having the effect of a “disguised” rental payment (and if the subleased or assigned               space does not constitute the entire Premises, the existence ofsuch excess shall be determined on               a pro rata basis), Tenant shall pay to Landlord, along with Base Rent, fifty percent (50%) of any               such  net excess or other premium. which  amount  shall be calculated and paid by Tenant to                 wesrasrzozsss l |               3844777004056                               12 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  Landlord on a monthly basis as additional rent. Notwithstanding the foregoing, Landlord is not                intending to receive any amounts considered to be based on the net income or pro&#0;ts of Tenant                or any subtenant. Acceptance by Landlord of any payments due under this Section shall not be                deemed  to constitute approval by Landlord  of any  sublease or assignment, nor shall such                acceptance waive any rights of Landlord hereunder. Landlord shall have the right to inspect and                audit Tenant’s books and records relating to any Sublease or assignment.                        7.6    All restrictions and obligations imposed pursuant to this Lease on Tenant shall be                deemed  to extend to any  subtenant, assignee, licensee, concessionaire or other occupant or                transferee, and Tenant shall cause such person to comply with such restrictions and obligations,                other than such obligations as are contrary to or inconsistent with provisions contained in a                sublease or assignment agreement to which Landlord has expressly consented in writing. Any                assignee shall be deemed to have assumed obligations as if such assignee had originally executed                this Lease and  at Landlord’s request shall execute promptly a  document  con&#0;rming   such                assumption.  Each Sublease is subject to the condition that if the Lease Term is terminated or                Landlord succeeds to Tenant’s interest in the Premises by voluntary surrender or otherwise, at                Landlord’s option the subtenant shall be bound to Landlord for the balance of the term of such                sublease and shall attorn to and recognize Landlord as its landlord under the then executory                terms of such sublease.                        7.7    Notwithstanding anything  in this Article 7 to the contrary, Tenant shall be                permitted from time to time (without any  consent process, or recapture/termination right by                Landlord under  Section 7.4, or loss of Tenant option rights) to permit employees of (a) an                Affiliate of Tenant. (b) a company or individuals with whom Tenant is working with on joint                projects, or (c) a company which has a major shareholder in common with Tenant (collectively,                “Approved   Users”) to temporarily use or occupy not more than twenty percent (20%) of the                space within the Premises in the aggregate at any one time. provided that all of the following                requirements are complied with:                               (a)   Tenant  enters into a revocable, non-exclusive, written license agreement                       with each Approved  User or the employer of such Approved  User  in substantially the                       form of license agreement approved in advance by  Landlord in Landlord’s reasonable                       discretion (the “Approved User License  Agreement”),  which Approved  User  License                       Agreement  shall include the name of the Approved  User  and language making  such                       Approved  User License Agreement   revocable at will with no notice by Tenant or by                       Landlord upon any breach ofthis Lease by the Approved User;                               (b)   Tenant  shall provide Landlord with at least ten (10) business days prior                       written notice of each new Approved User License Agreement  which Tenant  intends to                       enter into, and a copy of each executed Approved  User  License Agreement  shall be                       delivered to Landlord within three (3) business days of its effective date;                               (c)    if any rent, compensation, or value  is paid or exchanged   for or in                       consideration of the Approved   Users'  rights under any  Approved   User  License,                       Section 7.5 above shall apply with respect to such rent, compensation, or value;                  \vestesuezxss ll                384477004056                                13 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                (d)   the  Approved  Users  utilize, in common   with Tenant,  one common                       entryway to the Premises as well as certain shared central services, such as reception,                       photocopying and the like;                              (6)    the Approved  User License Agreement  does not require any demising of                       the Premises;                              (f)    the Approved  Users shall not occupy, in the aggregate, at any one time,                       more than 20% of the rentable area ofthe Premises;                              (g)    “joint projects” is de&#0;ned as any project with which Tenant is involved as                       either a client, partner, investor, or &#0;nancier, and all Approved Users shall use or occupy                       space in the Premises only so long as the joint project business relationship described                      above  is maintained and ongoing and only for the purpose for suchjoint project;                              (h)    in no event shall any use or occupancy of any portion of the Premises by                      any Approved  User release or relieve Tenant from any of its obligations under this Lease;                              (i)    Tenant’s insurance and indemnity obligations under this Lease shall cover                      and apply to all Approved Users and the employers of Approved Users;                              (j)    in no  event shall the occupancy  of any  portion of the Premises  by                      Approved  Users be deemed  to create a landlord/tenant relationship between Landlord and                      such  Approved  Users, and, in all instances, Tenant shall be considered the sole tenant                      under  the Lease notwithstanding the occupancy of any portion of the Premises by the                      Approved  Users; and                              (k)    the Approved  Users’ use of the Premises shall be subject and subordinate                      to all of the terms and conditions ofthis Lease.                       7.8    Notwithstanding anything to the contrary in this Lease, if Tenant or any proposed                subtenant or assignee claims that Landlord has unreasonably withheld or delayed its consent or               otherwise has breached or acted unreasonably under this under this Article VII, the sole remedies                shall be a suit for contract damages (other than damages for injury to, or interference with,               Tenant’s  business including, without limitation, loss of pro&#0;ts, however  occurring) or a               declaratory judgment  and an injunction for the relief sought, and Tenant hereby waives the                provisions of Section 1995.310 of the California Civil Code, or any successor statute, and all               other remedies, including, without limitation, any right at law or equity to terminate this Lease,               on  its own behalf and, to the extent permitted under all applicable laws, on behalf of the                proposed subtenant or assignee.                                                     ARTICLE    VIII                                            MAINTENANCEAND          REPAIRS                       8.1    Subject to and without limiting Landlord’s repair and maintenance obligations                under Section 8.2 and elsewhere in this Lease, Tenant, at Tenant's sole cost and expense, shall                promptly make all repairs and replacements, and perform all maintenance, in and to the interior                 wr—tsnzsrzozssx ll               3844774104056                                14 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  of the Premises to keep the interior of the Premises in good operating condition and repair, in a                clean, safe and tenantable condition, and otherwise in accordance  with all Laws  and  the                requirements of this Lcasc. Tenant shall likewise maintain all fixtures, furnishings and Tenant’s                equipment  located in and exclusively serving, the Premises and make all required repairs and                replacements thereto. Tenant shall also maintain, repair and replace, at Tenant’s sole cost and                expense, the Tenant Items and shall keep in force customary maintenance and service contracts                therefor, if applicable. Tenant shall give Landlord prompt written notice of any defects or                damage  to the structure of, or equipment or &#0;xtures in, the Building or any part thereof, or any                mold or moisture condition, of which Tenant has knowledge.  Tenant shall suffer no waste or                injury to any part ofthe Premises, and shall, at the expiration or earlier termination ofthe Lease                Term, surrender the Premises in an order and condition equal to or better than that on the Lease                Commencement    Date, except for ordinary wear and tear, maintenance and repair that is the                obligation of Landlord to perform, and as otherwise provided in Article X111 or Article XVII.                Except as otherwise provided in Article XVll and subject to Section 13.3 concerning waiver of                subrogation rights, all injury, breakage and damage to the Premises and to any other part of the                Building or the Land caused by any act or omission of Tenant or any Agent of Tenant, shall be                repaired by and at Tenant’s expense, except that if either an emergency condition exists or the                Lease Term  has expired or Tenant fails to commence  and diligently prosecute to completion                repair of any such injury, breakage or damage within a reasonable period (not to exceed ten (10)                days) following Tenant’s receipt of notice from Landlord, then Landlord shall have the right at                Landlord’s option to make any such repair and to charge Tenant for all reasonable, out—of—pocket                costs and expenses  incurred in connection therewith.  Landlord  shall provide and  install                replacement tubes for Building standard &#0;uorescent light &#0;xtures (subject to reimbursement                pursuant to Article V). All other bulbs and tubes for the Premises shall be provided and installed                at Tenant‘s expense; provided that ifTenant elects to supply the bulbs or tubes to Landlord, then                Landlord shall provide the labor involved for such replacement at Tenant’s expense.                        8.2   Landlord  at its expense (subject to reimbursement pursuant to Article V if and to                the extent permitted thereby) shall keep the Parking Facility and Common Areas serving the                Building, Building Structure and Systems, clean and in good operating condition and, promptly                after becoming aware  of any item needing  repair or replacement, will make such repair or                replacement. Notwithstanding any of the foregoing to the contrary: (a) maintenance and repair                of all Tenant Items shall be the sole responsibility of Tenant and shall be deemed not to be a part                of the Building Structure and Systems; and (b) except as otherwise provided in Article XVII and                subject to Section 13.3 concerning  waiver of  subrogation rights, Landlord shall have no                obligation to make any repairs whatsoever brought about by any act or omission of Tenant or any                Agent. Tenant hereby waives any and all rights under and benefits of Section 1932, Subdivision                 1 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or                ordinance now or hereafter in effect.                                                       ARTICLE    IX                                                     ALTERATIONS                       9.1    Subject  to and  without  limiting Landlord’s repair, maintenance  and  other                obligations under this Lease, Tenant shall accept the Premises in its “as is” condition as of the                Lease Commencement   Date.  The initial improvement of the Premises under this Lease shall be                  Pvt—51281262358 11                3844777004056                               15 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  accomplished by Tenant or its designated contractor in accordance with Exhibit B and all other                applicable provisions of this Lease (including Articles IX, XIII and XIX). Landlord is under no                obligation to make any Alterations in or to the Premises or the Building except as may be                otherwise expressly provided in this Lease.                        9,2   Tenant  shall not make or permit anyone  to make  any Altera tions in or to the                Premises or the Building without the prior written consent of Landlord, whic i consent may be                withheld or granted in Landlord’s sole and absolute discretion with respect to Structural and                System Alterations and any Alterations which are visible from the exterior of the Premises, and                which consent shall not be unreasonably withheld, conditioned or delayed with respect to all                other Alterations. Notwithstanding the foregoing, Tenant shall have the right 0 make Cosmetic                Changes within the Premises without requiring the consent of Landlord All A terations made by                Tenant shall be made: (a) in a good, worker like, &#0;rst class and prompt manner; (b) using new or                comparable  materials only; (c) by a contractor reasonably approved in wri ing by Landlord;                (d) on days and at times reasonably approved in writing by Landlord; (c) unc er the supervision                of an architect reasonably approved in writing by Landlord, if only to the extent such Alterations                require a building permit or architectural plans are otherwise required or a apropriate for the                work; (t) in accordance with  plans and  speci&#0;cations reasonably acceptable to  Landlord,                approved in writing at Landlord’s standard charge, if only to the extent such A terations require a                building permit or architectural plans are otherwise required or appropriate for the work; (g) in                accordance with all Laws; (h) after having obtained any required consent of the holder of any                Mortgage  of  whom   Tenant  has  notice; (i) after obtaining public liability and worker’s                compensation  insurance policies reasonably approved in writing by  Land ord; (j) with the                obligation for Tenant to deliver to Landlord written, unconditional, full or par ial (as applicable)                waivers of mechanics’ and materialmen’s  liens against the Premises and the Building for all                work, labor and services to be performed  and materials to be furnished within &#0;fteen (15)                business days after the applicable portion of the Alterations are completed; and (k) upon                reasonable request (but only for work costing in excess of $150,000, it being understood that in                no event will Landlord  require any contractor bonds  for the initial Tenant’s Work to be                performed under  Exhibit B  hereto), after Tenant has delivered to Landlord documentation                rcasonably satisfactory to Landlord evidencing Tenant’s  &#0;nancial ability to complete  the                Alteration in accordance with the provisions ofthis Lease (including, a payment or performance                bond). If any lien (or a petition to establish such lien) is &#0;led in connection with any Alteration                made by or on behalf of Tenant, such lien (or petition) shall be discharged by Tenant within ten                (10) days after receipt of notice of the &#0;ling, at Tenant’s sole cost and expense, by the payment                thereof or by the &#0;ling of a reasonably acceptable bond If Landlord gives its consent to the                making of any Alteration, such consent shall not be deemed to be an agreement or consent by                Landlord to subject its interest in the Premises or the Building to any liens which may be &#0;led in                connection therewith, Tenant acknowledges that any Alterations are accomplished for Tenant’s                account, Landlord having no obligation or responsibility in respect thereof. Landlord’s approval                of any plans and drawings (and changes thereto) regarding any Alterations or any contractor or                subcontractor performing such Alterations shall not constitute Landlord’s representation that                such approved plans, drawings, changes or Alterations comply with all Laws. Any deficiency in                design or construction, although same had  prior approval of Landlord, shall be solely the                responsibility of Tenant. All Alterations involving structural, electrical, mechanical or plumbing                work, the heating, ventilation and air conditioning system of the Premises or the Building, fire                and life safety system, the roof of the Building, or any areas outside ofthe Premises shall, at                 WESTQSI 262358 Il                3844777004056                               16 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  Landlord’s election. be performed by  Landlord‘s designated contractor or subcontractor at                Tenant’s expense (provided the cost therefor is competitive and such contractor or subcontractor                is then available to perform the work).   In connection with Tenant’s  Work  performed  in                accordance with Exhibit B, Landlord shall be paid a construction supervision fee in an amount                equal to two percent (2%) of the total cost of such Tenant’s Work; provided, however, that such                supervision fee shall not apply to the costs for recarpeting the Premises and painting the                Premises In connection with any other Alteration requiring a building permit, Landlord shall be                paid a construction supervision fee in an amount equal to &#0;ve percent (5%) ofthe total cost of                such Alteration, excluding Cosmetic Changes. Promptly  after the completion of an Alteration                requiring a building permit, Tenant at its expense shall deliver to Landlord two (2) sets of                accurate as built (or record) drawings and CAD drawings showing such Alteration in place. All                contractors and subcontractors shall be required to procure and maintain insurance against such                risks, in such amounts,  and  with such  companies  as  Landlord  may  reasonably require,                Certi&#0;cates of such insurance, with paid receipts therefor, must be received by Landlord before                any work is commenced.  All contracts between Tenant and a contractor must explicitly require                the contractor to (a) name  Landlord  and  Landlord’s  agents  as additional insureds and                (b) indemnify and hold harmless Landlord and Landlord’s agents.                        93     If any Alterations that require Landlord’s consent are made without the prior                written consent of Landlord, then Landlord shall have the right, at Tenant’s expense, to so                remove and correct such Alterations and restore the Premises and the Building All Alterations                to the Premises or the Building made by either party shall immediately become the property of                Landlord and shall remain upon and be surrendered with the Premises as a part thereof at the                expiration or earlier termination of the Lease Term; provided, however, that (a) Tenant shall                have the right to remove, prior to the expiration or earlier termination of the Lease Term, all                movable furniture, furnishings and equipment installed in the Premises solely at the expense of                Tenant, and (b) Tenant shall remove at its expense all Alterations and other items (including any                telecommunications, security, data, computer and similar equipment, cabling and wiring) in the                Premises or the Building which Landlord designates in writing for removal at the time Landlord                issues its approval of such Alteration. Notwithstanding the foregoing, Tenant shall not be                required to remove:  (X) Alterations consisting of standard build-out items that are typically                installed by similar tenants in multi tenanted, multi-story, &#0;rst class of&#0;ce buildings (such as                partitions, but not interior staircases, for example), unless so indicated by Landlord at the time                required above; and (y) any Alteration made by Tenant in initially finishing and completing the                Premises in accordance with Exhibit B, except any Structural and System Alterations. Movable                furniture, furnishings and trade &#0;xtures shall be deemed to exclude without limitation any item                the removal of which  might cause damage  to the Premises or the Building or which  would                normally be removed from the Premises with the assistance of any tool or machinery other than a                dolly. If such removal causes damage or injury to the Premises or the Building and Tenant does                not promptly repair such damage, then Landlord shall have the right, at Tenant’s expense, to                repair all damage and  injury to the Premises or the Building caused  by such  removal  as                aforesaid. [f such furniture, furnishings and equipment are not removed by Tenant prior to the                expiration or earlier termination of the Lease Term, the same shall at Landlord‘s option be                deemed abandoned  or become the property of Landlord to be surrendered with the Premises as a                part thereof; provided, however, that Landlord shall have the right at Tenant’s expense to remove                from the Premises any or all such items or to require Tenant to do the same, except as otherwise                provided in this Section. lf Tenant fails to return the Premises to Landlord as required by this                \vtsmsizezsss ll                3844777004056                               17 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  Section, then ’l‘cnant shall pay to Landlord, all costs (including a construction management fee                not to exceed 5% ofsuch costs) incurred by Landlord in effectuating such return.                                                      ARTICLE    X                                                          SIGNS                        l0.l   Landlord will, in connection with Tenant initial occupancy of the Premises and at                Landlord‘s expense list the name of Tenant  in the Building directory and provide Building                standard signage on one  suite entry door. Tenant  shall not place, inscribe, paint, af&#0;x or                otherwise display any sign, advertisement, picture, lettering or notice of any kind on any part of                the exterior or interior of the Building (including windows and doors), or on any part of the                interior of the Premises which can be seen from outside the Premises, without the prior written                approval of Landlord, which  may  be  granted or withheld in Landlord’s sole and  absolute                discretion. If any such item that has not been approved by  Landlord is so displayed, then                Landlord shall have the right to remove such item at Tenant's expense. Landlord reserves the                right to install and display signs, advertisements and notices on any part ofthe exterior or interior                of the Building; provided, however that Landlord shall only af&#0;x, install, or display signs on the                interior ofthe Premises which pertain to the managementor operation of the Building,                                                      ARTICLE    XI                                                  SECURITY     DEPOSIT                        l 1.1 Landlord may  elect to have the Security Deposit Amount delivered in the form of               cash or a letter of credit, in accordance with this Article XI. The Security Deposit Amount shall               be initially in the form ofthc Letter ofCredit (as defined below). If Landlord elects at a later date               for the Security Deposit Amount to be deposited in cash, then within thirty (30) days after notice               of such e ection, Tenant shall deposit with Landlord the Security Deposit Amount in cash as a               security deposit for the performance  by Tenant  of all of Tenant’s obligations, covenants,               conditions and agreements  under this Lease. Landlord shall not be required to maintain such               security ceposit in a separate account. Tenant shall not be entitled to interest on the security               deposit,  Within  approximately sixty (60) days after the later of the expiration or earlier               termination of the Lease Term  or Tenant’s vacating the Premises, Landlord shall return such               security ceposit to Tenant, less such portion thereof as Landlord shall have appropriated to               satisfy any Event of Default (or such other event which, with the giving of notice or the passage               of time 01' both, would constitute an Event of Default) under this Lease, and subject to retention               of such amount  as Landlord may  reasonably determine to be appropriate to secure payment of               any  renta s or charges or adjustments thereof which may become due following expiration or               termination. If an Event of Default by Tenant occurs with respect to any provision ofthis Lease,               Landlord shall have the right, but shall not be obligated, to use, apply or retain all or any portion               ofthe Security Deposit for the payment of any rent or other charge in default or for the payment               of any ot ier sum to which Landlord may  become  obligated by reason of Tenant’s default, to               repair damages  to the Premises caused by  Tenant, to clean the Premises upon expiration or               termination, or to compensate Landlord  for any loss or damage  which Landlord  may  suffer               thereby, including. but not limited to, damages recoverable following termination ofthis Lease               by  reason of an Event of Default as herein provided, and any and all amounts Landlord may                \VEstesnomss 1|               384-1777004056                               l8 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  spend or become obligated to spend, or for the compensation of Landlord for any losses incurred,                by reason of such event. lfany portion of the security deposit (in whatever form) is so used or                applied, then within five (5) business days after Landlord gives written notice to Tenant of such                use or application, Tenant shall deposit with Landlord cash in an amount sufficient to restore the                security deposit to the original Security Deposit Amount, and Tenant’s failure to do so shall                constitute an Event of Default under this Lease. Tenant and Landlord acknowledge and agree                that their rights and remedies with respect to the Security Deposit shall be as provided in this                Lease, and each of Landlord  and Tenant  hereby waive  in its entirety Section 1950.7 of the                California Civil Code, speci&#0;cally excepting subsection (b) of such Code, and any and all other                similar statutes now existing or hereafter enacted.                        l 1.2  If and so long as Landlord transfers the security deposit to any purchaser or other                transferee of Landlord’s interest in the Property and such transferee has agreed in writing to                assume Landlord’s obligations under this Lease, then Tenant shall look only to such purchaser or                transferee for the return of the security deposit, and Landlord shall be released from all liability                to Tenant for the return of such security deposit. Tenant acknowledges that the holder of any                Mortgage shall not be liable for the return of any security deposit made by Tenant hereunder                except to the extent such holder actually receives such security deposit. Tenant shall not pledge,                mortgage, assign or transfer the security deposit or any interest therein.                        l 1.3 Unless and until Landlord elects to have the Security Deposit Amount remitted in                the form of a cash security deposit, Tenant shall deliver to Landlord a clean, unconditional,                irrevocable letter of credit in lieu of the cash security deposit. The Letter of Credit shall be                delivered to Landlord within &#0;ve (5) business days after the mutual execution ofthis Lease. Such                letter of credit (the “Letter of Credit”) shall be: (a) in form and substance satisfactory to                Landlord in its sole discretion (with the following criteria at a minimum); (b) at all times in the                stated face amount of not less than the Security Deposit Amount (as de&#0;ned in Section 1.24), and                shall on its face state that multiple and partial draws are permitted and either (i) that partial draws                will not cause a corresponding reduction in the stated face amount of the letter of credit or                (ii) that, within &#0;ve (5) business days after any such partial draw, Landlord has not been                provided evidence that the Letter of Credit has been reinstated to its full amount in which event                Landlord shall have the right to immediately draw on the remainder of the Letter of Credit (it                being understood that the total security deposit on hand, whether in cash or Letter of Credit form,                shall at all times be not less than the total Security Deposit Amount as so defined); (c) issued by                Silicon Valley Bank or a commercial bank acceptable to Landlord with a branch office located in                the San Francisco / San Jose metropolitan area for the account of Tenant, and its permitted                successors and assigns under this Lease; (d) made payable to, and expressly transferable and                assignable one or more times at no charge by, the owner from time to time of the Building or its                lender (which transfer/assignment shall be conditioned only upon the execution of a reasonable                and customary written document  in connection therewith),whethcr or not the original account                party of the letter of credit continues to be the tenant under this Lease by virtue of a change in                name  or structure, merger, assignment,  transfer or otherwise; (e) payable at sight upon                presentment to a San Francisco / San Jose metropolitan area branch of the issuer of a simple                sight draft stating only that funds are due and owing by Tenant under the terms of the Lease,                Landlord is permitted to draw on the letter of credit under the terms ofthe Lease and setting forth                the amount that Landlord is drawing; (1‘) of a term not less than one year, and shall on its face                state that the same shall be renewed automatically, without the need for any further written                  \VEST‘281263358.1I                384477-004055                               l 9 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  notice or amendment,  for successive minimum   one year  periods, unless the issuer noti&#0;es                Landlord in writing, at least sixty (60) days prior to the expiration date thereof, that such issuer                has elected not to renew the Letter of Credit (which will thereafter entitle Landlord to draw on                the letter of credit); and (g) at least thirty (30) days prior to the then current expiration date of                such letter of credit, either (1) renewed (or automatically extended unless the issuer notifies                Landlord in writing, at least 60 days prior to the expiration date thereof, that such issuer has                elected not to renew the Letter of Credit) from time to time through the ninetieth (90th) day after                the expiration of the Lease Term, or (2) with Landlord’s prior written approval, replaced by                Tenant with cash (which approval shall be in Landlord’s sole and absolute discretion), or another                letter of credit meeting the requirements of this Section, in the full amount of the Security                Deposit.  Tenant  shall cooperate with Landlord  to effect any  modifications, transfers or                replacements of the letter of credit reasonably requested by Landlord in order to assure that                Landlord is at all times fully secured by a valid letter of credit that may be drawn upon by                Landlord, its successors and assigns. Notwithstanding anything in this Lease to the contrary, if                at the time Tenant’s default Landlord is prevented from giving Tenant a notice of default due to                any automatic “stay” or other restrictions under the US. Bankruptcy Code, then any cure or                grace period provided in connection with an Event of Default shall not apply to any of the                foregoing requirements of  the Letter of Credit, and, specifically, if any of the aforesaid                requirements are not complied with timely, then an immediate Event of Default shall occur and                Landlord shall have the right to immediately draw upon the letter of credit without notice to                Tenant and apply the proceeds to the security deposit. Each Letter of Credit shall be issued by a                commercial  bank that has a credit rating with respect to certi&#0;cates of deposit, short term                deposits or commercial paper of at least A—Z (or equivalent) by Moody’s Investor Service, Inc.,                or at least P-Z (or equivalent) by Standard &  Poor’s Corporation, and  shall be otherwise                acceptable to Landlord in its sole and absolute discretion. lfthe issuer’s credit rating is reduced                below A—Z (or equivalent) by Moody’s Investors Service, Inc. or below P—Z (or equivalent) by                Standard & Poor’s Corporation, or ifthe &#0;nancial condition of such issuer changes in any other                materially adverse way, then Landlord shall have the right to require that Tenant obtain from a                different issuer a substitute letter of credit that complies in all respects with the requirements of                this Section, and Tenant’s failure to obtain such substitute letter of credit within ten (10) business                days following Landlord’s written demand therefor (with no other notice or cure or grace period                being applicable thereto, notwithstanding anything in this Lease to the contrary) shall entitle                Landlord to immediately draw upon the then existing Letter of Credit in whole or in part, without                notice to Tenant. In the event the issuer of any letter of credit held by Landlord is insolvent or is                placed into receivership or conservatorship by the Federal Deposit Insurance Corporation, or any                successor or similar entity, or ifa trustee, receiver or liquidator is appointed for the issuer, then,                effective as of the date of such occurrence, said Letter of Credit shall be deemed to not meet the                requirements of this Section, and, within ten (10) business days thereof, Tenant shall replace                such Letter  Credit                          of       with a substitute Letter of Credit that complies with this Article 1 l or other                collateral acceptable to Landlord in its sole and absolute discretion (and Tenant’s failure to do so                shall, notwithstanding anything in this Lease to the contrary, constitute an Event of Default for                which there shall be no notice or grace or cure periods being applicable thereto other than the                aforesaid ten (10) business day period). Any failure or refusal of the issuer to honor the letter of                credit shall be at Tenant’s sole risk and shall not relieve Tenant of its obligations hereunder with                respect to the security deposit.                  wesrzsizozasa I I                384477-004056                              20 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         1 1.4  Provided that no Event of Default has occurred during the initial &#0;rst (lst) year of                following the Commencement   Date, then at Tenant's election the Security Deposit Amount shall                be reduced  to One  Hundred  Forty—One  Thousand  Seven  Hundred  Eighty—Nine  and 48/100                Dollars ($141,789.48) as of October 1, 2019; provided, further, however, if any such Event of                Default has occurred and is cured, then Tenant shall be entitled to such reduction on October 1,                2020, provided that no monetary or material non—monetary Event of Default has occurred during                the second (2nd) year ofthe Lease Term. The stated face amount ofthe Letter of Credit may be                reduced by Tenant accordingly as of such date. If the Security Deposit Amount is in the form of                a cash security deposit, then Landlord shall either apply the reduction as a credit against the                amounts next due from  Tenant or shall deliver to Tenant the reduction amount. either to occur                within thirty (30) days after Tenant’s request and election thereof.                                                     ARTICLE     XII                                                       H‘ISPECTION                        12.1   Tenant shall permit Landlord, its agents and representatives,and the holder ofany                Mortgage, to enter the Premises at any time and from time to time, upon not less than one (1)                business day prior notice, except in the event of emergency or routinejanitorial services, without                charge therefor and without diminution of the rent payable by Tenant, in order to examine,                inspect or protect the Premises and the Building, to make such alterations and/or repairs as in the                sole but reasonable judgment of Landlord may be deemed  necessary or desirable, or to exhibit                the same to brokers, prospective tenants (during the last twelve (12) months of the Lease Term),                lenders, purchasers and others. Except in the event of an emergency, Landlord shall endeavor:                to give Tenant advance notice of any such entry and to permit Tenant to have a representative                present at such time; and to minimize disruption to Tenant’s normal business operations in the                Premises  in connection with  any such  entry but same   shall not prohibit Landlord from                performing maintenance  and repairs during business hours and that Landlord shall have no                obligation to employ  overtime or  other premium  pay  labor or other costs in connection                therewith).                                                     ARTICLE    XIII                                                       INSURANCE                        13.1   Tenant shall not conduct or permit to be conducted any activity, or place or permit                to be placed any equipment or other item in or about the Premises or the Building, which will in                any way  increase the rate of property insurance or other insurance on the Building. If any                increase in the rate ofpropeity or other insurance is due to any activity, equipment or other item                of Tenant, then (whether or not Landlord has consented to such activity, equipment or other                item) Tenant shall pay as additional rent due hereunder the amount of  such increase. The                statement of any  applicable insurance company  01' insurance rating organization (or other                organization exercising similar functions in connection with the prevention of fire or the                correction of hazardous conditions) that an increase is due to any such activity, equipment or                other item shall be conclusive evidence thereof                  WESTQS 1 262358. 11                384477-004056                               21 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         13.2   (a)   Throughout   the Lease  Term,  Tenant  shall obtain and  maintain  the                following insurance coverages written with companies with an A.M. Best A—, VII or better rating                and S&P  rating of at least A-:                                      (i)   Commercial   General Liability (“CGL”) insurance (written on an                              occurrence basis) with limits not less than One Million Dollars ($1,000,000)                              combined  single limit per occurrence, Two Million Dollar ($2,000,000) annual                              general aggregate (on a per location basis), Two Million Dollars ($2,000,000)                              products/completed operations aggregate,  One  Million Dollars  ($1,000,000)                              personal and advertising injury liability, Fifty Thousand Dollars ($50,000) fire                              damage  legal liability, and Five Thousand Dollars ($5,000) medical payments.                              CGL  insurance shall be written on a current ISO occurrence form (or a substitute                              form providing equivalent or broader coverage) and shall cover liability arising                              from   Premises,  operations, independent   contractors, products-completed                              operations, personal injury, advertising injury and liability assumed under an                              insured contract.                                     (ii)   Workers  Compensation   insurance as required by the applicable                              state law, and Employers Liability insurance with limits not less than One Million                              Dollars ($1,000,000) for each accident, One Million Dollars ($1,000,000) disease                              policy limit, and One Million Dollars ($1,000,000) disease each employee                                     (iii)  Commercial   Auto   Liability insurance (if applicable) covering                              automobiles owned,  hired or used by Tenant  in carrying on its business with                              limits not less than One Million Dollars ($1,000,000) combined single limit for                              each accident.                                     (iv)   Umbrella/Excess  Insurance coverage  on a follow form  basis in                              excess of the CGL, Employers Liability and Commercial Auto Policy with limits                              not less than Five Million Dollars ($5,000,000) per occurrence and Five Million                              Dollars ($5,000,000) annual aggregate.                                     (v)    Special  Form  Property  Insurance covering  Tenant’s property,                              improvements and equipment  located at the Building. If Tenant is responsible for                              any machinery, Tenant shall maintain boiler and machinery insurance.                                     (vi)   Business  Interruption and Extra Expenses insurance in amounts                             typically carried by prudent tenants engaged in similar operations, but in no event                              in an amount less than double the annual Base Rent then in effect. Such insurance                              shall reimburse Tenant for direct and indirect loss of earnings and extra expense                              attributable to all perils insured against.                                     (vii)  Builder’s Risk (or Building Constructions) insurance during the                              course of construction of any Alteration, including during the perfonnance of                              Tenant’s Work and  until completion thereof. Such insurance shall be on a form                              covering Landlord, Landlord's architects, Landlord’s contractor or subcontractors,                              Tenant and Tenant’s  contractors, as their interest may appear, against loss or                               I                \VES'I \181262338, 1                384-1774104056                              22 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                damage  by fire, vandalism, and malicious mischief and other such risks as are                              customarily covered   by  the  so  called “broad  form   extended  coverage                              endorsement” upon  all Alterations or Tenant’s Work in place and all materials                              stored at the Premises, and all materials, equipment, supplies and temporary                              structures of all kinds incident to Alterations or Tenant’s Work and builder’s                              machinery, tools and equipment, all while forming a part of, or on the Premises,                              or when adjacent thereto, while on drives, sidewalks, streets or alleys, all on a                             completed  value basis for the full insurable value at all times. Said Builder’s Risk                              Insurance shall contain an express waiver of any right of subrogation by the                              insurer against Landlord, its agents, employees and contractors.                              (b)    Landlord  and the  Landlord Insured Parties shall be endorsed on each                       policy as additional insureds as it pertains to the CGL, Umbrella, and Auto policy, and                       coverage shall be primary and noncontributory. Landlord shall be a loss payee on the                       Property policy in respect of Tenant’s improvements. All insurance shall (1) contain an                       endorsement that such policy shall remain in full force and effect notwithstanding that the                       insured may have waived its right of action against any party prior to the occurrence of a                       loss (Tenant hereby waiving  its right of action and recovery against and releasing                       Landlord and Landlord’s Representatives from any and all liabilities, claims and losses                      for which  they may  otherwise be liable to the extent Tenant is covered by insurance                      carried or required to be carried under this Lease); (2) provide that the insurer thereunder                      waives  all right of recovery by way of subrogation against Landlord and Landlord’s                      Representatives in connection with any loss or damage covered by  such policy; (3) be                      reasonably acceptable in form and content to Landlord; and (4) contain an endorsement                       prohibiting cancellation, failure to renew, reduction of amount of insurance or change in                      coverage without the insurer first giving Landlord thirty (30) days’ prior written notice of                      such proposed action; provided, however, that in the event that the insurer will not agree                      to  include the required provision or  the required provision is not  available at a                      commercially  reasonable cost, then Tenant, rather than the insurer, shall give Landlord                      the  specified notices within three (3) business days after Tenant has notice of the                      applicable event. Tenant shall give Landlord notice of termination or cancellation of any                      Tenant  insurance coverage no later than three (3) business days after Tenant learns of                      such termination or cancellation. No such policy shall contain any deductible provision                      except  as otherwise approved  in writing by Landlord, which  approval shall not be                      unreasonably  withheld. Tenant shall deliver an Acord 25 certificate with respect to all                       liability and personal property insurance and an Acord 28 certi&#0;cate with respect to all                      commercial  property insurance and  receipts evidencing payment  therefor (and, upon                      request, copies  of  all required  insurance policies, including  endorsements  and                      declarations) to Landlord on or before delivery of possession of the Premises to Tenant                      and at least annually thereafter. lf Tenant fails to provide evidence of insurance required                      to be provided  by Tenant hereunder, prior to commencement   of the Lease Term  and                      thereafter within thirty (30) days following Landlord’s request during the Lease Term                      (and  in any event  within thirty (30) days prior to the expiration date of any such                      coverage, any  other cure or grace period provided in this Lease not being applicable                      hereto), Landlord shall be authorized (but not required) after ten (10) days' prior notice to                      procure such  coverage in the amount stated with all costs thereof to be chargeable to                      Tenant and payable as additional rent upon written invoice therefor.                WFS'I“181162358I1                “44774104056                               23 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         13.3  Landlord  agrees to carry and maintain special form  property insurance (with                replacement cost coverage) covering the Building and Landlord’s property therein in an amount                required by its insurance company  to avoid the  application of any coinsurance provision               Notwithstanding  anything to the contrary contained in this Lease, Landlord and Tenant release               each other, and their respective agents, employees and approved subtenants from any liability for               damage  to property that arises out of or incident to any peril which is actually insured against,               which  is required to be insured against under this Lease, or which would normally be covered by               “special form  property insurance, without regard to the negligence of the entity or party so                released or any other cause Landlord shall secure a waiver of subrogation endorsement from its                insurance carrier. Landlord also agrees to carry and maintain commercial  general liability                insurance in limits it reasonably deems appropriate (but in no event less than the limits required               by Tenant pursuant to Section 13.2). Landlord may elect to carry such other additional insurance               or higher limits as it reasonably deems appropriate. Tenant acknowledges that Landlord shall               not carry insurance on, and shall not be responsible for damage to, Tenant’s personal property or               any Alterations (includingTenant’s Work) made and paid for by Tenant, and that Landlord shall               not carry insurance against, or be responsible for any loss suffered by Tenant due to, interruption               of Tenant’s business.                                                      