Document:

Single-Tenant Commercial/Industrial Lease

 Exhibit 10.32 
 SINGLE-TENANT 
 COMMERCIAL/INDUSTRIAL LEASE (NNN) 

2650 N. MacArthur Drive, 
 Tracy, California 
 LANDLORD: 

LBA RIV-COMPANY XVII, LLC, 
 a Delaware limited liability company 
 TENANT: 

ORCHARD SUPPLY HARDWARE LLC, 
 a Delaware limited liability company 

 TABLE OF CONTENTS 

 

							
	 ARTICLE 1
	  	 - LEASE SUMMARY AND PROPERTY SPECIFIC PROVISIONS
	  	 	1	  
			
	 ARTICLE 2
	  	 - LEASE
	  	 	6	  
			
	 ARTICLE 3
	  	 - PREMISES
	  	 	7	  
			
	 ARTICLE 4
	  	 - TERM AND POSSESSION
	  	 	7	  
			
	 ARTICLE 5
	  	 - RENT
	  	 	7	  
			
	 ARTICLE 6
	  	 - SECURITY DEPOSIT
	  	 	8	  
			
	 ARTICLE 7
	  	 - OPERATING EXPENSES/UTILITIES/SERVICES
	  	 	8	  
			
	 ARTICLE 8
	  	 - MAINTENANCE AND REPAIR
	  	 	10	  
			
	 ARTICLE 9
	  	 - USE
	  	 	11	  
			
	 ARTICLE 10
	  	 - HAZARDOUS MATERIALS
	  	 	12	  
			
	 ARTICLE 11
	  	 - PARKING
	  	 	13	  
			
	 ARTICLE 12
	  	 - TENANT SIGNS
	  	 	13	  
			
	 ARTICLE 13
	  	 - ALTERATIONS
	  	 	14	  
			
	 ARTICLE 14
	  	 - TENANT’S INSURANCE
	  	 	16	  
			
	 ARTICLE 15
	  	 - LANDLORD’S INSURANCE
	  	 	17	  
			
	 ARTICLE 16
	  	 - INDEMNIFICATION AND EXCULPATION
	  	 	17	  
			
	 ARTICLE 17
	  	 - CASUALTY DAMAGE/DESTRUCTION
	  	 	19	  
			
	 ARTICLE 18
	  	 - CONDEMNATION
	  	 	21	  
			
	 ARTICLE 19
	  	 - WAIVER OF CLAIMS; WAIVER OF SUBROGATION
	  	 	22	  
			
	 ARTICLE 20
	  	 - ASSIGNMENT AND SUBLETTING
	  	 	22	  
			
	 ARTICLE 21
	  	 - SURRENDER AND HOLDING OVER
	  	 	24	  
			
	 ARTICLE 22
	  	 - DEFAULTS
	  	 	25	  
			
	 ARTICLE 23
	  	 - REMEDIES OF LANDLORD
	  	 	26	  
			
	 ARTICLE 24
	  	 - ENTRY BY LANDLORD
	  	 	28	  
			
	 ARTICLE 25
	  	 - LIMITATION ON LANDLORD’S LIABILITY
	  	 	28	  
			
	 ARTICLE 26
	  	 - SUBORDINATION
	  	 	29	  
			
	 ARTICLE 27
	  	 - ESTOPPEL CERTIFICATE
	  	 	29	  
			
	 ARTICLE 28
	  	 - RELOCATION OF PREMISES
	  	 	29	  
			
	 ARTICLE 29
	  	 - MORTGAGEE PROTECTION
	  	 	29	  
			
	 ARTICLE 30
	  	 - QUIET ENJOYMENT
	  	 	30	  

  
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	 ARTICLE 31
	  	 - MISCELLANEOUS PROVISIONS
	  	 	30	  
			
	 EXHIBITS:
	  		  			
	 Exhibit A
	  	 Building Floor Plan
	  			
	 Exhibit B
	  	 Premises Site Plan
	  			
	 Exhibit C
	  	 Intentionally Omitted
	  			
	 Exhibit D
	  	 Notice of Lease Term Dates
	  			
	 Exhibit E
	  	 Rules and Regulations
	  			
	 Exhibit F
	  	 Estoppel Certificate
	  			
	 Exhibit G
	  	 Environmental Questionnaire and Disclosure Statement
	  			

  
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 THIS LEASE, entered into as of this 28th day of October, 2011 for reference purposes, is by and between LBA
RIV-COMPANY XVII, LLC, a Delaware limited liability company, hereinafter referred to as “Landlord,” and ORCHARD SUPPLY HARDWARE LLC, a Delaware limited liability company, hereinafter referred to as “Tenant.”

 ARTICLE 1 - LEASE SUMMARY AND PROPERTY SPECIFIC PROVISIONS 

 

			
	1.1 Landlord’s Address:	 	 LBA RIV-Company XVII, LLC
 2550
North First Street, Suite 180
 San Jose, CA 95131
 Attn: Regional Director of Operations
 Telephone: (408) 435-1221

Facsimile: (408) 435-7836]

		
	 With copies to:
	 	 17901 Von Karman, Suite 950

Irvine, California 92614
 Attn: SVP –
Operations
 Telephone: (949) 833-0400
 Facsimile: (949) 955-9350

		
	 For payment of Rent:
	 	 LBA RIV-Company XVII, LLC
 P.O.
Box 101104
 Pasadena, CA 91189-1104

		
	1.2 Tenant’s Address:	 	 Orchard Supply Hardware LLC

6450 Via del Oro
 San Jose, California
95119-1208
 Attn: Director of Real Estate
 Telephone: (408) 281-3500
 Facsimile: (408) 365-2425

 
 Orchard Supply Hardware LLC
 6450 Via del Oro
 San Jose, California 95119-1208

Attn: General Counsel
 Telephone:
(408) 281-3500
 Facsimile: (408) 629-7174

 1.3 Building. The Building commonly known as 2650 N. MacArthur Drive, Tracy, California,
containing approximately 517,458 rentable square feet, as depicted on Exhibit A attached hereto. 
 1.4
Premises. The property (“Property”) depicted on Exhibit B attached hereto, including the Building, and all other improvements and facilities located on the Property, including all drive aisles, parking areas,
sidewalks, wall, landscaping and exterior improvements. Landlord and Tenant stipulate and agree that the aggregate rentable area of the Building is 517,458 rentable square feet, for all purposes of this Lease. 

  
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 1.5 City. The City of Tracy, County of San Joaquin, State of California. 

1.6 Commencement Date. October 28, 2011. 
 1.7 Term. Two hundred forty (240) full calendar months plus the partial month from the Commencement Date through and including October 31, 2011, commencing on the Commencement Date and
ending on October 31, 2031 (the “Expiration Date”). 
 1.8 Monthly Base Rent. Initially $141,666.67
per month subject to adjustment as provided below. 
  

					
	Months	  	Monthly Base Rent	 
		
	1-60*	  	$	141,666.67	  
		
	61-120	  	$	155,833.34	  
		
	121-180	  	$	171,416.67	  
		
	181-240	  	$	188,558.34	  

  

	*	Includes the partial month for period from Commencement Date through and including October 31, 2011, prorated on a daily basis. 

1.9 Security Deposit. None. 
 1.10 Permitted Use. Distribution and general industrial use, or any other legal use, subject to the provisions set forth in this Lease and as permitted by Law. 

1.11 Parking. Subject to Article 11 of this Lease, during the Term, Tenant shall be entitled to utilize all on site parking
spaces within the Property, for vehicle parking and storage in compliance with all applicable Laws and zoning regulations. All responsibility for damage to or loss of vehicles is assumed by the parker except to the extent such damage is caused by
the gross negligence or willful misconduct of Landlord or the Landlord Parties, and Landlord shall not be responsible for any such damage or loss by water, fire, defective brakes, the act or omissions of others, theft, or for any other cause.

 1.12 Brokers. LBA Realty, representing Landlord. Oppidan Investment Company, representing Tenant. 

1.13 Interest Rate. The lesser of: (a) ten percent (10%) or (b) the maximum rate permitted by law in the State
where the Property is located. 
 1.14 Insurance Amounts. 

(a) Commercial General Liability Insurance. General liability of not less than Two Million Dollars ($2,000,000.00) per occurrence
and Five Million Dollars ($5,000,000.00) in the aggregate. 

  
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 (b) Commercial Automobile Liability Insurance. Limit of liability of not less than
One Million Dollars ($1,000,000.00) per accident. 
 (c) Workers’ Compensation and Employers Liability Insurance.
With limits as mandated pursuant to the laws in the State in which the Property is located, or One Million Dollars ($1,000,000.00) per person, disease and accident, whichever is greater. 

(d) Umbrella Liability Insurance. Limits of not less than Ten Million Dollars ($10,000,000.00) per occurrence. 

1.15 Tenant Improvements. The improvements previously installed in the Premises. Landlord shall have no obligation to make any
improvements with respect to the Premises pursuant to this Lease. 
 1.16 Intentionally Omitted. 

1.17 Intentionally Omitted. 
 1.18 Insurance Costs and Management Fee. In addition to the Monthly Base Rent, as additional rent, (a) Tenant shall pay to Landlord, a management fee in the amount of One Thousand Five Hundred
Dollars ($1,500.00) per month, each month of the Term from and after the Commencement Date, monthly in advance, and (b) Tenant shall reimburse Landlord for all Insurance Costs incurred by Landlord, within fifteen (15) days following
receipt of billing therefor accompanied by copies of invoices or other reasonable evidence of the amount of such Insurance Costs. 
 1.19 Utilities and Services, and Additional Maintenance Obligations. 

(a) Utilities and Services. As used in this Lease, “Utilities Costs” shall mean all actual charges for utilities
for the Premises of any kind, including but not limited to water, sewer and electricity, telecommunications and cable service, and the costs of heating, ventilating and air conditioning and other utilities as well as related fees, assessments and
surcharges. Tenant shall contract directly for all utilities services for the Premises and shall pay all Utilities Costs directly to the various utility service providers providing such utility services to the Premises. Except as provided in
Section 7.5, in no event shall Landlord be liable, nor shall Tenant have any remedy, for any interruption or failure in the supply of any such utility or other services to Tenant. 

(b) Maintenance/Janitorial/Service Contracts. Tenant shall, at its sole cost and expense, enter into maintenance/service contracts
to perform landscaping, roof-cleaning, and regularly scheduled preventative maintenance and repair of all hot water, and all heating, ventilation and air conditioning systems and equipment (“HVAC”) within the Premises, or which
serve the Premises exclusively, including, without limitation, any rooftop package HVAC units, distribution lines and internal venting, ducting and control systems. Such maintenance contracts shall be with contractors providing services for
Tenant’s retail stores, or shall be subject to Landlord’s reasonable approval. All cleaning and janitorial services, including regular removal of trash and debris, for the Premises shall be performed and obtained, at Tenant’s sole
cost and expense, exclusively by or through Tenant or Tenant’s janitorial contractors. All 

  
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maintenance/service contracts shall include all services recommended by the equipment manufacturer within the operation/maintenance manual and shall become effective (and a copy thereof delivered
to Landlord) upon the Commencement Date. 
 (c) Tenant’s Additional Repair Obligations. Subject to Section 8.1
of the Lease, Tenant shall at all times and at Tenant’s sole cost and expense, keep, maintain, clean, repair, renovate, retrofit and preserve the Premises and all non-structural parts thereof and the Building floor and floor slab in good
condition and repair, reasonable wear and tear excepted, including, without limitation, plumbing/pipes and conduits at the point of entry into the building and inside the Building, all heating, ventilating and air conditioning systems located within
the Premises, all windows, restrooms, ceilings, interior walls, non-structural elements of the roof, roof membrane, skylights, interior and demising walls, doors, electrical and lighting equipment, sprinkler systems, parking areas, including slurry
seal and restripe, and replacement (as reasonably required) of asphalt, loading dock areas and doors, fences, signs, lawns and landscaping, if any, and any Tenant Improvements, Alterations or other alterations located within and upon the Premises.
Without limiting the generality of the foregoing: (i) the parties acknowledge that the existing roof membrane is in need of replacement and Tenant shall be solely responsible for replacement of such roof membrane, as needed, at Tenant’s
sole cost, by no later than December 31, 2012, in accordance with plans and specifications for such replacement which shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned or
delayed; (ii) promptly following the Commencement Date, Tenant shall install burglar bars and fall protection for the existing skylights in the Building, at Tenant’s sole cost, but Tenant shall not be required to spend more than $75,000.00
in performing the work specified in this clause (ii); (iii) promptly following the Commencement Date, Tenant shall perform such work as is necessary to cure any existing fire code violations with respect to the Premises, at Tenant’s sole
cost; and (iv) Tenant’s obligations for maintenance, repair and replacement (as necessary) of the Building slab shall include, without limitation, cure of cracks, leaks and/or other causes of effervescence. Tenant’s repair and
maintenance obligations shall include, but not be limited to, slurry coating the parking areas every sixty (60) months; parking area sweeping and repairing; and responsibility for painting. Tenant shall at all times during the Term make all
non-structural changes, repairs and improvements to the Premises which may be required by any Laws or for the safety of the Premises. Such maintenance and repairs shall be performed with due diligence, lien-free and in a good and workmanlike manner,
by licensed contractor(s) which are selected by Tenant. Except as otherwise provided in this Lease (such as Section 8.1), Landlord has no obligation whatsoever to alter, remodel, improve, repair, renovate, retrofit, replace, redecorate or paint
all or any part of the Premises. 
 1.20 Additional Hazardous Materials Requirements. In addition to Tenant’s
obligations under Article 10 of the Standard Provisions, Tenant shall comply with the following provisions with respect to Hazardous Materials (as that term is defined in Article 10): 

(a) Environmental Questionnaire; Disclosure. Prior to the execution of this Lease, Tenant and Landlord shall share, review and
approve any and all environmental studies and reports in each of their possession, and Tenant shall complete, execute and deliver to Landlord an Environmental Questionnaire and Disclosure Statement (the “Environmental
Questionnaire”) in the form of Exhibit G, and Tenant shall certify to Landlord all information 

  
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contained in the Environmental Questionnaire as true and correct to the best of Tenant’s knowledge and belief. The completed Environmental Questionnaire shall be deemed incorporated into
this Lease for all purposes, and Landlord shall be entitled to rely fully on the information contained therein. Subject to Section 10, Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials, or any
combination thereof, that are stored, generated, used or disposed of on or about the Premises for the twelve (12) month period prior to each Disclosure Date, and that Tenant intends to store, generate, use or dispose of on the Premises. Tenant
shall provide to Landlord a copy of the Hazardous Materials Inventory Statement and the Hazardous Materials Business Plan as submitted to the local Fire Department as part of the permitting requirements. In addition to the foregoing, Tenant shall
promptly notify Landlord of Environmental issues pertaining to the property. 
 (b) Inspection; Compliance. Landlord and
Landlord Parties (as that term is defined in Article 10) shall have the right, but not the obligation, to inspect, investigate, sample and/or monitor the Premises, including any air, soil, water, groundwater or other sampling, and any other
testing, digging, drilling or analyses, at any time to determine whether Tenant is complying with the terms of this Section 1.20 and Article 10, and in connection therewith, Tenant shall provide Landlord with access to all relevant
facilities, records and personnel. If Tenant is not in compliance with any of the provisions of this Section 1.20 and Article 10, or in the event of a release of any Hazardous Materials on, under, from or about the Premises, Landlord and
Landlord Parties shall have the right, but not the obligation, without limitation on any of Landlord’s other rights and remedies under this Lease, to immediately enter upon the Premises and to discharge Tenant’s obligations under this
Section 1.20 and Article 10 at Tenant’s expense, including without limitation the taking of emergency or long term remedial action. Landlord and Landlord Parties shall endeavor to minimize interference with Tenant’s business but
shall not be liable for any such interference. All sums reasonably disbursed, deposited or incurred by Landlord in connection herewith, including, but not limited to, all reasonable costs, expenses and reasonable attorneys’ fees, shall be due
and payable by Tenant to Landlord, as an item of Additional Rent, on demand by Landlord. 
 (c) Tenant Obligations. If
the presence of any Hazardous Materials on, under or about the Premises which is either (x) existing as of the Commencement Date, or (y) caused or permitted by Tenant or Tenant’s Parties, results in (i) injury to any person;
(ii) injury to or contamination of the Premises; or (iii) injury to or contamination of any real or personal property wherever situated, Tenant, at its sole cost and expense, shall promptly take all actions necessary to return the Premises
to the condition existing prior to the introduction of such Hazardous Materials to the Premises and to remedy or repair any such injury or contamination. Without limiting any other rights or remedies of Landlord under this Lease, Tenant shall pay
the cost of any cleanup work performed on, under or about the Premises as required by this Lease or any Environmental Laws in connection with the removal, disposal, neutralization or other treatment of such Hazardous Materials existing as of the
Commencement Date or caused or permitted by Tenant or Tenant’s Parties (provided that with regard to contamination existing as of the Commencement Date not causing injury to persons, Tenant’s obligations shall be limited to those required
to comply with Environmental Laws). 

  
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 (d) Tenant’s Responsibility at Conclusion of Lease. Promptly upon the expiration
or sooner termination of this Lease, Tenant shall represent to Landlord in writing that (i) to the best of Tenant’s actual knowledge whether any Hazardous Materials are on, under or about the Premises, as a result of any acts or omissions
of Tenant or Tenant’s Parties and (ii) to the best of Tenant’s actual knowledge, no such Hazardous Materials exist on, under or about the Premises, other than as specifically identified to Landlord by Tenant in writing. If Tenant
discloses the existence of Hazardous Materials on, under or about the Premises or if Landlord at any time discovers that Tenant or Tenant’s Parties caused or permitted the release of any Hazardous Materials on, under, from or about the Premises
or that any Hazardous Materials were existing on, under or about the Premises as of the Commencement Date, Tenant shall, at Landlord’s request, immediately prepare and submit to Landlord within thirty (30) days after such request a
comprehensive plan, subject to Landlord’s approval, specifying the actions to be taken by Tenant to return the Premises to the condition existing prior to the introduction of such Hazardous Materials. Upon approval by the local, state or
federal jurisdictions, Tenant shall, at Tenant’s sole cost and expense, without limitation on any rights and remedies of Landlord under this Lease or at law or in equity, immediately implement such plan and proceed to clean up such Hazardous
Materials in accordance with all Environmental Laws and as required by such plan and this Lease. 
 1.21 Indemnification
Regarding Certain Matters of Record. To the fullest extent permitted by law, Tenant agrees to promptly indemnify, protect, defend and hold harmless Landlord and the “Landlord Parties” (as hereinafter defined) from and against any and
all claims, damages, judgments, suits, causes of action, losses, liabilities, penalties, fines, expenses and costs (including, without limitation, reasonable attorneys’ fees) which arise or result from any obligation for compliance with, and/or
claimed non-compliance with, the “Designated Matters of Record” (as hereinafter defined). As used herein, the “Designated Matters of Record” shall mean those certain matters of record encumbering the Premises as described in
exception numbers 12, 13, 14 and 15 of that certain preliminary title report issued by First American Title Insurance Company, dated as of October 22, 2011, Order No. NCS-511055-SA1. The provisions of this Section 1.21 will survive the
expiration of the Term or earlier termination of this Lease. 
 ARTICLE 2 - LEASE 

2.1 Lease Elements; Definitions; Exhibits. The Lease is comprised of the Lease Summary and Property Specific Provisions (the
“Summary”), these Standard Lease Provisions (“Standard Provisions”) and all exhibits, and riders attached hereto (collectively, “Exhibits”), all of which are incorporated together as part of one and
the same instrument. All references in any such documents and instruments to “Lease” means the Summary, these Standard Provisions and all Exhibits attached hereto. All terms used in this Lease shall have the meanings ascribed to such terms
in the Summary, these Standard Provisions and any Exhibits. To the extent of any inconsistency between the terms and conditions of the Summary, these Standard Provisions, or any Exhibits attached hereto, the Summary and any Exhibits attached hereto
shall control over these Standard Provisions. 

  
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 ARTICLE 3 - PREMISES 

3.1 Lease of Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, upon and subject
to, the terms, covenants and conditions of this Lease. Each party covenants and agrees, as a material part of the consideration for this Lease, to keep and perform their respective obligations under this Lease. 

ARTICLE 4 - TERM AND POSSESSION 
 4.1 Term; Notice of Lease Dates. The Term shall be for the period designated in the Summary commencing on the Commencement Date and ending on the Expiration Date, unless the Term is sooner
terminated or extended as provided in this Lease. Within ten (10) days after Landlord’s written request, Tenant shall execute a written confirmation of the Commencement Date and Expiration Date of the Term in Landlord’s form of the
Notice of Lease Term Dates, which shall be binding upon Tenant unless Tenant reasonably objects thereto in writing within such ten (10) day period. 
 4.2 Possession. Tenant is currently in possession of the Premises as the former owner and occupant of the Premises. 
 4.3 Condition of Premises. The parties agree and acknowledge that Tenant was the owner of the Premises immediately prior to the Commencement Date and, upon the Commencement Date, Landlord has
acquired the Premises from Tenant. Accordingly, Tenant agrees that, except as may be expressly otherwise provided in this Lease, Landlord has not made any representation or warranty with respect to the fitness or condition of the Property, that
Tenant is familiar with the Premises, and that Tenant is leasing the Premises pursuant to this Lease on an entirely “as is”, “where is” and “with all faults” basis, and that Landlord shall have no obligation to make any
Tenant Improvements with respect to the Premises pursuant to this Lease. 
 ARTICLE 5 - RENT 

5.1 Monthly Base Rent. Tenant agrees to pay Landlord, the Monthly Base Rent as designated in the Summary. Monthly Base Rent and
recurring monthly charges of Additional Rent (defined below) shall be paid by Tenant in advance on the first day of each and every calendar month (“Due Date”) during the Term. Monthly Base Rent for any partial month shall be
prorated in the proportion that the number of days this Lease is in effect during such month bears to the actual number of days in such month. 
 5.2 Additional Rent. All amounts and charges payable by Tenant under this Lease in addition to Monthly Base Rent, if any, including, without limitation, payments for Operating Expenses, Taxes,
Insurance Costs and Utilities Costs to the extent payable by Tenant under this Lease shall be considered “Additional Rent”, and the word “Rent” in this Lease shall include Monthly Base Rent and all such Additional Rent unless the
context specifically states or clearly implies that only Monthly Base Rent is referenced. Rent shall be paid to Landlord, without any prior notice or demand therefor and without any notice, deduction or offset, in lawful money of the United States
of America. 

  
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 5.3 Late Charges & Interest Rate. If Landlord does not receive Rent or any
other payment due from Tenant within five (5) days after the Due Date, Landlord shall first give written notice and Tenant shall have five (5) business days (cure period) to cure such non-payment and if after the expiration of such five
(5) business day cure period Tenant has not cured such non-payment, then Tenant shall pay to Landlord a late charge equal to Three Thousand and 00/100 Dollars ($3,000.00). Tenant agrees that this late charge represents a fair and reasonable
estimate of the cost Landlord will incur by reason of Tenant’s late payment. Accepting any late charge shall not constitute a waiver by Landlord of Tenant’s Default with respect to any overdue amount nor prevent Landlord from exercising
any other rights or remedies available to Landlord. If any installment of Monthly Base Rent or Additional Rent, or any other amount payable by Tenant hereunder is not received by Landlord within thirty (30) days following Tenant’s receipt
of written notice from Landlord that such amount is due, it shall bear interest at the Interest Rate set forth in the Summary from the Due Date until paid. All interest, and any late charges imposed pursuant to this Section 5.3, shall be
considered Additional Rent due from Tenant to Landlord under the terms of this Lease. 
 ARTICLE 6 - SECURITY DEPOSIT

 Intentionally Omitted. 
 ARTICLE 7 - OPERATING EXPENSES/UTILITIES/SERVICES 
 7.1 Operating
Expenses. Except as otherwise provided in this Lease, Tenant shall pay for all Operating Expenses associated with the operation, maintenance, repair and replacement of the Premises. 

