Document:

Sublease Agreement

 EXHIBIT 10.53 
  
 SUBLEASE AGREEMENT 
  
 THIS SUBLEASE AGREEMENT (this “Sublease”) is entered into as of the 30th day of December, 2003, by and between VERIZON MEDIA
VENTURES, INC. (f/k/a GTE Media Ventures Incorporated), a Delaware corporation (“Sublandlord”), and KNOLOGY BROADBAND OF FLORIDA, INC., a Delaware corporation (“Subtenant”). 
  
 WITNESSETH: 
  
 WHEREAS, Sublandlord is presently the lessee of approximately 21,419 square feet of space (the “Leased
Premises”) in buildings located at 3001 Gandy Boulevard, Pinellas Park, Florida 34665 (the “Buildings”), pursuant to that certain Lease (“Master Lease”) dated October 27, 1997, by and between Airport
Bayway, Inc., a Florida corporation, as lessor (“Original Master Landlord”), and Sublandlord, as lessee, which Master Lease is attached hereto as Exhibit A; and 
  
 WHEREAS, RC-3001 Gandy, L.L.C., a
                     limited liability company (“Master Landlord”) has succeeded Original Master Landlord as the landlord
under the Master Lease; and 
  
 WHEREAS, Sublandlord is willing to
sublet to Subtenant all of the Premises (as defined in the Master Lease) on the terms and conditions contained herein. 
  
 NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Sublandlord and Subtenant hereby agree
as follows: 
  
 1. DEFINED TERMS. All capitalized terms
used herein and not defined herein shall have the meanings ascribed thereto in the Master Lease. 
  
 2. SUBLEASED PREMISES: USE. Sublandlord subleases to Subtenant, and Subtenant hereby subleases from Sublandlord, the Premises described in the
Master Lease (the “Subleased Premises”), on and subject to the terms and conditions contained in this Sublease. 
  
 3. TERM. 
  
 (a) The term of this Sublease shall commence on January 1, 2004 (the “Sublease Commencement Date”), and, subject to the
provisions set forth below, shall terminate on the date which is one (1) business day prior to the last day of the initial term of Master Lease (the “Sublease Term”). Notwithstanding the foregoing, Subtenant recognizes that, under
Paragraph 3(d) of the Master Lease, Sublandlord has the right to terminate the Master Lease during the ninety-first (91st) month (July, 2005) following the Rent Commencement Date (the “Early Termination Right”). If Sublandlord
exercises such Early Termination Right, this Sublease shall terminate one (1) business day prior to the effective date of such termination (as specified in Sublandlord’s notice to Master Landlord, a copy of which notice shall be provided to

  

 
Subtenant) and Sublandlord and Subtenant shall be released of all further obligations, covenants and agreements accruing under this Sublease with respect to
the Subleased Premises after such early termination date (provided, however, neither Sublandlord nor Subtenant shall be released from any of its obligations, covenants and agreements relating to the Subleased Premises which accrue under this
Sublease prior to such early termination date, including, without limitation, Subtenant’s obligation to pay rent with respect to the Subleased Premises for the period prior to such early termination date in accordance with the provisions of
this Sublease or any other provisions under this Sublease which by their terms survive the termination or expiration of the Sublease Term). Notwithstanding the foregoing, Sublandlord agrees that it shall not exercise such Early Termination Right if
on or before April 15, 2004, Subtenant provides to Sublandlord, as security for Subtenant’s obligations under this Sublease, a letter of credit (the “Letter of Credit”) in a form and issued by a banking institution reasonably
acceptable to Sublandlord in the amount of $                     (subject to revision if Sublandlord receives a more current property tax bill
or assessment from the relevant taxing authority prior to April 10, 2004), representing 110% of the base rent due under this Sublease plus estimated property taxes for the period from July 1, 2005 until February 28, 2008, the last day of the
Sublease Term. Provided Subtenant is in compliance with all of its obligations under the terms of this Sublease, the face amount of such Letter of Credit may be reduced by the Subtenant, but not more often than semi-annually, in an amount
corresponding to the reduction in Subtenant’s remaining obligations for base rent and property taxes under this Sublease. Such Letter of Credit shall be renewed or extended not less than thirty (30) days prior to the expiration date thereof. In
the event Subtenant provides such a Letter of Credit to Sublandlord, Sublandlord shall be entitled to draw upon such Letter of Credit in the amount of any sums owed to Sublandlord by Subtenant in connection with any event of default by Subtenant
under this Sublease. Provided the same shall not have been fully drawn pursuant to the foregoing terms, Sublandlord shall return such Letter of Credit to Subtenant, as amended to reflect any partial draws by the Sublandlord, upon the expiration of
the Sublease Term. In the event Subtenant fails to provide such a Letter of Credit to Sublandlord on or before the date specified above and Sublandlord subsequently elects to exercise the Early Termination Right, Subtenant shall have no liability to
Sublandlord or Master Landlord for the Termination Fee payable under the Master Lease in connection with Sublandlord’s exercise of the Early Termination Right. 
  
 (b) Subtenant acknowledges that it shall not have any right to renew or extend the Master Lease or this
Sublease under any circumstances. 
  
 (c)
Sublandlord acknowledges that Subtenant may attempt to negotiate with Master Landlord for a direct lease (“Direct Lease”) of all of the Premises. If Master Landlord and Subtenant reach agreement on a Direct Lease, Sublandlord will
agree to enter a termination of the Master Lease and this Sublease to facilitate such Direct Lease, provided Master Landlord agrees to fully release and discharge Sublandlord from any and all obligations and liabilities under the Master Lease
arising from and after the date of this Sublease, and to fully release and discharge GTE Corporation from any and all obligations and liabilities under that certain Guaranty of Lease (“Guaranty”) dated October 23, 1997 in the form
attached to the Master Lease, executed and delivered by said GTE Corporation to provide security for the performance of the Tenant’s obligations under Master Lease. In addition to the foregoing, in the event Master Landlord (or its successors
or assigns) and Subtenant (or its successors or assigns) enter into Direct Lease, or Subtenant (or its successors or assigns) otherwise acquires any other 

  

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interest in the Premises (or any part thereof) from Master Landlord (or its successors or assigns) (including, without limitation, by ground lease, purchase
or otherwise), Subtenant agrees to indemnify, defend, reimburse and hold Sublandlord harmless for, from and against any brokerage leasing, or other commissions, fees or charges arising by, through or under Subtenant that may come due, payable or be
claimed as a result thereof or in connection therewith. 
  
 (d) If at any time during the term of this Sublease Subtenant meets one of the three criteria set forth in Exhibit “F” to the Master Lease, Sublandlord shall, at the written request of Subtenant, and subject
to Subtenant’s delivery to Sublandlord of the requisite information under Section 15(a) of the Master Lease, request the consent of the Master Landlord to the assignment of the Master Lease to Subtenant, and provided that Master Landlord
consents to such assignment and agrees to fully release and discharge Sublandlord from any and all obligations and liabilities under the Master Lease arising from and after the date of this Sublease, and to fully release and discharge GTE
Corporation from any and all obligations and liabilities arising under the Guaranty, then Sublandlord agrees to so assign the Master Lease to Subtenant. 
  
 4. MASTER LEASE. 
  
 (a) This Sublease is subject and subordinate to the Master Lease. Except as may be inconsistent with the terms and provisions hereof, the
terms and provisions of the Master Lease shall be applicable to this Sublease as they relate to the Subleased Premises, and shall be incorporated into this Sublease, as if Sublandlord was the lessor under the Master Lease and Subtenant was the
lessee under the Master Lease. As between Sublandlord and Subtenant, if there are inconsistencies between any provision of the Master Lease and any provision of this Sublease, this Sublease shall control. Notwithstanding anything to the contrary
contained in this Sublease, Subtenant shall not be deemed to have assumed any obligations of Sublandlord under the Master Lease for the benefit of Master Landlord, as this Sublease is not a direct lease with Master Landlord, and Master Landlord
shall not be a third party beneficiary hereof. Without limiting the foregoing, Sublandlord shall make all payments of Rent, plus sales tax thereon, to Master Landlord under the Master Lease, unless the Subtenant has made said payments directly to
Master Landlord and Master Landlord has agreed to accept the same as set forth herein. 
  
 (b) Subtenant shall be entitled to the rights of Sublandlord, as tenant under the Master Lease. If Master Landlord shall default in any of
its obligations to Sublandlord with respect to the Subleased Premises, Subtenant shall notify Sublandlord and Sublandlord shall promptly use reasonable efforts to have Master Landlord comply, and if Master Landlord fails to comply, then Subtenant
shall have the right, in its own name, to bring an action or proceeding with respect to such default, and Subtenant hereby is subrogated to the rights of Sublandlord against Master Landlord. Sublandlord agrees to take such steps as Subtenant may
reasonably request (at Subtenant’s sole cost and expense), but the filing of any appropriate action or proceeding against the Master Landlord shall be the sole responsibility of Subtenant, at its sole cost and expense, and Sublandlord hereby
consents to same. Notwithstanding the foregoing, Sublandlord shall have the right (but not the obligation) to join in any said proceedings, and in any event, it will sign such demands, pleadings, or other papers that may be required and will
otherwise reasonably cooperate (at Subtenant’s sole cost and expense) with Subtenant to the 

  

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extent necessary to enable Subtenant to proceed in Sublandlord’s name to enforce the obligations of the Master Landlord under the Master Lease.
Subtenant shall be entitled to all of the damages and other sums obtained as the result of the exercise of any such rights or remedies of Sublandlord under the Master Lease. 
  
 (c) Notwithstanding anything to the contrary contained in this Sublease: 
  
 (i) for the purposes of incorporation of the Master Lease by
reference in this Sublease, except as otherwise expressly provided herein, and except to the extent that they are inapplicable or modified by the terms and provisions of this Sublease (a) references in the Master Lease to the “Leased
Premises” or “premises” shall be deemed to refer to the Subleased Premises, (b) references in the Master Lease to “Landlord” shall be deemed to refer to Sublandlord under this Sublease, (c) references in the Master Lease to
“Tenant” shall be deemed to refer to Subtenant under this Sublease, (d) references in the Master Lease to “this Lease” shall be deemed to refer to this Sublease, (e) references in the Master Lease to the “Term” of the
Lease shall be deemed to refer to the Sublease Term, and (f) references in the Master Lease to the “expiration date” shall be deemed to refer to the expiration date of the Sublease Term; 
  
 (ii) the time limits contained in the Master Lease for the
giving of notices, making of demands or payments, or performing any act, condition or covenant on the part of the Tenant thereunder, or for the exercise by the Tenant thereunder of any right, remedy or option, are changed for the purposes of
incorporation herein by reference by shortening the same in each instance by two (2) days so that in each instance Subtenant shall have two (2) days less time to observe or perform hereunder than Sublandlord has as the Tenant under the Master Lease;
this provision shall not be applicable to any time limit contained in the Master Lease which is three (3) days or less, in which case, Subtenant shall have one (1) less day to perform any said obligation; 
  
 (iii) the following parts, provisions and exhibits of the
Master Lease are not applicable to this Sublease, and are not incorporated herein by reference: 
  

	 	A.	Sections 2, 3(a), 3(b), 3(d), 6, 15, 23, 28, 34, and 50; 

  

	 	B.	Exhibits B, C-l, C-2 and F. 

  
 (iv) whenever Master Landlord’s consent or approval is required to be obtained under the terms of the Master Lease as a condition to
any action, inaction, condition or event by Subtenant permitted hereunder, Sublandlord shall cooperate (at Subtenant’s sole cost and expense) with Subtenant and promptly request and diligently attempt to obtain such consent from Master
Landlord. Except with respect to any consent required under Section 12, Sublandlord agrees not unreasonably to withhold or delay its approval or consent when required under this Sublease, subject, however, to the issuance of Master Landlord’s
corresponding approval or consent, to the extent required under the Master Lease; 
  

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 (v) Subtenant shall have no right to record this Sublease or to record a memorandum
hereof. 
  
 (d) Subject to Subtenant’s
performance of its obligations under the terms of this Sublease, Sublandlord shall observe and perform all of the terms, covenants and conditions applicable to Sublandlord under the Master Lease and, subject to the terms of Section 3(a) above, shall
keep the Master Lease in full force and effect and in good standing throughout the term of this Sublease. In addition, Sublandlord agrees that it shall not amend, modify, or (except as provided in Section 3(a) above) exercise any right to terminate
the Master Lease during the term of this Sublease without the prior written consent of Subtenant. 
  
 (e) If Sublandlord fails to pay to Master Landlord any monthly installment of rent or other sums required to be paid under the Master
Lease within five (5) days after receipt of a corresponding payment from the Subtenant under this Sublease, then without limitation of any other right or remedy which may be available to Subtenant under this Sublease, Subtenant may, at its option,
pay to the Master Landlord the amount due under the Master Lease, in which event Sublandlord shall promptly reimburse Subtenant on demand for the amount so paid to the Master Landlord plus a one percent (1%) overhead and administrative charge, and
if Sublandlord does not so reimburse Subtenant for such sums due Subtenant, Subtenant may offset such sums from Subtenant’s rent subsequently due under this Sublease. 
  
 5. CONDITION OF SUBLEASED PREMISES. The Subleased Premises shall be delivered to Subtenant by Sublandlord in its
present condition existing on the Sublease Commencement Date. Subtenant agrees that none of the terms contained in the Master Lease with respect to the initial construction or completion of the Premises (or any allowances or other sums provided
therefor) are applicable to the Subleased Premises or this Sublease. Moreover, Subtenant hereby represents, warrants and agrees that (i) it has made a complete examination and inspection of the Subleased Premises, including any and all improvements
constructed and/or equipment or facilities existing therein or thereon, and accepts the same in its current condition, “As-Is”, “Where-Is”, without recourse to Sublandlord, and (ii) Sublandlord shall have no obligation to
complete any improvements whatsoever to, or provide any allowances for, the Subleased Premises. SUBLANDLORD MAKES NO WARRANTIES OR REPRESENTATIONS, EXPRESS OR IMPLIED, WITH RESPECT TO THE SUBLEASED PREMISES OR ANY IMPROVEMENTS, EQUIPMENT, FIXTURES
OR FACILITIES CONSTRUCTED OR LOCATED THEREIN OR THEREON. ALL IMPLIED WARRANTIES WITH RESPECT THERETO, INCLUDING BUT NOT LIMITED TO THOSE OF MERCHANTABILITY, HABITABILITY AND FITNESS FOR A PARTICULAR PURPOSE, ARE EXPRESSLY NEGATED AND WAIVED.
Subtenant hereby assumes all risks associated with the Subleased Premises and all improvements, equipment, fixtures or facilities constructed or located therein or thereon (including the present physical condition of any of the foregoing), and
except for any claim, loss, damage, expense or liability arising from the negligence or willful misconduct of Sublandlord, its agents, contractors, employees, licensees or invitees, agrees to indemnify and hold harmless Sublandlord from and against
any claim, loss, damage, expense (including without limitation reasonable attorneys’ fees and costs) or liability arising out of or based upon any injury or damage to person or property occurring on the Subleased Premises during the
Subtenant’s occupancy of the Subleased Premises under this Sublease. 
  

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 6. SECURITY DEPOSIT. Subtenant shall not be required to deposit a security deposit as a condition
to this Sublease. 
  
 7. RENT. Subtenant hereby accepts
this Sublease and agrees that Subtenant shall be obligated to pay to Sublandlord (or, with the consent of Sublandlord and upon Master Landlord’s agreement to accept same, to Master Landlord), as annual minimum rent, $337,456.34 per year (as
such sum may be adjusted pursuant to Section 4 of the Master Lease), plus the amount of the State of Florida sales tax imposed thereon, such rent and applicable sales tax being due and payable in equal monthly installments in accordance with Section
4(b) of the Master Lease. In addition, Subtenant hereby agrees to pay and perform all other Rent and Payment Obligations, pus sales tax thereon, provided for in the Master Lease applicable to the Subleased Premises, and any and all other sums due
and payable by Sublandlord under the Master Lease applicable to the Subleased Premises as if Subtenant was the tenant under the Master Lease, all as required by the Master Lease. Sublandlord shall provide Subtenant with copies of all notices and
other correspondence received by Sublandlord from Master Landlord regarding Rent and such other Payment Obligations. 
  
 8. NOTICES. Notices required by this Sublease shall be in writing. All such notices shall be served personally or sent by United States certified
mail, return receipt requested, or private air courier, postage or charge prepaid, addressed to Sublandlord or Subtenant, as the case may be, at its address set forth below, or at such other place as Subtenant or Sublandlord may from time to time
designate in a written notice to the other. Notices may also be sent by facsimile transmission, provided a duplicate copy is sent to the addressee by certified mail. Such notices shall be deemed sufficiently served or given when faxed (with
electronic confirmation of successful transmission) or upon receipt (or refusal or failure of delivery if sent by mail). 
  

			
	 If to Sublandlord:
	  	 Verizon Media Ventures, Inc.
 600 Hidden
Ridge
 Irving, Texas 75038
 Attn: Bruce Kazee
 Fax: (214)                     

		
	 With a copy to:
	  	 Baker Botts, L.L.P.
 2001 Ross Avenue
 Dallas, Texas 75201
 Attn: Joel Overton, Jr.
 Fax: (214) 661-4938

		
	 If to Subtenant:
	  	 Knology, Inc.
 1241 O.G. Skinner Drive
 West Point, Georgia 31833
 Fax: (706) 645-1446
 Attn: Chad S. Wachter

  

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	 With a copy to:
	  	 James Walker IV
 Morris, Manning & Martin,
LLP
 1600 Atlanta Financial Center
 3343 Peachtree Road,
NE
 Atlanta, Georgia 30326
 Fax: (404)
365-9532

  
 9. SERVICES.
Without limiting the provisions of Section 4 above, Sublandlord shall have no liability or responsibility for the provision of any services to the Subleased Premises. Rather, Master Landlord will provide such services in accordance with, and only to
the extent required by, the terms of the Master Lease. No failure of Master Landlord to provide services, and no interruption in the provision of such services, shall cause Sublandlord to be in default under this Sublease; nor shall Subtenant be
entitled to an abatement of rent or to terminate this Sublease, unless and to the extent that Sublandlord is entitled to an abatement of rent under the Master Lease or to terminate the Master Lease in connection therewith. 
  
 10. SUBLANDLORD RESTORATION AND REPAIRS. Without limiting the
provisions of Section 4 above, as between Sublandlord and Subtenant, Sublandlord shall have no liability or responsibility for maintenance, repairs, rebuilding or restoration of the Subleased Premises. Rather, Master Landlord will perform such
obligations in accordance with, and only to the extent required by, the terms of the Master Lease. No failure of Master Landlord to perform such maintenance, repairs, rebuilding or restoration shall cause Sublandlord to be in default under this
Sublease nor shall Subtenant be entitled to an abatement of rent or to terminate this Sublease unless and to the extent that Sublandlord is entitled to an abatement of rent under the Master Lease or to terminate the Master Lease. Notwithstanding the
foregoing, Sublandlord agrees to use reasonable efforts to have Master Landlord comply with its obligations under the Master Lease with regard to the maintenance, repair, re-building, and restoration of the Subleased Premises. 
  
 11. TAXES. Without limiting the provisions of Section 4 above, as
between Sublandlord and Subtenant, Sublandlord shall have no obligation to pay the taxes, assessments or governmental charges, if any, payable by Master Landlord pursuant to the Master Lease. 
  
 12. ASSIGNMENT AND SUBLETTING. Subtenant shall not have the right to
assign this Sublease or to sub-sublease any portion of the Subleased Premises to a sub-subtenant or assignee without Sublandlord’s prior written consent (which may be withheld, conditioned or denied in Sublandlord’s sole and absolute
discretion). Any attempted assignment or sub-sublease by Subtenant in violation of the terms and covenants of this Section 12 shall be void. 
  
 13. SUBTENANT DEFAULTS. The following shall be deemed to be events of default by Subtenant under this Sublease: 
  
 (a) Subtenant shall fail to pay when due any sum to be paid
by Subtenant under this Sublease, subject to any applicable grace or cure period; or 
  

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 (b) Subtenant shall fail to comply with, breach, or commit a default under the terms,
covenants and provisions of Section 12 hereof; or 
  
 (c) Subtenant shall fail to comply with, breach, or commit a default under any other term, provision or covenant of this Sublease, including the terms of the Master Lease which are incorporated herein pursuant to Section 4 above (other than
a failure relating to the payment of money, as to which Section 13(a) hereof shall apply, or relating to Section 12 hereof, as to which Section 13(b) shall apply), and such failure is not cured within any applicable cure period after Sublandlord
provides Subtenant with written notice thereof; or 
  
 (d) Subtenant performs or permits the performance of any other act or event which would constitute an event of default by the tenant under the Master Lease, subject to any applicable notice and cure period. 
  
 Upon the occurrence of any such uncured event of default by Subtenant,
Sublandlord shall have the remedies provided in the Master Lease. 
  
 14. CONSENT BY MASTER LANDLORD. Notwithstanding all of the other terms and provisions of this Sublease, this Sublease is conditioned upon and shall not be effective until Master Landlord consents to this Sublease. 
  
 15. TERMINATION OF MASTER LEASE. If for any reason the term of the
Master Lease is terminated prior to the last day of the Sublease Term, this Sublease shall thereupon automatically be terminated, and Sublandlord shall not be liable to Subtenant by reason thereof unless said termination was effected as a result of
the breach or default of the Sublandlord (not caused by the parallel default of the Subtenant hereunder) under the Master Lease, in which event Sublandlord shall indemnify Subtenant against all losses, costs, damages and expenses incurred by
Subtenant to the extent resulting from or arising out of such breach or default of Sublandlord or the resulting termination of the Master Lease, provided that Sublandlord shall not have any liability to Subtenant for any consequential or punitive
damages resulting from such breach or termination. 
  
 16.
BROKERAGE. Sublandlord and Subtenant represent and warrant to each other that they have dealt with no real estate brokers in connection with this transaction. The party which breaches this warranty agrees to indemnify and defend the other
against, and hold it harmless from, all claims, demands, liabilities, and costs (including, without limitation, reasonable attorneys’ fees) arising from any claim for brokerage commissions or finders’ fees arising out of the actual or
alleged acts or commitments of said breaching party. 
  
 17.
PEACEFUL ENJOYMENT. So long as Subtenant is not in default hereunder, Sublandlord covenants that Subtenant shall have, subject to the terms and provisions of this Sublease (including, without limitation, Sections 3(a) hereinabove), quiet and
peaceful possession of the Subleased Premises and enjoy all of the rights herein granted without interference from Sublandlord or anyone acting by, through or under Sublandlord. 
  
 18. SURRENDER OF SUBLEASED PREMISES. Subtenant shall surrender the Subleased Premises on the expiration or earlier
termination of this Sublease in the same or 

  

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better condition as existed on the Sublease Commencement Date, reasonable, ordinary wear and tear excepted and otherwise in accordance with Sections 5, 7 and
25 of the Master Lease. 
  
 19. SUCCESSORS. This Sublease
shall be binding upon and inure to the benefit of Sublandlord, its successors and assigns, and shall be binding upon and inure to the benefit of Subtenant, its successors and permitted assigns. 
  
 20. EXCLUDED RIGHTS. Subtenant shall have no right to, or cause
Sublandlord to, renew the Master Lease, modify the Master Lease, terminate the Master Lease, or expand the Subleased Premises or the Premises. 
  
 21. ALTERATIONS. Subtenant shall make no structural alterations, additions, installations, or improvements in and to the Subleased Premises without
the prior written approval of Master Landlord and Sublandlord, which approval shall be requested in accordance with the terms of Section 7 of the Master Lease; provided, however, if Master Landlord gives its written approval of any such work and if
such work does not increase the liability of the Sublandlord to the Master Landlord under the Master Lease, Sublandlord shall not withhold its approval thereof. 
  

22. LIMITATION OF SUBLANDLORD’S LIABILITY. Notwithstanding anything in this Sublease or the Master Lease to the contrary, Subtenant
specifically agrees that Sublandlord’s (or its successors’) partners, shareholders, officers, directors, managers, agents and employees shall not be personally liable for any judgment against or in connection with any claims or causes of
action arising under this Sublease. 
  
 23. SUBLANDLORD
WARRANTIES AND COVENANTS. Sublandlord represents and warrants to Subtenant that: 
  
 (a) Attached hereto as Exhibit A is a full and complete copy of the Master Lease, including all amendments or modifications thereto, if
any; 
  
 (b) The Master Lease is, as of the date
hereof, in full force and effect, and Sublandlord holds the rights of the Tenant thereunder; 
  
 (c) Sublandlord is currently not in default under the Master Lease, and Sublandlord has no knowledge of any claim by Master Landlord that
Sublandlord is in default or breach of any of the provisions of the Master Lease; 
  
 (d) Sublandlord has no knowledge of any event that has occurred and is continuing which would constitute an event of default under the
Master Lease but for the requirement of the giving of notice and/or the expiration of the period of time to cure; 
  
 (e) Sublandlord has not received any notice of default under the Master Lease, except for defaults which Sublandlord has cured and Master
Landlord is no longer claiming exists; 
  

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 (f) The initial term of the Master Lease commenced on October 27, 1997 and, subject to
the Early Termination Right described in Section 2 hereof, expires on February 29, 2008; 
  
 (g) Sublandlord has not exercised any termination right which it may have under the terms of the Master Lease; and 
  
 (h) Master Lease is unencumbered, and Sublandlord has the
right and authority to enter into this Sublease without the consent of any other party except for Master Landlord. 
  
 24. ENTIRETY. This instrument and, to the extent incorporated herein by reference, the Master Lease constitute the entire agreement between
Sublandlord and Subtenant and may not be modified orally or in any manner other than by an agreement in writing signed by Sublandlord and Subtenant or their respective permitted successors in interest. No prior or contemporaneous promises,
inducements, representations or agreements, oral or otherwise, between Sublandlord and Subtenant not embodied herein shall be binding or have any force or effect. 
  
 [END OF PAGE; SIGNATURE PAGE FOLLOWS] 
  

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 EXECUTED effective as of the day and year first above written. 
  

			
	SUBLANDLORD:
	
	 VERIZON MEDIA VENTURES INC.,
 a Delaware
corporation

		
	By:	 	/s/ Verizon Media Ventures Inc.
	 	 	

	 Name:
	 	Verizon Media Ventures Inc.
	 	 	

	 Title:
	 	 
	 	 	

  

			
	SUBTENANT:
	
	 KNOLOGY BROADBAND OF FLORIDA, INC.,
 a
Delaware corporation

		
	By:	 	 /s/ Chad S. Wachter

	 	 	

	 Name:
	 	 Chad S. Wachter

	 Title:
	 	 Vice President/General Counsel

  

 EXHIBIT A 
  

MASTER LEASE 
  
 [SEE ATTACHED] 
  

 LEASE 
  
 THIS LEASE (“Lease”) is made as of this 27th day of October, 1997, by and between AIRPORT BAYWAY, INC., a Florida corporation, whose federal tax identification number is 59-3191965, hereinafter referred to as “Landlord”, and GTE MEDIA
VENTURES INCORPORATED, a Delaware corporation, whose federal tax identification number is 75-2616008, hereinafter referred to as “Tenant”. 
  

	1.	Premises 

  
 (a) Landlord is under an Agreement of Purchase and Sale (“Purchase Contract”) to acquire certain real property situated in the City of Pinellas
Park (the “City”), County of Pinellas (the “County”), State of Florida, together with improvements thereon consisting of two (2) one (1) story buildings consisting of 16,384 +/- square feet and 5,035 +/- square feet, respectively
(collectively 21,419 +/- square feet and referred to as the “Buildings”) and other improvements (collectively, the “Improvements”) upon land (the “Land”) legally described on Exhibit “A” attached hereto
and having a property address of 3001 Gandy Boulevard, Pinellas Park, Florida 34665 (the Land and Improvements together with all tenements, hereditaments and appurtenances thereto being collectively referred to as the “Premises”).

  
 (b) Subject to all terms of Section 2 and in accordance with
all other terms of this Lease, Landlord, in consideration of the rentals hereinafter reserved and of the covenants, agreements and conditions on the part of Tenant to be kept and performed, hereby leases, lets and demises to Tenant, and Tenant
hereby leases and hires from Landlord, the Premises. 
  

	2.	Contingencies 

  
 This Lease is subject to certain contingencies (the “Contingency(ies)”) set forth in this Section 2 that if not satisfied by the deadline stated
for each Contingency shall give rise to a right of termination of this Lease in favor the specified party to be exercised by notice of termination delivered to the other party within the time period specified with respect to each Contingency. If no
such notice is timely delivered, the particular Contingency shall be deemed waived and of no further force or effect. The party(ies) having the right to terminate this Lease on the basis of a failed Contingency shall also have the right to waive the
Contingency in advance of the corresponding deadline by notice of such waiver to the other party, provided that if the right of termination is in favor of both Landlord and Tenant, both parties must consent in writing to such waiver. The
Contingencies are as follows: 
  
 (a) Landlord has applied for and
shall at its sole cost pursue a land use plan amendment (“Use Amendment”) for the Premises from ROG to Industrial Limited and a rezoning (“Rezoning”) from GO to M-l, in order to allow tenant to park service vans and other
vehicles at the Premises overnight, defined as “outdoor storage” in the Pinellas Park Land Development Code, and not permitted under the existing zoning district or land use plan category. For the Rezoning the following schedule for
approval is anticipated: 
  
 September 11,
1997                1st Pinellas Park City Council Hearing 
 September 25, 1997                2nd Pinellas Park City Council Hearing 
  
 For the Use Amendment the following schedule for approval is anticipated: 
  
 Following City approval of the Rezoning the Pinellas County Planning Council shall have up to three (3) months to review and
approve or deny the Amendment. 
  

 If approved by the Pinellas County Planning Council, the Use Amendment will be submitted for approval to
and placed upon the next available agenda of the Board of County Commissioners of the County at its next regularly scheduled meeting. 
  
 If any governmental authority shall disapprove the Rezoning or Use Amendment, Landlord shall notify Tenant of such decision within five (5) days following
disapproval and on the basis of same, Tenant may terminate this Lease by delivering notice of such termination to Landlord within ten (10) days following delivery to Tenant of the notice of disapproval. If review of the Rezoning or Use Amendment is
postponed by ninety (90) days or more by any governmental authority beyond the schedule set forth above, Tenant shall have the additional right to terminate this Lease by notice of termination to Landlord, within five (5) business days following
delivery of notice of such postponement to Tenant, but in no event shall Tenant be able to exercise this latter termination right beyond November 5, 1997. 
  
 (b) Tenant shall have until October 15, 1997 (the “Inspection Deadline”) to conduct any investigations of the Premises it so desires, including
an environmental analysis, all at Tenant’s sole cost. All written reports prepared by third party vendors on the basis of any such investigations shall be additionally certified to Landlord and Landlord’s prospective lender for financing
acquisition of the Premises, SouthTrust Bank, National Association (“Lender”) and two (2) copies of each report shall be delivered to Landlord within ten (10) days of its delivery to Tenant. Tenant shall keep the Premises free of any liens
arising from its investigation and shall not cause any damage to the Premises and Tenant shall indemnify Landlord against either occurrence and such indemnification shall survive any termination of this Lease. 
  
 (c) Tenant shall have until the later of the Inspection Deadline or twenty
(20) days following Landlord’s delivery to Tenant of a copy of a commitment for Landlord’s title insurance (“Title Commitment”), all documents referenced in Schedule B-Section 2 therein and a current survey (“Survey”)
of the Premises (any final survey shall be additionally certified to Tenant), to deliver to Landlord notice of any title defects as shown in the Title Commitment or title defects or encroachments of any improvements upon the Premises as shown on the
Survey (collectively, the “Title Defects”). If Landlord is unable to remove or, to Tenant’s satisfaction, modify the Title Defects after making due inquiry to the current owner (“Existing Seller”) of the Premises, then
within ten (10) days following delivery of notice of such inability to Tenant, Tenant may terminate this Lease by delivering notice of such termination to Landlord. 
  
 (d) If for any reason the Purchase Contract shall terminate without Landlord having acquired title to the Premises or
Landlord shall not have acquired title to the Premises on or before November 15, 1997, Landlord shall deliver notice of such termination to Tenant within five (5) days thereafter and such delivery shall automatically constitute a termination of this
Lease. 
  
 Upon any termination of this Lease, the parties hereto shall owe no
further obligations to each other hereunder, except for obligations expressly required or clearly intended to survive such termination. 
  

	3.	Term 

  
 (a) The initial term of this Lease shall commence on the date that Landlord closes its acquisition of the Premises (the “Commencement Date”) as evidenced by notice of such date delivered to Tenant
simultaneous with the Closing together with a copy of the executed (but unrecorded) deed. Said date shall be so established and set forth in a Memorandum of Lease (the form of which is attached hereto as Exhibit “B”) to be executed
by Landlord and Tenant within thirty (30) days thereafter and recorded among the Public Records of the County at Landlord’s sole cost. The term shall continue for a period of ten (10) years and sixty days following the Rent Commencement Date
(defined herein) plus the number of days remaining within the month that the Rent Commencement Date occurs, in the event the Rent Commencement Date occurs on a day other than the first day within said month. 
  

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 (b) Provided there is no uncured default of Tenant then existing and notice is timely delivered to
Landlord as described below, Tenant shall have the option to renew the term of this lease for three (3) successive periods often (10) years each (the “Renewal Term(s)”) upon the same terms and conditions as herein set forth, except as to
number of renewals remaining, the absence of any further termination rights under Section 3(d) and the Rental and any increases thereto to be paid hereunder shall be as prescribed in Section 4(a) and, as applicable, Section 50(c). Tenant shall
notify Landlord in writing of its intent to exercise the renewal options not less than twelve (12) months prior to the expiration of the original or any renewal term and shall provide Landlord with a written affirmation from Guarantor (as defined in
Section 15(e)) of its continuing Guaranty (defined herein) and a recalculation of the aggregate amount of such Guaranty to add to the balance thereof a sum equal to 105% of the Renewal Term Rental. 
  
 (c) The term “Lease Year” shall mean a period of twelve (12)
consecutive calendar months commencing on the Rent Commencement Date if such date is the first day of the month and if not, then commencing on the first day of the first full calendar month following the Rent Commencement Date. 
  