ARTICLE    XIV                                               SERVICES    AND  UTILITIES                        14.1  From  and  after the Lease Commencement   Date, Landlord  will provide to the               Premises:   air conditioning and heating during the seasons they are required in Landlord’s               reasonable judgment; janitorial service on Monday through  Friday (or, at Landlord’s option,               Sunday  through Thursday) only (excluding Holidays) consistent with those generally provided               by  landlords of comparable &#0;rst-class of&#0;ce building projects located in the Silicon Valley               market  (“Comparable    Buildings); electric power from  the utility provider suf&#0;cient for               customary  lighting purposes and normal of&#0;ce  use; standard hot and cold water in Building               standard bathrooms  and chilled water in Building standard drinking fountains; elevator service               (with at least one (1) elevator in operation at all times, except in the event of an emergency);               landscaping  and snow  removal  during the seasons they are required; and  exterior window               cleaning service. If Tenant requires air conditioning or heat beyond the Building Hours, then               Landlord  will furnish the same  provided  Tenant  gives Landlord  advance  notice of such               requirement (by 2:00 pm. of the same day for extra service needed Monday through Friday, and               by 2:00 pm.  on Friday for extra service needed on Saturday or Sunday). Tenant shall pay for               such  extra service in accordance with Landlord’s then current schedule (with a one (1) hour               usage minimum).    To the extent Tenant provides or contracts for any services relating to any                Building Structure or System or  any service or utility being provided by Landlord  to the                Premises directly from the supplier (which  Tenant  shall not be permitted  to do without               Landlord’s prior written consent, which consent shall not be unreasonably withheld conditioned               or delayed), Tenant shall enter into and maintain a service contract therefor with a contractor                licensed to do business in the jurisdiction in which the Building is located and otherwise               approved  by Landlord. Tenant shall have access to the Building twenty four (24) hours per day               each day  of the year (except in the event of an emergency), Landlord shall provide a card key               (or similar type of) access system to provide access to the Building at times other than Building                Hours,  A reasonable number  of access cards or other means of access shall be provided to                \Vitsmsrzoz3ss 11               3844777004056                               24 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  Tenant at Lease Term  commencement   at no cost to Tenant (except that Landlord may charge                Tenant for replacement cards). Such access cards shall be issued by Landlord to the speci&#0;c                individuals that are designated by Tenant. Tenant shall not permit anyone, except for Tenant’s                employees, permitted subtenants and assigns and authorized guests, to enter the Building at times                other than the Building Hours, All persons entering or exiting the Building at times other than                the normal hours 0 ‘operation of the Building shall, at Landlord’s discretion, be required to sign                in and out.                        142    Lanclord may  install, at Landlord’s expense, check—meters to electrical circuits                serving Tenant’s equipment to verify that Tenant is not consuming  excessive electricity (as                de&#0;ned below).  If such cheek—meters indicate that Tenant’s electricity consumption is excessive,                then Landlord may install at Tenant’s expense submeters to ascertain Tenant’s actual electricity                consumption, and Tenant  shall thereafter pay for such excess consumption at the then current                rates charged by the electric service provider selected and used by Landlord (or, at Landlord‘s                sole option, Tenan  shall thereafter pay for Tenant’s entire consumption at such rates, with                Landlord making an appropriate adjustment to Operating Charges on account thereot). Tenant’s                electricity consump ion shall be deemed excessive if the electricity consumption in the Premises                per square foot of rentable area (including electricity consumed in connection with outlets and                lighting use) during any  three  (3) month billing period exceeds  the  average electricity                consumption  per square foot of rentable area during the same period for typical, similarly                situated tenants in tie Building, as reasonably calculated by Landlord in good faith. Landlord                shall use commercially reasonable efforts not to make determinations of excessive consumption                of electricity in a manner which unreasonably discriminates among similarly situated tenants.                        14.3  Tenant  shall reimburse Landlord for the cost of any excess water, sewer and                chiller usage in the Premises, Excess usage shall mean the excess of the estimated usage in the                Premises (per square foot of rentable area) during any three (3) month billing period over the                average usage (per square foot ofrenlable area) during the same period for the entire Building, as                reasonably calculated by Landlord in good faith.                        14.4   Landlord shall not have any liability to Tenant, and Tenant shall not be entitled to                terminate this Lease or receive a rent abatement, in the event of Landlord’s failure or inability to                furnish any of the utilities or services required to be furnished by Landlord hereunder; provided,                however, that (a) if Landlord is not proceeding diligently and in good faith to correct such failure                or inability, and if all or substantially all of the Premises is rendered unusable by Tenant for a                continuous period of seven (7) consecutive business days after Tenant gives Landlord written                notice thereof, and if Tenant does not in fact use the Premises during such period, then, so long                as no Event of Default exists under this Lease, Tenant shall be entitled, as its sole and exclusive                remedy, to an abatement ofthe Base Rent payable hereunder for the period beginning on the day                after such seven (7) business day period ends and continuing until the earlier ofthe date Tenant                resumes use or occupancy of the Premises or the date use of the Premises is restored to Tenant;                and (b) Landlord shall use reasonable efforts to restore such failure or inability so long as such                failure or inability is within Landlord’s reasonable control to correct.                  WEST‘281262358.I 1                3844777004056                              25 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                       ARTICLE    XV                                               LIABILITY    OF LANDLORD                        15.1   Landlord and  Landlord’s Representatives shall not be liable to Tenant or any                other person or entity for any damage, injury, loss or claim based on or arising out of any cause                whatsoever (except as otherwise provided in this Section), including the following: repair to any                portion ofthe Premises or the Building; interruption in the use ofthe Premises or the Building or                any equipment  therein; any accident or  damage  resulting from any  use or operation  (by                Landlord, Tenant or any  other person or entity) of elevators or heating, cooling, electrical,                sewage or plumbing  equipment or apparatus; termination of this Lease by reason of damage to                the Premises or the Building; any &#0;re, robbery, theft, vandalism, mysterious disappearance or                any other casualty; actions of any other tenant of the Building or of any other person or entity;                failure or inability to furnish any service specified in this Lease; and leakage in any part of the                Premises or the Building from water, rain, ice or snow that may leak into, or &#0;ow from, any part                ofthe Premises or the Building, or from drains, pipes or plumbing &#0;xtures in the Premises or the                Building. If any condition exists which may be the basis ofa claim of constructive eviction, then                Tenant shall give Landlord written notice thereof and a reasonable opportunity to correct such                condition, and in the interim Tenant shall not claim that it has been constructively evicted or is                entitled to a rent abatement. Any property placed by Tenant  or any Agent  in or about the                Premises or the Building shall be at the sole risk of Tenant, and Landlord shall not in any manner                be held responsible therefor. Any person receiving an article delivered for Tenant shall be acting                as Tenant’s agent for such purpose and not as Landlord’s agent. For purposes ofthis Article, the                term “Building” shall be deemed to include the Land. Notwithstanding the foregoing provisions                of this Section, Landlord shall not be released from liability to Tenant for any physical injury to                any natural person caused by the negligence or willful misconduct of Landlord or Landlord’s                Representativesto the extent such injury is not covered by insurance either carried by Tenant (or                such person) or required by this Lease to be carried by Tenant; provided, however, that neither                Landlord nor any of Landlord’s Representatives (nor any past, present or future board member,                partner, trustee; director, member, of&#0;cer, employee, agent, representative or advisor of any of                them)  shall under any  circumstances  be  liable to Tenant for  any  exemplary, punitive,                consequential or indirect damages (or for any interruption of or loss to business) incurred by                Tenant in connection with or relating to this Lease.                        15.2  (a)    Except  to the extent caused by the negligence or willful misconduct of                Landlord or any Agent of Landlord, Tenant shall reimburse Landlord (as additional rent), and                shall indemnify, defend  upon  request and hold  Landlord  harmless  from and  against all                reasonable Costs suffered by or claimed against them; directly or indirectly, based on or arising                out of, in whole or in part, (i) Lise and occupancy of the Premises or the business conducted                therein, (ii) any negligent or willful act or omission of Tenant or any Agent, (iii) any breach of                Tenant’s obligations under this Lease, including failure to comply with Laws or surrender the                Premises upon  the expiration or earlier termination of the Lease Term, or (iv) any entry by                Tenant or any Agent upon the Land prior to the Lease Commencement Date.                              (b)    Notwithstanding  the foregoing, and except to the extent caused by the                       negligence or willful misconduct of Tenant  or an Agent  of Tenant,  Landlord shall                       reimburse Tenant and shall indemnify and hold  Tenant harmless from and  against all                wrs'iuimmss.ll                3844777004050                              26 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         Costs suffered or claimed against Tenant as a result of Landlord’s negligence or willful                       misconduct in connection with the Common    Areas of the Building and the  Building                       Structure and Systems.                        15.3   No landlord hereunder shall be liable for any obligation or liability based on or                arising out of any event or condition occurring during the period that such landlord was not the                owner of the Building or a landlord’s interest therein. Within five (5) days after request, Tenant                shall attorn to any transferee landlord and execute, acknowledge and deliver any document                submitted to  Tenant  con&#0;rming   such  attornment provided  such  transferee assumes  the                obligations ofLandlord hereunder which accrue from and after the date ofthe transfer.                        15.4   Tenant shall not have the right to set offor deduct any amount allegedly owed to                Tenant pursuant to any claim against Landlord from any rent or other sum payable to Landlord.                Tenant’s sole remedy for recovering upon such claim shall be to institute an independent action                against Landlord, which action shall not be consolidated with any action of Landlord; provided,                however, that the foregoing shall not prohibit Tenant from asserting a compulsory counterclaim                in any proceeding instituted by Landlord against the Tenant that is required to be brought by                applicable statute and will be deemed forever waived ifnot then asserted by Tenant.                        15.5   If Tenant or any Agent  is awarded a money  judgment  against Landlord, then                recourse for satisfaction of suehjudgment shall be limited to execution against Landlord’s estate                and interest in the Building and portions of the Project owned by Landlord, except if Tenant                provides Landlord with written notice of a default by Landlord prior to Landlord selling the                Building and diligently pursues a money judgment against Landlord relating to such default by                Landlord, then Tenant shall be allowed to realize on such money judgement  against any net                proceeds received from Landlord’s sale ofthe Building No other asset of Landlord, and no asset                of any of Landlord’s Representatives (or any past, present or future board member, partner.                director, member, officer, trustee, employee, agent, representative or advisor of any of them                (each, an “of&#0;cer”)) or any other person or entity, shall be available to satisfy or be subject to                any such judgment. No such Landlord's Representative,of&#0;cer or other person or entity shall be                held to have personal liability for satisfaction of any claim or judgment whatsoever under this                Lease.                                                      ARTICLE    XVI                                                          RULES                        16.1  Tenant  and Agents shall at all times abide by and observe the rules speci&#0;ed in                Exhibit C. Tenant and Agents shall also abide by and observe any other rule that Landlord may                reasonably promulgate from time to time for the operation and maintenance of the Building,                provided that written notice thereof is given and such rule is not inconsistent with the provisions                of this Lease. All rules shall be binding upon Tenant and enforceable by Landlord as if they                were contained herein. Nothing contained in this Lease shall be construed as imposing upon                Landlord any duty or obligation to enforce such rules, or the terms, conditions or covenants                contained in any other lease, as against any other tenant, and Landlord shall not be liable to                Tenant for the violation of such rules by any other tenant or its employees, agents, assignees,                  WES | ‘28 l 20235811                38447770040317                             27 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  subtenants, invitees or licensees. Landlord shall use reasonable efforts not to enforce any rule or                regulation in a manner which unreasonably discriminates among similarly situated tenants.                                                     ARTICLE    XVII                                              DAMAGE     OR  DESTRUCTION                        17.1   If the Premises or the Building are totally or partially damaged or destroyed                thereby rendering the Premises totally or partially inaccessible or unusable, then Landlord shall                diligently repair and restore the Premises and the Building to substantially the same condition                they were in prior to such damage  or destruction; provided, however, that if in Landlord’s                reasonable judgment  such repair and  restoration cannot be completed within two  hundred                seventy (270) days after the occurrence of such damage or destruction (taking into account the                time needed  for effecting a satisfactory settlement with any insurance company  involved,                removal of debris, preparation of plans and issuance of all required governmental permits), then                Landlord shall have the right to terminate this Lease by giving written notice of termination                within forty &#0;ve (45) days after the occurrence of such damage or destruction, provided that                Landlord terminates the leases of all similarly situated tenants of the Building which have                damage  to such tenants’ premises within the Building. If this Lease is terminated pursuant to                this Article, then rent shall be apportioned (based on the portion of the Premises which is usable                or used after such damage or destruction) and paid to the earlier of the date oftermination or the                date Tenant completely Vacates and abandons  the Premises on  account of such damage  and                Landlord shall be entitled to any insurance proceeds received by Tenant that are attributable to                Tenant’s Work and other improvements  insured or required to be insured by Tenant that would                remain in the Premises at the end ofthe Lease Term. If this Lease is not terminated as a result of                such damage   or destruction, then until such repair and  restoration of the Premises  are                substantially complete, Tenant shall be required to pay rent only for the portion of the Premises                that is usable while such repair and restoration are being made; provided, however, that (x) if                such damage or destruction was caused by the negligent or willful act or omission ofTenant or                any Agent of Tenant, then Tenant shall not be entitled to any such rent reduction, except to the                extent such rent reduction is covered by any rental loss insurance that Landlord is then carrying,                and (y) if Tenant fails to immediately pay over to Landlord insurance proceeds when received                from Tenant‘s insurance any such rent abatement shall end on the date when Landlord would                have been able to substantially complete repair and restoration ofthe Premises had Tenant timely                paid Landlord such  insurance proceeds.  After receipt of all insurance proceeds (including                proceeds of insurance maintained by Tenant), Landlord shall proceed with and bear the expenses                of such repair and restoration of the Premises and the Building; provided, however, that (a) if                such damage  or destruction was caused by the gross negligent or willful act or omission of                Tenant or any Agent of Tenant, then Tenant shall pay Landlord’s deductible and the amount by                which such expenses exceed  the insurance proceeds, if any, actually received by Landlord on                account of such damage or destruction (or, if Landlord fails to maintain the insurance required by                Section 13.3, that Landlord would  have  received to the extent Landlord  maintained such                insurance required by Section 13.3), (b) Tenant shall pay the amount by which  the cost of                restoring any item which Landlord is required to restore and Tenant is required to insure exceeds                the insurance proceeds received with respect thereto. and (c) Landlord shall not be required to                repair or restore any tenant improvements  installed in the Premises (except to the extent                Landlord receives proceeds therefor from Tenant’s insurance), any Alterations or any other                  Wtsms 1262338 1 I                384471004056                               28 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  contents of the Premises (including Tenant’s trade &#0;xtures, decorations, furnishings, equipment                or personal property), but Landlord shall give Tenant an additional ninety (90) days after the                completion of Landlord’s  repair and restoration work required under  this Section 17.1 to                complete Tenant’s restoration of any such tenant improvements or Alterations before Tenant‘s                rental abatement rights under this Section 17.1 shall cease to the extent such rent reduction is                covered by any rental loss insurance that Landlord is then carrying. Notwithstanding anything                herein to the contrary, Landlord shall have the right to terminate this Lease (provided the leases                of all other similarly situated tenants with damage to such tenants’ premises are likewise                terminated) if(1) insurance proceeds plus deductibles are insuf&#0;cient to pay the full cost of such                repair and restoration (so long as Landlord maintains the insurance required by Section 13.3,                (2) the holder of any Mortgage fails or refuses to make such insurance proceeds available for                such repair and restoration, (3) zoning or other applicable Laws or regulations do not permit such                repair and restoration, or (4) the damage to the Building exceeds thirty &#0;ve percent (35%) ofthe                replacement value ofthe Building,                        17.2  If, within forty &#0;ve (45) days after the occurrence of the damage or destruction                described in Section 17.1, Landlord determines in its sole but reasonable judgment that the                repairs and restoration cannot be substantially completed within two hundred seventy (270) days                after the date of such damage or destruction, and provided Landlord does not elect to terminate               this Lease  pursuant to this Article, then Landlord  shall promptly notify Tenant  of such               determination.  For a period continuing through the later of the thirtieth (30th) day after the               occurrence  of the damage or destruction or the tenth (10th) day after receipt of such notice,               Tenant  shall have the right to terminate this Lease by providing written notice to Landlord               (which date ofsuch termination shall be not more than thirty (30) days after the date of Tenant’s                notice to Landlord). Notwithstanding any of the foregoing to the contrary, Tenant shall not have               the right to terminate this Lease if the willful misconduct of Tenant or any Agent shall have               caused the damage  or destruction. Landlord and Tenant agree that their respective rights in the               event of any casualty to the Premises shall be governed by the provisions set forth above in this               Article, and the  parties hereby waive the provisions of  Section 1932, Subdivision 2, and                Section 1933, Subdivision 4, ofthe California Civil Code.                                                    ARTICLE    XVIII                                                    CONDEMNATION                        18.1  If one third or more of the Premises, or the use or occupancy thereof, shall be               taken or condemned   by any  governmental or quasi—governmental authority for any public or               quasi-public use or purpose or sold under threat of such a taking or condemnation (collectively,               “condemned"),   then this Lease shall terminate on the day prior to the date title thereto vests in               such  authority and rent shall be apportioned as of such date. If less than one third of the               Premises  or occupancy thereof is condemned, then this Lease shall continue in full force and               effect as to the part of the Premises not so condemned, except that as of the date title vests in               such authority Tenant shall not be required to pay rent with respect to the part ofthe Premises so               condemned.   Landlord  shall notify ’l‘enant of any condemnation contemplated by this Section               promptly  after Landlord receives notice thereof. Within ten (10) days after receipt of such               notice, Tenant shall have the right to terminate this Lease with respect to the remainder of the                Premises not so condemned  as of the date title vests in such authority if such condemnation                WESTDS 1261358 I]               384477-004056                               29 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  renders said  remainder  of  the  Premises  totally unusable for  their intended  purpose.                Notwithstanding anything herein to the contrary, if twenty five percent (25%) or more of the                Land  or the Building is condemned,  then  whether or not  any portion of the Premises  is                condemned,  Landlord shall have the right to terminate this Lease as of the date title vests in such                authority.                        18.2   All awards,  damages   and  other compensation   paid  on  account  of such                condemnation shall belong to Landlord, and Tenant assigns to Landlord all rights to such awards,                damages and compensation,  Tenant shall not make any claim against Landlord or such authority                for any portion of such award, damages or compensation attributable to damage to the Premises,                value of the unexpired portion of the Lease Term, loss of pro&#0;ts, leasehold improvements or                severance damages.  Nothing contained herein, however, shall prevent Tenant from purSuing a                separate claim against the authority for relocation expenses and for the value of furnishings,                equipment and trade &#0;xtures installed in the Premises at Tenant’s expense and which Tenant is                entitled pursuant to this Lease to remove at the expiration or earlier termination of the Lease                Term, Tenant’s moving  and relocation costs and loss to Tenant‘s goodwill; provided that such                claim shall in no way diminish the award, damages or compensation payable to or recoverable by                Landlord in connection with such condemnation. Tenant’s moving and relocation costs and loss                to Tenant‘s goodwill. Landlord and Tenant agree that their respective rights in the event of any                condemnation  or taking involving the Premises shall be governed by the provisions set forth                above in this Article, and the parties hereby waive the provisions of Section 1265.130 of the               California Code of Civil Procedure.                                                      ARTICLE    XIX                                                        DEFAULT                        19.1  If there shall be an Event of Default, then the provisions of Section 19.2 shall               apply, Any  notice given by Landlord pursuant to this Article or any other provision ofthis Lease               may  be the notice required or permitted pursuant to Section 1161 et seq. of the California Code               of Civil Procedure or successor statutes provided that the notice is prepared and served upon               Tenant  in accordance with all requirements of Section 1161 et seq, of the California Code of               Civil Procedure                               or successor statutes , and the provisions of this Lease shall not require the               giving ofa notice in addition to such statutory notice to terminate this Lease and Tenant’s right               to possession of the Premises. The periods herein specified within which Tenant is permitted to               cure any  default following notice from Landlord shall run concurrently with any cure period               provided by applicable laws.                        19.2  Upon  an Event of Default, in addition to all other rights and remedies that may be               available to Landlord pursuant to this Lease and applicable law, Landlord may exercise all or any               one or more ofthe following remedies:                              (a)    Landlord  may. at its option, terminate this Lease by written notice to                      Tenant  and recover possession of the Premises. Following such termination, Landlord                      may  recover from Tenant damages  arising from the default and the termination of this                      Lease, including without limitation the following:                 wasr‘axnezsss It               384477—004056                               30 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                       (i)    T1e Worth  at the Time of Award   of the unpaid Base Rent  and                              Additional Rent which had been earned at the time oftermination; plus                                      (ii)   T e Worth  at the Time  of Award  of the amount  by which  the                              unpaid Base  Rent and  Additional Rent which  would  have  been earned  after                              termination unti the time of award exceeds the amount of such rental loss that                              Tenant proves could have been reasonably avoided; plus                                      (iii) T16  Worth  at the Time  of Award  of the amount  by which  the                              unpaid Base Rent and Additional Rent for the balance of the Term after the time                              of award exceeds the amount  of such  rental loss that Tenant proves could be                              reasonably avoiced; plus                                      (iv)   Any other amount  necessary to compensate  Landlord for all the                              detriment proximately caused by Tenant’s failure to perform its obligations under                              this Lease or waich in the ordinary course of things would be likely to result                              therefrom; plus                                      (v)   At Landlord’s election, such other amounts in addition to or in lieu                              of the foregoing as may be permitted from time to time by the laws of the State in                              which the Property is located                 As used  in subsections (a)(i) and (ii) above, the “Worth at the Time of Award”   shall be                computed  by allowing interest at the Default Rate. As used in subsection (a)(iii) above, the                “Worth  at the Time of Award”  shall be computed by discounting such amount at the discount                rate ofthe Federal Reserve Bank of San Francisco at the time ofaward plus one percent (1%). In                connection with any exercise by Landlord ofthe rights provided herein, Tenant waives all rights                 of redemption or relief from forfeiture under Sections 1174 and 1 179 of the California Code of                Civil Procedure and California Civil Code Section 3275 and under any other present or future                law, in the event Tenant is evicted or Landlord otherwise lawfully takes possession of the                Premises by reason of any default by Tenant                               (b)   Landlord  may  exercise the remedy, described in Section 1951.4 of the                       California Civil Code (Landlord may continue the lease in effect after lessee’s breach and                       abandonment  and recover rent as it becomes due, if lessee has the right to sublet or                       assign, subject only to reasonable limitations). Notwithstanding any election to continue                       this Lease in effect, Landlord may at any time thereafter elect to terminate this Lease or                       in any other manner exercise its rights and remedies for Tenant’s default,                        19.3   Prior to an Event of Default being cured by Tenant, whether or not this Lease                and/or Tenant’s right of possession is terminated, Landlord shall have the right during the                pendency of such Event of Default, at its sole option, to not recognize any renewal or expansion                right contained in this Lease and to grant or withhold any consent or approval pursuant to this                Lease in its sole and absolute discretion. The provisions contained in this Section shall be in                addition to, and shall not prevent the enforcement of, any claim Landlord may have against                Tenant for anticipatory breach of this Lease (including, the right of injunction and the right to                invoke any remedy  allowed at law or in equity as if reentry. summary proceedings and other                  wesmstzezzss 11                384471004055                               31 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  remedies were not provided for herein). If Landlord is entitled, or Tenant is required, pursuant to                any provision hereof to take any action upon the end of the Lease Term, then Landlord shall be                entitled, and Tenant shall be required, to take such action also upon the termination ofTenant’s                right of possession.                        19.4   All rights and remedies of Landlord set forth in this Lease are cumulative and in                addition to all other rights and remedies available to Landlord at law or in equity, including those                available as a result ofany anticipatory breach of this Lease. The exercise by Landlord of any                such right or remedy shall not prevent the concurrent or subsequent exercise ofany other right or                remedy.  No delay or failure by Landlord or Tenant to exercise or enforce any of its respective                rights or remedies or the other party’s obligations (except to the extent a time period is specified                in this Lease therefor) shall constitute a waiver of any such or subsequent rights, remedies or                obligations. Neither party shall be deemed to have waived any default by the other party unless                such waiver expressly is set forth in a written instrument signed by the party against whom such                waiver is asserted. If Landlord waives in writing any default by Tenant, such waiver shall not be                construed as a waiver of any covenant, condition or agreement set forth in this Lease except as to                the specific circumstances described in such written waiver.                        19.5   If Landlord shall institute proceedings against Tenant and a compromise   or                settlement thereof shall be made, then the same shall not constitute a waiver of the same or of                any other covenant, condition or agreement set forth herein, nor of any of Landlord’s rights                hereunder. Neither the payment by Tenant of a lesser amount than the monthly installment of                Base Rent, additional rent or of any sums due hereunder nor any endorsement or statement on                any check or letter accompanying a check for payment of rent or other sums payable hereunder                shall be deemed an accord and satisfaction. Landlord may accept the same without prejudice to                Landlord’s right to recover the balance of such rent or other sums or to pursue any other remedy.                Notwithstanding any  request or designation by Tenant,  Landlord may   apply any  payment                received from Tenant to any payment then due. No reentry by Landlord, and no acceptance by                Landlord of keys from Tenant, shall be considered an acceptance of a surrender of this Lease.                        19.6   If an Event of Default by Tenant shall occur with respect to Tenant’s failure to                make any  payment to any third party or to do any act herein required to be made or done by                Tenant, then Landlord may, after written notice to Tenant, but shall not be required to, make                such payment or do such act. The taking of such action by Landlord shall not be considered a                cure of such default by Tenant or prevent Landlord from pursuing any remedy it is otherwise                entitled to in connection with such default. If Landlord elects to make such payment or do such                act, then all expenses incurred by Landlord, plus interest thereon at the Default Rate from the                date incurred by Landlord to the date of payment thereof by Tenant, shall constitute additional                rent due hereunder.                        19.7  If Tenant fails to make any payment of Base  Rent, additional rent or any other                sum on or before the date such payment is due and payable (without regard to any grace period).                then Landlord shall have the right to impose upon Tenant in writing a late charge of five percent                (5%) of the amount of such payment.   In addition, such payment and such late fee shall bear                interest at the Default Rate from the date such payment or late fee, respectively, bccame due to                the date of payment thereof by Tenant. Such late charge and interest shall constitute additional                rent due hereunder without any notice or demand. Notwithstanding the foregoing, no late charge                 WES/1981262338 1|                3844777004050                              32 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  or interest shall be due on the &#0;rst (and only the &#0;rst) late payment of rent by Tenant in any                calendar year unless Tenant fails to make such payment within &#0;ve (5) days after its due date.                        19.8   lntentionallyomitted.                        19.9   lfmore than one natural person or entity shall constitute Tenant, then the liability                of each such person or entity shall be joint and several. lf Tenant is a general partnership or                other entity the partners or members of which are subject to personal liability, then the liability                of each such partner or member shall bejoint and several. No waiver, release or modi&#0;cation of                the obligations of any such person or entity shall affect the obligations of any other such person                or entity.                                                      ARTICLE     XX                                                      BANKRUPTCY                        20.l   Upon occurrence of an Event of Bankruptcy, Landlord  shall have all rights and                remedies available pursuant to Article XIX; provided, however, that while a Case is pending.                Landlord's right to terminate this Lease shall be subject, to the extent required by the Bankruptcy                Code, to any rights of the Trustee to assume or assume and assign this Lease pursuant to the                Bankruptcy  Code.  After the commencement    of a Case:  (i) Trustee shall perform all post-                petition obligations of Tenant under this Lease; and (ii) if Landlord is entitled to damages                (including unpaid rent) pursuant to the terms of this Lease, then all such damages shall be                entitled to administrative expense  priority pursuant to the  Bankruptcy  Code.    Tenant                acknowledges that this Lease is a lease of nonresidential real property and therefore Tenant, as                the debtor in possession, or the Trustee shall not seek or request any extension of time to assume                or reject this Lease or to perform any obligations ofthis Lease which arise from or after the order                of relief. Any person or entity to which this Lease is assigned pursuant to the Bankruptcy Code                shall be deemed without further act or deed to have assumed all of the obligations arising under                this Lease on and after the date of assignment, and any such assignee shall upon request execute                and deliver to Landlord an instrument con&#0;rming such assumption. Trustee shall not have the                right to assume or assume and assign this Lease unless Trustee promptly (a) cures all defaults                under this Lease, (b) compensates Landlord for damages incurred as a result of such defaults,                (c) provides adequate assurance of future performance on the  part of Trustee as debtor in                possession or Trustee’s assignee, and (d) complies with all other requirements of the Bankruptcy                Code,  If Trustee desires to assume and assign this Lease to any person who shall have made a                bona fide offer, then Trustee shall give Landlord written notice of such proposed assignment                (which notice shall set forth the name and address of such person, all of the terms and conditions                of such offer, and the adequate assurance to be provided Landlord to assure such person’s future                performance under this Lease) no later than &#0;fteen (l5) days after receipt by Trustee of such                offer, but in no event later than thirty (30) days prior to the date Trustee shall make application to               the appropriate court for authority and approval to enter into such assignment and assumption,                and Landlord shall thereupon have the prior right and option. to be exercised by notice to Trustee                given at any time prior to the effective date of such proposed assignment, to accept (or to cause                Landlord’s designee to accept) an assignment ofthis Lease upon the same terms and conditions               and  for the same consideration, if any, as the bona &#0;de offer made by such person, less any                brokerage commissions which may  be payable out ofthe consideration to be paid by such person                 WESTQSIZGZSSS 11               3844777004056                               33 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  for the assignment ofthis Lease. If Trustee fails to assume or assume and assign this Lease in                accordance with the requirements  of the Bankruptcy  Code  within sixty (60) days after the                initiation of the Case (or such other period as may be provided by the Bankruptcy Code or                allowed by the United States Bankruptcy Court for same), then Trustee shall be deemed to have                rejected this Lease. If this Lease is rejected or deemed rejected, then Landlord shall have all                rights and remedies available to it pursuant to Article XIX.  1f Tenant’s current &#0;nancial                statements are not otherwise publicly available, then at any time during the Term, upon not less                than five (5) days prior written notice, Tenant shall provide Landlord with the most current                financial statement for Tenant and any such person and &#0;nancial statements for the two (2) years                prior to the current &#0;nancial statement year and  Landlord  shall hold statements in strict                confidence and shall inform any lender, investor or potential purchaser to likewise hold such                statements in con&#0;dence. Such statements are to be certified by Tenant to be true, correct and                complete, prepared in accordance with generally accepted accounting principles and, if it is the                normal practice of Tenant, audited by any independent certified public accountant                                                     ARTICLE    XXI                                                    SUBORDINATION                       21.1   This Lease is subject and subordinate to the lien, provisions, operation and effect                of all Mortgages, to all funds and indebtedness intended to be secured thereby, and to all                renewals, extensions, modi&#0;cations, recastings or refinancings thereof. Said subordination and                the provisions of this Section shall be self-operative and no further instrument of subordination                shall be required to effectuate such subordination. The holder of any Mortgage to which this                Lease is subordinate shall have the right (subject to any required approval of the holders of any                superior Mortgage) at any time to declare this Lease to be superior to the lien, provisions,                operation and effect of such Mortgage. As of the date of this Lease, there are no mortgagees or                deeds oftrust encumbering the Building or Premises.                       21.2   Tenant  shall at Landlord's request promptly execute  any requisite document                con&#0;rming such subordination; provided that, Landlord uses commercially reasonable efforts to                obtain a non-disturbance agreement from  any lender in which  Landlord  requests Tenant to                provide a subordination agreement. Tenant waives the provisions of any statute or rule of law                now or hereafter in effect which may give or purport to give Tenant any right to terminate or                otherwise adversely affect this Lease and Tenant’s obligations hereunder in the event any                foreclosure proceeding is prosecuted or completed or in the event the Building, the Land or                Landlord’s interest therein is transferred by foreclosure, by deed in lieu of foreclosure or                otherwise. lfthis Lease is not extinguished upon any such transfer or by the transferee following                such transfer, then, at the request of such transferee and assumption of Landlord’s obligations as                required hereby, Tenant shall attorn to such transferee and shall recognize such transferee as the                landlord under this Lease. Tenant agrees that upon any such artornment, such transferee shall                not be (a) bound by or required to credit Tenant with any prepayment  of the Base Rent  or                additional rent more than thirty (30) days in advance or any deposit, rental security or any other                sums deposited with any prior landlord under the Lease (including Landlord) except to the extent                said sum is actually received by such transferee. (b) bound by any amendment, modification or                termination of this Lease that is not otherwise expressly contemplated by this Lease (e.g., an                amendment  resulting from the exercise of an express extension option) made without the consent                 \\'EST\181162358.1|                334471004056                               34 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  of the holder of each Mortgage existing as of the date of such amendment, (c) liable for any                breach, act or omission of any prior landlord under the Lease (including Landlord) or any                damages arising therefrom (but the successor landlord shall be obligated to cure any defaults by                a prior landlord that are of a continuing nature (cg, repair and maintenance  obligations);                (d) subject to any offsets or defenses which Tenant might have  against any prior landlord                (including Landlord), (e) liable for any late completion of any construction of the Premises or                tenant improvement work to the Premises commenced  or agreed to by any prior landlord under                the Lease (including Landlord), (f) liable for payment of any damages, fees or penalties payable                by any landlord under the Lease (including Landlord) to Tenant including but not limited to fees                or penalties for failure to deliver the Premises in a timely fashion, or (g) bound by any obligation                which may  appear in this Lease to pay any sum of money to Tenant; provided, however, that                after succeeding to Landlord’s interest under this Lease, such transferee shall agree to perform in                accordance with the terms of this Lease all obligations of Landlord arising after the date of                transfer. Within ten (10) days  after the request of such transferee, Tenant shall execute,                acknowledge and deliver any requisite or appropriate document submitted to Tenant con&#0;rming                such attornment.                                                     ARTICLE    XXII                                                    HOLDING     OVER                       22.1   Tenant acknowledges  that it is extremely important that Landlord have substantial                advance notice of the date on which Tenant will vacate the Premises, and that if Tenant fails to                surrender the Premises or any portion thereof at the expiration or earlier termination ofthe Lease                Term, then it will be conclusively presumed that the value to Tenant of remaining in possession,                and the loss that will be suffered by Landlord as a result thereof, far exceed the Base Rent and                additional rent that would have been  payable had  the Lease Term   continued during such                holdover period.   Therefore, if Tenant  (or anyone   claiming through  Tenant)  does  not                immediately surrender the  Premises or any  portion thereof upon  the expiration or earlier                termination of the Lease Term,  then the Base  Rent payable by  Tenant hereunder  shall be                increased to equal the following percentages of the Base Rent that would have been payable                pursuant to the provisions of this Lease if the Lease Term had continued during such holdover                period: one hundred &#0;fty percent (150%) for each of the &#0;rst (I st) and second (2nd) months of                such holdover; and two hundred percent (200%) for each month thereafter. Such Base Rent shall                be computed by  Landlord and, and along with all additional rent payable by Tenant under this                Lease, shall be paid by Tenant on a monthly basis and shall be payable on the first day of such                holdover period and the first day of each calendar month thereafter during such holdover period                until the Premises have been vacated,  Notwithstanding  any other provision of this Lease,                Landlord‘s acceptance of such rent shall not in any manner adversely affect Landlord’s other                rights and remedies, including Landlord's right to evict Tenant and to recover all damages. Any                such holdover shall be deemed to be a tenancy at sufferance and not a tenancy at will or tenancy                from mouth  to month.  In no  event shall any holdover be deemed  a permitted extension or                renewal of the Lease  Term,  and nothing contained  herein shall be construed to constitute                Landlord‘s consent to any holdover or to give Tenant any right with respect thereto.                  