Document:

exv10w3

EXHIBIT 10.3

SiGe Semiconductor, Inc.

a Delaware corporation

2002 STOCK PLAN

As
originally adopted January 21, 2003,

effective December 20, 2002

and Amended and Restated August 20, 2004,

Amended February 17, 2006,

April 5, 2007, April 24, 2007,

May 7, 2009 and March 15, 2011

 

 

SIGE SEMICONDUCTOR INC.

2002 STOCK PLAN

TABLE OF CONTENTS

	 	 	 	 	 	 	 

	1.
	 	Purpose	 	 	3	 
	2.
	 	Definitions	 	 	3	 
	3.
	 	Awards	 	 	6	 
	4.
	 	Effective Date	 	 	6	 
	5.
	 	Stock Covered by the Plan	 	 	7	 
	6.
	 	Administration	 	 	7	 
	7.
	 	Eligible Recipients	 	 	9	 
	8.
	 	Duration of the Plan	 	 	9	 
	9.
	 	Terms and Conditions of Awards	 	 	9	 
	10.
	 	Restrictions on Incentive Options	 	 	14	 
	11.
	 	Dissolution or Liquidation	 	 	15	 
	12.
	 	Adjustment in Shares	 	 	15	 
	13.
	 	Acquisition Events	 	 	15	 
	14.
	 	Investment Representations; Transfer Restrictions	 	 	16	 
	15.
	 	Lock-up Agreement	 	 	17	 
	16.
	 	Securities Law Compliance	 	 	17	 
	17.
	 	Termination or Amendment of Plan	 	 	17	 

 

 

SiGe Semiconductor, Inc.

a Delaware corporation

2002 Stock Plan

	1.	 	Purpose.
	 
	 	 	The purpose of this SiGe Semiconductor, Inc. 2002 Stock Plan (the “Plan”) is to advance the
interests of SiGe Semiconductor, Inc., a Delaware corporation (the “Company”), by (i)
strengthening the ability of the Company to attract, retain and motivate key employees,
directors, consultants and other individual contributors of or to the Company or any present
or future parent or subsidiary of the Company (together with the Company, the “Company
Group”) by providing them with an opportunity to purchase stock of the Company and thereby
permitting them to share in the Company’s success and (ii) further aligning such persons’
interests with those of the Company’s other stockholders through compensation that is based
on the Company’s Common Stock.
	 
	 	 	All capitalized terms not defined herein shall have the meaning set forth in Section 2 of
this Plan.

	2.	 	Definitions.

	 	(a)	 	“Acquisition Event” has the meaning set forth in Section 13 below.
	 
	 	(b)	 	“Affiliated Entity” means a person or company that is deemed to be an affiliated
entity of the Company pursuant to Section 1.1 of MI 45-105.
	 
	 	(c)	 	“Associate” has the meaning given to the term “associate” in Section 1(1) of the
OSA.
	 
	 	(d)	 	“Award” means any award or benefit granted under the Plan, including, without
limitation, the grant of Options (including Incentive Options or Nonqualified
Options), Purchase Authorizations and Stock Bonuses.
	 
	 	(e)	 	“Board” means the Board of Directors of the Company.
	 
	 	(f)	 	“Canadian Subsidiary” means SiGe Semiconductor Inc., a corporation formed
under the laws of Canada.
	 
	 	(g)	 	“Code” means the U.S. Internal Revenue Code of 1986, as heretofore and hereafter
amended, and the regulations promulgated thereunder.
	 
	 	(h)	 	“Committee” has the meaning set forth in Section 6 below.
	 
	 	(i)	 	“Common Stock” has the meaning set forth in Section 5 below.

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	 	(j)	 	“Company” and “Company Group” have the meanings set forth in Section 1 above.
	 
	 	(k)	 	“Consultant” means (i) in respect of a resident of Ontario an individual (A.) that
is engaged to provide on a bona fide basis consulting, technical, management or other
services to the Company (or to an Affiliated Entity) under a written contract between
the Company (or the Affiliated Entity) and the individual and a Consultant Company or
Consultant Partnership of the individual, and (B.) in the reasonable opinion of the
Board, spends or will spend a significant amount of time and attention on the affairs
and business of the Company (or an Affiliated Entity), and (ii) in respect of a
resident of a jurisdiction other than Ontario, any person who is determined by the
Board, having regard to applicable securities laws, to be a consultant of or other
contributor to any member of the Company Group.
	 