 (d) Tenant shall have a right to terminate this Lease on two (2) occasions
which right may only be exercised by written notice given by Tenant to Landlord stipulating the effective date of termination. The effective date of the first termination right must be no earlier than twelve (12) months subsequent to the delivery of
said written notice and must fall within the sixty-first (61st) month following the Rent Commencement Date. The effective date of the second termination right must be no earlier than twelve (12) months subsequent to the delivery of Tenant’s
written notice of termination and must fall within the ninety-first (91st) month following the Rent Commencement Date. Tenant shall continue to pay the Rent as same becomes due under this Lease to the extent accruing or becoming due prior to the
effective date of termination. If no written notice of termination is delivered by Tenant to Landlord by the date that is twelve (12) months prior to the last day of the aforesaid sixty-first (61st) month with respect to the first termination right
or twelve (12) months prior to the last day of the ninety-first (91st) month with respect to the second termination right, then each termination right shall so expire and collectively these termination rights shall be of no further force or effect
and the Lease shall continue in accordance with its other terms. In order for termination to be effective, a termination fee equal to eight/twelfths (8/12ths) of the sixth (6th) Lease Year’s annual minimum rent if pursuant to the first
termination right and six/twelfths (6/12ths) of the eighth (8th) Lease Year’s annual minimum rent if pursuant to the second termination right and in either event, plus the unamortized portion (as of the applicable effective date) of the
commission paid to Cushman & Wakefield of Florida, Inc. pursuant to Section 28, plus the accrued but unpaid portion of real property taxes for the period January 1 of the year of the effective date of termination through and including the
effective date of termination, plus any other similarly accrued but unpaid Rent for such final partial year (collectively the “Termination Fee”), shall all be paid to the Landlord or Landlord’s mortgagee, as applicable, on or
before the effective date of termination. If the actual real property tax is not then known for said year, then the prior year’s tax bill for the Premises shall be utilized, subject to any then updated and confirmed assessment and/or tax rate,
with a reproration of said property taxes to occur within thirty (30) days following either party’s request therefor following issuance of the actual tax bill for said year. Notwithstanding anything in this Section 3(d) to the contrary, Tenant
shall not be entitled to exercise or effectuate any right of termination if Tenant is in monetary default under this Lease and such monetary default has not been cured within any applicable curative or grace period. 
  
 As a condition precedent to termination of this Lease as described in this Section 3(d) and
Tenant’s obligation to pay the Termination Fee as set forth herein: (i) Landlord and Tenant shall exchange a mutual release of claims relating to the Lease and the Premises, subject to the Carve Outs (defined herein); and (ii) Landlord and
Tenant shall execute and Landlord may record among the public records a termination of memorandum of lease evidencing in recordable form that the Lease and all rights of Tenant to the Premises have terminated. The “Carve Outs” are defined
as (A) all indemnification obligations under the Lease which arise after the mutual release but which stem from matters arising or accruing prior to the mutual release; (B) any Surrender Deficiencies 

  

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(defined herein); (C) all remedies for any non-monetary defaults under the Lease, not cured prior to the mutual release, if any, to the extent expressly
listed in the mutual release (even if in dispute between Landlord and Tenant); and (D) any holdover rent as described in Section 27 applicable to the period, if any, that Tenant remains in possession of the Premises beyond the effective date of
termination for which all terms of Section 27 shall control and survive the effective date of termination; and (A) and (B) above (and (C) and (D) to the extent applicable) shall be set forth in and survive the mutual release as exceptions thereto
and Landlord shall covenant therein to continue to be obligated thereafter for (A) and (C), as applicable, and Tenant shall covenant therein to continue to be obligated thereafter for (A), (B), (C), and (D), as applicable. Within fifteen (15) days
following the later of Tenant’s (1) abandonment and surrender of the Premises and (2) the effective date of termination, Landlord shall deliver to Tenant a deficiency notice listing any failure by Tenant to surrender the Premises to Landlord in
the manner prescribed in this Lease (the “Surrender Deficiencies”). Tenant shall promptly, diligently and in good faith cure the Surrender Deficiencies and such covenant shall expressly survive the termination of this Lease. 
  
 The Termination Fee shall be designated by the parties and considered for all purposes as
liquidated damages for the early termination of the Lease, and Landlord and Tenant agree that the Termination Fee is not payment for the use of the Premises. Landlord specifically agrees not to designate the Termination Fee as rental income on its
accounting, tax, or other records. Should Landlord designate the Termination Fee as rental income on its accounting, tax or other records, Landlord agrees to indemnify and hold Tenant harmless from any sales tax liability Tenant incurs in connection
with the Termination Fee. Should Landlord designate the Termination Fee as liquidated damages and not as rental income, as aforesaid, and notwithstanding such designation, any governmental authority shall allege in writing that the same or any
portion thereof is subject to sales tax or a similar tax, Tenant shall upon receipt of such writing pay such tax and/or protest same, but in either event Tenant agrees to indemnify, defend and hold Landlord harmless and the Premises lien free from
any such tax liability in connection with the Termination Fee or any portion thereof. The terms of this Section 3(d) shall expressly survive termination of this Lease. 
  

	4.	Rent and Other Payment Obligations 

  
 (a) Tenant agrees to pay to Landlord (or to such other party as Landlord may designate in writing to Tenant), without deduction, set-off (except as
provided in Section 21), counterclaim, defense, deferment or prior notice or demand, the sum of TWO HUNDRED NINETY-THREE THOUSAND FOUR HUNDRED FORTY and 30/100ths DOLLARS ($293,440.30) as an annual minimum rent (“Rental”) beginning on the
later of: (i) the sixtieth (60th) day following the Commencement Date; or (ii) the date Landlord completes Landlord’s Installations as defined in Section 6 (the “Rent Commencement Date”), plus the amount of the State of Florida sales
tax (or substitute therefor) imposed thereon, throughout the term of this Lease, provided that beginning on each five (5) year anniversary of said date that this Lease is in effect (including during any Renewal Terms), the annual minimum rent shall
be increased by fifteen percent (15%). 
  
 (b) Such annual minimum
rent, plus sales tax thereon, is to be paid in equal monthly installments in advance on the first day of each and every calendar month of the term hereof beginning on the Rent Commencement Date. However, if the Rent Commencement Date occurs on a
date other than the first day of the month, then the annual minimum rent for such partial month shall be prorated and paid on the first day of the first full month together with the annual minimum rent due for said full month. Furthermore, if the
Lease term ends on a day other than the last day of the month, the annual minimum rent due for that month shall be prorated and paid on the first day of said month. All sums due and payable under this Lease (collectively “Rent”) shall be
payable in lawful money of the United States. 
  
 (c) The Tenant
shall also pay directly to the applicable taxing authorities all municipal, city, county, state or federal excise, sales, use or transaction privilege taxes levied or imposed, or hereafter levied or imposed, on any and all amounts payable under this
Lease by the Tenant to Landlord or to any other party, person or entity including governmental entity, or on the receipt thereof by the Landlord (except franchise taxes, inheritance, estate, gift, corporation and similar taxes and state, federal, or
other taxes on the net income of Landlord, generally, imposed or levied against the Landlord) and this obligation shall expressly survive termination of this Lease. 
  

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 (d) This Lease is entered into by the Landlord for the express purpose of providing the Landlord with net
income from annual minimum rent, free and clear of any and all expenses, costs, charges, liens, taxes or impositions of any kind in connection with the Premises, except as expressly provided otherwise herein. Notwithstanding the foregoing, Tenant
shall have no obligations to pay any debt service costs incurred by the Landlord or any general overhead or administrative costs incurred by the Landlord in connection with the Landlord’s business or to pay any amounts necessary to remove from
record any liens created against the Premises by the Landlord. 
  
 (e) If any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within ten (10) days after such amount shall be due, then, without any requirement for notice to Tenant, Tenant
shall pay to Landlord a late charge equal to the lesser of (i) $250.00; or (ii) Two percent (2.0%) of such overdue amount. The parties hereby agree that such late charges represents a fair and reasonable estimate of the costs Landlord will incur by
reason of late payment by Tenant. Acceptance of such late charge by Landlord shall in no event constitute a waiver of Tenant’s default with respect to such overdue amount, nor prevent Landlord from exercising any of the other rights and
remedies granted hereunder. 
  

	5.	Improvements and Fixtures 

  
 (a) All improvements, including all structures, pylons and monuments located upon the Premises are the property of the Landlord and will be surrendered to
Landlord by Tenant upon the expiration or earlier termination of this Lease. 
  
 (b) Tenant, at its own expense, may provide, install and shall maintain its own “trade fixtures and equipment” and shall also maintain all fixtures and equipment existing at the Premises on the Commencement
Date, however, Tenant may substitute for and alter the same to enable it to conduct its business on the Premises in a good and business-like manner. Any and all fixtures and equipment existing on the day immediately preceding the Commencement Date
and all Tenant replacements thereof shall remain (and become, as applicable) the property of the Landlord. Tenant’s subsequently acquired personal property, trade fixtures, fixtures and equipment (not in replacement of Landlord’s) shall
remain the property of Tenant. The Tenant may remove its property or any part thereof at any time during the term of this Lease, and Tenant shall remove all of its trade fixtures and equipment upon the expiration or earlier termination of this
Lease. Tenant shall repair, at its expense, any damage to the Premises caused by the removal of said personal property, trade fixtures or equipment by Tenant. 
  

(c) Notwithstanding anything in this Lease to the contrary, Tenant shall not be entitled to remove any fixtures and equipment now or hereafter
installed in or on the Premises that is an integral part of the Building and Building operation, including, without limitation, heating, ventilating and air conditioning systems, and electrical and plumbing fixtures and systems; and, if any, and if
not leased by Tenant: back up generators, fire suppression sprinkler system, and security system; all of which shall be deemed part of the Premises and remain (and become, as applicable) the property of Landlord. Expressly excluded from the type of
fixtures and equipment intended to be covered by this Section 5(c) are fixtures and equipment that are installed by Tenant for the conduct of its business in particular and thereby a trade fixture or equipment type described in Section 5(b) and not
generally required for normal building operations. 
  

	6.	Delivery of Possession 

  
 Tenant acknowledges that Tenant is accepting the Premises from Landlord in broom clean condition (e.g. all discarded interior and exterior furniture and
equipment removed from the Premises) and otherwise in its “AS IS” broom clean condition and, except as expressly set forth herein, Landlord makes no representation or warranty with respect to the condition of the Premises or its fitness or
availability for any particular use. Notwithstanding the foregoing, Landlord shall install at Landlord’s sole expense: (i) a new built up roof on the larger of the two Buildings and make the repairs on the other Building that are identified in
that certain roof report prepared by Florida Roof Moisture Survey & Consultants, Inc. dated September 30, 1997, a copy of which has been furnished to Landlord and Tenant, which new roof and roof repairs shall be made in accordance 

  

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with the specifications set forth in Exhibit “C-l” attached hereto; and (ii) new air conditioning units for both Buildings in accordance
with the specifications set forth on Exhibit “C-2” attached hereto which standards incorporate the current standards for indoor air quality as they relate to air conditioning units as set forth on Exhibit “C-2”.
Such installations and repair (collectively “Landlord’s Installations”) shall be completed on or before the Rent Commencement Date. 
  

	7.	Alterations and Additional Construction 

  
 Tenant shall have the right to make structural alterations to the Premises (herein collectively referred to as “Alterations”) provided Tenant
first obtains Landlord’s prior written consent thereto not to be unreasonably withheld and subject, however, in all cases to the following: 
  
 (a) Prior to making Alterations Tenant shall have furnished to Landlord a written description thereof, in reasonable detail and together with site plans
and architectural plans as appropriate, and if Landlord has not delivered its written consent or objections to Tenant within fifteen (15) days following Tenant’s written request for approval, Landlord’s consent shall be deemed given.
Tenant may at such time request in writing that Landlord inform Tenant in writing whether such Alteration will be required to be removed at the end of the Lease term and in such event, Landlord shall so inform Tenant as part of its consent, if
given; 
  
 (b) The installation and/or removal of Alterations
shall be accomplished in a good and workmanlike manner (which means that the quality of workmanship and materials shall be at least equal to that used in connection with the initial construction of Tenant’s building and site improvements) in
compliance with all applicable laws and regulations of governmental authorities having jurisdiction including, without limitation, those requiring permits, licenses and authorizations of such governmental authorities, and any restrictions and
covenants of record (collectively, the “Legal Requirements”); 
  
 (c) No Alterations shall impair the structural integrity of the Premises nor decrease the floor area thereof nor reduce the value thereof; and 
  
 At no cost to Landlord, Landlord shall cooperate with Tenant in securing building, sign and other permits or authorizations required by appropriate
authorities for any work permitted hereunder by Tenant. All costs connected with filing applications for such permits shall be borne by Tenant. In conjunction with Landlord’s approval of Alterations, Landlord may impose such restrictions and
requirements as Landlord reasonably deems necessary to ensure that such Alterations will be completed in compliance with the provisions of this Section 7. Tenant shall comply with all of the Lease terms with respect to any Alteration. Upon the
termination or expiration of the Lease term, any Alterations remaining at the Premises shall belong to Landlord. 
  
 Tenant shall have the right to make such interior or exterior alterations or improvements in and to the Premises as it desires provided that such
alterations or improvements comply with the provisions of Section 7 (b), (c) and (d) hereinabove, any restrictions and covenants of record and do not adversely affect the plumbing, electrical and HVAC systems or other elements of the Building and
provided further that such alterations or improvements do not adversely affect the real estate value of the Premises. 
  

	8.	Taxes 

  
 (a) Tenant agrees that it shall pay all property taxes accruing during and all special assessments levied or assessed, and becoming payable during the
term of this Lease from and after the Rent Commencement Date, against the Premises or any portion of the Land or the improvements thereon within thirty (30) days after Tenant has received notice of such taxes and/or assessments becoming due subject,
however, to Tenant’s right to contest such taxes and assessments pursuant to Section 8(d). Landlord shall use its best efforts to remit copies of all notices of taxes and assessments to Tenant immediately upon Landlord’s receipt of same,
but the failure of Tenant to receive the same shall not relieve Tenant of its obligations hereunder nor give rise to any cause of action against Landlord nor offset against Tenant’s obligations hereunder, 

  

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provided, however, Tenant shall not be in default hereunder until all cure periods have elapsed after Tenant’s receipt of such notices from Landlord.
Tenant shall, in all events, prevent foreclosure and public sale or other divesting of Landlord’s title to the Premises by reason of nonpayment of such taxes and assessments; provided, however, Landlord shall be responsible for any costs
incurred by Tenant in connection therewith which are due to Landlord’s failure to timely deliver notices to Tenant or are due to the negligent action of Landlord in general. 
  
 (b) At the end of the term of this Lease or the last exercised Renewal Term, as applicable, property taxes and special
assessments to be paid by Tenant shall be prorated so that at the end of the term, with respect to any taxes and assessments levied or assessed for a calendar tax year or other period extending beyond the end of the term, Tenant shall pay only such
proportion of said taxes and assessments as the portion of said calendar tax year preceding the end of said term, as applicable, bears to the entire calendar tax year or other applicable period. In the event any special assessment is levied or
assessed against the Premises which becomes due or payable during the term of this Lease, and which special assessment may be legally paid in installments (whether by subjecting the Premises to bond or otherwise but only if acceptable to the
mortgagee of Landlord), Tenant shall have the option to pay such special assessment in installments. In the event of such election, Tenant shall be liable only for those installments of such tax or assessment that become due and payable during the
term of this Lease including any Renewal Term. Landlord agrees to execute or join with Tenant in the execution of any application or other instrument that may be necessary to permit the payment of such special assessment in installments. If such
special assessment shall not be payable in installments to the applicable governmental authority and such special assessment shall be greater than Ten Thousand Dollars ($10,000.00), then the excess of such special assessment over Ten Thousand
Dollars ($10,000.00) may at Tenant’s option be amortized over sixty (60) months and paid in monthly installments (together with the monthly installments of Rental) to Landlord as additional rent hereunder, together with sales tax due thereon,
provided that at least ten (10) days prior to the due date for the special assessment, Tenant shall deliver to Landlord a payment of Ten Thousand Dollars ($10,000.00) made payable to the applicable governmental authority together with written notice
of its election to pay the balance in installments, in which event Landlord shall supplement the amount then due to the applicable governmental authority with Landlord’s own funds. Tenant shall be liable to Landlord only for those monthly
installments of the balance of such special assessment due as additional rent that become due or payable during the term of this Lease including any Renewal Term. 
  
 (c) Tenant shall also pay before delinquency any and all municipal, county, state and federal taxes and assessments levied
or assessed, and becoming payable during the term, against Tenant’s personal property located on the Premises or against Tenant’s leasehold interest in the Premises. 
  
 (d) Tenant at its cost shall have the right to seek a reduction in the assessed valuation of the Premises or to contest any
real property taxes that are to be paid by Tenant, but if Tenant seeks a reduction or contests the real property taxes, Tenant shall nevertheless pay the real property taxes in such manner as may be required by law to prevent the taxes from becoming
delinquent and shall comply with any related restrictions or other requirements imposed by Landlord’s mortgagee. Landlord shall not be required to join in any proceeding or contest brought by Tenant unless the provisions of any law require that
the proceeding or contest be brought by or in the name of Landlord or any owner of the Premises. In that case Landlord shall join in the proceeding or contest or permit it to be brought in Landlord’s name as long as Landlord is not required to
bear any cost. Tenant, on final determination of the proceeding or contest, shall immediately pay or discharge any decision or judgment rendered, together with all costs, charges, interest and penalties incidental to the decision or judgment. Any
rebates or refunds obtained by Tenant shall belong solely to Tenant except where the property taxes or special assessments have been prorated as described in the first sentence of Section 8(b) in which event any rebate or refund applicable thereto,
after Tenant’s out-of-pocket expenses of obtaining same are deducted by Tenant, shall be prorated in the same manner. 
  
 (e) If at any time during the term of this Lease the laws concerning the methods of real property taxation prevailing at the commencement of the term are
changed so that a tax, excise, 

  

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or any other tax, however described, is levied or assessed against the Landlord as a substitution in whole or in part for any real property taxes or as an
addition to real property taxes, the Tenant shall pay before delinquency the substitute or additional tax but only to the extent such tax relates to Landlord’s ownership of the Premises. 
  
 (f) In the event that any mortgagee holding a mortgage upon the Premises
requires an escrow of real property taxes (“RPT”): 
  
 (i) The Tenant shall deposit with the Landlord on the first day of each and every month, an amount equal to one-twelfth (1/12) of the RPT next to become due upon the Premises (as estimated based upon the most recent
tax bill); provided, that, in the case of the first such deposit, there shall be deposited in addition, an amount which, when added to monthly deposits (collectively, the “Tax Deposits”) to be made thereafter as provided for herein, shall
reasonably assure that there will be sufficient funds on deposit to pay RPT as they come due based on the estimate. 
  
 (ii) The Landlord will, out of the Tax Deposits pay the RPT or will, upon presentation of receipted bills therefor, reimburse the Tenant
for such payments made by the Tenant; provided that (A) if the total Tax Deposits on hand shall not be sufficient to pay all of the RPT when the same shall become due, then the Tenant shall pay to the Landlord, within twenty (20) days following
written notice of the additional amount due, an amount necessary to make up the deficiency, and (B) if the total of such Tax Deposits exceed the amount required to pay the RPT, such excess shall be credited on subsequent payments to be made for such
items; 
  
 (iii) If any installment of Rent paid
by Tenant shall not be sufficient to cover the Rental and the Tax Deposit then due, the sums received shall be applied to the Rental and other sums then due under this Lease before being applied to the Tax Deposits. 
  
 (iv) All Tax Deposits in the hands of Landlord or its
mortgagee shall be held without allowance of interest (except for any interest paid thereon by Landlord’s mortgagee which shall be credited to Tenant) and need not be kept separate and apart but may be commingled with any funds of the Landlord
or mortgagee, as applicable, until applied in accordance with the provisions hereof. 
  

	9.	Landlord’s Insurance Requirements and Tenant’s Insurance Premium Obligations 

  
 Landlord shall obtain the following described insurance and Tenant shall pay as additional rent during the term of this
Lease all premiums (“Premiums”) for such insurance carried by Landlord on or in respect to the Premises as follows: (i) a commercial general liability policy, including insurance covering assumed or contractual liability under this Lease
with respect to the Premises and the operation of Tenant and any subtenants of Tenant in, or about the Premises, in which the limits with respect to personal liability and property damage shall be usual and customary for like properties but shall be
not less than Two Million Dollars ($2,000,000) per occurrence; (ii) all risk property insurance with extended coverage, for the full replacement values of all improvements (including, an “agreed amount” endorsement) which would cover the
Buildings, including but not limited to collapse, flood and theft; (iii) with respect to alterations, improvements and the like required or permitted to be made by Landlord hereunder in the event of a casualty, taking or condemnation, contingent
liability and builder’s risk insurance, in amounts reasonably satisfactory to Landlord; and (iv) rent loss insurance for a period of twelve (12) months. The choice of insurance carrier(s) and the amounts and types of coverage shall be
determined by Landlord in its sole and reasonable discretion. 
  
 Tenant shall pay to Landlord the amount of Premiums when billed to Landlord, for all periods during the term of this Lease commencing with the Commencement Date, within twenty (20) days following Landlord’s delivering an invoice
therefor to Tenant. The covenants of this Section 9 shall survive the expiration and early termination of this Lease and Tenant shall therefore pay any sums due hereunder for periods preceding the Lease expiration or early termination of this Lease
within forty-five (45) days following delivery of notice to Tenant of the amount due, even 

  

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if such notice is delivered following such expiration or termination. At the end of the term of this Lease or the last exercised renewal term, as applicable,
Premiums previously paid by Tenant shall be prorated so that at the end of the Lease term any Premiums previously paid by Tenant applicable to a period extending beyond the end of the Lease term shall be refunded to Tenant by Landlord. 

 
 All insurance policies required to be carried by Landlord hereunder shall
be in form and content and written by insurers licensed to issue insurance in the State of Florida and acceptable to Landlord’s mortgagee in its reasonable discretion. All such policies shall contain a waiver by the insurer of any right of
subrogation against Tenant and its respective officers, directors, shareholders, agents, employees or representatives. If Landlord shall fail to comply with any of the Landlord requirements contained in this Lease relating to insurance, Tenant may
provide Landlord written notice thereof and if not cured within two (2) business days following Landlord’s receipt of such notice, Tenant may obtain such insurance and Tenant shall pay the premium cost thereof in lieu of Landlord’s
insurance for the applicable period but Landlord’s failure shall not constitute a breach or default by Landlord and shall not give rise to any other rights or remedies in favor of Tenant. 
  

	10.	Triple Net Lease, Occupancy Costs and Operating Expenses 

  
 It is the intention of this Lease, that this Lease is a triple net lease and except as expressly stated otherwise herein, Tenant shall operate, maintain
and repair the Premises in accordance with the terms of this Lease and accordingly all expenses and costs in connection with occupancy, operation of and maintenance of the Building and other improvements located on the Premises shall be paid by
Tenant. Landlord shall not be responsible for any expenses nor shall the Landlord be obligated to expend any funds whatsoever in connection with the Premises during the term of this Lease or any renewals thereof except as expressly stated in this
Lease. By way of explanation and not of limitation, Tenant shall enter into contracts and service agreements for and shall pay in full for janitorial and general cleaning, as well as heating, air conditioning, landscaping, and parking lot
maintenance. 
  

	11.	Maintenance of and Repairs to Premises and Lien Removal 

  
 Notwithstanding anything in this Lease to the contrary (and in particular Sections 10 and 11) Landlord shall be responsible at its sole cost and expense
for maintenance and repairs to the roof and structure of both Buildings and for all water and sewer utility lines running between public rights of way and the Buildings, provided that in the event any repair is necessitated by the actions of Tenant
or its employees, agents, or invitees and such repair is not covered by warranty or insurance in favor of Landlord, the cost of repairing any such items plus a five percent (5 %) overhead and administrative charge shall be paid by Tenant to Landlord
within ten (10) days after receipt by Tenant from Landlord of a statement setting forth the amount of such costs. 
  
 Starting with the Commencement Date Tenant shall, at its sole cost and expense, keep and maintain the parking lot, walkway, landscaped and grassed areas
and other exterior areas of the Premises, as well as other components of the exterior and all interior components of the Premises expressly including, without limitation, the non-structural walls, windows and utility lines (except those for which
Landlord is responsible as expressly set forth herein), water and plumbing systems and equipment in good order and repair (including, without limitation, periodic painting, washing and general refurbishing). Tenant shall make all repairs,
replacements, alterations, additions and betterments, ordinary and extraordinary, as may be necessary or desirable in order to keep and maintain the Premises in good order and repair and in a condition suitable for the operation and conduct of
Tenant’s business, at the sole cost and expense of Tenant (excluding those repairs for which Landlord is expressly responsible for hereunder). 
  
 Additionally, Tenant shall keep and maintain the Premises in a clean, sanitary and safe condition in accordance with all applicable federal, state,
county, city or other applicable laws and in compliance with all directions, rules and regulations of the health officer, fire marshall, building inspector, or other proper officials of the governmental agencies having jurisdiction, at the sole cost
and expense of Tenant. 
  

 9 

 Tenant shall keep the Premises free from any and all liens caused by Tenant, its assignees, sublettees or
any of their respective agents, employees or invitees and Tenant agrees to bond against or discharge any such mechanic’s or materialmen’s lien within thirty (30) days after the recording of any such lien not released within such thirty
(30) day period. Prior to commencing or causing to be commenced any work on the Premises, Tenant shall file a Notice of Commencement as required by applicable statutory provisions and shall deliver a copy of such Notice of Commencement to Landlord.

  
 All parties and lienors and other persons are hereby placed on
notice that the interest of the Landlord in the Premises shall not be subject to liens for improvements made by or on behalf of the Tenant upon the Premises, and Tenant shall have no authority to subject Landlord’s interest in the Premises to
such claims or liens. The preceding sentence shall be incorporated in any memorandum of this Lease and any Notice of Commencement. 
  
 In the event that Tenant fails, refuses or neglects to commence and complete any maintenance, repairs or necessary replacements promptly and adequately,
remove or bond over in accordance with Florida Statutes any lien, pay any cost or expense, reimburse Landlord, or otherwise to perform any act or fulfill any obligation required of Tenant pursuant to this Section 11 or elsewhere in this Lease, such
failure, refusal or neglect shall constitute a Tenant default under this Lease and following notice thereof to Tenant and the Tenant’s failure to cure same within the curative periods granted under Section 20, Landlord may, but shall not be
required to conduct such maintenance, make or complete any such repairs and replacements, remove or bond over in accordance with Florida Statutes such lien (without inquiring into the validity thereof), pay such cost or perform such act or the like,
all at the sole cost and expense of Tenant, and Tenant shall reimburse Landlord for all costs and expenses of Landlord thereby incurred plus a five percent (5%) overhead and administrative charge within ten (10) days after receipt by Tenant from
Landlord of a statement setting forth the amount of such costs and expenses. Landlord’s rights and remedies pursuant to this paragraph shall be in addition to any and all other rights and remedies provided under this Lease or at law or in
equity. 
  

	12.	Utilities and Lighting 

  
 Tenant agrees to promptly pay for all gas, electricity, telephone, sewer and water and all other utility charges used by Tenant and its employees, agents
and invitees at the Premises during the term of this Lease commencing with the Commencement Date or such earlier date as Tenant may first enter the Premises with the authorization of Landlord to commence renovations to the Premises, all of which
shall be measured through proper and sufficient separate meters. Should there be a disruption of any utilities, then such disruption shall not constitute a default by Landlord nor give Tenant any remedies against Landlord under this Lease or
otherwise entitle Tenant to any Rent abatement or set off. 
  

	13.	Access by Landlord for Inspection and Remedial Work 

  
 Landlord or Landlord’s agents, upon no less than two (2) business days prior written notice to Tenant, shall have the right to enter the Premises
during normal business hours to examine the same; provided, however, Tenant or its employees or agents shall have the right to accompany Landlord at all times during such examination. If in connection with any Landlord work undertaken pursuant to
Section 11, Landlord shall give Tenant similar prior notice (except in the case of emergency repairs where Landlord shall only be required to provide Tenant with as much advance notice as is reasonably possible under the circumstances) and Landlord
shall conduct such work in a manner as may be reasonably required to minimize interference with the conduct of Tenant’s business at the Premises. 
  

	14.	Conduct of Business by Tenant 

  
 Tenant shall have the right to use and occupy the Premises during the Lease term for any purposes Tenant deems appropriate, provided that Tenant shall
comply with all laws, rules and regulations of governmental authorities relating to Tenant’s use and occupancy of the Premises or any part thereof including, without limitation, all laws, rules and regulations relating to the 

  

 10 

 
environmental condition of the Premises or the use and presence of any Hazardous Materials (defined herein) on the Premises, and all orders, rules and
regulations of the board of fire underwriters or any other body hereafter exercising similar functions relating to Tenant’s use and occupancy of the Premises. Tenant likewise shall comply with the requirements of all governmental permits and
certificates and all policies of public liability, fire and other insurance at any time in force with respect to the Premises. Tenant shall promptly deliver to Landlord copies of any notice or other correspondence received, by it from any
governmental body, concerning the environmental condition or compliance with any other law on or affecting the Premises. Regardless of whether Tenant is in occupancy of the Premises, during the term of this Lease, Tenant (and not Landlord) shall be
responsible for providing any security measures as Tenant may deem necessary for the protection of person and property upon the Premises. 
  
 Notwithstanding anything to the contrary contained in this Lease, Tenant shall not be required to continuously occupy the Premises or operate a business
on the Premises. In the event Tenant shall cease the regular conduct of its business at the Premises, Tenant shall nonetheless comply with all of Tenant’s obligations under this Lease, including but not limited to the obligations of Tenant
hereunder relative to maintenance and repair of the Premises. 
  

	15.	Assignment/Subletting 

  
 Landlord hereby consents that the Tenant (and any assignee of Tenant) may sublet the Premises or any portion thereof, or may assign this Lease in writing,
provided that: 
  
 (a) Except as described in Section 15(e), no
such assignment or subletting nor the acceptance of rent by the Landlord from such assignee or subtenant shall relieve, release or in any manner affect the liability of the Tenant or any guarantors from their respective obligations hereunder and
under any guaranty agreement and Tenant shall remain primarily liable for the payment of Rental and all other monetary and non-monetary obligations hereunder and for the performance of the agreements, conditions, covenants and terms herein
contained, on the part of the Tenant herein to be kept, observed or performed and there is no requirement upon Landlord to exhaust any remedy against any assignee or subtenant prior to enforcement of any obligation in this Lease against Tenant or
any guarantor of this Lease and, moreover, Landlord may enforce any of its remedies against Tenant without bringing any action against the assignee or subtenant or against such assignee or subtenant without bringing any action against Tenant;

  
 (b) Any such assignee or subtenant shall, in writing, assume
and agree to keep, observe and perform all of the agreements, conditions, covenants and terms of this’ Lease on the part of the Tenant to be kept, observed and performed and shall be, and become jointly and severally liable with the Tenant for
the non-performance thereof accruing from said date; 
  
 (c)
Tenant provides Landlord with prior notice of the proposed assignment or sublease and (except when to an affiliate or subsidiary of Guarantor ; for which no Landlord consent is required) obtains Landlord’s written consent thereto, not to be
unreasonably withheld, and provided that all of the foregoing requirements are satisfied, Landlord shall be deemed to have consented to the proposed assignment or sublease if Landlord has not objected to same in writing delivered to Tenant within
ten (10) days following Landlord’s receipt of the Requested Information (defined herein); 
  
 (d) If assignee or subtenant is other than an affiliate or subsidiary of Guarantor, Tenant shall deliver to Landlord with its notice of the proposed assignment or sublease the following information (collectively, the
“Requested Information”): 
  
 (i) name,
address and tax identification number of the proposed assignee or subtenant and of any owner(s) thereof owning twenty percent or more of the proposed assignee or subtenant; 
  
 (ii) financial statements for the assignee and subtenant consisting of the most recent years profit and loss
statement and a current balance sheet, each certified by assignee or subtenant to be true, correct and complete in all material respects; 
  

 11 

 (iii) the proposed use of the Premises by the assignee or subtenant; and within five (5)
days after Landlord’s request therefor such other requested information regarding the assignee or subtenant as Landlord may reasonably require; and 
  
 (e) Notwithstanding the terms of Section 15(a), if Landlord consents or is deemed to have consented to an assignee and assignment of this Lease to such
assignee pursuant to this Section 15, Landlord shall release the assignor/tenant from the obligations under this Lease that are assumed by the assignee, and shall release GTE Corporation (“Guarantor”) from its obligations under the
Guaranty of this Lease delivered by Guarantor to Landlord contemporaneous with this Lease (the “Guaranty”) provided that either the assignee or a substitute guarantor, if any, assuming the obligations of the Guarantor under the Guaranty,
as of the date of the Section 15(c) notice shall meet one of the three criteria set forth on Exhibit “F” attached hereto. The provisions of Exhibit “F” including, without limitation, those regarding the timing of
Tenant’s election of such criteria and any changes to other terms of this Lease as a result of any criteria selection, are incorporated herein and shall control in the event of any conflict with the terms within the body of this Lease. Absent a
rating for the assignee or substitute guarantor that meets or exceeds one or more of the three (3) ratings in Exhibit “F”. Landlord may reasonably withhold its consent to any proposed assignment or sublet to a person or entity that
is not a subsidiary or affiliate of Guarantor, unless and until Landlord receives the written consent of Guarantor to the assignment or sublet and affirmation of its continuing Guaranty. Notwithstanding anything to the contrary contained in this
Lease, Tenant may not assign or sublet any interest in this Lease without Guarantor’s prior written consent which may be withheld in Guarantor’s sole and absolute discretion and any assignment or sublet absent such consent shall be void
and of no force or effect. 
  

	16.	Tenant’s Insurance Requirements 

  
 Tenant, at its sole cost and expense, shall, at all times procure during the Lease term, pay for and keep in full force and effect: (i) a commercial
general liability policy, including insurance covering assumed or contractual liability under this Lease with respect to the Premises and the operation of Tenant and any subtenants of Tenant in, on or about the Premises, in which the limits with
respect to personal liability and property damage shall be usual and. customary for like properties but shall be not less than Two Million Dollars ($2,000,000) per occurrence; (ii) casualty insurance against loss or damage by fire and other risks in
the amount of the full replacement cost for all of Tenant’s improvements to the Premises, trade fixtures, equipment and personal property; (iii) worker’s compensation coverage as required by law; and (iv) with respect to alterations,
improvements and the like required or permitted to be made by Tenant hereunder, contingent liability and builder’s risk insurance, in amounts reasonably satisfactory to Landlord. 
  
 All policies of insurance required to be carried by Tenant pursuant to this Section 16 shall be written by responsible
insurance companies authorized to do business in the state where the Premises are located. 
  
 Each policy evidencing insurance required to be carried by Tenant pursuant to this Section 16 shall contain the following provisions and/or clauses: (i) a provision that such policy and the coverage evidenced thereby
shall be primary and non-contributing with respect to any policies carried by Landlord, and that any coverage carried by Landlord shall be excess insurance; (ii) a provision including Landlord and Landlord’s mortgagee as an insured (except with
respect to worker’s compensation insurance and insurance covering Tenant’s trade fixtures, personal property and equipment); (iii) with respect to Tenant’s casualty insurance only, a waiver by the insurer of any right of subrogation
against Landlord and its respective agents, employees and representatives which arise or might arise by reason of any payment under such policy or by reason of any act or omission of Landlord and its respective agents, employees or representatives;
(iv) a severability clause; and (v) a provision that the insurer will not cancel, materially change or fail to renew the coverage provided by such policy without giving Landlord and Landlord’s mortgagee thirty (30) days’ prior written
notice. 
  