7.2 Utilities and Services. Utilities and services to the Premises are described in the Summary. 

7.3 Taxes. As used in this Lease, the term “Taxes” means: All real property taxes and assessments, possessory
interest taxes, sales taxes, personal property taxes, business or license taxes or fees, gross receipts taxes, license or use fees, excises, transit charges, and other impositions of any kind (including fees “in-lieu” or in substitution of
any such tax or assessment) which are now or hereafter assessed, levied, charged or imposed by any public authority upon the Premises or any portion thereof, its operations or the Rent derived therefrom (or any portion or component thereof, or the
ownership, operation, or transfer thereof). Taxes shall not include inheritance or estate taxes imposed upon or assessed against the interest of Landlord, gift taxes, excess profit taxes, franchise taxes, or similar taxes on Landlord’s business
or any other taxes computed upon the basis of the net income of Landlord. If it shall not be lawful for Tenant to reimburse Landlord for any such Taxes, the Monthly Base Rent payable to Landlord under this Lease shall be revised to net Landlord the
same net rent after imposition of any such Taxes by Landlord as would have been payable to Landlord prior to the payment of any such Taxes. Tenant shall pay for Taxes as provided in the Summary. Tenant shall be liable for all taxes levied or
assessed against personal property, furniture and fixtures. Tenant may contest the amount or validity of any Taxes by appropriate proceedings; provided that Tenant gives Landlord reasonable prior notice of any such contest and otherwise keeps
Landlord apprised of such proceedings, and provided further that Tenant shall continue to pay for its share of Taxes as 

  
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provided in the Summary unless such proceeding shall operate to prevent or stay such payment and the collection of Taxes contested. Landlord shall join in any such proceedings if required by
applicable Laws. If Tenant so elects, Tenant may pay its share of Taxes to the Landlord in equal monthly installments concurrently with Tenant’s payment of the Monthly Base Rent. Tenant shall provide Landlord with written notice of its election
to pay its share of Taxes in monthly installments, and upon receipt of such notice (and thereafter prior to the commencement of each calendar year during the Term, Landlord shall give Tenant a written estimate of Tenant’s share of Taxes for the
ensuing calendar year. Tenant shall pay 1/12 of such estimate each month together with its payment of the Monthly Base Rent. If Landlord has not furnished its written estimate by the time set forth above, Tenant shall pay monthly installments of its
share of Taxes at the rates established for the prior calendar year, if any; provided, however, that when the new estimate is delivered to Tenant, Tenant shall at the next monthly payment date pay Landlord any accrued deficiency based on the new
estimate, or Landlord shall credit any accrued overpayment based on such estimate toward Tenant’s next installment payment(s) of its share of Taxes. Within ninety (90) days after the end of each calendar year, Landlord shall furnish Tenant
with a statement showing in detail the actual Taxes incurred for the period in question. If Tenant’s payments for that calendar year are less than its share of Taxes, as shown by the applicable statement, Tenant shall pay the difference to
Landlord within thirty (30) days thereafter. If Tenant shall have overpaid Landlord, Landlord shall credit such overpayment toward Tenant’s future payments of Taxes. When the final determination is made of Taxes for the calendar year in
which this Lease expires or terminates, Tenant shall, even if this Lease has expired or terminated, pay to Landlord upon notice the excess its share of Taxes over the estimate of its share of Taxes paid. Conversely, any overpayment shall be rebated
by Landlord to Tenant. Landlord shall keep or cause to be kept separate and complete books of accounting covering all Taxes and showing the method of calculating Tenant’s share of Taxes and shall preserve for at least three (3) years after
the close of each calendar year all material documents evidencing such Taxes for that calendar year. Tenant, at its sole cost and expense, shall have the right, during reasonable business hours and not more frequently than once during any calendar
year, either itself or through its accountants or other employees or consultants, to examine and/or audit the books and documents mentioned above evidencing such costs and expenses for previous calendar year. If such audit should disclose that
Tenant has been overcharged by Landlord for its share of Taxes for any year, Tenant shall be credited for such overpayment or if the Lease has expired, Landlord shall promptly refund such amount to Tenant. If the amount of any such overcharge
exceeds two percent (2%) of Tenant’s share of Taxes for that year, Landlord shall promptly reimburse Tenant for the reasonable costs of such audit. Notwithstanding anything to the contrary herein, Landlord’s right to reconcile Taxes
(and require back payment from Tenant) is limited to the two (2) year period immediately preceding the reconciliation date, and Tenant’s right to examine and/or audit Landlord’s books and documents relating to Taxes is limited to the
two (2) year period immediately preceding the audit/examination date. 
 7.4 Insurance Costs. As used in this Lease,
“Insurance Costs” means the cost of insurance obtained by Landlord pursuant to Article 14 (including self-insured amounts and deductibles, if any). Tenant shall pay for Insurance Costs as provided in the Summary. 

7.5 Interruption of Utilities. Tenant hereby waives the provisions of any applicable existing or future Law, ordinance or
governmental regulation permitting the termination of this Lease due to an interruption, failure or inability to provide any services. If 

  
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there is any disruption of utility service to the Premises, Landlord shall endeavor to restore such utility service as promptly as possible. If such disruption is the result of any negligent act
or negligent omission of Landlord, then the Monthly Base Rent and Additional Rent shall be abated during such continued period of disruption in proportion to the interference with Tenant’s use of the Premises due to such disruption. 

ARTICLE 8 - MAINTENANCE AND REPAIR 
 8.1 Landlord’s Repair/Replacement Obligations. Landlord, at Landlord’s sole cost and expense, shall repair, maintain and replace when necessary, all structural portions of the Building,
excluding the Building floor and floor slab but including, without limitation, the foundation, , structural load bearing walls and roof structure; provided, however, to the extent such maintenance, repairs or replacements (excluding those caused by
a casualty loss) are required as a result of any act, neglect, fault or omission of Tenant or any of Tenant’s Parties, Tenant shall pay to Landlord, as Additional Rent, the costs of such maintenance, repairs and replacements. Except as
otherwise expressly provided in this Lease, Landlord shall have no obligation to alter, remodel, improve, repair, renovate, redecorate or paint all or any part of the Premises. 

8.2 Tenant’s Repair Obligations. Except for Landlord’s obligations specifically set forth elsewhere in this Lease and in
Section 8.1 above and in the Summary, Tenant shall at all times and at Tenant’s sole cost and expense, keep, maintain, clean, repair, preserve and replace, as necessary, the interior and exterior of the Premises and all parts thereof
including, without limitation, as described in Section 1.19 of the Summary, and all Tenant Improvements, Alterations, and all furniture, fixtures and equipment, including, without limitation, all computer, telephone and data cabling and
equipment, Tenant’s signs, if any, entrances, halls, doors, door locks, closing devices, security devices, interior of windows, window sashes, casements and frames, floors, floor slab and floor coverings, restroom facilities, custom lighting,
all landscaping, parking areas, sidewalks and driveways, the HVAC equipment, and exterior lighting standards, and any additions and other property located within the Premises, so as to keep all of the foregoing elements of the Premises in good
condition and repair, reasonable wear and tear and casualty damage excepted. Tenant shall replace, at its expense, any and all plate and other glass in and about the Premises which is damaged or broken from any cause whatsoever except due to the
negligence or willful misconduct of Landlord, its agents or employees. Such maintenance and repairs shall be performed with due diligence, lien free and in a first class and workmanlike manner, by licensed contractor(s) that are selected by Tenant.
All other repair and maintenance of the Premises to be performed by Tenant, if any, shall be as provided in the Summary. If Tenant refuses or neglects to repair and maintain the Premises properly as required hereunder, and should Tenant fail to
complete such repair/maintenance within twenty (20) days following written demand from Landlord to effect such repairs/maintenance, and should failure continue beyond ten (10) days following a second written demand given by Landlord
following the expiration of the twenty (20) days, Landlord may enter upon the Premises and make such repairs and/or maintenance, and upon completion thereof, Tenant agrees to pay to Landlord as Additional Rent, Landlord’s reasonable costs
for making such repairs, within ten (10) days after receipt from Landlord of a written itemized bill therefor. Any amounts not reimbursed by Tenant within such ten (10) day period will bear interest at the Interest Rate until paid by
Tenant. The twenty (20) day and ten (10) day time 

  
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periods set forth above for Tenant’s performance shall be extended by a reasonable time required for Tenant to effect such repairs/maintenance, should Tenant commence such
repairs/maintenance within such time period and diligently pursue completion of such repairs/maintenance. 
 8.3
Self-Help. Notwithstanding anything to the contrary in this Article 8, if Landlord fails to perform any obligation under this Lease with respect to the Premises which it is obligated to perform under Article 8 within a reasonable
period of time not to exceed sixty (60) days following receipt of written notice from Tenant as set forth above, Tenant shall be permitted to perform such obligations in the Premises on Landlord’s behalf, provided Tenant first delivers to
Landlord an additional three (3) business days prior written notice indicating that Tenant will be performing such obligations and provided Landlord fails to commence to perform its obligation(s) within such additional three (3) business
day period or thereafter fails to diligently complete performance of such obligations having commenced performance within such three (3) business day period. If the obligations to be performed by Tenant is an emergency, as reasonably determined
by Tenant, and will affect the Building’s life safety, electrical, plumbing, or sprinkler systems, Tenant shall use only licensed, commercial contractors for work on such systems and shall not be obligated to give prior notice to Landlord but
shall promptly give notice after the emergency work has been commenced, that such work is in progress or has been completed. Any work performed by or on behalf of Tenant shall be performed in accordance with the provisions of this Lease governing
Alterations. Landlord agrees to reimburse Tenant within thirty (30) days following receipt from Tenant of a written statement of all reasonable and actual costs incurred by Tenant in performing such obligations on behalf of Landlord. Nothing
contained in this paragraph shall be interpreted to mean that Tenant shall be excused from paying rent or any other amount due under this Lease in the event of any alleged default by Landlord. 

ARTICLE 9 - USE 
 Tenant shall procure, at its sole cost and expense, any and all permits required by applicable Law for Tenant’s use and occupancy of the Premises. Tenant shall use the Premises solely for the
Permitted Use specified in the Summary, and shall not use or permit the Premises to be used for any other use or purpose whatsoever without Landlord’s prior written approval. Tenant shall observe and comply with the Rules and Regulations
attached hereto as Exhibit E, as the same may be modified by Landlord from time to time, and all reasonable non-discriminatory modifications thereof and additions thereto from time to time put into effect and furnished to Tenant by Landlord.
Tenant shall, at its sole cost and expense, observe and comply with all Laws and all requirements of any board of fire underwriters or similar body relating to the Premises now or hereafter in force relating to or affecting the condition, use,
occupancy, alteration or improvement of the Premises; provided, however, that Tenant shall not (and Landlord shall) be required to make any structural or capital modifications, alterations or repairs to the Premises necessary to comply with
applicable Laws in effect as of the Commencement Date of this Lease, unless such modifications, alterations or repairs are necessitated by Tenant’s specific use of the Premises or on account of any physical requirements of the Tenant
Improvements or of Tenant’s subsequent alterations to the Premises (as opposed to being required or triggered because of the cost, extent, value or scope of such work). To the extent any structural or capital modifications, alterations or
repairs to the Premises become necessary to comply with applicable Laws which are enacted after the Commencement Date of this Lease 

  
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(“Post Commencement Structural Items”) and such Post Commencement Structural Items are not necessitated by Tenant’s specific use of the Premises or on account of any physical
requirements of the Tenant Improvements or of Tenant’s subsequent alterations to the Premises, Landlord shall be responsible for all such Post Commencement Structural Items, but the actual and documented costs thereof shall be amortized on a
straight-line basis over the reasonable useful life of any such Post Commencement Structural Items together with interest at the Interest Rate (as defined in Section 1.13 of the Lease Summary) and Tenant shall pay to Landlord monthly, within
thirty (30) days of written invoice, such monthly amortization amount so determined for such Post Commencement Structural Items as Additional Rent during the remainder of the Term of this Lease. Tenant shall not use or allow the Premises to be
used for any improper, immoral, unlawful or reasonably objectionable purpose. Tenant shall not cause, maintain or permit any nuisance in, on or about the Premises, nor commit or suffer to be committed any waste in, on or about the Premises.

 ARTICLE 10 - HAZARDOUS MATERIALS 
 As used in this Lease, the term “Environmental Law(s)” means any past, present or future federal, state or local Law relating to (a) the environment, human health or safety,
including, without limitation, emissions, discharges, releases or threatened releases of Hazardous Materials (as defined below) into the environment (including, without limitation, air, surface water, groundwater or land), or (b) the
manufacture, generation, refining, processing, distribution, use, sale, treatment, receipt, storage, disposal, transport, arranging for transport, or handling of Hazardous Materials. As used in this Lease, the term “Hazardous
Materials” means and includes any hazardous or toxic materials, substances or wastes as now or hereafter designated or regulated under any Environmental Laws including, without limitation, asbestos, petroleum, petroleum hydrocarbons and
petroleum based products, urea formaldehyde foam insulation, polychlorinated biphenyls (“PCBs”), and freon and other chlorofluorocarbons. In addition to ordinary and general office supplies, such as copier toner, liquid paper, glue,
ink and common household cleaning materials, motor vehicle fuel stored in fuel tanks of motor vehicles and diesel fuel stored in the generator and 55 gallon drums used on site in compliance with all Environmental Laws, Tenant, as part of the on-site
Lab, shall be allowed to possess, handle and/or store, on the Premises, limited quantities of Hazardous Materials that are found in a typical Orchard Supply Hardware store subject to what is allowed under the 2010 California Fire Code,
Section 2703 and listed in table 2703.11.1, listed in the Hazardous Materials Inventory Statement (HMIS) and the Hazardous Materials Business Plan (HMPB). Upon the expiration or earlier termination of this Lease, Tenant agrees to promptly
remove from the Premises, as part of its Environmental Closure activities, at its sole cost and expense, any and all Hazardous Materials, including any equipment or systems containing Hazardous Materials which are installed, brought upon, stored,
used, generated or released upon, in, under or about the Premises or any portion thereof by Tenant or any of Tenant’s Parties or (if removal is required by Environmental Laws) which were existing on, under or about the Premises as of the
Commencement Date. To the fullest extent permitted by law, Tenant agrees to promptly indemnify, protect, defend and hold harmless Landlord and Landlord’s members, shareholders, partners, officers, directors, managers, employees, agents,
contractors, successors and assigns (collectively, “Landlord Parties”) from and against any and all claims, damages, judgments, suits, causes of action, losses, liabilities, penalties, fines, expenses and costs (including, without
limitation, clean-up, removal, remediation and restoration costs, sums paid in settlement of 

  
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claims, attorneys’ fees, consultant fees and expert fees and court costs) which arise or result from the presence of Hazardous Materials on, in, under or about the Premises or any portion
thereof and which either exist as of the Commencement Date and are required to be removed by Environmental Laws or are caused or permitted by Tenant or any of Tenant’s Parties. The provisions of this Article 10 will survive the expiration
or earlier termination of this Lease. Tenant shall give Landlord written notice of any evidence of Mold, water leaks or water infiltration in the Premises promptly upon discovery of same and Tenant shall, at its expense, investigate, clean up and
remediate any Mold in the Premises but only to the extent the Mold resulted from the breach by Tenant of its express obligations under this Lease. Investigation, clean up and remediation may be performed only after Tenant has Landlord’s written
approval of a plan for such remediation. All clean up and remediation for which Tenant is responsible shall be done in compliance with all applicable Laws and to the reasonable satisfaction of Landlord. As used in this Lease, “Mold” means
mold, fungi, spores, microbial matter, mycotoxins and microbiological organic compounds. 
 ARTICLE 11 - PARKING

 During the Term, Tenant shall be entitled to utilize all of the parking spaces and area specified on the Premises Site Plan,
Exhibit B, for the Property. 
 ARTICLE 12 - TENANT SIGNS 

Tenant shall continue to have the right to maintain, at Tenant’s sole cost and expense, Tenant’s existing signs, banners and
flags in place at the Premises as of the Commencement Date, subject to compliance with applicable governmental requirements. Tenant shall also be allowed to modify and/or add any additional signs that are part of the remodel of the Premises, subject
to the provisions of this Article 12. Subsequent changes to Tenant’s existing signs, banners and flags, and/or any additional signs, to the extent permitted by Landlord herein, shall be made or installed at Tenant’s sole cost and
expense. All aspects of any such signs or changes thereto shall be subject to the prior written consent of Landlord (which shall not be unreasonably withheld), and shall be per Landlord’s standard specifications and materials, as revised by
Landlord from time to time. Tenant shall have no right to install or maintain any other signs, banners, advertising, notices, displays, stickers, decals or any other logo or identification of any person, product or service whatsoever, in any
location on or in the Property except as (i) those currently in place at the time of signing this Lease and/or are a part of the remodel of the Premises, or shall have been expressly approved by Landlord in writing prior to the installation
thereof (which approval may be granted or withheld in Landlord’s sole and absolute discretion), and (ii) are consistent and compatible with all applicable Laws, and the design, signage and graphics program from time to time implemented by
Landlord with respect to the Premises, if any. Landlord shall have the right to remove any signs or signage material installed without Landlord’s permission, without being liable to Tenant by reason of such removal, and to charge the cost of
removal to Tenant as Additional Rent hereunder, payable within ten (10) days after written demand by Landlord. Any additional sign rights of Tenant, if any, shall be as provided in the Summary. 

  
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 ARTICLE 13 - ALTERATIONS 

13.1 Alterations. Tenant may, at its sole cost and expense, make alterations, additions, improvements and decorations to the
Premises (“Alteration(s)”) subject to and upon the following terms and conditions: 
 (a) Without
Landlord’s prior written consent, which consent shall not be unreasonably withheld, Tenant shall not make any Alterations which: (i) affect any area outside the Building including the outside appearance, character or use of any portions of
the Building or other portions of the Property outside of the Building; (ii) affect the Building’s roof, roof membrane, any structural component or any base Building equipment, services or systems (including fire and life/safety systems),
or the proper functioning thereof, or Landlord’s access thereto; (iii) in the reasonable opinion of Landlord, lessen the value of the Premises; or (iv) would trigger a legal requirement which would require Landlord to make any
alteration or improvement to the Premises, provided that if Landlord consents to any such Alterations described in this clause (iv), Tenant shall be responsible for the cost of compliance with such legal requirement. In addition, Tenant shall not
make any Alterations which will violate or require a change in any occupancy certificate applicable to the Premises. 
 (b)
Tenant shall not make any Alterations not prohibited by Section 13.1(a), unless Tenant first obtains Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, provided Landlord’s prior approval
shall not be required for any Alterations that is not prohibited by Section 13.1(a) above and is of a cosmetic nature that satisfies all of the following conditions (hereinafter a “Pre-Approved Alteration”): (i) the costs of such
Alterations do not exceed Three Hundred Thousand Dollars ($300,000.00) in the aggregate in any calendar year; (ii) to the extent reasonably required by Landlord or by law due to the nature of the work being performed, Tenant delivers to
Landlord final plans, specifications, working drawings, permits and approvals for such Alterations at least ten (10) days prior to commencement of the work thereof; (iii) Tenant and such Alterations otherwise satisfy all other conditions
set forth in this Section 13.1; and (iv) the making of such Alterations will not otherwise cause a Default by Tenant under any provision of this Lease. Tenant shall provide Landlord with ten (10) days’ prior written notice before
commencing any Alterations. In addition, before proceeding with any Alteration, Tenant’s contractors shall obtain, on behalf of Tenant and at Tenant’s sole cost and expense: (A) all necessary governmental permits and approvals for the
commencement and completion of such Alterations, and (B) if the cost of such Alterations exceeds $50,000.00, a completion and lien indemnity bond, or other surety satisfactory to Landlord for such Alterations. Landlord’s approval of any
plans, contractor(s) and subcontractor(s) of Tenant shall not release Tenant or any such contractor(s) and/or subcontractor(s) from any liability with respect to such Alterations and will create no liability or responsibility on Landlord’s part
concerning the completeness of such Alterations or their design sufficiency or compliance with Laws. 
 (c) All
Alterations shall be performed: (i) in accordance with the approved plans, specifications and working drawings, if any; (ii) lien-free and in a first-class workmanlike manner; (iii) in compliance with all Laws; (iv) in such a
manner so as not to impose any additional expense upon nor delay Landlord in the maintenance and operation of the Building; (v) by licensed and bondable contractors and subcontractors selected by Tenant and reasonably

  
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approved by Landlord, and (v) at such times, in such manner and subject to such rules and regulations as Landlord may from time to time reasonably designate. Tenant shall pay to Landlord,
within ten (10) days after written demand, the costs of any increased insurance premiums incurred by Landlord to include such Alterations in the causes of loss – special form property insurance obtained by Landlord pursuant to this Lease,
if Landlord elects in writing to insure such Alterations; provided, however, Landlord shall not be required to include the Alterations under such insurance. If the Alterations are not included in Landlord’s insurance, Tenant shall insure the
Alterations under its causes of loss-special form property insurance pursuant to this Lease. 
 (d) Tenant shall engage
engineers and consultants as may be reasonably required in connection with any Alterations to building systems or structural elements based on the scope of such Alterations, and Tenant shall promptly provide to Landlord copies of all reports
prepared by such engineers and consultants prior to commencing work requiring such engineering work. 
 (e) Throughout
the performance of the Alterations, Tenant shall obtain, or cause its contractors to obtain, workers compensation insurance and commercial general liability insurance in compliance with the insurance provisions of this Lease. 

13.2 Removal of Alterations. All Alterations and the initial Tenant Improvements in the Premises (whether installed or paid for by
Landlord or Tenant), shall become the property of Landlord and shall remain upon and be surrendered with the Premises at the end of the Term; provided, however, and excepting all existing improvements, Landlord may, by written notice delivered to
Tenant within thirty (30) days after Landlord’s receipt of plans for any Alterations identify those Alterations which Landlord shall require Tenant to remove at the end of the Term. If Landlord requires Tenant to remove any such
Alterations, Tenant shall, at its sole cost, remove the identified items on or before the expiration or sooner termination of this Lease and repair any damage to the Premises caused by such removal to its original condition (or, at Landlord’s
option, Tenant shall pay to Landlord all of Landlord’s costs of such removal and repair). 
 13.3 Liens. Tenant
shall not permit any mechanic’s, materialmen’s or other liens to be filed against all or any part of the Property, nor against Tenant’s leasehold interest in the Premises, by reason of or in connection with any repairs, alterations,
improvements or other work contracted for or undertaken by Tenant or any of Tenant’s Parties. If any such liens are filed, Tenant shall, at its sole cost, immediately cause such liens to be released of record or bonded so that such lien(s) no
longer affect(s) title to the Property. If Tenant fails to cause any such lien to be released or bonded within ten (10) days after filing thereof, Landlord may cause such lien to be released by any means it shall deem proper, including payment
in satisfaction of the claim giving rise to such lien, and Tenant shall reimburse Landlord within five (5) business days after receipt of invoice from Landlord, any sum paid by Landlord to remove such liens, together with interest at the
Interest Rate from the date of such payment by Landlord. 

  
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 ARTICLE 14 - TENANT’S INSURANCE 

14.1 Tenant’s Insurance. By the Commencement Date, and continuing during the entire Term, Tenant shall obtain and keep in
full force and effect, the following insurance with limits of coverage as set forth in Section 1.14 of the Summary: 

(a) Special Form (formerly known as “all risk”) insurance, including fire and extended coverage, sprinkler leakage,
vandalism, malicious mischief upon property of every description and kind owned by Tenant and located in or on the Premises, or for which Tenant is legally liable or installed by or on behalf of Tenant including, without limitation, furniture,
equipment and any other personal property, and any Alterations (but excluding the initial Tenant Improvements), in an amount not less than the full replacement cost thereof. In the event that there shall be a dispute as to the amount which comprises
full replacement cost, the decision of Landlord or the Mortgagees of Landlord shall be presumptive. 
 (b) Commercial
general liability insurance coverage on an occurrence basis, including personal injury, bodily injury (including wrongful death), broad form property damage, operations hazard, owner’s protective coverage, contractual liability (including
Tenant’s indemnification obligations under this Lease), liquor liability (if Tenant serves alcohol on the Premises), products and completed operations liability. 
 (c) Commercial Automobile Liability covering all owned, hired and non-owned automobiles. 
 (d) Workers’ compensation, in statutory amounts and employer’s liability, covering all persons employed in connection with any work done in, on or about the Premises for which claims for
death, bodily injury or illness could be asserted against Landlord, Tenant or the Premises. 
 (e) Umbrella liability
insurance on an occurrence basis, in excess of and following the form of the underlying insurance described in Sections 14.1(b) and 14.1(c) and the employer’s liability coverage in Section 14.1(d) which is at least as broad as each
and every area of the underlying policies. Such umbrella liability insurance shall include pay on behalf of wording, concurrency of effective dates with primary policies, blanket contractual liability, application of primary policy aggregates, and
shall provide that if the underlying aggregate is exhausted, the excess coverage will drop down as primary insurance, subject to customary commercially reasonable deductible amounts imposed on umbrella policies. 