	 	(1)	 	“Consultant Company” means, for an individual Consultant, a company of which the
individual Consultant is an employee or shareholder.
	 
	 	(m)	 	“Consultant Partnership” means, for an individual consultant, a partnership of which
the individual Consultant is an employee or partner.
	 
	 	(n)	 	“Convertible Security” means a security of an issuer that is convertible into, or
carries the right of the holder to purchase or otherwise acquire, or of the Company to
cause the purchase or acquisition of, a security of the issuer.
	 
	 	(o)	 	“Director” means a director of the Company or an Affiliated Entity.
	 
	 	(p)	 	“Disability” has the meaning set forth in Section 22(e)(3) of the Code.
	 
	 	(q)	 	“Distribution” has the meaning given to the term “distribution” in Section 1(1) of
the OSA and includes a deemed distribution under applicable Ontario securities laws.
	 
	 	(r)	 	“Effective Date” has the meaning set forth
in Section 4 below.
	 
	 	(s)	 	“Employee” means:

	 	(i)	 	in respect of a resident of Ontario, an employee of the Company or an Affiliated
Entity;
	 
	 	(ii)	 	in respect of a U.S. resident, an “employee” as
defined in Section 3401(c)
of the Code; and
	 
	 	(iii)	 	in respect of a resident of any jurisdiction other than the U.S. or
Ontario, a person who is determined by the Board, having regard to applicable
securities laws, to be an employee of any member of the Company Group.

	 	(t)	 	“Event” has the meaning set forth in Section 11 below.

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	 	(u)	 	“Exchangeable Security” means a security of the issuer that is exchangeable for, or
carries the right of the holder to purchase or otherwise acquire, or of the issuer to cause
the purchase or acquisition of, a security of another issuer.
	 
	 	(v)	 	“Exchange Act” means the U.S. Securities Exchange Act of 1934, as heretofore and hereafter
amended.
	 
	 	(w)	 	“Executive” means an officer of the Company or of an Affiliated Entity or a director of the
Company or an Affiliated Entity.
	 
	 	(x)	 	“Fair Market Value” means, as of any date, the value of Common Stock determined as follows:

	 	(i)	 	If the Common Stock is listed on any established stock exchange or a national
market system, including without limitation the Nasdaq National Market or The Nasdaq
SmallCap Market of The Nasdaq Stock Market, or the Toronto Stock Exchange, its Fair
Market Value shall be the closing sales price for such stock (or the closing bid, if no
sales were reported) as quoted on such exchange or system (or, if such stock is listed
on more than one such exchange or system, the exchange or system on which the highest
volume of shares were traded) for the last market trading day prior to the time of
determination, as reported in The Wall Street Journal or such other source as the Board
deems reliable;
	 
	 	(ii)	 	If the Common Stock is regularly quoted by a recognized securities dealer but
selling prices are not reported, the Fair Market Value of a share of Common Stock shall
be the mean between the high bid and low asked prices for the Common Stock on the last
market trading day prior to the day of determination, as reported in The Wall Street
Journal or such other source as the Board deems reliable; or
	 
	 	(iii)	 	In the absence of an established market for the Common Stock, the Fair Market
Value shall be determined in good faith by the Board.

	 	(y)	 	“Incentive Option” has the meaning set forth in Section 3 below.
	 
	 	(z)	 	“Listed Issuer” has the meaning given to the term “listed issuer” in MI 45-105.
	 
	 	(aa)	 	“MI 45-105” means Multilateral Instrument 45-105 (Trades to Employees, Senior Officers,
Directors, and Consultants), as heretofore and hereafter amended.
	 
	 	(bb)	 	“Multiple Convertible Security” means a security of an issuer that is convertible into, or
exchangeable for, or carries the right of the holder to purchase or otherwise acquire, or of
the issuer to cause the purchase or acquisition of, a convertible security, an exchangeable
security or another multiple convertible security.
	 
	 	(cc)	 	“Nonqualified Option” has the meaning set forth in Section 3 below.
	 
	 	(dd)	 	“Option” has the meaning set forth in Section 3 below.

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	 	(ee)	 	“OSA” means the Securities Act (Ontario), as heretofore and hereafter amended.
	 
	 	(ff)	 	“Participant” has the meaning set forth in
Section 7 below.
	 
	 	(gg)	 	“Plan” has the
meaning set forth in Section 1 above.