WEST‘281262358 | 1                334477004050                               35 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                      ARTICLE    XXIII                                              COVENANTS      OF LANDLORD                        23.l   Landlord covenants that it has the right to enter into this Lease, and that if Tenant                shall perform timely all of its obligations hereunder, then, subject to the provisions of this Lease,                Tenant shall during the Lease Term peaceably and quietly occupy and enjoy the full possession                ofthe Premises (i.e., quiet enjoyment) without hindrance by Landlord, its employees or agents                       232    Subject to other applicable terms and provisions expressly provided in this Lease,                Landlord reserves the following rights: (a) to change the street address and name of the Building                provided that Tenant’s access to the Premises is not permanently, materially and adversely                affected; (b) to change the arrangement  and  location of  entrances, passageways,  doors,                doorways, corridors, elevators, stairs, toilets or other public parts of, and make additions to, the                Building provided that Tenant’s access to the Premises  is not permanently, materially and               adversely affected; (0) to erect, use and maintain pipes, wires, structural supports, ducts and               conduits in and through the plenum areas of the Premises; (d) to grant to anyone the exclusive                right to conduct any particular business in the Building not inconsistent with Tenant’s permitted                use of the Premises; (e) to exclusively use and/or lease the roof areas, the sidewalks and other               exterior areas; (f) to resubdivide the Land or to combine the Land  with other lands; (g) to               relocate any parking areas designated for Tenant’s use, provided the same are on the Land;               (h) intentionally omitted; (i) to construct improvements (includingkiosks) on the Land and in the               public and  Common   Areas of the Building; (j) to prohibit smoking in the entire Building or               portions thereof (including the Premises), so long as such prohibitions are in accordance with               applicable law; and (k) if any excavation or other substructure work shall be made or authorized               to be made upon  land adjacent to the Building or the Land, to enter the Premises for the purpose               of doing such work as is required to preserve the walls of the Building and to preserve the land               from  injury or damage and to support such walls and land by proper foundations. Subject to the               other applicable terms and provisions expressly provided in this Lease, Landlord may exercise               any  or all of the foregoing rights without being deemed to be guilty of an eviction, actual or               constructive, or a disturbance of Tenant’s business or use or occupancy of the Premises and               Tenant  shall have no claim against Landlord in connection therewith. With respect to (b), (c),               (e), (g), (i) and (k) above, Landlord shall Lise commercially reasonable efforts to minimize                interference with Tenant’s normal business operations in the Premises (subject, however, in all               cases to  governmental requirements, emergencies  and/or temporary  maintenance and  repair               activities).                                                    ARTICLE    XXIV                                                        PARKING                       24.]   During  the Lease  Term,  at no additional charge to  Tenant. Tenant  and its               employees,  visitors and other invitees shall be entitled to use unreserved parking spaces for               standard sized passenger automobiles in the Parking Facilities in an amount equal to the Parking                Space Allotment, subject to Landlord’s rights pursuant to the remainder ofthis Section and such               reasonable rules and regulations as Landlord may establish from time to time. Such parking               shall be in non—exclusive, unassigned spaces on a self—park, attendant—park, valet or other basis,                 wusmxizozsss 11               3844777004056                               36 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  as from time to time prescribed by Landlord. Tenant shall not use the Parking Facilities for the                servicing or extended storage of vehicles. Tenant shall not assign, sublet or transfer any permits                hereunder, except  in connection with  any  assignment  or subleasc permitted pursuant  to                Article VlI hereof where parking is provided for in the sublease or assignment.  Landlord                reserves the right to institute either a Parking Facilities operator system, which may include self-                park, attendant—park, valet or other parking arrangements, or to otherwise change the parking                system. Tenant and  its employees shall observe reasonable safety precautions in the use of the                Parking Facilities or any other parking area and shall at all times abide by all reasonable rules                and regulations governing the use of the Parking Facilities. Tenant acknowledges that particular                parking facilities, areas or spaces may designated for exclusive use by particular tenants,                occupants, visitors or other users, either generally or at particular times, and Tenant shall comply                with all such designations and cause its employees, visitors and other invitees to do the same.                Landlord reserves the right to close the Parking Facilities or any other parking area during                periods of unusually inclement weather or for alterations, improvements or repairs. Landlord                does not assume any responsibility, and shall not be held liable, for any damage or loss to any                automobile or personal property in or about the Parking Facilities, or for any injury sustained by                any person in or about the Parking Facilities. Landlord shall not be liable to Tenant and this                Lease shall not be affected if any parking rights hereunder are impaired by any Law imposed                after the Lease Commencement   Date.  Landlord reserves the right to determine whether the                Parking Facilities are becoming crowded  and to allocate and assign parking spaces among                Tenant and the other tenants provided that the Parking Allotment will not be reduced thereby. It                is understood and agreed that Landlord assumes no responsibility, and shall not be held liable,                for any damage or loss to any automobiles parked in the Parking Facilities or to any personal                property located therein, or, except to the extent caused by the gross negligence or willful                misconduct of Landlord or any of Landlord’s Agents, for any injury sustained by any person in                or about the Parking Facilities.                                                    ARTICLE     XXV                                                GENERAL     PROVISIONS                       25.1   Tenant acknowledges  that neither Landlord nor any broker, agent or employee of                Landlord has made any representation or promise with respect to the Premises or any portion of                the Building except as herein expressly set forth, and no right, privilege, easement or license is                being acquired by Tenant except as herein expressly set forth.                       25.2   Nothing  contained in this Lease shall be construed as creating any relationship                between Landlord and Tenant other than that of landlord and tenant, and no estate shall pass out                of Landlord. Tenant shall not use the name of the Building for any purpose other than as the                address of the business to be conducted by Tenant in the Premises, use the name ofthe Building                as Tenant’s business address after Tenant vacates the Premises, or do or permit to be done                anything in connection with Tenant's business or advertising which in the reasonable judgment                of Landlord may  re&#0;ect unfavorably on Landlord  or the Building or confuse or mislead the                public as to any apparent connection or relationship between Landlord, the Building and Tenant.                       25.3   Landlord and Tenant each warrants to the other that in connection with this Lease                it has not employed or dealt with any broker, agent or finder, other than the Brokers. It is                 \VES'l"\281262358.l|                384477-004056                              3 7 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  understood that Landlord shall pay the Brokers pursuant to separate agreements. Tenant shall                indemnify and  hold Landlord  harmless from  and against any claim  for brokerage or other                commissions, or for a lien under any applicable broker’s lien law, asserted by any broker, agent                or &#0;nder employed by Tenant or with whom  Tenant has dealt, other than the Brokers. Landlord                shall indemnify and hold Tenant harmless from and  against any claim for brokerage or other                commissions  asserted by the Brokers  and any  other broker, agent or finder employed  by                Landlord or with whom Landlord has dealt. Tenant’s and Landlord’s indemnities set forth in this                Section shall survive the expiration or earlier termination ofthe Lease Term.                        25.4  At any time and from time to time, upon not less than ten (10) days" prior written                notice, Tenant and each subtenant, assignee, licensee or concessionaire or occupant of Tenant                shall execute, acknowledge and deliver to Landlord and/or any other person or entity designated                by Landlord, a written statement certifying: (a) that this Lease is unmodi&#0;ed and in full force                and effect (or if there have been modifications, that this Lease is in full force and effect as                modi&#0;ed  and stating the modi&#0;cations); (b) the dates to which the rent and any other charges                have been  paid; (0) to Tenant’s knowledge, whether  or not Landlord  is in default in the                performance of any obligation, and if so, specifying the nature of such default; (d) the address to                which notices to Tenant are to be sent; (e) that this Lease is subject and subordinate to all                Mortgages encumbering  the Building or the Land, subject to Tenant’s rights and Landlord’s                obligations under Article XXI; (1‘) that Tenant has accepted the Premises and that all work                thereto has been completed (or if such work has not been completed, specifying the incomplete                work); and (g) such other matters as Landlord may reasonably request. Any such statement may                be relied upon by any owner  of the Building or the Land, any prospective purchaser of the                Building or the Land, any holder or prospective holder of a Mortgage or any other person or                entity. Tenant acknowledges that time is of the essence to the delivery of such statements and               that Tenant’s failure to deliver timely such statements may cause substantial damages resulting                from, for example, delays in obtaining financing.                       25.5   LANDLORD,       TENANT,     ALL   GUARANTORS        AND    ALL    GENERAL                PARTNERS    EACH   WAIVES    TRIAL   BY JURY   IN ANY   ACTION,   PROCEEDING,     CLAIM                OR COUNTERCLAIM       BROUGHTIN      CONNECTIONWITH        ANY   MATTER    ARISING   OUT                OF  OR  IN  ANY   WAY    CONNECTED      WITH   THIS   LEASE,   THE   RELATIONSHIP     OF                LANDLORD     AND   TENANT    HEREUNDER,     TENANT’S     USE  OR  OCCUPANCY      OF  THE                PREMISES,   AND/OR   ANY   CLAIM   OF  INJURY   OR  DAMAGE.     TENANT    CONSENTS    TO                SERVICE   OF  PROCESS   AND   ANY   PLEADING    RELATING    TO  ANY   SUCH   ACTION   AT               THE    PREMISES;    PROVIDED,     HOWEVER,      THAT    NOTHING     HEREIN    SHALL     BE               CONSTRUED      AS  REQUIRING    SUCH   SERVICE   AT  THE   PREMISES.   TENANT     WAIVES                ANY    RIGHT   TO   RAISE    ANY    NON—COMPULSORY          COUNTERCLAIM        IN  ANY                SUMMARY     OR  EXPEDITED    ACTION    OR  PROCEEDING     INSTITUTED    BY  LANDLORD,                LANDLORD,     TENANT,    ALL  GUARANTORS       AND   ALL   GENERAL    PARTNERS     EACH                WAIVES   ANY   OBJECTION    TO  THE   VENUE   OF  ANY   ACTION   FILED   IN ANY   COURT                SITUATED    IN THE   JURISDICTION     IN  WHICH    THE  BUILDING     IS LOCATED,    AND                WAIVES   ANY   RIGHT,   CLAIM   OR  POWER,   UNDER    THE  DOCTRINE     OF FORUM    NON                CONVENIENS     OR  OTHERWISE,     TO TRANSFER     ANY   SUCH   ACTION   TO  ANY   OTHER                COURT.                  WES'I‘281262358 I I                384471004056                               3 8 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         25.6  All notices or other communications required under this Lease shall be in writing                and shall be deemed duly given and received when delivered in person (with receipt therefor), on                the next business day after deposit with a recognized overnight delivery service, or on the second                day after being sent by certi&#0;ed or registered mail, return receipt requested, postage prepaid, to                the following addresses: (a) ifto Landlord, at the Landlord Notice Address speci&#0;ed in Article I;                (b) if to Tenant, at the Tenant Notice Address speci&#0;ed in Article I. Either party may change its                address for the giving of notices by written notice given in accordance with this Section. If                Landlord or the holder of any Mortgage noti&#0;es Tenant in writing that a copy of any notice to                Landlord shall be sent to such holder at a speci&#0;ed address, then Tenant shall send (in the                manner speci&#0;ed in this Section and at the same time such notice is sent to Landlord) a copy of                each such notice to such holder, and no such notice shall be considered duly sent unless such                copy is so sent to such holder. Any such holder shall have thirty (30) days after receipt of such                notice to cure any Landlord default before Tenant may exercise any remedy (provided that in the                case ofa Landlord default arising from an act or omission which cannot be reasonably remedied                within said thirty (30) day period, then the holder of any Mortgage shall have as long as                reasonably necessary to remedy such act or omission provided that (i) such holder commences                such remedy and noti&#0;es Tenant within said thirty (30) day period of holder’s desire to remedy,                and (ii) holder pursues completion of such remedy with due diligence following such giving of                notice and following the time when holder should have become entitled under the Mortgage to                remedy  the same).   Any  cure  of Landlord’s default by  such holder  shall be treated as                performance by Landlord.                        25.7   Each provision of this Lease shall be valid and enforceable to the fullest extent                permitted by law. If any provision of this Lease or the application thereof to any person or                circumstance shall to any extent be invalid or unenforceable, then such provision shall be                deemed to be replaced by the valid and enforceable provision most substantively similar to such                invalid or unenforceable provision, and the remainder of this Lease and the application of such                provision to persons or circumstances other than those as to which it is invalid or unenforceable                shall not be affected thereby. Nothing contained in this Lease shall be construed as permitting                Landlord to charge or receive interest in excess ofthe maximum rate allowed by law.                        258   Feminine,  masculine or neuter pronouns shall be substituted for those of another                form, and the plural or singular shall be substituted for the other number, in any place in which                the context may require such substitution.                        25.9  The  provisions of this Lease shall be binding upon and inure to the bene&#0;t of the                parties and each of their respective representatives, successors and assigns, subject to the                provisions herein restricting assignment or subletting.                        25.10 This Lease contains and embodies  the entire agreement of the parties hereto and                supersedes all prior agreements, negotiations, letters of intent, proposals, representations,                warranties, understandings, suggestions and discussions, whether written or oral, between the                parties hereto. Any representation, inducement, warranty, understanding or agreement that is not                expressly set forth in this Lease shall be of no force or effect. This Lease may be modi&#0;ed or                changed in any manner only by an instrument signed by both parties. This Lease includes and                incorporates all exhibits, schedules and riders attached hereto. Tenant shall, at Landlord’s                request, promptly execute any requisite document, certi&#0;cate or instrument that is reasonably                 wusmsizozsssu                334471004056                                39 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  necessary or desirable to clarify or carry out the force and effect of any terms or conditions of, or                obligation of Tenant under, this Lease.                        25.11  This Lease shall be governed  by  the Laws  of the jurisdiction in which the                Building is located, without regard to the application of choice of law principles There shall be                no presumption that this Lease be construed more strictly against the party who itself or through                its agent prepared it (it being agreed that all parties hereto have participated in the preparation of                this Lease and that each party had the opportunity to consult legal counsel before the execution                of this Lease).   No  custom  or practice which  may   evolve between   the parties in the                administration ofthe terms ofthis Lease shall be construed to waive Landlord’s right to insist on                Tenant’s strict performance of the terms ofthis Lease.                        25.12  Headings are used for convenience and shall not be considered when construing                this Lease.                        25.13 The  submission  of an  unsigned copy  of this document  to Tenant  shall not                constitute an offer or option to lease the Premises. This Lease shall become effective and                binding on y upon execution and delivery by both Landlord and Tenant.                        25. 4 Time  is ofthe essence with respect to each ofTenant’s and Landlordis obligations                hereunder.                        25. 5 This  Lease may  be executed  in multiple counterparts, each of which shall be                deemed  an original and all of which together constitute one and the same document. Faxed                signatures or emailed PDF signatures shall have the same binding effect as original signatures.                        25. 6 Neither this Lease nor a memorandum thereof shall be recorded.                        25. 7  Landlord reserves the right to make reasonable changes and modifications to the                plans and speci&#0;cations for Building without  Tenant’s consent, provided such  changes  or                modifications do not materially and adversely change the character of same.                        25. 8  Except as otherwise provided in this Lease, any additional rent or other sum owed                by Tenant to Landlord, and any  cost, expense, damage or liability incurred by Landlord for                which Tenant is liable, shall be considered additional rent payable pursuant to this Lease to be                paid by Tenant no  later than thirty (30) days after the date Landlord noti&#0;es Tenant of the                amount thereof.                        25.19 Tenant’s  liabilities and obligations with respect to the period prior to the                expiration or earlier termination of the Lease Term shall survive such expiration or earlier                termination. Landlord’s liabilities and obligations with respect to refund of the security deposit                or overpayments  by Tenant of Real Estate Taxes or Operating Charges,  if and to the extent                required by the provisions of this Lease, shall survive the expiration or earlier termination of this                Lease.                        25.20  If Landlord or Tenant is in any way delayed or prevented from performing any                obligation (except, with respect to Tenant, its obligations to pay rent and other sums due under                this Lease, any obligation set forth in Exhibit B. any obligation with respect to insurance                 WHS'I \281261358 11                3844774104056                               40 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  pursuant to Article XIII, any obligation to give notice with respect to extensions, expansions or                otherwise, and any holdover) due to &#0;re, act of God, governmental act or failure to act, strike,                labor dispute, inability to procure materials, or any cause beyond Landlord‘s 0r Tenant’s (as                applicable) reasonable control (whether similar or dissimilar to the foregoing events), then the                time for performance of  such obligation shall be excused for the period of such delay or                prevention and extended for a period equal to the period of such delay or prevention. No force                majeure event shall delay the Lease Commencement  Date or excuse the timely payment of all                items of rent by Tenant or restrict any express rent abatement or termination right that Tenant                may  have under this Lease.  Financial disability or hardship shall never constitute a force                majeure event.                       25.21  Landlord’s review, approval and consent powers  (including the right to review                plans and specifications) are for its benefit only. Such review, approval or consent (or conditions                imposed in connection therewith) shall be deemed not to constitute a representation concerning                legality, safety or any other matter.                       25.22  The  deletion of any printed, typed or other portion ofthis Lease shall not evidence                the parties’ intention to contradict such deleted portion. Such deleted portion shall be deemed                not to have been inserted in this Lease.                       25.23  At the expiration or earlier termination ofthe Lease Term, Tenant shall deliver to                Landlord all keys and security cards to the Building and the Premises, whether such keys were                furnished by Landlord or  otherwise procured by Tenant,  and shall inform Landlord  of the                combination of each lock, safe and vault, if any, in the Premises.                       25.24  Tenant  and Landlord  each represents and warrants to the other party that the                person executing and delivering this Lease on it is duly authorized to so act; that it is duly                organized, is qualified to do business in the jurisdiction in which the Building is located, is in                good standing under the Laws of the state of its organization and the Laws of the jurisdiction in                which the Building is located, and has the power and authority to enter into this Lease; that it is                not, and the entities or individuals constituting it or which may own or control it or which may                be owned  or controlled by it are not, among the individuals or entities identi&#0;ed on any list                compiled by the US. Government  for the purpose of identifying suspected terrorists, and it is not                engaging in this transaction on behalf of any such individual or entity; that it is not in violation of                any anti-money laundering Law; and that all action required to authorize it and such person to                enter into this Lease has been duly taken.                       25.25  Any  elimination or shutting off of light, air, or view by any structure which may                be erected on lands adjacent to the Building, or any noise in connection with activities permitted                by this Lease, shall in no way effect this Lease or impose any liability on Landlord.                       25.26  In the event Landlord or Tenant is required or elects to take legal action against                the other party to enforce the provisions of this Lease, then the prevailing party in such action                shall be entitled to collect from the other party its costs and expenses incurred in connection with                the legal action (including reasonable attorneys’ fees and court costs). Notwithstanding the                foregoing, if Landlord shall take any legal action for collection of rent or file any eviction                proceedings (whether summary or otherwise) for the nonpayment of rent, and Tenant shall make                 \V‘EST081262358.[I                334477-004056                              41 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  payment  of such rent prior to the rendering of any judgment, the Landlord shall be entitled to                collect and Tenant shall pay as additional rent all &#0;ling fees and other costs in connection                therewith (including reasonable attorneys’ fees).                        25.27  (a)   Tenant  acknowledges  that, in accordance with the terms of a grant deed                from The Redevelopment  Agency  of the City of East Palo Alto (the “RedevelopmentAgency”)                to Landlord’s predecessor—in—interest(“Grantee”), this Lease is required to include, and Tenant,                as lessee, hereby agrees to, the following:                        “The lessee herein covenants by and for itself, its heirs, executors, administrators and                       assigns, and all persons claiming under or through the Grantee, and this lease is made and                       accepted upon  and  subject to the  following conditions:  That  there shall be no                       discrimination against or segregation of, any person or group of persons on account of                       race, color, creed, religion, sex, marital status, national origin or ancestry in the leasing,                       subleasing, transferring, use, occupancy, tenure or enjoyment of the land herein leased,                       nor shall the lessee, or any person claiming under or through the lessee, establish or                       permit any such practice or practices of discrimination or segregation with reference to                       the selection, location, number, use or occupancy of tenants, lessees, subtenants or                       vendees in the land herein leased.”                               (b)   Tenant  acknowledges   that, in accordance with  the terms of  a First                       Amended  and  Restated Disposition and Development  Agreement  for the Project dated                       May  18, 1999, as the same  may  have been  or be amended   from time  to time (the                       “Disposition and Development   Agreement”),   this Lease is required to include, and                       Tenant, as lessee, hereby agrees to, the following:                        The lessee herein covenants for the lessee and lessee’s heirs, personal representativesand                       assigns and all persons claiming under the lessee or through the lessee that this lease is                       made subject to the condition that there shall be no discrimination against or segregation                       of any person or of a group of persons on account of race, color, religion, creed, sex,                       sexual orientation, marital status, ancestry or national original in the leasing, subleasing,                      transferring, use, occupancy, tenure or enjoyment of the land herein leased nor shall the                       lessee or any person claiming under or through the lessee establish or permit any such                       practice or practices of discrimination or segregation with reference to the selection,                       location, number, use or occupancy oftenants, lessees, sublessee, subtenants, or vendees                       in the land herein leased.                              (c)    Tenant  acknowledges  that the requirements of the First Source Hiring                       Policy of the Redevelopment Agency  are included in this Lease in accordance with the                       Disposition and Development  Agreement,  and that Tenant will be responsible to the                       Redevelopment  Agency  and the City of East Palo Alto to comply with the provisions of                       such policy applicable to Tenant.                              (d)    Tenant acknowledges  that, in accordancewith the terms of the Disposition                       and Development  Agreement  and a Development Agreement  for the Project, as the same                       may  have been or be  amended  from time  to titne (the “Development Agreement"),                       Landlord will maintain  a Transportation Demand   Management    (“TDM”)   Program.                  WES “181262358. 1 |                384471004056                               42 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         Tenant shall provide and  require its employees  at the Premises to provide  to the                       coordinator of the TDM   Program  information pertinent to car and van pooling, and                       Tenant shall comply and require such employees to comply with other reasonable TDM                       reporting requirements.                  wr—zs l 081262338 n                384471004056                               43 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         IN WITNESS    WHEREOF,    Landlord and Tenant have executed this Lease as of the day                and year &#0;rst above written.                                                       LANDLORD:                                                      COLUMBIA     REIT  ~ UNIVERSITY    CIRCLE,  LP,                                                     a Delaware limited partnership                                                      By:    Columbia  REIT — University Circle GP, LLC,                                                            a Delaware limited liability company,                                                            its general partner                                                             By:    Columbia  Property Trust Operating                                                                   Partnership, LP, a Delaware limited                                                                   partnership, its sole member                                                                    By:    Columbia Property Trust, Inc.,                                                                          a Maryland corporation,                                                                          its general partner                                                                     Name:  David Dowdney                                                                   Title:  SVP                                                                   Date: July 19, 2018                                                       TENANT:                                                               /"//é,1r>fgz,  /UC9<3H} raw                                                     Title:      (1/30                                                     Date:        (9'? (15%  t9 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                           RIDER    1 — GENERAL    DEFINITIONS                 ADA:   the Americans with Disabilities Act and the regulations promulgated thereunder, as the                same may  be amended from time to time.                 Af&#0;liate of Tenant: (i) a corporation or other business entity (a “successor corporation”) into or                with which Tenant shall be merged or consolidated, or to which substantially all of the assets or                stock of Tenant may be transferred or sold, provided that such successor corporation shall have a                net worth and liquidity factor at least equal to the net worth and liquidity factor of Tenant as of                the date hereof or otherwise reasonably acceptable to Landlord taking into account the fact that                the original Tenant under this Lease is not being released, and provided that the successor                corporation shall assume in writing all of the obligations and liabilities of Tenant under this                Lease and the proposed use ofthe Premises is in compliance with Article VI; or (ii) a corporation                or other business entity (a “related corporation”) which shall control, be controlled by or be                under common  control with Tenant, shall have a net worth and liquidity factor at least equal to                the net worth and  liquidity factor of Tenant as of the date hereof or otherwise reasonably                acceptable to Landlord taking into account the fact that the original Tenant under this Lease is                not being released, and provided that such related Corporation shall assume in writing all of the                obligations and liabilities of Tenant under this Lease (without relieving Tenant therefrom) and                the proposed use of the Premises is in compliance with Article VI. For  purposes of clause                (ii) above, “control” shall be deemed to be ownership of more than fifty percent (50%) of the                stock or other voting interest ofthe controlled corporation or other business entity.                 Agents:  any agent, employee, subtenant, assignee, contractor, client, family member, licensee,                customer, invitee or guest of a party.                 Alterations: any structural or other alterations, decorations, additions, installations, demolitions,                improvements or other changes to the Premises made by or on behalf ofTenant.                  Bankruptcy  Code:  Title 1 l ofthe United States Code, as amended.                 Building Structure  and Systems:   the exterior and common   area walls, main lobby in the                Building, slab floors, exterior windows, load bearing elements, foundations, roof and common                areas that form a part of the Building, and the building standard mechanical, electrical, HVAC                and plumbing systems, pipes and conduits that are provided by Landlord in the operation of the                Building.                 Cabling: telephone, computer and other communications and data systems and cabling.                 Case: a formal proceeding in which Tenant is the subject debtor under the Bankruptcy Code.                 Common    Areas:    those common    and  public areas and  facilities of the Building and                improvements  to the Land which are from  time to time provided by Landlord for the use or                benefit of tenants in the Building or for use or benefit by the public in general, including                (a) access corridors, elevator foyers and core bathrooms, to the extent the same are not located on                &#0;oors of the Building fully leased to a single tenant. and (b) Building wide mailrooms, fire                rooms, vending areas, health and fitness facilities, janitorial areas and other similar facilities of                the Building, and (c) any and all non—exclusive grounds, parks. landscaped areas, plazas, outside                wusmsrzszssg u                384-1777004036                              l 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  sitting areas, sidewalks, tunnels, pedestrian ways, sky bridges, loading docks, and (d) generally                all other common and public improvements on the Land.                 Construction Drawings:   the architectural, mechanical and engineering working drawings that                de&#0;ne the total scope of work to be performed by Tenant in sufficient detail to secure required                permits from the local jurisdiction and that include, without limitation: key plan; all legends and                schedules; construction plan; re&#0;ected ceiling plan; telephone and electrical outlet location plan;                &#0;nish plan; and all architectural details, elevations and specifications necessary to construct the                Premises.                 Cosmetic  Changes:  those minor, non—structural Alterations of a decorative nature consistent                with a &#0;rst—class office building for which a building permit is not required and which cost                (including installation) in the aggregate less than Fifty Thousand Dollars ($50,000) per project or                series of related projects (as reasonably determined by Landlord), such as painting, carpeting and                hanging pictures.                 Costs: any costs, damages, claims, liabilities, expenses (including reasonable attorneys’ fees),                losses, penalties and court costs,                 Default Rate:  the lesser of (a) the highest amount allowed by applicable Law, and (b) the                greater of(i) &#0;fteen percent (15%) per annum, or (ii) the rate per annum which is five (5) whole                percentage points higher than the Prime Rate published in the Money Rates section of the Lall                Street Journal.                 Environmental  Default: any of the following by Tenant or any Agent of Tenant: a violation of                an Environmental Law;  a release, spill or discharge of a Hazardous Material on or from the                Premises, the Land or the Building; an environmental condition requiring responsive action; or                an emergency environmental condition.                 Environmental  Law:  any present and future Law and any amendments(whether   common   law,                statute, rule, order, regulation or otherwise), permits and other requirements or guidelines of                governmental authorities applicable to the Building or the Land and relating to the environment                and environmental conditions or to any Hazardous Material (including CERCLA,  42 U.S.C. §                9601 et seq., the Resource Conservation and Recovery Act of 1976, 42 U.S.C. § 6901 et seq., the                Hazardous Materials Transportation Act, 49 U.S.C. § 1801 et seq., the Federal Water Pollution                Control Act, 33 U.S.C. § 1251 et seq., the Clean Air Act, 42 U.S.C. § 7401 et seq., the Toxic                 Substances Control Act, 15 U.S.C. § 2601 et seq., the Safe Drinking Water Act, 42 U.S.C. § 300f                et seq., the Emergency Planning and Community Right To Know  Act, 42 U.S.C. § 1101 et seq.,               the Occupational Safety and Health Act, 29 U.S.C. § 651 et seq., and any so called “Super Fund”                or “Super Lien” law, any Law requiring the filing of reports and notices relating to hazardous                substances, environmental laws administered by the Environmental Protection Agency, and any                similar state and local Laws, all amendments thereto and all regulations, orders, decisions, and                decrees now or hereafter promulgated thereunder concerning the environment, industrial hygiene                or public health or safety).                 ERISA:  the Employee  Retirement Income Security Act of 1974, as amended.                  WES'l'QS 1 163358. ll                384477-004056                               2 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  Event of Bankruptcy:  the occurrence with respect to any of Tenant, any Guarantor or any other                person liable for Tenant’s obligations hereunder (includingany general partner of Tenant) of any                of the following: (a) such person becoming insolvent, as that term is de&#0;ned in the Bankruptcy                Code or Insolvency Laws;  (b) appointment of a receiver or custodian for any property of such                person, or the institution ofa foreclosure or attachment action upon any property of such person;                (c) &#0;ling by such person ofa voluntary petition under the provisions of the Bankruptcy Code or                Insolvency Laws; (d) filing of an involuntary petition against such person as the subject debtor                under the Bankruptcy  Code  or  Insolvency Laws,  which  either (I) is not dismissed within                sixty (60) days after filing. or (2) results in the issuance of an order for relief against the debtor;                (e) such person making  or consenting  to an assignment  for the bene&#0;t  of creditors or a                composition of creditors; (t) such person knowingly submitting (either before or after execution                hereof) to Landlord any &#0;nancial statement containing any material inaccuracy or omission; or                (g) an admission by Tenant or Guarantor of its inability to pay debts as they become due.                 Event of Default: any of the following: (a) Tenant’s failure to make when due any payment of                the Base Rent, additional rent or other sum, which failure shall continue for a period of three                (3) days after written notice thereof from Landlord; (b) Tenant’s failure to perform or observe                any covenant or condition of this Lease not otherwise speci&#0;cally described in Section 19.1,                which failure shall continue for a period of ten (IO) days after Landlord sends Tenant written                notice thereof; provided, however, that if such cure cannot reasonably be effected within such ten                (IO) day period and Tenant begins such cure promptly within such ten (l0) day period and is                pursuing such cure in good faith and with diligence and continuity during such ten (I0) day                period, then, except in the event of an emergency, Tenant shall have such additional time as is                reasonably necessary to effect such cure (not to exceed ninety (90) days in total); (c) Tenant’s                abandonment   of the  Premises; (d) an Event  of  Bankruptcy;  (e) Tenant’s dissolution or                liquidation; (1‘) any Environmental Default; or (g) any Sublease. assignment or mortgage not                permitted by Article VII; or (h) Tenant’s failure to pay any sum or perform or observe any                covenant or condition of this Lease when required under this Lease (without regard to any grace                period otherwise allowed) more than twice during any twelve month  period during the Lease                Term,                 Final Construction Drawings:   the Construction Drawings as approved (or deemed  approved                pursuant to Exhibit B) by Tenant and Landlord.                 Hazardous  Materials: (a) asbestos and any asbestos containing material and any substance that                is then de&#0;ned or listed in, or otherwise classi&#0;ed pursuant to, any Environmental Law or any                other applicable Law as a “hazardous  substance,” “hazardous material,” “hazardous waste,”                “infectious waste," “toxic substance, a: retoxic pollutant” or any other formulation intended to                de&#0;ne, list, or classify substances by reason of deleterious properties such as ignitability,                corrosivity, reactivity, carcinogenicity, toxicity, reproductive toxicity, or Toxicity Characteristic                Leaching Procedure (TCLP) toxicity, (b) any petroleum and drilling &#0;uids, produced waters, and                other wastes associated with the exploration, development or production of crude oil, natural gas,                or geothermal resources, (0) toxic mold, mildew  or any  substance that reasonably can be                expected to give rise to toxic mold or mildew, or (d) any petroleum product, polychlorinated                biphenyls. urca formaldehyde, radon gas, radioactive material (including any source, special                nuclear, or by product material), medical waste, chloro&#0;uorocarbon, lead or lead based product,                  \VlZS'IiZSIZbZBS I |                3844777004056                               3 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  and any other substance whose  presence could be detrimental to the Building or the Land or                hazardous to health or the environment.                 including:  including, but not limited to; including, without limitation; and words of similar                import.                 Insolvency Laws:  the insolvency Laws of any state.                 IRC:  Internal Revenue Code of 1986, as amended.                 Land:  the site upon which the Building is constructed.                 Landlord  Insured Parties:  Landlord‘s advisors. the managing agent of the Building and the                holder of any Mortgage, in each case of whom Landlord shall have given notice to Tenant, and                any other party that Landlord may reasonably designate in writing from time to time.                 Landlord’s  Representatives:  Landlord’s affiliates, shareholders, partners, directors, officers,                employees, agents and representatives.                 Laws:   all present and future laws, ordinances (including zoning ordinances and land use                requirements), regulations, orders and recommendations (including those made by any public or                private agency having authority over insurance rates).                 Lease  Year:   a  period of  twelve (12)  consecutive months  commencing    on  the Lease                Commencement    Date, and  each successive twelve  (l2) month  period thereafter; provided,                however, that if the Lease Commencement Date  is not the first day of a month, then the second                Lease Year shall commence  on the &#0;rst day of the month in which the &#0;rst anniversary of the                Lease Commencement   Date occurs.                 Mortgages:  all mortgages, deeds of trust, ground leases or other security instruments which may                now or hereafter encumber any portion ofthe Building or the Land.                 