 On or prior to the Commencement Date, Tenant shall
deliver to Landlord certificates of the insurers, evidencing all of the insurance which is required to be maintained by Tenant hereunder and naming Landlord and its mortgagee in their respective capacity as required herein, 

  

 12 

 
together with evidence of the payment of all premiums therefor, and Tenant shall, within thirty (30) days prior to the expiration of any such insurance,
deliver other certificates of the insurers evidencing the renewal or replacement of such insurance together with evidence of the payment of all premiums therefor. 
  
 In the event that Tenant fails to procure, maintain and/or pay for, at the times and for the durations specified in this
Section 16, any insurance required by this Section 16 or fails to carry insurance required by law or governmental regulation, Landlord may (but without obligation to do so) at any time or from time to time, and without notice, procure such insurance
(other than worker’s compensation insurance) and pay the premiums therefor, in which event Tenant shall repay to Landlord all sums so paid by Landlord together with interest thereon as provided elsewhere herein and any costs or expenses
incurred by Landlord in connection therewith, within ten (10) days following Landlord’s written demand to Tenant for such payment. 
  

	17.A.	Waiver of Subrogation 

  
 Notwithstanding anything contained in this Lease to the contrary, Landlord and Tenant severally waive any claim in its favor against the other, the
other’s agents or employees, for loss of or damage to any of its property located in or constituting a part of the Premises or Buildings, by reason of fire or the element, or any other cause (including negligence and strict liability of any
kind) that is insured or is insurable by the terms of standard all risk full replacement cost property insurance in Florida, regardless of whether any such insurance is actually maintained, and if maintained, regardless of the amount of the
proceeds, if any, payable under such insurance. 
  

	17.B.	Indemnification 

  
 Tenant, with respect to the Premises, agrees to indemnify, hold harmless and to defend (or, at Landlord’s option, pay for the reasonable defense of)
Landlord and any party holding a mortgage lien upon the Premises, together with their respective officers and directors, against any, all and every demand, claim, assertion of liability or action arising out of any act or omission of Tenant, its
assignees or subtenants or any of their agents, servants, or employees, whether such claim, demand, assertion of liability or action be for damages, injury to person or property, including the property of Landlord, or death of any person, made by
any person, group or organization, whether employed by either of the parties hereto or otherwise, however, to the extent damage is to property of Landlord the terms of Section 17.A. shall apply and Tenant’s indemnification for any such loss of
property shall be limited to the deductible under Landlord’s insurance policy. 
  
 Landlord, with respect to the Premises, agrees to indemnify, hold harmless and to defend (or, at Tenant’s option, pay for the reasonable defense of) Tenant together with its officers and directors, against any,
all and every demand, claim, assertion of liability or action arising out of any act or omission of Landlord, its agents, servants, or employees, whether such claim, demand, assertion of liability or action be for damages, injury to person or
property, including the property of Tenant, or death of any person, made by any person, group or organization, whether employed by either of the parties hereto or otherwise, however, to the extent damage is to property of Tenant the terms of Section
17. A.shall apply and Landlord’s indemnification for any such loss of property shall be limited to the deductible under Tenant’s insurance policy. 
  

	18.	Fire or Casualty Loss 

  
 In the event that the Premises are totally or partially damaged or destroyed by fire or other casualty, Tenant shall give immediate written notice thereof
to Landlord and Landlord shall repair and restore the Premises to substantially the same condition as they were in immediately before such damage or destruction less and except that portion of the Premises required to be insured by Tenant under
Section 16 of this Lease. If (a) this Lease is in the last twelve (12) months of the term or any Renewal Term and no subsequent Renewal Term option has been exercised by Tenant and more than thirty percent (30%) of the total rentable area (per BOMA
standards) of the 

  

 13 

 
Premises has been rendered unoccupiable for Tenant’s use or such smaller area is rendered unusable and operation of the Premises is thereby rendered
economically infeasible for Tenant’s business use because of the critical nature of such area; or (b) Landlord’s mortgagee or the applicable governmental authorities do not give their approval and consent to the repair and restoration to
approximately the condition prior to the casualty, either Landlord or Tenant may terminate this Lease upon giving notice of such election in writing to the other party within twenty (20) days following the earlier of actual knowledge of the casualty
by the party delivering notice of termination or Tenant’s delivery of notice of the casualty to Landlord. Further, if the Premises or the Building should be totally destroyed or so damaged so that rebuilding of Landlord’s portion of the
restoration cannot reasonably be completed substantially within one hundred fifty (150) days after Landlord’s receipt of written notification by Tenant of the casualty subject to additional time to accommodate reasonable delays for permitting
and force majeure, then, at Tenant’s option, this Lease may be terminated by Tenant delivering written notice of such election in writing to Landlord within twenty (20) days following the date of the casualty and, in such event, both parties
shall be released from any and all further liability hereunder accruing after the casualty. If neither Landlord or Tenant elect to terminate the Lease under the foregoing provisions, Landlord shall repair and restore the portion of the Premises
required to be repaired and restored by Landlord with due diligence and in any event within one hundred fifty (150) days after the casualty occurs subject to reasonable delays for permitting and force majeure, such additional period not to exceed
sixty (60) days. If Landlord fails to substantially complete said repairs within one hundred fifty (150) days from the date of Tenant’s notice of the casualty, subject to reasonable delays for permitting and force majeure as aforesaid, Tenant
may terminate this Lease by written notice to Landlord delivered within ten (10) days following expiration of said period. 
  
 Landlord shall have no responsibility to repair or restore any portion of the Premises which is required to be insured by Tenant under Section 16 herein
and Tenant shall have one hundred twenty (120) days after delivery of access to Tenant by Landlord to complete its rebuilding or repairing of the Premises, in accordance with plans and specifications to be delivered to Landlord before the commencing
of Tenant’s construction, subject to reasonable delays for permitting and force majeure, such additional period not to exceed sixty (60) days. If the casualty or the subsequent repairing or rebuilding (by Landlord or Tenant, as applicable)
render the Premises unsuitable for Tenant’s operation of its business in whole or in part, Tenant shall be entitled to an abatement of Rental to the extent the Premises is unsuitable for Tenant’s operation of its business (prorated on the
basis of the total rentable area square footage of the Premises so unsuitable), from the date when the casualty occurs until the earlier of (i) the date Tenant reopens for business in the portion of the Premises damaged by the casualty; or (ii) one
hundred twenty (120) days after the date possession of the Premises is delivered to Tenant with the repairs and restoration to be conducted by Landlord substantially completed subject to reasonable delays for governmental permitting and force
majeure. For purposes of Rental abatement, the entire Premises shall be deemed unsuitable for Tenant’s operation of its business and therefore Rental abated for the entire Premises for the applicable period if the portion of the Premises
damaged is of a critical nature rendering the balance of the Premises economically infeasible for Tenant’s business use and Tenant actually ceases to use all of the Premises. 
  
 If Landlord shall within fifteen (15) days after or anytime prior to its receipt of written notice of the casualty from
Tenant, notify Tenant in writing of a longer time period (beyond that set forth in this Section 18) needed by Landlord for restoration of the portion of the Premises Landlord must restore together with reasonable justification for such longer
period, through no fault of Landlord, then unless Tenant terminates this Lease by written notice to Landlord delivered within fifteen (15) days after Landlord’s notice, then Landlord shall have such longer period set forth in its notice to
complete the restoration. 
  

	19.	Condemnation 

  
 Should the whole of the Premises, or such portion of the total rentable area thereof as will make the Premises unusable for the purposes herein leased, be
taken or condemned by competent authority for public or quasi public use, then this Lease shall terminate from the date when 

  

 14 

 
possession of the part so taken shall be required for the use and purpose for which it had been taken. If the Lease continues after a partial taking, the
Rental shall abate proportionately as to the part taken. All compensation awarded for such taking of the Premises or any portion thereof shall belong to and be the property of Landlord; provided, however, the Landlord shall not be entitled to any
portion of the award made to Tenant for the value of Tenant’s trade fixtures, loss of business compensation and cost of moving damages, and Tenant shall be entitled to make claim separately to the applicable governmental authorities therefor
provided that any recovery shall not reduce Landlord’s recovery. 
  

	20.	Tenant Default and Landlord Remedies 

  
 Each of the following constitutes an event of default of Tenant: 
  

(i) Tenant’s failure to pay any monthly installments of rent (including annual minimum rent and additional rent), or any other
sums required to be paid hereunder within ten (10) days of the date when due or five (5) days following notice of non-payment from Landlord, whichever is later; 
  
 (ii) Tenant’s failure to keep, observe or perform any of the other terms, conditions or covenants set
forth in this Lease if the failure continues for thirty (30) days after notice from Landlord of such failure, or such shorter time specified in this Lease, or if not reasonably capable of being cured within said period, then if Tenant shall not
commence to cure such failure within such applicable period and continuously prosecute the performance of the same to completion with due diligence within ninety (90) days following the Landlord’s notice ; or 
  
 (iii) Tenant becomes insolvent, or commences a case under
Title 11 of the United States Code or consents to or does not obtain within ninety (90) days of its filing a dismissal of an involuntary petition filed under Title 11 of the United States Code. 
  
 Upon an event of default, Landlord shall be entitled to exercise, at its
option, concurrently, successively or in any combination, all non-conflicting remedies available at law or in equity, including without limitation any one or more of the following (except that (a) and (b) shall be mutually exclusive remedies):

  
 (a) To terminate this Lease and collect all pre-termination
actual damages from Tenant (including without limitation rent in arrears and interest and late fees accrued thereon); 
  
 (b) To terminate Tenant’s right of possession, reenter and take possession of the Premises or any part thereof, any or all personal property or
fixtures of Landlord upon the Premises, and other rights or privileges of Tenant pertaining to the use and operation of the Premises without compensation to Tenant and to recover from Tenant an amount equal to all delinquent rent plus all rent
hereunder as same becomes due. (Any such entry upon the Premises for such purpose shall not operate to terminate this Lease or be deemed to be for the benefit of Landlord unless Landlord expressly so elects in writing.) Upon taking possession as
described in this Section 20 (b), Landlord shall in good faith attempt to relet the Premises or any part thereof in an “arms length” transaction for such term or terms (including a term which extends beyond the original term of this
Lease), at such rentals and upon such other terms as Landlord, in its sole discretion, may determine, for the benefit of Tenant, with all proceeds received from such reletting, less all out of pocket costs of reletting and collection (including
without limitation (i) the costs of complying with any new tenant’s obligations hereunder; (ii) the cost of repairs, alterations, and remodeling necessary to put the Premises in a condition consistent with the condition of the Premises upon
delivery of same to the undersigned Tenant plus all brokerage fees/commissions in connection with any reletting; (iii) reasonable attorneys’ fees and costs incurred and not otherwise recoverable under this Lease; and (iv) other expenses
incurred by Landlord in enforcing its remedies), being applied to the Rents and other sums due from Tenant under this Lease, with Tenant remaining liable for any deficiency. Provided that the lease entered 

  

 15 

 
into with a replacement tenant is pursuant to “arms-length” negotiations, Tenant agrees that the rental rate for the replacement tenant may be at,
below or above the then market rate, it being important to Landlord that the Buildings remain occupied, and accordingly, Tenant shall not claim as a defense to. payment of the deficiency any failure on the part of Landlord to mitigate to the full
extent of Tenant’s rental obligations. Furthermore, in lieu of Landlord’s right to accelerate future rents upon Tenant’s default for the balance of the Lease term, Tenant agrees that Landlord may pursue all Rent that becomes due after
the filing of the complaint through entry of the judgment, in addition to any unpaid Rent due prior to filing of the complaint, without the necessity of Landlord amending the complaint or filing a new complaint for such Rent, provided that should
Tenant thereafter fail to pay to Landlord the amount of any monthly deficiency, if the Premises has been re-leased and remains leased and the new tenant is paying rent, or the full amount of monthly Rent, if the Premises has not been released or the
replacement tenant has ceased paying rent, within ten (10) days following the first day of each month for the balance of the Lease term, then Landlord may accelerate the amount of deficiency rent or full Rent as the case may be for the balance of
the Lease term, discounted to then present value at Landlord’s mortgage interest rate, and Tenant shall pay same immediately upon demand, however, such payment shall not waive the rights in favor of Landlord to collect any further deficiency or
cost of enforcement arising from to time thereafter for whatever reason including the failure of any replacement tenant(s) to pay its required rent; 
  
 (c) In addition to any late fees charged under this Lease to offset, in part, Landlord’s costs arising from Tenant’s delinquency in the payment
of Rent, any sums past due hereunder and not paid upon demand by Landlord shall accrue interest thereon until paid at a rate equal to the greater of ten percent (10%) per annum or the rate per annum that is 200 basis points over the prime rate of
interest as published in the Wall Street Journal or other national publication in the absence of the former or comparable rate or index in the absence of a prime rate, as of the date the sums were first due (the “Default Rate”), or such
other rate as expressly provided for elsewhere in this Lease in connection with specific defaults; and/or 
  
 (d) To recover from Tenant all expenses, including reasonable attorneys’ fees, paid or incurred by Landlord as a result of any breach or event of
default. 
  
 In addition, in the event of any non-monetary breach
or default by Tenant, Landlord may, but shall not be obligated to, immediately or at any time thereafter, and with notice, correct such breach or default at the expense of Tenant. Any sum or sums so paid by Landlord, together with interest at the
Default Rate, but not higher than the maximum non-usurious rate permitted by law, shall be deemed to be additional rent hereunder and shall be immediately due from Tenant to Landlord. 
  
 Landlord’s forbearance in pursuing or exercising one or more of its remedies shall not be deemed or construed to
constitute a waiver of any event of default or any remedy. 
  
 Notwithstanding anything to the contrary contained herein, Tenant shall in no event be liable to Landlord for consequential or punitive damages. 
  

	21.	Landlord Default and Tenant Remedies 

  
 The following events shall constitute events of default by Landlord under this Lease: 
  
 (i) If Landlord shall fail to pay any sum of money to be paid by Landlord hereunder within ten (10) days of
the date when due or five (5) days following notice of non-payment from Tenant, whichever is later; or 
  
 (ii) If Landlord shall violate or breach, or shall fail to fully and completely observe, keep, satisfy, perform and comply with, any
agreement, term, covenant, condition, requirement, restriction or provision of this Lease (other than the payment of any sum of money to be paid by Landlord hereunder), and shall not cure such failure 

  

 16 

 
within thirty (30) days, or such shorter time specified in this Lease, after Tenant gives Landlord written notice thereof, or if such failure shall not be
reasonably capable of cure within said period, if Landlord shall not commence to cure such failure within such applicable period, and continuously prosecute the performance of the same to completion with due diligence within ninety (90) days
following the Tenant’s notice. 
  
 If an event of default
shall have happened and be continuing, Tenant may pursue any one or more of the following remedies, separately or concurrently or in any combination, without any notice (except as specifically provided herein) or demand whatsoever and without
prejudice to any other non-conflicting remedy which it may have at law or in equity: 
  
 (a) Tenant may bring an action against Landlord to recover from Landlord all actual (eg. not consequential or punitive damages) damages suffered, incurred or sustained by Tenant as a result of, by reason of or in
connection with such event of default; or 
  
 (b) Tenant may do
whatever Landlord is obligated to do under the terms of this Lease, in which event, at Tenant’s option, Landlord shall reimburse Tenant on demand for, any out of pocket expenses excluding attorney’s fees (unless due pursuant to another
express provision in this Lease), which Tenant may incur in thus effecting satisfaction and performance of, or compliance with, Landlord’s duties and obligations under this Lease plus a five percent (5%) overhead and administrative charge and
if Landlord does not so reimburse Tenant for such sums due Tenant under this Section 21(b), Tenant may offset such sums from Tenant’s rent due hereunder, provided that should Landlord be found by a court (to which no appeal has been made) to
have not been liable to Tenant for the sums so offset, Landlord shall pay such sums to Tenant upon demand with interest thereon from the date such sums were originally due at the Default Rate of interest per annum set forth in Section 20.

  
 Tenant’s forbearance in pursuing or exercising one or
more of its remedies shall not be deemed or construed to constitute a waiver of any event of default or any remedy. 
  
 Notwithstanding anything to the contrary contained herein, Landlord shall in no event be liable to Tenant for consequential or punitive damages.

  

	22.	Access by Landlord for Reletting 

  
 In the event Tenant does not timely renew the Lease, during the twelve (12) months prior to the expiration of the term of this Lease or any renewal term,
Landlord may exhibit the Premises to prospective tenants upon no less than six (6) hours advance verbal notice to Tenant, provided that Landlord shall at all times of entry pursuant to this Section 22 use reasonable efforts to exhibit the Premises
in a manner that will not unreasonably interfere with the operation of the Tenant’s business. If the Premises has been vacated by Tenant or if Tenant is no longer operating therein, then Landlord may at anytime thereafter (i) exhibit the
Premises to prospective tenants at any time thereafter during the Lease term, and (ii) place upon the Premises the usual notices “To Let” or “For Rent” or “For Sale” which notices Tenant shall permit to remain thereon
without molestation. In the event Tenant does not timely renew the Lease, within the last twelve (12) months of the Lease term, Landlord may place “For Rent” and/or “For Sale” signs upon any grassed areas surrounding the
Buildings. 
  

	23.	Quiet Enjoyment 

  
 So long as Tenant is not in default of this Lease, Landlord shall take no action to interfere with the right of Tenant during the term demised to freely,
peaceably and quietly occupy and enjoy the full possession of the Premises hereby leased, and the tenements, hereditaments and appurtenances thereto belonging and the rights and privileges herein granted without molestation or hindrance, lawful or
otherwise. 
  

 17 

	24.	Estoppel Certificates 

  
 Tenant shall, without charge, at any time and from time to time but not more than three (3) times in any one (1) calendar year, within ten (10) days after
the request by Landlord execute and deliver to Landlord and/or to any other person, firm or corporation specified by Landlord, an estoppel certificate in the form attached hereto as Exhibit “D”; provided, however, Tenant shall not
unreasonably withhold its consent to a reasonable modification of such form requested by a purchaser or lender of the Premises on condition that such modification does not affect the rights of Tenant as to the Premises. Upon Landlord’s consent
to any assignment or sublet or at such other time as may be required, Tenant may request and Landlord shall deliver to Tenant and/or assignee or sublettee an estoppel certificate duly executed and acknowledged by Landlord, certifying to such matters
as are contained in Tenant’s form of estoppel certificate and applicable from Landlord’s perspective. 
  

	25.	Peaceful Surrender 

  
 Tenant, its assignees or subleases, shall not commit waste upon the Premises and at the expiration or earlier termination of this Lease, or extensions
hereof, if extended, will peaceably surrender possession to Landlord in good order and repair, normal wear and tear and damage by casualty and condemnation excepted, and at Landlord’s request, in addition to removing all Tenant “trade
fixtures and equipment”, Tenant will remove all non-structural alterations and improvements made pursuant to Section 7 of this Lease or otherwise, provided that removal of any such items including “trade fixtures and equipment” shall
be done in a manner as to minimize damage to the Premises and Tenant shall immediately repair any such damage caused by the removal of such items and/or the installation and presence of such items and modifications to the Premises to accommodate
such installation. The terms of this Section shall survive the termination or expiration of the Lease term, subject to the terms of Section 27 herein. 
  
 If Tenant elects or Landlord requires Tenant to remove any equipment installed by Tenant on the roof of the Premises or penetrating the roof membrane
(“Roof Equipment”), such removal shall be done under the supervision of, and any associated roof work conducted by, a licensed roofing company reasonably acceptable to Landlord and Tenant (an “Approved Roofer”), and if the
removal of any Roof Equipment shall cause any damage to the roof, such damage shall be promptly repaired by an Approved Roofer all at Tenant’s sole cost and expense. By way of example only, such Roof Equipment shall include any satellite or
communication devices, dishes or antennae provided that Tenant must first obtain Landlord’s written consent (which shall not be unreasonably withheld or delayed) before installing same and follow Landlord’s requirements for installation
consistent with the foregoing procedures for removal. 
  

	26.	Mortgage Subordination 

  
 Tenant agrees to subordinate this Lease to the lien of a mortgage to a lender hereafter imposed against the Premises if the mortgagee concurrently
executes and delivers to Tenant a non-disturbance agreement, all in substantially the form of Exhibit “E” attached hereto. Tenant will not unreasonably withhold its consent to a modification of such form requested by a lender of the
Premises on condition that such modification does not affect the rights of Tenant as to the Premises. 
  

	27.	Holdover 

  
 If Tenant shall continue its occupancy of the Premises after the expiration of the Lease term or any applicable renewal term, the occupancy shall not be
deemed to extend or renew the Lease term (or any applicable renewal term), and the tenancy shall constitute a tenancy from month to month on all of the terms of this Lease except the annual minimum rent for said holdover period shall be one hundred
fifty percent (150%) of the annual minimum rent existing immediately preceding the holdover period and the Lease shall be subject to termination by either party upon ten (10) days’ advance written notice. 
  

 18 

	28.	Brokers Commissions 

  
 Landlord and Tenant represent and warrant to each Other that they have dealt with no broker or brokers in connection with this Lease, except as listed
below. The party who breaches this warranty agrees to defend and indemnify the other against, and hold it harmless from all demands, claims, liabilities and costs (including, without limitation, reasonable attorneys’ fees) arising from any
claim for brokerage commissions or finder’s fees arising out of the actual or alleged acts or commitment of said breaching party. Broker(s) (if any): Cushman & Wakefield of Florida, Inc. (“Broker”) and no others. The commissions
due Broker with respect to this Lease are pursuant to separate written agreement between Landlord and Broker. Landlord agrees to indemnify and hold Tenant harmless from and against any claims of Broker for brokerage fees or commissions in connection
with the execution of this Lease. 
  

	29.	Signs 

  
 To the extent permitted by applicable law, and any restrictions of record which are either in existence on the date hereof or otherwise consented to by
Tenant, Tenant shall have the right to install, erect and maintain upon the Premises all signs necessary or appropriate in Tenant’s sole discretion to the conduct of its business, including signs on any monument or free-standing pylon sign
tower. Tenant shall not install, erect or maintain any sign in violation of any applicable law, ordinance or use permit of any governmental authority. Tenant may remove (but shall not be required to remove) any of its signs, but not any monument or
pylon sign tower in existence as of the Commencement Date or thereafter installed by Tenant, at any time during said term or upon the expiration thereof or earlier termination of this Lease, or (but with obligation if required to remove same by
Landlord) within thirty (30) days after such expiration or termination, and Tenant at its own expense shall repair any damage caused by such removal. Notwithstanding the preceding sentence, Tenant may remove from any monument or pylon sign required
to remain in place any sign thereon, such as a placard with Tenant’s identity. 
  

	30.	Merger 

  
 There shall be no merger of this Lease or of the leasehold estate hereby created with the fee estate in the Premises by reason of the fact that the same
person acquires or holds, directly or indirectly, this Lease or the leasehold estate hereby created or any interest herein or in such leasehold estate and, in addition, the fee estate in the Premises or any interest in such fee estate unless
expressly stated otherwise in writing by the party holding both interests. 
  

	31.	Intentionally Omitted 

  

	32.	Entire Agreement 

  
 This Lease and the Exhibits referenced herein and attached hereto, which thereby form a part hereof, set forth all the covenants, promises, agreements,
conditions and understandings between Landlord and Tenant concerning the Premises. There are no covenants, promises, agreements, conditions or understandings, either oral or written, between them other than are herein set forth. No alteration,
amendment, change or addition to this Lease shall be binding upon Landlord or Tenant unless reduced to writing and signed by each party. 
  

	33.	Interpretation and Use of Pronouns 

  
 Nothing contained herein shall be deemed or construed by the parties hereto, nor by any third party, as creating the relationship of principal and agent
or of partnership or of joint venture between the parties hereto, it being understood and agreed that neither the method of computation of rent, nor any other provision contained herein, nor any acts of the parties herein, shall be deemed to create
any relationship between the parties hereto other than the relationship of Landlord and Tenant. Whenever herein the singular number is used, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders.
The words 

  

 19 

 
“herein”, “hereof” and “hereunder” when used in this Lease shall be construed to refer to this Lease in its entirety and not to
any particular Section or provision of this Lease. References herein to particular Section numbers shall refer to Sections within this Lease unless another document is referenced in connection therewith. References to Exhibits attached hereto by
said reference do thereby incorporate the Exhibits herein as part of this Lease. 
  

	34.	Notices 

  
 Any and all notices required or permitted under this Lease or pertaining to the Lease or Property or Landlord/Tenant relationship shall be deemed to be
properly delivered if delivered in writing (except where verbal notice is expressly permitted herein) personally, or sent by certified mail with return receipt requested or by prepaid overnight mail or same day or next day delivery service or sent
by telecopy/fax, provided that any such means provides written evidence of delivery to Landlord or to Tenant, as the case may be, at the address below or to any subsequent address which Tenant or Landlord, respectively, may designate in writing for
such purpose. The date of delivery of a notice for certified mail served by mail shall be one (1) day following the date on which such notice is deposited with the U.S. postal service postage prepaid. The date of delivery of notice sent by next day
delivery shall be one (1) day following the date the notice is deposited with the overnight delivery service and if by same day delivery service or telecopy/fax, then the date of delivery by such service or telecopy/fax. In the absence of notice to
the contrary, notices shall be addressed as follows: 
  

			
	TENANT:	  	 GTE Media Ventures Incorporated
 c/o Cushman &
Wakefield of Florida, Inc.
 One Tampa City Center, Suite 1900
 Tampa, Florida 33602
 Attn: Lease Administrator
 Telecopy: (813) 221-9166

		
	With a copy to	  	 Baker & Botts, LLP
 2001 Ross Avenue
 Dallas, Texas 75201
 Attn: Joel Overton, Jr.
 Telecopy: (214) 953-6503

		
	and with a copy to Guarantor:	  	 GTE Corporation
 One Stamford Forum
 Stamford, CT 06904
 Attn: Vice President and Treasurer
 Telecopy: (203) 965-2937

		
	LANDLORD:	  	 Airport Bayway, Inc.
 3802 S. West Shore
Boulevard
 Tampa, Florida 33611
 Attn: Mark E. Miller

Telecopy: (813) 837-7081

  
 A copy of all notices from Tenant
shall, concurrently therewith, be delivered to any party who holds a mortgage lien against the Premises and who, pursuant to the notice provisions hereunder, provides Tenant with its identity and mailing address for notice purposes. Refusal to
accept notice shall not delay its date of delivery as calculated above. 
  

	35.	Waiver 

  
 No waiver of any condition or covenant of this Lease by either party shall be deemed to imply or constitute a further waiver of the same or any other
condition or covenant of said Lease. 
  

 20 

	36.	Captions and Numbers 

  
 The captions, Sections, Section numbers and any index appearing in this Lease are inserted only as a matter of convenience and in no way define, limit
construe, or describe the scope or intent of same nor in any way affect the Lease. 
  

	37.	Force Majeure 

  
 In the event that Landlord or Tenant shall be delayed or hindered in or prevented from the performance of any act required hereunder or in connection
herewith by reason of strikes, lock-outs, labor troubles, inability to procure materials, services, failure of power, restrictive governmental laws, regulations or controls, riots, insurrection, hostilities, civil commotion, war-like operations, or
other reason beyond Landlord’s or Tenant’s reasonable control which cannot be overcome with the exercise of reasonable diligence, then Landlord’s and Tenant’s performance hereunder shall be excused for the period of such delay to
the extent affected. Notwithstanding this Section 37, there shall be no waiver or permitted delay in connection with either parties payment of any sums due under this Lease. 
  

	38.	Interest on Past Due Obligations 

  
 Except as provided to the contrary elsewhere in this Lease, any amount due from a party hereunder to the other party which is not paid when due
(including, without limitations, amounts due as reimbursement for costs incurred in performing obligations of a party hereunder upon such party’s failure to so perform) shall bear interest from the date due until paid unless otherwise
specifically provided herein at the lower of (i) the highest rate then allowed under the usury laws of the State of Florida, or (ii) the Default Rate per annum. The payment of such interest shall not excuse or cure any default by such party under
this Lease. 
  

	39.	Acceptance. Counterpart Execution and Recording 

  
 This Lease may be executed in separate counterpart and, as so executed and delivered, shall constitute the binding obligation of each party hereto as if
all parties had executed the same instrument. The submission of this Lease for examination does not constitute a reservation of or option for the Premises, and this Lease shall become effective as a lease only upon execution and delivery thereof by
Landlord and Tenant. This Lease shall not be recorded among the public records of any governmental jurisdiction, however, in accordance with Section 3(a) of this Lease, Landlord and Tenant intend to record a Memorandum of Lease in the form of
Exhibit “B” hereto. 
  

	40.	Accord and Satisfaction 

  
 No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein stipulated shall be deemed to be other than on account of the earliest
stipulated 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 shall accept such check or payment without prejudice to Landlord’s
right to recover the balance of such Rent or pursue any other remedy in this Lease provided. 
  

	41.	Attorneys Fees 

  
 In any litigation arising out of this Lease, the prevailing party shall be entitled to recover reasonable attorneys’ fees and costs including but not
limited to fees and costs at the trial and appellate level as well as in the course of any arbitration, administrative or bankruptcy proceedings. 
  

 21 

	42.	Governing Law, Venue and Severability 

  
 This Lease shall be governed by, and construed in accordance with, the laws of the State of Florida. The exclusive jurisdiction and venue for any court
action taken to enforce any provision of this Lease or to resolve any dispute between Landlord and Tenant pertaining to this Lease, the Premises or the Landlord—Tenant relationship shall be the Circuit Court in and for Pinellas County, Florida.
If any provision of this Lease or the application thereof to any person or circumstances shall, to any extent, be invalid or unenforceable, the remainder of this Lease shall not be affected thereby and each provision of the Lease shall be valid and
enforceable to the fullest extent permitted by the law. 
  

	43.	Partial Invalidity 

  
 If any term, covenant, or condition of this Lease or the application thereof to any person or circumstances shall, to any extent, be declared invalid or
unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and each term, covenant or
condition of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
  

	44.	Time is of the Essence 

  
 Time is of the essence of this Lease. 
  

	45.	Hazardous Materials 

  
 Tenant and Landlord acknowledge that each has received and reviewed that certain Phase I Environmental Site Assessment dated October 14, 1997 and that
certain Asbestos Facility Survey dated October 15, 1997 each prepared by Environmental Consulting & Technology, Inc. pertaining to the Premises (collectively, the “Report”), and each party to this Lease has undertaken such additional
investigations regarding the subject matter of said Report to its respective satisfaction. 
  
 Landlord hereby represents to Tenant that it has no knowledge regarding the environmental condition of the Premises except as disclosed in the Report. Tenant acknowledges that except as contained in the preceding
sentence, Landlord has not made any representation or warranty to Tenant regarding the accuracy of the information in said Report or the environmental condition of the Premises generally or specifically and Tenant has not relied upon any statements
by Landlord, if any, regarding the condition of the Premises including its environmental condition. 
  
 Tenant hereby represents to Landlord that it has no knowledge regarding the environmental condition of the Property except as disclosed in the Report.
Tenant represents, warrants and covenants (i) that it will not use nor store in, or about the Premises, any Hazardous Materials (defined herein), other than those Hazardous Materials that are necessary for Tenant to conduct its business activities
on the Premises, (ii) that, with respect to any such Hazardous Materials, Tenant shall comply with all applicable federal, state and local laws, rules, regulations, policies and authorities relating to the storage, use, disposal or cleanup of
Hazardous Materials, including, but not limited to, the obtaining of proper permits, and (iii) that it will not dispose of any Hazardous Materials in, on or about the Premises except as may be permitted by and in accordance with applicable law.

  
 Tenant agrees to clean up or cause to be cleaned up any
contamination created by Tenant, brought on by Tenant or allowed by Tenant to be brought upon the Premises during the term of this Lease, as extended or renewed, requiring removal or remediation under federal, state or local, law, statutes,
ordinances, regulations or policies. Tenant further agrees to indemnify, defend and hold Landlord and Landlord’s mortgagees harmless from and against any claims, liabilities, suits, causes of action, costs, expenses or fees, including
reasonable attorneys’ fees and costs, arising 

  

 22 

 
out of or in connection with (i) any remediation, cleanup work, inquiry or enforcement proceeding in connection with any clean up work required under the
preceding sentence; (ii) any Hazardous Materials used, stored or disposed of by Tenant or its agents, employees, contractors or invitees in, on or adjacent to the Premises after the Commencement Date; (iii) any Hazardous Materials generated by or
resulting from Tenant’s use of the Premises and transported, stored, disposed of, or released in any manner at a location other than the Premises; or (iv) any Hazardous Material located on the Premises during the Lease term except that which
may be present as of the Commencement Date or thereafter created by Landlord, brought on by Landlord or allowed by Landlord to be brought upon the Premises. 
  
 Tenant shall surrender the Premises to Landlord upon the expiration or earlier termination of this Lease free of debris, waste and Hazardous Materials
used, stored or disposed of by Tenant or its agents, employees, contractors or invitees, and in a condition which complies with all governmental statutes, ordinances, regulations and policies except for non-compliance arising from Landlord’s
activities or any conditions existing as of the Commencement Date. Upon such expiration or earlier termination Landlord may procure the services of an environmental engineer to assess the existence of any Hazardous Materials on, in, or about the
Premises and if any material violation of the Tenant’s covenants herein are disclosed by such assessment report, a copy of which shall be furnished to Tenant, in addition to curing the violations (to the extent such cure would be required under
the immediately preceding paragraph), Tenant shall reimburse Landlord for the reasonable cost of the assessment and report. 
  
 Landlord agrees to clean up or cause to be cleaned up any contamination created by Landlord, brought on by Landlord or allowed by Landlord to be brought
upon the Premises during the term of this Lease, as extended, requiring removal or remediation under federal, state or local, law, statutes, ordinances, regulations or policies. Landlord further agrees to indemnify, defend and hold Tenant harmless
from and against any claims, liabilities, suits, causes of action, costs, expenses or fees, including reasonable attorneys’ fees and costs, arising out of or in connection with (i) any remediation, cleanup work, inquiry or enforcement
proceeding in connection with any clean up work required under the preceding sentence; (ii) any Hazardous Materials located upon, used, stored or disposed of on or adjacent to the Premises prior to the Commencement Date; (iii) any Hazardous
Materials generated by or resulting from Landlord’s use of the Premises and transported, stored, disposed of, or released in any manner at a location other than the Premises; or (iv) any Hazardous Materials created by Landlord, brought on by
Landlord or allowed by Landlord to be brought upon the Premises. 
  