	 	(i)	 	“Purchase Authorization” has the meaning set forth in Section 3 below.

	 	(hh)	 	“Related Person” means (i) a director or senior officer of the Company, or (ii) an
Associate of a director or senior officer of the Company.
	 
	 	(ii)	 	“Service” means the performance of work as an Employee, Director or Consultant.
	 
	 	(jj)	 	“Share Compensation Arrangement” means a compensation or incentive arrangement for
an Executive or a plan provide for compensation or incentive arrangements for an
Executive.
	 
	 	(kk)	 	“Shares” means shares of Common Stock.
	 
	 	(11)	 	“Stock Bonus” has the meaning set forth in Section 3 below.
	 
	 	(mm)	 	“Subsidiary” has the meaning set forth in Section 424(f) of the Code.

	3.	 	Awards.
	 
	 	 	The Board intends to achieve the Plan objectives by granting:

	 	(a)	 	options (“Options”), that, in the case of Participants that are resident in the
United States or are otherwise subject to taxation as U.S. residents, shall be (A.) incentive
stock options (“Incentive Options”), which are intended to qualify under the
provisions of Section 422 of the Code (as hereinafter defined) or (B.) non-statutory
stock options (“Nonqualified Options”), which are not intended to meet the
requirements of Section 422 of the Code and which are intended to be taxed upon
exercise under Section 83 of the Code (both Incentive Options and Nonqualified
Options are included in the definition of “Options”);
	 
	 	(b)	 	stock purchase authorizations (“Purchase Authorizations”); and/or
	 
	 	(c)	 	stock bonus awards (“Bonuses”).

	4.	 	Effective Date.
	 
	 	 	This Plan was adopted by the Board on January 21, 2003. The Effective Date of the Plan is
December 20, 2002.
	 
	 	 	Notwithstanding the foregoing, no Incentive Options shall be granted under this Plan unless
the stockholders of the Company shall have approved this Plan within twelve (12) months before
or after the Effective Date.

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	5.	 	Stock Covered by the Plan.
	 
	 	 	The shares of the Common Stock, US$0.0001 par value of the
Company (the “Common Stock”), for which Awards may be granted under the Plan shall be subject to the following:

	 	(a)	 	The maximum number of shares of Common Stock that may be delivered to
Participants under the Plan shall be Twenty-Nine Million One Hundred Thirty-Three
Thousand One Hundred Four (29,133,104) shares of Common Stock.
	 
	 	(b)	 	If any shares of Common Stock covered by an Award are not delivered to a
Participant because the Award is forfeited or canceled, or the shares of Common
Stock are not delivered because they are used to satisfy the applicable tax withholding
obligation as permitted under Section 9(f) hereof, such shares shall not be deemed to
have been delivered for purposes of determining the maximum number of shares of
Common Stock available for delivery under the Plan.
	 
	 	(c)	 	If the exercise price of any Option granted under the Plan is satisfied by
tendering shares of Common Stock to the Company (by either actual delivery or by attestation),
only the number of shares of Common Stock issued net of the shares of Common
Stock tendered shall be deemed delivered for purposes of determining the maximum
number of shares of Common Stock available for delivery under the Plan.
	 
	 	(d)	 	The number of shares of Common Stock available for Awards under the Plan is
subject to adjustment as provided in Sections 11 and 12 below.
	 
	 	(e)	 	The shares underlying Awards under this Plan may, in whole or in part, be either
authorized but unissued Shares or issued Shares reacquired by the Company.

	6.	 	Administration.

	 	(a)	 	The Plan will be administered by the Board.
	 
	 	(b)	 	To the extent permitted by applicable law, the Board may delegate any or all of
its powers under the Plan to one or more committees or subcommittees
of the Board (a “Committee”). Different Committees with respect to different groups of Participants
may administer the Plan. If and when the Common Stock is registered under the
Exchange Act, then:

	 	(i)	 	to the extent that the Board determines it to be desirable to
qualify Options granted hereunder as “performance-based compensation” within the
meaning of Section 162(m) of the Code, the Plan shall be administered by a
Committee of two or more “outside directors” within the meaning of Section 162(m)
of the Code or otherwise meeting the requirements of Section 162(m) at such time;
and
	 
	 	(ii)	 	to the extent desirable to qualify transactions hereunder as exempt
under Rule 16b-3 of the Exchange Act, the transactions contemplated hereunder
shall be structured to satisfy the requirements for exemption under
Rule 16b-3.