14.2 Requirements. Each policy required to be obtained by Tenant hereunder shall: (a) be issued by insurers which are
approved by Landlord and/or Landlord’s Mortgagees and are authorized to do business in the state in which the Premises are located and rated not less than Financial Size X, and with a Financial Strength rating of A in the most recent version of
Best’s Key Rating Guide (provided that, in any event, the same insurance company shall provide the coverages described in Sections 14.1(a) and 14.1(g) above); (b) name Tenant as named insured thereunder and shall name Landlord and, at
Landlord’s request, such other persons or entities of which Tenant has been informed in writing, as additional insureds thereunder, all as their respective interests may appear; (c) specifically provide that the insurance afforded by such

  
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policy for the benefit of Landlord and any other additional insureds shall be primary, and any insurance carried by Landlord or any other additional insureds shall be excess and non-contributing;
(d) contain an endorsement that the insurer waives its right to subrogation; (e) not have a deductible amount exceeding Fifty Thousand Dollars ($50,000.00), which deductible amount shall be deemed self-insured with full waiver of
subrogation; and (f) contain a cross-liability or severability of interest endorsement; and (g) be in amounts sufficient at all times to satisfy any coinsurance requirements thereof. Tenant agrees to deliver to Landlord, as soon as
practicable after the placing of the required insurance, but in no event later than the date Tenant is required to obtain such insurance as set forth in Section 14.1 above, certificates from the insurance company evidencing the existence of
such insurance and Tenant’s compliance with the foregoing provisions of this Article 14. Tenant shall cause replacement insurance certificates to be delivered to Landlord immediately upon the expiration of any such policy or policies.

 ARTICLE 15 - LANDLORD’S INSURANCE 
 During the Term, Landlord shall maintain property insurance written on a Special Form (formerly known as “all risk”) basis covering one hundred percent (100%) replacement cost of the
Building, including the initial Tenant Improvements (excluding, however, Tenant’s furniture, equipment and other personal property and Alterations, unless Landlord otherwise elects to insure the Alterations pursuant to Section 13.1 above)
against damage by fire and standard extended coverage perils and with vandalism and malicious mischief and a minimum of 12 months of rental loss coverage. In addition, at Landlord’s option, Landlord may obtain earthquake damage coverage.
Landlord shall also carry commercial general liability in such reasonable amounts and with such reasonable deductibles as would be carried by a prudent owner of a similar building in the state in which the Premises are located. At Landlord’s
option, all such insurance may be carried under any blanket or umbrella policies that Landlord has in force for other buildings and projects. In addition, at Landlord’s option, Landlord may elect to self-insure all or any part of such required
insurance coverage. Landlord may, but shall not be obligated to carry any other form or forms of insurance as Landlord or the Mortgagees or ground lessors of Landlord may reasonably determine is advisable. The cost of insurance obtained by Landlord
pursuant to this Article 15 (including self-insured amounts and deductibles) shall be included in Insurance Costs. 

ARTICLE 16 - INDEMNIFICATION AND EXCULPATION 
 16.1 Tenant’s Assumption of Risk and Waiver. Except to the extent such matter is not covered by the insurance required to be maintained by Tenant under this Lease and/or except to the extent
such matter is attributable to the negligence or willful misconduct of Landlord or Landlord’s agents, contractors or employees, Landlord shall not be liable to Tenant, or any of Tenant’s Parties for: (i) any damage to property of
Tenant, or of others, located in, on or about the Premises, (ii) the loss of or damage to any property of Tenant or of others by theft or otherwise, (iii) any injury or damage to persons or property resulting from fire, explosion, falling
ceiling tiles masonry, steam, gas, electricity, water, rain or leaks from any part of the Premises or from the pipes, appliance of plumbing works or from the roof, street or subsurface or from any other places or by dampness or by any other cause of
whatsoever nature, (iv) any such damage caused by persons in the Premises, occupants of any other portions of the Premises, or the public, or caused by operations in construction of any private, public or quasi-public work, or (v) any

  
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interruption of utilities and services. Landlord shall in no event be liable to Tenant or any other person for any consequential damages, special or punitive damages, or for loss of business,
revenue, income or profits and Tenant hereby waives any and all claims for any such damages. Notwithstanding anything to the contrary contained in this Section 16.1, all property of Tenant and Tenant’s Parties kept or stored on the
Premises, whether leased or owned by any such parties, shall be so kept or stored at the sole risk of Tenant and Tenant shall hold Landlord harmless from any claims arising out of damage to the same, including subrogation claims by Tenant’s
insurance carriers. Landlord or its agents shall not be liable for interference with light or other intangible rights. 

16.2 Tenant’s Indemnification. Tenant shall be liable for, and shall indemnify, defend, protect and hold Landlord and the
Landlord Parties harmless from and against, any and all claims, damages, judgments, suits, causes of action, losses, liabilities and expenses, including, without limitation, attorneys’ fees and court costs (collectively, “Landlord
Indemnified Claims”), arising or resulting from (a) any occurrence in the Premises following the date Landlord delivers possession of all or any portion of the Premises to Tenant, except to the extent caused by the negligence or
willful misconduct of Landlord or Landlord’s agents, contractors or employees, (b) any act or omission of Tenant or any of Tenant’s Parties; (c) the use of the Premises, and conduct of Tenant’s business by Tenant or any of
Tenant’s Parties, or any other activity, work or thing done, permitted or suffered by Tenant or any of Tenant’s Parties, in or about the Premises; and/or (d) any Default by Tenant as to any obligations on Tenant’s part to be
performed under the terms of this Lease or any default by Tenant under the terms of any other contract or agreement to which Tenant is a party or by which it is bound, affecting this Lease or the Premises. The foregoing indemnification shall
include, but not be limited to, any injury to, or death of, any person, or any loss of, or damage to, any property on the Premises, or on adjoining sidewalks, streets or ways, or connected with the use, condition or occupancy thereof, whether or not
Landlord or any Landlord Parties has or should have knowledge or notice of the defect or conditions causing or contributing to such injury, death, loss or damage. In case any action or proceeding is brought against Landlord or any Landlord Parties
by reason of any such Landlord Indemnified Claims, Tenant, upon notice from Landlord, shall defend the same at Tenant’s expense by counsel approved in writing by Landlord, which approval shall not be unreasonably withheld. Tenant’s
indemnification obligations under this Section 16.2 and elsewhere in this Lease shall survive the expiration or earlier termination of this Lease. Tenant’s covenants, agreements and indemnification in Section 16.1 and this
Section 16.2 are not intended to and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease. 

16.3 Landlord’s Indemnification. Landlord shall be liable for, and shall indemnify, defend, protect and hold Tenant and
Tenant’s Parties harmless from and against, any and all claims, damages, judgments, suits, causes of action, losses, liabilities and expenses, including, without limitation, attorneys’ fees and court costs (collectively, “Tenant
Indemnified Claims”), arising or resulting from (a) any negligent act or negligent omission of Landlord or any of the Landlord Parties; and/or (b) any default by Landlord as to any obligations on Landlord’s part to be
performed under the terms of this Lease or any default by Landlord under the terms of any other contract or agreement to which Landlord is a party or by which it is bound, affecting this Lease, the Premises, the Building and/or the Property. In case
any action or proceeding is brought against Tenant or any Tenant’s Parties by reason of any such Tenant Indemnified 

  
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Claims, Landlord, upon notice from Tenant, shall defend the same at Landlord’s expense by counsel approved in writing by Tenant, which approval shall not be unreasonably withheld.
Landlord’s indemnification obligations under this Section 16.3 and elsewhere in this Lease shall survive the expiration or earlier termination of this Lease. Landlord’s covenants, agreements and indemnification in this
Section 16.3 are not intended to and shall not relieve any insurance carrier of its obligations under policies required to be carried by Landlord pursuant to the provisions of this Lease. 

ARTICLE 17 - CASUALTY DAMAGE/DESTRUCTION 
 17.1 Landlord’s Rights and Obligations. If the Building is damaged by fire or other casualty (“Casualty”): (i) to an extent not exceeding fifty percent (50%) of the
full replacement cost thereof, and Landlord has insurance coverage with respect to such Casualty and/or was required to carry insurance with respect to such Casualty pursuant to this Lease; or (ii) to an extent not exceeding ten percent
(10%) of the full replacement cost thereof with respect to any other Casualty, then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration and this Lease shall continue in full force and effect.
If, however: (a) the Building is damaged to an extent exceeding fifty percent (50%) of the full replacement cost thereof by a Casualty for which Landlord has insurance coverage and/or was required to carry insurance coverage pursuant to
this Lease; or (b) the Building is damaged to an extent exceeding ten percent (10%) of the full replacement cost thereof by a Casualty for which Landlord does not have insurance coverage and for which Landlord was not required to carry
insurance pursuant to the Lease (“Uninsured Casualty”), then Landlord may elect to either: (i) repair, reconstruct and restore the portion of the Building damaged by such Casualty (including the Tenant Improvements, the
Alterations that Landlord elects to insure pursuant to Section 13.1 and, to the extent of insurance proceeds received from Tenant, the Alterations that Tenant is required to insure pursuant to Section 13.1), in which case this Lease shall
continue in full force and effect; or (ii) terminate this Lease effective as of the date which is thirty (30) days after Tenant’s receipt of Landlord’s election to so terminate. In the event the Building is damaged to an extent
exceeding ten percent (10%) of the full replacement cost of thereof, and Landlord elects to terminate this Lease pursuant to clause (ii) of the preceding sentence, Tenant may vitiate any such termination notice by notifying Landlord, in
writing, prior to the expiration of the thirty (30) day period provided for in clause (ii) of the proceeding sentence, that Tenant will contribute to the cost of repair, reconstruction and restoration of the Building to the extent that
such cost exceeds ten percent (10%) of the full replacement cost of the Building. Under any of the conditions of this Section 17.1, Landlord shall give written notice to Tenant of its intention to repair or terminate within the later of
sixty (60) days after the occurrence of such Casualty, or fifteen (15) days after Landlord’s receipt of the estimate from Landlord’s contractor or, as applicable, thirty (30) days after Landlord receives approval from
Landlord’s Mortgagee to rebuild. 
 17.2 Tenant’s Costs and Insurance Proceeds. In the event of any damage or
destruction of all or any part of the Premises, Tenant shall immediately: (a) notify Landlord thereof; and (b) deliver to Landlord all insurance proceeds received by Tenant with respect to the Tenant Improvements and Alterations (to the
extent such items are not covered by Landlord’s Casualty insurance obtained by Landlord pursuant to this Lease) and with respect to Alterations in the Premises that Tenant is required to insure pursuant to Section 13.1, excluding proceeds
for 

  
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Tenant’s furniture and other personal property, whether or not this Lease is terminated as permitted in Section 17.1, and Tenant hereby assigns to Landlord all rights to receive such
insurance proceeds. 
 17.3 Abatement of Rent. If as a result of any such damage, repair, reconstruction and/or
restoration of the Building, Tenant is prevented from using, and does not use, the Premises or any portion thereof, then Rent shall be abated or reduced, as the case may be, during the period that Tenant continues to be so prevented from using and
does not use the Premises or portion thereof, in the proportion that the rentable square feet of the portion of the Premises that Tenant is prevented from using, and does not use, bears to the total rentable square feet of the Premises.
Notwithstanding the foregoing to the contrary, if the damage is due to the negligence or willful misconduct of Tenant or any of Tenant’s Parties, there shall be no abatement of Rent in excess of the rent abatement insurance proceeds received by
Landlord in connection with such damage or casualty to the Building (Landlord acknowledging that it shall carry 12 month rental loss coverage as part of Landlord’s insurance under Article 15 above). Except for abatement of Rent as provided
hereinabove, Tenant shall not be entitled to any compensation or damages for loss of, or interference with, Tenant’s business or use or access of all or any part of the Premises resulting from any such damage, repair, reconstruction or
restoration. 
 17.4 Inability to Complete. Notwithstanding anything to the contrary contained in this Article 17,
if Landlord is obligated or elects to repair, reconstruct and/or restore the damaged portion of the Building pursuant to Section 17.1 above, but is delayed from completing such repair, reconstruction and/or restoration beyond the date which is
six (6) months after the date estimated by Landlord’s contractor for completion thereof pursuant to Section 17.1, by reason of any causes beyond the reasonable control of Landlord (including, without limitation, delays due to Force
Majeure, and delays caused by Tenant or any of Tenant’s Parties), then at Tenant’s sole discretion, Tenant may elect to terminate this Lease upon giving Landlord thirty (30) days’ prior written notice. 

17.5 Damage Near End of Term. In addition to its termination rights in Sections 17.1 and 17.4 above, Landlord shall have the
right to terminate this Lease if any damage to the Building occurs during the last twelve (12) months of the Term and Landlord’s contractor estimates in writing delivered to the parties that the repair, reconstruction or restoration of
such damage cannot be completed within the earlier of (a) the scheduled expiration date of the Term, or (b) sixty (60) days after the date of such Casualty. 
 17.6 Tenant’s Termination Right. In the event of any damage or destruction which affects Tenant’s use and enjoyment of the Premises if Tenant’s possession and use of the Premises
cannot be restored by Landlord within one hundred eighty (180) days for reasons other than delays caused by Tenant or any of Tenant’s Parties, Tenant shall have the right to terminate this Lease upon written notice to Landlord given within
thirty (30) days after the expiration of said one hundred eighty (180) day period, unless Landlord completes the restoration within said thirty (30) day notice period, in which case this Lease shall continue in full force and effect.

  
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 17.7 Waiver of Termination Right. This Lease sets forth the terms and conditions upon
which this Lease may terminate in the event of any damage or destruction. Accordingly, except as expressly provided herein, Tenant hereby waives any and all provisions of applicable Law that provide alternative rights for the parties in the event of
damage or destruction. 
 ARTICLE 18 - CONDEMNATION 

18.1 Substantial or Partial Taking. Subject to the provisions of Section 18.3 below, Tenant may terminate this Lease if any
material part of the Premises is taken or condemned for any public or quasi-public use under law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if
there is a Taking of any portion of the Premises which would have a material adverse effect on Landlord’s ability to profitably operate the remainder of the Premises. The terminating party shall provide written notice of termination to the
other party within thirty (30) days after it first receives notice of the Taking. The termination shall be effective as of the effective date of any order granting possession to, or vesting legal title in, the condemning authority. If this
Lease is not terminated, Base Rent and all other elements of this Lease which are dependent upon the area of the Premises shall be appropriately adjusted to account for any reduction in the square footage of the Premises. All compensation awarded
for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by Tenant, however, Tenant may file a separate claim for Tenant’s furniture, fixtures, equipment and other personal property,
loss of goodwill and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the amount of Landlord’s award. 
 18.2 Condemnation Award. Subject to the provisions of Section 18.3 below, in connection with any Taking of the Premises, Landlord shall be entitled to receive the entire amount of any award
which may be made or given in such taking or condemnation, without deduction or apportionment for any estate or interest of Tenant, it being expressly understood and agreed by Tenant that no portion of any such award shall be allowed or paid to
Tenant for any so called bonus or excess value of this Lease, and such bonus or excess value shall be the sole property of Landlord. Tenant shall not assert any claim against Landlord or the taking authority for any compensation because of such
taking (including any claim for bonus or excess value of this Lease); provided, however, if any portion of the Premises is taken, Tenant shall be granted the right to recover from the condemning authority (but not from Landlord) any compensation as
may be separately awarded or recoverable by Tenant for the taking of Tenant’s furniture, fixtures, equipment and other personal property within the Premises, for Tenant’s relocation expenses, and for any loss of goodwill or other damage to
Tenant’s business by reason of such taking. 
 18.3 Temporary Taking. In the event of a Taking of the Premises or
any part thereof for temporary use, (a) this Lease shall be and remain unaffected thereby and Rent shall not abate, and (b) Tenant shall be entitled to receive for itself such portion or portions of any award made for such use with respect
to the period of the taking which is within the Term, provided that if such taking shall remain in force at the expiration or earlier termination of this Lease, Tenant shall perform its obligations with respect to surrender of the Premises and shall
pay to Landlord the portion of any award which is attributable to any period of time beyond the Term expiration 

  
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date. For purpose of this Section 18.3, a temporary taking shall be defined as a taking for a period of ninety (90) days or less. 

18.4 Waiver. Tenant hereby waives any rights it may have pursuant to any applicable Laws and agrees that the provisions hereof
shall govern the parties’ rights in the event of any Taking. 
 ARTICLE 19 - WAIVER OF CLAIMS; WAIVER OF SUBROGATION

 19.1 Waiver. Landlord and Tenant each hereby waive their respective rights against the other party for any claims
or damages or losses, including any deductibles and self-insured amounts, which are caused by or result from (a) any occurrence insured under any property insurance policy carried by either party, or (b) any occurrence which would have
been covered under any property insurance required to be obtained and maintained by either party under this Lease had such insurance been obtained and maintained as required. The foregoing waiver shall be in addition to, and not a limitation of, any
other waivers or releases contained in this Lease. 
 19.2 Waiver of Insurers. Landlord and Tenant shall each cause their
respective insurance policies to be carried under this Lease to provide that the insurer waives all rights of recovery by way of subrogation against the other party, in connection with any claims, losses and damages covered by such policy. If either
party fails to maintain insurance for an insurable loss, such loss shall be deemed to be self-insured with a deemed full waiver of subrogation as set forth in the immediately preceding sentence. 

ARTICLE 20 - ASSIGNMENT AND SUBLETTING 
 20.1 Restriction on Transfer. Tenant will not assign this Lease in whole or in part, nor sublet all or any part of the Premises or enter into any license or concession agreements (collectively or
individually, a “Transfer”), without the prior written consent of Landlord, which consent Landlord will not unreasonably withhold. In no event may Tenant encumber or hypothecate this Lease. The consent by Landlord to any Transfer
shall not constitute a waiver of the necessity for such consent to any subsequent Transfer. This prohibition against Transfers shall be construed to include a prohibition against any assignment or subletting by operation of law. Any attempted
transfer, assignment, subletting, license or concession agreement, or hypothecation shall be void and confer no rights upon any third person and shall be a violation of this Section 20.1. Any transfer of this Lease from Tenant by merger,
consolidation, liquidation or otherwise by operation of law, including, but not limited to, an assignment for the benefit of creditors, shall be included in the term “assignment” for the purposes of this Lease and shall be a violation of
this Section 20.1. If this Lease is transferred by Tenant, or if the Premises or any part thereof are transferred or occupied by any person or entity other than Tenant, Landlord may collect rent from the assignee, subtenant or occupant, and
apply the net amount collected to the rent herein reserved, but no such Transfer, occupancy or collection shall be deemed a waiver on the part of Landlord, or the acceptance of the assignee, subtenant or occupant as Tenant, or a release of Tenant
from the further performance by Tenant of covenants on the part of Tenant herein contained unless expressly made in writing by Landlord. Irrespective of any Transfer, Tenant shall remain fully liable under this Lease and shall not be released from
performing any of the terms, covenants and conditions of this Lease. 

  
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 20.2 Landlord’s Options. If Tenant desires to effect a Transfer, then at least
thirty (30) days prior to the date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall deliver to Landlord written notice (“Transfer Notice”) setting forth the terms and
conditions of the proposed Transfer and the identity of the proposed assignee, sublessee or other transferee (sometimes referred to hereinafter as a “Transferee”). Tenant shall also deliver to Landlord with the Transfer Notice, a current
financial statement and such evidence of financial responsibility and standing as Landlord may reasonably require of the Transferee which have been certified or audited by a reputable independent accounting firm acceptable to Landlord, and such
other information concerning the business background and financial condition of the proposed Transferee as Landlord may reasonably request. Except with respect to a Permitted Transfer, within fifteen (15) business days after Landlord’s
receipt of any Transfer Notice, and any additional information requested by Landlord pursuant to this Section 20.2, Landlord will notify Tenant of its election to do one of the following: (a) consent to the proposed Transfer subject to
such reasonable conditions as Landlord may impose in providing such consent; or (b) refuse such consent, which refusal shall be on reasonable grounds. 
 20.3 Additional Conditions; Excess Rent. A condition to Landlord’s consent to any Transfer will be the delivery to Landlord of a true copy of the fully executed instrument of assignment,
sublease, transfer or hypothecation, in form and substance reasonably satisfactory to Landlord, an original of Landlord’s standard consent form executed by both Tenant and the proposed Transferee. If Tenant effects a Transfer or requests the
consent of Landlord to any Transfer (whether or not such Transfer is consummated), then, upon demand, and as a condition precedent to Landlord’s consideration of the proposed assignment or sublease, Tenant agrees to pay Landlord a
non-refundable administrative fee of Five Hundred Dollars ($500.00) plus Landlord’s reasonable attorneys’ and paralegal fees and other costs incurred by Landlord in reviewing such proposed assignment or sublease (whether attributable to
Landlord’s in-house attorneys or paralegals or otherwise). Acceptance of the Five Hundred Dollar ($500.00) administrative fee and/or reimbursement of Landlord’s attorneys’ and/or paralegal fees shall in no event obligate Landlord to
consent to any proposed Transfer. 
 20.4 Reasonable Disapproval. Without limiting in any way Landlord’s right to
withhold its consent on any reasonable grounds, it is agreed that Landlord will not be acting unreasonably in refusing to consent to a Transfer if, in Landlord’s reasonable opinion: (a) the proposed assignee or subtenant does not have the
financial capability to fulfill the obligations imposed by the Transfer; (b) the proposed Transferee is a governmental entity; or (c) the proposed Transfer involves a change of use of the Premises or would violate any exclusive use
covenant to which Landlord is bound. 
 20.5 No Release. No Transfer, occupancy or collection of rent from any proposed
Transferee shall be deemed a waiver on the part of Landlord, or the acceptance of the Transferee as Tenant and no Transfer shall release Tenant of Tenant’s obligations under this Lease or alter the primary liability of Tenant to pay Rent and to
perform all other obligations to be performed by Tenant hereunder. Landlord may require that any Transferee remit directly to Landlord on a monthly basis, all monies due Tenant by said Transferee, and each sublease shall provide that if Landlord
gives said sublessee written notice that Tenant is in Default under this Lease, said sublessee will thereafter make all payments due under the sublease directly to or as directed by Landlord, which payments will be credited against any payments due
under this Lease. Tenant 

  
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hereby irrevocably and unconditionally assigns to Landlord all rents and other sums payable under any sublease of the Premises; provided, however, that Landlord hereby grants Tenant a license to
collect all such rents and other sums so long as Tenant is not in Default under this Lease. Consent by Landlord to one Transfer shall not be deemed consent to any subsequent Transfer. In the event of Default by any Transferee of Tenant or any
successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such Transferee or successor. Landlord may not consent to subsequent assignments of
this Lease or sublettings or amendments or modifications to this Lease with assignees of Tenant, without first notifying Tenant, or any successor of Tenant or Tenant shall be fully released of any and all of its obligations, duties and
responsibilities under the Lease. 
 20.6 Permitted Transfers. Notwithstanding anything to the contrary, Landlord hereby
consents to: (i) a Transfer of this Lease by Tenant to any entity which owns or controls Tenant, to any entity owned or controlled by Tenant, to any entity owned or controlled by or affiliated with any entity which owns or controls Tenant, or
to any entity resulting from a consolidation, or to the surviving entity in case of a merger, to which consolidation or merger Tenant shall be a party, or to an entity to which all or substantially all of the assets of Tenant have been sold (each, a
“Tenant Affiliate”), so long as in each case, Tenant shall continue to remain liable to Landlord under all of the terms, conditions and covenants of this Lease, which any such assignee or transferee shall also assume; and
(ii) a transfer of all or substantially all of the stock of Tenant, an initial public offering of Tenant’s stock and/or the sale of any of the stock of Tenant if such stock is publicly traded on a nationally recognized stock exchange
(including NASDAQ). Any Transfer by Tenant pursuant to this Section 20.6 is hereinafter referred to as a “Permitted Transfer”). 
 ARTICLE 21 - SURRENDER AND HOLDING OVER 
 21.1 Surrender of
Premises. Upon the expiration or sooner termination of this Lease, Tenant shall surrender all keys for the Premises and exclusive possession of the Premises to Landlord broom clean and in good condition and repair, reasonable wear and tear,
Landlord’s obligations, and Casualty damage excepted, with all of Tenant’s personal property, electronic, fiber, phone and data cabling and related equipment that is installed by or for the exclusive benefit of Tenant (to be removed in
accordance with the National Electric Code and other applicable Laws) and those items, if any, of Alterations identified by Landlord pursuant to Section 13.2, removed therefrom and all damage caused by such removal repaired. If Tenant fails to
remove by the expiration or sooner termination of this Lease all of its personal property and Alterations identified by Landlord for removal pursuant to Section 13.2, Landlord may, (without liability to Tenant for loss thereof), at
Tenant’s sole cost and in addition to Landlord’s other rights and remedies under this Lease, at law or in equity: (a) remove and store such items in accordance with applicable Law; and/or (b) upon ten (10) days’ prior
notice to Tenant, sell all or any such items at private or public sale for such price as Landlord may obtain as permitted under applicable Law. Landlord shall apply the proceeds of any such sale to any amounts due to Landlord under this Lease from
Tenant (including Landlord’s attorneys’ fees and other costs incurred in the removal, storage and/or sale of such items), with any remainder to be paid to Tenant. 