 “Hazardous Materials” shall mean any material: (i) the presence of which requires investigation or remediation under any federal, state or local statute, regulation, ordinance, order, action, policy or common law; or (ii) which is
or becomes defined as a “hazardous waste,” “hazardous substance,” pollutant or contaminant under any federal, state or local statute, regulation, rule or ordinance or amendments thereto including, without limitation, the
Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. section 9601 et seq.) and/or the Resource Conservation and Recovery Act (42 U.S.C. section 6901 et seq.); or (iii) which is toxic, explosive, corrosive, flammable,
infectious, radioactive, carcinogenic, mutagenic, or otherwise hazardous and is or becomes regulated by any governmental authority, agency, department, commission, board, agency or instrumentality of the United States, the state of where the
Premises are located or any political subdivision thereof; or (iv) the presence of which on the Premises causes or threatens to cause a nuisance upon the Premises to adjacent properties or poses or threatens to pose a hazard to the health or safety
of persons on or about the Premises and/or Retail Development; or (v) without limitation which contains gasoline, diesel fuel or other petroleum hydrocarbons; or (vi) which contains asbestos in an amount or condition which violates applicable law.

  
 Tenant’s and Landlord’s obligations under this
Section 45 shall survive termination and expiration of this Lease. 
  

 23 

	46.	Radon Gas and Energy Disclosures 

  
 (a) Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to
persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county public health unit.

  
 (b) Tenant may have the energy efficiency rating of the
buildings located on the Premises being leased determined. A copy of the brochure relating to this matter prepared by the State of Florida has been furnished by Landlord to Tenant. 
  

	47.	Successors and Assigns 

  
 The conditions, covenants and agreements contained in this Lease shall be binding upon and inure to the benefit of the parties hereto and their respective
successors and assigns, subject to any limitations on assignments as contained in this Lease, and further provided, however, that if Landlord transfers or sells any portion or all of its interest in the Premises, Landlord’s transferee or
purchaser shall be liable for the performance of the obligations of Landlord after the date of such transfer or sale during the time of its ownership and Landlord shall thereupon be released and discharged from any and all further obligations under
this Lease as such owner in connection with the Premises or the portion thereof sold by it. 
  

	48.	Liability of Landlord and Tenant 

  
 No personal liability shall at any time be asserted against Landlord, or any partner, officer, director or shareholder of Landlord, directly or
indirectly, based upon, arising out of or as a consequence of this Lease, the Premises, or the Landlord-Tenant relationship, all such liability, if any, being limited to Landlord’s interest in the Premises. No partner, officer, director or
shareholder of Tenant shall have any personal liability, direct or indirect, based upon, arising out of or as a consequence of this Lease, the Premises or the Landlord-Tenant relationship, except as may be expressly provided for in a separate
guaranty instrument. 
  

	49.	Waiver of Jury Trial 

  
 THE PARTIES HERETO DO HEREBY KNOWINGLY, VOLUNTARILY, INTENTIONALLY, UNCONDITIONALLY AND IRREVOCABLY WAIVE ANY RIGHT ANY PARTY MAY HAVE TO A JURY TRIAL IN
EVERY JURISDICTION IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR RESPECTIVE SUCCESSORS OR ASSIGNS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE PREMISES,
OR THE LANDLORD-TENANT RELATIONSHIP. 
  

 36 

	50.	Expansion of Premises. 

  
 Landlord and Tenant acknowledge that under existing governmental land use and zoning laws and ordinances, the Buildings may be expanded by an estimated
27,000 square feet collectively (the “Maximum Addition”). Subject to the terms of Section 15(e) with regard to the termination of Tenant’s expansion rights, at any time during the initial term of this Lease or any Renewal Term, Tenant
may elect to have Landlord expand the Premises by adding to either or both Buildings a certain square footage (the “Expansion Area”) provided that no Building may be expanded at any one time by less than 12,000 square feet and collectively
over the term of this Lease, the expansion(s) shall not exceed the Maximum Addition. Landlord and Tenant shall enter into an amendment (the “Expansion Amendment”) to this Lease within thirty (30) days following Tenant’s notice of its
expansion election to Landlord or as soon thereafter as feasible as more particularly described in Section 50(e). The Expansion Amendment shall provide, inter alia, the following: 
  
 (a) The Expansion Area shall become a part of the Premises and shall be
subject to the same benefits and burdens as provided for the Premises under this Lease and Tenant’s and Landlord’s rights and obligations with respect to the Premises shall extend to the Expansion Area. 
  
 (b) The provisions under this Lease with respect to the initial Premises
regarding the payment of Rental and all other Rent due shall also be applicable to the Expansion Area except that the annual minimum rent for the Expansion Area shall be calculated as follows (subject to recalculation for the cost of change orders
not contemplated in the then most recently established Rental for the Expansion Area) and shall commence on the date that is thirty (30) days after Landlord’s delivery of possession of the substantially completed Expansion Area to Tenant
(prorated for any partial month), and the same shall be payable in equal monthly installments together with the Rental described in this Lease for the initial Premises: 
  
 The greater of Eleven percent (11%) or the Current Rate (defined herein) of the sum of: (i) any brokerage
fees—commissions paid by Landlord in connection with the expansion and any extended term required thereby; plus (ii) one hundred twenty percent (120%) of the out-of-pocket construction costs of the construction of the Expansion Area, including
without limitation hard costs such as the payments to general contractor, other contractors and for materials and individual laborers and soft costs such as consulting fees, impact and permitting fees, architectural and engineering fees,
builder’s risk insurances premiums payment and performance bonds, and construction financing costs (provided that the construction financing costs shall not exceed three percent (3%) of the other construction costs). (Example: if the
construction costs equal $700,000 for a 10,000 square foot addition and the related brokerage commission is $27,000, then the additional annual minimum rent due thereon shall be $95,370, payable in monthly installments of $7,947.50, assuming that
the eleven percent (11%) rate is applicable.) The “Current Rate” shall be equal to the sum of 300 basis points plus the Prime Rate (hereafter defined). The “Prime Rate” shall be the interest rate published under such title by the
Wall Street Journal (or such other publication in the absence of the former) on the first publication date following the Tenant’s written notice of its expansion election to Landlord, or a comparable rate or index as of such date in the absence
of a published prime rate. 
  
 (c) All remaining termination
options, if any, shall be deemed cancelled and of no further force or effect and a new ten (10) year Lease term shall automatically be instituted for the previously existing Premises and the Expansion Area effective as of the first day of the first
full month following Landlord’s delivery of possession of the substantially completed Expansion Area, or on the date of delivery if such date shall be the first day of the month. The new ten (10) year Lease term shall be treated like a Renewal
Term with respect to the covenants of both parties under this Lease but shall not be deducted from the number of then remaining Renewal Terms under Section 3(b), all of which remaining Renewal Terms shall be exercisable in accordance with said
Section 3(b) to be effective upon the expiration of the new term and subsequently exercised Renewal Terms. Notwithstanding anything to the contrary herein, the continuing five (5) year anniversary scheduled under Section 4(a) shall remain as
scheduled based upon the original Rent Commencement Date with respect to the initial Premises leased to Tenant hereunder and the Rental pertaining thereto. With respect to any new Expansion Area, the same percentage Rental increases shall be applied
to the increase in Rental attributable to the Expansion Area provided that each five (5) year anniversary shall be based upon the rent commencement date for said Expansion Area and not any prior rent commencement date. Notwithstanding potentially
different five (5) year anniversary dates for Rental increases for the initial Premises and any expansions thereof, the term of the Lease for all Expansion Areas shall be coterminous with the term of the Lease for the initial Premises as
automatically instituted pursuant to this Section 50(c) and as may thereafter be renewed pursuant to Section 3(b). If no Renewal Term then exists, Tenant shall be granted one 

  

 25 

 
(1) additional ten (10) year renewal option with the same notice and other requirements set forth in Section 3(b) being applicable thereto. 
  
 (d) Tenant shall provide Landlord with all site plans and architectural plans
and specifications (collectively, the “Plans”) necessary for contract bidding and permitting. The Plans shall be prepared by Florida licensed architects and, as applicable, engineers, all at Tenant’s sole cost and expense. Subject to
Landlord’s approval of the Plans, not to be unreasonably withheld, Landlord shall submit the Plans to at least three (3) Florida licensed general contractors, up to two (2) of which may be named by Tenant, requesting bids for fixed cost
contracts for construction of the Expansion Area (including all related site work). All bids received within forty-five (45) days following requests for bids to the first general contractor shall be reviewed by both Landlord and Tenant and one
general contractor shall be agreed upon by Landlord and Tenant provided that if Landlord and Tenant’s first selection shall be of different general contractors, the lower bid contractor between the two (2) selected shall be awarded the
contract, subject to the ability of Landlord to thereafter enter into a contract with the winning contractor. 
  
 (e) Upon calculation of the added Rental pursuant to this Section 50, Landlord and Tenant shall enter into the Expansion Amendment establishing the
Expansion Area as part of the Premises and adjusting the Rental accordingly (subject to recalculation for the cost of subsequent change orders) and Tenant shall also deliver to Landlord a written affirmation from Guarantor of its continuing Guaranty
and a recalculation of the aggregate amount of such Guaranty equal to 105% of the Rental for the Premises plus real property taxes (as estimated based upon the then most recent tax bill plus the then millage rate multiplied by the cost of
construction of the Expansion Area), inclusive of the Expansion Area, for the new term established pursuant to Section 50(c), which recalculation shall be effective upon the commencement of such new term and an election by Tenant and Guarantor with
respect to their election of one of the three (3) criteria as described in Exhibit “F”. 
  

	51.	Execution: 

  
 A faxed copy of this executed Lease shall be enforceable. 
  
 IN WITNESS WHEREOF, said parties have hereunto set their hands and seals as of the date first set forth above. 
  

									
	 WITNESSES:
	 	 	 	 LANDLORD:

			
	 	 	 	 	 AIRPORT BAYWAY, INC.,
 a Florida corporation

				
	 /s/ Illegible
	 	 	 	By:	 	 /s/ Mark E. Miller

	
	 	 	 	 	 	

	 Print Name:
	 	 Illegible
	 	 	 	 	 	 Mark E. Miller, Vice President

				
	/s/ Raye Debona	 	 	 	 	 	 
	
	 	 	 	 	 	 
	 Print Name:
	 	 RAYE DEBONA
	 	 	 	 	 	 
	 	 	 	 	 TENANT:

			
	 	 	 	 	 GTE MEDIA VENTURES INCORPORATED,
 a Delaware corporation

				
	/s/ Bethann C. Gundersen	 	 	 	By:	 	 /s/ William D. Wilson

	
	 	 	 	 	 	

	 Print Name:
	 	 BETHANN C. GUNDERSEN
	 	 	 	 Name:
	 	 William D. Wilson

				
	/s/ Gwen Horn	 	 	 	 Title:
	 	 Illegible

	
	 	 	 	 	 	 
	 Print Name:
	 	 Gwen Horn
	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 APPROVED AS TO FORM AND LEGALITY

	 	 	 	 	 	 	 	 	 /s/ Illegible

	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 	 	 Attorney, GTE Telephone Operations

	 	 	 	 	 	 	 	 	 Date: 10/27/97

  

 26 

 LIST OF EXHIBITS 
 TO GTE-GANDY LEASE 
  

					
			
	 A
	 	-	  	Legal Description of Land
			
	 B
	 	-	  	Form of Memorandum of Lease
			
	 C-1
	 	-	  	New Roof and Roof Repair Specifications
			
	 C-2
	 	-	  	Air Conditioning Unit Specifications
			
	 D
	 	-	  	Estoppel Certificate
			
	 E
	 	-	  	Subordination, Non-Disturbance and Attornment Agreement
			
	 F
	 	-	  	Criteria and Terms for Release of Tenant/Guarantors upon Assignment of Lease

  

 27 

 EXHIBIT “A” 
  
 The West 1/2 of the Northeast 1/4 of the Northwest 1/4 of Section 26, Township 30 South, Range 16 East, Pinellas County, Florida, lying
North of the North right of way line of 28th Street Extension and being more particularly described as follows: 
  
 BEGIN at the Northwest corner of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26; thence on the West boundary thereof, South
00°13’53” West, a distance of 138.00 feet to the intersection with the northerly boundary of Parcel 6 of Gateway Centre Business Park according to the map or plat thereof as recorded in Plat Book 97, Page 1 of the Public Records of
Pinellas County, Florida; thence on the Northerly boundary thereof, South 89°48’21” East, a distance of 331.28 feet to the Northeast corner of Parcel 6; thence on the East boundary thereof, South 00°28’13” East, a
distance of 647.89 feet to a point of intersection with the Northerly right of way line of 28th Street Extension; thence on said right of way line on a curve, concave Southeasterly, having a radius of 6680.41 feet and a central angle of
03°27’58”, thence Northeasterly along the arc of said curve to the right, a distance of 404.14 feet, said arc subtended by a chord which bears North 53°30’45” East, a distance of 404.08 feet to the point of intersection
with the East boundary of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26, also being the West boundary of Parcel 7 of aforesaid Gateway Centre Business Park; thence on the West boundary thereof, North
00°10’06” East, a distance of 544.45 feet to the intersection with the North boundary of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26; thence on said North boundary, North 89°48’17” West, a
distance of 662.52 feet, to the Point of Beginning. 
  

 EXHIBIT “B” 
  
 This instrument was prepared by and return to: 
  
 Mark E. Miller, Esquire 
 Mark E. Miller, P. A. 
 3802 S. West Shore Blvd. 
 Tampa, FL. 33611 
  
 MEMORANDUM OF LEASE 
  
 THIS MEMORANDUM OF LEASE dated this 27 day of October, 1997, is by and
between AIRPORT BAYWAY, INC, a Florida corporation (hereinafter referred to as “Landlord”), whose address is 3802 S, West Shore Blvd., Tampa, Florida 33611, and GTE MEDIA VENTURES INCORPORATED, a Delaware corporation, whose address is c/o
Cushman & Wakefield of Florida, Inc., One Tampa City Center, Suite 1900, Tampa, Florida 33602, Attention: Lease Administrator (hereinafter referred to as “Tenant”). 
  
 W I T N E S S E T H: 
  
 WHEREAS, Landlord is the owner of certain real property situated in the County of Pinellas, State of Florida, together with improvements thereon more
particularly described in Exhibit “A” attached hereto and incorporated herein (the “Premises”); and 
  
 WHEREAS, the Lease provides that Landlord and Tenant shall execute and record memorandum of the Lease. 
  
 NOW, THEREFORE, in consideration of the execution of the Lease, of the
foregoing recitals and for other good and valuable consideration, the receipt and sufficiency whereof being hereby acknowledged, Landlord and Tenant agree as follows: 
  
 1. The initial term of this Lease shall commence on October 27, 1997 (“Commencement Date”) and shall continue for
a period of ten (10) years and 125 days, subject to certain termination rights in favor of Landlord and Tenant as expressly set forth in the Lease. Provided there is no uncured monetary default of Tenant then existing and notice of renewal is timely
delivered, Tenant shall have the option to renew the term of the Lease three (3) times of ten (10) years each pursuant to the requirements and upon the terms and conditions as set forth in the Lease. Tenant shall notify Landlord in writing of its
intent to exercise the renewal options not less than twelve (12) months prior to the expiration of the initial or any exercised renewal term. 
  
 2. All persons are hereby put on notice of the existence of the Lease and are referred to the Lease for all of its terms and conditions. 
  
 3. All parties and lienors and other persons are hereby placed on notice that
the interest of the Landlord in the Premises shall not be subject to liens for improvements made by or on behalf of the Tenant upon the Premises, and Tenant shall have no authority to subject Landlord’s interest in the Premises to such claims
or liens. 
  
 4. This Memorandum of Lease is entered into for
recordation purposes only, and in no event shall it be deemed to supersede, modify or amend the Lease. 
  

 IN WITNESS WHEREOF, this Memorandum of Lease has been duly executed under seal as of the day and
year first above written. Signed, sealed and delivered in the presence of: 
  

													
	WITNESSES:	 	 	 	 	 	 	 	 AIRPORT BAYWAY, INC,
 a Florida
corporation

						
	 /s/ Illegible
	 	 	 	 	 	 	 	By:	 	 /s/ Mark E. Miller

	
	 	 	 	 	 	 	 	 	 	

	 Illegible
	 	(print name)	 	 	 	 	 	 	 	 	 	 Mark E. Miller, as its
 Vice President

						
	 /s/ Cindy McGaughan
	 	 	 	 	 	 	 	 	 	 
	
	 	 	 	 	 	 	 	 	 	 
	 Cindy McGaughan
	 	(print name)	 	 	 	 	 	 	 	 	 	 
						
	 	 	 	 	 	 	 	 	 	 	 GTE MEDIA VENTURES
 INCORPORATED, a Delaware corporation

						
	 /s/ Bethann C. Gundersen
	 	 	 	 	 	 	 	 By:
	 	 /s/ William D. Wilson

	
	 	 	 	 	 	 	 	 	 	

	 Bethann C. Gundersen
	 	(print name)	 	 	 	 	 	 	 	 Name:
	 	 William D. Wilson

	 	 	 	 	 	 	 	 	 	 	 Title:
	 	 Illegible

						
	 /s/ Gwen Horn
	 	 	 	 	 	 	 	 	 	 
	
	 	 	 	 	 	 	 	 	 	 
	 Gwen Horn
	 	(print name)	 	 	 	 	 	 	 	 	 	 

  
  

			
	APPROVED AS TO FORM
	
	BAKER & BOTTS, L.L.P.
		
	By:	 	 /s/ Illegible

	 	 	

  

			
	STATE OF FLORIDA	  	)
	 	  	)
	COUNTY OF HILLSBOROUGH	  	)

  
 The foregoing
instrument was acknowledged before me this 21st day of Oct, 1997, by Mark E. Miller, as Vice President of Airport
Bayway, Inc., a Florida corporation on behalf of the corporation. He is personally known to me, or has produced              as identification. 
  

									
					
	 	 	 	 	 	 	 	 	 /s/ Cindy McGaughan

	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 Name:
	 	 Cindy McGaughan

	 	 	 	 	 	 	 Notary Public, State of Florida

	(NOTARY SEAL)	 	 	 	 
	My commission number is : 	 	 	 	 	 	 
	My commission expires :     	 	[SEAL]	 	 	 	Cindy McGaughan
	 	 	 	 	 	 	 MY COMMISSION # CC636300 EXPIRES
 July 31, 2001
 BONDED THRU TROY FAJN INSURANCE, INC.

  

			
	STATE OF Texas	  	)
	 	  	)
	COUNTY OF Dallas	  	)

  
 The foregoing
instrument, was acknowledged before me this 27 day of October, 1997, by William D. Wilson, as President of GTE MEDIA VENTURES INCORPORATED, a Delaware corporation, on behalf of said entity. He/she is personally known to me, or has produced
                                        
             as identification 
  

									
				
	[SEAL]	 	 BETHANN C. GUNDERSEN
 MY COMMISSION EXPIRES
 December 13, 2000
	 	 	 	/s/ Bethann C. Gundersen
	 	 	 	 	 	

	 	 	 	 	 	 Name:
	 	 Bethann C. Gundersen

	 	 	 	 	 	 Notary Public, State of Florida

	(NOTARY SEAL)	 	 	 	 
	 	 	 	 	 My commission number is:

	 	 	 	 	 My commission expires:

  

 EXHIBIT “A” 
  
 The West 1/2 of the Northeast 1/4 of the Northwest 1/4 of Section 26, Township 30 South, Range 16 East, Pinellas County, Florida, lying
North of the North right of way line of 28th Street Extension and being more particularly described as follows: 
  
 BEGIN at the Northwest corner of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26; thence on the West boundary thereof, South 00°
13’53” “West, a distance of 138.00 feet to the intersection with the northerly boundary of Parcel 6 of Gateway Centre Business Park according to the map or plat thereof as recorded in Plat Book 97, Page 1 of the Public Records of
Pinellas County, Florida; thence on the Northerly boundary thereof, South 89°48’21” East, a distance of 331.28 feet to the Northeast corner of Parcel 6; thence on the East boundary thereof, South 00°28’13” East, a
distance of 647.89 feet to a point of intersection with the Northerly right of way line of 28th Street Extension; thence on said right of way line on a curve, concave Southeasterly, having a radius of 6680.41 feet and a central angle of
03°27’58”, thence Northeasterly along the arc of said curve to the right, a distance of 404.14 feet, said arc subtended by a chord which bears North 53°30’45” East, a distance of 404.08 feet to the point of intersection
with the East boundary of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26, also being the West boundary of Parcel 7 of aforesaid Gateway Centre Business Park; thence on the West boundary thereof, North
00°10’06” East, a distance of 544.45 feet to the intersection with the North boundary of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26; thence on said North boundary, North 89°48’17” West, a
distance of 662.52 feet, to the Point of Beginning. 
  

 EXHIBIT “B” 
  
 This instrument was prepared by and return to: 
  
 Mark E. Miller, Esquire 
 Mark E. Miller, P.A. 
 3802 S. West Shore Blvd. 
 Tampa, FL. 33611 
  
 MEMORANDUM OF LEASE 
  
 THIS MEMORANDUM OF LEASE dated this
                     day of October, 1997, is by and between AIRPORT BAYWAY, INC, a Florida corporation (hereinafter referred to as
“Landlord”) , whose address is 3802 S. West Shore Blvd., Tampa, Florida 33611, and GTE MEDIA VENTURES INCORPORATED, a Delaware corporation, whose address is c/o Cushman & Wakefield of Florida, Inc., One Tampa City Center, Suite
1900, Tampa, Florida 33602, Attention: Lease Administrator (hereinafter referred to as “Tenant”). 
  
 W I T N E S S E T H : 
  
 WHEREAS, Landlord is the owner of certain real property situated in the County of Pinellas, State of Florida, together with improvements thereon more particularly described in Exhibit “A”
attached hereto and incorporated herein (the “Premises”); and 
  
 WHEREAS, the Lease provides that Landlord and Tenant shall execute and record a memorandum of the Lease. 
  
 NOW, THEREFORE, in consideration of the execution of the Lease, of the foregoing recitals and for other good and valuable consideration, the receipt and
sufficiency whereof being hereby acknowledged, Landlord and Tenant agree as follows: 
  
 1. The initial term of this Lease shall commence on                         
(“Commencement Date”) and shall continue for a period of ten (10) years and                  days, subject to certain termination rights in favor of
Landlord and Tenant as expressly set forth in the Lease. Provided there is no uncured monetary default of Tenant then existing and notice of renewal is timely delivered, Tenant shall have the option to renew the term of the Lease three (3) times of
ten (10) years each pursuant to the requirements and upon the terms and conditions as set forth in the Lease. Tenant shall notify Landlord in writing of its intent to exercise the renewal options not less than twelve (12) months prior to the
expiration of the initial or any exercised renewal term. 
  
 2.
All persons are hereby put on notice of the existence of the Lease and are referred to the Lease for all of its terms and conditions. 
  
 3. All parties and lienors and other persons are hereby placed on notice that the interest of the Landlord in the Premises shall not be subject to
liens for improvements made by or on behalf of the Tenant upon the Premises, and Tenant shall have no authority to subject Landlord’s interest in the Premises to such claims or liens. 
  
 4. This Memorandum of Lease is entered into for recordation purposes only,
and in no event shall it be deemed to supersede, modify or amend the Lease. 
  

 IN WITNESS WHEREOF, this Memorandum of Lease has been duly executed under seal as of the day and
year first above written. Signed, sealed and delivered in the presence of: 
  

									
	 WITNESSES:
	 	 	 	 	 	 AIRPORT BAYWAY, INC, a Florida corporation

					
	 	 	 	 	 	 	By:	 	 
	
	 	 	 	 	 	

	 	 	(print name)	 	 	 	 	 	 Mark E. Miller, as its

	
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 Vice President

					
	 	 	 	 	 	 	 	 	 
	
	 	 	 	 	 	 
	 	 	 (print name)
	 	 	 	 	 	 
	
	 	 	 	 	 	 	 	 

  

									
	 	 	 	 	 	 	 GTE MEDIA VENTURES
 INCORPORATED, a Delaware corporation

					
	 	 	 	 	 	 	By:	 	 
	
	 	 	 	 	 	

	 	 	 (print name)
	 	 	 	 Name:
	 	 William D. Wilson

	
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 Title:
	 	 
	 	 	 	 	 	 	 	 	

					
	 	 	 	 	 	 	 	 	 
	
	 	 	 	 	 	 
	 	 	 (print name)
	 	 	 	 	 	 
	
	 	 	 	 	 	 	 	 

  

			
	STATE OF FLORIDA	  	)
	 	  	)
	COUNTY OF HILLSBOROUGH	  	)

  
 The foregoing
instrument was acknowledged before me this          day of             , 1997, by Mark E. Miller, as Vice President of Airport Bayway,
Inc., a Florida corporation on behalf of the corporation. He is personally known to me, or has produced                  as identification. 
  

									
					
	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	

	 	 	 	 	 	 	 Name:
	 	 
	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 Notary Public, State of Florida

	 (NOTARY SEAL)
	 	 	 	 

  
 My
commission number is: 
 My commission expires: 
  

			
	STATE OF _________________	  	)
	 	  	)
	COUNTY OF _______________	  	)

  
 The foregoing
instrument was acknowledged before me this              day of October, 1997, by William D. Wilson, as
                                 of GTE MEDIA VENTURES INCORPORATED, a Delaware
corporation, on behalf of said entity. He/she is personally known to me, or has produced
                                        
     as identification 
  

									
					
	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	

	 	 	 	 	 	 	 Name:
	 	 
	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 Notary Public, State of Florida

	 (NOTARY SEAL)
	 	 	 	 
	 	 	 	 	 My commission number is:

	 	 	 	 	 My commission expires:

  

 EXHIBIT “C-l” 
  
 [GRAPHIC] 
  

									
	 PHONE: 823-7700
	 	2430-30th AVENUE NORTH	 	ST.PETERSBURG, FL 33713	 	CC    C026470	 	 

  
 ESTIMATE AND
AGREEMENT 
  

					
			
	 Contractor/Owner
	  	 Bayway Management
	  	October 14, 1997
			
	 Address
	  	 Attention : Steve Zaritsky
 3802 Westshore Boulevard, Tampa, Florida 33611
	  	 
			
	 Work to be done at
	  	 3001 Gandy Boulevard, Pinellas County
	  	 

  
 We agree to furnish all labor and
material necessary to complete, as follows: 
  
 To remove
existing roof systems (2) and insulation down to metal deck on main building. 
  
 To mechanically attach 1.8” isocyanurate insulation to metal deck with a 3/4” perlite overlay insulation mopped in hot asphalt with joints staggered for a total “R” value of 14.5. 
  
 To install tapered perlite crickets between scuppers. 
  
 To install four ply gravel surfaced built-up roof equal to Tamko 

 
 Specification No. 503 which includes 4 type 6 fiberglass felts mopped in
hot asphalt with a river gravel surface set in flood coat of hot asphalt. 
  
 To flash curbs and walls with a 5” cant strip and one premium modified bitumen set in flashing cement. 
  
 To fabricate and install 24 gauge stainless steel exhaust vents to replace existing. 
  
 To install 24 gauge stainless steel scuppers to replace existing. 
  
 To install 24 gauge galvanized counter flashing at dividing wall.

  
 To install pressure treated wood nailer at top of walls and
install new .032 prefinished aluminum coping. 
  
 To install .032
prefinished aluminum conductor heads and downspouts at scuppers. 
  
 To fill in with insulation all curb changes (deck work by mechanical contractor) . 
  
 Carpentry or deck repairs to be done on a time and material basis ($35.00 per man hour & material cost + 25% markup on materials). 
  

				
	 Contract Price
	  	$	78,500.00

  
 NOTE: Tamko
Specification No. 503 has a gravel surface as opposed to aluminum roof coating. Insulation system is flat, however, the existing 3/16” structural slope in combination with crickets at the bottom of slope will meet manufacturer’s
requirements for positive drainage and will be dry within a 48 hour period. 
  
 ALTERNATE ONE: OUT BUILDING – To perform maintenance work including: Installation of sealant & membrane at gravel stop joints, restripping gravel stop flange (approximately 40’), caulking coping laps,
install sealant & membrane and coating base flashing, clean debris off roof, Contract Price $1,200.00 
  

							
	 Contract price $
	  	as above	  	payable	  	1/3 when material are delivered and work begins, 1/3 when 1/2 complete, balance on completion.

  
 If Silvers Systems Inc. is delayed at
any time in the progress of the work by labor diputes, fire, unusual delay in transportation, unavoidable casualties, shortages of materials, propane, gasoline, or any causes beyond our control, then the contract time shall be extended by mutual
agreement between Silvers Systems Inc. and the Owner and/or Owner’s Agent. 
  
 Silvers Systems Inc. shall not be liable for any leaks or damages to the building or contents where said leaks or damages are caused by fire, acts of God, or by other trades damaging roof or causing openings to be made during construction
of roof. 
  
 LIMITED WARRANTY: Should any reasonable complaint occur within
the period of this limited warranty due to defective material or workmanship furnished by us, we hereby agree to repair same without charge upon receipt of proper notice, provided that payment has not been withheld. This limited warranty does not
cover faulty conditions caused by Improper construction by others, fire, acts of God or man, nor to damage caused by fastenings or openings installed by others. No liability is assumed for any damage to building or contents. This limited warranty is
limited in time to the period stated hereunder and is in lieu of all other warranties expressed, implied, or otherwise, but in no event shall any warranty which may be implied by law extend beyond the period of this limited warranty. 
  
 Period of Limited Warranty: Five years from date of completion from SSI. 
  
 20 year NDL warranty from manufacturer. 
  
 The undersigned acknowledges receipt of a true copy of this agreement and acknowledges that
he has road and knows the contents thereof. This agreement must be acknowledged by the Owner and/or Owner’s Agent and a copy attached to any additional contract forms. 
  

									
	 	 	 	 	 Contractor/Owner

	 SILVERS SYSTEMS INC.
	 	 	 	 Owner’s Agent:
                                        
                            

					
	 By:
	 	 /s/ Michael J. Silvers
	 	 	 	 By:
	 	 
	 	 	
	 	 	 	 	 	

	 	 	 Michael J. Silvers, CPRC, President
	 	 	 	 	 	 

  

									
					
	Date:	 	 October 14, 1997
	 	 	 	Date:	 	 
	 	 	 	 	 	 	 	 	

  

 EXHIBIT “C-2” 
  

					
	[GRAPHIC]	 	 	 	Contract

  
 4116 GUNN HWY, TAMPA, FLORIDA 33624

 (813) 961-7885 - 1-800-833-7895 
  

									
	Contract submitted to:	  	BAY WAY INVESTMENTS	    	Plan no.	  	Date	    	OCTOBER 7, 1997
					
	Street	  	4924 ANDROS DRIVE	    	Job name	  	 	    	GTE
			
	City, state, zip code	  	TAMPA, FL 33629	    	Job location         3001 GANDY BLVD., ST. PETE. FL
					
	Phone	  	813-839-7500        8l3-839-708l FAX	    	Job phone	  	 	    	 

  
 TO FURNISH &
INSTALL 
  
 We hereby contract: 
  
 BUILDING A & B - REMOVE EXISTING ROOF TOP UNITS & SPLIT SYSTEMS
INCLUDING ROOF CURBS & DISCONNECTS, DISPOSE OF THE SAME. 
  
 BUILDING A - FURNISH & INSTALL NEW CARRIER 12-1/2 TON SPLIT SYSTEM MODEL #38AK014 WITH MATCHING AIR HANDLER & ELECTRIC STRIP HEATER: NEW AUTOMATIC THERMOSTAT: SMOKE DETECTOR 
  
 BUILDING B - FURNISH & INSTALL 
  
 2 - 7-1/2 TON CARRIER ROOF TOP UNITS MODEL #50TJD0B 
 1 - CARRIER 10 TON ROOF TOP UNIT MODEL #50TJ012 
 2 - CARRIER 20 TON ROOF TOP UNITS MODEL #50TJ024 
 ALL UNITS TO INCLUDE FACTORY ROOF CURBS, MANUAL OUTSIDE AIR DAMPERS, ELECTRIC
STRIP HEAT DISCONNECT SWITCH, DELUXE THERMOSTAT, SMOKE DETECTOR, 4 DROP DOWN ON SUPPLY & RETURN, STEEL ROOF SUPPORT FOR ROOF TOP UNITS #S 3, 4 & 5 
  
 ALL ITEMS NECESSARY FOR COMPLETE TURN KEY CHANGE OUT 
  
 ALL SYSTEMS INCLUDE START, TEST, & 1 YEAR PARTS & LABOR WARRANTY. 
  
 ALL SYSTEMS MEET ASHRAE STANDARD 52-1989, OUTDOOR AIR REQUIREMENTS FOR
VENTILATION BASED ON STANDARD OFFICE SPACE FOR THE TAMPA BAY AREA (7 PERSONS PER 1,000 S.F. AT 20 CFM’S PER PERSON) 
  
 ITEMS EXCLUDED: ROOF FILL IN, FLASHING, & DRY IN 
  
 We contract hereby to furnish complete as above specified, for the sum of: 
  
 SIXTY NINE THOUSAND EIGHT HUNDRED FORTY EIGHT DOLLARS AND 00/00 _________________________ 
  
 ___________________________________________________________________________________________ dollars ($69,848.00) Payment terms will be: 100% DUE UPON COMPLETION 
                                       
                                        
                                        
                                        
                                        
                                        
                    
  

			
	 	  	 It is agreed and understood by the parties that all equipments and parts which are sold ___________
 _______________________________________________________________________________

		
	NUCCIO HTG. & A/C INC.	  	I have authority to order the works as outlined above. I agree to pay all cost and reasonable attorney’s fees if this contract is place in the hands of an attorney for
collection.
		
	 	  	UNLESS OTHERS AGREED TO IN-WRITING THE TERMS AND CONDITIONS SET FORTH ON THE REVERSE SIDE SHALL GOVERN THE PERFORMANCE OF THE SERVICES SET FORTH ABOVE.

  

									
					
	 SIGNATURE
	 	 /s/ Illegible
	 	 	 	 SIGNATURE
	 	 
	 	 	
	 	 	 	 	 	

									
	 This Contract expires 12-31-97
	 	 	 	 DATE
	 	 
	 	 	 	 	 	 	 	

  
 4116 GUNN HIGHWAY
• TAMPA, FLORIDA 33624 • (813) 961-7895 • 1-800-833-7895 • FAX (813) __2-434_ 
 FL - CAC014385 • OK - 040579 •
TN - CMC-C34481 • TX - TACLB012675E • WV - WV025470 
 GA • CN006479 • SC - M-38_5 • NC - 18_90 • VA -
2705-028158A • AL-95OI7 
  

 [GRAPHIC] 
  

October 7, 1997 
  
 Steve Zaritsky 
 Bay Way Investments 
 4924 Andros Drive 
 Tampa, FL 33629 
  
 RE: GTE BUILDING, GANDY BLVD. 
  