Operating  Charges:  all expenses, charges and fees incurred by or on behalf of Landlord in                connection with the management,  operation, ownership, maintenance, servicing, insuring and                repair, including the following: (I) electricity, gas, water, HVAC (including chilled condenser               water), sewer and other utility and service costs, charges and fees (including any tap fees and               connection and switching fees) of every type and nature; (2) premiums, deductibles (to the extent                reasonable and customary) and other charges for insurance; (3) management fees of not more               than three percent (3%) of the adjusted gross revenues of the Building plus amounts that would                have been received had there been no rental abatements or other concessions), and personnel               costs of the Building (including all fringe bene&#0;ts, workers’ compensation insurance premiums               and  payroll taxes); (4) costs of service, equipment rental, access control, landscaping and                maintenance contracts; (5) maintenance, repair and replacement expenses and  supplies; (6)               amortization for capital expenditures made by  Landlord to reduce operating expenses  or to               comply  with Laws  imposed after the date hereof, which shall be charged in annual installments               over the useful life of the items for which such costs are incurred together with interest, each               calendar year such costs are charged to Operating Charges, on the unamortized balance at an                 interest rate of one percent (l%) in excess of the Prime Rate in effect on January 1 of each                WEs‘Tquchss ll               384471004056                                 4 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  calendar year; (7) charges for janitorial and cleaning services and supplies; (8) any business,                professional or occupational license tax payable by Landlord with respect to the Building and                any association fees; (9) intentionally omitted; (10) sales, use and personal property taxes                payable in connection with tangible personal property and services purchased for and used in                connection with the Building; (1 1) reasonable third party accounting and audit fees relating to                the determination of Operating Charges  (and tenants” proportionate shares thereof) and the                preparation of statements required by tenant leases; (12) expenses incurred in connection with                concierge services provided to the Building (if any); (13) special assessments, fees, penalties                and other charges and costs for transit, transit encouragementtraf&#0;c reduction programs, or any                similar purpose; (14) payments required in connection with a reciprocal easement or similar                agreement to which  the Landlord is bound; (15) any other expense incurred by Landlord  in                arm’s—length transactions in connection with maintaining, repairing or operating the Building;                (16) costs and expenses for the maintenance and operation of parking areas and facilities and                other parking arrangements for the Building, the Of&#0;ce Buildings and/or the Project, for the                transportation demand management  program therefor, and for the maintenance and operation of                shuttle bus and other transportation programs or facilities therefor, including pursuant to the                CC&Rs,  the Disposition and Development Agreement  or the Development  Agreement; (17) the                Buildings allocated share (as determined by Landlord) of certain expenses which are incurred                for all Of&#0;ce Buildings or are incurred on a Project-wide basis including, without limitation,                costs in connection with (a) landscaping, (b) utility, parking facilities and road maintenance and                repairs, (c) operation of parking areas, facilities and arrangements, (d) security, (e) signage                installation, replacement and repair, (f) the fair market rental value of any managementof&#0;ce (of                reasonable and customary size), and any &#0;tness facilities, conference facilities or other amenity                centers located within the Project which are available for use by the tenants within the Office                Buildings (the “Common   Area  Amenities”), (g) all costs of operating, maintaining, repairing                and replacing the Common Area Amenities and the equipment or furniture used in any portion of                any Common   Area  Amenities (to the extent not offset by separate membership or usage fees                imposed by Landlord), and (h) real property taxes or assessments (and other impositions of the                type which constitute Real Estate Taxes when levied in respect of the Building), if and to the                extent not included by Landlord within “Real Estate Taxes”, except for Excluded Taxes  (as                de&#0;ned below  in the de&#0;nition of Real Estate Taxes); and (18) all common area expenses and                any and all other operating, management and  other amounts imposed  under the CC&Rs   and                allocable to the Building, Notwithstanding any provision contained in this Lease to the contrary,                Operating Charges shall not include: (i) Real Estate Taxes; (ii) principal or interest payments on                any Mortgage;  (iii) the costs of special services and utilities separately charged to particular                tenants of the Building; (iv) ground lease payments; (v) advertising and promotional expenses                directly relating to leasing; (vi) costs for which Landlord is reimbursed by insurance proceeds or                from tenants of the Building  (other than such tenants’ regular contributions to Operating                Charges); (vii) costs directly and solely related to the maintenance and operation of the entity                that constitutes the Landlord, such as accounting fees incurred solely for the purpose of reporting                Landlord’s &#0;nancial condition; (viii) costs of repairs. replacements or other work occasioned by                &#0;re, Windstorm or other casualty, or the exercise by governmental authorities of the right of                eminent domain   (except a commercially  reasonable  deductible); (ix) leasing commissions,                attorney's fees, costs, disbursements and other expenses incurred by Landlord or its agents in                connection with negotiations for leases with tenants, other occupants or prospective tenants or                other occupants of the Building, and similar costs incurred in connection with disputes with                 Wtsmsumss   ll                384477004055                                5 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  and/or enforcement of any leases with tenants, other occupants, or prospective tenants or other                occupants of the  Building; (x) tenant allowances, tenant concessions, and other costs and                expenses (including permit, license and inspection fees) incurred in connection with completing,                &#0;xturing, furnishing, renovating or otherwise improving, decorating or redecorating leased                premises for tenants or other occupants, or vacant, leasable space in the Building, including                space planning/interior architecture fees and/or engineering for same; (xi) costs or expenses                (including &#0;nes, penalties and legal fees) incurred due to the  violation (as compared  to                compliance costs) by Landlord, its agents, any tenant (other than Tenant) or other occupant of                the Building of any terms and conditions of this Lease or of the leases of other tenants in the                Building, and/or of any valid applicable Laws that would not have been incurred but for such                violation by Landlord, its agent, tenant, or other occupant, it being intended that each party shall                be responsible for the costs resulting from its violation of such leases and Law; (provided that                reasonable attorneys’ fees to enforce rules and regulations for the Building shall be included in                Operating Charges); (xii) penalties for any late payment by Landlord, including taxes and                equipment leases; (xiii) compensation paid to clerks, attendants or other persons in commercial                concessions (such as a snack bar, restaurant or newsstand, but not including Building amenities                such as a &#0;tness center or the parking facilities); (xiv) Landlord’s contributions to charitable                organizations; (xv) costs of correcting defects, including any allowances for same, in the original                construction ofthe Building; (xvi) costs in connection with services (including electricity), items                or other bene&#0;ts of a material type which are not available to Tenant without speci&#0;c charge                therefor, but which are provided to another tenant or occupant of the Building, whether or not                such other tenant or occupant  is speci&#0;cally charged therefor by Landlord; (xvii) costs or                expenses for sculpture, paintings or other works of art, including costs incurred with respect to                the purchase, ownership, leasing, showing, promotion, securing, repair and/or maintenance of                same, other than normal building decorations customary in buildings comparable to the Building;                (xviii) costs arising from the presence of Hazardous Materials in, about or below the Land or the                Building (including any Hazardous Materials brought to, deposited on or disposed of at the                Building by Landlord or Landlord’s Agents, but excluding those Hazardous Materials utilized in                connection with the operation, maintenanceand repair of the Building in the ordinary course and                those brought, deposited or disposed of by Tenant or Tenant’s Agents with respect to its use or                occupancy of space in the Building); (xix) reserves of any kind, including, but not limited to                replacement reserves, and reserves for bad debts or lost rent or any similar charge not involving                the payment of money to third parties, with the exception of reserves for expenses for anticipated                expenses and  which reserves are applied to Operating Charges  in the same  calendar year;                (xx) the cost of capital repairs or improvements (except as set forth in clause (6) above); and                (xxi) any insurance deductible (A) that relates to any casualty damage to the Building or the                Project that results in the termination of this Lease and (B) in excess of One Hundred Thousand                Dollars ($100,000) per occurrence; provided that Landlord shall be allowed to include any                deductible in excess of One Hundred Thousand Dollars ($100,000) to the extent the amount of                the deductible over One Hundred Thousand Dollars ($100,000) is amortized over the useful life                of the improvement to which such deductible relates.                 Parking Facility: the parking areas and facilities and other parking arrangements for the Project                from time to time provided pursuant to or as permitted by the CC&RS,  including such valet                arrangements. if any, as may be provided or permitted pursuant thereto.                  \VES’I"281263358.| I                384477-004056                               6 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  Permitted  Recipient:  the officers, partners and senior level employees of Tenant who are                involved in lease administration, Tenant’s certi&#0;ed public accountants who have responsibilities                related to Operating Charges, Tenant’s attorney if involved in the dispute, any employees of                Tenant’s auditor involved with the review, or any person or entity to whom disclosure is required                by applicablejudicialor governmental authority.                 Prime Rate:  the prime rate published in the Money Rates section ofthe Wall Street Journal,                 Proposed  Sublease  Commencement      Date:   the anticipated commencement    date of  the                proposed assignment, subletting or other transaction.                 Proposed  Sublet Space: the area proposed to be assigned, sublet or otherwise encumbered                 Real Estate Taxes: (1) all ofthe real estate taxes and assessments imposed upon or with respect                to the Building and the Project and all of the real estate taxes and assessments imposed on the                land and improvements comprising the Building and the Project; (2) any tax on the rent, right to                rent or other income from the Building and the Project, or any portion thereof, or as against the                business of leasing the Building and the Project, or any portion thereof; (3) any assessment, tax,                fee, levy or c arge in addition to, or in substitution, partially or totally, of any assessment, tax,                fee, levy or charge previously included within the definition of real property tax, it being                acknowledgec  by Tenant and Landlord  that Proposition 13 (“Proposition 13”) was adopted by                the voters of he State of California in the June 1978 election and that assessments, taxes, fees,                levies and c arges  may  be  imposed  by governmental  agencies  for such services as fire                protection, street, sidewalk and road maintenance, refuse removal and for other governmental                services formerly provided without charge to property owners  or occupants, and, in further                recognition of the decrease in the level and quality of governmental services and amenities as a                result of Proaosition 13, Real Estate Taxes shall also include any governmental or private                assessments or the contribution by the Building or the Project towards a governmental or private                cost-sharing agreement for the purpose of augmenting or improving the quality of services and                amenities normally provided by governmental  agencies: (4) any assessment, tax, fee, levy, or                charge allocaale to or measured by the area of the Premises, the tenant improvements in the                Premises, or the Rent payable hereunder, including, without limitation, any business or gross                income tax, gross receipts tax or excise tax with respect to the receipt of such rent, or upon or                with respect 0 the possession, leasing, operating, management, maintenance, alteration, repair,                Lise or occupancy by Tenant ofthe Premises, or any portion thereof; (5) Any assessment, tax, fee,                levy or charge, upon this transaction or any document to which Tenant is a party, creating or                transferring an interest or an estate in the Premises; and (6) reasonable expenses (including                reasonable at orneys’ and consultants’ fees and court costs) incurred in reviewing, protesting or                seeking a reduction or abatement of, or defending or otherwise participating in any challenge to,                real estate taxes, whether or not such protest or reduction is ultimately successful (provided,                however, that such review, protest, or redtrction attempt is undertaken in good faith by Landlord                with the reasonable expectation to reduce Real Estate Taxes for the Building). Landlord reserves                the right to bill Tenant directly, rather than include in “Real Estate Taxes,” the amount of taxes                attributable to any above-standard improvements constructed by or for Tenant in the Premises,                Real Estate Taxes shall not include any inheritance, transfer, estate, gift, franchise, corporation,                net income or net pro&#0;ts tax assessed against Landlord from the operation ofthe Building, or any                interest charges or penalties incurred as a result of Landlord’s failure to timely pay Real Estate                  WESTQSI 262358 | l                384471004056                                7 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  Taxes (provided that if the taxing authority permits a taxpayer to elect to pay in installments,                then, for purposes of determining the amount of Real Estate Taxes, all interest charges shall be                deemed  Real Estate Taxes), and any tax or assessment expense in excess of the amount that                would be payable if such tax or assessment expense were paid in installments over the longest                allowable term (collectively, the “Excluded Taxes").                 Reconciliation Statement:    a reasonably detailed written statement showing  (1) Tenant’s                Proportionate Share of Operating Charges and Real Estate Taxes incurred during the preceding                calendar year and (2) the aggregate amount ochnant’s estimated payments made on account of                Operating Charges and Real Estate Taxes during such year.                 Structural and System  Alterations: any  Alteration that will or may necessitate any changes,                replacements or additions to the load—bearing or exterior walls, non—drop ceilings, partitions                (load-bearing or non-demising), columns  or &#0;oor,  or to the &#0;re protection, water, sewer,                electrical, mechanical, plumbing, HVAC or other base building systems, of the Premises or the                Building                 Tenant Items:  all non-Building standard supplemental heating, ventilation and air conditioning                equipment and systems serving exclusively the Premises and any special tenant areas, facilities                and &#0;nishes, any  special &#0;re protection equipment, any telecommunications, security, data,                computer and similar equipment, cabling and wiring, kitchen/galley equipment and &#0;xtures, all                other furniture, furnishings, equipment and systems of Tenant and all Alterations, in each case                installed in the Premises by or on behalf ofTenant:                 Tenant’s Sublease Request  Notice: a notice to Landlord containing: the identity ofa proposed                assignee, subtenant or other party and its business; the terms of the proposed assignment,                subletting or other transaction (including a copy of the proposed document  for same); the                Proposed Sublease Commencement    Date; the Proposed Sublet Space; &#0;nancial statements for                the prior two (2) years certi&#0;ed by an  authorized of&#0;cer of Tenant  or a  certi&#0;ed public                accounting &#0;rm,  or other evidence  of &#0;nancial  responsibility of such proposed assignee,                subtenantto other party; and a certi&#0;cation executed by Tenant and such party stating whether or                not any premium  or other consideration is being paid for the assignment, sublease or other                transaction.                 Tenant’s Work:  As  de&#0;ned in Exhibit B.                 Trustee: a trustee-in-bankruptcy ofTenant under a Case.                  WHS'I \1 8 I 262358 ll                3X4477»UU4056                               8 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                                           EXHIBIT       A                                                             PLAN     SHOWING         PREMISES                       WES'I'\281202358.1|                     384471004056                                             A—l 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                         EXHIBIT   B                                                  WORK    AGREEMENT                        This Exhibit is attached to and made a part of that certain Lease Agreement dated as of                                                                           7                July 5, 2018 (the ”Lease"), by and between COLUMBIA  REIT    UNIVERSITY    CIRCLE,   LP, a                Delaware  limited partnership (”Landlord")  and  FINJAN   HOLDINGS,     INC,  a  Delaware                corporation (”Tenant"). Terms  used but not de&#0;ned  in this Exhibit shall have the meaning                ascribed to them in the Lease.                        1.    Tenant's  Authorized  Representative.   Tenant   designates Rebecca   Galdos                ("Tenant's Authorized Representative")  as the person authorized to represent Tenant in issues                related to this Exhibit.                       2.     Tenant’s Work.   Landlord shall not have any obligation whatsoever to perfomt                any work to prepare the Premises for Tenant’s use and occupancy, and the Premises shall be                delivered to Tenant in “AS-IS” condition. All of the work to be performed in initially &#0;nishing                and completing the Premises (including installation and refurbishment of built-in and movcable                furniture systems, cabling, acquisition and installation of computer, telephone and  other                operating systems, including HVAC)  (collectively, "Tenant's Work") shall be performed by                Tenant pursuant to this Exhibit B and Article IX (and all other applicable provisions including                insurance, damage and indemnification provisions) of the Lease and such work shall be deemed               to be Alterations for all purposes of the Lease; provided, however, that all such work involving                structural, electrical, mechanical, glass/glazing, fire protection or plumbing work, the heating                ventilation and air conditioning system of the Premises or the Building, including (without                limitation) all pipes, ducts and conduits for the mechanical, electrical and plumbing systems, and                involving the roof of the Building shall, at Landlord‘s election, be performed by Landlord‘s               designated  contractor or subcontractor at Tenant's expense  (provided the cost therefor is                reasonable and competitive). Landlord shall provide no Building standard items to the Premises.               Tenant  acknowledges that Tenant‘s Work is being accomplished for its own account, Landlord                having no responsibility or obligation in respect thereof, except for Landlord’s obligation to                provide the Tenant Improvement Allowance.                       3.     Costs.                              (a)    For any work  involving the mechanical, electrical and plumbing (“MEP”)                systems ofthe Building, Tenant shall retain such architect, engineer and contractor that Landlord               designates for such MEP   work,  provided that such architect, engineer or contractor is then               available to perform the work and Landlord provides at least two (2) or more options for any               such  architect, engineer or contractor designated by Landlord. Tenant shall execute a separate               agreement  between  Tenant  and such  architect, engineer or contractor with respect to such               services and pay such architect, engineer or contractor directly. All amounts payable by Tenant               to Landlord pursuant to this Exhibit shall be considered additional rent subject to the provisions               of the Lease.                              (b)    Landlord  shall  provide Tenant   an  allowance  (the "Improvements                Allowance")  in the amount specified in Section 1.10 of the Lease to which  this Exhibit is                  WI—ISI .ZSIZOZSSXJl               32444774104056                              B—l 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  attached. The Improvements  Allowance  is provided in order to help Tenant &#0;nance the cost of                Tenant's Work.   Landlord shall have no duty  to advance any  portion of the Improvements                Allowance  until satisfaction of the following conditions: (i) if required by the City, a certi&#0;cate                of occupancy or sign off by the City on the &#0;nal permit for Tenant’s Work; (ii) execution and                delivery by Tenant ofthe Certi&#0;cate attached to the Lease as Exhibit D; (iii) receipt by Landlord                of a certi&#0;cate of completion from Tenant's architect and lien waivers from Tenant‘s contractors                and subcontractors and any other documentation to extinguish liens customarily provided in the                State of California; (iv) there is then no Event of Default under the Lease; and (v) Landlord shall                have approved  both &#0;nal plans and working  drawings for such tenant improvements  and the                quality ofthe materials to be installed in the Premises. Upon written request ofTenant, Landlord                shall reimburse Tenant for reasonable expenses incurred by Tenant in constructing such tenant                improvements  to the extent of the Improvements  Allowance,  provided: (A) such request is                accompanied  by a  copy of the invoice for such expenses  marked  "paid"; (B) copies of all                contracts, bills, vouchers, change orders and other information relating to the expenses for which                reimbursement  is being sought as may  reasonably be requested by Landlord  shall be made                available to Landlord by Tenant; (C) the work and materials for which payment is requested are                in complete accordance with the &#0;nal working  drawings  approved by  Landlord, if the work                involves the construction of alterations or improvements requiring a building permit and working                drawings are required for such work,  as opposed  to new  carpet, paint and other cosmetic                alterations; (D) the work for which payment  is requested has  been  performed both  by a                contractor and in accordance with a construction contract approved by Landlord, if the work                involves the construction of alterations or improvements requiring a building permit and working                drawings are required for such work,  as opposed  to new  carpet, paint and other cosmetic                alterations; and (E) the work and materials for which payment is requested have been physically                incorporated into the Premises, free of any security interest, lien or encumbrance fully in                accordance with Article IX of the Lease.  Notwithstanding  anything above to the contrary,                Landlord shall have  the right to apply portions of  the Improvements   Allowance  against                reasonable, out—of-pocket costs and expenses incurred by Landlord in reviewing, approving and                inspecting any required alterations to the Building Structure and Systems (but not for the routine                review of plans for Tenant’s Work not affecting Building Structure and Systems), including any                engineering expenses incurred by Landlord, and Landlord shall not be required to reimburse                Tenant for any invoice received after the two hundred seventieth (270th) day after the Lease                Commencement    Date (it being understood that such 270-day time frame shall be extended by                one day for each day of any delay to the design or construction of Tenant’s Work caused by an                event of force majeure). Any unused portion of the Improvements Allowance may be applied by                Tenant to offset Base Rent due and payable under the Lease upon written notice to Landlord of                such election, but only for Base Rent becoming  due during the period within two  hundred                seventy (270) days after the Lease Commencement Date, as such time frame may be extended by                any delays to the design or construction ofTenant’s Work caused by an event offorce majeure.                       4.     Approval.   All plans and drawings  (and changes  thereto) shall be subject to                Landlord's written approval, which approval may be withheld or granted in Landlord’s sole and                absolute discretion with respect to plans and drawings related to structural Alterations (as set                forth in Section 9.2 ofthe Lease) and those non-structural Alterations which are visible from the                exterior of the Premises or for which a building permit is required, which approval shall not be                unreasonably withheld, conditioned or delayed with respect to plans and drawings related to all                other non-structural Alterations. Such approval shall not constitute either (a) approval of any                 WES I \28I2613i8 II                384477004056                               B—2 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  delay caused by Tenant or a waiver of any right or remedy that may arise as a result of such                delay, or (b) Landlord's representation that such approved plans, drawings or changes comply                with all Laws. Any  de&#0;ciency in design or construction, although same had prior approval of                Landlord, shall be solely the responsibility of Tenant. All materials and equipment furnished by                Tenant shall be new or like-new and all work shall be done in a &#0;rst class and workmanlike                manner.                        5.     General Requirements.                               (a)   If the work  involves the construction of alterations or improvements                requiring a building permit and working drawings are required for such work, as opposed to new                carpet, paint and other cosmetic alterations, then Tenant’s construction shall proceed only on the                basis of the Final Construction Drawings. Changes that occur during actual construction that                differ from same shall require alterations at Tenant's expense to restore compliance with the                Final Construction Drawings.   No   drawings are  considered ”approved"  unless they bear                Landlord's signature of approval. Tenant will be responsible for paying for Landlords review of                documents based on the actual out—of—pocket costs paid by Landlord to third parties.                              (b)    Landlord shall have no obligation or responsibility to Tenant in respect of                minor deviations in the actual dimensions of the Premises. Tenant shall have the af&#0;rmative                obligation to conduct an on-site veri&#0;cation of all measurements and dimensions prior to letting                any contracts for the performance of Tenant's Work and prior to ordering the fabrication of any                                                                                        /                trade fixtures,                              (c)    Upon   Landlord's approval of the Final Construction Drawings, Tenant                shall submit the following to Landlord:                                      1.    Names  of general contractor (including main of&#0;ce name, address,                phone and fax. and, as soon as it becomes available, project manager name, direct phone, fax,                cell phone and email address, superintendent and &#0;eld supervisor name, direct phone, job phone,                cell phone, fax and email address) and all subcontractors (with full contact information for of&#0;ce                and &#0;eld supervision as listed above for general contractor), all of which shall be subject to                Landlord's approval;                                     2.     Proof of &#0;nancial ability;                                     3.     Contractor”s/subcontractors’ bond if the total cost of Tenant’s                Work  is in excess of $150,000 and reasonably required by Landlord for any Alterations other                than the Tenant’s Work;                                     4.     Tenant/contractor insurance coverage;                                     5.     Payment   for Tenant's Work   to be performed  by  Landlord  at                Tenant's expense, if applicable;                                     6.     Copy  of building permit(s):                                     7.     Completion  schedule from Tenant’s contractor;                  \V‘ESTQ81162358| 1                384477004056                               B—3 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                      8.     Proof of utility application/deposit to Landlord; and                                     9.     Evidence of approval from Landlord's insurancecompany for work                to be performed within Premises.                                      10.   Written acknowledgment  by Tenant’s contractor that the Rules and                Procedures for Contractors attached as Schedule II to this Exhibit B shall be adhered to during                the performance of Tenant's Work.                        6.    Time   for Commencement    and  Completion  of Tenant's  Work.   Tenant  will                commence   construction of Tenant's Work at a time and in a manner reasonably approved by                Landlord, and will perform and complete Tenant's Work in compliance with such commercially                reasonable and standard rules and regulations as Landlord and its architect and contractor, or                contractors, may make.                        7.    Non-Interference. Any  construction or other work that produces excessive noise                or otherwise interferes with other tenants of the Building shall be performed at times other than                Building Hours. Landlord may  stop any construction or other work that unreasonably interferes                with the activities of other tenants ofthe Building during Building Hours.                        8.    Oblivations of Tenant Before Lease Term Begins. Tenant shall perform promptly                such of its monetary and other obligations contained in this Exhibit and the Lease as are to be                performed by it whether the same accrue before or after the Lease Commencement Date.                        9.    Completion  ofTenant's Work.  At such time as Tenant's Work shall be completed,                Tenant, at its sole cost and expense and without cost to Landlord shall:                              (a)    Furnish evidence satisfactory to Landlord that all of Tenant's Work has                been completed and paid for in full (and such work has been accepted by Landlord), that any and                all liens therefor that have been or might be filed have been discharged of record (by payment,                bond, order of a court of competent jurisdiction or otherwise) or waived, and that no security                interests relating thereto are outstanding;                              (b)    Reimburse  Landlord for the cost of any Tenant's Work done for Tenant by                Landlord if and only to the extent the cost of such work is in excess of any remaining portion of                the Tenant Improvement Allowance  that has not already been paid out or applied in accordance                with this Work Agreement;                              (c)    Furnish  to Landlord  all certi&#0;cations and approvals with  respect to                Tenant's Work that may  be required from any  governmental authority and any board of fire                underwriters or similar body for the use and occupancy ofthe Premises;                              (d)    Furnish  Landlord  with two  (2) sets of complete  "as built" drawings                (including. but not limited to, mechanical, electrical. plumbing, tire-protection, fire—alarm and                architectural as—built drawings) and CADD &#0;les of the Premises, if drawings were required for                the improvements;                              (e)    Furnish to Landlord the insurance required by Article XIII of the Lease;                 wr—smstzszsss 11                3844777004056                              B—4 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                (t)   Furnish  an af&#0;davit  from Tenant's  architect certifying that all work                performed  in the Premises is in accordance  with the Construction Drawings  approved  by                Landlord, if drawings were required for the improvements;                               (g)   Furnish all guaranties and/or warranties in accordance with this Exhibit;                and                               (h)   Furnish  a  certified HVAC    Test  and  Balance   Report  (reasonably                satisfactory to Landlord) for the construction of any improvements related to the HVAC system.                        10.    Work  Standards. All of Tenant's Work shall be done and installed in compliance                with all Laws and with the overall design and construction standards ofthe Building.                        11.    Permits. As expeditiously as possible, Tenant shall file any and all applications,                plans and speci&#0;cations, and pay for any all fees and obtain all permits, certi&#0;cates and other                approvals required by the jurisdiction in which the Building is located and any other authorities                havingjurisdiction in connection with the commencement and completion of Tenant's Work, and                diligently and in good faith pursue same so that all permits and approvals are issued as soon as                practicable. If minor modi&#0;cations are at any time required by government authorities to any                such plans or speci&#0;cations, then Tenant shall make such modi&#0;cations. Tenant shall permit                Landlord to assist Tenant in obtaining all such permits and other items. Tenant shall obtain all                governmental  approvals required for the completion of the Tenant’s Work.    Copies of all                building permits and approvals are to be forwarded to Landlord.                        12,    Contractor Insurance. Tenant's contractors and subcontractors shall be required                to provide, in addition to the insurance required of Tenant pursuant to Article XIII of the Lease,                the following types of insurance:                               (a)   Builder's Risk Insurance.  At all times during the period between  the                commencement   of construction of Tenant's Work and the date (the “Opening Date”) on which                the Tenant’s Work  is completed, Tenant shall maintain, or cause to be maintained, casualty                insurance in Builder's Risk Form covering Landlord, Landlord's architects, Landlord's contractor                or subcontractors, if applicable, Tenant and Tenant's contractors, as their interest may appear,                against loss or damage by &#0;re, vandalism, and malicious mischief and other such risks as are                customarily covered by the so—called "broad form extended  coverage endorsement"  upon all                Tenant's Work in place and all materials stored at the site of Tenant's Work, and all materials,                equipment, supplies and temporary structures of all kinds incident to Tenant's Work and builder's                machinery, tools and equipment,  all while forming a part of, or on the Premises, or when                adjacent thereto, while on drives, sidewalks, streets or alleys, all on a completed value basis for                the full insurable value at all times. Said Builder's Risk Insurance shall contain an express                waiver of any right of subrogation by the insurer against Landlord, its agents, employees and                contractors.                               (b)    Worker's Compensation.  At all times during the period of construction of                Tenant's Work,  Tenant's contractors and  subcontractors shall maintain in effect statutory                worker's compensation as required by thejurisdiction in which the Building is located.                  \VEST\281262358 ll                384471004056                               B—5 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         13.    Contractor Liability. Tenant’s indemnity and insurance obligations under the                Lease shall apply with respect to the construction oftbe Tenant’s Work and any claims or causes                of action arising therefrom.                        l4.    Coordination. Tenant   shall schedule  and  coordinate  with  Landlord   the                construction of Tenant‘s Work (and the means and times of access to and from the Premises by                Tenant  and  Tenant's contractors, subcontractors, deliverymen and  agents) so  as not  to                unreasonably interfere with the normal operations of the Building or  the operations of or                construction for other tenants in the Building. All use of elevators is subject to scheduling by                Landlord and governmental restrictions.                        15.    Roof. Landlord retains the sole right to disallow any and all roof penetrations by                Tenant and roof installation of equipment and/or structures by Tenant.                        16.    Loads.  Except for pictures and other normal works  of art, no item shall be                mounted on  or hung from the interior or exterior of the Building by Tenant without Landlord's                prior written approval. If Tenant  desires to mount or  hang anything  other than standard                decorative items, Tenant shall notify Landlord of the loads involved and shall pay all costs                involved.                        17.   M.      Tenant shall permit Landlord or its agent to install, maintain, repair and                replace in the ceiling space and/or under the concrete slab, adjacent to demising partitions and                free standing columns, electrical, water or other lines and/0r ducts that may be required to serve                the Common  Areas or others in the Building.                        18.   Contractor Responsibilities. It shall be Tenant's responsibility to cause each of                Tenant's contractors and subcontractorsto:                              (a)    Maintain continuous protection of any premises adjacent to the Premises                in such a manner (including the use of lights, guardrails, barricades and dust—proof partitions                where  required) as to prevent  any damage   to said adjacent premises  by  reason of  the                performance ofTenant's Work.                              (b)    Secure all parts of Tenant's Work against accident, storm, and any other                hazard. However,  no barricades or other protective device shall extend more than two (2) feet                beyond the Premises. In addition to the foregoing, Tenant's barricade or other protective device                shall be attractive in appearance, shall extend across the frontage and full height of the Premises                and shall be of  materials approved by  Landlord.  Such  partition shall not interfere with                Landlord's completion of Common  Areas ofthe Building.                              (c)    If Tenant's construction is not complete so that the public is protected,                Landlord at its sole discretion may require Tenant to shield the Premises from the public View, or                Landlord may  erect a temporary  barrier across the entire storefront and charge Tenant the                reasonable. out-of—pocket cost of such barrier.                              (d)    Comply  strictly with the Rules and Regulations and Procedures set forth in                Exhibit B-11. and Tenant agrees to be responsible for any violations thereof.                 WEsTomeuss  ll                3844777004056                              13—6 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                (e)    Remove  and dispose of, at Tenant’s sole cost and expense, at least daily                and more  frequently as Landlord may  reasonably direct, all debris and rubbish caused by or                resulting from Tenant's Work, and upon completion, to remove all temporary structures, surplus                materials, debris and rubbish of whatever kind remaining on any part of the Building or in                proximity thereto which  was  brought in or created in the performance  of Tenant's Work                (including stocking refuse). If at any time Tenant's contractors and subcontractors shall neglect,                refuse or fail to remove any debris, rubbish, surplus materials, or temporary structures, Landlord                at its sole option may remove the same at Tenant's expense without prior notice.                               (1‘)  Use  only the Premises for the performance of Tenant's Work. Entry into                areas unrelated to the performance of Tenant‘s Work is prohibited.                               (g)   Guarantee  that the work  done by  it will be free from any defects in                workmanship  and materials for a period of not less than one (1) year from the date of completion                thereof  Tenant  shall also require that any such  contractors and subcontractors shall be                responsible for the replacement or repair without charge for any and all work done or furnished                by or through such contractors or subcontractors which becomes defective within one (1) year                after completion. Replacement or repair of such work shall include, without charge, all expenses                and damages  in connection with such removal, replacement, or repair of all or any part of such                work, or any part of the Building which may  have been damaged   or disturbed thereby. All                warranties or guarantees as to materials or workmanship or with respect to Tenant's Work shall                be contained  in the contract or subcontract, which shall provide that said guarantees  or                warranties shall inure to the bene&#0;t of both Landlord and Tenant and be directly enforceable by                either of them.  Tenant covenants  to give to Landlord any  assignment or other assurance                necessary to effect such right of direct enforcement.                        19.   Utilities. In connection with utility service to the Premises, all applications,                deposits, installation charges and arrangement for the same (except those provided by Landlord)                shall be the sole responsibility of Tenant. From and after the Lease Commencement Date, all                utility charges shall be paid pursuant to the terms ofthe Lease.                                                         Initials of:                                                         Landlord:                 /                                                        Tenant:          _/’                 Wiesmxmzssa  11               3344774104055                               13-7 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                                           EXHIBIT      B                                                                        SCHEDULE          I                                              RULES      AND    PROCEDURESFOR                CONTRACTORS                                                                           [Attached]                       WEST\281262358.11                     384477-004056                                            B—8 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                         ColumbiaJ                                        Property   Trust                                            UNIVERSITY   CIRCLE                                          CONSTRUCTION     RULES               The  following requirements have been developed  to ensure  that modifications or              improvements to the building and/or building systems and equipment are completed to              building standards while maintaining a level of safety consistent with industry standards.              The review of tenant plans and/or specifications by COLUMBIA REIT — UNIVERSITY              CIRCLE,  LP, a Delaware limited partnership (“Landlord”) and its insurers, consultants or              other representatives, does not imply that any plans so reviewed comply with applicable              laws, ordinances, codes, standards or regulations Nor does  Landlord’s review or              approvals imply that any work is to be performed at Landlord’s expense.               Landlord has the explicit right to remove from the project any person who does not              comply with these rules after one day’s notice.                              GENERAL:                              No work will be performed until the Landlord has received two (2) sets                             of signed and sealed drawings and specifications and has given written                             approval.                              All modifications to the building or to the building systems and                             equipment must comply with site, federal and local codes and                             ordinances                              Prior to the work commencing, a building permit must be obtained and                             displayed and a certificate of insurance from the contractor must be                             furnished to the Landlord naming the following as additional insureds                             or as stipulated for the specific property:                                 Columbia  REIT — University Circle, LP                                Columbia  REIT — University Circle GP, LLC                                Columbia  Property Trust Operating Partnership, LP.                                Columbia  Property Trust, lnc.                              At the completion of the work, the contractor shall furnish to the                             Landlord one (1) set of reproducible drawings, two (2) sets of blue—line                             prints and one complete CADDDWG   disk file showing the final as—built                             construction work performed.                WEST\281262358,11              3844777004056                         B»9 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         E.    The contractor must notify the Landlord of all work scheduled and must                             provide the Landlord with a list names and contact information of all                             contractor personnel working in the buildings.                        F.    The contractor must furnish the Landlord with a list of all                             subcontractors including emergency phone, email, and/or pager                             numbers  prior to commencing the work.                        G.    The contractor must provide an on—site project superintendent at all                             times that construction work is undenrvay. This supervisor must be                             knowledgeable of the project’s scope of work and have adequate on—                             site reference materials including plans, specifications and MSDS                             information on all materials used in the performance of the work.                        H.    All workers must be dressed appropriately when working in an                             occupied building. Shirts must be worn at all times. No shorts are                             permitted. No sleeveless shirts or shirts with offensive logos.                        I,    All carts must be furnished with pneumatic tires and rubber bumpers,                        J.    Smoking  is not allowed in any occupied building.                        K.    The use of radios is prohibited.                        L.    Prior to the start of work, all blinds must be raised and bagged, all                             windowsills and other base building components must be adequately                             protected and the protection must be maintained. Workers must not                             stand on windowsills or other building components.                        M,    Any work that requires access to another tenant‘s space must first be                             coordinated through the landlord. Any additional costs of security or                             building engineering services required due to contractor’s work [or                             during the performance of the contractor’s work] shall be charged to                             the contractor.                        N.    Dumping  of construction debris into building drains, mop sinks, trash                             dumpsters, etc. is strictly prohibited. If this does occur, the contractor                             shall be charged 200% of the cost of clearing any drain, including                             administrative time, where evidence of this is found.                        0.    Base building restrooms within the construction area will be available                             for use by the contractor unless landlord dedicates an alternate                             location. Contractor shall be responsible for any damage to the                             restrooms and from cleaning and stocking during construction. All                             other base building restrooms shall be locked and are not to be used                             by construction personnel.               WEST\281262358.11              384477-004056                         3-10 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               Use of building stairwells for moving construction materials and                             construction personnel shall be limited to the stairwell designated by                             Landlord                              The contractor shall repair all existing public area finishes disturbed by                             the new tenant work or damaged by the contractors or subcontractor's                             personnel.                              There is to be no verbal contact or comments between the building                             tenants, their employees, clients or guests and the contractor’s                             personnel.                              No  loud work will be performed from 6:00 am to 7:00 pm Monday                             through  Friday, or 9:00am — 1:00pm on Saturday that will disturb                             or inconvenience  any existing tenants in the building (e.g. core                             drilling, shooting track, noxious odors, etc.). The Landlord must                             pre-approve any  work that entails noise, vibration or noxious                             odors, Examples  of work that is considered disturbing is core                             drilling, track shooting, track hanging, wall framing, drywall                             installation, any kind of drilling into the concrete floor, noxious                             odors, demo  work, debris removal, concrete floor scraping, and                             welding.                              Any roof related work must be performed by the roofing contractor                             designated by the Landlord.                              The contractor shall immediately report all accidents to the Landlord in                             writing after first notifying the Landlord by telephone.                              Landlord shall approve manufacture of lockset and key cores for                             compatibility with building master keying system.                  ll.         LIFE SAFETY:                              Contractor shall furnish Landlord one set of sprinkler shop drawings                             once they are completed by subcontractor and ready for submittal to                             the Fire Marshall. Once approved by the Fire Marshall, the contractor                             shall furnish Landlord one set of the approved sprinkler shop drawings.                              Contractor will not disconnect, tamper with, delete, obstruct, relocate,                             or expand any life safety equipment, except as indicated on drawings                             approved by the Landlord. Contractor shall not interfere with or delay                             any other inspections scheduled prior to Contractors inspections or                             testing.                