  
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 21.2 Holding Over. Tenant will not be permitted to hold over possession of the
Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, which consent Landlord may withhold in its sole and absolute discretion. If Tenant holds over after the expiration or earlier
termination of the Term with or without the express written consent of Landlord, then, in addition to all other remedies available to Landlord, Tenant shall become a tenant at sufferance only, upon the terms and conditions set forth in this Lease so
far as applicable (including Tenant’s obligation to pay all Additional Rent under this Lease), but at a Monthly Base Rent equal to one hundred twenty-five percent (125%) of the Monthly Base Rent applicable to the Premises immediately prior
to the date of such expiration or earlier termination. Any such holdover Rent shall be paid on a per month basis without reduction for partial months during the holdover. Acceptance by Landlord of Rent after such expiration or earlier termination
shall not constitute consent to a hold over hereunder or result in an extension of this Lease. This Section 21.2 shall not be construed to create any express or implied right to holdover beyond the expiration of the Term or any extension
thereof. Tenant shall be liable, and shall pay to Landlord within ten (10) days after demand, for all losses incurred by Landlord as a result of such holdover, and shall indemnify, defend and hold Landlord and the Landlord Parties harmless from
and against all liabilities, damages, losses, claims, suits, costs and expenses (including reasonable attorneys’ fees and costs) arising from or relating to any such holdover tenancy, including without limitation, any claim for damages made by
a succeeding tenant. Tenant’s indemnification obligation hereunder shall survive the expiration or earlier termination of this Lease. The foregoing provisions of this Section 21.2 are in addition to, and do not affect, Landlord’s
right of re-entry or any other rights of Landlord hereunder or otherwise at law or in equity. 
 ARTICLE 22 - DEFAULTS

 22.1 Tenant’s Default. The occurrence of any one or more of the following events shall constitute a
“Default” under this Lease by Tenant: 
 (a) Intentionally omitted; 

(b) the failure by Tenant to make any payment of Rent, Additional Rent or any other payment required to be made by Tenant
hereunder, where such failure continues for ten (10) days after written notice thereof (and any applicable cure period) from Landlord that such payment was not received when due; 

(c) the failure by Tenant to observe or perform any of the express or implied covenants or provisions of this Lease to be observed
or performed by Tenant, other than as specified in Sections 22.1(a) or (b) above, where such failure shall continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant; provided, however, that if the
nature of Tenant’s Default is such that it may be cured but more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in Default if Tenant shall commence such cure within said thirty
(30) day period and thereafter diligently prosecute such cure to completion, which completion shall occur not later than sixty (60) days from the date of such notice from Landlord; or 

(d) Intentionally Omitted; 

  
 25 

 (e) The filing of a voluntary petition in bankruptcy by Tenant, the filing by Tenant
of a voluntary petition for an arrangement, the filing by or against Tenant of a petition, voluntary or involuntary, for reorganization, or the filing of an involuntary petition by the creditors of Tenant, said involuntary petition remaining
undischarged for a period of one hundred twenty (120) days; 
 (f) Receivership, attachment, or other judicial
seizure of substantially all of Tenant’s assets on the Premises, such attachment or other seizure remaining undismissed or undischarged for a period of thirty (30) days after the levy thereof; 

(g) The failure by Tenant to maintain its legal existence, if Tenant or such Guarantor is a corporation, partnership, limited
liability company, trust or other legal entity. 
 Any notice sent by Landlord to Tenant pursuant to this Section 22.1
shall be in lieu of, and not in addition to, any notice required under any applicable Law. 
 ARTICLE 23 - REMEDIES OF
LANDLORD 
 23.1 Landlord’s Remedies; Termination. In the event of any such Default by Tenant, and subsequent to
Landlord providing Tenant with an additional (i.e., in addition to any notice required by Article 22 above) written notice and ten (10) days to cure any such Default, then in addition to any other remedies available to Landlord under this
Lease, at law or in equity, Landlord shall have the immediate option to terminate this Lease and all rights of Tenant hereunder and to re-enter the Premises and remove all persons and property from the Premises; such property may be removed, stored
and/or disposed of as permitted by applicable Law. If Landlord shall elect to so terminate this Lease, then Landlord may recover from Tenant: (a) the worth at the time of award of any unpaid Rent which had been earned at the time of such
termination; plus (b) the worth at the time of the award of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been
reasonably avoided; plus (c) the worth at the time of award of the amount by which the unpaid 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 avoided; plus
(d) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which, in the ordinary course of things, would be likely to result therefrom
including, but not limited to: attorneys’ fees; brokers’ commissions; any costs required to return the Premises to the conditioned required at the end of the Term; the costs of refurbishment, renovation and repair of the Premises; and
removal (including the repair of any damage caused by such removal) and storage (or disposal) of Tenant’s personal property, equipment, fixtures, Alterations, Tenant Improvements and any other items which Tenant is required under this Lease to
remove but does not remove; plus (e) all other monetary damages allowed under applicable Law. 
 As used in Sections
23.1(a) and 23.1(b) above, the “worth at the time of award” is computed by allowing interest at the Interest Rate set forth in the Summary. As used in Section 23.1(c) above, the “worth at the time of award” is computed by
discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 

  
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 23.2 Landlord’s Remedies; Continuation of Lease; Re-Entry Rights. In the event
of any such Default by Tenant, in addition to any other remedies available to Landlord under this Lease, at law or in equity, Landlord shall also have the right to (a) continue this Lease in effect after Tenant’s breach and abandonment and
recover Rent as it becomes due, and (b) after terminating this Lease, to re-enter the Premises and remove all persons and property from the Premises; such property may be removed, stored and/or disposed of as permitted by applicable Law. No
re-entry or taking possession of the Premises by Landlord pursuant to this Section 23.2, and no acceptance of surrender of the Premises or other action on Landlord’s part, shall be construed as an election to terminate this Lease unless a
written notice of such intention be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction. No notice from Landlord or notice given under a forcible entry and detainer statute or similar Laws will
constitute an election by Landlord to terminate this Lease unless such notice specifically so states. Notwithstanding any reletting without termination by Landlord because of any Default, Landlord may at any time after such reletting elect to
terminate this Lease for any such Default. 
 23.3 Landlord’s Right to Perform. Except as specifically provided
otherwise in this Lease, all covenants and agreements by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any abatement or offset of Rent. In the event of any Default by Tenant, Landlord may,
without waiving or releasing Tenant from any of Tenant’s obligations, make such payment or perform such other act as required to cure such Default on behalf of Tenant. All sums so paid by Landlord and all necessary incidental costs incurred by
Landlord in performing such other acts shall be payable by Tenant to Landlord within five (5) days after demand therefor as Additional Rent. 
 23.4 Rights and Remedies Cumulative. All rights, options and remedies of Landlord contained in this Article 23 and elsewhere in this Lease shall be construed and held to be cumulative, and no
one of them shall be exclusive of the other, and Landlord shall have the right to pursue any one or all of such remedies or any other remedy or relief which may be provided by law or in equity, whether or not stated in this Lease. Nothing in this
Article 23 shall be deemed to limit or otherwise affect Tenant’s indemnification of Landlord pursuant to any provision of this Lease. 
 23.5 Costs Upon Default and Litigation. Tenant shall pay to Landlord and its Mortgagees as Additional Rent all the expenses incurred by Landlord or its Mortgagees in connection with any Default by
Tenant hereunder or the exercise of any remedy by reason of any Default by Tenant hereunder, including reasonable attorneys’ fees and expenses. If Landlord or its Mortgagees shall be made a party to any litigation commenced against Tenant or
any litigation pertaining to this Lease or the Premises, at the option of Landlord and/or its Mortgagees, Tenant, at its expense, shall provide Landlord and/or its Mortgagees with counsel approved by Landlord and/or its Mortgagees and shall pay all
costs incurred or paid by Landlord and/or its Mortgagees in connection with such litigation. 

  
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 ARTICLE 24 - ENTRY BY LANDLORD 

Landlord and its employees and agents shall at all reasonable times, and only during Orchard Supply Hardware normal business hours, have
the right to enter the Premises to inspect the same, to supply any service required to be provided by Landlord to Tenant under this Lease, to Exhibit the Premises to prospective lenders or purchasers (or during the last year of the Term or
during any Default by Tenant, to prospective tenants), to post notices of non-responsibility, and/or to alter, improve or repair the Premises or any portion thereof, all without being deemed guilty of or liable for any breach of Landlord’s
covenant of quiet enjoyment or any eviction of Tenant, and without abatement of Rent. In exercising such entry rights, Landlord shall endeavor to minimize, to the extent reasonably practicable, the interference with Tenant’s business, and shall
provide Tenant with reasonable advance notice (oral or written) of such entry. For each of the foregoing purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding
Tenant’s vaults and safes, and Landlord shall have the means which Landlord may deem proper to open said doors in an emergency in order to obtain entry to the Premises. Any entry to the Premises obtained by Landlord by any of said means or
otherwise shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction of Tenant from the Premises or any portion thereof, or grounds for any abatement or reduction
of Rent and Landlord shall not have any liability to Tenant for any damages or losses on account of any such entry by Landlord. 

ARTICLE 25 - LIMITATION ON LANDLORD’S LIABILITY 
 Notwithstanding anything contained in this Lease to the contrary, the obligations of Landlord under this Lease (including as to any actual or alleged breach or default by Landlord) do not constitute
personal obligations of the individual members, managers, investors, partners, directors, officers, or shareholders of Landlord or Landlord’s members or partners, and Tenant shall not seek recourse against the individual members, managers,
investors, partners, directors, officers, or shareholders of Landlord or Landlord’s members or partners or any other persons or entities having any interest in Landlord, or any of their personal assets for satisfaction of any liability with
respect to this Lease. In addition, in consideration of the benefits accruing hereunder to Tenant and notwithstanding anything contained in this Lease to the contrary, Tenant hereby covenants and agrees for itself and all of its successors and
assigns that the liability of Landlord for its obligations under this Lease (including any liability as a result of any actual or alleged failure, breach or default hereunder by Landlord), shall be limited solely to, and Tenant’s and its
successors’ and assigns’ sole and exclusive remedy shall be against, Landlord’s interest in the Premises (and the rents, profits, proceeds and insurance proceeds thereof), and no other assets of Landlord. The term “Landlord”
as used in this Lease, so far as covenants or obligations on the part of the Landlord are concerned, shall be limited to mean and include only the owner or owners, at the time in question, of the fee title to, or a lessee’s interest in a ground
lease of, the Premises (and the rents, profits, proceeds and insurance proceeds thereof). In the event of any transfer or conveyance of any such title or interest (other than a transfer for security purposes only), the transferor shall be
automatically relieved of all then-unaccrued covenants and obligations on the part of Landlord contained in this Lease. Landlord and Landlord’s transferees and assignees shall have the absolute right to transfer all or any portion of their
respective title and interest in the Premises and/or this Lease without the consent of Tenant, and such transfer or 

  
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subsequent transfer shall not be deemed a violation on Landlord’s part of any of the terms and conditions of this Lease. 

ARTICLE 26 - SUBORDINATION 
 Landlord acknowledges that as of the Commencement Date, there will be no financing encumbering the Premises. Tenant agrees that, subject to the following, this Lease shall be subject and subordinate to
any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising upon the Premises, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”);
provided, however, that Tenant’s obligation to subordinate this Lease to a future Mortgage shall be conditioned upon the holder of such Mortgage (each, a “Mortgagee” and collectively, “Mortgagees”) agreeing to enter
into with Tenant an agreement of subordination, attornment and non-disturbance (a “SNDA”) in commercially reasonable form. No later than ten (10) business days after written request from Landlord or any holder of a Mortgage
(each, a “Mortgagee” and collectively, “Mortgagees”), Tenant shall enter into a SNDA in a commercially reasonable form. As an alternative, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. No
later than ten (10) business days after written request by Landlord or any Mortgagee, Tenant shall, without charge, attorn to any successor to Landlord’s interest in this Lease. Tenant hereby waives its rights under any current or future
Law which gives or purports to give Tenant any right to terminate or otherwise adversely affect this Lease and the obligations of Tenant hereunder in the event of any such foreclosure proceeding or sale. Should Tenant fail to sign and return any
such documents within said ten (10) business day period, Tenant shall be in Default hereunder. 
 ARTICLE 27 - ESTOPPEL
CERTIFICATE 
 Within twenty (20) business days following Landlord’s written request, Tenant shall execute and
deliver to Landlord an estoppel certificate, in a form substantially similar to the form of Exhibit F attached hereto. Any such estoppel certificate delivered pursuant to this Article 27 may be relied upon by any mortgagee, beneficiary,
purchaser or prospective purchaser of any portion of the Property, as well as their assignees. Tenant’s failure to deliver such certificate within such time shall be conclusive upon Tenant that this Lease is in full force and effect, without
modification except as may be represented by Landlord, that there are no uncured defaults in Landlord’s performance, and that not more than one (1) month’s Rent has been paid in advance. 

ARTICLE 28 - RELOCATION OF PREMISES 
 Intentionally Omitted. 
 ARTICLE 29 - MORTGAGEE PROTECTION 

Intentionally Deleted. 

  
 29 

 ARTICLE 30 - QUIET ENJOYMENT 

Landlord covenants and agrees with Tenant that, upon Tenant performing all of the covenants and provisions on Tenant’s part to be
observed and performed under this Lease (including payment of Rent hereunder), Tenant shall have the right to use and occupy the Premises in accordance with and subject to the terms and conditions of this Lease as against all persons claiming by,
through or under Landlord. This covenant shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Premises. 
 ARTICLE 31 - MISCELLANEOUS PROVISIONS 
 31.1 Broker. Tenant
represents that it has not had any dealings with any real estate broker, finder or intermediary with respect to this Lease, other than the Brokers specified in the Summary. Tenant shall indemnify, protect, defend (by counsel reasonably approved in
writing by Landlord) and hold Landlord harmless from and against any and all claims, judgments, suits, causes of action, damages, losses, liabilities and expenses (including attorneys’ fees and court costs) resulting from any breach by Tenant
of the foregoing representation, including, without limitation, any claims that may be asserted against Landlord by any broker, agent or finder undisclosed by Tenant herein. Landlord shall indemnify, protect, and hold Tenant harmless from and
against any and all claims, judgments, suits, causes of action, damages, losses, liabilities and expenses (including attorneys’ fees and court costs) resulting from any other brokers claiming to have represented Landlord in connection with this
Lease. The foregoing indemnities shall survive the expiration or earlier termination of this Lease. Landlord shall pay to the Brokers the brokerage fee, if any, pursuant to a separate written agreement between Landlord and Brokers. \ 

31.2 Governing Law. This Lease shall be governed by, and construed pursuant to, the laws of the state in which the Premises are
located. Venue for any litigation between the parties hereto concerning this Lease or the occupancy of the Premises shall be initiated in the county in which the Premises are located. Tenant shall comply with all governmental laws, ordinances and
regulations applicable to the Premises, and all rules and regulations adopted pursuant thereto and all covenants, conditions and restrictions applicable to and/or of record against the Premises (individually, a “Law” and
collectively, the “Laws”). 
 31.3 Successors and Assigns. Subject to the provisions of Article 25
above, and except as otherwise provided in this Lease, all of the covenants, conditions and provisions of this Lease shall be binding upon, and shall inure to the benefit of, the parties hereto and their respective heirs, personal representatives
and permitted successors and assigns; provided, however, no rights shall inure to the benefit of any Transferee of Tenant unless the Transfer to such Transferee is made in compliance with the provisions of Article 20, and no options or other
rights which are expressly made personal to the original Tenant hereunder or in any rider attached hereto shall be assignable to or exercisable by anyone other than the original Tenant under this Lease. 

31.4 No Merger. The voluntary or other surrender of this Lease by Tenant or a mutual termination thereof shall not work as a
merger and shall, at the option of Landlord, either (a) terminate all or any existing subleases, or (b) operate as an assignment to Landlord of Tenant’s interest under any or all such subleases. 

  
 30 

 31.5 Professional Fees. If either Landlord or Tenant should bring suit (or alternate
dispute resolution proceedings) against the other with respect to this Lease, including for unlawful detainer, forcible entry and detainer, or any other relief against the other hereunder, then all costs and expenses incurred by the prevailing party
therein (including, without limitation, its actual appraisers’, accountants’, attorneys’ and other professional fees, expenses and court costs), shall be paid by the other party, including any and all costs incurred in enforcing,
perfecting and executing such judgment and all reasonable costs and attorneys’ fees associated with any appeal. 
 31.6
Waiver. The waiver by either party of any breach by the other party of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant and condition herein
contained, nor shall any custom or practice which may become established between the parties in the administration of the terms hereof be deemed a waiver of, or in any way affect, the right of any party to insist upon the performance by the other in
strict accordance with said terms. No waiver of any default of either party hereunder shall be implied from any acceptance by Landlord or delivery by Tenant (as the case may be) of any Rent or other payments due hereunder or any omission by the
non-defaulting party to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified in said waiver. 

31.7 Terms and Headings. The words “Landlord” and “Tenant” as used herein shall include the
plural as well as the singular. Words used in any gender include other genders. The Article and Section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part
hereof. Any deletion of language from this Lease prior to its execution by Landlord and Tenant shall not be construed to raise any presumption, canon of construction or implication, including, without limitation, any implication that the parties
intended thereby to state the converse of the deleted language. The parties hereto acknowledge and agree that each has participated in the negotiation and drafting of this Lease; therefore, in the event of an ambiguity in, or dispute regarding the
interpretation of, this Lease, the interpretation of this Lease shall not be resolved by any rule of interpretation providing for interpretation against the party who caused the uncertainty to exist or against the draftsman. 

31.8 Time. Time is of the essence with respect to performance of every provision of this Lease in which time or performance is a
factor. 
 31.9 Business Day. A “business day” is Monday through Friday, excluding holidays observed by
the United States Postal Service and reference to 5:00 p.m. is to the time zone of the recipient. Whenever action must be taken (including the giving of notice or the delivery of documents) under this Lease during a certain period of time (or by a
particular date) that ends (or occurs) on a non-business day, then such period (or date) shall be extended until the immediately following business day. 
 31.10 Payments and Notices. All Rent and other sums payable by Tenant to Landlord hereunder shall be paid to Landlord at the address designated in the Summary, or to such other persons and/or at
such other places as Landlord may hereafter designate in writing. Any notice required or permitted to be given hereunder must be in writing and may be given by personal delivery (including delivery by nationally recognized overnight courier or
express mailing 

  
 31 

 
service), or by registered or certified mail, postage prepaid, return receipt requested, addressed to Tenant at the address(es) designated in the Summary, or to Landlord at the address(es)
designated in the Summary. Either party may, by written notice to the other, specify a different address for notice purposes. Notice given in the foregoing manner shall be deemed given (i) upon confirmed transmission if sent by facsimile
transmission, provided such transmission is prior to 5:00 p.m. on a business day (if such transmission is after 5:00 p.m. on a business day or is on a non-business day, such notice will be deemed given on the following business day); (ii) when
actually received or refused by the party to whom sent if delivered by a carrier or personally served; or (iii) if mailed, on the day of actual delivery or refusal as shown by the certified mail return receipt or the expiration of three
(3) business days after the day of mailing, whichever first occurs. 
 31.11 Prior Agreements; Amendments. This
Lease, including the Summary and all Exhibits attached hereto, contains all of the covenants, provisions, agreements, conditions and understandings between Landlord and Tenant concerning the Premises and any other matter covered or mentioned in this
Lease, and no prior agreement or understanding, oral or written, express or implied, pertaining to the Premises or any such other matter shall be effective for any purpose. No provision of this Lease may be amended or added to except by an agreement
in writing signed by the parties hereto or their respective successors in interest. The parties acknowledge that all prior agreements, representations and negotiations are deemed superseded by the execution of this Lease to the extent they are not
expressly incorporated herein. 
 31.12 Separability. The invalidity or unenforceability of any provision of this Lease
shall in no way affect, impair or invalidate any other provision hereof, and such other provisions shall remain valid and in full force and effect to the fullest extent permitted by law. 

31.13 Recording. Landlord or Tenant shall have the right to record a short form memorandum of this Lease. 

31.14 Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein
stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check
or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease. Tenant agrees that each of the foregoing covenants and agreements shall be applicable to any covenant or
agreement either expressly contained in this Lease or imposed by any statute or at common law. 
 31.15 Financial
Statements. Upon twenty (20) business days prior written request from Landlord (which Landlord may make at any time during the Term including in connection with Tenant’s exercise of any Option in this Lease, but no more often that one
(1) time in any calendar year, other than in the event of a Default by Tenant during such calendar year or the exercise of any Option in such calendar year, when such limitation shall not apply), Tenant shall deliver to Landlord (a) the
most current, audited financial statement of Tenant. Such statements shall be prepared in accordance with generally acceptable accounting principles and certified as true in all material respects by Tenant (if Tenant is an individual) or by an
authorized officer, 

  
 32 

 
member/manager or general partner of Tenant (if Tenant is a corporation, limited liability company or partnership, respectively). 