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	 	(c)	 	To the extent permitted by applicable law, the Board may delegate to one or more
executive officers of the Company the power to make Awards and exercise such other
powers under the Plan as the Board may determine, provided that the Board shall fix
the maximum number of shares subject to Awards and the maximum number of
shares for any one Participant to be made by such executive officers.
	 
	 	(d)	 	All references in the Plan to the “Board” shall mean the Board or a Committee of the
Board or the executive officer referred to in Section 6(b) to the extent that the Board’s
power or authority under the Plan has been delegated to such Committee or executive
officer.
	 
	 	(e)	 	The Board shall have the authority, subject to the express provisions of the Plan, to
construe the Plan and the respective Awards and related agreements; to prescribe,
amend and rescind rules and regulations relating to the Plan; to determine the terms,
conditions, performance criteria (if any), restrictions and provisions of the respective
Awards and related agreements; to modify or amend any award (subject to Section
17(a)) hereof), including to accelerate the vesting, waive forfeiture provisions and
extend the post-termination exercisability periods of Awards; and to make all other
determinations in the judgment of the Board necessary or desirable for the
administration of the Plan. The Board may correct any defect or supply any omission
or reconcile any inconsistency in the Plan or in any Award or related agreement in the
manner and to the extent it shall deem expedient to carry the Plan into effect, and it
shall be the sole and final judge of such expediency. No member of the Board or any
person acting pursuant to the authority delegated by the Board hereunder shall be
liable for any action or determination relating to or under the Plan made in good faith.
All decisions by the Board shall be made in the Board’s sole discretion and shall be
final and binding on all persons having or claiming any interest in the Plan or in any
Award.
	 
	 	(f)	 	The Board shall have the authority to create and authorize one or more sub-plans
(each, a “Sub-Plan”, and collectively, the
“Sub-Plans”) for the purpose of granting
Awards under the Plan in compliance with the applicable tax, securities and other
legal and regulatory requirements of any particular jurisdiction and/or to the extent
necessary to qualify any Awards for favorable tax treatment under the laws of any
particular jurisdiction. Any Award granted pursuant to a Sub-Plan shall be subject to
all of the terms and conditions of the Plan, except to the extent specified in the Sub-
Plan and related agreement entered into by the Company pursuant thereto. No Sub-
Plan shall have the effect of increasing any maximum number of shares of Common
Stock that may be delivered to Participants under the Plan (including, for greater
certainty, any Sub-Plan) pursuant to Section 5(a) hereof. The creation and
authorization of a Sub-Plan shall not require further action on the part of the
stockholders of the Company unless required by Section 17 of the Plan. Unless the
context requires otherwise, references in the Plan to the term “Plan” shall include any
and all Sub-Plans in effect at the applicable time.

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	7.	 	Eligible Recipients.
	 
	 	 	Subject to the restrictions of Section 5 above, Awards may be granted to such
Employees, Directors or Consultants of any member of Company Group, including without
limitation members of any advisory boards if and to the extent such persons qualify as
“Consultants” as such term is defined herein, as are selected by the Board (any such
Employee, Director or Consultant being referred to herein as a
“Participant”); provided,
that:

	 	(a)	 	Only Employees of the Company Group shall be eligible for grants of Incentive
Options; and
	 
	 	(b)	 	the Company shall not make any Award to a registrant (as such term is defined in
the
OSA) who is a Consultant if such Award would be in connection with services
provided by the registrant relating to a Distribution.

	8.	 	Duration of the Plan.
	 
	 	 	This Plan shall terminate ten (10) years from the Effective Date hereof, unless
terminated earlier pursuant to Section 17 below, and no Awards may be granted or made
thereafter; provided, however, that in the event of Plan termination, the Plan shall
nonetheless remain in effect for all other purposes as long as any Awards under it are
outstanding with respect to such Awards.
	 
	9.	 	Terms and Conditions of Awards.
	 
	 	 	Awards granted under this Plan shall be evidenced by grant forms or agreements in
such form and containing such terms and conditions as the Board shall determine; provided,
however, that such grant form or agreement shall evidence among their terms and conditions
the following:

	 	(a)	 	Price. Unless otherwise determined by the Board, the purchase price per
Share payable upon the exercise or purchase of each Award granted or made hereunder
shall be determined in accordance with the following:

	 	(i)	 	Subject to Section 9(l)(i) below, if applicable, the purchase price
per Share payable upon the exercise of each Incentive Option granted hereunder
shall not be less than the Fair Market Value per Share on the day the Incentive
Option is granted.
	 