 In reference to your letter of October 6, we need to revise the quote as follows. 
  
 BUILDING A - Stays the Sam_. 
  
 BUILDING B - In lieu of using curb adapters, we need to remove existing units & curbs, weld in new structural frames for RTU #’s 3,
4, & 5. When this happens there will be some gaps in the roof, to be filled in by the roofing contractor. 
  
 The new price for Building B - $59,648. 
  
 The curb dimensions are as follows: 
  

			
		
	RTU #1 & #2	  	Existing curb size - 45” x 68”, New curb size - 49” x 78”
		
	RTU #3	  	Existing curb size - 78” x 57”, New curb size - 49” x 78”
		
	RTU #4 & #5	  	Existing curb size - 92” x 109”, New curb size - 67” x 74”

  
 RTU #1 & #2 do not require
additional framing or roof work, other than dry in. RTU’s #3, #4, & #5 require new frames and roof fill in. This price also includes new 4’ drop downs for the new systems. Drop downs will not be tied into existing duct work, but will
be left to attach to a new duct system. 
  
 If you have any questions, please feel
free to contact me. Thank you. 
  

	
	 Sincerely,

	
	 /s/ W. E. Edmonson, Jr.

	

	 W. E. Edmonson, Jr.

  
 WE/cmw 
  
 4116 GUNN HIGHWAY • TAMPA, FLORIDA 33624 • (813) 961-7895 •
1-800-833-7895 • FAX (813) 962-4349 
 FL - CAC014385 • OK - 040579 • TN - CMC-C34481 • TX - TACLB012675E • WV -
WV025470 
 GA • CN006479 • SC - M-38_5 • NC - 18_90 • VA - 2705-028158A • AL - 95017 
  

 GTE MEDIA VENTURES INCORPORATED 
 3001 GANDY BOULEVARD 
 PINELLAS PARK LEASE 
  
 LEASE SUMMARY 
  
 This Lease Summary summarizes basic lease information. It is
not part of the Lease. 
  

					
	Landlord:	  	Airport Bayway, Inc.
		
	Tenant:	  	GTE Media Ventures Incorporated
		
	Guarantor:	  	GTE Corporation
		
	Property:	  	3001 Gandy Boulevard, Pinellas Park, Florida 34665
		
	Area of Leased Premises:	  	6.057 acres
		
	Buildings Square Footage:	  	21,419 square feet - Building 1: 16,384 sq. ft.
	 	  	                                 Building 2: 5,035 sq. ft.
		
	Existing Parking Spaces:	  	269 existing parking spaces (12.51 per 1,000 sq. ft.)
		
	Approximate Additional Buildable Square Footage:	  	27,000 (for a total of 48,419 s.f.)
		
	Expansion Rights:	  	Tenant may elect to have Landlord expand the square footage of the Building up to 27,000 square feet in increments of no less than 12,000 square feet, provided that all
termination rights shall be waived and a new ten (10) year term will be instituted. The rent for the expansion space shall be equal to an 11% return on (a) the construction costs plus (b) applicable additional leasing brokerage
fees.
		
	Lease Term:	  	Ten (10) year(s) Sixty-Five (65) days
		
	Renewal Terms:	  	Three (3) Terms of Ten (10) years each
		
	Early Termination Option:	  	 (a)    61st month Termination Right with a termination fee equal to: (i) $224,970.90 plus (ii) the
unamortized portion of the leasing commission plus (iii) the property taxes for the year of termination prorated as of the effective termination date.

		
	 	  	 (b)    91st month Termination Right with a termination fee equal to (i) $168,728.17 plus (ii) the
unamortized portion of the leasing commission plus (iii) the property taxes for the year of termination prorated as of the effective date.

		
	Date of Lease:	  	October ___, 1997
		
	Lease Commencement Date:	  	October 27, 1997
		
	Rent Commencement Date:	  	December 26, 1997
		
	Lease Expiration Date:	  	February 29, 2008 (subject to Tenant’s Termination Rights Above)
		
	Initial Annual Minimum Rent:	  	$293,440.30 payable in monthly installments of $24,453.36 (plus sales tax) (15% increase on each 5 year anniversary of Rent Commencement Date)

  

 GTE MEDIA VENTURES INCORPORATED 
 3001 GANDY BOULEVARD 
 PINELLAS PARK LEASE 
  
 LEASE SUMMARY 
  
 This Lease Summary summarizes basic lease information. It is
not part of the Lease. 
  

					
	Landlord:	  	Airport Bayway, Inc.
		
	Tenant:	  	GTE Media Ventures Incorporated
		
	Guarantor.	  	GTE Corporation
		
	Property:	  	3001 Gandy Boulevard, Pinellas Park, Florida 34665
		
	Area of Leased Premises:	  	6.057 acres
		
	Buildings Square Footage:	  	21,419 square feet - Building 1: 16,384 sq.ft.
	 	  	                                 Building 2: 5,035 sq. ft.
		
	Existing Parking Spaces:	  	269 existing parking spaces (12.51 per 1,000 sq. ft.)
		
	Approximate Additional Buildable Square Footage:	  	27,000 (for a total of 48,419 s.f.)
		
	Expansion Rights:	  	Tenant may elect to have Landlord expand the square footage of the Building up to 27,000 square feet in increments of no less than 12,000 square feet, provided that all
termination rights shall be waived and a new ten (10) year term will be instituted. The rent for the expansion space shall be equal to an 11% return on (a) the construction costs plus (b) applicable additional leasing brokerage
fees.
		
	Lease Term:	  	Ten (10) year(s) Sixty-Five (65) days
		
	Renewal Terms:	  	Three (3) Terms of Ten (10) years each
		
	Early Termination Option:	  	 (a)    61st month Termination Right with a termination fee equal to: (i) $224,970.90 plus (ii) the
unamortized portion of the leasing commission plus (iii) the property taxes for the year of termination prorated as of the effective termination date.

		
	 	  	 (b)    91st month Termination Right with a termination fee equal to (i) $168,728.17 plus (ii) the
unamortized portion of the leasing commission plus (iii) the property taxes for the year of termination prorated as of the effective date.

		
	Date of Lease:	  	October ___, 1997
		
	Lease Commencement Date:	  	October 27, 1997
		
	Rent Commencement Date:	  	December 26, 1997
		
	Lease Expiration Date:	  	December 31, 2004 (subject to Tenant’s Termination Rights Above)
		
	Initial Annual Minimum Rent:	  	$293,440.30 payable in monthly installments of $24,453.36 (plus sales tax) (15% increase on each 5 year anniversary of Rent Commencement Date)

  

			
		
	Landlord’s Work:	  	New Roof on Building One; plus necessary repairs to Roof on Building Two; plus New HVAC units for both Buildings One and Two.
		
	Tenant pays Personal and Real Property Taxes:	  	$27,021.13 Real Property Tax Estimate
		
	Tenant pays Insurance Premiums:	  	$2,944.00 per year (cst.)
		
	Tenant’s Responsibilities:	  	Tenant pays cost of maintenance/repair/operation of Property except for Landlord’s express responsibilities.
		
	Landlord’s Responsibilities:	  	Landlord pays cost of maintenance/repair of roof and structure and water/sewer utility lines to Buildings.
		
	Late Charge/Grace Period:	  	Lesser of $250.00 or 2.0% after 10th day
		
	Leasing Broker:	  	 Cushman & Wakefield of Florida, Inc.
 One Tampa
City Center
 Tampa, Florida 33602
 Attn: Jeff
Bulejcik

		
	Tenant’s Notice Address:	  	 GTE Media Ventures Incorporated
 c/o Cushman &
Wakefield of Florida, Inc.
 One Tampa City Center, Suite 1900
 Tampa, Florida 33602
 Attn: Lease Administrator

		
	Tenant’s Legal Counsel:	  	 Baker & Botts, LLP
 2001 Ross Avenue
 Dallas, TX 75201
 Attn: Joel Overton, Jr.

		
	Landlord’s Notice Address:	  	 Airport Bayway, Inc.
 3802 S. West Shore
Boulevard
 Tampa, Florida 33611
 Attn: Mark E.
Miller

  

 EXHIBIT “D” 
  
 ESTOPPEL CERTIFICATE 
  

The undersigned hereby certifies to
                                        
                                         and
its affiliates and their respective successors and assigns (“Addressee”) that, as of                     ,
19    : 
  
 1. GTE Media Ventures Incorporated, a
Delaware corporation (the “Tenant”) is the tenant under the lease (the “Original Lease”) dated                     , 1997,
by and between Tenant and Airport Bayway, Inc., a Florida corporation (the “Landlord”), as landlord, affecting premises commonly known as 3001 Gandy Boulevard, Pinellas Park, Florida (the “Premises”). 
  
 2. Tenant has accepted possession of and is currently open for business in the Premises, and
acknowledges that Landlord has completed all of the improvements, if any, required to be made by it, to Tenant’s satisfaction. 
  
 3. A true and complete copy of the original Lease and all amendments thereto is attached hereto as Exhibit A. The Original Lease has not been modified or
amended, except as follows:
                                        
                                        
                                        
                                        
                                        
                 attached as part of Exhibit A (the Original Lease, as so amended, is herein called the “Lease”). 
  
 4. The date upon which the term of this Lease actually commenced was
                     and shall expire on
                    , unless sooner terminated or renewed pursuant to the terms of this Lease up to three (3) renewals of ten (10) years each.
This Lease is in ful1 force and effect, no contingencies to the Lease remain in existence under Section 2 of the Lease or otherwise and the Lease is the only agreement between Landlord and Tenant relating in any way to the Premises, except
                                        
                                    . 
  
 5. All conditions to Tenant’s obligation to pay all rents and other payments required
under this Lease have been satisfied and rent commenced on                             . No such rents
or other payments have been paid more than one (1) month in advance of their due date. The annual minimum rent is currently
$                                    . 
  
 6. To the best of Tenant’s knowledge, there is no existing default or claimed default by
either Landlord or Tenant under this Lease. To the best of Tenant’s knowledge, no event has occurred which, with the passage of time or the giving of notice, or both, would constitute a default by either Landlord or Tenant under this Lease. To
the best of Tenant’s knowledge Tenant has no existing defenses or offsets against Landlord’s enforcement of the Lease, and no charge, lien or claim of offset against rents due or to become due under the Lease. 
  
 7. No actions, voluntary or otherwise, are pending against Tenant or any of its shareholders
under any bankruptcy, receivership, insolvency or similar laws of the United States or any state thereof. 
  
 The undersigned Tenant acknowledges that Addressee(s) will rely on this Estoppel Certificate and that any lender and/or successor or assign of Addressee(s) shall also be entitled to rely on the statements made herein.

  

			
	“TENANT”
	
	 GTE MEDIA VENTURES INCORPORATED,
 a Delaware corporation

		
	By:	 	 
	 	 	

	 Print Name:
	 	 
	 	 	

	 Title:
	 	 
	 	 	

  

 EXHIBIT “E” 
  
 This instrument Prepared by 
 and
Return to: 
  
 Mark E. Miller, Esquire 
 Mark E. Miller, P.A. 
 3802 S. West Shore Boulevard 

Tampa, Florida 33611 
  
 SUBORDINATION, NONDISTURBANCE AND 
 ATTORNMENT AGREEMENT 

 
 THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT
(“Agreement”) is made on                         , 19    , by Landlord, Tenant
and Lender (each hereafter defined). 
  
 R E C I T A L S: 
  
 Landlord and Tenant have entered into the Lease with respect to the Premises (hereafter defined). The Premises covers all of the Property (hereafter defined). Lender has agreed to make the loan to Landlord and to
accept the Mortgage (hereafter defined) on the Premises as partial security for repayment of the loan and performance of Landlord’s obligations related to the loan. However, as a condition to making the loan, Lender has required a subordination
of the Lease (hereafter defined) to the Mortgage. Tenant is willing to subordinate the Lease to the Mortgage so long as Tenant is assured that its possession of the Premises will not be disturbed. Accordingly, Landlord, Tenant and Lender agree that:

  
 1. Definitions. 
  
 A. Date:
                        , 19     . 
  
 B. Landlord:     .

  
 C. Lease: the Lease dated
                    , 19     , between Landlord and Tenant. 
  
 D. Lender:
                                        
                        , its successors and assigns, and anyone else who succeeds to Landlord’s interest in the Lease
through foreclosure (both judicial and power-of-sale), or deed in lieu of foreclosure. 
  
 E. Loan: a loan of
$                     by Lender to Landlord. 
  
 F. Mortgage: the Mortgage, Security Agreement and Assignment of Rents and Leases, dated
                        , 19    , between Landlord and Lender, and any extensions,
modification, renewals, substitutions, replacements, or consolidations of any of them. 
  
 G. Premises: the subject matter of the Lease located at 3001 Gandy Boulevard, Pinellas Park, Florida 34665. 
  
 H. Property: the real property described in
Exhibit “A” to this Agreement. 
  
 I. Tenant: GTE Media Ventures Incorporated. 
  
 2.
Nondisturbance. So long as no uncured event of default under the Lease is in existence beyond any applicable grace or curative period, Lender will not disturb Tenant’s possession of the Premises. 
  

 3. Attornment. If Lender succeeds to Landlord’s interest in the Lease, Tenant will be bound
to Lender according to the Lease for the balance of the term of the Lease and any extension of the Lease as if Lender were the Landlord under the Lease, and Tenant will attorn to Lender as its Landlord, immediately upon Lender’s succeeding to
the interest of Landlord under the Lease; and Tenant will be obligated to pay rent to Lender upon Tenant’s receipt of written notice from Lender that it has succeeded to the interest of Landlord in the Lease. Subject to Paragraph 4, upon such
attornment the rights and obligations of Tenant and Lender will be the same as they would have been if Lender had been landlord under the Lease. Notwithstanding the terms of this Paragraph 3, Tenant will be obligated to pay rent directly to Lender
prior to Lender’s succeeding to Landlord’s interest in the Lease upon the earlier of Tenant’s receipt of a copy of (a) notice from Lender to Tenant that Landlord is in default under the terms and conditions of the Note evidencing the
Loan and/or the loan instruments securing same and that Landlord has failed to cure said default within the cure period permitted and instructing Tenant to pay all rents under the Lease to Lender from and after said notice, by virtue of the
authority herein and in the Assignment of Rents and Leases recorded at O.R. Book             , Page             ,
Public Records of Pinellas County, Florida; (b) an order of sequestration in favor of Lender; or (c) notice of Lender having taken possession of the Premises either by consent or by the appointment of a receiver. Tenant is hereby expressly
authorized and directed by Landlord to pay in accordance with this Paragraph 3 any and all amounts due Landlord pursuant to the Lease to Lender or such nominee as Lender may designate in writing delivered to and received by Tenant, said Tenant being
expressly relieved of any and all duty, liability or obligation to Landlord in respect of all payments so made. 
  
 4. Limitation on Lender’s Obligations. If Lender succeeds to the interest of Landlord in the Lease, Lender will not be: 
  
 a. Liable for any act or omission of any prior landlord
(including Landlord), unless and to the extent Lender continues such act or omission; or 
  
 b. Subject to any offsets or defenses which Tenant may have against any prior landlord (including Landlord) unless and to the extent
Lender continues the act or omission which gave rise to such offset or defense; or 
  
 c. Bound by any rent or additional rent or advance rent which Tenant may have paid for more than the then current month to any prior
landlord (including Landlord) and all such rent will remain due and owing without regard to such advance payment except to the extent Lender actually receives such rent from such prior Landlord; or 
  
 d. Bound by any amendment or modification of the Lease made
without Lender’s consent and written approval. 
  
 5.
Subordination. Subject to the terms of this Agreement, the Lease now is, and will be, subject and subordinate to the Mortgage. This Agreement will not limit Lender’s rights under the Mortgage or any other instruments executed in
connection with the Loan. 
  
 6. Limitation on Tenant’s
Rights. In the absence of Lender’s prior written consent, Tenant will not: (a) prepay the rent under the Lease for more than one (1) month in advance, (b) enter into any agreement with Landlord to amend or modify the Lease, or (c)
voluntarily surrender the Premises or terminate the Lease except pursuant to the terms of the Lease. 
  
 7. Curing Defaults; Landlord’s Termination. If Landlord fails to perform any of its obligations under the Lease, Tenant will give
written notice of the failure to Lender and Lender will have the right (but not the obligation) to cure such failure. Tenant will not take any action with respect to such failure under the Lease, including without limitation any action to terminate,
rescind, or avoid the Lease or to withhold any rent under the Lease, for a period of thirty (30) days after receipt of such written notice by Lender; however, in the case of any default which cannot with diligence be cured within said thirty (30)
day period, if Lender proceeds promptly to cure such failure and prosecutes the curing of such failure with diligence and continuity, the time within which such failure may be cured will be extended for such period as may be reasonably 

  

 
necessary to complete the curing of such failure with diligence and continuity (but in no event shall such additional period exceed ninety (90) days). If
Landlord exercises its rights to terminate the Lease pursuant to Section 18 or Section 19 of the Lease, Lender will have the right (but not the obligation) to elect to repair or restore the Premises. Lender will give Tenant notice of its election
(if at all) within fifteen (15) days after Landlord terminates the Lease. If Lender so elects to repair or restore the Premises, Landlord’s termination of the Lease will be ineffective and Lender will have the right to repair or restore the
Premises within the periods set forth in relevant paragraphs of the Lease, but any such election by Lender shall not affect Tenant’s rights under Sections 18 and 19 of the Lease. 
  
 8. Amendments and Binding Effect. This Agreement may be modified only by an agreement in writing signed by
Landlord, Tenant and Lender. Subject to Section 15 of the Lease, this Agreement will inure to the benefit of and will be binding upon Landlord, Tenant and Lender, their successors and assigns. 
  
 9. Counterparts. This Agreement may be executed in several
counterparts, and, when executed by Landlord, Tenant and Lender, will constitute one agreement, binding upon them, even though they are not signatories to the original or the same counterpart. 
  
 10. Notices. All notices under this Agreement will be in
writing and will be considered properly given if mailed by first class United States mail, postage prepaid, registered, or certified with return receipt requested, or if personally delivered to the intended addressee, or by prepaid telegram. Notice
by mail will be effective two (2) days after deposit in the United States mail. Notice given in any other manner will be effective when received by the addressee. For purposes of notices, the addresses of Landlord, Tenant and Lender are: 

 

			
	 Landlord:
	  	Airport Bayway, Inc.
	 	  	3802 S. Westshore Boulevard
	 	  	Tampa, Florida 33611
	 	  	Attention: Mark E. Miller
	 	  	 
	 Tenant:
	  	GTE Media Ventures Incorporated
	 	  	c/o Cushman & Wakefield of Florida, Inc.
	 	  	One Tampa City Center, Suite 1900
	 	  	Tampa, Florida 33602
	 	  	Attn: Lease Administrator
	 	  	 
	 With a
 copy to:
	  	Baker & Botts, LLP
	 	  	2001 Ross Avenue
	 	  	Dallas, Texas 75201
	 	  	Attn: Joel Overton, Jr.
	 	  	 
	 Lender:
	  	 
	 	 	

	 	  	 
	 	 	

	 	  	 
	 	 	

	 	  	 
	 	 	

  
 Any of them may change its address for
notice to any other location within the continental United States by the giving of thirty (30) days notice in the manner set forth in this paragraph. 
  

 Landlord, Tenant and Lender have executed this Agreement as of the
             day of             , 19    . 
  

			
	LANDLORD:
	
	 AIRPORT BAYWAY, INC.,
 A Florida
corporation

		
	By:	 	 
	 	 	

	 Name:
	 	 Mark E. Miller

	 Title:
	 	 Vice President

	
	TENANT:
	
	 GTE MEDIA VENTURES
 INCORPORATED, a Delaware corporation

		
	By:	 	 
	 	 	

	 Name:
	 	 
	 	 	

	 Title:
	 	 
	 	 	

	
	LENDER:
	
	 ___________________________________________
 a ____________________

		
	By:	 	 
	 	 	

	 Name:
	 	 
	 	 	

	 Title:
	 	 
	 	 	

  

			
	 STATE OF FLORIDA
	 	)
	 	 	)
	 COUNTY OF HILLSBOROUGH
	 	)

  
 The foregoing
instrument was acknowledged before me this              day of
                            , 19    , by Mark E. Miller, as Vice President
of Airport Bayway, Inc., a Florida corporation, on behalf of the corporation He is personally known to me, or has produced
                                     as identification.

  

			
	
	 
	

	 Name:
	 	 
	 	 	

	 Notary Public, State of Florida

  
 (NOTARY SEAL) 
  

			
	 My commission number is:

	 My commission expires:

  

 EXHIBIT “F” 
  
 The criteria refered to in Section 15 of the Lease shall mean the three (3) ratings set forth below: 
  

	 	(i)	a D&B rating of 4A2 or better (as more fully defined below), however if Assignee does not meet the standard set forth in Section(ii) or (iii) below then the expansion rights
under Section 50 shall be eliminated and Tenant will have no right to expand the Premises; or 

  

	 	(ii)	a S&P rating of BBB- or better (as more fully defined below) in which event the expansion rights under Section 50 will remain enforceable, provided, however, that the phrase
“one hundred twenty percent (120%) of” shall be deleted from Section 50(b)(ii) and thereby from the rent calculation for the Expansion Area: or 

  

	 	(iii)	a D&B rating of 4A1 or better (as more fully defined below), in which event the expansion rights under Section 50 shall remain enforceable without modification.

  
 Tenant and Guarantor will be required to make the election
between the standard set forth in (ii) or (iii) above only at such time as Tenant elects to expand the Premises or at such time as Tenant elects to assign its interests under the Lease, whichever is earlier. If Tenant elects to assign the Lease to
an Assignee that is not a subsidiary or affiliate of Guarantor and otherwise not unreasonably objected to by Landlord pursuant to Section 15 of the Lease and meets ore or more of the criteria (i),(ii) or (iii) above, it will have effectively
selected from among the three (3) criteria by virtue of the highest of the three (3) criteria that the Assignee then meets. If prior thereto Tenant elects to expand the Premises, it must simultaneously select either criteria (ii) or (iii) above for
the release of GTE for any future assignment; as the criteria (i) above will no longer be available. The selection whether implicitly or expressly made by Tenant will establish the criteria for the release of any assignee upon any future assignment
of their interests under the Lease. 
  
 For the purposes of this
Exhibit “F” all terms used herein and not otherwise defined below shall have the same meaning as set forth in the body of the Lease and the following terms shall have the meaning set forth next to each such term: 
  

	 	•	Assignee shall mean a prospective assignee of Tenant’s interests and obligations under the Lease or, if applicable, a substitute guarantor assuming the obligations of the
Guarantor under the Guaranty. 

  

	 	•	“a D&B rating of 4A2 or better” shall mean a rating issued by Dun & Bradstreet for an Assignee with a “Rating Classification” of 4A or better and a
“Composite Credit Appraisal” of 2 or better, as such terms are defined by D&B, or if D&B does not then have a current rating for the Assignee then the term shall also refer to an Assignee whose net worth, and history information if
evaluated by D&B would result in an equivalent or better Rating Classification and Composite Credit Appraisal as stated above. 

  

	 	•	“a S&P rating of BBB- or better” shall mean a rating issued by Standard & Foors for an Assignee with a corporate debt rating of BBB- or better or if S&P does
not then have a current rating for the Assignee then the term shall also refer to an Assignee whose financial condition and history and any other parameters typically evaluated by S&P for issuance of a corporate rating would result in a rating
of BBB- or better or who would be deemed an investment grade credit by permanent loan lending institutions. 

  

	 	•	“a D&B rating of 4A1 or better” shall mean a rating issued by Dun & Bradstreet with a Rating Classification of 4A or better and a Composite Credit Appraisal of 1
or if D&B does not then have a current rating for the Assignee then the term shall also refer to an Assignee whose net worth, payment and history information if evaluated by D&B would result in an equivalent Rating Classification and
Composite Credit Appraisal as stated above. 

  

 This instrument Prepared by and Return to: 
  
 Mark E. Miller, Esquire 
 Mark E.
Miller, P.A. 
 3802 S. West Shore Boulevard 
 Tampa, Florida 33611 
  
 SUBORDINATION,
NONDISTURBANCE AND 
 ATTORNMENT AGREEMENT 
  
 THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT (“Agreement”) is made on October 27,
1997, by Landlord, Tenant and Lender (each hereafter defined). 
  
 RECITALS: 
  
 Landlord and Tenant have
entered into the Lease with respect to the Premises (hereafter defined). The Premises covers all of the Property (hereafter defined). Lender has agreed to make the loan to Landlord and to accept the Mortgage (hereafter defined) on the Premises as
partial security for repayment of the loan and performance of Landlord’s obligations related to the loan. However, as a condition to making the loan, Lender has required a subordination of the Lease (hereafter defined) to the Mortgage. Tenant
is willing to subordinate the Lease to the Mortgage so long as Tenant is assured that its possession of the Premises will not be disturbed. Accordingly, Landlord, Tenant and Lender agree that: 
  
 1. Definitions. 
  
 A. Date: October 27, 1997. 
  
 B. Landlord: Airport Bayway, Inc. 
  
 C. Lease: the Lease dated October 27, 1997, between Landlord
and Tenant. 
  
 D. Lender: South Trust Bank,
National Association, its successors and assigns, and anyone else who succeeds to Landlord’s interest in the Lease through foreclosure (both judicial and power-of-sale), or deed in lieu of foreclosure. 
  
 E. Loan: a loan of $1,455,000.00 by Lender to Landlord.

  
 F. Mortgage: the Mortgage, Security Agreement
and Assignment of Rents and Leases, dated October 27, 1997, between Landlord and Lender, and any extensions, modification, renewals, substitutions, replacements, or consolidations of any of them. 
  
 G. Premises: the subject matter of the Lease located at 3001
Gandy Eoulevard, Pinellas Park, Florida 34665. 
  
 H. Property: the real property described in Exhibit “A” to this Agreement. 
  
 I. Tenant: GTE Media Ventures Incorporated. 
  
 2. Nondistubance. So long as no uncured event of default under the Lease is in existence beyond any applicable grace or curative period,
Lender will not disturb Tenant’s possession of the Premises. 
  

 3. Attornment. If Lender succeeds to Landlord’s interest in the Lease, Tenant will be
bound to Lender according to the Lease for the balance of the term of the Lease and any extension of the Lease as if Lender were the Landlord under the Lease, and Tenant will attorn to Lender as its Landlord, immediately upon Lender’s
succeeding to the interest of Lardlord under the Lease; and Tenant will be obligated to pay rent to Lender upon Tenant’s receipt of written notice from Lender that it has succeeded to the interest of Landlord in the Lease Subject to Paragraph
4, upon such attornment the rights and obligations of Tenant and Lender will be the same as they would have been if Lender had been landlord under the Lease. Notwithstanding the terms of this Paragraph 3, Tenant will be obligated to pay rent
directly to Lender prior to Lender’s succeeding to Landlord’s interest in the Lease upon the earlier of Tenant’s receipt of a copy of (a) notice from Lender to Tenant that Landlord is in default under the terms and conditions of the
Note evidencing the Loan and/or the loan instruments securing same and that Landlord has failed to cure said default within the cure period permitted and instructing Tenant to pay all rents under the Lease to Lender from and after said notice, by
virtue of the authority herein and in the Assignment of Rents and Leases recorded at O.R. Book             , Page
            , Public Records of Pinellas County, Florida; (b) an order of sequestration in favor of Lender; or (c) notice of Lender having taken possession of the Premises either by
consent or by the appointment of a receiver. Tenant is hereby expressly authorized and directed by Landlord to pay in accordance with this Paragraph 3 any and all amounts due Landlord pursuant to the Lease to Lender or such nominee as Lender may
designate in writing delivered to and received by Tenant, said Tenant being expressly relieved of any and all duty, liability or obligation to Landlord in respect of all payments so made. 
  
 4. Limitation on Lender’s Obligations. If Lender succeeds to the interest of Landlord in the Lease,
Lender will not be: 
  
 a. Liable for any act or
omission of any prior landlord (including Landlord), unless and to the extent Lender continues such act or omission; or 
  
 b. Subject to any offsets or defenses which Tenant may have against any prior landlord (including Landlord) unless and to the extent
Lender continues the act or omission which gave rise to such offset or defense; or 
  
 c. Found by any rent or additional rent or advance rent which Tenant may have paid for more than the then current month to any prior
landlord (including Landlord) and all such rent will remain due and owing without regard to such advance payment except to the ex_ent Lender actually receives such rent from such prior Landlord; or 
  
 d. Bound by any amendment or modification of the Lease made
without Lender’s consent and written approval. 
  
 5.
Subordination. Subject to the terms of this Agreement, the Lease now is, and will be, subject and subordinate to the Mortgage. This Agreement will not limit Lender’s rights under the Mortgage or any other instruments executed in
connection with the Loan. 
  
 6. Limitation on Tenant’s
Rights. In the absence of Lender’s prior written consent, Tenant will not: (a) prepay the rent under the Lease for more than one (1) month in advance, (b) enter into any agreement with Landlord to amend or modify the Lease, or (c)
voluntarily surrender the Premises or terminate the Lease except pursuant to the terms of the Lease. 
  
 7. Curing Defaults; Landlord’s Termination. If Landlord fails to perform any of its obligations under the Lease, Tenant will give
written notice of the failure to Lender and Lender will have the right (but not the obligation) to cure such failure. Tenant will not take any action with respect to such failure under the Lease, including without limitation any action to terminate,
rescind, or avoid the Lease or to withhold any rent under the Lease, for a period of thirty (30) days after receipt of such written notice by Lender; however, in the case of any default which cannot with diligence be cured within said thirty (30)
day period, if Lender proceeds promptly to cure such failure and prosecutes the curing of such failure with diligence and continuity, the time within which such failure may be cured will be extended for such period as may be reasonably 

  

 
necessary to complete the curing of such failure with diligence and continuity (but in no event shall such additional period exceed ninety (90) days). If
Landlord exercises its rights to terminate the Lease pursuant to Section 18 or Section 19 of the Lease, Lender will have the right (but not the obligation) to elect to repair or restore the Premises. Lender will give Tenant notice of its election
(if at all) within fifteen (15) days after Landlord terminates the Lease. If Lender so elects to repair or restore the Premises, Landlord’s termination of the Lease will be ineffective and Lender will have the right to repair or restore the
Premises within the periods set forth in relevant paragraphs of the Lease, but any such election by Lender shall not affect Tenant’s rights under Sections 18 and 19 of the Lease. 
  
 8. Amendments and Binding Effect. This Agreement may be modified only by an agreement in writing signed by
Landlord, Tenant and Lender. Subject to Section 15 of the Lease, this Agreement will inure to the benefit of and will be binding upon Landlord, Tenant and Lender, their successors and assigns. 
  
 9. Counterparts. This Agreement may be executed in several
counterparts, and, when executed by Landlord, Tenant and Lender, will constitute one agreement, binding upon them, even though they are not signatories to the original or the same counterpart. 
  
 10. Notices. All notices under this Agreement will be in
writing and will be considered properly given if mailed by first class United States mail, postage prepaid, registered,              certified with return receipt requested, or if
personally delivered to the intended addressee, or by prepaid telegram. Notice by mail will be effective two (2) days after deposit in the United States mail. Notice given in any other manner will be effective when received by the addressee. For
purposes of notices, the addresses of Landlord, Tenant and Lender are: 
  

			
	 Landlord:
	  	Airport Bayway, Inc.
	 	  	3802 S. Westshore Boulevard
	 	  	Tampa, Florida 33611
	 	  	Attention: Mark E. Miller
	 	  	 
	 Tenant:
	  	GTE Media Ventures Incorporated
	 	  	c/o Cushman & Wakefield of Florida, Inc.
	 	  	One Tampa City Center, Suite 1900
	 	  	Tampa, Florida 33602
	 	  	Attn: Lease Administrator
	 	  	 
	 With a
 copy to:
	  	Baker & Botts, LLP
	 	  	2001 Ross Avenue
	 	  	Dallas, Texas 75201
	 	  	Attn: Joel Overton, Jr.
	 	  	 
	 Lender:
	  	SouthTrust Bank, National Association
	 	  	One Tampa City Center
	 	  	210 N. Franklin Street
	 	  	Tampa, Florida 33602
	 	  	Attn: Frank A. Boullosa

  
 Any of them may change its address for
notice to any other location within the continental United States by the giving of thirty (30) days notice in the manner set forth in this paragraph. 
  

 Landlord, Tenant and Lender have executed this Agreement as of the 27 day of October, 1997. 

 

									
	 	 	 	 	 LANDLORD:

			
	 	 	 	 	 AIRPORT BAYWAY, INC.,
 A Florida corporation

					
	 	 	 	 	 	 	By:	 	 /s/ Mark E. Miller

	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 Name:
	 	 Mark E. Miller

	 	 	 	 	 	 	 Title:
	 	 Vice President

  

			
	 STATE OF FLORIDA
	  	)
	 	  	)
	 COUNTY OF HILLSBOROUGH
	  	)

  
 The foregoing
instrument was acknowledged before me this 21st day of October, 1997, by Mark E. Miller, as Vice President of
Airport Bayway, Inc., a Florida corporation, on behalf of the corporation. He is personally known to me, or has produced             as identification. 
  

									
				
	 	 	 	 	 	 	 /s/ Illegible

	 	 	 	 	 	 	

	 	 	 	 	 	 	 Name: Illegible

	 	 	 	 	 	 	 Notary Public, State of Florida

	 (NOTARY SEAL)
	 	 	 	 
	[SEAL]	 	 Cindy McGaughan
 MY COMMISSION __ CC636300 EXPIRES
 July 31, 2001
 BONDED THRL TROY FAIN INSURANCE, INC.
	 	 	 	 My commission number is :
 My commission expires:
  

				
	 	 	 	 	 	 	 TENANT:

				
	 	 	 	 	 	 	 GTE MEDIA VENTURES
 INCORPORATED, a Delaware corporation

					
	 	 	 	 	 	 	By:	 	 /s/ William D. Wilson

	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 Name:
	 	 William D. Wilson

	 	 	 	 	 	 	 Title:
	 	 President ____________

  

							
	 STATE OF Illegible
	  	)	  	 APPROVED AS TO FORM

	 	  	)	  	 BAKER & BOTTS, L.L.P.