31.16 No Partnership. Landlord does not, in any way or for any purpose, become a partner of Tenant in the conduct of its business,
or otherwise, or joint venturer or a member of a joint enterprise with Tenant by reason of this Lease. 
 31.17 Force
Majeure. If either party hereto shall be delayed or hindered in or prevented from the performance of any act required hereunder by reason of strikes, lock-outs, labor troubles, inability to procure materials, failure of power, governmental
moratorium or other governmental action or inaction (including, without limitation, failure, refusal or delay in issuing permits, approvals and/or authorizations), injunction or court order, riots, insurrection, war, terrorism, bioterrorism, fire,
earthquake, inclement weather including rain, flood or other natural disaster or other reason of a like nature not the fault of the party delaying in performing work or doing acts required under the terms of this Lease (but excluding delays due to
financial inability) (herein, “Force Majeure Delay(s)”), then performance of such act shall be excused for the period of such Force Majeure Delay and the period for the performance of any such act shall be extended for a period
equivalent to the period of such delay. The provisions of this Section 31.17 shall not apply to nor operate to excuse Tenant from the payment of Monthly Base Rent, or any Additional Rent or any other payments strictly in accordance with the
terms of this Lease. 
 31.18 Counterparts. This Lease may be executed in one or more counterparts, each of which shall
constitute an original and all of which shall be one and the same agreement. 
 31.19 Nondisclosure of Lease Terms.
Tenant acknowledges and agrees that the terms of this Lease are confidential and constitute proprietary information of Landlord. Disclosure of the terms could adversely affect the ability of Landlord to negotiate other leases and impair
Landlord’s relationship with other tenants. Accordingly, Tenant agrees that it, and its partners, officers, directors, shareholders, members, managers, employees, agents and attorneys, shall not intentionally and voluntarily disclose the terms
and conditions of this Lease to any newspaper or other publication, or real estate agent, either directly or indirectly, without the prior written consent of Landlord, provided, however, that Tenant may disclose the terms to prospective subtenants
or assignees under this Lease. 
 31.20 Tenant’s Authority. If Tenant executes this Lease as a partnership,
corporation or limited liability company, then Tenant and the persons and/or entities executing this Lease on behalf of Tenant represent and warrant that: (a) Tenant is a duly organized and existing partnership, corporation or limited liability
company, as the case may be, and is qualified to do business in the state in which the Premises are located; (b) such persons and/or entities executing this Lease are duly authorized to execute and deliver this Lease on Tenant’s behalf;
and (c) this Lease is binding upon Tenant in accordance with its terms. Tenant shall provide to Landlord a copy of any documents reasonably requested by Landlord evidencing such qualification, organization, existence and authorization within
ten (10) days after Landlord’s request. Tenant represents and warrants to Landlord that Tenant is not, and the entities or individuals constituting Tenant or which may own or control Tenant or which may be owned or controlled by Tenant are
not, (i) in violation of any Laws relating to terrorism or money laundering, or (ii) among the 

  
 33 

 
individuals or entities identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying suspected terrorists or on the most current list published by the U.S.
Treasury Department Office of Foreign Assets Control at its official website, http://www.treas.gov/ofac/tllsdn.pdf or any replacement website or other replacement official publication of such list. 

31.21 Intentionally Omitted. 
 31.22 No Option. The submission of this Lease for examination or execution by Tenant does not constitute a reservation of or option for the Premises and this Lease shall not become effective as a
Lease until it has been executed by Landlord and delivered to Tenant. 
 31.23 Options and Rights in General. Any option
(each an “Option” and collectively, the “Options”), including without limitation, any option to extend, option to terminate, option to expand, right to lease, right of first offer, and/or right of first refusal,
granted to Tenant is personal to the original Tenant executing this Lease or a Permitted Transferee and may be exercised only by the original Tenant executing this Lease while occupying the entire Premises and without the intent of thereafter
assigning this Lease or subletting the Premises or a Permitted Transferee and may not be exercised or be assigned, voluntarily or involuntarily, by any person or entity other than the original Tenant executing this Lease or a Permitted Transferee.
The Options, if any, granted to Tenant under this Lease are not assignable separate and apart from this Lease, nor may any Option be separated from this Lease in any manner, either by reservation or otherwise. Tenant will have no right to exercise
any Option, notwithstanding any provision of the grant of option to the contrary, and Tenant’s exercise of any Option may be nullified by Landlord and deemed of no further force or effect, if (i) Tenant is in Default under the terms of
this Lease (or if Tenant would be in such Default under this Lease but for the passage of time or the giving of notice, or both) as of Tenant’s exercise of the Option in question or at any time after the exercise of any such Option and prior to
the commencement of the Option event, (ii) Tenant has sublet all or more than fifty percent (50%) of the Premises except pursuant to a Permitted Transfer, or (iii) Landlord has given Tenant two (2) or more notices of Default,
whether or not such Defaults are subsequently cured, during any twelve (12) consecutive month period of this Lease. Each Option granted to Tenant, if any, is hereby deemed an economic term which Landlord, in its sole and absolute discretion,
may or may not offer in conjunction with any future extensions of the Term. 
 [NO FURTHER TEXT ON THIS PAGE; SIGNATURES ON
FOLLOWING PAGE] 

  
 34 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the date first above written.

 Tenant: 
  

			
	ORCHARD SUPPLY HARDWARE LLC,
	a Delaware limited liability company
		
	By:	 	 /s/ Mark Baker

	Name:	 	 Mark Baker

	Title:	 	 President and CEO

 [SIGNATURE CONTINUED ON THE FOLLOWING PAGE] 

  
 35 

 Landlord: 
  

															
	 LBA RIV-COMPANY XVII, LLC,
 a Delaware limited liability company,

			
		 	By:	 	LBA REIT IV, LLC
		 		 	 a Delaware limited liability company
 its Sole Member and Manager

				
		 		 	By:	 	LBA Realty Fund IV, L.P.
		 		 		 	 a Delaware limited partnership
 its Sole Manager

					
		 		 		 	By:	 	LBA Management Company IV, LLC
		 		 		 		 	 a Delaware limited liability company
 its General Partner

						
		 		 		 		 	By:	 	LBA Realty LLC
		 		 		 		 		 	 a Delaware limited liability company
 its Manager

							
		 		 		 		 		 	By:	 	LBA Inc.
		 		 		 		 		 		 	 a California corporation
 its Managing Member

								
		 		 		 		 		 		 	By:	 	 /s/ Perry Schonfeld

		 		 		 		 		 		 	Name:	 	 Perry Schonfeld

		 		 		 		 		 		 	Title:	 	 Authorized Signatory

  

					
	For LBA Office Use Only: Prepared & Reviewed by:	 	  
	 	

  
 36 

 EXHIBIT A 
 BUILDING FLOOR PLAN 
 

 

  
 EXHIBIT A

 -1- 

 EXHIBIT B 
 PREMISES SITE PLAN 
 

 

  
 -1-

 EXHIBIT C 

INTENTIONALLY OMITTED 

  
 -1-

 EXHIBIT D 

NOTICE OF LEASE TERM DATES 
 Date: 
 To: 
  

	 	Re:	                     dated
                     (“Lease”) by and between 

                             , a
                                        
(“Landlord”), and 

                       
                 , a                      (“Tenant”)
for the premises 
 commonly known as,
                                         
        (“Premises”). 
 Dear : 

In accordance with the above-referenced Lease, we wish to advise and/or confirm as follows: 

 

	•	 	 That Tenant has accepted and is in possession of the Premises and acknowledges the following: 

 

	 	•	 	 Term of the Lease: 

  

	 	•	 	 Commencement Date: 

  

	 	•	 	 Expiration Date: 

  

	 	•	 	 Rentable Square Feet: 

  

	•	 	 That in accordance with the Lease, rental payments will/has commence(d) on
                     and rent is payable in accordance with the following schedule: 

 

					
	 Months
	  	Monthly Base Rent	 
	 00/00/0000 – 00/00/0000
	  	$	00,000.00	  
		
	 00/00/0000 – 00/00/0000
	  	$	00,000.00	  
		
	 00/00/0000 – 00/00/0000
	  	$	00,000.00	  

  

	•	 	 Rent is due and payable in advance on the first day of each and every month during the Term of the Lease. 

  
 D-1

	•	 	 Your rent checks should be made payable to: 

  

													
		 	  
	 		  		 		 		 	
		 	  
	 		  		 		 		 	
		 	  
	 		  		 		 		 	
						
	ACCEPTED AND AGREED	 		  		 		 		 	
				
	TENANT:	 		  		 	LANDLORD:
					
	  
	 	, a	  		 	  
	 	, a
	  
	 		  		 	  
	 	
							
	By:	 	  
	 		  		 	By:	 	  
	 	
	Name:	 	  
	 		  		 	Name:	 	  
	 	
	Its:	 	  
	 		  		 	Its:	 	  
	 	

  
 D-2

 EXHIBIT E 

RULES AND REGULATIONS 
 1. Intentionally omitted. 
 2. Tenant shall not cause any
unnecessary janitorial labor by carelessness or indifference to the good order and cleanliness of the Premises. Landlord shall not in any way be responsible to Tenant for loss of property on the Premises, however occurring, or for any damage to
Tenant’s property by any janitors or any other employee or any other person. 
 3. Tenant, upon termination of its
tenancy, shall deliver to Landlord the keys of all doors which have been furnished to, or otherwise procured by Tenant. 
 4.
Landlord will not be responsible for loss of, or damage to, any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other property shall be repaired at the expense of
Tenant. 
 5. Tenant shall not use any method of heating or air-conditioning other than that supplied to the Building by
Landlord. 
 6. Landlord shall not be liable for damages for any error with regard to the admission to or exclusion from
the Building of any person. 
 7. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used
for any purpose other than that for which they were constructed, and no foreign substances of any kind whatsoever shall be thrown therein. 
 8. Intentionally omitted. 
 9. Tenant shall store all its trash and
garbage within the trash receptacles for the Premises. Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal
shall be made in accordance with directions reasonably issued from time to time by Landlord. 
 10. Tenant shall not use
the name of the Building, if any, in connection with, or in promoting or advertising, the business of Tenant, except for Tenant’s address. 
 11. Tenant assumes any and all responsibility for protecting the Premises from theft, robbery and pilferage. Such responsibility shall include keeping doors locked and other means of entry to the
Premises closed. 
 12. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s
Parties. 

  
 E-1

 13. Tenant shall not without Landlord’s consent, which may be given or withheld
in Landlord’s sole and absolute discretion, receive, store, discharge, or transport firearms, ammunition, or weapons or explosives of any kind or nature at, on or from the Premises. 

  
 E-2

 EXHIBIT F 

ESTOPPEL CERTIFICATE 
 The undersigned, Orchard Supply Hardware LLC, a Delaware limited liability company(the “Tenant”) under that certain Single-Tenant Commercial/Industrial Lease (NNN) dated October 28, 2011
(the “Lease”), by and between LBA RIV-Company XVII, LLC,, as Landlord, and Orchard Supply Hardware LLC, as Tenant, covering the premises commonly known as 2650 N. MacArthur Drive, Tracy, CA 95376 (the “Premises”), hereby
certifies that as of the date hereof: 
 1. The Lease is in full force and effect and has not been modified or amended,
except as stated above. 
 2. The term of the Lease commenced on
                    , 2011 (the “Commencement Date”) and will continue for a period of two hundred forty (240) months following the
Commencement Date until                     , 2031, subject to any termination rights as provided in the Lease. 

3. No rent has been paid more than one month in advance of its due date. 

4. Tenant has not received nor has Tenant given any notice of default pursuant to the terms of the Lease. 

5. Tenant has no option to renew or extend the Term of the Lease
except:                    . 
 6. Tenant has no preferential right to purchase the Premises or any portion of the Building/Premises except:
                                         
                                         
                              . 

7. The Lease has: (Initial One) 
 (    ) not been amended, modified, supplemented, extended, renewed or assigned. 
 (    ) been amended, modified, supplemented, extended, renewed or assigned by the following described agreements, copies of which are attached hereto:
                                         
                   . 
 8.
Tenant has accepted and is now in possession of the Premises and has not sublet, assigned or encumbered the Lease, the Premises or any portion thereof except as follows:
                                         
                                         
                      . 
 9. The current Base Rent is $                    ; and current monthly parking charges are
$                    . 

  
 F-1

 10. The amount of security deposit (if any) is
$                    . No other security deposits have been made. 
 11. All rental payments payable by Tenant have been paid in full as of the date hereof. No rent under the Lease has been paid for more than thirty (30) days in advance of its due date.

 12. All work required to be performed by Landlord under the Lease has been completed and has been accepted by Tenant,
and all tenant improvement allowances have been paid in full except
                                        .

 This Estoppel Certificate is given solely for your information and may not be relied upon by any other person or entity, nor
shall it in any way create any liability in, or provide any right of action against Orchard Supply Hardware LLC, its officers, directors, agents, employees and representatives. 

 

			
	ORCHARD SUPPLY HARDWARE LLC
		
	By:	 	  

	Print Name:	 	Michael Fox
	Title :	 	 Vice President of Real Estate,

General Counsel & Secretary

  
 F-2

 EXHIBIT G 

ENVIRONMENTAL QUESTIONNAIRE AND DISCLOSURE STATEMENT 
 See Attached 

 HAZARDOUS SUBSTANCES SURVEY FORM 

The purpose of this form is to obtain information regarding the use of Hazardous Substances on the Premises. Prospective Tenants should
answer the questions in light of their proposed operations on the Premises. Existing Tenants should answer the questions as they relate to ongoing operations on the Premises and should update any information previously submitted. If additional space
is needed to answer the questions, you may attach separate sheets of paper to this form. 
 Your cooperation in this matter is
appreciated. Any questions should be directed to, and when completed, the form should be mailed to: 
  

					
		 	  
	  	
			
		 	  
	  	
			
		 	  
	  	
			
		 	  
	  	

  

	1.	GENERAL INFORMATION 

  

							
	Company Name:	 	  

							
				
	Check Applicable Status: Prospective Tenant:	 	  
	  	        Current Tenant:	  	  

							
		
	Mailing Address:	 	  

							
		
	Contact Person & Title:	 	  

							
		
	Phone #: (    )	 	  

							
		
	Address of Premises:	 	  

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

 
  
  

 
  
  

 

  
 G-2

	2.	STORAGE OF HAZARDOUS SUBSTANCES 

  

	2.1	Will any Hazardous Substances be used or stored on the Premises? 

  

					
	Wastes	  	Yes                     	  	No                     
			
	Chemical Products	  	Yes                     	  	No                     

 Attach the list of any Hazardous Substances to be used or stored, the quantities that will be on Site at
any given time, and the location and method of storage. 
  

	3.	STORAGE TANKS & SUMPS 

  

	3.1	Is any above or belowground storage of gasoline, diesel, or other Hazardous Substances in tanks or sumps proposed or currently conducted on the Premises?

  

					
	Yes                     	  	No                     	  	

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

	
	  

	
	  

  

	3.2	Have any of the tanks or sumps been inspected or tested for 16ikage? 

 

					
	Yes                     	  	No                     	  	

 If so, attach results. 
  

	3.3	Have any spills or leaks occurred from such tanks or sumps? 

  

					
	Yes                     	  	No                     	  	

 If so, describe. 
  

	
	  

	
	  

  

	3.4	Were any regulatory agencies notified of the spill or leak? 

  

					
	Yes                     	  	No                     	  	

 If so, attach copies of any spill reports filed, any clearance letters or other correspondence from
regulatory agencies relating to the spill or leak. 

  
 G-3

	3.5	Have any underground storage tanks or sumps been taken out of service or been removed? 

 

					
	Yes                     	  	No                     	  	

 If yes, attach copies of any closure permits and clearance obtained from regulatory agencies relating to
closure and removal of such tanks. 
  

	4.	SPILLS 

  

	4.1	During the past year, have any spills occurred on the Premises? 

  

					
	Yes                     	  	No                     	  	

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

	4.2	Were any agencies notified in connection with such spills? 

  

					
	Yes                     	  	No                     	  	

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

 

	4.3	Were any cleanup actions undertaken in connection with the spill? 

  

					
	Yes                     	  	No                     	  	

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

	
	  

	
	  

	
	  

	
	  

  

	5.	WASTE MANAGEMENT 

  

	5.1	Has your company been issued an EPA Hazardous Waste Generator 1.D. Number? 

 

					
	Yes                     	  	No                     	  	

  
 G-4

	5.2	Has your company filed a biennial report as a hazardous waste generator? 

 

					
	Yes                     	  	No                     	  	

 If so, attach a copy of the most recent report files. 

 

	5.3	Attach a list of the Hazardous Substances, if any, generated or to be generated at the Premises, its hazard class and the quality generated on a monthly basis.

  

	5.4	Describe the method(s) of disposal for each substance. Indicate where and how often disposal will take place. 

 

	
	  

	
	  

	
	  

	
	  

  

	5.5	Indicate the name of the person(s) responsible for maintaining copies of hazardous manifests completed for off-site shipments of Hazardous Substances.

  

	5.6	Is any treatment or processing of Hazardous Substances currently conducted or proposed to be conducted at the Premises: 

 

					
	Yes                     	  	No                     	  	

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

 

	
	  

	
	  

	
	  

	
	  

  

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

 

	6.	WATER TREATMENT / DISCHARGE 

  
 G-5

	6.1	Do you discharge waste water to: 

  

							
	             storm drain?	  		  	             sewer?	  	
				
	             surface water:	  		  	             no industrial discharge.	  	

  

	6.2	Is your wastewater treated before discharge? 

  

					
	Yes                     	  	No                     	  	

 If yes, describe the type of treatment conducted. 

 

	
	  

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

  

	7.	AIR DISCHARGES 

  

	7.1	Do you have any filtration systems or stacks that discharge into the air? 

 

					
	Yes                     	  	No                     	  	

  

	7.2	Do you operate any of the following types of equipment, or any other equipment requiring an air emissions permit? 

 

					
	              
	 		 	Spray booth
			
	  
	 		 	Dip tank
			
	  
	 		 	Drying overt
			
	  
	 		 	Incinerator
			
	  
	 		 	Other
                                         
         
			
	  
	 		 	No Equipment Requiring Air Permits

  

	7.3	Are air emissions from your operation monitored? 

  

					
	Yes                     	  	No                     	  	

 If so, indicate the frequency of monitoring and a description of the monitoring results. 

 

	
	  

  

	7.4	Attach copies of any air emissions permits pertaining to your operations on the Premises. 

  
 G-6

	8.	HAZARDOUS SUBSTANCES DISCLOSURES 

  

	8.1	Does your company handle Hazardous Substances in a quantity equal to or exceeding an aggregate of 500 pound, S gallons, or 200 cubic feet?

  

					
	Yes                     	  	No                     	  	

  

	8.2	Has your company prepared a Hazardous Substances management plan (“Business Plan”) pursuant to the Fire Department requirements for the County in which
the Premises is located? 

  

					
	Yes                     	  	No                     	  	

  

	8.3	Are any of the chemicals used in your operation regulated under Proposition 65? 

 

					
	Yes                     	  	No                     	  	

 If so, describe the actions taken, or proposed actions to be taken, to comply with the proposition.

  

	8.4	Describe the procedure followed to comply with OSHA Hazard Communication Standard requirements. 

 

	9.	ENFORCEMENT ACTIONS, COMPLAINTS 

  

	9.1	Has your company ever been subject to any agency enforcement actions, administrative orders, or consent decrees? 

 

					
	Yes                     	  	No                     	  	

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

	9.2	Has your company ever received requests for information, notice or demand letters, or any other inquiries regarding its operation? 

 

					
	Yes                     	  	No                     	  	

  

	9.3	Have there ever been, or are there now pending, any lawsuits against the company regarding any environmental or health and safety concerns?

  

					
	Yes                     	  	No                     	  	

  

	9.4	Has an environmental audit ever been conducted at your company’s current facility? 

 

					
	Yes                     	  	No                     	  	

  
 G-7

	9.5	Have there been any problems or complaints from neighbors at the company’s current facility? 

 

					
	Yes                     	  	No                     	  	

  

			
	  

	Company	 	

			
		
	By:	 	  

			
	Title:	 	  

			
		
	Date:	 	  

  
 G-8

 Exhibit G 

 

	1.	General Information 

 Orchard Supply
Hardware LLC 
 Current Tenant 
 6450
Via del Oro, San Jose, CA 95119 
 Contact Person, Title, Phone # 
 Anita Haws, Director of Real Estate, Asset Management, (408) 361-2599 
 On all
correspondence, please cc: 
 Michael W. Fox, Senior Vice President, General Counsel and Secretary 

6450 Via Del Oro, San Jose, CA 95119 
 Premises
Address: 
 2650 N. MacArthur Dr., Tracy, CA 95376 
 Describe the proposed operations. Existing Tenants should describe any proposed changes to ongoing operations: 
 We are an existing Tenant. There are no expected changes to ongoing operations. 
  

	2.	Storage of Hazardous Substances 

 2.1
Will any Hazardous Substances be used or stored on the Premises? Attach the list of any Hazardous Substances to be used or stored, the quantities that will be on site at any given time, the location, and method of storage. 

 

			
	Wastes	  	Yes
	Chemical Products	  	Yes

 See attached items 1, 2, 3, and 4 
 The quantities noted in the above attachments vary from time to time. In addition to the specified items, other items typically sold in Tenant’s retail stores from time to time will be stored in, and
distributed from the Premises. 
  

	3.	Storage Tank and Sumps 

 3.1 Is any
above or below ground storage of gasoline, diesel or other Hazardous Substances in tanks or sumps proposed or currently conducted on the Premises? 
 Yes 
 See attached item 4 for materials stored, type, size, construction. 

See attached item 5 for copies of the permit for such substances 
 3.2 Have any of the tanks or sumps been inspected or tested for leakage? 
 Yes 

See attached item 6 - Septic tank pumped and cleaned 7/26/11 
 3.3 Have any spills or leaks occurred from such tanks or sumps? 
 No 

  
 G-9

 3.4 Were any regulatory agencies notified of the spill or leak? 

N/A 
 3.5 Have any underground storage
tanks or sums been taken out of service or been removed? 
 Yes 
 See attached item 7 
  

	4.	Spills 

 4.1 During the past year,
have any spills occurred on the Premises? 
 No 
 4.2 Were any agencies notified in connection with such spills? 
 N/A 

4.3 Were any cleanup actions undertaken in connection with the spill? 
 N/A 
  

	5.	Waste Management 

 5.1 Has your
company been issued an EPA ID number? 
 Yes 
 5.2 Has your company filed a biennial report as a hazardous waste generator? 
 No, it is not
required 
 5.3 List the Hazardous Substances, if any, generated at the Premise, its Hazard Class and the quantity generated on a monthly
basis. 
 See attached item 8 
 In
addition, other substances may be generated from time to time consistent with the Premises’ being the Distribution Center for Tenant’s retail stores. 
 5.4 Describe the method of disposal for each substance. Indicate where and how often disposal will take place. 
 See attached item 8 
 5.5 The name of the person(s) responsible for maintaining copies of
hazardous waste manifests completed for off-site shipments of Hazardous Substances. 
 Arnold Monize, Loss Prevention Lead 

Scott McClung, Facility Director 
 5.6 Is
any treatment or processing of Hazardous Substances currently conducted or proposed? 
 No 

5.7 Attached copies of any hazardous waste permits or licenses issued to your company with respect to its operations on the Premises. 

See attached item 9 

  
 G-10

	6.	Water Treatment/Discharge 6.1 No industrial discharge 

  

	6.1	Is your wastewater treated before discharge? N/A 

 Water from the battery wash area is collected by Safety Kleen 
 Water from the oil water separator
is collected by Safety Kleen 
 Water from the truck wash is collected by Mountain Valley Septic 

 

	7.	Air Discharges 

 7.1 Do you have
any filtration systems or stacks that discharge into the air? No 
 7.2 Do you operate any of the following types of equipment, or any
other equipment requiring an air emissions permit? 
 Generator 
 7.3 Are your air emissions monitored? 
 Periodic self-monitoring 

7.4 See attached item # 10 for air emissions pertaining to the operations on the Premises. 

 

	8.	Hazardous Substance Disclosures 

 8.1
Does your company handle Hazardous Substances in a quantity equal to or exceeding an aggregate of 500 lbs, 5 gallons, or 200 cubic feet? 

Yes 
 8.2 Has your company prepared a
Hazardous Substance management plan (“Business Plan”) pursuant to the Fire Department requirements for the County in which the Premises is located? 
 Yes 
 8.3 Are any of the chemicals used in your operation regulated under Proposition 65?
If so, describe the actions taken, or proposed actions to be taken to comply with the proposition. 
 Yes, Proposition 65 information Program is
posted for all associates near the Production Control Office at the entrance of the warehouse and is available in the OSH Safety Manual. Vendors are responsible for required product labeling. 
 8.4 Describe the procedure followed to comply with OSHA Hazard Communication Standard Requirements. 
  