WEST\281262358.1l              3844777004056                         B—ll 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               The contractor must take necessary precautions to prevent accidental                             fire alarms. Any fees or costs charged to the Landlord by the local fire                             department that arise from accidental fire alarms caused by the                             contractor will be paid by the contractor. The Landlord strongly                             suggests that, during any work that increases the likelihood of an                             accidental fire alarm such as demolition or sprinkler work, a person                             approved by the Landlord be designated to “watch” the fire alarm                             panel,                              Any unit or device temporarily incapacitated will be red-tagged ”Out of                             Service" and the Landlord will be alerted prior to the temporary outage.                             See attached “Guidelines for Managing Construction Project Fire                             Protection Impairment".                              The base building fire alarm system shall monitor all tenant installed                             special fire extinguisher/alarm detection systems. The connections to                             the base building fire alarm system will be at the tenant’s expense.                              All Tenant installed fire alarm initiation and notification devices that                             connect with the base building fire alarm system shall match the base                             building system and be approved by the Landlord.                              All connections to the building’s existing fire alarm system are to be                             made  only by the subcontractor specified by the Landlord.                              All fire alarm testing will be scheduled at least 72 hours in advance                             with the Landlord and must occur after normal business hours if the                             building is occupied.                              Combustible and hazardous materials are not allowed to be stored in                             the building without prior written approval of the Landlord. Material                             safety data sheets on all materials to be stored in the building must be                             kept on site and a copy submitted to the Landlord.                              Dust protection of smoke detectors must be installed and removed                             each day (if operational). Dust protection is required during                             construction to avoid false fire alarms and damaging of detector                             system. Filter media must be installed over all return air paths to any                             equipment rooms  prior to demolition. The media must be maintained                             during construction and removed a substantial completion.                              All buildings are to be fully protected by automatic sprinkler systems in                             accordance with Landlord‘s standards and specifications.                WEST\28I262358.11              384477-004056                         B—lZ 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               All sprinkler systems and equipment are to be designed and installed                             in accordance with the current standards of the National Fire                             Protection Association.                              All equipment, devices and materials used in the installation should be                             listed by UL and FM approved.                              Connections to the base building sprinkler system/standpipe riser shall                             be provided with a control valve and water flow alarm device. Sprinkler                             system control valves shall be UL Listed and FM Approved, clockwise                             closing, indicating valves with supervisory switches.                              The entire sprinkler system should be designed and installed in                             accordance with NFPA  Pamphlet No. ‘13, 231 and 231C latest issues.                              Note #1: If concealed type sprinkler heads are to be utilized in office                             areas, the system is to be designed as an Ordinary Hazard Group 1                             System.                              Note #2: For  light hazard designed systems, the hydraulically most                             remote  design area  shall not be allowed  a 40%  reduction. The                             minimum  design area shall be 1500 square feet.                              Must use FM  Globe’s hot work and impairment procedures and                             coordinate through the Building Management Office in advance.                              All corrective work to the fire alarm system due to the contractor’s work                             shall be charged to the contractor.                              PARKING   — LOADING   DOCK:                              Contractors, subcontractors and their personnel will not use the                             loading dock area for daytime parking without first obtaining permission                             from the Landlord 48 hours in advance to assure dock availability.                             Unauthorized vehicles will be ticketed and towed.                              Use of the loading dock for deliveries/trash removal must be scheduled                             through the Landlord. Floor protection must be used on lobby floors for                             deliveries.                              Material that does not &#0;t into the service elevator may be delivered                             through a window opening with prior Landlord approval. The contractor                             will be required to properly remove and replace the glass and to                             adequately protect the window framing with prior approval from the                             Landlord.                WEST\281262358ll              3844777004056                         B—l3 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               Landlord’s designated glazing subcontractor must perform removal                             and replacement of exterior glass.                  IV.         UTILITIES:                              Utilities (ie. electric, gas, water, telephone/cable) must not be cutoff or                             interrupted without 72 hour notice and written permission of the                             Landlord and affected tenants.                              SECURITY:                              The contractor will be responsible for controlling any keys or access                             cards furnished by the Landlord and will return them daily to the                             Landlord.                              The contractor will be responsible for locking any secure area made                             available to the contractor whenever that area is unattended.                              Contractors may be required to wear identification badges, in which                             case the badges will be issued by the Landlord to the contractor,                  VI.         ELEVATORS:                              No passenger elevators will be used to move construction material or                             construction personnel at any time.                              The service elevator can be used to move construction personnel at                             any time during the day, provided the elevator doors are not held open.                             The service elevator cannot be used to move construction materials                             into the building during normal building operating hours unless                             approved in writing by Landlord. All other usage must be scheduled                             with the Landlord with at least 24 hours’ notice.                              Any costs to repair damage to the elevators including dust or dirt in                             machine rooms or shaft or costs for service calls resulting from the                             contractor’s operations will be charged to the contractor.                              Wall padding and floor protection must be used for the duration of the                             project.                  VII.        CLEANING:                              The contractor will remove all trash and debris daily or as often as                             necessary to maintain cleanliness in the building(s). The building trash                             compactors or containers are not to be used for construction debris.                WEST\28| 262358.11              3844777004056                         13—14 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               Clean walk-off mats or other protection must be provided at door                             entrances where work is being performed.                              Carpeting shall be protected by plastic runners or hardboard as                             necessary to maintain cleanliness and to protect carpets from damage.                              Tile, granite and wood floors shall be protected from damage as                             necessary.                              Contractor will furnish a vacuum(s) with a supply of clean bags and an                             operatorto facilitate ongoing clean—up.                              Trash removal will be scheduled and coordinated with the Landlord.                              Contractors must remove all food cartons and related debris from the                             work area on a daily basis.                              Driveway and street cleaning by Contractor will be required when                             Contractor’s work has created mud or debris.                              Use and location of debris box must have prior Landlord approval.                  VIII.       MECHANICAL    AND  ELECTRICAL    WORK:                              Mechanical, electrical and plumbing contractors must be union.                              Before any new electrical or mechanical equipment is installed in the                             building, the contractor must submit a copy of the manufacturer’s data                             sheets along with complete shop drawings and submittals to the                             Landlord for approval.                              Any installation or modification to building HVAC or electrical systems                             must be first submitted to the Landlord for review. This includes base                             building systems as well as supplemental units and/or exhaust                             systems.                              The mechanical and electrical plans must be prepared by the licensed                             engineer and must show size and location of all supply and return                             grilles. We may require that the Landlord’s MEP engineer review the                             MEP  drawings. In that event the tenant will pay for the cost of this                             review. We will notify the tenant prior to engaging the Landlord’s                             engineer.                              Contractors modifying ductwork, air grilles, VAV boxes, etc. must                             balance the air and water systems as necessary. All air balancing is to                             be done in the presence of the Landlord. Two copies of all balance                WES'I‘QSI262358.11              3844777004056                        B—IS 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               reports shall be submitted to Landlord for review and approval. Air                             balance or test and balance contractor shall be independent of the                             mechanical contractor.                              Any domestic or condenser water connections made to the building’s                             piping system, must include a high quality isolation valve, (brass                             bodied ball—type with stainless steel trim) and adequate system drain                             valves. lfthe system piping is ofa different material a dielectric union                             must be installed. All valves and equipment must be easily accessible;                             access doors are required in drywall or other fixed construction.                              Exhaust fans used for cooking or smoking areas may not discharge                             into a return ceiling plenum. Such fans will be ducted to the outside via                             exhaust shafts or other routes as approved the Landlord.                              Where  independent tenant—owned air conditioning units are installed,                             an electric submeter must be used or a flat rate electricity charge will                             be paid by the Tenant based on anticipated consumption.                              All telecommunications and electrical systems wiring which is not to be                             reused, including conduit, MC cable, electric, telephone or data wiring,                             shall be removed from the ceiling back to the originating terminal block                             or panel.                              The installation of tenant equipment (except emergency lighting per                             code) on the base building emergency power supply systems is not                             permitted.                              Any existing mechanical or electrical systems and their controls that                             are to remain shall be properly commissioned. That is, at the beginning                             of the job the systems will be turned over to the contractor in working                             condition by the Landlord. Before beginning any work, the contractor                             should inspect the mechanical or electrical systems and their controls                             to ensure their working condition. The contractor should advise the                             Landlord of any noted deficiencies. At the end of the job, the contractor                             will be responsible for the proper operation of the mechanical and                             electrical systems. if the contractor fails to note any deficiencies at the                             outset of the job, the contractor will, nevertheless, be required to                             correct the problems before the Landlord accepts the system.                              All circuit breaker panels and transformers must be clearly and                             accurately identified with engraved plastic labels.                              All circuit breaker panels shall have a typed circuit directory card that                             accurately identifies the circuits. Any unused breakers shall be labeled                WES’HZ 81262358 ll              384471004056                          B-lG 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               as spares. All open spaces in the panel front shall be filled with                             approved blank off covers.                              All base building mechanical equipment shall be properly protected                             with pre—filters, dust covers etc. prior to start of work. Protection shall                             be removed and equipment wiped down  at completion. Pre—filters shall                             meet a minimum  performance of MERV—8 in accordance with                             SMACNA   standards. This includes AHUs, FCUs, and FPTUs.                              Energy management   and building control work is to be performed by                             Landlord’s designated subcontractor The controls system graphics                             must be updated to accurately depict revisions to walls terminal units                             and or temperature controls locations.                              Tenant installed equipment that supplements existing base building                             equipment such as VAV  boxes, fire alarm devices, control work; etc.                             shall be identical to the existing base building equipment to facilitate                             warranty and maintenance operations.                              All concealed equipment and valves shall be located with necessary                             accessibility for maintenance and repair.                              All water filters shall have a pressure rating. No non—pressure rated                             assemblies are allowed. All supply lines and interconnecting tubing                             shall be copper.                WEST\281262358.1]              384471004056                          B—17 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                     Noise  Reduction During Construction                              COMMUNICATION      REQUIREMENTS:                              Contractor will conduct weekly subcontractor meetings at the project                             site. Discuss in detail with the subcontractors about the noise issue                             and steps to be taken to improve those conditions. The General                             Contractor shall distribute the document below and we also will                             distribute the building rules and regulations. We want full participation                             in the meeting with the right people in attendance to make sure the                             message  is cross communicated to all field personnel.                              The subs were also requested to make this the #2 item at all job-box                             safety meetings, right behind safety. We will continue to monitor the                             project with the subs and violators will either be replaced or assigned                             tasks that cannot produce noise. Contractor will continue to have a                             weekly sub meeting through the remainder of the project and this will                             remain a topic of discussion through completion.                              Below are formalized actions that must be taken on the project relative                             to the noise problem that the other tenants are experiencing. Please                             incorporate these rules in the Construction documents and send them                             to all subcontractors who are currently working on the project and                             those who will work on the project at some point in the future. These                             rules apply to all work done during normal business hours.                   II.         NOISE  MITIGATION   STRATEGIES:                              All ladders must arrive on the project with carpet wrapped, or other                             suitable padding, on the legs so that no hard surface touches the floor.                              No hard wheels (steel or plastic) are allowed on the project. This                             includes rolling scaffold, dollies, carts, hydraulic lifts, lock boxes, etc.                             All wheels must be soft rubber or pneumatic. Regular housekeeping to                             remove  debris on the floor aids in reducing noise from wheels rolling                             over the debris.                              No Radios shall be used.                              All cutting operations (other than hand held equipment) such as chop                             saws, table saws, pipe threading machines, etc. must be done over                             two layers of carpet, spread well outside of the cutting or threading                             operation, and must be done with some type of sound absorbing                             material overhead (old ceiling tile, insulation, etc).               WEST\281262358ll              3844777004055                         8—18 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               Pipe, conduit, armored cable and other metallic materials cannot be                             pulled through metal hangers, over metal studs, over metal duct or                             over ceiling grid because it not only makes noise but also vibrates the                             floor above. These materials must be laid into place.                              Materials are to be handled carefully to avoid dropped on the floor.                             Carpet or other soft material shall be placed under metallic materials to                             help absorb noise.                              if a carpet mat is available, tools are to be placed on the carpet mat                             while working in a particular area.                              Gang  boxes shall be located strategically to minimize noise, and may                             not be rolled or relocated during business hours.                              Pipe threading machines shall be set up and used at the loading dock                             whenever  possible, and the dock floor protected from oil stains. No                             threading machines may be set up in tenant space without Building                             Management   permission. Contractor shall be responsible for                             preventing and cleaning up any oil stains.                              Existing carpet shall be left in place to help mitigate noise until                             necessary to demo.                              All Contractors are expected to cooperate with Building Engineering                             and Security when noise complaints have been brought to their                             attention. Building Management reserves the right to remove from the                             project contractors or personnel who repeatedly demonstrate that they                             are unwilling to cooperate. Building Management fully expects that the                             contractor provide competent supervision to oversee and implement                             noise mitigating measures so that we are able to minimize complaints                             from other tenants, and as necessary demonstrate that the project is                             following best practices.                              Chop  saws, miter saws, and other power tools shall be placed over two                             layers of carpet approximately 6’ x 6‘ as a noise mitigating method                             Building Management  reserves the right to mandate that noisy power                             tools be used after normal hours.                              The above rules are in addition to the normal after—hours operations                             like chipping, rotor hammer drilling, shooting hangers, shooting track,                             welding or other loud activities as described in the building's                             construction rules. We have all worked around tenants who have low                             tolerance for noise, our tenants are no different; some may require                             other measures to help with noise control. Extra care must be taken                WESTQSI 262358 11              3844777004056                         B-19 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                               while carpet and or ceiling tiles are not in place to help absorb any                             construction noise. Contractors must work with Building Management                             to earn the tenants' cooperation with occasional noise problem.               WEST\281262358.II              334477-004055                        B—ZO 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1w                                             RULES   AND   REGULATIONS                        The following rules and regulations have been formulated for the safety and well-being                of all tenants of the Building. Strict adherence to these rules and regulations is necessary to                guarantee that every tenant will enjoy a safe and undisturbed occupancy of its premises. Any                violation of these rules and regulations by Tenant shall constitute a default by Tenant under the                Lease.                         1     Tenant  shall not obstruct or encumber or use for any purpose other than ingress                and egress to and from the Premises any sidewalk, entrance, passage, court, elevator, vestibule,                staiiway, corridor, hall or other part of the Building not exclusively occupied by Tenant. No                bottles, parcels or other articles shall be placed, kept or displayed on window ledges, in windows                or in corridors, stairways or other public parts of the Building. Tenant shall not place any                showcase, mat or other article outside the Premises. Nothing may be placed on or about balcony                areas, if any, of the Building without Landlord’s prior written approval. Tenant shall keep all                portions of the Premises which are visible from the Buildings  central atrium (if any) in a                tasteful, neat and orderly condition characteristic of first class professional of&#0;ces, so as not to                be offensive to other tenants of the Building. No desks, bookcases, file cabinets and other                furniture shall be placed against the glass surrounding the Building’s central atrium (if any).                        2      Landlord shall have the right to control and operate the public portions of the                Building and the facilities furnished for common use of the tenants, in such manner as Landlord                deems  best for the benefit of the tenants generally. Tenant shall not permit the visit to the                Premises of persons in such numbers or under such conditions as to interfere with the Lise and                enjoyment of the entrances, corridors, elevators and other public portions or facilities of the                Building by  other tenants. Tenant  shall coordinate in advance  with Landlord‘s  property                management  department  all deliveries to the Building so that arrangements can be made to                minimize such interference. Tenant shall not permit its employees and invitees to congregate in                the elevator lobbies or corridors of the Building. Canvassing, soliciting and peddling in the                Building are prohibited, and Tenant shall cooperate to prevent the same, Public corridor doors,                when not in use, shall be kept closed. Nothing, including mats and trash, shall be placed, swept                or thrown into the corridors, halls, elevator shafts, stairways or other public or Common Areas.                        3      Tenant shall not attach, hang or use in connection with any window or door ofthe                Premises any  drape, blind, shade or screen, without Landlord’s prior written consent. All                awnings, drapes projections, curtains, blinds, shades, screens and other &#0;xtures shall be of a                quality, type, design and color, and shall be attached in a manner, approved in writing by                Landlord. Any Tenant supplied window  treatments shall be installed behind Landlord’s standard                window  treatments so that Landlord’s standard window treatments will be what is visible to                persons outside the Building. Drapes  (whether installed by Landlord or Tenant) which  are                visible from the exterior of the Building shall be cleaned by Tenant at least once a year, without                notice from Landlord, at Tenant’s own expense.                        4      Tenant shall not use the water fountains, water and wash closets, and plumbing                and other fixtures for any purpose other than those for which they were constructed, and Tenant                  WHS'I‘QSIZoZSSS 1|                3844777004056                              C —l 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  shall not place any debris, rubbish, rag or other substance therein (includingcoffee grounds). All                damages  from misuse of fixtures shall be borne by the tenant causing same.                        5      Tenant shall not construct, maintain, use or operate within the Premises any                electrical device, wiring or apparatus in connection with a loudspeaker system (other than an                ordinary telephone  and paging  system)  or other sound  system,  in connection  with any                excessively bright, changing, &#0;ashing, flickering or moving light or lighting device, or in                connection with any similar device or system, without Landlord‘s prior written consent. Tenant                shall not construct, maintain, use or operate any such device or system outside of its Premises or                within such Premises so that the same can be heard or seen from  outside the Premises  No                &#0;ashing, neon or search lights shall be used which can be seen outside the Premises. Only warm                white lamps  may  be used in any  fixture that may be visible from outside the Building or                Premises, Tenant shall not maintain, use or operate within the Premises any space heater.                        6      Tenant shall not bring any bicycle, vehicle, animal, bird or pet of any kind into the                Building, except seeing eye or hearing ear dogs for handicapped persons visiting the Premises.                Except while loading and  unloading vehicles, there shall be no parking of vehicles or other                obstructions placed in the loading dock area.                        7      Except as speci&#0;cally provided to the contrary in the Lease, Tenant shall not cook                or permit any  cooking on  the Premises, except for microwave  cooking  and use  of coffee                machines by Tenant’s employees  for their own consumption. Tenant shall not cause or permit                any unusual or objectionable odor to be produced upon or emanate from the Premises.                        8      Tenant shall not make any unseemly  or disturbing noise or disturb or interfere                with occupants of the Building, whether by the use of any musical instrument, radio, talking                machine or in any other way.                        9      Tenant shall not place on any floor a load exceeding the floor load per square foot                which such floor was designed to carry. Landlord shall have the right to prescribe the weight,                position and manner of installation of safes and other heavy equipment and &#0;xtures. Landlord                shall have the right to repair at Tenant’s expense any damage to the Premises or the Building                caused by Tenant’s moving property into or out of the Premises or due to the same being in or                upon the Premises or to require Tenant to do the same. Tenant shall not receive into the Building                or carry in the elevators any safes, freight, furniture, equipment or bulky item except as approved                by Landlord, and any such furniture, equipment and bulky item shall be delivered only through                the designated delivery entrance of the Building and the designated freight elevator at designated                times. Tenant shall remove promptly from any sidewalk adjacent to the Building any furniture,                furnishing, equipment or other material there delivered or deposited for Tenant. Landlord                reserves the right to inspect all freight to be brought into the Building. except for government                classified and con&#0;dential client materials, and to exclude from the Building all freight which                violates any of these rules or the Lease.                        10     Tenant shall not place additional locks or bolts of any kind on any ofthe doors or                windows,  and shall not make any change  in any existing lock or locking mechanism therein,                without Landlord’s prior written approval. At all times Tenant shall provide Landlord with a                “master" key for all locks on all doors and windows   Tenant shall keep doors leading to a                 \VEsresnmsau                384477-004056                              C —2 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  corridor or main hall closed at all times except as such doors may be used for ingress or egress                and shall lock such doors during all times the Premises are unattended, Tenant shall, upon the                termination of its tenancy: (a) restore to Landlord all keys and security cards to stores, of&#0;ces,                storage rooms, toilet rooms, the Building and the Premises which were either furnished to, or                otherwise procured by, Tenant, and in the event ofthe loss of any keys so furnished, Tenant shall                pay the replacement cost thereof; and (b) inform Landlord of the combination of any lock, safe                and vault in the Premises  At Landlord’s request, Landlord’s then customary charge per key                shall be paid for all keys in excess of two (2) of each type. Tenant’s key system shall be                consistent with that for the rest ofthe Building.                        11     Except as shown in the Final Construction Drawings, Tenant shall no install or                operate in the Premises any electrically operated equipment or machinery (other than standard                servers, desk»top of&#0;ce equipment,  including desk-top computers  and copiers, typewriters,                facsimile machines, printers or other sitnilar equipment used in connection with stancard of&#0;ce                operations) without obtaining the prior written consent of Landlord. Landlord may condition                such consent  upon  Tenant’s payment   of additional rent in compensation  for t e  excess                consumption of electricity or other utilities and for the cost of any additional wiring or apparatus                that may be occasioned by the operation of such equipment or machinery. Landlord shall have                the right at any time and from time to time to designate the electric service providers for the                Building. Tenant shall cooperate with Landlord and such service providers and shal allow, as                reasonably necessary, access to the Building’s electric lines, feeders, risers, wiring and any other                Building machinery.  Tenant shall not install any equipment of any type or nature tiat will or                may  necessitate any changes, replacements or additions to, or changes in the use of, the water                system, heating system, plumbing system, air conditioning system or electrical system of the                Premises or the Building, without obtaining Landlord’s prior written consent, which consent may                be granted or withheld in Landlord’s sole and absolute discretion. In no event shall Tenant use                or permit the use of any space heaters or similar devices in the Premises. If any machine or                equipment of Tenant causes noise or vibration that may be transmitted to such a degree as to be                objectionable to Landlord or any tenant in the Building, then Landlord shall have tie right to                install at Tenant’s expense vibration eliminators or other devices suf&#0;cient to reduce such noise                and vibration to a level satisfactory to Landlord or to require Tenant to do the same.                        12     All telephone and telecommunications services desired by Tenant shall be ordered                by and utilized at the sole expense of Tenant. Unless Landlord otherwise requests or consents in                writing, all of Tenant’s telecommunications equipment   shall be and remain  solely in the                Premises  and the  telephone closet(s) designated by  Landlord.   Landlord  shall have no                responsibility for the maintenance of Tenant‘s telecommunications equipment (including wiring)                nor for any wiring or other infrastructure to which Tenant’s telecommunications equipment may                be connected. Landlord  shall have the right, upon reasonable prior notice to Tenant (except in                the event of an emergency), to interrupt telecommunications facilities as necessary in connection                with any repairs or with installation of other telecommunications equipment. Subject to the                provisions of the Lease, Tenant shall not utilize any wireless communications equipment (other                than usual and customary cellular telephones), including antennae and satellite receiver dishes, at                the Premises or the Building, without Landlord’s prior written consent, which may be granted or                withheld in Landlord’s sole and absolute discretion,                  \VESTDS 1 252358 N                 384477-004056                              C" L...) 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         13    No  telephone, telecommunications or other similar provider whose equipment is                not then servicing the Building shall be permitted to install its lines or other equipment within or                about the Building without &#0;rst securing the prior written approval of Landlord, which approval                shall not be unreasonably withheld, conditioned or delayed Landlord’s approval shall not be                deemed  any  kind of  warranty or  representation by Landlord, including any  warranty or                representation as to the suitability, competence, or &#0;nancial strength of the provider. Without                limitation of the foregoing standards, as speci&#0;c conditions of any consent: (i) Landlord shall                incur no expense whatsoever with respect to any aspect ofthe provider’s provision of its services                (including the costs of installation, materials and services); (ii) prior to commencement of any                work in or about the Building by the provider, the provider shall supply Landlord with such                written indemnities, insurance, &#0;nancial statements, and such other items as Landlord reasonably                determines and Landlord shall have reasonably determined that there is sufficient space in the                Building for the placement ofthe necessary equipment and materials; (iii) the provider agrees to                abide by such rules and regulations, building and other codes, job site rules and such other                requirements as are reasonably determined by Landlord to be necessary; (iv) the provider shall                agree to use existing building conduits and pipes or use building contractors (or other contractors                approved by Landlord); (v) the provider shall pay Landlord such compensation as is reasonably                determined by Landlord  to compensate it for space used in the building for the storage and                maintenance of the provider’s equipment, the fair market value of a provider’s access to the                Building, and the costs which may reasonably be expected to be incurred by Landlord; (vi) the                provider shall agree to deliver to Landlord detailed “as built” plans immediately after the                installation of the provider’s equipment is complete; and (vii) all ofthe foregoing matters shall                be documented   in a written agreement between  Landlord  and the  provider on Landlord's                standard form and otherwise reasonably satisfactory to Landlord.                        l4    Landlord  reserves the right to exclude from the Building at all times any person               who   does not properly identify himself to the Building management   or attendant on duty.                Landlord shall have the right to exclude any undesirable or disorderly persons from the Building                at any time. Landlord  may require all persons admitted to or leaving the Building to show                satisfactory identi&#0;ca ion and to sign a register. Tenant shall be responsible for all persons for                whom  it authorizes entry into the Building and shall be liable to Landlord for all acts of such                persons.  Landlord  ms  the right to evacuate the Building in the  event of emergency  or                catastrophe or for the purpose ofholding a reasonable number of fire drills.                        15    Tenan   shall not permit or encourage any loitering in or about the Premises and                shall not use or permit the use ofthe Premises for lodging, dwelling or sleeping.                         l6    Tenan  , before closing and leaving the Premises at the end of each business day,                shall see that all lights and equipment are turned off, including coffee machines.                        17    Tenan'  shall not request Landlord’s employees   to perform any  work  or do                anything outside of such employees’ regular duties without Landlord’s prior written consent.                Tenant’s special requirements will be attended to only upon application to Landlord, and any                such special requirements shall be billed to Tenant in accordance with the schedule of charges                maintained by Land  ord from time  to time or as is agreed upon  in writing in advance by                Landlord and Tenant   Tenant shall not employ any of Landlord’s employees for any purpose                whatsoever without Landlord’s prior written consent. Tenant shall not employ any person or                 WES'I 281262358 1|                3844777004056                              C ‘4 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  entity to do janitorial work within the Premises without Landlord’s prior written consent, and                any and all such work shall be done in compliance with all instructions issued by Landlord or its                representatives                        18    There  shall not be used in any space, or in the public halls ofthe Building, either                by any tenant or byjobbers or others in the delivery or receipt ofmerchandise, any hand trucks,                except those equipped with rubber tires and side guards. Tenant shall be responsible for any loss                or damage resulting from any deliveries made by or for Tenant.                        l9    Tenant shall not install or permit the installation of any wiring for any purpose on                the exterior of the Premises. Landlord will direct electricians as to where and how telephone and                telegraph wires are to be introduced. No boring or cutting for wires or stringing ofwires will be                allowed without written consent of Landlord. The location of telephones, call boxes and other                of&#0;ce equipment af&#0;xed to the Premises shall be subject to the approval of Landlord. All such                work shall be effected pursuant to permits issued by all applicable governmental authorities                havingjurisdiction. Tenant shall not do anything, or permit anything to be done, in or about the                Building, or bring or keep anything therein, that will in any way increase the possibility of &#0;re or                other casualty or obstruct or interfere with the rights of, or otherwise injure or annoy, other                tenants, or do anything in conflict with the valid pertinent laws, rules, or regulations of any                governmental authority.                        20    Tenant acknowledges  that it is Landlord’s intention that the Building be operated                in a manner which is consistent with the highest standards ofeleanliness, decency and morals in                the community  which it serves. Toward  that end, Tenant shall not sell, distribute, display or                offer for sale any item which, in Landlord’s judgment,  is inconsistent with the quality of                operation of the Building or may tend to impose or detract from the moral character or image of                the Building. Tenant shall not use the Premises for any immoral or illegal purpose. Tenant shall                cooperate with Building employees in keeping the Premises neat and clean.                       2l     Unless otherwise expressly provided in the Lease, Tenant shall not use, occupy or                permit any portion of the Premises to be used or occupied for the storage, manufacture, or sale of                liquor.                       22     Tenant  shall purchase or contract for waxing, rug shampooing, venetian blind                washing, interior glass washing, furniture polishing, janitorial work, removal of any garbage                from any dining or eating facility or for towel service in the Premises, only from contractors,                companies or persons designated by  Landlord.  Tenant may  have any  such service provided                within the Premises only upon prior written notice to Landlord or the Building manager in each                instance, and Tenant  shall provide  Landlord  or the  Building manager   with identifying                information regarding each  individual performing any  such  services, other than full—time                employees of Tenant, prior to such individual’s commencing work, and Tenant shall direct and                cause each such individual, while in the Building and outside ofthe Premises, to comply with all                instructions issued by Landlord or its representatives.                        23    Tenant shall not remove, alter or replace the ceiling light diffusers, ceiling tiles or                air diffusers in any portion of the Premises without the prior written consent of Landlord                 \Vhsrasrzoms ll                3x44710040“                                C —5 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                         24     Tenant shall not  purchase water, ice, coffee, soft drinks, towels, or other                merchandise  or services from any company  or person  whose repeated violation of Building                regulations has caused, in Landlord‘s opinion, a hazard or nuisance to the Building and/or its                occupants.                        25     Tenant shall not use the Premises as headquarters for large scale employment of                workers for other locations.                        26     Landlord shall have the right, upon written notice to Tenant, to require Tenant to                refrain from or discontinue any advertising by Tenant which, in Landlord’s opinion, tends to                impair the reputation ofthe Building or its desirability for of&#0;ces.                        27     Tenant shall not in any manner deface any part of the Premises or the Building.                Other than ordinary office decorations, no stringing of wires, boring or cutting shall be permitted                except with Landlord’s prior written consent. Any &#0;oor covering installed by Tenant shall have                an under layer of felt rubber, or similar sound deadening substance, which shall not be affixed to                the &#0;oor by cement or any other non—soluble adhesive materials                        28     Any installations to provide supplemental cooling for any portion ofthe Premises                shall be made in such manner and using such equipment and facilities as Landlord may designate                and direct, and all work relating to any such installations shall in all respects be performed at                Tenant’s sole cost and expenses pursuant to plans approved in advance in writing by Landlord,                and in all other respects in the manner required pursuant to the Lease.                        Z9     Tenant shall handle its newspapers, “office paper,” garbage, trash and other waste                products in the manner required by applicable law (as the same may be amended from time to                time) whether required of Landlord or otherwise and shall conform  with any recycling plan                instituted by Landlord. Landlord  shall have no obligation to accept any waste that is not                prepared for collection in accordance with any such requirements. Landlord reserves the right to                require Tenant to arrange for waste collection, at Tenant’s sole cost and expense, utilizing a                contractor reasonably satisfactory to Landlord, and to require Tenant to pay all costs, expenses,                &#0;nes, penalties, or damages that may be imposed on Landlord or Tenant by reason of Tenant’s                failure to comply with any such requirements. If Tenant is unable to comply with Landlord’s                standard procedures regarding the internal collection. sorting, separation and recycling ofwaste,                then, upon reasonable advance  notice to Landlord, Landlord shall use reasonable efforts to                arrange for alternative procedures for Tenant, provided Tenant shall pay Landlord all additional                costs incurred by Landlord with respect thereto.                        30     Tenant shall not bring or keep, or permit to be brought or kept, in the Building                any weapon  or flammable,  combustible or explosive &#0;uid, chemical or substance, except as                otherwise expressly permitted in the Lease.                        3i     Tenant shall comply  with all workplace  smoking  Laws.   There shall be no                smoking in bathrooms, elevator lobbies, elevators, terraces, loading docks, plaza areas, and other                Common   Areas.                        32     All wiring and cabling installed by Tenant shall be marked  and coded,  in a                manner reasonably acceptable to Landlord. to identify such facilities as belonging to Tenant and                 wesms 1262358. 11                384477-004050                              C -6 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                  the point of commencement and termination of such facilities. All such cabling and wiring shall,                at Landlord’s request, be removed by Tenant upon the expiration or termination of the Lease if                required by the terms of the Lease or if applicable governmental agencies require removal of                such facilities upon the termination of their use or abandonment                        33     Landlord may, upon  request of Tenant, waive Tenant’s compliance with any of                the rules, provided that (a) no waiver shall be effective unless signed by Landlord, (b) no waiver                shall relieve Tenant from the obligation to comply with such rule in the future unless otherwise                agreed in writing by Landlord, (c) no waiver granted to any tenant shall relieve any other tenant                from the obligation of complying with these rules and regulations, and (d) no waiver shall relieve                Tenant from any liability for any loss or damage resulting from Tenant’s failure to comply with                any rule. Landlord reserves the right to rescind any of these rules and make such other and                further rules as in the judgment of Landlord shall from time to time be needed for the safety,                protection, care, and cleanliness of the Building, the operation thereof, the preservation of good                order therein, and the protection and comfort of its tenants, their agents, employees, and invitees,                which rules when  made  and notice thereof given to a tenant shall be binding upon it in like                manner as if originally herein prescribed, In the event of any con&#0;ict or inconsistency between                the terms and provisions ofthese rules, as now or hereafter in effect, and the terms and provision                of the Lease, the terms and provision of the Lease shall prevaili                  WEST‘ZS | 263358 N                384471004056                               (‘1 L. 