	 COUNTY OF Dallas
	  	)	  	 By:
	 	 /s/ Illegible

	 	 	 	 	 	 	

  
 The foregoing
instrument was acknowledged before me this 27 day of October, 1997, by William D. Wilson, as President of GTE MEDIA VENTURES INCORPORATED, a Delaware corporation, on behalf of said entity. He/she is personally known to me, or has produced
                                     as identification

  

									
				
	 	 	 	 	 	 	/s/ Bethann C. Gundersen
	 	 	 	 	 	 	

	 	 	 	 	 	 	 Name: Bethann C. Gundersen

	 (NOTARY SEAL)
	 	 	 	 Notary Public, State of _________

	[SEAL]	 	 BETHANN C. GUNDERSEN
 MY COMMISSION EXPIRES
 December 13, 2000
	 	 	 	 
	 	 	 	 	 	 	 My commission number is :
 My commission expires:

  

			
	 LENDER:

	
	SOUTHTRUST BANK, NATIONAL ASSOCIATION, a National association
		
	By:	 	 /s/ Frank A. Boullosa

	 	 	

	 	 	 Frank A. Boullosa
 Senior Vice President

  

			
	 STATE OF FLORIDA
	  	)
	 	  	)
	 COUNTY OF HILLSBOROUGH
	  	)

  
 The foregoing
instrument was acknowledged before me this 21st day of October, 1997, by Frank A. Boullosa, as Senior Vice President
of SouthTrust Bank, National Association, a national association. He/she is personally known to me. or has produced                      as
identification 
  

			
	 /s/ Illegible

	

	 Name: _____________________________________

	 Notary Public, State of Florida

 (NOTARY SEAL) 

			
	 My commission number is :

	 My commission expires:

		
	[SEAL]	 	 K SUSAN DAWSON
 My Commission CC48__
 Expires Oct. 22, 1998

  

 EXHIBIT “A” 
  
 The West 1/2 of the Northeast 1/4 of the Northwest 1/4 of Section 26, Township 30 South, Range 16 East. Pinellas County, Florida, lying
North of the North right of way line of 28th Street Extension and being more particularly described as follows: 
  
 BEGIN at the Northwest corner of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26; thence on the West boundary thereof, South
00°13’53” West, a distance of 138.00 feet to the intersection with the northerly boundary of Parcel 6 of Gateway Centre Business Park according to the map or plat thereof as recorded in Plat Book 97, Page 1 of the Public Records of
Pinellas County, Florida; thence on the Northerly boundary thereof, South 89°48’21” East, a distance of 331.28 feet to the Northeast corner of Parcel 6; thence on the East boundary thereof, South 00°28’13” East, a
distance of 647.89 feet to a point of intersection with the Northerly right of way line of 28th Street Extension; thence on said right of way line on a curve, concave Southeasterly, having a radius of 6680.41 feet and a central angle of
03°27’58”, thence Northeasterly along the arc of said curve to the right, a distance of 404.14 feet, said arc subtended by a chord which bears North 53°30’45” East, a distance of 404.08 feet to the point of intersection
with the East boundary of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26, also being the West boundary of Parcel 7 of aforesaid Gateway Centre Business Park; thence on the West boundary thereof, North
00°10’06” East, a distance of 544.45 feet to the intersection with the North boundary of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26; thence on said North boundary, North 89°48’17” West, a
distance of 662.52 feet, to the Point of Beginning. 
  

 ESTOPPEL CERTIFICATE 
  
 The undersigned hereby certifies to SOUTHTRUST BANK, NATIONAL ASSOCIATION and its affiliates and their respective successors
and assigns (“Addressee”) that, as of October 27, 1997: 
  
 1. GTE Media
Ventures Incorporated, a Delaware corporation (the “Tenant”) is the tenant under the lease (the “Original Lease”) dated October 27, 1997, by and between Tenant and Airport Bayway, Inc., a Florida corporation (the
“Landlord”), as landlord, affecting premises commonly known as 3001 Gandy Boulevard, Pinellas Park, Florida (the “Premises”). 
  
 2. A true and complete copy of the original Lease and all amendments thereto is attached hereto as Exhibit A. The Original Lease has not been modified or amended,
except as follows: that certain letter dated October 27, 1997 from Tenant to Landlord waiving certain contingencies within Section 2 of the Lease (the “Contingency Waiver Letter”), attached as part of Exhibit A (the Original Lease,
as so amended, is herein called the “Lease”). 
  
 3. The date upon which
the term of this Lease actually commenced was October 27, 1997 and shall expire on February 29, 2008, unless sooner terminated or renewed pursuant to the terms of this Lease up to three (3) renewals often (10) years each. This Lease is in full force
and effect, no contingencies to the Lease remain in existence under Section 2 of the Lease or otherwise (except as set forth in the Contingency Waiver Letter) and the Lease is the only agreement between Landlord and Tenant relating in any way to the
Premises, except the Contingency Waiver Letter. 
  
 4. All conditions to
Tenant’s obligation to pay all rents and other payments required under this Lease have been satisfied and rent shall commence on December 26, 1997, subject to the terms of Section 4(a) of the Lease. No such rents or other payments have been
paid more than one (1) month in advance of their due date. The annual minimum rent is currently $293,440.30. 
  
 5. To the best of Tenant’s knowledge, there is no existing default or claimed default by either Landlord or Tenant under this Lease. To the best of Tenant’s knowledge, no event has occurred which, with the
passage of time or the giving of notice, or both, would constitute a default by either Landlord or Tenant under this Lease. To the best of Tenant’s knowledge Tenant has no existing defenses or offsets against Landlord’s enforcement of the
Lease, and no cha_ge, lien or claim of offset against rents due or to become due under the Lease. 
  
 6. No actions, voluntary or otherwise, are pending against Tenant or any of its shareholders under any bankruptcy, receivership, insolvency or similar laws of the United States or any state thereof. 
  
 The undersigned Tenant acknowledges that Addressee(s) will rely on this Estoppel Certificate
and that any lender and/or successor or assign of Addressee(s) shall also be entitled to rely on the statements made herein. 
  

			
	 “TENANT”

	
	GTE MEDIA VENTURES INCORPORATED, a Delaware corporation
		
	By:	 	 
	 	 	

	 Print Name: William D. Wilson

	 Title: _____________________

  

			
	 APPROVED AS TO FORM AND LEGALITY

	
	 /s/ Illegible

	

	 Attorney, G_E Telephone Operations

	 Date:
	 	 10/27/97

  

 EXHIBIT “A” 
  
 The West 1/2 of the Northeast 1/4 of the Northwest 1/4 of Section 26, Township 30 South, Range 16 East, Pinellas County, Florida, lying
North of the North right of way line of 28th Street Extension and being more particularly described as follows: 
  
 BEGIN at the Northwest corner of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26; thence on the West boundary thereof, South
00°13’53” ‘West, a distance of 138.00 feet to the intersection with the northerly boundary of Parce 6 of Gateway Centre Business Park according to the map or plat thereof as recorded in Plat Book 97, Page 1 of the Public Records
of Pinellas County, Florida; thence on the Northerly boundary thereof, South 89°48’21” East, a distance of 331.28 feet to the Northeast corner of Parcel 6; thence on the East boundary thereof, South 00°28’13” East, a
distance of 647.89 feet to a point of intersection with the Northerly right of way line of 28th Street Extension; thence on said right of way line on a curve, concave Southeasterly, having a radius of 6680.41 feet and a central angle of 03ñ27’58”, thence Northeasterly: along the are of said curve to the right, a distance of 404.14 feet, said are subtended by _ chord which bears North 53°30’45” East, a distance of 404.08 feet
to the point of intersection with the East boundary of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26, also being the West boundary of Parcel 7 of aforesaid Gateway Center Business Park; thence on the West boundary
thereof, North 00ñ10’06” East, a distance of _44.45 feet to the intersection with the North boundary of the West 1/2 of the Northeast 1/4 of the Northwest 1/4 of said Section 26; thence on said North
boundary, North 89°48’17” West, a distance of 662.52 feet, to the Point of Beginning. 
  

 EXHIBIT A 
 TO 
 ESTOPPEL CERTIFICATE 
  
 Attached: 
  
 Lease Agreement dated October 27, 1997 
  
 Contingency Waiver Letter dated October 27, 1997 
  

 October 27, 1997 
  

Airport Bayway, Inc. 
 3802 S. West Shore Boulevard 
 Tampa, Florida 33611 
  
 Attn: Mark E. Miller 
  

	 	Re:	Lease between GTE Media Ventures Incorporated (“Tenant”) and Airport Bayway, Inc. (“Landlord”) for the Premises located at 3001 Gandy Boulevard,
Pinellas Park, Florida 34665 (the “Lease”) 

  
 Gentlemen: 
  
 We have entered into the above-referenced
Lease with you subject to the contingencies set forth in Section 2 of the Lease. As permitted by the Lease, Tenant does hereby waive a_ of the contingencies and its rights of termination under Sections 2 (a), 2(b) and 2(c) of the Lease. Tenant does
not however waive the contingency under Section 2(d) nor Landlord’s obligations thereunder but such contingency and obligations shall be automatically satisfied upon Landlord’s acquiring title to the Premises (as defined in the Lease) if
accomplished prior to November 15, 1997. 
  

			
	Sincerely,
	
	GTE MEDIA VENTURES INCORPORATED
		
	By:	 	 /s/ William D.Wilson

	 	 	

	 	 	 Name:    William D.Wilson

	 	 	 Title:      _______________________________

		
	 Date:
	 	 October 27, 1997

  

			
	 APPROVED AS TO FORM

	
	 BAKER & BOTTS, L.L.P.

		
	By:	 	 /s/ IllegibleLease - April 10, 2003

 EXHIBIT 10.54 
  
 LEASE 
  
 APRIL 10, 2003 
  
 LANDLORD 
  
 CALWEST INDUSTRIAL PROPERTIES, LLC, 
 a California limited liability company 
  
 By: PGP PARTNERS, INC., 
 a California corporation 
  
 and 
  
 TENANT 
  
 VERIZON MEDIA VENTURES INC., 
 a Delaware corporation 
  

 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page

			
	 1.
	  	USE AND RESTRICTIONS ON USE	  	1
			
	 2.
	  	TERM	  	1
			
	 3.
	  	RENT	  	2
			
	 4.
	  	RENT ADJUSTMENTS	  	3
			
	 5.
	  	SECURITY DEPOSIT	  	4
			
	 6.
	  	ALTERATIONS	  	4
			
	 7.
	  	REPAIR	  	5
			
	 8.
	  	LIENS	  	6
			
	 9.
	  	ASSIGNMENT AND SUBLETTING	  	6
			
	 10.
	  	INDEMNIFICATION	  	7
			
	 11.
	  	INSURANCE	  	8
			
	 12.
	  	WAIVER OF SUBROGATION	  	9
			
	 13.
	  	SERVICES AND UTILITIES	  	9
			
	 14.
	  	HOLDING OVER	  	9
			
	 15.
	  	SUBORDINATION	  	9
			
	 16.
	  	RULES AND REGULATIONS	  	9
			
	 17.
	  	REENTRY BY LANDLORD	  	9
			
	 18.
	  	DEFAULT	  	10
			
	 19.
	  	REMEDIES	  	10
			
	 20.
	  	TENANT’S BANKRUPTCY OR INSOLVENCY	  	12
			
	 21.
	  	QUIET ENJOYMENT	  	12
			
	 22.
	  	CASUALTY	  	13
			
	 23.
	  	EMINENT DOMAIN	  	14
			
	 24.
	  	SALE BY LANDLORD	  	14
			
	 25.
	  	ESTOPPEL CERTIFICATES	  	14
			
	 26.
	  	SURRENDER OF PREMISES	  	14
			
	 27.
	  	NOTICES	  	14
			
	 28.
	  	TAXES PAYABLE BY TENANT	  	15
			
	 29.
	  	RELOCATION OF TENANT	  	15
			
	 30.
	  	DEFINED TERMS AND HEADINGS	  	15
			
	 31.
	  	TENANT’S AUTHORITY	  	16
			
	 32.
	  	FINANCIAL STATEMENTS AND CREDIT REPORTS	  	15
			
	 33.
	  	COMMISSIONS	  	16
			
	 34.
	  	TIME AND APPLICABLE LAW	  	16
			
	 35.
	  	SUCCESSORS AND ASSIGNS	  	16
			
	 36.
	  	ENTIRE AGREEMENT	  	16
			
	 37.
	  	EXAMINATION NOT OPTION	  	16

  

 -i- 

 TABLE OF CONTENTS 
 (continued) 
  

					
	 	  	 	  	Page

			
	 38.
	  	RECORDATION	  	16
			
	 39.
	  	LIMITATION OF LANDLORD’S LIABILITY	  	17
		
	 ADDENDUM
	  	 
		
	 EXHIBIT A – FLOOR PLAN DEPICTING THE PREMISES
	  	 
		
	 EXHIBIT A - 1 – SITE PLAN
	  	 
		
	 EXHIBIT B - INITIAL ALTERATIONS
	  	 
		
	 EXHIBIT B - 1 - INITIAL ALTERATIONS
	  	 
		
	 EXHIBIT C – COMMENCEMENT DATE MEMORANDUM
	  	 
		
	 EXHIBIT D – RULES AND REGULATIONS
	  	 
		
	 EXHIBIT E – ADDITIONAL SURRENDER CONDITIONS
	  	 
		
	 EXHIBIT F – PARKING RULES AND REGULATIONS
	  	 
		
	 EXHIBIT G – HAZARDOUS MATERIALS
	  	 

  

 -ii- 

 MULTI-TENANT INDUSTRIAL NET LEASE 
  
 REFERENCE PAGES 
  

			
	 BUILDING:
	  	Alondra Distribution Center
		
	 LANDLORD:
	  	CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company
		
	 LANDLORD’S ADDRESS:
	  	 c/o PGP Partners, Inc.
 1582 Parkway Loop, Suite
A
 Tustin, CA 92780

		
	 WIRE INSTRUCTIONS AND/OR ADDRESS FOR RENT PAYMENT:
	  	 CalWest Mid Cities Industrial
 File #30164

P.O. Box 60000
 San Francisco, CA 94160-0001

		
	 LEASE REFERENCE DATE:
	  	April 10, 2003
		
	 TENANT:
	  	 VERIZON MEDIA VENTURES INC.,
 a Delaware
corporation

		
	 TENANT’S NOTICE ADDRESS:
	  	 
		
	 (a) As of beginning of Term:
	  	 750 Canyon Drive
 Coppell, Texas
75019

		
	 (b) Prior to beginning of Term (if different):
	  	Same
		
	 PREMISES ADDRESS:
	  	 13100 Alondra Blvd. Suite 104
 Cerritos, CA
90703

		
	 PREMISES RENTABLE AREA:
	  	Approximately 8,640 square feet (for outline of Premises see Exhibit A-l)
		
	 USE:
	  	Warehouse and Offices for telecommunications and operation of cable television services.
		
	 [SCHEDULED] COMMENCEMENT DATE:
	  	June 1, 2003
		
	 TERM OF LEASE:
	  	Approximately Two (2) years, zero (0) months and zero (0) days beginning on the Commencement Date and ending on the Termination Date. [The period from the Commencement Date to the last day of
the same month is the “Commencement Month.”]
		
	 TERMINATION DATE:
	  	May 31, 2005
		
	 	  	[The last day of the twelfth (12th) full calendar month after (if the Commencement Month is not a full calendar month), or from and including (if the Commencement Month is a full calendar
month), the Commencement Month]

  

							
	 	 	iii	  	MJB	  	 /s/ Illegible

	 	 	 	 	 	 	

	 	 	 	  	 	  	 Initials

 ANNUAL RENT and MONTHLY INSTALLMENT OF RENT(Article 3): 
  

											
	 Period

	  	Rentable Square
Footage

	  	 Annual Rent
 Per Square Foot

	  	Annual Rent

	  	 Monthly Installment
 of Rent

	 from

	  	through

	  	  	  	  
	 6/1/2003
	  	5/31/2004	  	8,640	  	$9.60	  	$82,944.00	  	$6,912.00
	 6/1/2004
	  	5/31/2005	  	8,640	  	$9.96	  	$86,054.40	  	$7,171.20

  

			
	INITIAL ESTIMATED MONTHLY INSTALLMENT OF RENT ADJUSTMENTS (Article 4)	  	$1,123.20
		
	 TENANT’S PROPORTIONATE SHARE:
	  	4.04% of the total project which measures 213,755 square feet.
		
	 SECURITY DEPOSIT:
	  	None
		
	 ASSIGNMENT/ SUBLETTING FEE
	  	$1,000.00
		
	 REAL ESTATE BROKER DUE COMMISSION:
	  	PGP Partners, Inc.
		
	 TENANT’S SIC CODE:
	  	4890
		
	 AMORTIZATION RATE:
	  	Not applicable
		
	 CONTINUING LEASE GUARANTY:
	  	Not applicable

  
 (SIGNATURES ON
FOLLOWING PAGE) 
  
 (REMAINDER OF PAGE INTENTIONALLY LEFT
BLANK) 
  

							
	 	 	iv	  	MJB	  	 /s/ Illegible

	 	 	 	 	 	 	

	 	 	 	  	 	  	 Initials

 The Reference Pages information is incorporated into and made a part of the Lease. In the event of any conflict between
any Reference Pages information and the Lease, the Lease shall control. This Lease includes Exhibits A through G, all of which are made a part of this Lease. 
  

									
	LANDLORD:	 	 	 	TENANT:
			
	 CALWEST INDUSTRIAL PROPERTIES, LLC,
 a California limited liability company
	 	 	 	 VERIZON MEDIA VENTURES INC.,
 a
Delaware corporation

			
	 By:   PGP Partners, Inc., a California corporation,
          Its Property Manager
	 	 	 	 
					
	By:	 	 /s/ Kelly Stassel
	 	 	 	By:	 	 /s/ Michael J. Baumann

	 	 	
	 	 	 	 	 	

	 Name:
	 	 Kelly Stassel
	 	 	 	 Name:
	 	 Michael J. Baumann

	 Title:
	 	 Regional Manager
	 	 	 	 Title:
	 	 Director-Real Estate Portfolio Management

	 Dated:
	 	 4-28, 2003
	 	 	 	 Dated:
	 	 April 28, 2003

  

			
	 APPROVED AS TO FORM
 TROY &
GOULD

		
	By:	 	 /s/ Illegible

	 	 	

	 Date:
	 	 4/18/03

  

							
	 	 	v	  	MJB	  	 /s/ Illegible

	 	 	 	 	 	 	

	 	 	 	  	 	  	 Initials

 LEASE 
  
 By this Lease Landlord leases to Tenant and Tenant leases from Landlord the Premises in the Building as set forth and described on the Reference Pages.
The Premises are depicted on the floor plan attached hereto as Exhibit A, and the Building is depicted on the site plan attached hereto as Exhibit A-1. The Reference Pages, including all terms defined thereon, are incorporated
as part of this Lease. 
  
 1. USE AND RESTRICTIONS ON USE. 
  
 1.1 The Premises are to be used solely for the purposes set forth on the
Reference Pages. Tenant shall not do or permit anything to be done in or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building or injure, annoy, or disturb them, or allow the
Premises to be used for any improper, immoral, unlawful, or objectionable purpose, or commit any waste. Tenant shall not do, permit or suffer in, on, o_ about the Premises the sale of any alcoholic liquor without the written consent of Landlord
first obtained. Tenant shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders and directions for the correction, prevention
and abatement of any violations in the Building or appurtenant land, to the extent caused or permitted by, or resulting from the specific use by, Tenant, or in or upon, or in connection with, the Premises, all at Tenant’s sole expense (except
for repairs within the scope of Landlord’s obligations set forth in Section 7.1, which shall be Landlord’s responsibility). Tenant shall not do or permit anything to be done on or about the Premises or bring or keep anything into the
Premises which will in any way increase the rate of, invalidate or prevent the procuring of any insurance protecting against loss or damage to the Building or any of its contents by fire or other casualty or against liability for damage to property
or injury to persons in or about the Building or any part thereof. 
  
 1.2 Tenant shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees or invitees (collectively, the “Tenant Entities”) to at any time handle, use, manufacture, store or dispose of in or
about the Premises or the Building any (collectively “Hazardous Materials”) flammables, explosives, radioactive materials, hazardous wastes or materials, toxic wastes or materials, or other similar substances, petroleum products or
derivatives or any substance subject to regulation by or under any federal, state and local laws and ordinances relating to the protection of the environment or the keeping, use or disposition of environmentally hazardous materials, substances, or
wastes, presently in effect or hereafter adopted, all amendments to any of them, and all rules and regulations issued pursuant to any of such laws or ordinances (collectively “Environmental Laws”), nor shall Tenant suffer or permit any
Hazardous Materials to be used in any manner not fully in compliance with all Environmental Laws, in the Premises or the Building and appurtenant land or allow the environment to become contaminated with any Hazardous Materials. Notwithstanding the
foregoing, Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials (such as aerosol cans containing insecticides, toner for copiers, paints, paint remover and the like) to the extent customary and
necessary for the use of the Premises for general office purposes; provided that Tenant shall always handle, store, use, and dispose of any such Hazardous Materials in a safe and lawful manner and never allow such Hazardous Materials to contaminate
the Premises, Building and appurtenant land or the environment. Tenant shall protect, defend, indemnify and hold each and all of the Landlord Entities (as defined in Article 30) harmless from and against any and all loss, claims, liability or costs
(including court costs and reasonable attorney’s fees) incurred by reason of any actual or asserted failure of Tenant to fully comply with all applicable Environmental Laws, or the presence, handling, use or disposition in or from the Premises
of any Hazardous Materials by Tenant or any Tenant Entity (even though permissible under all applicable Environmental Laws or the provisions of this Lease), or by reason of any actual or asserted failure of Tenant to keep, observe, or perform any
provision of this Section 1.2. 
  
 1.3 Tenant and the Tenant
Entities will be entitled to the non-exclusive use of the common areas of the Building as they exist from time to time during the Term, including the parking facilities, subject to Landlord’s rules and regulations regarding such use. However,
in no event will Tenant or the Tenant Entities park more vehicles in the parking facilities than Tenant’s Proportionate Share of the total parking spaces available for common use. The foregoing shall not be deemed to provide Tenant with an
exclusive right to any parking spaces or any guaranty of the availability of any particular parking spaces or any specific number of parking spaces. 
  
 2. TERM. 
  
 2.1 The Term of this Lease shall begin on the date (Commencement Date) which shall be the later of the Scheduled Commencement Date as shown on the Reference Pages and the date that Landlord shall tender possess
on of the Premises to Tenant, and shall terminate on the date as shown on the Reference Pages (Expiration Date), unless sooner 

  

 1 

 
terminated by the provisions of this Lease. Landlord shall tender possession of the Premises with all the work, if any, to be performed by Landlord pursuant
to Exhibit B to this Lease substantially completed. Tenant shall deliver a punch list of items not completed within thirty (30) days after Landlord tenders possession of the Premises and Landlord agrees to proceed with due diligence to
perform its obligations regarding such items. Tenant shall, at Landlord’s request, execute and deliver a memorandum agreement provided by Landlord in the form of Exhibit C attached hereto, setting forth the actual Commencement Date,
Termination Date and, if necessary, a revised rent schedule. Should Tenant fail to do so within thirty (30) days after Landlord’s request, the information set forth in such memorandum provided by Landlord shall be conclusively presumed to be
agreed and correct. 
  
 2.2 Tenant agrees that in the event of the
inability of Landlord to deliver possession of the Premises on the Scheduled Commencement Date for any reason, Landlord shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any rent until the time when
Landlord can, after notice to Tenant, deliver possession of the Premises to Tenant. No such failure to give possession on the Scheduled Commencement Date shall affect the other obligations of Tenant under this Lease, except that if Landlord is
unable to deliver possession of the Premises within one hundred twenty (120) days after the Scheduled Commencement Date (other than as a result of strikes, shortages of materials, holdover tenancies or similar matters beyond the reasonable control
of Landlord and Tenant is notified by Landlord in writing as to such delay), Tenant shall have the option to terminate this Lease unless said delay is as a result of: (a) Tenant’s failure to agree to plans and specifications and/or construction
cost estimates or bids; (b) Tenant’s request for materials, finishes or installations other than Landlord’s standard except those, if any, that Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord;
(c) Tenant’s change in any plans or specifications; or, (d) performance or completion by a party employed by Tenant (each of the foregoing, a “Tenant Delay”). If any delay is the result of a Tenant Delay, the Commencement Date and the
payment of rent under this Lease shall be accelerated by the number of days of such Tenant Delay. 
  
 2.3 In the event Landlord permits Tenant, or any agent, employee or contractor of Tenant, to enter, use or occupy the Premises prior to the Commencement
Date, such entry, use or occupancy shall be subject to all the provisions of this Lease other than the payment of rent, including, without limitation, Tenant’s compliance with the insurance requirements of Article 11. Said early possession
shall not advance the Termination Date. 
  
 3. RENT. 
  
 3.1 Tenant agrees to pay to Landlord the Annual Rent in effect from time to
time by paying the Monthly Installment of Rent then in effect on or before the first day of each full calendar month during the Term, except that the first full month’s rent shall be paid upon the execution of this Lease. The Monthly
Installment of Rent in effect at any time shall be one-twelfth (1/12) of the Annual Rent in effect at such time. Rent for any period during the Term which is less than a full month shall be a prorated portion of the Monthly Installment of Rent based
upon the number of days in such month. Said rent shall be paid to Landlord, without deduction or offset and without notice or demand, at the Rent Payment Address, as set forth on the Reference Pages, or to such other person or at such other place as
Landlord may from time to time designate in writing. If an Event of Default occurs, Landlord may require by notice to Tenant that all subsequent rent payments be made by an automatic payment from Tenant’s bank account to Landlord’s
account, without cost to Landlord. Tenant must implement such automatic payment system prior to the next scheduled rent payment or within thirty (30) days after Landlord’s notice, whichever is later. Unless specified in this Lease to the
contrary, all amounts and sums payable by Tenant to Landlord pursuant to this Lease shall be deemed additional rent. 
  
 3.2 Tenant recognizes that late payment of any rent or other sum due under this Lease will result in administrative expense to Landlord, the extent of
which additional expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that if rent or any other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed in an amount
equal to the greater of: (a) Fifty Dollars ($50.00), or (b) six percent (6%) of the unpaid rent or other payment. The amount of the late charge to be paid by Tenant shall be reassessed and added to Tenant’s obligation for each successive month
until paid. The provisions of this Section 3.2 in no way relieve Tenant of the obligation to pay rent or other payments on or before the date on which they are due, nor do the terms of this Section 3.2 in any way affect Landlord’s remedies
pursuant to Article 19 of this Lease in the event said rent or other payment is unpaid after date due. 
  

 2 

 4. RENT ADJUSTMENTS. 
  
 4.1 For the purpose of this Article 4, the following terms are defined as follows: 
  
 4.1.1 Lease Year: Each fiscal year (as determined by Landlord from time to time) falling partly or
wholly within the Term. 
  
 4.1.2
Expenses: All costs of operation, maintenance, repair, replacement and management of the Building (including the amount of any credits which Landlord may grant to particular tenants of the Building in lieu of providing any standard services
or paying any standard costs described in this Section 4.1.2 for similar tenants), as determined in accordance with generally accepted accounting principles, including the following costs by way of illustration, but not limitation: water and sewer
charges; insurance charges of or relating to all insurance policies and endorsements deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation, or operation of the Building or any part
thereof; utility costs, including, but not limited to, the cost of heat, light, power, steam, gas; waste disposal; the cost of janitorial services; the cost of security and alarm services (including any central station signaling system); costs of
cleaning, repairing, replacing and maintaining the common areas, including parking and landscaping, window cleaning costs; labor costs; costs and expenses of managing the Building including management and/or administrative fees; air conditioning
maintenance costs, elevator maintenance fees and supplies; material costs; equipment costs including the cost of maintenance, repair and service agreements and rental and leasing costs; purchase costs of equipment; current rental and leasing costs
of items which would be capital items if purchased; tool costs; license;, permits and inspection fees; wages and salaries; employee benefits and payroll taxes; accounting and legal fees; any sales, use or service taxes incurred in connection
therewith. In addition, Landlord shall be entitled to recover, as additional rent (which, along with any other capital expenditures constituting Expenses, Landlord may either include in Expenses or cause to be billed to Tenant along with Expenses
and Taxes but as a separate item), Tenant’s Proportionate Share of: (i ) an allocable portion of the cost of capital improvement items which are reasonably calculated to reduce operating expenses; (ii) the cost of fire sprinklers and
suppression systems and other life safety systems; and (iii) other capital expenses which are required under any governmental laws, regulations or ordinances which were not applicable to the Building at the time it was constructed; but the costs
described in this sentence shall be amortized over the reasonable life of such expenditures in accordance with such reasonable life and amortization schedules as shall be determined by Landlord in accordance with generally accepted accounting
principles, with interest on the unamortized amount at one percent (1%) in excess of the Wall Street Journal prime lending rate announced from time to time. Expenses shall not include depreciation or amortization of the Building or equipment in the
Building except as provided herein, loan principal payments, costs of alterations of tenants’ premises, leasing commissions, interest expenses on long-term borrowings or advertising costs. 
  
 4.1.3 Taxes: Real estate taxes and any other taxes,
charges and assessments which are levied with respect to the Building or the land appurtenant to the Building, or with respect to any improvements, fixtures and equipment or other property of Landlord, real or personal, located in the Building and
used in connection with the operation of the Building and said land, any payments to any ground lessor in reimbursement of tax payments made by such lessor; and all fees, expenses and costs incurred by Landlord in investigating, protesting,
contesting or in any way seeking to reduce or avoid increase in any assessments, levies or the tax rate pertaining to any Taxes to be paid by Landlord in any Lease Year. Taxes shall not include any corporate franchise, or estate, inheritance or net
income tax, or tax imposed upon any transfer by Landlord of its interest in this Lease or the Building or any taxes to be paid by Tenant pursuant to Article 28. 
  

4.2 Tenant shall pay as additional rent for each Lease Year Tenant’s Proportionate Share of Expenses and Taxes incurred for such Lease Year.

  
 4.3 The annual determination of Expenses shall be made by
Landlord and shall be binding upon Landlord and Tenant, subject to the provisions of this Section 4.3. During the Term, Tenant may review, at Tenant’s sole cost and expense, the books and records supporting such determination in an office of
Landlord, or Landlord’s agent, during normal business hours, upon giving Landlord five (5) days advance written notice within sixty (60) days after receipt of such determination, but in no event more often than once in any one (1) year period,
subject to execution of a confidentiality agreement acceptable to Landlord, and provided that if Tenant utilizes an independent accountant to perform such review it shall be one of national standing which is reasonably acceptable to Landlord and is
also subject to such confidentiality agreement. If Tenant fails to object to Landlord’s determination of Expenses within one hundred eighty (180) days after receipt, or if any such objection fails to state with specificity the reason for the
objection, Tenant shall be deemed to have approved such determination and shall have no further right to object to or contest such determination. In the event that during all or any portion of any Lease Year or Base Year, the Building is not fully
rented and occupied Landlord shall make an appropriate adjustment in occupancy-related Expenses for such year for the purpose of avoiding distortion of the amount of such Expenses to be attributed to Tenant by reason of variation in total occupancy
of the Building, by employing consistent and sound accounting and management principles to determine Expenses that would have been paid or incurred by Landlord had the Building been at least ninety-five percent (95%) rented and occupied, and the
amount so determined shall be deemed to have been Expenses for such Lease Year. 
  

 3 

 4.4 Prior to the actual determination thereof for a Lease Year, Landlord may from time to time estimate
Tenant’s liability for Expenses and/or Taxes under Section 4.2, Article 6 and Article 28 for the Lease Year or portion thereof. Landlord will give Tenant written notification of the amount of such estimate and Tenant agrees that it will pay by
increase of its Monthly Installments of Rent due in such Lease Year, additional rent in the amount of such estimate. Any such increased rate of Monthly Installments of Rent pursuant to this Section 4.4 shall remain in effect until further written
notification to Tenant pursuant hereto. 
  
 4.5 When the above
mentioned actual determination of Tenant’s liability for Expenses and/or Taxes is made for any Lease Year and when Tenant is so notified in writing, then: 
  

4.5.1 If the total additional rent Tenant actually paid pursuant to Section 4.3 on account of Expenses and/or Taxes for the Lease Year
is less than Tenant’s liability for Expenses and/or Taxes, then Tenant shall pay such deficiency to Landlord as additional rent in one lump sum within thirty (30) days of receipt of Landlord’s bill therefor; and 
  
 4.5.2 If the total additional rent Tenant actually paid
pursuant to Section 4.3 on account of Expenses and/or Taxes for the Lease Year is more than Tenant’s liability for Expenses and/or Taxes, then Landlord shall credit the difference against the then next due payments to be made by Tenant under
this Article 4, or, if the Lease has terminated, refund the difference in cash within thirty (30) days of such determination. 
  
 4.6 If the Commencement Date is other than January 1 or if the Termination Date is other than December 31, Tenant’s liability for Expenses and Taxes
for the Lease Year in which said Date occurs shall be prorated based upon a three hundred sixty-five (365) day year. 
  
 5. SECURITY DEPOSIT. Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by Landlord as security for
the faithful performance by Tenant of all the terms, covenants and conditions of this Lease to be kept and performed by Tenant and not as an advance rental deposit or as a measure of Landlord’s damage in case of Tenant’s default. If Tenant
defaults with respect to any provision of this Lease, Landlord may use any part of the Security Deposit for the payment of any rent or any other sum in default, or for the payment of any amount which Landlord may spend or become obligated to spend
by reason of Tenant’s default, or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion is so used, Tenant shall within five (5) days after written demand therefor,
deposit with Landlord an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall be required by law, Landlord shall
not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the
Security Deposit or any balance thereof shall be returned to Tenant at such time after termination of this Lease when Landlord shall have determined that all of Tenant’s obligations under this Lease have been fulfilled. Notwithstanding anything
to the contrary contained herein or in Article 23 hereof, Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, or any similar or successor Regulations or other laws now or hereinafter in effect. 
  
 6. ALTERATIONS. 
  
 6.1 Except for those, if any, specifically provided for in Exhibit B to this Lease, Tenant shall not make or suffer
to be made any alterations, additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment in, on, or to the Premises or any part thereof or the making of any improvements as required by Article 7, without the
prior written consent of Landlord. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. Landlord’s consent shall not be unreasonably
withheld with respect to alterations which (i) are not structural in nature, (ii) are not visible from the exterior of the Building, (iii) do not affect or require modification of the Building’s electrical, mechanical, plumbing, HVAC or other
systems, and (iv) in aggregate do not cost more than $5_00 per rentable square foot of that portion of the Premises affected by the alterations in question. 
  
 6.2 In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, the same shall be made by using either
Landlord’s contractor or a contractor reasonably approved by Landlord, in either event at Tenant’s sole cost and expense. If Tenant shall employ any contractor other than Landlord’s contractor and such other contractor or any
subcontractor of such other contractor shall employ any non-union labor or supplier, Tenant shall be responsible for and hold Landlord harmless from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with any
labor unions concerning the wage, hours, terms or conditions of the employment of any such labor. 

  

 4 

 
In any event Landlord may charge Tenant a construction management fee not to exceed five percent (5%) of the cost of such work to cover its overhead as it
relates to such proposed work, plus reasonable out-of-pocket third-party costs actually incurred by Landlord in connection with the proposed work and the design thereof, with all such amounts being due thirty (30) days after Landlord’s demand.