	 	(ii)	 	The purchase price per Share payable upon the exercise of each Option
granted to any person who is not a non-resident of Canada for the purposes of the
Income Tax Act (Canada) shall be not less than the Fair Market Value per Share on
the date the Option is granted.
	 
	 	(iii)	 	The purchase price per Share payable upon the exercise of each
Nonqualified Option granted hereunder or upon the award of Shares pursuant to each
Purchase Authorization made hereunder shall be not less than eight-five percent
(85%) of the Fair Market Value per Share on the date of grant or award.

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	 	(iv)	 	Notwithstanding the foregoing, Options and Purchase Authorizations may be
granted or awarded with a per Share exercise price of less than the Fair Market
Value per Share on the date of grant or award pursuant to a merger or similar
corporate transaction.
	 
	 	(v)	 	No Share shall be issued for less than its par value, if any.
	 
	 	(vi)	 	Stock Bonuses shall be issued in consideration of Services previously
rendered, which shall be valued for such purposes by the Board.

	 	(b)	 	Number of Shares. Each grant form or agreement shall specify the number of
Shares to which it pertains.
	 
	 	(c)	 	Term of Option. The term of each Option shall be the term stated in the grant
form
or agreement; provided, however, that the term shall be no more than ten (10) years
from the date of grant thereof or five (5) years in the case of Incentive Options to
which 

Section 9(1) applies.
	 
	 	(d)	 	Exercise of Options. Each Option shall be exercisable for the full amount or for
any
part thereof and at such intervals or in such installments as the Board may determine
at the time it grants such Option. An Option or Purchase Authorization shall be
exercisable only by delivery of a written notice to the Company’s CFO, or any other
employee of the Company designated by the Board to accept such notices on its
behalf, specifying the number of Shares for which such Award is exercised and
accompanied by either:

	 	(i)	 	payment or,
	 
	 	(ii)	 	if permitted by the Board, irrevocable instructions to a broker to
promptly deliver to the Company full payment in accordance with Section
9(e)(iii)II below of the amount necessary to pay the aggregate exercise price.
With respect to an Incentive Option, the permission of the Board referred to in
clause (ii) of the preceding sentence must be granted at the time the Incentive
Option is granted.

	 	(e)	 	Payment. Payment shall be made in full:

	 	(i)	 	at the time the Option is exercised, or
	 
	 	(ii)	 	promptly after the Participant forwards the irrevocable instructions
referred to in Section 9(d)(ii) above to the appropriate broker, if exercise of
an Option is made pursuant to Section 9(d)(ii) above, or
	 
	 	(iii)	 	at the time the purchase pursuant to a Purchase Authorization is made.
Payment shall be made:

	 	I.	 	in cash;

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	 	II.	 	by bank draft or certified check;
	 
	 	III.	 	subject to Section 9(g) below, in the case of an Option, if permitted
by the
Board (with respect to an Incentive Option, such permission to have been
granted at the time of the Incentive Option grant) and, with respect to any
Option held by a U.S. resident only when the Common Stock is registered
under the Exchange Act, by actual delivery or deemed delivery and
assignment to the Company of shares of Common Stock which (1) have a
fair market value equal to the exercise or purchase price (provided that the
fair market value of such shares for this purpose shall be deemed to be
equal to the Fair Market Value of same) and (2) except to the extent
otherwise permitted by the Board in any instance, have been owned by the
Participant (or other person(s) exercising the Participant’s rights under this
Plan) for at least six months prior to the date of delivery or deemed
delivery of such shares (or such other period as may be required to avoid a
charge to the Company’s earnings) or were not acquired, directly or
indirectly, from the Company and are acceptable to the Board;
	 
	 	IV.	 	if permitted by the Board, stated in the Agreement evidencing the
Option
or Purchase Authorization, and to the extent permitted by applicable law,
by the Participant’s recourse promissory note, which note must be due and
payable not more than five (5) years after the date the Option or Purchase
Authorization is exercised;
	 
	 	V.	 	by a combination of one or more of the foregoing methods; or
	 
	 	VI.	 	such other consideration and method of payment for the Common Stock
approved by the Board, to the extent permitted by applicable laws (and,
with respect to an Incentive Option, only if such approval was granted at
the time of the Incentive Option grant).