 

DocuSign Envelope ID: ED3AFDCC-E7D2-4E18-B35F-152DB9DED1D1                                                         EXHIBIT   D                          CERTIFICATEAFFIRMJN         G THE   LEASE   COMMENCEIVLENTDATE                        This Certi&#0;cate is being provided pursuant to that certain Of&#0;ce Lease Agreement dated                as of July 5, 2018 (the “Lease”), by and between Columbia REIT  — University Circle, LP, a                Delaware  limited partnership (“Landlord”), and  FINJAN   HOLDINGS,     INC,  a  Delaware                corporation (“Tenant”) The  parties to the Lease desire to con&#0;rm the following:                        I.     The Lease Commencement    Date is AZZoéfl‘     [ , 2018i                        2.     The initial Lease Term shall     on               3‘) 292.?                                                        expire    glQ              ,                        Attached to this Certi&#0;cate is evidence of payment of premiums for all insurance required                pursuant to the Lease.                        IN WITNESS    WHEREOF,     Landlord and Tenant  have executed this Certi&#0;cate under                seal on                       2018.                       f%         g          ,                                                     COLUMBIA     REIT  7 UNIVERSITY    CIRCLE,  LP,                                                     a Delaware limited partnership                                                      By:    Columbia  REIT A University Circle GP, LLC,                                                            a Delaware limited liability company,                                                            its general partner                                                             By:    Columbia  Property Trust Operating                                                                   Partnership, L.P., a Delaware limited                                                                   partnership, its sole member                                                                    By:    Columbia  Property Trust. lnc..                                                                          a Maryland corporation,                                                                          its general partner                                                                     Name:                                                                   Title:                                                      TENAN’I':                                                      FINJAN   I-I LDTN    , I C., a Delaware corporation                                                         .                                    EA  ]                                                     Name:    N/é/fM—          D~   NQ&#0;/‘M’                                                               C". p". O                                                     Title:               .                  \VES'I i38l262358 I I                384471004055                               D-lExhibit 10.1