  
 6.3 All alterations, additions or improvements proposed by
Tenant shall be constructed in accordance with all government laws, ordinances, rules and regulations, using Building standard materials where applicable, and Tenant shall, prior to construction, provide the additional insurance required under
Article 11 in such case, and also all such assurances to Landlord as Landlord shall reasonably require to assure payment of the costs thereof, including but not limited to, notices of non-responsibility and waivers of lien to protect Landlord and
the Building and appurtenant land against any loss from any mechanic’s, materialmen’s or other liens. Tenant shall pay in addition to any sums due pursuant to Article 4, any increase in real estate taxes attributable to any such
alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlord’s election said sums shall be paid in the same way as sums due under Article 4. 
  
 7. REPAIR. 
  
 7.1 Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises, except as
specified in Exhibit B if attached to this Lease and except that Landlord shall repair and maintain the common areas of the Building and all Building systems not within the Premises and the structural portions of the roof, foundation and
walls of the Building. Landlord shall keep all such areas in compliance with applicable law to the extent necessary so that any violation of law shall not affect Tenant’s right or ability to operate from the Premises. By taking possession of
the Premises, Tenant accepts them as being in good order, condition and repair and in the condition in which Landlord is obligated to deliver them, except as set forth in the punch list to be delivered pursuant to Section 2.1. It is hereby
understood and agreed that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, except as specifically set forth in this Lease. Landlord shall not be liable for any failure to make any
repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need of such repairs or maintenance is given to Landlord by Tenant. 
  
 7.2 Tenant shall at its own cost and expense keep and maintain all parts of
the non-structural portions of the Premises and such portion of the Building and improvements as are within the exclusive control of Tenant in good condition, promptly making all necessary repairs and replacements, whether ordinary or extraordinary,
with materials and workmanship of the same character, kind and quality as the original (including, but not limited to, repair and replacement of all fixtures installed by Tenant, water heaters serving the Premises, windows, glass and plate glass,
doors, exterior stairs, skylights, any special office entries, interior walls and finish work, floors and floor coverings, electrical systems and fixtures, sprinkler systems, dock boards, truck doors, dock bumpers, plumbing work and fixtures, and
performance of regular removal of trash and debris). Tenant as part of its obligations hereunder shall keep the Premises in a clean and sanitary condition. Tenant will, as far as possible keep all such parts of the Premises from deterioration due to
ordinary wear and from falling temporarily out of repair, and upon termination of this Lease in any way Tenant will yield up the Premises to Landlord in good condition and repair, ordinary wear and tear and loss by fire or other casualty excepted
(but not excepting any damage to glass). Tenant shall, at its own cost and expense, repair any damage to the Premises or the Building resulting from and/or caused in whole or in part by the negligence or misconduct of Tenant, its agents, employees,
contractors, invitees, or any other person entering upon the Premises as a result of Tenant’s business activities or caused by Tenant’s default hereunder. 
  
 7.3 Except as provided in Article 22 and except to the extent caused by Landlord’s gross negligence, intentional
misconduct or breach of this Lease, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to
any portion of the Building or the Premises or to fixtures, appurtenances and equipment in the Building. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Code of
Civil Procedure, or any similar or successor Regulations or other laws now or hereinafter in effect. 
  
 7.4 Tenant shall, at its own cost and expense, enter into a regularly scheduled preventive maintenance/service contract with a maintenance contractor
approved by Landlord for servicing all heating and air conditioning systems and equipment serving the Premises (and a copy thereof shall be furnished to Landlord). The service contract must include all services suggested by the equipment
manufacturer in the operation/maintenance manual and must become effective within thirty (30) days of the date Tenant takes possession of the Premises. Should Tenant fail to do so, Landlord may, upon notice to Tenant, enter into such a maintenance/
service contract on behalf of Tenant or perform the work and in either case, charge Tenant the cost thereof along with a reasonable amount for Landlord’s overhead. 
  

 5 

 7.5 Landlord shall coordinate any repairs and other maintenance of any railroad tracks serving the
Building and, if Tenant uses such rail tracks, Tenant shall reimburse Landlord or the railroad company from time to time upon demand, as additional rent, for its share of the costs of such repair and maintenance and for any other sums specified in
any agreement to which Landlord or Tenant is a party respecting such tracks, such costs to be borne proportionately by all tenants in the Building using such rail tracks, based upon the actual number of rail cars shipped and received by such tenant
during each calendar year during the Term. 
  
 8. LIENS. Tenant shall keep
the Premises, the Building and appurtenant land and Tenant’s leasehold interest in the Premises free from any liens arising out of any services work or materials performed, furnished, or contracted for by Tenant, or obligations incurred by
Tenant. In the event that Tenant fails, within thirty (30) days following the imposition of any such lien, to either cause the same to be released of record or provide Landlord with insurance against the same issued by a major title insurance
company or such other protection against the same as Landlord shall accept (such failure to constitute an Event of Default), Landlord shall have the right to cause the same to be released by such means as it shall deem proper including payment of
the claim giving rise to such lien. All such sums paid by Landlord and all expenses incurred by it in connection therewith shall be payable to it by Tenant within thirty (30) days after Landlord’s demand . 
  
 9. ASSIGNMENT AND SUBLETTING. 
  
 9.1 Tenant shall not have the right to assign or pledge this Lease or to
sublet the whole or any part of the Premises whether voluntarily or by operation of law, or permit the use or occupancy of the Premises by anyone other than Tenant, and shall not make, suffer or permit such assignment, subleasing or occupancy
without the prior written consent of Landlord, such consent not to be unreasonably withheld, and said restrictions shall be binding upon any and all assignees of the Lease and subtenants of the Premises. In the event Tenant desires to sublet, or
permit such occupancy of, the Premises, or any portion thereof, or assign this Lease, Tenant shall give written notice thereof to Landlord at least sixty (60) days but no more than one hundred twenty (120) days prior to the proposed commencement
date of such subletting or assignment, which notice shall set forth the name of the proposed subtenant or assignee, the relevant terms of any sublease or assignment and copies of financial reports and other relevant financial information of the
proposed subtenant or assignee. 
  
 9.2 Notwithstanding any
assignment or subletting, permitted or otherwise, Tenant shall at all times remain directly, primarily and fully responsible and liable for the payment of the rent specified in this Lease and for compliance with all of its other obligations under
the terms, provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then assigned or sublet, Landlord, in addition to any other remedies provided in this Lease or provided by law,
may, at its option, collect directly from such assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease and apply such rent against any sums due to Landlord from Tenant under this Lease, and no such collection
shall be construed to constitute a novation or release of Tenant from the further performance of Tenant’s obligations under this Lease. 
  
 9.3 In addition to Landlord’s right to approve of any subtenant or assignee, Landlord shall have the option, in its sole discretion, in the event of
any proposed subletting or assignment, to terminate this Lease, or in the case of a proposed subletting of less than the entire Premises, to recapture the portion of the Premises to be sublet, as of the date the subletting or assignment is to be
effective. The option shall be exercised, if at all, by Landlord giving Tenant written notice given by Landlord to Tenant within thirty (30) days following Landlord’s receipt of Tenant’s written notice as required above. However, if Tenant
notifies Landlord, within thirty (30) days after receipt of Landlord’s termination notice, that Tenant is rescinding its proposed assignment or sublease, the termination notice shall be void and the Lease shall continue in full force and
effect. If this Lease shall be terminated with respect to the entire Premises pursuant to this Section, the Term of this Lease shall end on the date stated in Tenant’s notice as the effective date of the sublease or assignment as if that date
had been originally fixed in this Lease for the expiration of the Term. If Landlord recaptures under this Section only a portion of the Premises, the rent to be paid from time to time curing the unexpired Term shall abate proportionately based on
the proportion by which the approximate square footage of the remaining portion of the Premises shall be less than that of the Premises as of the date immediately prior to such recapture. Tenant shall, at Tenant’s own cost and expense,
discharge in full any outstanding commission obligation which may be due and owing as a result of any proposed assignment or subletting, whether or not the Premises are recaptured pursuant to this Section 9.3 and rented by Landlord to the proposed
tenant or any other tenant. 
  
 9.4 In the event that Tenant
sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as additional rent an amount equal to one hundred percent (100%) of any Increased Rent (as defined below), less the Costs Component (as defined below), when and as such
Increased Rent is received by Tenant. As used in this Section, “Increased Rent” shall mean the excess of (i) all rent and other consideration which Tenant is entitled to receive by reason of any 

  

 6 

 
sublease, assignment or other transfer of this Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time. For purposes of the
foregoing, any consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith. The “Costs Component” is that amount which, if paid monthly, would fully amortize on
a straight-line basis, over the entire period for which Tenant is to receive Increased Rent, the reasonable costs incurred by Tenant for leasing commissions and tenant improvements in connection with such sublease, assignment or other transfer.

  
 9.5 Notwithstanding any other provision hereof, it shall be
considered reasonable for Landlord to withhold its consent to any assignment of this Lease or sublease of any portion of the Premises if at the time of either Tenant’s notice of the proposed assignment or sublease or the proposed commencement
date thereof, there shall exist any uncured default of Tenant or matter which will become a default of Tenant with passage of time unless cured, or if the proposed assignee or sublessee is an entity: (a) with which Landlord is already in
negotiation; (b) is already an occupant of the Building unless Landlord is unable to provide the amount of space required by such occupant; (c) is a governmental agency; (d) is incompatible with the character of occupancy of the Building; (e) with
which the payment for the sublease or assignment is determined in whole or in part based upon its net income or profits; or (f) would subject the Premises to a use which would: (i) involve increased personnel or wear upon the Building; (ii) violate
any exclusive right granted to another tenant of the Building; (iii) require any addition to or modification of the Premises or the Building in order to comply with building code or other governmental requirements; or, (iv) involve a violation of
Section 1.2. Tenant expressly agrees that for the purposes of any statutory or other requirement of reasonableness on the part of Landlord, Landlord’s refusal to consent to any assignment or sublease for any of the reasons described in this
Section 9.5, shall be conclusively deemed to be reasonable. 
  
 9.6 Upon any request to assign or sublet, Tenant will pay to Landlord the Assignment/Subletting Fee plus, on demand, a sum equal to all of Landlord’s costs, including reasonable attorney’s fees, in an amount not to exceed $3,000,
incurred in investigating and considering any proposed or purported assignment or pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall consent to, refuse consent, or determine that Landlord’s consent is
not required for, such assignment, pledge or sublease. Any purported sale, assignment, mortgage, transfer of this Lease or subletting which does not comply with the provisions of this Article 9 shall be void. 
  
 9.7 Notwithstanding the foregoing provisions of this Article 9 to the
contrary, Tenant shall be permitted to assign this Lease; or sublet all or a portion of the Premises, to a successor corporation of Tenant resulting from a merger or consolidation or to an Affiliate of Tenant or Verizon Communications, Inc. or to an
entity that purchases all or a substantial portion of Tenant’s assets, without the prior consent of Landlord and without the operation of Sections 9.3, 9.4 or 9.5, if all of the following conditions are first satisfied: 
  
 9.7.1 Tenant shall not then be in default under this Lease
beyond the expiration of all applicable notice and cure periods; 
  
 9.7.2 a fully executed copy of such assignment for sublease, the assumption of this Lease by the assignee or acceptance of the sublease by the sublessee, and such other information regarding the assignment or sublease
as Landlord may reasonably request, shall have been delivered to Landlord, within forty-five (45) days after the effective date of the transfer; 
  
 9.7.3 the Premises shall continue to be operated solely for the use specified in Article 1 o_ other use acceptable to Landlord in its sole
discretion; and, 
  
 9.7.4 in the case of a
merger or consolidation, the successor corporation is of a financial condition reasonably comparable to that of Tenant. 
  
 Tenant acknowledges (and, at Landlord’s request, at the time of such assignment or subletting shall confirm) that in each instance Tenant shall remain liable for
performance of the terms and conditions of the Lease despite such assignment or subletting. As used herein the term “Affiliate” shall mean an entity which (i) directly or indirectly controls Tenant or (ii) is under the direct or indirect
control of Tenant or (iii) is under common direct or indirect control with Tenant. Control shall mean ownership of fifty-one percent (51%) or more of the voting securities or rights of the controlled entity. 
  
 10. INDEMNIFICATION. None of the Landlord Entities shall be liable and Tenant hereby
waives all claims against them for any damage to any property or any injury to any person in or about the Premises or the Building by o_ from any cause whatsoever (including without limiting the foregoing, rain or water leakage of any character from
the roof, windows, walls, basement, pipes, plumbing works or appliances, the Building not being in good condition or repair, gas, fire, oil, 

  

 7 

 
electricity or theft), except to the extent caused by or arising from the gross negligence, willful misconduct or breach of this Lease by Landlord or its
agents, employees or contractors. Except to the extent caused by the negligence, intentional misconduct or breach of this Lease by any Landlord Entity, Tenant shall protect, indemnify and hold the Landlord Entities harmless from and against any and
all loss, claims, liability or costs (including court costs and reasonable attorney’s fees) incurred by reason of (a) any damage to any property (including but not limited to property of any Landlord Entity) or any injury (including but not
limited to death) to any person occurring in, on or about the Premises or the Building to the extent that such injury or damage shall be caused by or arise from any actual or alleged act, neglect, fault, or omission by or of Tenant or any Tenant
Entity; (b) the conduct or management of any work or thing whatsoever done by the Tenant in or about the Premises or from transactions of the Tenant concerning the Premises; or (c) any breach or default on the part of Tenant in the performance of
any covenant or agreement on the part of the Tenant to be performed pursuant to this Lease. Landlord shall protect, indemnify and hold the Tenant Entities harmless from any and against any and all loss, claims, liability or costs (including court
costs and reasonable attorneys’ fees) incurred by reason of a default on the part of Landlord in the performance of any covenant or agreement on the part of Landlord to be performed pursuant to this Lease. The provisions of this Article shall
survive the termination of this Lease with respect to any claims or liability accruing prior to such termination. 
  
 11. INSURANCE. 
  
 11.1 Tenant shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect the Landlord Entities
against any liability to the public or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any accident occurring in or upon the Premises with a limit of not less than $1,000,000 per occurrence and not less than
$2,000,000 in the annual aggregate, or such larger amount as Landlord may prudently require from time to time from all tenants in the Building, covering bodily injury and property damage liability and $1,000,000 products/completed operations
aggregate; (b) Business Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per accident; (c) insurance protecting against liability under Worker’s Compensation Laws with limits at least as
required by statute; (d) Employers Liability with limits of $1,000,000 each accident, $1,000,000 disease policy limit, $1,000,000 disease—each employee; (e) All Risk or Special Form coverage protecting Tenant against loss of or damage to
Tenant’s alterations, additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other business personal property situated in or about the Premises to the full replacement value of the property so
insured, (f) Business Interruption Insurance for 100% of the 12 months actual loss sustained, and (g) Excess Liability in the amount of $5,000,000. 
  
 11.2 The aforesaid policies shall (a) be provided at Tenant’s expense; (b) name the Landlord Entities as additional insureds (General Liability) and
loss payee (Property—Special Form); (c) be issued by an insurance company with a minimum Best’s rating of “A-:VII” during the Term; and (d) provide that said insurance shall not be canceled unless thirty (30) days prior written
notice (ten days for non-payment of premium) shall have been given to Landlord; a certificate of Liability insurance on Accord Form 25 and a certificate of Property insurance on Accord Form 27 shall be delivered to Landlord by Tenant upon the
Commencement Date and at least ten (10) days prior to each renewal of said insurance. 
  
 11.3 Whenever Tenant shall undertake any alterations, additions or improvements in, to or about the Premises (“Work”) the aforesaid insurance protection must extend to and include injuries to persons and
damage to property arising in connection with such Work, without limitation including liability under any applicable structural work act, and such other insurance as Landlord shall require; and the policies of or certificates evidencing such
insurance must be delivered to Landlord prior to the commencement of any such Work. 
  
 11.4 Landlord agrees to purchase and to keep in force during the Term: (a) property insurance against loss by fire and other hazards covered by the so-called “all risk” form of policy covering the Building
in an amount equal to the full replacement value thereof; and (b) a comprehensive public liability insurance policy to protect against any liability to the public incident to the use of or resulting from an accident occurring in or upon the Building
with a comprehensive single limit of not less than $2,000,000. Said policy or policies shall be issued by an insurance company which is licensed to do business in the State of California and has a Best’s rating of not less than A-:VII.

  
 11.5 Self-insurance is permitted as to any of the
above-described policies to the extent permitted by law, as long as the conditions of this Section 11.5 are met. Coverage through self-insurance means that Tenant would be responsible for any amount it elects to self-insure as though it were the
insurer under the applicable policy specified above. 
  
 11.5.1 Self-insurance with respect to liability insurance is permitted only so long as Tenant has a current net worth of not less than $100,000,000. If at any time Tenant does not have such net worth, it must obtain liability insurance

  

 8 

 
as required under Section 11.1. If Tenant elects to self-insure, Tenant shall provide audited financial statements to Landlord annually to establish that
such net worth requirement is satisfied. 
  
 11.5.2 Tenant shall provide evidence of catastrophic coverage, being liability insurance coverage over and above the liability amount, if any, which Tenant elects to self-insure, through so-called “excess liability” or
“umbrella liability” coverage. The provisions of this Article 11 apply to such catastrophic coverage. 
  
 12. WAIVER OF SUBROGATION. So long as their respective insurers so permit, Tenant and Landlord hereby mutually waive their respective rights of recovery against
each other for any loss insured by fire, extended coverage, All Risks or other insurance now or hereafter existing for the benefit of the respective party but only to the extent of the net insurance proceeds payable under such policies. Each party
shall obtain any special endorsements required by their insurer to evidence compliance with the aforementioned waiver. 
  
 13. SERVICES AND UTILITIES. Tenant shall pay for all water, gas, heat, light, power, telephone, sewer, sprinkler system charges and other utilities and services
used on or from the Premises, together with any taxes, penalties, and surcharges or the like pertaining thereto and any maintenance charges for utilities. Tenant shall furnish all electric light bulbs, tubes and ballasts, battery packs for emergency
lighting and fire extinguishers. If any such services are not separately metered to Tenant, Tenant shall pay such proportion of all charges jointly metered with other premises as determined by Landlord, in its sole discretion, to be reasonable. Any
such charges paid by Landlord and assessed against Tenant shall be immediately payable to Landlord on demand and shall be additional rent hereunder. Tenant will not, without the written consent of Landlord, contract with a utility provider to
service the Premises with any utility, including, but not limited to, telecommunications, electricity, water, sewer or gas, which is not previously providing such service to other tenants in the Building. Landlord shall in no event be liable for any
interruption or failure of utility services on or to the Premises, except to the extent caused by Landlord’s gross negligence, intentional misconduct or breach of this Lease. 
  
 14. HOLDING OVER. Tenant shall pay Landlord for each day Tenant retains possession of the Premises or part of them after termination
of this Lease by lapse of time or otherwise at the rate (“Holdover Rate”) which shall be One Hundred Fifty Percent (150%) of the amount of the Annual Rent for the last period prior to the date of such termination plus all Rent Adjustments
under Article 4, prorated on a daily basis, and also pay all actual, direct damages sustained by Landlord by reason of such retention, but in no event any consequential, punitive or special damages. If Landlord gives notice to Tenant of
Landlord’s election to such effect, such holding over shall constitute renewal of this Lease for a period from month to month at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result notwithstanding acceptance
by Landlord of any sums due hereunder after such termination; and instead, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall be deemed to waive Landlord’s
right of reentry or any other right under this Lease or at law. 
  
 15.
SUBORDINATION. Without the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination, this Lease shall be subject and subordinate at all times to ground or underlying leases and to the lien of
any mortgages or deeds of trust now or hereafter placed on, against or affecting the Building, Landlord’s interest or estate in the Building, or any ground or underlying lease; provided, however, that if the lessor, mortgagee, trustee, or
holder of any such mortgage or deed of trust elects to have Tenant’s interest in this Lease be superior to any such instrument, then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was executed before or after said
instrument. Notwithstanding the foregoing, Tenant covenants and agrees to execute and deliver within thirty (30) days of Landlord’s request such further instruments evidencing such subordination or superiority of this Lease as may be required
by Landlord. Landlord represents and warrants that, as of the Reference Date, there is no existing mortgage encumbering the Building. 
  
 16. RULES AND REGULATIONS. Tenant shall faithfully observe and comply with all the rules and regulations as set forth in Exhibit D to this Lease and all
reasonable and non-discriminatory modifications of and additions to them from time to time put into effect by Landlord. Landlord shall not be responsible to Tenant for the non-performance by any other tenant or occupant of the Building of any such
rules and regulations. 
  
 17. REENTRY BY LANDLORD. 
  
 Landlord reserves and shall at all times have the right to re-enter the
Premises upon reasonable prior notice to Tenant, to inspect the same, to show said Premises to prospective purchasers, mortgagees or tenants, and to alter, improve or repair the Premises and any portion of the Building, without abatement of rent,
and may for that purpose erect, use and maintain scaffolding, pipes, conduits and other necessary structures and open any wall, ceiling or floor in and through the Building and Premises where reasonably required by the character of the work to be
performed, provided entrance to the 

  

 9 

 
Premises shall not be blocked thereby, and-further provided that the business of Tenant shall not be interfered with unreasonably. Landlord shall have the
right at any time to change the arrangement and/or locations of enhances, or passageways, doors and doorways, and corridors, windows, elevators, stairs, toilets or other public parts of the Building and to change the name, number or designation by
which the Building is commonly known. In the event that Landlord damages any portion of any wall or wall covering, ceiling, or floor or floor covering within the Premises, Landlord shall repair or replace the damaged portion to match the original as
nearly as commercially reasonable but shall not be required to repair or replace more than the portion actually damaged. Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any
loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any action of Landlord authorized by this Article 17, except to the extent caused by Landlord’s gross negligence, intentional misconduct or breach of this
Lease. 
  
 18. DEFAULT. 
  
 18.1 Except as otherwise provided in Article 20, the following events shall
be deemed to be Events of Default under this Lease: 
  
 18.1.1 Tenant shall fail to pay when due any sum of money becoming due to be paid to Landlord under this Lease, whether-such sum be any installment of the rent reserved by this Lease, any other amount treated as additional rent under this
Lease, or any other payment or reimbursement to Landlord required by this Lease, whether or not treated as additional rent under this Lease, and such failure shall continue for a period of five (5) days after written notice that such payment was not
made when due. The notice required pursuant to this Section 18.1.1 shall replace rather than supplement any statutory notice required under California Code of Civil Procedure Section 1161 or any similar or successor statute. 
  
 18.1.2 Tenant shall fail to comply with any term, provision
or covenant of this Lease which is not provided for in another Section of this Article and shall not cure such failure within twenty (20) days (forthwith, if the failure involves a hazardous condition) after written notice of such failure to Tenant
provided, however, that such failure shall not be an event of default if such failure could not reasonably be cured during such twenty (20) day period, Tenant has commenced the cure within such twenty (20) day period and thereafter is diligently
pursuing such cure to completion, but the total aggregate cure period shall not exceed ninety (90) days. 
  
 18.1.3 Tenant shall fail to vacate the Premises immediately upon termination of this Lease, by lapse of time or otherwise, or upon
termination of Tenant’s right to possession only. 
  
 18.1.4 Tenant shall become insolvent, admit in writing its inability to pay its debts generally as they become due, file a petition in bankruptcy or a petition to take advantage of any insolvency statute, make an assignment for the benefit
of creditors, make a transfer in fraud of creditors, apply for or consent to the appointment of a receiver of itself or of the whole or any substantial part of its property, or file a petition or answer seeking reorganization or arrangement under
the federal bankruptcy laws, as now in effect or hereafter amended, or any other applicable law or statute of the United States or any state thereof. 
  
 18.1.5 A court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a receiver
of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in
effect or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within sixty (60) days from the date of entry thereof. 
  
 18.2 Landlord shall not be deemed in default of this Lease unless Landlord fails within thirty (30) days of Tenant’s
notice to perform an obligation required to be performed by Landlord; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days after such notice are reasonably required for its performance, then
Landlord shall not be in default of this Lease if performance is commenced within such thirty (30) day period and thereafter diligently pursued to completion. 
  

19. REMEDIES. 
  
 19.1 Upon the occurrence of any Event or Events of Default under this Lease, whether enumerated in Article 18 or not, Landlord shall have the option to
pursue any one or more of the following remedies without any notice (except as expressly prescribed herein) or demand whatsoever (and without limiting the generality of the foregoing, Tenant hereby 

  

 10 

 
specifically waives notice and demand for payment of rent or other obligations and waives any and all other notices or demand requirements imposed by
applicable law): 
  
 19.1.1 Terminate this Lease
and Tenant’s right to possession of the Premises and recover from Tenant an award of damages equal to the sum of the following: 
  
 19.1.1.1 The Worth at the Time of Award of the unpaid rent which had been earned at the time of termination; 
  
 19.1.1.2 The Worth at the Time of Award of the amount by
which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rent loss that Tenant affirmatively proves could have been reasonably avoided; 
  
 19.1.1.3 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 rent loss that Tenant affirmatively proves could be reasonably avoided; 
  
 19.1.1.4 Any other amount necessary to compensate Landlord for all the detriment either proximately caused
by Tenant’s failure to perform Tenant’s obligations under this Lease or which in the ordinary course of things would be likely to result therefrom; and 
  
 19.1.1.5 All such other amounts in addition to or in lieu of the foregoing as may be permitted from time to
time under applicable law. 
  
 The “Worth at the Time of Award” of the
amounts referred to in parts 19.1.1.1 and 19.1.1.2 above, shall be computed by allowing interest at the lesser of a per annum rate equal to: (i) the greatest per annum rate of interest permitted from time to time under applicable law, or (ii) the
Prime Rate plus 5%. For purposes hereof, the “Prime Rate” shall be the per annum interest rate publicly announced as its prime or base rate by a federally insured bank selected by Landlord in the State of California. The “Worth at the
Time of Award” of the amount referred to in part 19.1.1.3, above, shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%; 
  
 19.1.2 Employ the remedy described in California Civil Code
§ 1951.4 (Landlord may continue this Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations); or 
  
 19.1.3 Notwithstanding Landlord’s exercise of the
remedy described in California Civil Code § 1951.4 in respect of an Event or Events of Default, at such time thereafter as Landlord may elect in writing, to terminate this Lease and Tenant’s right to possession of the Premises and recover
an award of damages as provided above in Section 19.1.1. 
  
 19.2
The subsequent acceptance of rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular rent so accepted,
regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such rent. No waiver by Landlord of any breach hereof shall be effective unless such waiver is in writing and signed by landlord. 
  
 19.3 TENANT HEREBY WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF
THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS 1174 (c) AND 1179 OF THE CODE OF CIVIL PROCEDURE OF CALIFORNIA AND ANY AND ALL OTHER REGULATIONS AND RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THE TERM PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO
REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF TENANT’S BREACH. TENANT ALSO HEREBY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS
LEASE. 
  
 19.4 No right or remedy herein conferred upon or
reserved to Landlord is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable
law or in equity. In addition to other remedies provided in this Lease, Landlord shall be entitled, to the extent permitted by applicable law, to injunctive relief, or to a decree compelling performance of any of the covenants, agreements,
conditions or provisions of this Lease, or to any other remedy allowed to 

  

 11 

 
Landlord at law or in equity. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an Event of Default shall not be deemed or
construed to constitute a waiver of such Default. 
  
 19.5 This
Article 19 shall be enforceable to the maximum extent such enforcement is not prohibited by- applicable law, and the unenforceability of any portion thereof shall not thereby render unenforceable any other portion. 
  
 19.6 If more than one (1) Event of Default occurs during the Term or any
renewal thereof, Tenant’s renewal options, expansion options, purchase options and rights of first offer and/or refusal, if any are provided for in this Lease, shall be null and void. 
  
 20. TENANT’S BANKRUPTCY OR INSOLVENCY. 
  
 20.1 If at any time and for so long as Tenant shall be subjected to the
provisions of the United States Bankruptcy Code or other law of the United States or any state thereof for the protection of debtors as in effect at such time (each a “Debtor’s Law”): 
  
 20.1.1 Tenant, Tenant as debtor-in-possession, and any
trustee or receiver of Tenant’s assets (each a “Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than accorded to Tenant in
Article 9, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. Without limitation of the generality of the foregoing, any right of any Tenant’s
Representative to assume or assign this Lease or to sublease any of the Premises shall be subject to the conditions that: 
  
 20.1.1.1 Such Debtor’s Law, shall provide to Tenant’s Representative a right of assumption of this Lease which Tenant’s
Representative shall have timely exercised and Tenant’s Representative shall have fully cured any default of Tenant under this Lease. 
  
 20.1.1.2 Tenant’s Representative or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for
the timely payment of rent an amount equal to the larger of: (a) three (3) months’ rent and other monetary charges accruing under this Lease; and (b) any sum specified in Article 5; and shall have provided Landlord with adequate other assurance
of the future performance of the obligations of the Tenant under this Lease. Without limitation, such assurances shall include, at least, in the case of assumption of this Lease, demonstration to the satisfaction of the Landlord that Tenant’s
Representative has and will continue to have sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that Tenant’s Representative will have sufficient funds to fulfill the
obligations of Tenant under this Lease; and, in the case of assignment, submission of current financial statements of the proposed assignee, audited by an independent certified public accountant reasonably acceptable to Landlord and showing a net
worth and working capital in amounts determined by Landlord to be sufficient to assure the future performance by such assignee of all of the Tenant’s obligations under this Lease. 
  
 20.1.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of the Premises,
as shall be the case, will not breach any provision in any other lease, mortgage, financing agreement or other agreement by which Landlord is bound. 
  
 20.1.1.4 Landlord shall have, or would have had absent the Debtor’s Law, no right under Article 9 to refuse consent to the proposed
assignment or sublease by reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the Premises concerned. 
  
 21. QUIET ENJOYMENT. Landlord represents and warrants mat it has full right and authority to enter into this Lease and that Tenant, while paying the rental
and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term without hindrance or molestation from Landlord subject to the terms and provisions of this Lease.
Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant be released from any of the obligations of this Lease because of such interference or disturbance. 
  

 12 

 22. CASUALTY 
  
 22.1 In the event the Premises or the Building are damaged by fire or other cause and in Landlord’s reasonable estimation such damage can be
materially restored within one hundred eighty (180) days, Landlord shall forthwith repair the same and this Lease shall remain in full force and effect, except that Tenant shall be entitled to a proportionate abatement in rent from the date of such
damage. Such abatement of rent shall be made pro rata in accordance with the extent to which the damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the Premises from time to time. Within forty-five (45)
days from the date of such damage, Landlord shall notify Tenant, in writing, of landlord’s reasonable estimation of the length of time within which material restoration can be made, and Landlord’s determination shall be binding on Tenant.
For purposes of this Lease, the Building or Premises shall be deemed “materially restored” if they are in such condition as would not prevent or materially interfere with Tenant’s use of the Premises for the purpose for which it was
being used immediately before such damage. 
  
 22.2 If such
repairs cannot, in Landlord’s reasonable estimation, be made within one hundred eighty (180) days, Landlord and Tenant shall each have the option of giving the other, at any time within ninety (90) days after such damage, notice terminating
this Lease as of the date of such damage. In the event of the giving of such notice, this Lease shall expire and all interest of the Tenant in the Premises shall terminate as of the date of such damage as if such date had been originally “fixed
in this Lease for the expiration of the Term. In the event that neither Landlord nor Tenant exercises its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease continuing in full force and effect, and the rent
hereunder shall be proportionately abated as provided in Section 22.1. 
  
 22.3 Landlord shall not be required to repair or replace any damage or loss by or from fire or other cause to any panelings, decorations, partitions, additions, railings, ceilings, floor coverings, office fixtures or any other property or
improvements installed on the Premises by, or belonging to, Tenant. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or Premises shall be for the sole benefit of the party carrying such insurance and
under its sole control. 
  
 22.4 In the event that Landlord should
fail to complete such repairs and material restoration within sixty (60) days after the date estimated by Landlord therefor as extended by this Section 22.4, Tenant may at its option and as its sole remedy terminate this Lease by delivering written
notice to Landlord, within fifteen (15) days after the expiration of said period of time, whereupon the Lease shall end on the date of such notice or such later date fixed in such notice as if the date of such notice was the date originally fixed in
this Lease for the expiration of the Term; provided, however, that if construction is delayed because of changes, deletions or additions in construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor
shortages, government regulation or control or other causes beyond the reasonable control of Landlord, the period for restoration, repair or rebuilding shall be extended for the amount of time Landlord is so delayed. 
  
 22.5 Notwithstanding anything to the contrary contained in this Article: (a)
Landlord shall not have any obligation whatsoever to repair, reconstruct, or restore the Premises when the damages resulting from any casualty covered by the provisions of this Article 22 occur during the last twelve (12) months of the Term or any
extension thereof, but if Landlord determines not to repair such damages Landlord shall notify Tenant and if such damages shall render any material portion of the Premises untenantable Tenant shall have the right to terminate this Lease by notice to
Landlord within fifteen (15) days after receipt of Landlord’s notice; and (b) in the event the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises or Building requires that any insurance proceeds be applied
to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days after such requirement is made by any such holder, whereupon this Lease shall end on the
date of such damage as if the date of such damage were the date originally fixed in this Lease for the expiration of the Term. 
  
 22.6 In the event of any damage or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it shall be
Tenant’s responsibility to properly secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of the property belonging to Tenant or its licensees from such portion or all of the
Building or Premises as Landlord shall request. 
  
 22.7 Tenant
hereby waives any and all rights under and benefits of Sections 1932(2) and 1933(4) of the California Civil Code, or any similar or successor Regulations or other laws now or hereinafter in effect. 
  
 23. EMINENT DOMAIN. If all or any substantial part of the Premises shall be taken or
appropriated by any public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this 

  

 13 

 
Lease shall have the right, at its option, of giving the other, at any time within thirty (30) days after such taking, notice terminating this Lease, except
that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall be so substantial as to materially interfere with Tenant’s use and occupancy of the Premises. If neither party to this Lease
shall so elect to terminate this Lease, the rental thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition to the rights of Landlord above, if any substantial part of the Building shall be taken or
appropriated by any public or quasi-public authority under the power of eminent domain or conveyance in lieu thereof, and regardless of whether the Premises or any part thereof are so taken or appropriated, Landlord shall have the right, at its sole
option, to terminate this Lease. Landlord shall be entitled to any and all income, rent, award, or any interest whatsoever in or upon any such sum, which may be paid or made in connection with any such public or quasi-public use or purpose, and
Tenant hereby assigns to Landlord any interest it may have in or claim to all or any part of such sums, other than any separate award which may be made with respect to Tenant’s trade fixtures and moving expenses; Tenant shall make no claim for
the value of any unexpired Term. Tenant hereby waives any and all rights under and benefits of Section 1265.130 of the California Code of Civil Procedure, or any similar or successor Regulations or other laws now or hereinafter in effect.