	 	 	 	For purposes of this Section and Section 9(f) below, a deemed delivery of shares shall mean
the offset by the Company of a number of shares subject to the Option or Purchase
Authorization against an equal number of shares of Common Stock owned by the Participant,
which may be accomplished by attestation by the Participant as to such shares owned. If shares
of Common Stock are to be used to pay the exercise price of an Incentive Option, the Company
must be furnished with evidence satisfactory to it prior to such payment that the acquisition
of such shares and their transfer in payment of the exercise price satisfy the requirements of
Section 422 of the Code and other applicable laws.
	 
	 	(f)	 	Withholding Taxes; Delivery of Shares. The Company’s obligation to deliver Shares
upon exercise of an Option or upon purchase pursuant to a Purchase Authorization or issuance
pursuant to a Stock Bonus shall be subject to the Participant’s satisfaction of all
applicable income, employment and non-resident tax withholding obligations. Without limiting
the generality of the foregoing, the Company shall have the right to deduct from payments of
any kind otherwise due to

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	 	 	 	the Participant any taxes of any kind required by law to be withheld with respect to any
Common Stock issued upon exercise of Options or purchased or issued pursuant to Purchase
Authorizations (to the extent the Participant, if a U.S. resident, files an election under
Section 83(b) of the Code) or which become vested pursuant to Purchase Authorizations (if, in
the case of a Participant who is a U.S. resident, no election under Section 83(b) of the Code
is filed) or Stock Bonuses. Payment of withholding taxes may be made

	 	(i)	 	by cash,
	 
	 	(ii)	 	subject to Section 9(g) below, through the surrender (by actual or deemed
delivery) of shares of Common Stock which the Participant already owns and which, except
to the extent otherwise permitted by the Board in any instance, have been owned by the
Participant for at least six months prior to the date of delivery or deemed delivery of
such Shares (or such other period as may be required to avoid a charge to the Company’s
earnings) or were not acquired, directly or indirectly, from the Company (provided,
that, in the case of Participants who are resident in the United States, such shares of
Common Stock are registered under the Exchange Act), or
	 
	 	(iii)	 	to the extent of the minimum applicable federal, state and/or provincial
withholding rate only, through the surrender of shares of Common Stock to which the
Participant is otherwise entitled under the Plan, subject to the discretion of the
Board to require payment in cash if it determines that payment by other methods is not
in the best interests of the Company.

	 	(g)	 	Restrictions. A Participant who is a resident of Ontario shall only be permitted to
(i) pay the exercise price or purchase price of an Option by actual delivery or deemed
delivery and assignment to the Company of Common Stock pursuant to Section 9(e)(iii)III above,
or (ii) pay withholding taxes by the surrender (by actual or deemed delivery) of shares of
Common Stock which the Participant already owns pursuant to Section 9(f) above, if the
aggregate number, or, in the case of debt securities that are Convertible Securities,
Exchangeable Securities or Multiple Convertible Securities, the aggregate principal amount, of
securities acquired by the Company within a 12 month period for such purpose(s) does not
exceed 5% of the outstanding shares of Common Stock at the beginning of the period.
	 
	 	(h)	 	Non-Transferability. Except as the Board may otherwise specify in an Award (which it
shall not do in any Incentive Option Award), no Option or Purchase Authorization shall be
transferable by the Participant otherwise than by will or the laws of descent or
distribution, and each Option or Purchase Authorization shall be exercisable during the
Participant’s lifetime only by the Participant. References to a Participant, to the extent
relevant in the context, shall include references to authorized transferees.
	 
	 	(i)	 	Termination of Options and Purchase Authorizations. Each Purchase Authorization
shall terminate and may no longer be exercised if the Participant ceases

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	 	 	 	for any reason to provide Services. Except to the extent the Board provides specifically in a
grant form or agreement for a lesser period (or a greater period, in the case of Options other
than Incentive Options only), each Option shall terminate and may no longer be exercised if
the Participant ceases for any reason to render continuous Service, in accordance with the
following provisions:

	 	(i)	 	if the Participant resigns from Service, the Option shall terminate on the date that
is thirty (30) days after the date of such resignation;
	 
	 	(ii)	 	if the Participant ceases to render Service for any reason other than death or
Disability, the Participant may, at any time within a period of three (3) months after
the date of such cessation of Service, exercise the Option to the extent that the Option
was exercisable on the date of such cessation;
	 