 

 

 

EXECUTIVE EMPLOYMENT
AGREEMENT

 

This Agreement is made
as of the date last signed below (the “Effective Date”) between Lifeway Foods, Inc., an Illinois corporation,
and the corporation’s present or future parents, subsidiaries, successors, directors, officers, and assigns (collectively
referred to as “Lifeway” or the “Company”), and Neha Clark (“You”).

 

1.              
Employment. You accept employment with Lifeway to begin no later than August 9, 2018 (the “Start Date”)
in the position of Vice President and Chief Financial Officer, or in such other position as may be mutually agreed in writing upon
by you and Lifeway. You agree that Lifeway may make a public announcement of your appointment as Vice President and Chief Financial
Officer on or after August 1, 2018.

 

A.             
Duties. You agree to provide substantially all your business time, ability, energy, efforts, judgment, knowledge, and
skill to the performance of your duties for Lifeway, to comply with all Lifeway policies, and to perform all job duties assigned
to you by Lifeway. Notwithstanding the foregoing, you may (i) participate in charitable, civic, educational, professional,
community, or industry affairs; (ii) manage your passive personal investments; and (iii) with prior written notice to the Chief
Executive Officer and General Counsel, serve on the boards of directors of non-profit organizations; so long as such activities,
individually or in the aggregate, do not interfere or conflict with your job duties hereunder or create a potential business or
fiduciary conflict.

 

B.             
Place of Performance. The principal place of your employment shall be the Company’s principal executive offices
within a fifty (50) mile radius of Chicago, Illinois; provided that Lifeway may require you to travel on Company business from
time to time in the performance of your job duties.

 

2.              
Term. Your employment under this Agreement will begin on the Start Date, and will continue until December 31, 2018 (the
“Initial Term”). Unless Lifeway’s Board of Directors’ (the “Board”) or its Compensation
Committee (the “Compensation Committee”) provides written notice to you no later than November 1, 2018, this
Agreement will renew for a period of one (1) year thereafter (the “Term”), unless terminated earlier pursuant
to this Agreement. On each January 1 thereafter (each, a “Renewal Date”), the Agreement shall automatically
renew, on the same terms and conditions, for successive Terms of one year, unless Lifeway’s Board or its Compensation Committee
provides written notice to you at least ninety (90) days prior to the applicable Renewal Date of Lifeway’s intention not
to renew the Agreement. The period during which you are employed by Lifeway is referred to as the “Employment Term”.

 

3.              
Compensation.

 

A.             
Base Salary. During the Employment Term, Lifeway shall pay you an annual Base Salary of $390,000 in accordance
with the Company’s customary payroll practices and applicable wage payment laws. Your Base Salary shall be reviewed at least
annually by the Company and Lifeway may, but shall not be required to, increase it. However, your Base Salary may not be decreased
during the Employment Term other than as part of a general reduction in Base Salary that affects all similarly situated executives
in substantially the same proportions.

 

B.             
Annual Bonus. For each fiscal year ending during the Employment Term, you shall be eligible for an Annual Bonus.
The Annual Bonus shall consist of a Target Cash Bonus and a Target Equity Bonus. You will be eligible for a Target Cash
Bonus based on the achievement of your individual annual goals and targets established by the Board or its Compensation Committee.
You will be eligible for a Target Equity Bonus on a sliding scale determined by Lifeway’s performance against Company-wide
annual goals and targets established by the Board or its Compensation Committee. Depending on results, the Annual Bonus you are
eligible to earn may be higher or lower than the Target Cash and Target Equity Bonuses. Your 2018 Target Cash Bonus and Target
Equity Bonus eligibility are described in the attached Exhibit A (Cash Bonus) and Exhibit B (Equity Bonus).

 

 

 

    	 	1	 

     

    

 

C.             
Earning the Annual Bonus. Except as otherwise provided in Section 4, (i) the Annual Bonus will be subject to the terms
of any Company plan under which it is granted and any award agreement or notice provided to you by the Company; and (ii) in order
to earn and receive an Annual Bonus, you must be employed by Lifeway on the date that the Annual Bonus is paid by the Company to
similarly-situated executives. Nothing contained in this Agreement restricts the Company’s rights to alter, amend, or terminate
at any time any Company plan under which the Annual Bonus is granted.

 

D.             
Fringe Benefits and Perquisites. During the Employment Term, you shall be entitled to these fringe benefits and perquisites:

 

		i)	Coverage under an excess liability (umbrella) insurance policy that the Company selects in its
sole discretion that provides $15,000,000 of coverage per occurrence;

 

		ii)	An allowance of up to $3,000 per calendar year for Internet/telecommunications services, subject
to applicable tax withholdings;

 

		iii)	If Company-provided parking is not available without charge at such office, a Company-paid parking
pass at a mutually agreeable location near any of the Company’s principal executive offices;

 

		iv)	Four (4) weeks of Paid Time Off per calendar year or an amount of Paid Time Off that is at least
as favorable as that provided to other similarly situated officers and senior executives of the Company. Paid Time Off shall not
carry over from calendar year to calendar year during the Employment Term.

 

E.             
Employee Benefits. During the Employment Term, you shall be entitled to participate in all health and welfare, retirement,
and other benefit plans applicable to officers and senior executives of the Company (collectively, “Employee Benefit Plans”)
to the extent consistent with applicable law and the terms of the applicable Employee Benefit Plans. Lifeway reserves the right
to amend or cancel any Employee Benefit Plans at any time in its sole discretion, subject to the terms of such Employee Benefit
Plan and applicable law. In addition, Lifeway will reimburse you for the cost of an annual comprehensive executive physical examination
at a healthcare provider/facility of your choice, with a maximum reimbursement of $3,000, net of applicable tax withholdings, per
calendar year ($6,000, net of applicable tax withholdings, per calendar year including your spouse or domestic partner).

 

F.              
Sign-On Bonus. Promptly after the Start Date, the Company will issue you a Notice of Restricted Stock Award that grants
you a one-time award of 6,000 restricted shares of the Company’s common stock (the “Bonus Shares”) subject
to the terms of the Notice and the 2015 Lifeway Foods, Inc. Omnibus Incentive Plan, as the Plan may be amended or restated from
time to time. Your interest in the Bonus Shares shall become vested and non-forfeitable as follows: (i) one-third of the Bonus
Shares shall vest on the ninety-day anniversary of the Start Date, (ii) one-third of the Bonus Shares shall vest on the six-month
anniversary of the Start Date, and (iii) one-third of the Bonus Shares shall vest on the twelve-month anniversary of the Start
Date. Unvested Bonus Shares do not confer dividend or voting rights. If you cease to be employed prior to the date the Bonus Shares
vest, such non-vested Bonus Shares shall be forfeited.

 

G.            
Clawback Provisions. Notwithstanding any other provisions of this Agreement, any compensation paid to you during the
Employment Term is subject to any policy (whether in existence as of the Effective Date or later adopted) established by the Company
providing for clawback or recovery of amounts that were paid to you. The Company will make any determination for clawback or recovery
in its sole discretion and in accordance with any applicable policy, law, or regulation, and you agree to effectuate any such clawback
or recovery at such time and in such manner as Lifeway may specify.

 

4.              
Termination of Employment.

 

A.             
You may terminate your employment under this Agreement at any time and for any reason with ninety (90) days’ prior
written notice. Lifeway may terminate your employment at any time and for any reason not prohibited by law. On the date that your
employment terminates under this Agreement (the “Termination Date”), you shall be entitled to the compensation
and benefits described in this Section 4 and shall have no further rights to any compensation or any other benefits of any type
from Lifeway, except benefits expressly required by law or expressly mandated by the terms of any applicable benefit or incentive
plans.

 

 

 

    	 	2	 

     

    

 

B.             
Resignation of All Positions. Effective on your Termination Date, you shall be deemed to have resigned from all positions
that you hold with Lifeway and/or its Board.

 

C.             
Expiration/Non-Renewal of the Term. If your employment is terminated by Lifeway on account of the Company’s failure
to renew the Agreement in accordance with Section 2 (“Non-Renewal”), and you return to Lifeway an enforceable
general release in a form satisfactory to the Company (a “General Release”), you shall be entitled to receive:

 

		i)	your Base Salary for three (3) months after your Termination Date;

 

		ii)	your accrued but unused Paid Time Off as of your Termination Date in accordance with the Company’s
customary payroll procedures;

 

		iii)	if you timely elect continued coverage under COBRA, up to three (3) monthly cash payments in accordance
with the Company’s customary payroll procedures equal to the Company’s monthly contribution for employee-only coverage
under a Company-sponsored PPO health insurance plan (“COBRA Premiums”) through the period (the “COBRA
Premium Period”) starting on the Termination Date and ending on the earliest to occur of: (i) three calendar months after
the calendar month of your Termination Date; (ii) the date you become eligible for group health insurance coverage through another
employer; or (iii) the date you cease to be eligible for COBRA continuation coverage for any reason, including plan termination.
In the event you become covered under another employer’s group health plan or otherwise cease to be eligible for COBRA during
the COBRA Premium Period, you must immediately notify the Company of such event;

 

		iv)	a cash bonus equal to the greater of (i) the value of the Annual Bonus you would have earned for
the fiscal year of your Termination Date if you would have been employed on the date that the Company paid such Annual Bonus; or
(ii) the value of the actual Annual Bonus you earned for the fiscal year prior to your Termination Date. The bonus shall be payable
in a lump sum, less applicable withholdings, on or before the date that the Annual Bonus for the fiscal year of your Termination
Date is (or would have been) paid by the Company to similarly situated executives. This subsection does not apply to a Non-Renewal
during the Initial Term;

 

		v)	reimbursement for unreimbursed business expenses that you properly incurred, in accordance with
the Company’s expense reimbursement policy; and

 

		vi)	to the extent that you hold equity-based awards granted by Lifeway under any of its equity incentive
plans as of your Termination Date (your “Outstanding Awards”), any vested but unsettled Outstanding Awards;
provided that in no event shall you be entitled to any Outstanding Award that is not vested. Such unvested Outstanding Awards will
terminate on your Termination Date. This subsection does not apply to the Bonus Shares, which, to the extent they are unvested
as of your Termination Date, shall become fully vested and the restrictions thereon shall lapse.

 

D.             
Termination for Cause or Without Good Reason. If your employment is terminated by Lifeway for Cause or by you without
Good Reason, you shall be entitled to receive:

 

		i)	your accrued but unpaid Base Salary and Paid Time Off as of your Termination Date in accordance
with the Company’s customary payroll procedures;

 

		ii)	reimbursement for unreimbursed business expenses that you properly incurred, in accordance with
the Company’s expense reimbursement policy; and

 

		iii)	any vested but unsettled Outstanding Awards (if applicable); provided that in no event shall you
be entitled to any Outstanding Award that is not vested. Such unvested Outstanding Awards will terminate on your Termination Date.

 

E.             
Termination without Cause or for Good Reason. If your employment is terminated by Lifeway without Cause or by you voluntarily
for Good Reason, and you return to Lifeway a General Release, you shall be entitled to receive:

 

		i)	your Base Salary for the remainder of the current Term or six (6) months, whichever is greater;

 

 

 

    	 	3	 

     

    

 

		ii)	your accrued but unused Paid Time Off as of your Termination Date in accordance with the Company’s
customary payroll procedures;

 

		iii)	a one-time payment of $10,000 for your financial planning or transition-related needs;

 

		iv)	if you timely elect continued coverage under COBRA, the COBRA premiums necessary to continue your
coverage (including coverage for eligible dependents, if applicable) (“COBRA Premiums”) through the period (the
“COBRA Premium Period”) starting on the Termination Date and ending on the earliest to occur of: (i) six calendar
months after the calendar month of your Termination Date; (ii) the date you (and your eligible dependents, if applicable) become
eligible for group health insurance coverage through another employer; or (iii) the date you cease to be eligible for COBRA continuation
coverage for any reason, including plan termination. In the event you become covered under another employer’s group health
plan or otherwise cease to be eligible for COBRA during the COBRA Premium Period, you must immediately notify the Company of such
event;

 

		v)	a cash bonus equal to the greater of (i) the value of the Annual Bonus you would have earned for
the fiscal year of your Termination Date if you would have been employed on the date that the Company paid such Annual Bonus; or
(ii) the value of the actual Annual Bonus you earned for the fiscal year prior to your Termination Date. The bonus shall be payable
in a lump sum, less applicable withholdings, on or before the date that the Annual Bonus for the fiscal year of your Termination
Date is (or would have been) paid by the Company to similarly situated executives;

 

		vi)	reimbursement for unreimbursed business expenses that you properly incurred, in accordance with
the Company’s expense reimbursement policy; and

 

		vii)	to the extent that you hold any Outstanding Awards, an amendment to each award agreement that evidences
each such Outstanding Award that provides as follows:

 

If your employment with
Lifeway is terminated without Cause or for Good Reason, your Outstanding Awards that are Stock Options or Stock Appreciation Rights
shall immediately become fully vested and exercisable on your Termination Date. The vested Outstanding Awards shall be exercisable
for the period specified in the applicable option agreement. Your Outstanding Awards that are equity-based compensation other than
Stock Options/Stock Appreciation Rights and are not intended to qualify as performance-based compensation shall become fully vested
and the restrictions thereon shall lapse; provided that, any delays in the settlement or payment of such awards that are set forth
in the applicable award agreement and that are required under Section 409A of the Code (“Section 409A”) shall remain
in effect. Your Outstanding Awards that are equity-based compensation other than Stock Options/Stock Appreciation Rights and are
intended to qualify as performance-based compensation shall remain outstanding and shall vest or be forfeited as specified by the
applicable award agreements, if the applicable performance goals are satisfied.