	 	•	 	 Products are labeled when they come in from the vendor/manufacturer. 

 

	 	•	 	 Products with defaced or missing labels are disposed of as Hazardous Waste. 

 

	 	•	 	 The OSH written Hazardous Communications Program is posted for all associates near the Production Control Office at the entrance of the warehouse and
is available in the OSH Safety Manual. 

  

	 	•	 	 Hazardous Communication information is noted at the Associate Orientation and must be completed before beginning work with these products.

  

	 	•	 	 MSDS/Poison Control Helpline numbers are posted on phones. MSDS are maintained by a service and are available within 15 minutes as needed.

  

	 	•	 	 Hazardous Waste Program Best Practices are updated regularly 

  
 G-11

	9.	Enforcement Actions, Complaints. 

 9.1
Has your company ever been subject to any agency enforcement actions, administrative orders, or consent decrees? 
 No, however we have had
inspections from the local CUPA 
 9.2 Has your company ever received request for information, notice or demand letter, or any other
inquiries regarding its operation? 
 Yes, during the normal course of business we receive requests for information. 

9.3 Have there ever been, or are there now pending, any lawsuits against the company regarding any environmental or health and safety concerns?

 No 
 9.4 Has an environmental
audit ever been conducted at your current facility? 
 Yes, during the normal course of business has had audits conducted. 

9.5 Have there been any problems or complaints from neighbors at the company’s current facility? 

No 

  
 G-12

 EXTENSION OPTION 

RIDER NO. 1 TO LEASE 
 This Rider No. 1 is made and entered into by and between LBA RIV-COMPANY XVII, LLC, a Delaware limited liability company (“Landlord”), and ORCHARD SUPPLY HARDWARE LLC, a Delaware
limited liability company (“Tenant”), as of the day and year of the Lease between Landlord and Tenant to which this Rider is attached. Landlord and Tenant hereby agree that, notwithstanding anything contained in the Lease to the contrary,
the provisions set forth below shall be deemed to be part of the Lease and shall supersede any inconsistent provisions of the Lease. All references in the Lease and in this Rider to the “Lease” shall be construed to mean the Lease (and all
Exhibits and Riders attached thereto), as amended and supplemented by this Rider. All capitalized terms not defined in this Rider shall have the same meaning as set forth in the Lease. 

1. Landlord hereby grants to Tenant three (3) options (collectively, the “Extension Options”, and each, an
“Extension Option”) to extend the Term of the Lease for three (3) additional periods of sixty (60) months each (collectively, the “Option Terms”, and each, an “Option Term”), on the same terms, covenants and
conditions as provided for in the Lease during the initial Term, except for the Monthly Base Rent, which shall initially be equal to the greater of: (a) the Monthly Base Rent payable by Tenant during the last month of the then current Term
immediately preceding the Option Term or (b) the “fair market rental rate” for the Premises for the Option Term as defined and determined in accordance with the provisions of the Fair Market Rental Rate Rider attached to the Lease as
Rider No. 2, subject to fair market annual rent adjustments during the Option Term. If Landlord determines that the Monthly Base Rent for the Option Term is to be the Monthly Base Rent payable by Tenant during the last month of the then current
Term pursuant to Section 1(a) above, such determination shall be conclusive, Tenant shall have no right to object thereto, and the Landlord and Tenant shall avoid the formal fair market value determination process. If, however, Landlord
determines that the Monthly Base Rent for the applicable Option Term is to be the fair market rental rate, then such fair market rental rate shall be determined in accordance with the Fair Market Rental Rate Rider attached to the Lease as Rider
No. 2. 
 2. An Extension Option must be exercised, if at all, by written notice (“Extension Notice”)
delivered by Tenant to Landlord no sooner than that date which is twelve (12) months and no later than that date which is nine (9) months prior to the expiration of the then current Term of the Lease. Provided Tenant has properly and
timely exercised the Extension Option, the then current Term of the Lease shall be extended by the Option Term, and all terms, covenants and conditions of the Lease shall remain unmodified and in full force and effect, except that the Monthly Base
Rent shall be as set forth above and except that the number of remaining Extension Options (if any) shall be reduced by one. 

  
 Rider No. 1 -
1 

 FAIR MARKET RENTAL RATE 

RIDER NO. 2 TO LEASE 
 This Rider No. 2 is made and entered into by and between LBA RIV-COMPANY XVII, LLC, a Delaware limited liability company (“Landlord”), and ORCHARD SUPPLY HARDWARE LLC, a Delaware limited
liability company (“Tenant”), as of the day and year of the Lease between Landlord and Tenant to which this Rider is attached. Landlord and Tenant hereby agree that, notwithstanding anything contained in the Lease to the contrary, the
provisions set forth below shall be deemed to be part of the Lease and shall supersede any inconsistent provisions of the Lease. All references in the Lease and in this Rider to the “Lease” shall be construed to mean the Lease (and all
Exhibits and Riders attached thereto), as amended and supplemented by this Rider. All capitalized terms not defined in this Rider shall have the same meaning as set forth in the Lease. 

1. The term “fair market rental rate” as used in this Rider and any Rider attached to the Lease means the annual amount
per square foot, projected for each year of the Option Term (including annual adjustments), that a willing, non-equity tenant (excluding sublease and assignment transactions) would pay, and a willing landlord of a comparable quality building located
in the Tracy, California area would accept, in an arm’s length transaction (what Landlord is accepting in then current transactions for the Building may be used for purposes of projecting rent for the Option Term), for space of comparable size,
quality and floor height as the Premises, taking into account the age, quality and layout of the existing improvements in the Premises, and taking into account items that professional real estate brokers or professional real estate appraisers
customarily consider, including, but not limited to, rental rates, space availability, tenant size, tenant improvement allowances, parking charges and any other lease considerations, if any, then being charged or granted by Landlord or the lessors
of such similar buildings. All economic terms other than Monthly Base Rent, such as tenant improvement allowance amounts, if any, operating expense allowances, parking charges, etc., will be established by Landlord and will be factored into the
determination of the fair market rental rate for the Option Term. Accordingly, the fair market rental rate will be an effective rate, not specifically including, but accounting for, the appropriate economic considerations described above.

 2. If Landlord determines that the Option Term’s initial Monthly Base Rent is to be based on the fair market
rental rate for the Premises, the Landlord shall provide written notice of Landlord’s determination of the fair market rental rate not later than sixty (60) days after the last day upon which Tenant may timely exercise the right giving
rise to the necessity for such fair market rental rate determination. Tenant shall have thirty (30) days (“Tenant’s Review Period”) after receipt of Landlord’s notice of the fair market rental rate within which to accept
such fair market rental rate or to reasonably object thereto in writing. Failure of Tenant to so object to the fair market rental rate submitted by Landlord in writing within Tenant’s Review Period shall conclusively be deemed Tenant’s
approval and acceptance thereof. If within Tenant’s Review Period Tenant reasonably objects to or is deemed to have disapproved the fair market rental rate submitted by Landlord, Landlord and Tenant will meet together with their respective
legal counsel to present and discuss their individual determinations of the fair market rental rate for the Premises under the parameters set forth in Paragraph 1 above and shall diligently and in good

  
 Rider No. 2 -
1 

 
faith attempt to negotiate a rental rate on the basis of such individual determinations. Such meeting shall occur no later than ten (10) days after the expiration of Tenant’s Review
Period. The parties shall each provide the other with such supporting information and documentation as they deem appropriate. At such meeting if Landlord and Tenant are unable to agree upon the fair market rental rate, they shall each submit to the
other their respective best and final offer as to the fair market rental rate. If Landlord and Tenant fail to reach agreement on such fair market rental rate within five (5) business days following such a meeting (the “Outside Agreement
Date”), then the determination of the fair market rental rate shall be made by appraisal in accordance with the provisions of Section 3 below. 
 3. (a) Landlord and Tenant shall each appoint one (1) independent appraiser who shall by profession be an M.A.I. certified real estate appraiser who shall have been active over the five
(5) year period ending on the date of such appointment in the leasing of commercial (including office) properties in the Tracy, California area. The determination of the appraisers shall be limited solely to the issue of whether Landlord’s
or Tenant’s last proposed (as of the Outside Agreement Date) best and final fair market rental rate for the Premises is the closest to the actual fair market rental rate for the Premises as determined by the appraisers, taking into account the
requirements specified in Section 1 above. Each such appraiser shall be appointed within ten (10) business days after the Outside Agreement Date. 
 (b) The two (2) appraisers so appointed shall within ten (10) business days after the date of the appointment of the last appointed appraiser agree upon and appoint a third appraiser who shall
be qualified under the same criteria set forth hereinabove for qualification of the initial two (2) appraisers. 
 (c) The
three (3) appraisers shall within ten (10) business days after the appointment of the third appraiser reach a decision as to whether the parties shall use Landlord’s or Tenant’s submitted best and final fair market rental rate,
and shall notify Landlord and Tenant thereof. During such ten (10) business day period, Landlord and Tenant may submit to the appraisers such information and documentation to support their respective positions as they shall deem reasonably
relevant and Landlord and Tenant may each appear before the appraisers jointly to question and respond to questions from the appraisers. 
 (d) The decision of the majority of the three (3) appraisers shall be binding upon Landlord and Tenant and neither party shall have the right to reject the decision or to undo the exercise of the
applicable Option. If either Landlord or Tenant fails to appoint an appraiser within the time period specified in Section 3(a) hereinabove, the appraiser appointed by one of them shall within ten (10) business days following the date on
which the party failing to appoint an appraiser could have last appointed such appraiser reach a decision based upon the same procedures as set forth above (i.e., by selecting either Landlord’s or Tenant’s submitted best and final fair
market rental rate), and shall notify Landlord and Tenant thereof, and such appraiser’s decision shall be binding upon Landlord and Tenant and neither party shall have the right to reject the decision or to undo the exercise of the applicable
Option. 
 (e) If the two (2) appraisers fail to agree upon and appoint a third appraiser, either party, upon ten
(10) days written notice to the other party, can apply to the Presiding Judge of the Superior Court of San Joaquin County to appoint a third appraiser meeting the 

  
 Rider No. 2 -
2 

 
qualifications set forth herein. The third appraiser, however, selected shall be a person who has not previously acted in any capacity for ether party. 

(f) The cost of each party’s appraiser shall be the responsibility of the party selecting such appraiser, and the cost of the third
appraiser (or arbitration, if necessary) shall be shared equally by Landlord and Tenant. 
 (g) If the process described
hereinabove has not resulted in a selection of either Landlord’s or Tenant’s submitted best and final fair market rental rate by the commencement of the applicable Option Term, then the fair market rental rate estimated by Landlord will be
used until the appraiser(s) reach a decision, with an appropriate rental credit and other adjustments for any overpayments of Monthly Base Rent or other amounts if the appraisers select Tenant’s submitted best and final estimate of the fair
market rental rate. The parties shall enter into an amendment to this Lease confirming the terms of the decision. 

  
 Rider No. 2 -
3Articles of Association of the Registrant

 Exhibit 4.1 
 

 
 UNOFFICIAL TRANSLATION OF 

THE ARTICLES OF ASSOCIATION 
 of: 
 QIAGEN N.V. 

with corporate seat in Venlo 
 dated 30 June 2011 
 Name, Seat. 

Article 1. 
  

			
		
	1.1.	  	The name of the company is: QIAGEN N.V.
		
	1.2.	  	The company is established at Venlo, the Netherlands.

 Objects. 
 Article 2. 
 The objects of the company are: 

 

	a.	to incorporate, acquire, participate in, finance, manage and to have any other interest in other companies or enterprises of any nature; 

 

	b.	to perform activities in the field of the biotechnology industry; 

  

	c.	to raise funds by way of securities, bank loans, bond issues, notes and to borrow in any other way, to lend, to provide guarantees, including guarantees for debts of
other persons, to assume commitments in the name of any enterprises with which it may be associated within a group of companies, 

and to perform all acts which in the broadest sense of the term, may be connected with or may be conducive to the foregoing. 

Capital. 
 Article 3.

  

			
		
	3.1.	  	The authorised capital of the Company amounts to nine million euro (EUR 9,000,000), divided into four hundred and ten million (410,000,000) ordinary shares of one eurocent (EUR
0.01) each, forty million (40,000,000) financing preference shares of one eurocent (EUR 0.01) each and four hundred and fifty million (450,000,000) preference shares of one eurocent (EUR 0.01) each.
		
	3.2.	  	Where in these articles of association reference is made to shares and shareholders it shall include respectively the ordinary shares, the financing preference shares and the
preference shares and the holders of ordinary shares, the holders of financing preference shares and the holders of preference shares unless the contrary is expressly stated.

 Issuance of shares. Pre-emptive rights. 
 Article 4. 
  

			
		
	4.1.	  	The supervisory board shall have the power to resolve upon the issue of shares and to determine the price and further terms and conditions of such share issue, if and in so far as
the supervisory board has been designated by the general meeting of shareholders, hereinafter referred to as: the general meeting, as the authorized “orgaan” (corporate

			
		
		  	body) for this purpose. A designation as referred to above shall only be valid for a specific period of no more than five years and may from time to time be extended with a period
of no more than five years.
		
	4.2.	  	If a designation as referred to in paragraph 1 is not in force, the general meeting of shareholders shall have power to resolve upon the issue of shares, but only upon the
proposal of and for a price and against such further terms and conditions to be determined by the supervisory board.
		
	4.3.	  	In the event of an issue of ordinary shares, the shareholders shall have a pre-emptive right in proportion to the number of ordinary shares which they own. Holders of preference
shares and holders of financing preference shares shall have no pre-emptive right in respect of shares to be issued. Holders of ordinary shares shall have no pre-emptive right in respect of preference shares or financing preference shares to be
issued. In respect of the issue of shares there shall be no pre-emptive right to shares issued against a contribution other than in cash or issued to employees of the company or of a group company. The supervisory board shall have the power to limit
or exclude any pre-emptive rights to which shareholders shall be entitled, but only if and in so far as it has been granted such authority by the general meeting, and provided further that the supervisory board can only exercise such authority if at
that time it also has authority to resolve upon the issue of shares. The provisions in the second sentence of paragraph 1 of this article shall equally apply.
		
	4.4.	  	If a designation as referred to in paragraph 3 is not in force, the general meeting shall have power to limit or exclude any pre-emptive rights to which shareholders shall be
entitled, but only upon the proposal of the supervisory board.
		
	4.5.	  	A resolution by the general meeting in accordance with paragraph 3 or 4 of this article requires in order to be validly adopted a majority of at least two-thirds of the votes
cast in a meeting of shareholders if less than fifty per cent (50%) of the issued share capital is present or represented.
		
	4.6.	  	A previous or simultaneous approving resolution of each group of holders of shares of the same class whose rights are prejudiced by such issue shall be required for the validity of
a resolution of the general meeting to issue shares or to designate the supervisory board as referred to above.
		
	4.7.	  	This article 4 shall equally apply to the granting of rights to subscribe for shares, but shall not apply to the issue of shares to a person who exercises a previously acquired
right to subscribe for shares, in which case no pre-emptive right exists.
		
	4.8.	  	A resolution to issue preference shares shall only be valid in the event that:

			
		
	1)	 	in the opinion of the supervisory board, a Person, who is not a Founding Shareholder of the company as defined below, shall, alone or pursuant to a mutual arrangement for
co-operation jointly with one or more other Persons, directly or indirectly have acquired or given notice of an intent to acquire (beneficial) ownership of a nominal amount of ordinary shares or financing preference shares, which in aggregate equals
twenty percent (20%) or more of the share capital of the company then outstanding in the form of ordinary shares and of financing preference shares; or

			
		
	2)	 	the supervisory board shall declare any Person to be an Adverse Person, upon a determination that such Person,
		
		 	alone or together with its Affiliates and Associates, has become the (beneficial) owner of a nominal amount of ordinary shares or financing preference shares which the supervisory
board determines to be substantial (which amount shall in no event be less than ten per cent (10%) of the shares then outstanding) and a determination by the supervisory board after reasonable inquiry and investigation, which may include a
review of the public record regarding such Person and any information the supervisory board may request from such Person and consultation with such persons as such board members shall deem appropriate, that (a) such (beneficial) Ownership by
such Person is intended to cause the company to repurchase the shares (beneficially) owned by such Person or to cause pressure on the company to take action or enter into a transaction or series of transactions intended to provide such Person with
short-term financial gain under circumstances where such members of the supervisory board determine that the best long term interest of the company and its shareholders would not be served by taking such action or entering into such transaction or
series of transactions at that time or (b) such (beneficial) ownership by such Person is causing or is reasonably likely to cause a material adverse impact (including but not limited to, impairment of relationships with customers or impairment
of the company’s ability to maintain its competitive position) on the business prospects of the company. The holding of shares, or the acquisition of shares for the purposes of the preceding sentence includes the having of a right of usufruct
or a right of pledge, or the acquisition of a right of usufruct or a right of pledge, in or on shares, insofar as in addition to this the voting right vests in the holder of a usufruct or pledge. A Person shall be deemed the (“beneficial)
owner” of and shall be deemed to (“beneficially) own” any shares:

			
		
	(i)	  	which such Person or any of such Person’s Affiliates or Associates (beneficially) owns, directly or indirectly, where a (beneficial) owner of a share includes any Person who,
directly or indirectly, has or shares (a) voting power which includes the power to vote, or to direct the voting of such shares; and/or (b) investment power which includes the power to dispose, or to direct the disposition of, such
shares;
		
	(ii)	  	of which such Person or any of such Person’s Affiliates or Associates, directly or indirectly, has the right to acquire (beneficial) ownership pursuant to any agreement,
arrangement or understanding, or upon the exercise of conversion rights, exchange rights, rights, warrants or options, or otherwise; or
		
	(iii)	  	which are (beneficially) owned, directly or indirectly, by any other Person (or any Affiliate or Associate of such other Person) with which such Person or any of such Person’s
Affiliates or Associates has any agreement, arrangement or understanding for the purpose of acquiring, holding, voting or disposing of any securities of the company.

			
		
		 	Notwithstanding anything in this provision to the contrary, the phrase “then outstanding,” when used with reference to a Person’s (beneficial) ownership of securities
of the company, shall mean the total number of shares of the company then issued and outstanding together with the number of such shares not then actually issued and outstanding which such Person would be deemed to own (beneficially) hereunder. As
used above, the term “Associate” of a specified Person means a Person that directly or indirectly controls or is controlled by, or is under common control with, the Person specified and the term “Affiliate” means (i) any
corporation or organization of which such Person is an officer or partner or is, directly or indirectly, the (beneficial) owner of ten percent (10%) or more of any class of equity securities, (ii) any trust or other estate in which such
Person has a substantial beneficial interest or as to which such Person serves as trustee or in a similar fiduciary capacity, or (iii) any relative or spouse of such Person, or any relative of such spouse, who has the same home as such Person.
“Person”, for the purposes of this paragraph, shall mean any natural Person, company, government or political subdivision, agency or instrumentality of a government, and a “Founding Shareholder”, for the purposes of this
paragraph, shall include those persons who acquired shares pursuant to the deed of incorporation of the company.

			
		
	4.9.	  	A resolution to grant a right to subscribe for preference shares shall only be valid if the exercise of such right is subject to an event as described in paragraph
8.
		
	4.10.	  	All notifications to shareholders must be made in accordance with the provisions relating to the convening of a general meeting as set out in article 30,
paragraph 2.

 Issuance price. Payment of shares. 

Article 5. 
  

			
		
	5.1.	  	Without prejudice to what has been provided in section 2:80.2 Civil Code, shares shall at no time be issued below par. Ordinary shares and financing preference shares must be fully
paid up upon issue.
		
		  	Preference shares may be issued against partial payment, with the proviso that the obligatory payable part of the nominal amount (call) must be equal in respect of each preference
share - regardless of the time of issue of such preference share - and that at least one-fourth part of the nominal amount must be paid upon subscription for the share.
		
	5.2.	  	The managing board may with the approval of the supervisory board resolve on which day and up to which amount a further call must be paid on preference shares which have not yet
been paid up in full. The managing board shall give immediate notice of such resolution to the holders of preference shares; the period intervening between that notice and the day, on which the call must have been paid, must be at least thirty
days.
		
	5.3.	  	Payment must be made in cash to the extent that no other contribution has been agreed upon. If the company so agrees, payment in cash can be made in a currency other than Dutch
currency.
		
		  	In the event of payment in a foreign currency the obligation to pay is fulfilled to the extent of the sum for which the payment is freely convertible into Dutch currency.
The

			
		
		  	decisive factor is the rate of exchange on the day of payment, or as the case may be after application of the next sentence, on the day mentioned therein.
		
		  	The company can require payment at the rate of exchange on a certain day within two months prior to the ultimate day on which payment must be made, provided the shares or depositary
receipts issued therefor shall immediately upon their issue be admitted to a listing at a stock exchange outside of the Netherlands.

 Acquisition by the company of its shares. 
 Article 6. 

Subject to authorisation by the general meeting and with due observance of the other provisions of Section 2:98 Civil Code, the managing board may
cause the company to acquire for consideration fully paid up shares in its own share capital. 
 Reduction of capital. Cancellation of
shares. 
 Article 7. 
 With due observance of the provisions of Section 2:99 Civil Code, upon the proposal of the supervisory board, the general meeting may resolve to reduce the issued capital by cancelling shares or by
reducing the nominal amount of the shares by an amendment of the company’s articles of association. The shares referred to in such resolution must be designated therein and provisions for the implementation of the resolution must be made
therein. 
 Cancellation with repayment of shares or partial repayment on shares or release from the obligation to pay up as referred to in
Section 2:99 Civil Code may also be made or be given exclusively with respect to ordinary shares or exclusively with respect to preference shares or exclusively with respect to financing preference shares. 

A partial repayment or release must be made pro rata to all shares concerned. The pro rata requirement may be waived with the consent of all the
shareholders concerned. 
 Shares. Share certificates. 
 Article 8. 
  

			
		
	8.1.	  	Shares shall be issued in registered form only and shall be numbered consecutively, the ordinary shares from 1 onwards, the preference shares from P1 onwards and the financing
preference shares from F1 onwards.
		
	8.2.	  	No share certificates shall be issued for preference shares and financing preference shares.
		
	8.3.	  	Ordinary shares shall be available at the discretion of the supervisory board:

			
		
	(i)	 	either in the form of an entry in the share register without issue of a share certificate; shares of this type are referred to in these articles of association as type I
shares; or
		
	(ii)	 	in the form of an entry in the share register with issue of a share certificate, which share certificate shall consist of a “mantel” (main part) only; shares of this type
are referred to in these articles of association as type II shares.

			
		
	8.4.	  	Notwithstanding the competence of a shareholder to convert its ordinary shares of a certain type into ordinary shares of another type, the supervisory board can resolve that the
registration in the register of type I shares can only be effected for a specific minimum number of ordinary shares, to be determined by the supervisory board.

			
		
	8.5.	  	At the discretion of the supervisory board, single or multiple share certificates shall be issued for type II shares. If a shareholder transfers one or more, but not all, of his
ordinary shares represented by a multiple share certificate, the company shall upon his written request issue a share certificate for the remaining ordinary shares initially represented by such share certificate, provided the original share
certificate has been delivered to the company simultaneously with such request.
		
	8.6.	  	On behalf of the company, all share certificates shall be signed by or on behalf of a managing director; the signature may be effected by printed facsimile. In addition all share
certificates may be validly signed on behalf of the company by one or more persons designated by the managing board for that purpose.
		
	8.7.	  	All share certificates shall be identified by numbers and/or letters.
		
	8.8.	  	The supervisory board can determine that for the purpose to permit or facilitate trading of shares at a foreign stock exchange, share certificates shall be issued in such form as
the supervisory board may determine, in order to comply with the requirements set by such foreign exchange.

 Missing or damaged share certificates. 
 Article 9. 

 

			
		
	9.1.	  	Upon written request by or on behalf of a shareholder, missing or damaged share certificates may be replaced by new share certificates bearing the same numbers and/or letters,
provided the shareholder who has made such request, or the person making such request on his behalf, provides satisfactory evidence of his title and, in so far as applicable, the loss of the share certificates to the supervisory board, and further
subject to such conditions as the supervisory board may deem appropriate.
		