	 	(iii)	 	if the Participant ceases to render Service because of Disability (as determined
by the Board), the Participant may, at any time within a period of one (1) year after
the date of such cessation of Service, exercise the Option to the extent that the Option
was exercisable on the date of such cessation; and
	 
	 	(iv)	 	if the Participant ceases to render Service because of death, the Option, to the
extent that the Participant was entitled to exercise it on the date of death, may be
exercised within a period of one (1) year after the Participant’s death by the person or
persons to whom the Participant’s rights under the Option pass by will or by the laws of
descent or distribution;

	 	 	 	provided, however, that no Option or Purchase Authorization may be exercised to any extent by
anyone after the date of its expiration; and provided, further, that Options and Purchase
Authorizations may be exercised at any time only as to Shares which at such time are
available for acquisition pursuant to the terms of the applicable grant form or agreement.
	 
	 	 	 	The Board shall have full power and authority to extend the period of time for which an
Option is to remain exercisable following termination of Participant’s Service from the
periods set forth in subsection 9(i)(i), (ii), (iii) or (iv) above or in the applicable grant
form of agreement to such greater time as the Board shall deem appropriate, provided that in
no event shall such Option be exercisable later than the date of expiration of the term of
such Option as set forth in the grant form or agreement.
	 
	 	 	 	For the purposes of the Plan, the date of the cessation of Services shall be the date of
actual cessation of Services as determined by the Company Group without reference to any
period of notice of termination of employment that any member of the Company Group may be
required to provide at law or pursuant to the terms of any employment agreement between the
Participant and any member of the Company Group.
	 
	 	(j)	 	Rights as Stockholder. A Participant shall have no rights as a stockholder with
respect to any Shares covered by an Award until the date of issuance of a stock

13 of 18

 

	 	 	 	certificate in the Participant’s name for such Shares. The Company shall issue (or
cause to be issued) such stock certificate promptly upon exercise of
any Option or
Purchase Authorization or promptly upon issuance of a Stock Bonus.
	 
	 	(k)	 	Repurchase of Shares by the Company. Any Shares acquired upon
exercise of an Option or pursuant to a Purchase Authorization or Stock Bonus and
any gain realized upon exercise of any Options may in the discretion of the Board
be subject to repurchase by or forfeiture to the Company if and to the extent and
at the repurchase price, if any, specifically set forth in the grant form or
agreement pursuant to which the Shares were acquired or in any separate
repurchase agreement attached to or required by such Award grant form or
agreement. Certificates representing Shares subject to such repurchase or
forfeiture may be subject to such escrow and stock legending provisions as may be
set forth in the Award grant form or agreement pursuant to which the Shares were
acquired.
	 
	 	(l)	 	10% Stockholder. If any Participant to whom an Incentive Option is
granted pursuant to the provisions of the Plan is on the date of grant the owner
of stock (as determined under Section 424(d) of the Code) possessing more than
10% of the total combined voting power of all classes of stock of the Company,
its parent, if any, or subsidiaries, then the following special provisions shall
be applicable:

	 	(i)	 	The exercise price per Share subject to such Option shall not be
less than 110% of the fair market value of each Share on the date of grant; and
	 
	 	(ii)	 	The Option shall not have a term in excess of five (5) years from the date of
grant.

	 	(m)	 	Right to Terminate Service. Nothing contained in the Plan or in any
Award granted hereunder shall restrict the right of any member of the Company
Group to terminate the employment of any Participant or other Service by the
Participant at any time and for any reason.

	10.	 	Restrictions on Incentive Options.
	 
	 	 	Incentive Options granted under this Plan shall be specifically designated as such and
shall be subject to the additional restriction that the aggregate fair market value,
determined as of the date the Incentive Option is granted, of the Shares with respect
to which Incentive Options are exercisable for the first time by a Participant during
any calendar year shall not exceed US$100,000. If an Incentive Option which exceeds
the US$100,000 limitation of this Section 10 is granted, the portion of such Option
which is exercisable for Shares in excess of the US$100,000 limitation shall be
treated as a Nonqualified Option pursuant to Section 422(d) of the Code. In the event
that such Participant is eligible to participate in any other stock incentive plans of
the Company, its parent, if any, or a subsidiary which are also intended to comply
with the provisions of Section 422 of the Code, such annual limitation shall apply to
the aggregate number of shares for which options may be granted under all such plans.