  
 24. SALE BY LANDLORD. In event of a sale or conveyance by Landlord of
the Building where the purchaser assumes the obligations of Landlord under this Lease, the same shall operate to release Landlord from any future liability upon any of the covenants or conditions, expressed or implied, contained in this Lease in
favor of Tenant, and in such event Tenant agrees to look solely to the responsibility of the successor in interest of Landlord in and to this Lease. Except as set forth in this Article 24, this Lease shall not be affected by any such sale and Tenant
agrees to attorn to the purchaser or assignee. If any security has been given by Tenant to secure the faithful performance of any of the covenants of this Lease, Landlord may transfer or deliver said security, as such, to Landlord’s successor
in interest and thereupon Landlord shall be discharged from any further liability with regard to said security. 
  
 25. ESTOPPEL CERTIFICATES. Within twenty (20) days following any written request which Landlord may make from time to time, Tenant shall execute and deliver to
Landlord or mortgagee or prospective mortgagee a sworn statement certifying: (a) the date of commencement of this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if there have been modifications to this Lease,
that this lease is in full force and effect, as modified, and stating the date and nature of such modifications); (c) the date to which the rent and other sums payable under this Lease have been paid; (d) the fact that there are no current defaults
under this Lease by either Landlord or Tenant except as specified in Tenant’s statement; and (e) such other matters as may be requested by Landlord. Landlord and Tenant intend that any statement delivered pursuant to this Article 25 may be
relied upon by any mortgagee, beneficiary or purchaser, and Tenant shall be liable for all loss, cost or expense resulting from the failure of any sale or funding of any loan caused by any material misstatement contained in such estoppel
certificate, but in no event shall Tenant be liable for any consequential, special or punitive damages. Tenant irrevocably agrees that if Tenant fails to execute and deliver such certificate within such twenty (20) day period such certificate as
presented to Tenant shall be fully binding on Tenant without modification. 
  
 26.
SURRENDER OF PREMISES. 
  
 26.1 Tenant shall arrange to
meet Landlord for two (2) joint inspections of the Premises as set forth in Exhibit E, the first to occur at least thirty (30) days (but no more than sixty (60) days) before the last day of the Term, and the second to occur not later than
forty-eight (48) hours after Tenant has vacated the Premises. In the event of Tenant’s failure to arrange such joint inspections and/or participate in either such inspection, Landlord’s inspection at or after Tenant’s vacating the
Premises shall be conclusively deemed correct for purposes of determining Tenant’s responsibility for repairs and restoration. 
  
 26.2 All alterations, additions, and improvements in, on, or to the Premises made or installed by or for Tenant, including carpeting (collectively,
“Alterations”), shall be and remain the property of Tenant during the Term. Upon the expiration or sooner termination of the Term, all Alterations shall become a part of the realty and shall belong to Landlord without compensation, and
title shall pass to Landlord under this Lease as by a bill of sale. At the end of the Term or any renewal of the Term or other sooner termination of this Lease, Tenant will peaceably deliver up to Landlord possession of the Premises, together with
all Alterations by whomsoever made, in the same conditions received or first installed, broom clean and free of all debris and in the condition required per Exhibit E, excepting only ordinary wear and tear and damage by fire or other
casualty. Notwithstanding the foregoing, if Landlord elects by notice given to Tenant at least sixty (60) days prior to expiration of the Term, Tenant shall, at Tenant’s sole cost, remove any Alterations made by Tenant during the term of this
Lease, so designated by Landlord’s notice, and repair any damage caused by such removal. Tenant must, at Tenant’s sole cost, remove upon termination of this Lease, any and all of Tenant’s furniture, furnishings, movable partitions of
less than full height from floor to ceiling and other trade fixtures and personal property (collectively, “Personalty”). Personalty not so removed shall be deemed abandoned by the Tenant and title to the same shall thereupon pass to
Landlord under this Lease as 

  

 14 

 
by a bill of sale, but Tenant shall remain responsible for the cost of removal and disposal of such Personalty, as well as any damage caused by such removal.
In lieu of removing any Alterations and Personalty and repairing the Premises as aforesaid, Tenant may, by written notice to Landlord delivered at least sixty (60) days before the Termination Date, pay to Landlord, as additional rent hereunder, the
cost of such removal and repair in an amount reasonably estimated by Landlord. 
  
 26.3 All obligations of Tenant under this Lease not fully performed as of the expiration or earlier termination of the Term shall survive the expiration or earlier termination of the Term. Upon the expiration or
earlier termination of the Term, Tenant shall pay to Landlord the amount, as estimated by Landlord, necessary to repair and restore the Premises as provided in this Lease and/or to discharge Tenant’s obligation for unpaid amounts due or to
become due to Land lord All such amounts shall be used and held by Landlord for payment of such obligations of Tenant, with Tenant being liable for any additional costs upon demand by Landlord, or with any excess to be returned to Tenant after all
such obligations lave been determined and satisfied. Any otherwise unused Security Deposit shall be credited against the amount payable by Tenant under this Lease. 
  
 27. NOTICES. Any notice or document required or permitted to be delivered under this Lease shall be addressed to the intended
recipient, by fully prepaid registered or certified United States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record of attempted or actual delivery, and shall be deemed to be delivered
when tendered for delivery to the addressee at its address set forth on the Reference Pages, or at such other address as it has then last specified by written notice delivered in accordance with this Article 27, or if to Tenant at either its
aforesaid address or its last known registered office or home of a general partner or individual owner, whether or not actually accepted or received by the addressee. Any such notice or document may also be personally delivered if a receipt is
signed by and received from, the individual, if any, named in Tenant’s Notice Address. 
  
 28. TAXES PAYABLE BY TENANT. In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any and all taxes payable by Landlord (other than net
income taxes) whether or not now customary or within the contemplation of the parties to this Lease: (a) upon, allocable to, or measured by or on the gross or net rent payable under this Lease, including without limitation any gross income tax or
excise tax levied by the State, any political subdivision thereof, or the Federal Government with respect to the receipt of such rent; (b) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use
or occupancy of the Premises or any portion thereof, including any sales, use or service tax imposed as a result thereof; (c) upon or measured by the Tenant’s gross receipts or payroll or the value of Tenant’s equipment, furniture,
fixtures and other personal property of Tenant or leasehold improvements, alterations or additions located in the Premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest of Tenant in
this Lease or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency, any and all taxes levied or assessed against Tenant and which become payable during the term hereof upon Tenant’s equipment, furniture, fixtures
and other personal property of Tenant located in the Premises. 
  
 29.
RELOCATION OF TENANT. Landlord, at its sole expense, on at least one hundred eighty (180) days prior written notice, may require Tenant to move from the Premises to other space of comparable size and decor in order to permit Landlord to
consolidate the space leased to Tenant with other adjoining space leased or to be leased to another tenant. In the event of any such relocation, Landlord will pay all expenses of preparing and decorating the new premises so that they will be
substantially similar to the Premises from which Tenant is moving, and Landlord will also pay the expense of moving Tenant’s furniture and equipment to the relocated premises. In such event this Lease and each and all of the terms and covenants
and conditions hereof shall remain in full force and effect and thereupon be deemed applicable to such new space except that revised Reference Pages and a revised Exhibit A shall become part of this Lease and shall reflect the location of the
new premises. 
  
 30. DEFINED TERMS AND HEADINGS. The Article headings
shown in this Lease are for convenience of reference and shall in no way define, increase, limit or describe the scope or intent of any provision of this Lease. Any indemnification or insurance of Landlord shall apply to and inure to the benefit of
all the following “Landlord Entities”, being Landlord, Landlord’s investment manager, and the trustees, boards of directors, officers, general partners, beneficiaries, stock holders, employees and agents of each of them. Any option
granted to Landlord shall also include or be exercisable by Landlord’s trustee, beneficiary, agents and employees, as the case may be. In any case where this Lease is signed by more than one person, the obligations under this Lease shall be
joint and several. The terms “Tenant” and “Landlord” or any pronoun used in place thereof shall indicate and include the masculine or feminine, the singular or plural number, individuals firms or corporations, and their and each
of their respective successors, executors, administrators and permitted assigns, according to the context hereof. The term “rentable area” shall mean the rentable area of the Premises or the Building as calculated by the Landlord on the
basis of the plans and specifications of the Building including a proportionate share of any common areas. 

  

 15 

 
Tenant hereby accepts and agrees to be bound by the figures for the rentable space footage of the Premises and Tenant’s Proportionate Share shown on the
Reference Pages; however, Landlord may adjust either or both figures if there is manifest error, addition or subtraction to the Building or any business park or complex of which the Building is a part, remeasurement or other circumstance reasonably
justifying adjustment. The term “Building” refers to the structure in which the Premises are located and the common areas (parking lots, sidewalks, landscaping, etc.) appurtenant thereto. If the Building is part of a larger complex of
structures, the term “Building” may include the entire complex, where appropriate (such as shared Expenses or Taxes) and subject to Landlord’s reasonable discretion. 
  
 31. TENANT’S AUTHORITY. If Tenant signs as a corporation, partnership, trust or other legal entity each of the persons executing
this Lease on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Building is located, that the entity has full right and authority to enter into this Lease, and that all persons
signing on behalf of the entity were authorized to do so by appropriate actions. 
  
 32. INTENTIONALLY OMITTED. 
  
 33. COMMISSIONS. Each of the
parties represents and warrants to the other that it has not dealt with any broker or finder in connection with this Lease, except as described on the Reference Pages. 
  
 34. TIME AND APPLICABLE LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be
governed by the laws of the state in which the Building is located. 
  
 35.
SUCCESSORS AND ASSIGNS. Subject to the provisions of Article 9, the terms, covenants and conditions contained in this Lease shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators and assigns of the
parties to this Lease. 
  
 36. ENTIRE AGREEMENT. This Lease, together with
its exhibits, contains all agreements of the parties to this Lease and supersedes any previous negotiations. There have been no representations made by the Landlord or Tenant or any of their representatives or understandings made between the parties
other than those set forth in this Lease and its exhibits. This Lease may not be modified except by a written instrument duly executed by the parties to this Lease. 
  
 37. EXAMINATION NOT OPTION. Submission of this Lease shall not be deemed to be a reservation of the Premises. Neither Landlord nor
Tenant shall be bound by this Lease until it has received a copy of this Lease duly executed by the other party and until such delivery Landlord reserves the right to exhibit and lease the Premises to other prospective tenants. Notwithstanding
anything contained in this Lease to the contrary, Landlord may withhold delivery of possession of the Premises from Tenant until such time as Tenant has paid to Landlord any security deposit required by Article 5, the first month’s rent as set
forth in Article 3 and any sum owed pursuant to this Lease. 
  
 38.
RECORDATION. Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord, and then shall pay all charges and taxes incident such recording or registration. 
  

 16 

 39. LIMITATION OF LANDLORD’S LIABILITY. Redress for any claim against Landlord under this Lease shall be
limited to and enforceable only against and to the extent of Landlord’s interest in the Building and any insurance or condemnation proceeds therefrom. The obligations of Landlord under this Lease are not intended to be and shall not be
personally binding on, nor shall any resort be had to the private properties of, any of its or its investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall
either party be liable to the other hereunder for any lost profits, damage to business, or any form of special, indirect or consequential damages. 
  

									
	LANDLORD:	 	 	 	TENANT:
			
	 CALWEST INDUSTRIAL PROPERTIES, LLC,
 a California limited liability company
	 	 	 	 VERIZON MEDIA VENTURES INC.,
 a
Delaware corporation

					
	By:	 	 PGP Partners, Inc., a California corporation,
 Its Property Manager
	 	 	 	 	 	 
					
	By:	 	 /s/ Kelly Stassel
	 	 	 	By:	 	 /s/ Michael J. Baumann

	 	 	
	 	 	 	 	 	

	 Name: Kelly Stassel
	 	 	 	 Name: Michael J. Baumann

	 Title: Regional Manager
	 	 	 	 Title : Director-Real Estate Portfolio Management

	 Dated: 4-28, 2003
	 	 	 	 Dated: April 24, 2003

			
	 	 	 	 	 APPROVED AS TO FORM
TROY & GOULD

					
	 	 	 	 	 	 	By:	 	 /s/ Illegible

	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 Dated: 4/__/03

  

 17 

 ADDENDUM 
  

THIS ADDENDUM (the “Addendum”) dated this 19th day of February, 2003, between CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company (“Landlord”) VERIZON MEDIA
VENTURES INC., a Delaware corporation (“Tenant”). 
  
 The
parties hereby acknowledge that they are contemporaneously entering into that certain Lease dated April 10, 2003, (the “Lease”). Unless otherwise specifically provided in this Addendum, all capitalized terms used herein shall have
the same meanings set forth in the Lease. In the event of any conflict between the Lease and this Addendum, this Addendum shall control. This Addendum amends and supplements the Lease as follows: 
  
 ADDENDUM PARAGRAPH 40 [Trash Disposal] 
  
 The following is hereby added as a new Paragraph 40: 
  
 “Tenant hereby agrees that all trash and debris are to be deposited in receptacles
provided within the project and all receptacles shall remain inside enclosures as provided by Landlord. If it is determined that Tenant is regularly disposing of an unusually large amount of refuse Tenant shall, within thirty (30) days receipt of
written notice from Landlord and at Tenant’s sole expense, provide for an additional trash receptacle and pickup service at its leased Premises. Landlord reserves the right to stipulate the location of storage for Tenant’s additional
receptacle. 
  
 Further, Tenant agrees not to store any items and/or leave any
debris in any of the common areas, the parking lot or areas immediately outside its Premises. Upon notice from Landlord, Tenant shall immediately remove said items and/or debris. In the event Landlord must remove such items or debris, Landlord shall
charge the cost of such removal to Tenant, and Tenant shall pay the same upon demand. Failure to remove said items or failure to pay Landlord’s cost for such removal shall constitute a default under this Lease.” 
  
 ADDENDUM PARAGRAPH 41 [Reasonableness] 
  
 The following is hereby added as a new Paragraph 41: 
  
 “Wherever in this Lease the consent of Landlord is required to an act by or for Tenant,
such consent shall not be unreasonably withheld, conditioned or delayed.” 
  
 ADDENDUM PARAGRAPH 42 [Excessive Noise] 
  
 The following is hereby added as a new Paragraph 42: 
  
 “Neither Tenant nor Tenant’s invitees and/or employees shall create any disturbance due to excessive noise either within the Premises or the Common Area
portions of the property, either by excessive equipment noise or by playing any type of audio or audio/visual equipment at a volume which would at any time interfere with the quiet enjoyment of any other tenant within the facility.” 

 
 ADDENDUM PARAGRAPH 43 [Repairs] 
  
 “Articles 7.4 and 7.5 of the Lease are hereby deleted in their entirety. Landlord shall
enter into a preventative maintenance agreement for the heating, air conditioning and ventilation equipment serving the Premises. Repairs shall be payable by tenant in accordance with Article 4 of the Lease and Landlord shall be responsible for
making any replacements to such equipment that may be necessary.” 
  
 ADDENDUM PARAGRAPH 44 [Service and Utilities] 
  
 “The words “water, sewer, sprinkler system charges” contained in the first sentence of Article 13 of the Lease are hereby deleted. The cost of water, sewer and sprinkler system monitoring and maintenance shall be payable by
tenant in accordance with Article 4 of the Lease.” 
  
 ADDENDUM PARAGRAPH 45
[Direct Expenses and Taxes] 
  

 24 

 The following is hereby added as a new Paragraph 45: 
  
 “The monthly Direct Expense and Tax charge for the Premises located at 13100 Alondra Blvd. Suite 104, Cerritos, California 90703, is
estimated at $0.13 per square foot or $1,123.20 per month, effective June 1, 2003.” 
  
 ADDENDUM PARAGRAPH 46 [Repair] 
  
 The following shall supplement Article 7.2 of the Lease: 
  
 “If Tenant shall fail to perform any repair or maintenance required hereunder, and such failure shall continue for fifteen (15) days after notice thereof by
Landlord, in addition to the other rights and remedies of Landlord, Landlord may perform any such repair or maintenance on Tenant’s behalf. In the case of an emergency, no prior notification by Landlord shall be required. 
  
 Landlord may take such actions without any obligation and without releasing Tenant from any
of Tenant’s obligations. All reasonable out-of-pocket sums so paid by Landlord and all incidental costs incurred by Landlord, shall be deemed additional Rent and shall be paid by Tenant to Landlord within thirty (30) days after Landlord’s
demand.” 
  
 ADDENDUM PARAGRAPH 47 [Security
Deposit] 
  
 Article 5 is hereby deleted in its entirety. Tenant currently has no
security deposit on hand and will not be required to have a security deposit on hand. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed the Addendum as of the date and year first written above. 
  

									
	LANDLORD:	 	 	 	TENANT:
			
	 CALWEST INDUSTRIAL PROPERTIES, LLC,
 a California
 limited liability company
	 	 	 	 VERIZON MEDIA VENTURES INC.,
 a
Delaware corporation

					
	By:	 	 PGP Partners, Inc., a California corporation,
 Its Property Manager
	 	 	 	 	 	 
					
	By:	 	 /s/ Kelly Stassel
	 	 	 	By:	 	 /s/ Michael J. Baumann

	 	 	
	 	 	 	 	 	

	 Name:
	 	 Kelly Stassel
	 	 	 	 Name:
	 	 Michael J. Baumann

	 Title:
	 	 Regional Manager
	 	 	 	 Title:
	 	 Director-Real Estate Portfolio Management

			
	 Dated: 4-28, 2003
	 	 	 	 Dated: April 24, 2003

  

			
	APPROVED AS TO FORM TROY & GOULD
		
	By:	 	 /s/ Illegible

	 	 	

	 Date: 4/18/03

  

 2 

 EXHIBIT A – FLOOR PLAN DEPICTING THE PREMISES 
  
 attached to and made a part of Lease bearing the 
 Lease Reference Date of April 10, 2003 between 
 CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and 
 VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant 
  
 Exhibits A and A-1 are intended only to
show the general layout of the Premises as of the beginning of the Term of this Lease. They do not in any way supersede any of Landlord’s rights set forth in Article 17 with respect to arrangements and/or locations of public parts of the
Building and changes in such arrangements and/or locations. It is not to be scaled; any measurements or distances shown should be taken as approximate. 
  

							
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	 	 	 	  	 	  	 Initials

 EXHIBIT A-1 – SITE PLAN 
  
 attached to and made a part of Lease bearing the 
 Lease Reference Date of April 10, 2003 between 
 CALWEST INDUSTRIAL PROPERTIES,
LLC, a California limited liability company, as Landlord and 
 VERIZON MEDIA VENTURES INC., a Delaware corporation, as Tenant

  
 [GRAPHIC] 
  

							
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	 	 	 	  	 	  	 Initials

 EXHIBIT B – INITIAL ALTERATIONS 
  
 attached to and made a part of Lease bearing the 
 Lease Reference Date of April 10, 2003 between 
 CALWEST INDUSTRIAL PROPERTIES,
LLC, a California limited liability company, as Landlord and 
 VERIZON MEDIA VENTURES INC., a Delaware corporation, as Tenant

  
 Tenant accepts the premises in “as-is” condition.
Landlord shall not be obligated to perform any initial alterations. 
  
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 EXHIBIT B-1 – INITIAL ALTERATIONS 
  
 attached to and made a part of Lease bearing the 
 Lease Reference Date of April 10, 2003 between 
 CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and 
 VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant 
  
 Exhibit B-1 is intended only to show the
general layout of the Premises for the Tenant Improvements. They do not in any way supersede any of Landlord’s rights set forth in Article 17 with respect to arrangements and/or locations of public parts of the Building and changes in such
arrangements and/or locations. It is not to be scaled; any measurements or distances shown should be taken as approximate. 
  
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 EXHIBIT C – COMMENCEMENT DATE MEMORANDUM 
  
 attached to and made a part of Lease bearing the 
 Lease Reference Date of April 10, 2003 between 
 CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and 
 VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant 
  
 COMMENCEMENT DATE
MEMORANDUM 
  
 THIS MEMORANDUM, made as of April 10,
2003, by and between CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company (“Landlord”) and VERIZON MEDIA VENTURES INC., a Delaware corporation (“Tenant”). 
  
 Recitals: 
  

	 	A.	Landlord and Tenant are parties to that certain Lease, dated for reference April 10, 2003 (the “Lease’) for certain premises (the “Premises”) consisting of
approximately 8,640 square feet at the building commonly known as 13100 Alondra Blvd., Suite 104, Cerritos, CA 90703. 

  

	 	B.	Tenant is in possession of the Premises and the Term of the Lease has commenced. 

  

	 	C.	Landlord and Tenant desire to enter into this Memorandum confirming the Commencement Date, the Termination Date and other matters under the Lease. 

  
 NOW, THEREFORE, Landlord and Tenant agree as follows: 
  
 1. The actual Commencement Date is
                    . 
  
 2. The actual Termination Date is
                            . 
  
 3. The schedule of the Annual Rent and the Monthly Installment of Rent set forth on the Reference Pages is deleted in its
entirety, and the following is substituted therefor: 
  
 [insert rent schedule] 
  

							
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	 	 	 	  	 	  	 Initials

 4. Capitalized terms not defined herein shall have the same meaning as set forth in the Lease.

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

									
	LANDLORD:	 	 	 	TENANT:
			
	 CALWEST INDUSTRIAL PROPERTIES, LLC,
 a California limited liability company
	 	 	 	 VERIZON MEDIA VENTURES INC.,
 a
Delaware corporation

					
	By:	 	 PGP Partners, Inc., a California corporation,
 Its Property Manager
	 	 	 	 	 	 
					
	By:	 	 	 	 	 	By:	 	 
	 	 	
	 	 	 	 	 	

	 Name:
	 	 Kelly Stassel
	 	 	 	 Name:
	 	 Michael J. Baumann

	 Title:
	 	 Regional Manager
	 	 	 	 Title:
	 	 Director-Real Estate Portfolio Management

					
	 Dated:
	 	                     ,
20    
	 	 	 	 Dated:
	 	                     ,
20    

  

							
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	 	 	 	  	 	  	 Initials

 EXHIBIT D – RULES AND REGULATIONS 
  
 attached to and made a part of Lease bearing the 
 Lease Reference Date of April 10, 2003, between 
 CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and 
 VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant 
  
 1. No sign, placard, picture,
advertisement, name or notice (collectively referred to as “Signs”) shall be installed or displayed on any part of the outside of the Building without the prior written consent of the Landlord which consent shall be in Landlord’s sole
discretion. All approved Signs shall be printed, painted, affixed or inscribed at Tenant’s expense by a person or vendor approved by Landlord and shall be removed by Tenant at Tenant’s expense upon vacating the Premises. Landlord shall
have the right to remove any Sign installed or displayed in violation of this rule at Tenant’s expense and without notice. 
  
 2. If Landlord objects in writing to any curtains, blinds, shades or screens attached to or hung in or used in connection with any window or door of the Premises or
Building, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of the Premises. Tenant shall not place anything or allow anything to be placed against or near any glass partitions or doors or windows which may
appear unsightly, in the opinion reasonable of Landlord, from outside the Premises. 
  
 3. Tenant, upon the termination of its tenancy, shall deliver to Landlord the keys or other means of access to all doors. 
  
 4. If Tenant requires telephone, data, burglar alarm or similar service, the cost of purchasing, installing and maintaining such service shall be borne solely by Tenant.
No boring or cutting for wires will be allowed without the prior written consent of Landlord. Landlord shall direct electricians as to where and how telephone, data, and electrical wires are to be introduced or installed. The location of burglar
alarms, telephones, call boxes or other office equipment affixed to the Premises shall be subject to the prior written approval of Landlord. 
  
 5. Tenant shall not place a load upon any floor of its Premises, including mezzanine area, if any, which exceeds the load per square foot that such floor was designed to
carry and that is allowed by law. Heavy objects shall stand on such platforms as reasonably determined by Landlord to be necessary to properly distribute the weight. Except to the extent caused by Landlord’s gross negligence, intentional
misconduct or breach of this Lease, 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. 
  
 6. Tenant shall not install any radio or
television antenna, satellite dish, loudspeaker or other device on the roof or exterior walls of the Building without Landlord’s prior written consent which consent shall be in Landlord’s sole discretion. 
  
 7. Except to the extent otherwise set forth in this Lease, Tenant shall not mark, drive
nails, screw or dril into the partitions, woodwork, plaster or drywall (except for pictures and general office uses) or in any way deface the Premises or any part thereof. Tenant shall not affix any floor covering to the floor of the Premises or
paint or seal any floors in any manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance with this rule. 
  
 8. No cooking shall be done or permitted on the Premises, except that Underwriters’ Laboratory approved microwave ovens or equipment for brewing coffee, tea, hot
chocolate and similar beverages shall be permitted, provided that such equipment and use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and regulations. 
  
 9. Tenant shall not use any hand trucks except those equipped with the rubber tires and side
guards, and may use such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. Forklifts which operate on asphalt areas shall only use tires that do not damage the
asphalt. 
  
 10. Tenant shall not use the name of the Building or any photograph
or other likeness of the Building in connection with or in promoting or advertising Tenant’s business except that Tenant may include the Building name in Tenant’s address. Landlord shall have the right, exercisable without notice and
without liability to any tenant, to change the name and address of the Building. 
  

							
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	 	 	 	  	 	  	 Initials

 11. All trash and refuse shall be contained in suitable receptacles at locations approved by Landlord. Tenant shall not
place in the trash receptacles any personal trash or material that cannot be disposed of in the ordinary and customary manner of removing such trash without violation of any law or ordinance governing such disposal. 
  
 12. Tenant shall comply with all safety, fire protection and evacuation procedures and
regulations established by Landlord or any governing authority. 
  
 13. Tenant
assumes all responsibility for securing and protecting its Premises and its contents including keeping doors locked and other means of entry to the Premises closed. 
  
 14. Tenant shall not use any method of heating or air conditioning other than that supplied by Landlord without Landlord’s prior
written consent. 
  
 15. No person shall go on the roof without Landlord’s
permission. 
  
 16. Tenant shall not permit any animals, other than seeing-eye
dogs, to be brought or kept in or about the Premises or any common area of the property. 
  
 17. Tenant shall not permit any motor vehicles to be washed or mechanical work or maintenance of motor vehicles to be performed on any portion of the Premises or parking lot. 
  
 18. These Rules and Regulations are in addition to, and shall not be construed to in any way
modify or amend, in whole or in part, the terms, covenants, agreements and conditions of any lease of any premises in the Building. Landlord may waive any one or more of these Rules and Regulations for the benefit of any tenant or tenants, and any
such waiver by Landlord shall not be construed as a waiver of such Rules and Regulations for any or all tenants. 
  
 19. Landlord reserves the right to make such other and reasonable rules and regulations as in its judgment may from time to time be needed for safety and security, for
care and cleanliness of the Building and for the preservation of good order in and about the Building. Tenant agrees to abide by all such rules and regulations herein stated and any additional rules and regulations which are adopted. Tenant shall be
responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, clients, customers, invitees and guests. 
  
 20. Any 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
substance of any kind whatsoever shall be thrown into them. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who, or whose employees or invitees, shall have caused it. 

 
 21. Tenant shall not permit smoking or carrying of lighted cigarettes or cigars in areas
reasonably designated by Landlord or any applicable governmental agencies as non-smoking areas. 
  
 22. Any directory of the Building or project of which the Building is a part (“Project Area”), if provided, will be exclusively for the display of the name and location of tenants only and Landlord reserves
the right to charge for the use thereof and to exclude any other names. 
  
 23.
Canvassing, soliciting, distribution of handbills or any other written material in the Building or Project Area is prohibited and each tenant shall cooperate to prevent the same. No tenant shall solicit business from other tenants or permit the sale
of any goods or merchandise in the Building or Project Area without the written consent of Landlord. 
  
 24. Any equipment belonging to Tenant which causes noise or vibration that may be transmitted to the structure of the Building or to any space therein to such a degree as to be objectionable to Landlord or to any
tenants in the Building shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate the noise or vibration. 
  
 25. Driveways, sidewalks, halls, passages, exits, entrances and stairways (“Access Areas”) shall not be obstructed by tenants or
used by tenants for any purpose other than for ingress to and egress from their respective premises. Access areas are not for the use of the general public and Landlord shall in all cases retain the right to control and prevent access hereto by

  

							
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	 	 	 	  	 	  	 Initials

 
all persons whose presence, in the reasonable judgment of Landlord, shall be prejudicial to the safety, character, reputation and interests of the Building
or its tenants. 
  
 26. Landlord reserves the right to designate the use of
parking areas and spaces. Tenant shall not park in visitor, reserved, or unauthorized parking areas. Tenant and Tenant’s guests shall park between designated parking lines only and shall not park motor vehicles in those areas designated by
Landlord for loading and unloading. Vehicles in violation of the above shall be subject to being towed at the vehicle owner’s expense. Vehicles parked overnight without prior written consent of the Landlord shall be deemed abandoned and shall
be subject to being towed at vehicle owner’s expense. Tenant will from time to time, upon the request of Landlord, supply Landlord with a list of license plate numbers of vehicles owned or operated by its employees or agents. 
  
 27. No trucks, tractors or similar vehicles can be parked anywhere other than in
Tenant’s own truck dock area. Tractor-trailers which must be unhooked or parked with dolly wheels beyond the concrete loading areas must use steel plates or wood blocks under the dolly wheels to prevent damage to the asphalt paving surfaces. No
parking or storing of such trailers will be permitted in the parking areas or on streets adjacent thereto. 
  
 28. During periods of loading and unloading, Tenant shall not unreasonably interfere with traffic flow and loading and unloading areas of other tenants. All products, materials or goods must be stored within the
Tenant’s Premises and not in any exterior areas, including, but not limited to, exterior dock platforms, against the exterior of the Building, parking areas and driveway areas. Tenant agrees to keep the exterior of the Premises clean and free
of nails, wood, pallets, packing materials, barrels and any other debris produced from their operation. 
  
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 EXHIBIT E – ADDITIONAL SURRENDER CONDITIONS 
  
 attached to and made a part of Lease bearing the 
 Lease Reference Date of April 10, 2003 between 
 CALWEST INDUSTRIAL PROPERTIES, LLC, a California limited liability company, as Landlord and 
 VERIZON MEDIA VENTURES INC.,
a Delaware corporation, as Tenant 
  
 Prior to vacating the Premises, it must
be left in good, clean condition, ordinary wear and tear and loss by fire or other casualty excepted, with all systems that are maintained by Tenant in good working order. The items that will be inspected by Landlord are listed below, but are not
limited to the following: 
  

	1.	Service and repair all heating and air conditioning equipment, exhaust fans and hot water heater. Provide Landlord’s office with a copy of the inspection and service report
provided by the mechanical contractor. 

  

	2.	All lights in the office and warehouse must be working. Relamp and/or reballast the fixtures as necessary. 

  

	3.	Overhead doors must be serviced and repaired. 

  

	4.	All exterior metal doors, including hardware should be serviced or replaced as necessary. 

  

	5.	Repair all damaged sheetrock in the office area and in the warehouse along the demising walls. 

  

	6.	Office and warehouse floors should be left in good, clean condition. 

  

	7.	Fire sprinkler system (if available) must have a current year inspection. 

  

	8.	Any exterior signage must be removed; repair and repaint the fascia as necessary. 

  

	9.	All data and electrical wiring for Tenant’s personal equipment and machinery needs to be removed to the point of origin and any repairs from damage made.

  
 If the Tenant elects not to do any of the above, please note
that the Landlord will have the necessary repairs made and deduct the expenses from the Security Deposit. 
  
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 EXHIBIT F – PARKING RULES AND REGULATIONS 
  
 attached to and made a part of Lease bearing the 
 Lease Reference Date of April 10, 2003, between 
 CALWEST INDUSTRIAL PROPERTIES LLC, a California limited liability company, as Landlord and 
 VERIZON MEDIA VENTURES INC., a
Delaware corporation, as Tenant 
  

	1)	Tenant shall be entitled to use three (3) parking spaces per 1,000 rentable square foot of the Premises (the “Parking Density”) free and in-common with other tenants.
Tenant shall control Tenant’s employees, agents, customers, visitors, invitees, licensees, contractors, assignees and subtenants in such a manner that they cumulatively do not exceed the Parking Density. 

  

	2)	Tenant or Tenant’s guests shall park between designated parking lines only, and shall not occupy two parking spaces with one car. 

  

	3)	Parking spaces shall be for passenger vehicles only; no boats, trucks, trailers, recreational vehicles or other types of vehicles may be parked in the parking areas (except that
trucks may be loaded and unloaded in designated loading areas). Vehicles in violation shall be subject to tow-away, at vehicle owner’s expense. 

  

	4)	Vehicles parked on the Project overnight without prior written consent of the Landlord shall be deemed abandoned and shall be subject to tow-away at vehicle owner’s expense.

  

	5)	No tenant of the Building shall park in visitor or reserved parking areas. Any tenant found parking in such designated visitor or reserved parking areas or unauthorized areas shall
be subject to tow-away at vehicle owner’s expense. 

  

	6)	The parking areas shall not be used to provide car wash, oil changes, detailing, automotive repair or other services unless otherwise approved or furnished by Landlord.

  

	7)	Tenant will from time to time, upon the request of Landlord, supply Landlord with a list of license plate numbers of vehicles owned or operated by its employees or agents

  

	8)	Cars must be parked entirely within painted stall lines. 

  

	9)	All directional signs and arrows must be observed. 

  

	10)	All posted speed limits for the parking areas shall be observed. If no speed limit is posted for an area, the speed limit shall be five (5) miles per hour. 

 

	11)	Parking is prohibited: 

  

	 	a)	in areas not striped for parking; 

  

	 	b)	in aisles; 

  

	 	c)	where “no parking” signs are posted; 

  

	 	d)	on ramps; 

  

	 	e)	in cross hatched areas; and 

  

	 	f)	in such other areas as may be designated by Landlord, from time to time. 

  

	12)	Handicap and visitor stalls shall be used only by handicapped persons or visitors, as applicable. 

  

	13)	Every parker is required to park and lock his or her own car. All responsibility for damage to cars or persons is assumed by the parker. 

  

	14)	Parking spaces are for the express purpose of parking one automobile per space. Washing, waxing, cleaning, or servicing of any vehicle by the parker and/or such person’s agents
is prohibited. The parking areas shall not be used for overnight or other storage for vehicles of any type. Any vehicle parked overnight, or stored on the property, will be towed away at the vehicle owner’s expense. 

  

							
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	 	 	 	  	 	  	 Initials

	15)	Tenant shall acquaint its employees, agents, visitors or representatives with the Parking Rules and Regulations, as they may be in effect from time to time.

  

							
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