	9.2.	  	If, as and when the supervisory board deems such appropriate, the replacement of missing share certificates may be made subject to the publication of the request, also stating the
numbers and/or letters of the missing share certificates, in at least three daily published newspapers to be designated by the supervisory board, which publication must be repeated twice at intervals of at least one month. In such case new share
certificates may not be issued until six months have expired since the last publication, unless the original share certificates have been previously produced to the company.
		
	9.3.	  	The issue of a new share certificate shall render the share certificates which it replaces invalid.

Share register. 

Article 10. 

			
		
	10.1.	  	Notwithstanding the applicable statutory provisions in respect of registered shares, a share register shall be kept by or on behalf of the company, which register shall be regularly
updated and, at the discretion of the managing board, may, in whole or in part, be kept in more than one copy and at more than one address.
		
		  	Part of the register may be kept abroad in order to comply with applicable foreign statutory provisions or applicable provisions set by a foreign stock exchange.
		
	10.2.	  	Each shareholder’s name, his address and such further information as required by law and such further information as the managing board deems appropriate, whether at the
request of a shareholder or not, shall be recorded in the register.

			
		
	10.3.	  	The form and the contents of the register shall be determined by the managing board with due observance of the provisions of paragraphs 1 and 2 of this article.
		
	10.4.	  	Upon his request a shareholder shall be provided with written evidence of the contents of the register with regard to the shares registered in his name free of charge, and the
statement so issued may be validly signed on behalf of the company by a person to be designated for that purpose by the managing board.
		
	10.5.	  	The provisions of paragraphs 1 up to and including 4 of this article shall equally apply to persons who hold a right of usufruct or a right of pledge on one or more
shares.
		
	10.6.	  	The managing board and supervisory board shall have power and authority to permit inspection of the register and to provide information recorded therein as well as any other
information regarding the direct or indirect shareholding of a shareholder of which the company has been notified by that shareholder to the authorities entrusted with the supervision and/or implementation of the trading of securities on a foreign
stock exchange on behalf of the company and its shareholders, in order to comply with applicable foreign statutory provisions or applicable provisions set by such foreign stock exchange, if and to the extent such requirements apply to the company
and its shareholders as a result of the listing of shares in the share capital of the company on such stock exchange or the registration of such shares or the registration of an offering of such shares under applicable foreign securities
laws.
		
	10.7.	  	Any shareholder shall, upon written request, have the right during the usual hours for business to inspect the company’s share register and a list of its shareholders and their
addresses and shareholdings, and to make copies or extracts therefrom. The request shall be directed to the managing directors of the company at its registered office in the Netherlands or at its principal place of
business.

 Conversion of type I and type II shares. 

Article 11. 

			
		
	11.1.	  	Subject to the provisions of article 8, the holder of type I shares may, upon his written request, cause the company to convert such number of his type I shares into an identical
number of type II shares as set forth in such request, against the simultaneous issuance of the corresponding share certificates.
		
	11.2.	  	Subject to the provisions of article 8, the holder of type II shares may upon his written request and against simultaneous delivery to the company of the share certificates issued
for such type II shares, cause the company to convert such number of type II shares into an identical number of type I shares as set forth in such request.
		
	11.3.	  	Such request shall, if the managing board so requires, be made on a form to be obtained from the company free of
charge.

 Transfer of shares. 

Article 12. 
  

			
		
	12.1.	  	The transfer of title to shares or the transfer of title to or a termination of a right of usufruct on shares or the creation or release of a right of usufruct or of a right of
pledge on shares shall be effected by way of a written instrument of transfer, and in accordance with the (further) provisions set forth in section 2:86, or, as the case may be, section 2:86c, Civil
Code.

			
		
		  	If it concerns a type II share, the corresponding share certificate must be delivered to the company. The company can only acknowledge the transfer of a type II share by endorsement
on the share certificate or by issuance of a new share certificate to the transferee, at the discretion of the managing board.
		
	12.2.	  	The provisions of paragraph 1 of this article shall equally apply to (i) the allotment of shares in the event of a judicial partition of any community of property,
(ii) the transfer of a registered share as a consequence of foreclosure of a right of pledge and (iii) the creation of limited rights in rem on a registered share.
		
	12.3.	  	Any requests made pursuant to and in accordance with the provisions of articles 9, 10 and 11 and this article 12 may be sent to the company at such address(es) as to be determined
by the managing board, at all times including an address in the municipality or city where a stock exchange on which shares in the share capital of the company are listed has its principal place of business.
		
	12.4.	  	The company is authorized to charge such amounts as may be determined by the managing board provided they do not exceed cost price, to persons who have made a request pursuant to
and in accordance with the provisions of articles 9, 10 and 11 and this article 12.

Restriction on the transfer of preference shares. 
 Article 13. 

			
		
	13.1.	  	Each transfer of preference shares shall require the approval of the supervisory board. The approval shall be applied for in writing, stating the name and address of the intended
transferee, as well as the price or other consideration which the intended transferee is willing to pay or give.
		
	13.2.	  	If the approval is refused, the supervisory board shall at the same time designate one or more prospective purchasers who are willing and able to purchase all the shares to which
the request for approval relates, against cash payment at a price to be fixed mutually by the transferor and the supervisory board within two months following such designation.
		
	13.3.	  	If, within three months of receipt by the company of the request to approve the intended transfer, the transferor has not received a written notice to that end from the company or
due written refusal to approve the transfer was not simultaneously accompanied by the designation of one or more prospective purchasers as referred to in paragraph 2, the approval to transfer shall be deemed granted following expiry of said period
or upon receipt of the notice of refusal.
		
	13.4.	  	If the transferor and the supervisory board have failed to reach agreement on the price meant in paragraph 2 within two months of the refusal of the approval, such price shall be
fixed by an expert, to be designated by the transferor and the managing board by mutual agreement or, failing agreement about that within three months following the refusal of the approval, by the President of the Chamber of Commerce and Industry in
the district in which the Company has its corporate seat according to its articles of association, at the request of the party who is first to take action.

			
		
	13.5.	  	The transferor shall have the right to abandon the transfer, provided he so notifies the managing board in writing within one month of his being informed of both the name of the
designated prospective purchaser(s) and the fixed price.
		
	13.6.	  	In the event of approval of the transfer in the sense of paragraph 1 or paragraph 3 the transferor shall be entitled to transfer all shares, to which his request relates, to the
purchaser mentioned in the request at the price or consideration mentioned by him, referred to in paragraph 1 of this article.
		
	13.7.	  	The costs connected with the transfer for the Company may be charged to the new transferee.

Usufructuaries. Pledgees. Holders of depositary receipts. 
 Article 14. 

			
		
	14.1.	  	The usufructuary, who in conformity with the provisions of section 2:88, Civil Code has no right to vote, and the pledgee who in conformity with the provisions of section 2:89,
Civil Code has no right to vote, shall not be entitled to the rights which by law have been conferred on holders of depositary receipts for shares issued with the cooperation of the company.
		
	14.2.	  	Where in these articles of association persons are mentioned who are entitled to attend meetings of shareholders, this shall include the holders of depositary receipts for shares
issued with the cooperation of the company, and persons who in pursuance of section 2:88.4 or section 2:89.4, Civil Code have the rights that by law have been conferred on holders of depositary receipts for shares issued with the cooperation of the
company.

 Managing board. 

Article 15. 

			
		
	15.1.	  	The company shall be managed by a managing board consisting of one or more managing directors under the supervision of the supervisory board. The number of members of the managing
board shall be determined by the supervisory board.
		
	15.2.	  	 Managing directors shall be appointed by the general meeting upon the joint meeting of the supervisory board and the managing board
- hereinafter referred to as: the “Joint Meeting” - having made a binding nomination for each vacancy. The managing board shall invite the Joint Meeting to make a nomination within sixty days, such that for each
appointment a choice can be made from at least two persons. However, the general meeting may at all times overrule the binding nature of such a nomination by a resolution adopted by at least a two thirds majority of the votes cast, if such majority
represents more than half the issued share capital. A second general meeting as referred to in article 2:120, paragraph 3 Civil Code may not be convened.
  

The nomination shall be included in the notice of the general meeting at which the appointment shall be considered.

 
 If a nomination has not been made or has not been made in due time, this shall be
stated in the notice and the general meeting shall make such appointment at its discretion. The managing directors appointed by the general meeting shall be appointed for the period commencing on the date following the annual general meeting which
must be held by virtue of section 2:108.2, Civil Code up to and including the date of that meeting held in the following financial year.

			
		
	15.3.	  	With due observance of these articles of association, the supervisory board may adopt a “directiereglement” (rules governing the internal organisation, hereinafter the
“management rules”) and the supervisory board shall have authority to amend the management rules from time to time.
		
		  	Furthermore, the supervisory board may divide the duties among the managing directors, whether or not by way of a provision to that effect in the management rules. The management
rules shall include directions to the managing board concerning the general financial, economic, personnel and social policy of the company, to be taken into consideration by the managing board in the performance of its duties.
		
	15.4.	  	The company has a policy in the area of remuneration of the managing board. The policy will be adopted by the general meeting upon a proposal of the supervisory board. The
remuneration of members of the managing board will, with due observance of the policy as referred to in the preceding sentence, be determined by the supervisory board.

Suspension or dismissal of managing directors. 
 Article 16. 

			
		
	16.1.	  	The general meeting shall at all times be entitled to suspend or dismiss a managing director. The general meeting may only adopt a resolution to suspend or dismiss a managing
director by at least a two thirds majority of the votes cast, if such majority represents more than half of the issued share capital, unless the proposal was made by the Joint Meeting in which case a simple majority is sufficient.
		
		  	A second general meeting as referred to in Article 2:120, paragraph 3 Civil Code may not be convened.
		
	16.2.	  	The supervisory board shall also at all times be entitled to suspend (but not to dismiss) a managing director. Within three months after a suspension of a managing director has
taken effect, a general meeting of shareholders shall be held, in which meeting a resolution must be adopted to either terminate or extend the suspension for a maximum period of another three months. If neither such resolution is adopted nor the
general meeting of shareholders has resolved to dismiss the managing director, the suspension shall terminate after the period of suspension has expired.
		
		  	The managing director shall be given the opportunity to account for his actions at that meeting.

Representation. 

Article 17. 

			
		
	17.1.	  	The entire managing board as well as each managing director acting individually may represent the company and bind it vis-a-vis third parties.
		
	17.2.	  	 The managing board may grant special and general powers of attorney to persons, whether or not such persons are employed by the company,
authorizing them to represent the company and bind it vis-a-vis third parties. The scope and limits of such powers of attorney shall be determined by the managing board. The managing board may in addition grant to such persons such titles as it
deems appropriate.
  
 The powers of the managing board in this
paragraph 2 shall be subject to the approval of the supervisory board to be specified in a resolution adopted pursuant to Article 19, paragraph 1.

			
		
	17.3.	  	The managing board shall have power to enter into and perform agreements and all “rechtshandelingen” (legal acts) contemplated thereby as specified in section 2:94.1,
Civil Code in so far as such power is not expressly excluded or limited by any provision of these articles or by any resolution of the supervisory board.

Chairman of the managing board. Resolutions of the managing board. 
 Article 18. 

			
		
	18.1.	  	The supervisory board shall appoint one of the managing directors as chairman of the managing board, who shall have the title of Chief Executive Officer.
		
	18.2.	  	Resolutions of the managing board shall be validly adopted, if adopted by simple majority of votes, at least one of whom so voting in favour of the proposal must be the chairman.
Each managing director has the right to cast one vote. In case of absence a managing director may issue a proxy, however, only to another managing director.
		
	18.3.	  	The managing board may adopt resolutions without holding a meeting, provided such resolutions are adopted in writing or by legible and reproducible electronic communications and no
managing director has objected to this method of adoption of a resolution.
		
	18.4.	  	A certificate signed by a managing director confirming that the managing board has adopted a particular resolution, shall constitute evidence of such resolution vis-a-vis third
parties.
		
	18.5.	  	The management rules shall include provisions on the manner of convening board meetings and the internal procedure at such meetings. These meetings may be held by telephone
conference communications, as well as by video communications, provided all participating managing directors can hear each other simultaneously.

Mandatory prior approval for management action. 
 Article 19. 

			
		
	19.1.	  	Without prejudice to any other applicable provisions of these articles of association, the managing board shall require the prior approval of the supervisory board for any action
specified from time to time by a resolution to that effect adopted by the supervisory board, of which the managing board has been informed in writing.
		
	19.2.	  	Without prejudice to any other applicable provisions of these articles of association, the managing board shall require the approval of the general meeting of shareholders if
required by law and the provisions of these articles of association.

 Prevented
from acting. 
 Article 20. 
 In case a managing director is “belet of ontstent” (prevented from acting), the remaining managing directors or managing director shall temporarily be responsible for the entire management. In
case all managing directors are, or the only managing director is prevented from acting, one or more persons appointed by the supervisory board for this purpose from time to time shall be temporarily responsible for the management. 

Supervisory board. 

Article 21. 

			
		
	21.1.	  	The supervisory board shall be responsible for supervising the policy pursued by the managing board and the general course of affairs of the company and the
business

			
		
		  	enterprise which it operates. The supervisory board shall assist the managing board with advice relating to the general policy aspects connected with the activities of the company.
In fulfilling their duties the supervisory directors shall serve the interests of the company and the business enterprise which it operates.
		
	21.2.	  	The managing board shall provide the supervisory board in good time with all relevant information as well as with all other information as the supervisory board may request, in
connection with the exercise of its duties.
		
	21.3.	  	The general meeting shall determine the compensation of the members of the supervisory board, upon the (non-binding) recommendation by the compensation committee. Expenses incurred
by the supervisory directors shall be reimbursed.

 Number of supervisory
directors. Appointment. 
 Article 22. 

			
		
	22.1.	  	The supervisory board shall consist of such number of members as the Joint Meeting may from time to time determine, with a minimum of three members. Notwithstanding the provisions
of paragraph 2 of this article the supervisory directors shall be appointed by the general meeting upon the Joint Meeting having made a binding nomination for each vacancy. Article 15, paragraph 2 applies equally. The supervisory directors appointed
by the general meeting shall be appointed for the period commencing on the date following the annual general meeting which must be held by virtue of section 2:108.2, Civil Code up to and including the date of that meeting held in the following
financial year.
		
	22.2.	  	If during a financial year a vacancy occurs in the supervisory board, the supervisory board may appoint a supervisory director who will cease to hold office at the next following
annual general meeting as referred to in the previous paragraph. The supervisory board may in such manner appoint supervisory directors up to a maximum of one third (1/3) of the number of supervisory directors as determined in accordance with
paragraph 1 of this article.
		
	22.3.	  	The supervisory board shall appoint one of its members as its chairman.
		
	22.4.	  	Whenever a supervisory director must be appointed by the general meeting the information referred to in section 2:142.3, Civil Code shall be made available to the shareholders for
their prior inspection.

 Organisation of the supervisory board.

 Article 23. 

			
		
	23.1.	  	With due observance of these articles of association, the supervisory board may adopt a “commissarissen reglement” (rules governing the internal organisation of the
supervisory board, hereinafter the “supervision rules”) and it may further establish such committees as it shall deem appropriate, provided that the powers and authority of such committees are set forth in the supervision
rules.
		
	23.2.	  	The supervisory board may decide that one or more of its members shall have access to all premises of the company and that they shall be authorized to examine all books,
correspondence and other records and to be fully informed of all actions which have taken place.

			
		
	23.3.	  	At the expense of the company, the supervisory board may obtain such advice from experts as the supervisory board deems desirable for the proper fulfilment of its
duties.
		
	23.4.	  	If there is only one supervisory director in office, such supervisory director shall have all rights and obligations granted to and imposed on the supervisory board and the chairman
of the supervisory board by law and by these articles of association.

 Suspension
or dismissal of supervisory directors. 
 Article 24. 

			
		
	24.1.	  	The general meeting shall at all times be entitled to suspend or dismiss a supervisory director. Article 16, paragraph 1, second and third sentence applies equally.
		
	24.2.	  	Within three months after a suspension of a supervisory director has taken effect, a general meeting shall be held, in which meeting a resolution must be adopted to either terminate
or extend the suspension for a maximum period of another three months. If neither such resolution is adopted nor the general meeting of shareholders has resolved to dismiss the supervisory director, the suspension shall terminate after the period of
suspension has expired. The supervisory director shall be given the opportunity to account for his actions at that meeting.

 Resolutions by the supervisory board. 
 Article 25. 

			
		
	25.1.	  	Resolutions of the supervisory board shall be validly adopted, if adopted by simple majority of votes in a meeting at which the majority of the supervisory directors is present or
represented. Each supervisory director has the right to cast one vote. In case of absence, a supervisory director may issue a proxy, however, only to another supervisory director. The supervisory board may also adopt resolutions without holding a
meeting, provided such resolutions are adopted in writing or by legible and reproducible electronic communications and no supervisory director has objected to this method of adoption of a resolution.
		
	25.2.	  	A certificate signed by a supervisory director confirming that the supervisory board has adopted a particular resolution, shall constitute evidence of such resolution vis-a-vis
third parties.
		
	25.3.	  	The managing directors shall attend meetings of the supervisory board at the latter’s request.
		
	25.4.	  	The supervisory board shall meet whenever two or more of its members or the managing board so requests. Meetings of the supervisory board shall be convened by the chairman of the
supervisory board, either at the request of two or more supervisory directors or at the request of the managing board, or by the supervisory directors requesting the meeting to be held. If the chairman fails to convene a meeting so that it can be
held within four weeks of the receipt of the request, the supervisory board members making the request are entitled to convene the meeting.
		
	25.5.	  	The supervisory rules shall include provisions on the manner of convening board meetings and the internal procedure at such meetings. These meetings may be held by telephone
conference communications, as well as by video communications, provided all participating supervisory directors can hear each other simultaneously.

 Joint Meeting. Resolutions of the Joint Meeting. 

Article 26. 

			
		
	26.1.	  	The Joint Meeting as referred to in these articles of association consists of the members of the supervisory board and the members of the managing board. The sole responsibility of
the Joint Meeting shall be to make a binding nomination for each vacancy in the managing board and the supervisory board and the actions as referred to in article 16, paragraph 1 and article 22, paragraph 1.
		
	26.2.	  	The chairman of the supervisory board is the chairman of the Joint Meeting. The Joint Meeting shall appoint one of its members as secretary.
		
	26.3.	  	The Joint Meeting may only adopt resolutions if the majority of the members of the supervisory board and the majority of the members of the managing board are present or represented
in such meeting. Resolutions of the Joint Meeting shall be validly adopted, if adopted by simple majority of votes. Each member of the Joint Meeting has the right to cast one vote. In case of absence a member of the Joint Meeting may issue a proxy,
however, only to another member of the Joint Meeting.
		
	26.4.	  	The Joint Meeting may adopt its resolutions without holding a meeting, provided that such resolutions are adopted in writing or by legible and reproducible electronic communications
and no member of the Joint Meeting has objected to this method of adoption of a resolution.
		
	26.5.	  	A certificate signed by the chairman of the Joint Meeting confirming that the Joint Meeting has adopted a particular resolution, shall constitute evidence of such resolution
vis-a-vis third parties.
		
	26.6.	  	The Joint Meeting shall adopt Joint Meeting rules. The Joint Meeting rules shall include provisions on the manner of convening meetings and the internal procedure at such meetings.
These meetings may be held by telephone conference communications, as well as by video communications, provided all participating members can hear each other simultaneously.

Indemnification. 

Article 27. 

			
		
	27.1.	  	The company shall indemnify any person who was or is a party or is threatened to be made a party to any threatened, pending or completed action, suit or proceeding, whether civil,
criminal, administrative or investigative (other than an action by or in the right of the company) by reason of the fact that he is or was a supervisory director, managing director, officer or agent of the company, or was serving at the request of
the company as a supervisory director, managing director, officer or agent of another company, a partnership, joint venture, trust or other enterprise, against all expenses (including attorneys’ fees) judgments, fines and amounts paid in
settlement actually and reasonably incurred by him in connection with such action, suit or proceeding if he acted in good faith and in a manner he reasonably believed to be in or not opposed to the best interests of the company, and, with respect to
any criminal action or proceeding, had no reasonable cause to believe his conduct was unlawful or out of his mandate. The termination of any action, suit or proceeding by a judgment, order, settlement, conviction, or upon a plea of nolo contendere
or its equivalent, shall not, of itself, create a presumption that the person did not act in good faith and not in a manner which he

			
		
		  	reasonably could believe to be in or not opposed to the best interests of the company, and, with respect to any criminal action or proceeding, had reasonable cause to believe that
his conduct was unlawful.
		
	27.2.	  	The company shall indemnify any person who was or is a party or is threatened to be made a party to any threatened, pending or completed action or proceeding by or in the right of
the company to procure a judgment in its favor, by reason of the fact that he is or was a supervisory director, managing director, officer or agent of the company, or is or was serving at the request of the company as a supervisory director,
managing director, officer or agent of another company, a partnership, joint venture, trust or other enterprise, against expenses (including attorneys’ fees) actually and reasonably incurred by him in connection with the defense or settlement
of such action or proceeding if he acted in good faith and in a manner he reasonably could believe to be in or not opposed to the best interests of the company and except that no indemnification shall be made in respect of any claim, issue or matter
as to which such person shall have been adjudged to be liable for gross negligence or wilful misconduct in the performance of his duty to the company, unless and only to the extent that the court in which such action or proceeding was brought or any
other court having appropriate jurisdiction shall determine upon application that, despite the adjudication of liability but in view of all the circumstances of the case, such person is fairly and reasonably entitled to indemnification against such
expenses which the court in which such action or proceeding was brought or such other court having appropriate jurisdiction shall deem proper.
		
	27.3.	  	To the extent that a supervisory director, managing director, officer or agent of the company has been successful on the merits or otherwise in defense of any action, suit of
proceeding, referred to in paragraphs 1 and 2, or in defense of any claim, issue or matter therein, he shall be indemnified against expenses (including attorney’s fees) actually and reasonable incurred by him in connection
therewith.
		
	27.4.	  	Any indemnification by the company referred to in paragraphs 1 and 2 shall (unless ordered by a court) only be made upon a determination that indemnification of the supervisory
director, managing director, officer or agent is proper in the circumstances because he had met the applicable standard of conduct set forth in paragraphs 1 and 2. Such determination shall be
made:

  

	 	(a)	either by the supervisory board by a majority vote in a meeting consisting of supervisory directors who were not parties to such action, suit or proceeding; or

  

	 	(b)	if the majority referred to under (a) adopts a resolution to that effect, by independent legal counsel in a written opinion; or 

 

	 	(c)	by the general meeting of shareholders. 

			
		
	27.5.	  	Expenses incurred in defending a civil or criminal action, suit or proceeding may be paid by the company in advance of the final disposition of such action, suit or proceeding upon
a resolution of the supervisory board with respect to the specific case upon receipt of an undertaking by or on behalf of the supervisory director, managing director, officer or agent to repay such amount if it shall ultimately be determined that he
is not entitled to be indemnified by the company as authorized in this article.

			
		
	 27.6.
	  	The indemnification provided for by this article shall not be deemed exclusive of any other right to which a person seeking indemnification may be entitled under any by-laws,
agreement, resolution of the general meeting of shareholders or of the disinterested supervisory directors or otherwise, both as to actions in his official capacity and as to actions in another capacity while holding such position, and shall
continue as to a person who has ceased to be a supervisory director, managing director, officer or agent and shall also inure to the benefit of the heirs, executors and administrators of such a person.
		
	27.7.	  	The company shall have the power to purchase and maintain insurance on behalf of any person who is or was a supervisory director, managing director, officer or agent of the company,
or is or was serving at the request of the company as a supervisory director, managing director, officer, employee or agent of another company, a partnership, joint venture, trust or other enterprise, against any liability asserted against him and
incurred by him in any such capacity or arising out of his capacity as such, whether or not the company would have the power to indemnify him against such liability under the provisions of this article.
		