 

F.              
For purposes of this Agreement, “Cause” means your: (i) Death; (ii) Inability to perform the essential
functions of your job, with or without reasonable accommodation, for a period of more than twelve weeks, in the aggregate, during
any rolling twelve-month period (“Disability”); (iii) Willful engagement in dishonesty, illegal conduct, or
gross misconduct, which is, in each case, injurious to Lifeway; (iv) Willful failure to follow the valid and lawful directives
of the Board or any executive to which you report; (v) Conviction of or plea of guilty or nolo contendere to a crime that constitutes
either a felony (or state law equivalent); or another crime that constitutes a misdemeanor involving moral turpitude, if such other
crime is work-related, materially impairs your ability to perform services for Lifeway, or results in reputational or financial
harm to the Company; (vi) Failure to reasonably cooperate in any audit or investigation of the business or financial practices
of Lifeway; (vii) Act of theft, embezzlement, fraud, or misappropriation, regardless of its relationship to Lifeway; (viii) Failure
to obtain, maintain in good standing, or provide documentation of any license, certification, or registration required by law or
which Lifeway may from time to time require as a condition of your employment, provided however that you will be provided
written notice and a reasonable opportunity to cure such failure, if curable, prior to termination of your employment under this
provision; (ix) Material breach of this Agreement, failure to follow the reasonable policies, practices, procedures, or instructions
of Lifeway, or failure to perform the duties of your employment to Lifeway’s reasonable satisfaction, provided however
that you will be provided written notice and a reasonable opportunity to cure any such breach or failure, if curable, prior
to termination of your employment under this provision. (x) Notice to Lifeway that you intend to terminate your employment under
this Agreement without complying with the notice provisions of this Section 4.

 

 

 

    	 	4	 

     

    

 

G.            
For purposes of this Agreement, “Good Reason” means the occurrence of any of the following events:
(i) A material reduction in your Base Salary, other than a general reduction in Base Salary that affects all similarly situated
executives in substantially the same proportions; (ii) A reduction in your Annual Bonus opportunity below 10% of your Base Salary,
other than a general reduction in Annual Bonus opportunity that affects all similarly situated executives in substantially the
same proportions; (iii) A relocation of your principal place of employment by more than fifty (50) miles; (iv) Any material breach
by Lifeway of any material provision of this Agreement or any material provision of any other agreement between you and Lifeway;
(v) A material, adverse change in your title, authority, duties, or responsibilities (other than temporarily while you are physically
or mentally incapacitated or as required by applicable law), other than a change that affects all similarly situated executives
in substantially the same manner;

 

H.            
Section 280G. If any of the payments you receive in connection with this Section 4 (“280G Payments”)
constitute “parachute payments” within the meaning of Section 280G of the Code and would, but for this Section, be
subject to the excise tax imposed under Section 4999 of the Code (the “Excise Tax”), then prior to making the
280G Payments, a conclusive, binding calculation and determination shall be made by an independent accounting firm or independent
tax counsel (the “Tax Counsel”) appointed and paid by Lifeway that compares (i) the Net Benefit (as defined
below) to you of the 280G Payments after payment of the Excise Tax to (ii) the Net Benefit to you if the 280G Payments are limited
to the extent necessary to avoid being subject to the Excise Tax. Lifeway will pay you the amount of either (i) or (ii) that results
in the greatest Net Benefit to you and is consistent with the requirements of Section 409A. “Net Benefit” shall
mean the present value of the 280G Payments net of all federal, state, local, foreign income, employment, and excise taxes. For
purposes of making the calculations and determinations required by this Section, the Tax Counsel may rely on reasonable, good faith
assumptions and approximations concerning the application of Section 280G and Section 4999 of the Code. You and Lifeway agree to
furnish the Tax Counsel with such information and documents as the Tax Counsel may reasonably request in order to make its determinations
under this Section.

 

I.               
Section 409A. 

 

		i)	General Compliance. This Agreement is intended to comply with Section 409A or an exemption
thereunder and shall be construed and administered in accordance with Section 409A. Notwithstanding any other provision of this
Agreement, payments provided under this Agreement may only be made in a manner that complies with Section 409A or an applicable
exemption. Any payments under this Agreement that may be excluded from Section 409A either as separation pay due to an involuntary
separation from service or as a short-term deferral shall be excluded from Section 409A to the maximum extent possible. For purposes
of Section 409A, each installment payment provided under this Agreement shall be treated as a separate payment. Any payments to
be made under this Agreement upon a termination of employment shall only be made upon a “separation from service” under
Section 409A. Notwithstanding the foregoing, Lifeway makes no representations that the payments and benefits provided under this
Agreement comply with Section 409A, and in no event shall Lifeway be liable for any taxes, penalties, interest, or other expenses
that may be incurred by you on account of non-compliance with Section 409A.

 

		ii)	Specified Employees. Notwithstanding any other provision of this Agreement, if any payment
or benefit provided to you in connection with your termination of employment is determined to constitute “nonqualified deferred
compensation” within the meaning of Section 409A and you are determined to be a “specified employee” as defined
in Section 409A(a)(2)(b)(i), then such payment or benefit shall not be paid until the first payroll date to occur following the
six-month anniversary of your Termination Date or, if earlier, on your death (the “Specified Employee Payment Date”).
The aggregate of any payments that would otherwise have been paid before the Specified Employee Payment Date and interest on such
amounts calculated based on the applicable federal rate published by the Internal Revenue Service for the month of your Termination
Date shall be paid to you in a lump sum on the Specified Employee Payment Date and thereafter, any remaining payments shall be
paid without delay in accordance with their original schedule.

 

		iii)	Reimbursements. To the extent required by Section 409A, each reimbursement or in-kind benefit
provided under this Agreement shall be provided in accordance with the following (a) the amount of expenses eligible for reimbursement,
or in-kind benefits provided, during each calendar year cannot affect the expenses eligible for reimbursement, or in-kind benefits
to be provided, in any other calendar year; (b) any reimbursement of an eligible expense shall be paid to you on or before the
last day of the calendar year following the calendar year in which the expense was incurred; and (c) any right to reimbursements
or in-kind benefits under this Agreement shall not be subject to liquidation or exchange for another benefit.

 

		iv)	Tax Gross-ups. Any tax gross-up payments provided under this Agreement shall be paid to
you on or before December 31 of the calendar year immediately following the calendar year in which you remit the related taxes.

 

 

 

    	 	5	 

     

    

 

		v)	Payments Subject to Execution of a General Release. Notwithstanding anything herein to the
contrary, any payment or benefit provided to you in connection with your termination of employment that is subject to your execution
of a General Release shall be made within 60 days after your Termination Date, provided that you have executed a General Release
and it has become irrevocable by the date payment is to be made. To the extent required to comply with Section 409A of the Code,
if the period during which you have the discretion to execute or revoke a General Release straddles two calendar years, then the
Company will make the payments due to you under this Section in the second year, regardless of which year you actually deliver
an executed General Release to the Company.

 

5.              
Indemnification.

 

A.             
If you are made or threatened to be made a party to or a participant in any actual, threatened, pending, or completed
action, claim, or proceeding of any type, Lifeway shall indemnify, defend, and hold you harmless to the fullest extent authorized
or permitted by applicable law, by its Certificate of Incorporation, and by its By-Laws, as the foregoing may be amended from time
to time, and including any and all expenses and losses arising out of or relating to any of your actual or alleged acts, omissions,
negligence or active or passive wrongdoing, including the advancement of expenses you incur.

 

B.             
The indemnification in this Agreement shall not apply to (i) any acts, omissions, or transactions from which you may
not be relieved of liability under applicable law; (ii) proceedings that you initiate voluntarily without Lifeway’s prior
written consent and not by way of defense, counterclaim, or affirmative defense (not including good faith, non-frivolous proceedings
brought to enforce a right to indemnification under this Agreement); or (iii) actions, claims, or proceedings of any type arising
from your purchase and/or sale of securities in violation of the Securities Exchange Act of 1934, as amended, or any similar successor
statute.

 

C.             
During the Employment Term and for a period of six (6) years thereafter, the Company or any successor to the Company
shall purchase and maintain, at its own expense, directors’ and officers’ liability insurance providing coverage to
you on terms that are no less favorable than the coverage provided to other directors and officers of Lifeway.

 

6.              
Cooperation. You may be involved in matters during the Employment Term that necessitate your cooperation in the future.
Accordingly, following your Termination Date, to the extent that Lifeway reasonably requests, you shall cooperate with Lifeway
regarding matters arising out of your employment; provided that Lifeway shall: make reasonable efforts to minimize disruption of
your other activities; reimburse you for reasonable expenses incurred in connection with such cooperation; and, to the extent that
you required to spend substantial time on such matters, compensate you at an hourly rate based on your Base Salary on your Termination
Date.

 

7.              
Restrictive Covenants.

 

A.             
Acknowledgements. You acknowledge and agree that the nature of your position (i) gives you access to and knowledge of
Confidential Information (defined below), as well as Lifeway’s customers, suppliers, and business contacts; (ii) that it
places you in a position of trust and confidence with Lifeway and generates goodwill for the Company. You also understand and agree
that the services you provide to Lifeway are unique, special, extraordinary, and irreplaceable.

 

B.             
Confidential Information. You acknowledge that, by virtue of your employment by Lifeway, you will be granted otherwise
prohibited access to Confidential Information belonging to Lifeway, which is not known either to its competitors, within the industry
generally, or to the public. You recognize that Lifeway’s Confidential Information is the Company’s valuable property
that it developed over a significant period of time and at substantial expense, and that its exclusive knowledge and use of that
Confidential Information is of great competitive importance and commercial value. You further acknowledge that Lifeway’s
industry is highly competitive, and that Lifeway would be irreparably harmed by actual or threatened disclosure of its Confidential
Information or the use of that Confidential Information by any competitor or outside party. Accordingly, you agree that you will
not in any way during your employment with Lifeway or thereafter directly or indirectly use or disclose (or allow to be disclosed
or used) any Confidential Information, except as necessary and authorized in the course of your employment with Lifeway.

 

 

 

    	 	6	 

     

    

 

C.             
Non-Competition. You agree that, for the duration of your employment with Lifeway and for a period of eighteen (18)
months following the Termination Date if you are terminated with Cause or for Non-Renewal (except a Non-Renewal during the Initial
Term), you shall not directly or indirectly, whether for pay or otherwise, provide any services of any type to or on behalf of
a Competitor, whether as an employee, independent contractor, partner, agent, consultant, owner, or otherwise; or hold any ownership
interest in any Competitor of Lifeway. Nothing shall prohibit you from: (i) providing such services to a Competitor if your relationship
with that Competitor does not involve you directly or indirectly providing services of any type related to Competitive Products;
or (ii) owning up to 2% of any class of securities of any issuer if the securities are listed on a national or regional securities
exchange or have been registered under Section 12(g) of the Securities Exchange Act of 1934 and your ownership of such shares represents
a passive interest in the issuer.

 

D.             
Non-Solicitation. During your employment with Lifeway and for a period of eighteen (18) months thereafter, you will
not directly or indirectly (i) participate in promoting, offering, or selling any Competitive Products to any Customer; (ii) solicit
or encourage any Lifeway employee or independent contractor to terminate his or her employment or contractor relationship with
Lifeway, or to become an employee or independent contractor of any Competitor; (iii) solicit or encourage any Lifeway supplier
to terminate its business relationship with Lifeway, or to engage in a new relationship or expand an existing business relationship
with any Competitor; or (iv) otherwise take any action that is intended to or can reasonably be expected to cause the termination
of or interference with any business relationship or expectancy between Lifeway and any of its Customers, suppliers, independent
contractors, or employees. You further agree that you will not induce, attempt to induce, or aid any other person or entity to
induce (or attempt to induce) any person or entity to breach any restrictive covenant agreement with Lifeway.

 

E.             
Non-Disparagement. You agree that you will not at any time make, publish or communicate to any person or entity or in
any public forum any defamatory or disparaging remarks, comments, or statements concerning Lifeway, its existing and prospective
customers, suppliers, investors, and other associated third parties. You acknowledge and agree that you are not restricted or impeded
from reporting conduct to, providing truthful information to, or participating in any investigation or proceeding conducted by
any federal or state government agency or self-regulatory organization; from exercising any protected rights that cannot be waived
by agreement; or from complying with any applicable law or regulation or a valid court or administrative order. Lifeway agrees
that it shall cause its officers and directors to refrain from making any defamatory or disparaging remarks, comments, or statements
concerning you to third parties.

 

F.              
Immunity. Pursuant to 18 U.S.C § 1833(b)(1): “An individual shall not be held criminally or civilly liable
under any Federal or State trade secret law for the disclosure of a trade secret that (A) is made (i) in confidence to a Federal,
State, or local government official, either directly or indirectly, or to an attorney; and (ii) solely for the purpose of reporting
or investigating a suspected violation of law; or (B) is made in a complaint or other document filed in a lawsuit or other proceeding,
if such filing is made under seal.” If you are found to have wrongfully misappropriated trade secrets, you may be liable
for, among other things, exemplary damages and attorneys’ fees.

 

G.            
Definitions. For purposes of this Agreement:

 

		i)	“Competitive Products” shall mean products, services, or lines of business that
Lifeway offers, manufactures, sells, or distributes (or demonstrably contemplates offering, manufacturing, selling, or distributing)
within the last three (3) years of your employment, including without limitation drinkable kefir; cupped or pouched kefir; other
kefir products; probiotic, cultured milk products; farmer cheeses, spreadable cheeses; probiotic supplements; and probiotic beverages.

 

		ii)	A “Competitor” of the Company shall mean any person or entity that engages (or
intends to engage) in Competitive Products, or owns or controls (or intends to own or control) a significant interest in any entity
that engages in Competitive Products.

 

		iii)	“Confidential Information” shall include, without limitation and as broadly
as permissible under applicable law, all information in spoken, printed, electronic, or any other form or medium existing now or
in the future and relating directly or indirectly to Lifeway, its businesses, or any existing or prospective customer, supplier,
investor, employee, or other person or entity that has entrusted information to Lifeway in confidence. Confidential Information
also includes, without limitation, all trade secrets as defined under the Defend Trade Secrets Act of 2016, the Uniform Trade Secrets
Act, or other applicable laws affording protection to trade secret and confidential information. Notwithstanding
the foregoing, Confidential Information shall not include any information that was lawfully in your possession prior to (and
not obtained in connection with) commencing employment with Lifeway. 

 

 

 

    	 	7	 

     

    

 

		iv)	A “Customer” of the Company shall mean any person or entity that has purchased
any products or services from Lifeway during the last three (3) years of your employment and (i) you communicated with in any way
during the past twelve (12) months; or (ii) about whom you possess Confidential Information or other nonpublic information.

 

H.            
Reasonableness and Enforcement of Covenants. You acknowledge and agree that the foregoing covenants are reasonable and
not contrary to public policy, and that such restrictions are intended solely to safeguard the protectable interests and legitimate
business needs of Lifeway. You further acknowledge and agree that your adherence to these restrictions will not prevent you from
engaging in your chosen occupation and earning a satisfactory livelihood following the termination of your employment with Lifeway.
In addition to any other remedies provided by law, Lifeway may obtain equitable relief from any actual or threatened violation
of this Agreement, including specific performance and temporary or permanent injunctive relief. You agree that Lifeway may disclose
the fact and terms of this Agreement to any future actual or prospective employer, and you waive any claims against Lifeway resulting
from such disclosure. Additionally, Lifeway reserves the right to take disciplinary action, up to and including termination for
violations of this Section 7 occurring during your employment with Lifeway. Should you violate any of the terms of the restrictive
covenant obligations articulated herein, the obligation at issue will run from the first date on which you cease to be in violation
of such obligation. If Lifeway prevails in any legal proceedings to enforce this Section 7, you agree to pay Lifeway all costs
and attorneys’ fees reasonably it reasonably incurs in connection with such proceedings.

 

I.               
Future Employment. Before beginning employment with another employer at any time within eighteen (18) months after the
Termination Date, you agree to notify Lifeway, in writing, of the name and business address of your prospective employer and the
job title or position in which you will be employed. If your prospective employment is with a Competitor, you agree to seek Lifeway’s
written consent to such employment, and the Company will not unreasonably withhold such consent if you have complied with all other
provisions of this Agreement and provided sufficient information to Lifeway to demonstrate that your employment will not result
in a breach of any other provision of this Agreement. By consenting to your employment with a Competitor, Lifeway does not waive
any other provision of this Agreement. The Company reserves the right to withdraw such consent if you breach any other provision
of this Agreement, if the nature of your employment with the Competitor or the Competitor’s business materially change, or
if any of the representations you make to Lifeway regarding the nature of your employment or the Competitor’s business are
false or misleading.

 

8.              
Proprietary Rights. You acknowledge that both parties intend that (i) all Employment IPRs, Employment Works and all
materials embodying them shall be promptly and fully disclosed to and will belong to Lifeway; (ii) Employment Works, and all materials
contained therein or prepared therefor, shall be deemed to be Work Made For Hire on behalf of Lifeway as such term is defined under
the copyright laws of the United States, and that Lifeway shall be the sole owner of the Employment Works, and all underlying rights
therein, worldwide and in perpetuity.

 

A.             
In the event that the Employment Works, or any portion thereof, do not qualify or are deemed not to be Work Made For
Hire, you hereby irrevocably grant, transfer, assign, and convey any and all right, title, and interest of any kind in and to the
Employment Works and all materials contained therein or prepared therefor, and any improvements thereon, including all Employment
IPRs and Intellectual Property Rights, to Lifeway to the maximum extent permitted by applicable law, to the extent ownership of
any such rights does not vest originally in Lifeway. You further agree that you shall never transfer, license or assign the Employment
Works and/or any Intellectual Property Rights therein to any third party, nor purport to do the same, nor contest Lifeway’s
exclusive, complete, and unrestricted ownership in and to the Employment Works and/or any Intellectual Property Rights therein,
nor claim adverse rights therein. In addition to the foregoing, you acknowledge that you shall not be entitled to any compensation
other than that provided for in this Agreement for any of the Employment Works and/or any Intellectual Property Rights therein.

 

B.             
You agree that you have not created, invented, designed, developed, contributed to or improved any Works prior to your
employment by Lifeway that are relevant to or implicated by such employment or status (“Prior Works”). However,
should you use or incorporate any Works later determined to be Prior Works in any work or development during your employment at
Lifeway you hereby grant Lifeway a perpetual, non-exclusive, royalty-free, worldwide, assignable, sublicensable license under all
rights and intellectual property rights of any kind in any such Prior Works for all purposes in connection with Lifeway’s
current and future business. You shall have the burden of proving that any Works created, invented, designed, developed, contributed
to or improved by you that are relevant to or implicated by your employment by Lifeway are not Employment Works.

 

C.             
You agree to maintain any type or form of records, execute any further documents, and take any further actions requested
by Lifeway to assist it in validating, effectuating, maintaining, protecting, enforcing, perfecting, recording, patenting, or registering
any of their rights hereunder. If you are unable to execute a document or take any action for any reason, you irrevocably designate
and appoint Lifeway as your agent and attorney-in-fact to act in your behalf in all applicable instances, including with any government
authorities or agencies.

 

 

 

    	 	8	 

     

    

 

D.             
You agree not to attempt to register any Employment IPR or patent any Employment Works unless requested to do so by
Lifeway; and to keep confidential each Employment Work unless Lifeway has consented in writing to its disclosure by you.

 

E.             
You waive all your present and future moral rights which arise under the applicable laws, and all similar rights in
other jurisdictions, relating to any copyright which forms part of the Employment IPRs, and agree not to support, maintain, or
permit any claim for infringement of moral rights in such copyright works.

 

F.              
You agree to give all necessary assistance to Lifeway to enable it to enforce Intellectual Property Rights against third
parties, to defend claims for infringement of third party Intellectual Property Rights, and to apply for registration of Intellectual
Property Rights, where appropriate throughout the world, and for the full term of those rights.

 

G.            
Limitations. Your assignment under this Section 8 does not apply to Works for which no equipment, supplies, facility,
or Confidential Information of Lifeway was used and which was developed entirely on your own time, unless the invention relates
to: (a) the business of Lifeway, or (b) Lifeway’s actual or demonstrably anticipated research or development, or the Work
results from any work performed by you for Lifeway.

 

H.            
Definitions. For purposes of this Agreement:

 

		i)	“Employment Works” shall mean any Works which are made wholly or partially by
you at any time during the course of your employment with Lifeway and within the scope of such employment or status and/or with
the use of any Lifeway resources and whether or not recorded in material form.

 

		ii)	“Employment IPRs” shall mean Intellectual Property Rights created by you in
the course of your employment with Lifeway (whether or not during working hours or using Lifeway premises or resources and whether
or not recorded in material form).

 

		iii)	“Intellectual Property Rights” shall mean any and all right, title and interest
in and to the Employment Works and all materials contained therein or prepared therefore, and any improvements thereon, including
all intellectual property rights, including, without limitation, any and all rights that may exist from time to time in this or
any other jurisdiction whether foreign or domestic under patent law, copyright law, publicity rights law, moral law, trade secret
law, semiconductor chip law, trademark law, unfair competition law, or other similar protections regardless of whether or not such
rights or protections are registered or perfected.

 

		iv)	“Works” shall mean any invention, idea, concept, creation, plan, discussion,
discovery, process, writing, artwork, audiovisuals, manuals, designs, drawings, graphics, computer programs, source code, object
code, code/software, documentation, original work of authorship, development, improvement or innovation, or any other production
of any nature whatsoever whether or not patentable or capable of registration, and whether or not recorded in any material form.

 

9.              
Return of Lifeway Property. At Lifeway’s request and on your Termination Date, you will return to Lifeway all
computer hardware, software, or other media, program codes or documentation, contracts, proposals, plans, lists, reports, schedules,
manuals, files, and all other tangible or intangible documents, copies, or items which relate in any way to the business of Lifeway,
including, without limitation, all materials that constitute, contain, or refer to any Confidential Information; and give to Lifeway
all originals and copies of correspondence, documents, papers and records on all media which record or relate to any Employment
IPRs.

 

10.           
Severability. If any provision of this Agreement is declared unenforceable, the remaining provisions of this Agreement
will remain in effect. If any restriction on your post-employment activities is found by a court to be unreasonable or overly broad
with respect to time, geography, or scope of the activities restricted, you and Lifeway agree that the court before which the matter
is pending will enforce the restriction to the maximum extent it deems enforceable. Restrictions will be deemed divisible as to
time, geographical scope, and scope of the activities restricted.

 

 

 

    	 	9	 

     

    

 

11.           
Withholding. The Company shall have the right to withhold from any amount payable hereunder any federal, state, and
local taxes in order for Lifeway to satisfy any withholding tax obligation it may have under any applicable law or regulation.

 

12.           
Waiver. Either Lifeway’s or your failure to insist on strict compliance with any terms in this Agreement is not
a waiver of such terms. No breach of the covenants stated herein can be waived, except expressly in writing.

 

13.           
Choice of Law. This Agreement will be construed in accordance with and governed by the substantive
laws of the State of Illinois, without regard to conflict of laws principles. Any action or proceeding to enforce or arising out
of this Agreement must be commenced in the state or federal courts located in Cook County, Illinois. The parties consent to personal
jurisdiction and exclusive venue in such court, and waive any request to transfer such action out of such court for the convenience
of the parties and witnesses. HAVING HAD THE OPPORTUNITY TO CONSULT COUNSEL, THE PARTIES KNOWINGLY AND VOLUNTARILY WAIVE ALL RIGHTS
TO TRIAL BY JURY IN ANY ACTION (WHETHER BASED ON CONTRACT, TORT OR OTHERWISE) ARISING OUT OF OR RELATING TO THIS AGREEMENT, ANY
DOCUMENT DELIVERED PURSUANT TO THIS AGREEMENT, AND/OR ITS PERFORMANCE UNDER OR THE ENFORCEMENT OF THIS AGREEMENT.

 

14.           
Entire Agreement and Amendments. This Agreement constitutes the entire agreement between the parties regarding the subject
matters addressed herein; supersedes any and all prior or contemporaneous written or oral agreements, promises, representations,
and negotiations between the parties; and may be amended only by a later written agreement signed by both you and Lifeway. For
the sake of clarification, nothing in this Agreement shall affect your rights under any Company incentive or equity plan or any
award agreement or notice provided to you by the Company pursuant to such plan.

 

15.           
Successors and Assigns. This Agreement is intended to bind and inure to the benefit of and be enforceable by you, Lifeway,
and any respective heirs, successors and assigns, except that you shall not have any right to assign or otherwise transfer this
Agreement, or any of your rights, duties, or any other interest herein to any party without the prior written consent of Lifeway.
Any such purported assignment shall be null and void. Lifeway may assign this Agreement to any successor or assign to all or substantially
all of the business or assets of the Company.

 

16.           
Notice. Notices and all other communications provided for in the Agreement (including the Notice of Termination) shall
be in writing and shall be deemed to have been duly given when personally delivered or sent by certified mail, return receipt requested,
postage prepaid, addressed to the respective addresses last given by each party to the other, provided that all notices to Lifeway
will be directed to the attention of the Board with a copy to the General Counsel of the Company at Lifeway Foods, Legal Department,
6101 West Gross Point Road, Niles, IL 60714. All notices and communications will be deemed to have been received on their date
of delivery or on the third business day after the mailing thereof, except that notices of changes of address will be effective
only upon receipt.

 

17.           
Survival. Upon the expiration or other termination of this Agreement, the respective rights and obligations of the parties
hereto shall survive such expiration or other termination to the extent necessary to carry out the intentions of the parties under
this Agreement.

 

18.           
Attorney Fees. The Company agrees to reimburse you for attorney fees you incur in connection with the negotiation and
finalization of this Agreement in an amount not to exceed $12,500 in accordance with the Company’s expense reimbursement
policy.

 

19.           
Execution in Counterparts; Electronic Copy. This Agreement may be executed in one or more counterparts by facsimile
or other electronic means (e.g., via portable document format (PDF)), each of which shall be considered an original instrument,
but all of which shall be considered one and the same agreement.

 

20.           
Acknowledgement of Full Understanding. YOU ACKNOWLEDGE AND AGREE (I) THAT YOU
HAD AN EQUAL OPPORTUNITY TO FULLY READ, UNDERSTAND, AND NEGOTIATE ALL OF THE TERMS OF THIS AGREEMENT; (II) that this Agreement
provides you valuable consideration to which you are not otherwise entitled, such as severance benefits to which you may be entitled
to hereunder and any equity-based incentive award(s) granted to you; (III) THAT YOU VOLUNTARILY ENTER INTO THIS AGREEMENT; and
(iv) THAT YOU HAVE HAD AN OPPORTUNITY TO ASK QUESTIONS AND CONSULT WITH AN ATTORNEY OF YOUR CHOICE BEFORE SIGNING THIS AGREEMENT.

 

 

 

 

    	 	10	 

     

    

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

 

	
        Lifeway Foods, Inc.

         

        By:   /s/ Douglas A.
        Hass

         

        Name: Douglas A. Hass

         

        Title: General Counsel

         

        Date: 7/19/2018

         
	
        Executive

         

        By:   /s/ Neha Clark

         

        Name: Neha Clark

         

        Date: 7/20/2018

         

 

 

 

 

 

 

    	 	11	 

     

    

EXHIBIT A

 

(Target Cash Bonus)

 

For the year ended December 31, 2018, the incentive plan for
Neha Clark approved by the Board based on the recommendation of the Chief Executive Officer and Chief Operating Officer includes
a performance-based plan that provides for cash bonuses of up to $75,000 if certain individual performance targets are met.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	12	 

     

    

 

EXHIBIT B

 

(Target Equity Bonus)

 

For the fiscal year ended December 31, 2018, the incentive plan
for Neha Clark approved by the Board based on the recommendation of the Chief Executive Officer and Chief Operating Officer includes
a performance-based plan that provides for a Target Equity Bonus of up to $200,000 if the Company meets the net revenue and adjusted
EBITDA targets established by the Board.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	 	13

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