	27.8.	  	Whenever in this article reference is made to the company, this shall include, in addition to the resulting or surviving company also any constituent company (including any
constituent company of a constituent company) absorbed in a consolidation or merger which, if its separate existence had continued, would have had the power to indemnify its supervisory directors, managing directors, officers and agents, so that any
person who is or was a supervisory director, managing director, officer or agent of such constituent company, or is or was serving at the request of such constituent company as a supervisory director, managing director, officer or agent of another
company, a partnership, joint venture, trust or other enterprise, shall stand in the same position under the provisions of this article with respect to the resulting or surviving company as he would have with respect to such constituent company if
its separate existence had continued.

 General meeting of shareholders.

 Annual general meeting of shareholders. 
 Article 28. 

			
		
	28.1.	  	The annual general meeting shall be held within six months after the close of the financial year.
		
	28.2.	  	At this general meeting the following subjects shall be considered:

 

	 	a.	the written annual report prepared by the managing board on the course of business of the company and the conduct of its affairs during the past financial year, and the
report of the supervisory board on the annual accounts; 

  

	 	b.	the adoption of the annual accounts; 

  

	 	c.	the filling of any vacancies in the managing board and the supervisory board; 

 

	 	d.	the proposals placed on the agenda by the managing board or by the supervisory board, together with proposals made by shareholders in accordance with paragraph 2 of
Article 31. 

			
		
	28.3.  
	  	If the agenda of a general meeting includes the granting of discharge to the members of the managing board and the supervisory board with respect to the performance of their duties
in the respective financial year, the item of discharge will be put on the agenda as a separate item for the managing board and the supervisory board, respectively.

Extraordinary general meetings. 

Article 29. 

			
		
	29.1.	  	Extraordinary general meetings shall be held as often as deemed necessary by the managing board and/or the supervisory board and shall be held if one or more shareholders and other
persons entitled to attend such meetings jointly representing at least forty per cent (40%) of the issued share capital make a written request to that effect to the managing board or supervisory board, specifying in detail the business to be
considered.
		
	29.2.	  	If the managing board or the supervisory board fail to comply with a request referred to in paragraph 1 of this article in such manner that the general meeting can be held within
twelve weeks after the request, the persons who have made the request may convene the meeting themselves.

 Place and notice of the general meetings. 
 Article 30.

			
		
	30.1.	  	General meetings shall be held at Amsterdam, Haarlemmermeer (Schiphol Airport), Rotterdam, Arnhem, Maastricht, Venlo or The Hague. The notice convening the meeting shall inform the
shareholders and other persons entitled to attend the general meeting accordingly.
		
	30.2.	  	The notice convening a general meeting shall be given in such manner as shall be authorized by law including but not limited to an announcement published by electronic
means.
		
	30.3.	  	The notice convening a general meeting shall be sent by either the managing board, the supervisory board or the persons who according to the law or these articles of association are
entitled thereto.

 Notice period. Agenda. 

Article 31. 

			
		
	31.1.	  	The notice convening a general meeting shall be given with due observance of the statutory notice period. The notice shall contain the agenda and other meeting materials as required
by applicable law or these articles of association.
		
	31.2.	  	 The agenda shall contain such subjects to be considered at the meeting as the person(s) convening the meeting or requesting the meeting
pursuant to article 29, paragraph 1 shall decide.
  
 Furthermore an item,
which is requested in writing by one or more shareholders, who are entitled thereto pursuant to the law, shall be included in the agenda and announced in the same manner, provided such request is made in writing or by legible and reproducible
electronic communications in the form of a reasoned request or a proposal for a resolution to the supervisory board and the managing board, and such request is received no later than on the sixtieth day prior to the day of the
meeting.

			
		
		  	The agenda shall further specify that resolutions regarding such subjects can only be validly adopted in accordance with article 43, paragraph 1. No valid resolutions can be adopted
at a general meeting of shareholders in respect of subjects which are not mentioned in the agenda.
	
	  
 Chairman of general meetings.
Minutes.
  
 Article 32.

		
	32.1.	  	General meetings shall be presided by the chairman of the supervisory board. In case of absence of the chairman of the supervisory board the meeting shall be presided by any other
person nominated by the supervisory board. The chairman of the meeting shall appoint the secretary of that meeting.
		
	32.2.	  	The secretary of the meeting shall keep the minutes of the business transacted at the meeting, which minutes shall in evidence of their adoption be signed by the chairman and the
secretary.
		
	32.3.	  	The chairman of the supervisory board may request a “notaris” (civil law notary) to include the minutes of the meeting in a “notarieel proces-verbaal” (notarial
report).

 Attendance of general meetings. 

Article 33. 

			
		
	33.1.	  	 All shareholders and other persons entitled to vote at general meetings are entitled to attend the general meetings, to address the
general meeting and to vote, provided that he has notified the managing board in writing of his intention to be present at the meeting or to be represented not later than on the close of business on the third day prior to the day of the meeting,
unless the managing board determines to permit notification within a shorter period of time prior to any such meeting.
  
 For the purpose of the provisions of this paragraph holders of a usufruct who have a voting right and holders of a pledge who have a voting right are put on a par with shareholders.

		
	33.2.	  	The managing board may decide that the business transacted at a shareholders’ meeting can be monitored by electronic means of communication.
		
	33.3.	  	The managing board may decide that each person entitled to attend general meetings (and vote thereat) may, either in person or by written proxy, vote at that meeting and/or
participate in that meeting by electronic means of communication, provided that such person can be identified through the electronic means of communication and that such person can directly monitor the business transacted at the general meeting
concerned. The managing board may attach conditions to the use of the electronic means of communication, provided these conditions are reasonable and necessary for the identification of such person and for the reliability and safety of the
communication. Those conditions shall be made public at the convocation of the general meeting and shall be posted on the company’s website.
		
	33.4.	  	Persons entitled to attend the general meeting are those who at the record date have these rights and have been registered as such in a register designated by the managing board for
that purpose, regardless of who would have been entitled to attend the general meeting if no record date would apply. The record date shall be on such date prior to the day of the general meeting as prescribed by law. The convocation notice for the
meeting

			
		
		  	shall state the record date and the manner in which the persons entitled to attend the general meeting may register and exercise their rights.
		
	33.5.	  	The general meeting may adopt rules regarding, inter alia, the length of time for which shareholders may speak. In so far as such rules are not applicable, the chairman may
determine the time for which shareholders may speak if he considers this desirable with a view to the orderly proceeding of the meeting.
		
	33.6.	  	The shareholders or their proxies must sign the attendance list, stating the number of the shares represented by them - insofar as applicable - the number of votes to be
cast by them.
		
	33.3.	  	The shareholders or their proxies must sign the attendance list, stating the number of the shares represented by them - insofar as applicable - the number of votes to be
cast by them.

 Proxies. 

Article 34. 

			
		
	34.1.	  	Shareholders and other persons entitled to attend a general meeting of shareholders may be represented by proxies duly authorised in writing, and such proxies shall be admitted upon
production of such written instrument.
		
	34.2.	  	All matters regarding the admittance to the general meeting of shareholders, the exercise of voting rights and the result of votings, as well as any other matters regarding the
proceedings at the general meeting of shareholders shall be decided upon by the chairman of that meeting, with due observance of the provisions of section 2:13, Civil Code.

Adoption of resolutions. 

Article 35. 

			
		
	35.1.	  	Unless otherwise stated in these articles, resolutions shall be validly adopted if adopted by a simple majority of votes cast. Blank and invalid votes shall not be counted. The
chairman shall decide on the method of voting and on the possibility of voting by acclamation.
		
	35.2.	  	If the voting concerns the appointment of a person and more than one person has been nominated for appointment, then votes shall be taken until one of the nominees has obtained a
simple majority of the votes cast, unless there is a tie vote concerning the appointment of persons, who have been named in a binding nomination, in which case the person first named in such nomination shall be deemed to have obtained most votes.
The further votes may, at the chairman’s discretion, be taken at a subsequent meeting.
		
	35.3.	  	Except as provided in paragraph 2, in case of an equality of the votes cast the supervisory board shall decide.

Voting right per share. 

Article 36. 
 At the general
meeting of shareholders each share shall confer the right to cast one vote, unless the law or the articles of association provides otherwise. 

 Class meetings. 
 Article 37. 

			
		
	37.1.	  	A class meeting shall be held whenever a resolution by such meeting is required. Furthermore, such meeting shall be held if required by either the managing board or the supervisory
board.
		
	37.2.	  	The articles 30 up to and including 36 shall be equally applicable to resolutions to be adopted by the meeting of holders of shares of a specific class, provided that the notice
shall be sent not later than on the sixth day prior to the meeting, that the meeting itself appoints its chairman and that the meeting of holders of preference shares may also adopt all resolutions outside a meeting if so proposed by the supervisory
board. A resolution outside a meeting is only valid if all holders of preference shares have cast their votes in writing by cable, by telex or by telecopier in favour of the proposal
concerned.

 Annual accounts. Report of the board of management.

 Article 38. 

			
		
	38.1.	  	The financial year of the company shall run from the first day of January up to and including the thirty-first day of December.
		
	38.2.	  	Each year the managing board shall cause annual accounts to be drawn up, consisting of a balance sheet as at the thirty-first day of December and a profit and loss account in
respect of the preceding financial year, together with the explanatory notes thereto. The managing board shall furthermore prepare a report on the course of business of the company in the preceding year.
		
	38.3.	  	The managing board shall, within the provisions of the law, make available: the annual accounts, the annual report, the accountant(s) declaration and all other documents pursuant to
the law.
		
	38.4.	  	The managing board shall draw up the annual accounts in accordance with applicable generally accepted accounting principles and all other applicable provisions of the
law.
		
	38.5.	  	The supervisory board shall on behalf of the company, cause the annual accounts to be examined by one or more registered accountant(s) designated for the purposes by the general
meeting of shareholders or other experts designated for the purpose in accordance with section 2:393, Civil Code. The auditor or the other expert designated shall report on his examination to the supervisory board and the managing board and shall
issue a certificate containing the results thereof. The supervisory board shall ensure that the report on the annual accounts shall be available at the offices of the company for the shareholders.
		
	38.6.	  	Copies of the annual accounts, the annual report of the managing board, the report of the supervisory board, and the information to be added to each of such documents pursuant to
the law shall be made available at the office of the company for inspection by the shareholders and the other persons entitled to attend meetings of shareholders, as from the date of the notice convening the general meeting of shareholders at which
meeting they shall be discussed, until the close thereof.

 Discharge of managing
board and supervisory board. 
 Article 39. 
 If the agenda of a general meeting includes the granting of discharge to the members of the managing board and the supervisory board and if such discharge is granted, the members of

 
the managing board and the supervisory board shall be fully discharged from liability in respect of the exercise of their duties during the financial year concerned, unless a proviso is made by
the general meeting of shareholders, and without prejudice to the provisions of sections 2:138 and 2:149, Civil Code. 
 Profit and loss.

 Article 40. 

			
		
	40.1.	  	 Out of the profit made in any financial year first of all, if possible, shall be distributed on the preference shares the percentage to
be mentioned hereinafter of the amount (call) paid obligatory on those shares as at the commencement of the financial year for which the distribution is made.
  

The above-mentioned percentage shall be equal to the Average Main Refinancing Rates during the financial year for which the distribution is made. Average
Main Refinancing Rate shall be understood to mean the average value on each individual day during the financial year for which the distribution is made of the Main Refinancing Rates prevailing on such day. Main Refinancing Rate shall be understood
to mean the rate of the Main Refinancing Operation as determined and published from time to time by the European Central Bank.
  

If the amount paid obligatory on the preference shares has been decreased or, in pursuance of a resolution on a further call, has been increased in the
financial year for which the above-mentioned distribution is made, the distribution shall be decreased, or, if possible, increased by an amount equalling the above-mentioned percentage of the amount of the decrease, or increase, calculated as from
the date of the decrease, or as from the point of time, at which the further call has become obligatory.
  
 If preference shares have been issued in the course of any financial year, the dividend on the preference shares shall be decreased pro rata for such financial year until the date of issue, in which
connection part of a month shall be counted as a full month.
  
 If and to the
extent that the profit is not sufficient to make the payment referred to in this paragraph in full, the deficit will be distributed against the reserves, with the exception of the reserve which was formed as share premium upon the issue of financing
preference shares.

		
	40.2.	  	In the event of cancellation with repayment of preference shares a distribution will be made on the cancelled preference shares on the day of repayment, which distribution will be
calculated as much as possible in accordance with the provisions of paragraph 1 and 3 of this article and pro rata temporis to be calculated on the period from the day on which a distribution as meant in paragraphs 1 and 3 was made for the last
time - or if the preference shares have been issued following such day: from the day of issue - until the day of repayment, without prejudice to the provisions of article 2:105, paragraph 4 Civil Code.
		
	40.3.	  	If in any financial year the profit meant in paragraph 1 is not sufficient to make the distributions described above in this article and in addition no distribution or only a part
distribution is made from the reserves, as meant in paragraph 1, such that the deficit is not fully distributed, the provisions above in this article and the provisions of paragraphs 4 and 7 shall not be applied until the deficit has been
recovered.

			
		
	40.4.	  	 Out of the profit remaining after application of the previous paragraphs such amounts shall be allocated to reserve as the supervisory
board shall determine.
  
 Insofar as the profit is not allocated to reserve
upon application of the preceding sentence:

  

	 	a.	if possible, a dividend shall be distributed on each financing preference share equalling a percentage calculated on the nominal amount, increased by the amount of
share premium that was paid upon the first issue of financing preference shares and which percentage is related to the average effective yield on the prime interest rate on corporate loans in the United States of America as quoted in the Wall Street
Journal, calculated and fixed in the manner as stated hereinafter. 

  

	 	b.	The percentage of the dividend for the financing preference shares is calculated by taking the average effective yield of the above-mentioned loans, for the last twenty
exchange days, prior to the day on which financing preference shares are issued for the first time or on which the dividend percentage is adjusted, possibly increased or decreased by a maximum of one per cent point, depending on the then prevailing
market conditions, as the managing board shall resolve subject to the approval of the supervisory board. 

  

	 	c.	For the first time on the first of January of the calendar year following on the day after three years have lapsed since the day on which financing preference shares
are issued for the first time and every time three years later, the dividend percentage of all financing preference shares concerned may be adjusted to the then average effective yield of the prime interest rate on corporate loans in the United
States of America as quoted in the Wall Street Journal, calculated and fixed in the manner as stated in b. 

  

			
		
	40.5.	  	If in any financial year the distributions meant above in paragraph 4 of this article have not been made, the provisions of paragraphs 4 second sentence and 7 of this article shall
not be applied until the deficit has been recovered and after the provisions above in paragraphs 1 and 3 become applicable. The managing board shall be authorised subject to the approval of the supervisory board to decide to distribute an amount
equal to the deficit meant in the previous sentence against the reserves, with the exception of the reserve which was formed as share premium upon the issue of financing preference shares.
		
	40.6.	  	If financing preference shares are issued in the course of any financial year, the dividend on the financing preference shares shall be decreased pro rata for such financial year
until the first day of issue.
		
	40.7.	  	Insofar as the profit is not distributed or allocated to reserve upon application of the previous paragraphs of this article, it shall be at the free disposal of the general
meeting, with the proviso that no further dividend will be distributed on the preference shares and the financing preference shares.
		
	40.8.	  	The managing board may with due observance of Article 2:105 Civil Code and with the approval of the supervisory board distribute an interim dividend, if and to the extent that the
profit so permits. Interim dividends may be distributed on one class of shares only.

			
		
	40.9.	  	The general meeting may resolve on a proposal made by the supervisory board wholly or partly to distribute dividends or reserves, instead of cash, in the form of shares in the
capital of the company.
		
	40.10.	  	In the event of cancellation with repayment of financing preference shares a distribution will be made on the cancelled financing preference shares on the day of repayment, which
distribution will be calculated as much as possible in accordance with the provisions of paragraph 4 and 5 of this article that pro rata temporis to be calculated on the period from the day on which a distribution as meant in paragraphs 1 and 3 was
made for the last time - or if the financing preference shares have been issued following such day: from the day of issue - until the day of repayment, without prejudice to the provisions of article 2:105.4 Civil Code.
		
	40.11.	  	A deficit as meant in article 2:104 Civil Code, may only be applied against the share premium formed upon the issue of financing preference shares, if all other reserves are
depleted.
		
	40.12.	  	The company can only declare distributions in so far as its “eigen vermogen” (shareholders equity) exceeds the amount of the paid up and called portion of the share
capital, plus the “wettelijke” (statutory) reserves.

 Distributions
charged to share premium reserves or other reserves. 
 Article 41. 

Notwithstanding the provisions of article 40, paragraph 12, the supervisory board may cause the company to declare distributions out of a share premium
reserve or out of any other reserve shown in the annual accounts, not being a “wettelijke” (statutory) reserve. 
 Distributions.
Payments. 
 Article 42. 

			
		
	42.1.	  	Distributions pursuant to article 40 or article 41 shall be payable as from a date to be determined by the supervisory board. The date of payment on type I shares may differ from
the date of payment on type II shares.
		
	42.2.	  	Distributions under article 40 or article 41 shall be made payable at an address or addresses in the Netherlands, to be determined by the supervisory board, as well as at least one
address in each country where the shares of the company are listed on a stock exchange.
		
	42.3.	  	The supervisory board may determine the method of payment of cash distributions on shares, however as far as type II shares are concerned, with due observance of the provisions of
paragraph 4.
		
	42.4.	  	Cash distributions in respect of type II shares shall, if such distributions are made payable only outside the Netherlands, be paid in the currency of a country where the shares of
the company are listed on a stock exchange, converted at the rate of exchange determined by the Dutch Central Bank at the close of business on a day to be determined for that purpose by the supervisory board. If and in so far as on the first day on
which a distribution is payable, the company is unable to make any such payment, because of governmental action or other exceptional circumstances beyond its control, the supervisory board may instead in that event designate one or more addresses in
the

			
		
		  	Netherlands where such payments shall be made. In such event the provisions of the first sentence of this paragraph shall no longer apply.
		
	42.5.	  	The person entitled to a distribution shall be the person in whose name the share is registered at the date to be determined for that purpose by the supervisory board in respect of
each distribution for the different types of shares, which date should be between the date of determination of distributions and the date of payment.
		
	42.6.	  	Notice of distributions and of the dates and addresses referred to in the preceding paragraphs of this article shall in any event be published in the Netherlands, in a daily
newspaper and further in such manner as the supervisory board may deem desirable.
		
	42.7.	  	Distributions in cash that have not been collected within five years and two days after they have become due and payable shall revert to the company.
		
	42.8.	  	In case of a distribution in the form of shares in the share capital of the company pursuant to article 40, paragraph 9, such shares shall be recorded in the share register,
however, with respect to the holder of type II shares, in so far as he accepts these shares. Each holder of type II shares shall be provided with one or more share certificates with respect to the type II shares to which he is entitled and recorded
in the share register.
		
	42.9.	  	The provisions of paragraph 5 shall apply equally in respect of distributions - including pre-emptive subscription rights in the event of a share issue - made otherwise
than pursuant to article 40 or article 41, provided that in addition thereto in the “Staatscourant” (Dutch Official Gazette) shall be announced the issue of shares with a pre-emptive subscription right and the period within which such
right can be exercised. Such pre-emptive subscription right can be exercised during at least two weeks after the day of notice in the “Staatscourant” (Dutch Official
Gazette).

 Special resolutions of the general meeting. 

Article 43. 

			
		
	43.1.	  	Resolutions of the general meeting in a meeting that has not been convened by the managing board and/or the supervisory board or resolutions regarding subjects included on the
agenda for the meeting at the request of shareholders pursuant to article 31, paragraph 2 shall only be valid if adopted with a majority of two thirds (2/3) of the votes cast representing more than half of the issued share capital, unless these
articles require a greater majority or quorum, in which case the greater majority or quorum shall apply, and provided , however, that as set forth in paragraph 2 of this article certain resolutions shall only be valid if proposed by the
supervisory board. A second general meeting as referred to in Article 2:120, paragraph 3, Civil Code may not be convened.
		
	43.2.	  	A resolution of the general meeting to:

  

	 	a.	amend the articles of association; 

  

	 	b.	dissolve the company; 

  

	 	c.	issue shares or to grant rights to subscribe for shares; 

  

	 	d.	limit or exclude any pre-emptive rights to which shareholders shall be entitled, 

shall only be valid if such resolution has been proposed to the general meeting by the supervisory board. 

			
		
	43.3.	  	A resolution of the general meeting to:

	 	a.	a legal merger (“juridische fusie”), or 

  

	 	b.	approve or authorize the managing board to sell all or substantially all of the assets of the company, 

shall only be valid if such resolution: 
  

	 	(i)	either has been proposed to the general meeting by the supervisory board and is adopted by a simple majority of the votes cast; or 

 

	 	(ii)	such resolution is adopted by a majority representing at least two thirds (2/3) of the issued share capital. 

A second general meeting as referred to in Article 2:120, paragraph 3 Civil Code may not be convened. 

			
		
	43.4.	  	A resolution of the general meeting to amend the articles of association shall further only be valid if:

 

	 	(i)	the complete proposal has been made available for inspection by the shareholders and the other persons entitled to attend the general meeting of shareholders, at the
office of the company as from the day of notice convening such meeting until the close of that meeting; and 

  

	 	(ii)	a resolution to amend the articles of association by which the rights conferred on holders of shares of a specific class as such are changed has been approved by the
relevant class meeting. 

 Dissolution. Liquidation. 
 Article 44. 

			
		
	44.1.	  	If the company is dissolved, the liquidation shall be carried out by the person designated for that purpose by the general meeting of shareholders, under the supervision of the
supervisory board.
		
	44.2.	  	The general meeting of shareholders shall upon the proposal of the supervisory board determine the remuneration payable to the liquidators and to the person responsible for
supervising the liquidation.
		
	44.3.	  	The liquidation shall take place with due observance of the provisions of the law. During the liquidation period these articles of association shall, to the extent possible, remain
in full force and effect.
		
	44.4.	  	After settling the liquidation, the liquidators shall render account in accordance with the provisions of the law.
		
	44.5.	  	After the company has ceased to exist, the books and records of the company shall remain in the custody of the person designated for that purpose by the liquidators during a
seven-year period.

 Distribution to shareholders upon dissolution.

 Article 45. 
 After payment of all liabilities and the cost of liquidation, the balance of the assets of the Company shall be divided as follows: 

 

	a.	 in the first place, if possible, the holders of preference shares shall be paid the nominal amount paid on their preference shares, increased by the
shortfall in the payment under article 40 and increased by an amount equal to the percentage on the nominal amount meant in article 40, calculated for the period, commencing on the first day of the last

	 	
completely expired financial year preceding the dissolution and ending on the day of the distribution on preference shares meant in this article, with the proviso that all dividends which haven
been paid on the preference shares for this period shall be deducted from the distribution pursuant to this section; 

  

	b.	subsequently the holders of financing preference shares shall be paid the nominal amount paid on their financing preference shares, as well as the premium reserve paid
on their shares upon issue of the same, increased by the shortfall in the payment under article 40 and increased by an amount equal to the percentage on the nominal amount meant in paragraph 4.a. of article 40 (as possibly adjusted on the
basis of the provision of that article paragraph 4.c.) on the nominal amount after such amount has been increased by the premium reserve paid on their shares upon issue of the same, calculated for the period, commencing on the first day of the last
completely expired financial year preceding the dissolution and ending on the day of the distribution on financing preference shares meant in this article, with the proviso that all dividends which haven been paid on the preference shares for this
period shall be deducted from the distribution pursuant to this section; 

  

	c.	the balance then remaining shall be distributed among the holders of ordinary shares in proportion to the number of ordinary shares held by each of them.

 Unclaimed distributions upon dissolution. 
 Article 46. 
 Any amounts payable to shareholders or due to creditors which are not
claimed within six (6) months after the last distribution was made payable, shall be deposited with the “consignatiekas” (Public Administrator of Unclaimed Debts).

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