14 of 18

 

	 	 	 	The Company shall have no liability to a Participant, or any other party, if an Option
(or any part thereof) intended to be an Incentive Option is not an Incentive Option.
	 
	 	11.	 	Dissolution or Liquidation.
	 
	 	 	 	Prior to any dissolution or liquidation of the Company (an
“Event”), the Board may
decide to terminate each outstanding Option and Purchase Authorization. If the Board so
decides, each Option and Purchase Authorization shall terminate as of the effective date of
the Event, but the Board shall suspend the exercise of all outstanding Options and Purchase
Authorizations at a reasonable time prior to the Event, giving each person affected thereby
not less than fourteen days written notice of the date of suspension, prior to which date
such person may purchase in whole or in part the Shares otherwise available to him as of the
date of purchase. For purposes of this section, the Shares available to any person as of the
date of purchase shall include all Shares issuable under any accelerated Awards of such
person pursuant to Section 13 below. In addition, the Board may provide for a Participant to
have the right to exercise his or her Option or Purchase Authorization as to all the Shares
covered thereby, including Shares as to which the Option or Purchase Authorization would not
otherwise be exercisable. The Board may specify the effect of a liquidation or dissolution on
any Purchase Authorization or other Award granted under the Plan at the time of the grant of
such Award. If the Event is not consummated, the suspension shall be removed and all Awards
shall continue in full force and effect, subject to their terms.
	 
	 	12.	 	Adjustment in Shares.
	 
	 	 	 	Appropriate adjustment shall be made by the Board in the maximum number of Shares
subject to the Plan and in the number, kind, and exercise price of Shares covered by
outstanding Awards granted hereunder to give effect to any stock dividends, stock splits,
stock combinations, recapitalizations and other similar changes in the capital structure of
the Company after the Effective Date of the Plan. In the event of a change of the Common
Stock resulting from a merger or similar reorganization as to which the Company is the
surviving corporation, the number and kind of Shares which thereafter may be purchased
pursuant to an Award under the Plan and the number and kind of Shares then subject to Awards
granted hereunder and the price per Share thereof shall be appropriately adjusted in such
manner as the Board may deem equitable to prevent dilution or enlargement of the rights
available or granted hereunder. The Board’s determination in any specific situation shall be
final, binding and conclusive. Except as expressly provided herein, no issuance by the
Company of shares of stock of any class, or securities convertible into shares of stock of
any class, shall affect, and no adjustment by reason thereof shall be made with respect to,
the number or price of shares of Common Stock subject to an Award.
	 
	 	13.	 	Acquisition Events.

	 	 	(a)	 	An “Acquisition Event” shall mean:

	 	(i)	 	any merger or consolidation after which the voting securities of the
Company outstanding immediately prior thereto represent (either by remaining
outstanding or by being converted into voting securities of the surviving or

15 of 18

 

	 	 	 	acquiring entity) less than 50% of the combined voting power of the voting
securities of the Company or such surviving or acquiring entity outstanding
immediately after such event; or
	 
	 	(ii)	 	any sale of all or substantially all of the assets or capital stock
of the Company (other than in a spin-off or similar transaction); or
	 
	 	(iii)	 	any other acquisition of the business of the Company, as determined
by the Board.

	 	(b)	 	Unless otherwise expressly provided in the applicable Award, upon the occurrence of
an Acquisition Event, the Board or the board of directors of any entity assuming the
obligations of the Company hereunder (as used in this
Section 13, also the “Board”)
shall, as to outstanding Options and Purchase Authorizations, either (i) make
appropriate provision for the continuation of such Options and
Purchase
Authorizations by substituting on an equitable basis for the shares then subject to
such Options or Purchase Authorizations either (a) the consideration payable with
respect to the outstanding shares of Common Stock in connection with the
Acquisition Event, (b) shares of stock of the surviving or successor corporation or (c)
such other securities as the Board deems appropriate, the fair market value of which
shall not materially differ from the fair market value of the shares of Common Stock
subject to such Options and Purchase Authorizations immediately preceding the
Acquisition Event; or (ii) upon written notice to the Participants, provide that all
Options and Purchase Authorizations must be exercised, to the extent then exercisable
or to be exercisable as a result of the Acquisition Event, within a specified number of
days of the date of such notice, at the end of which period the Options and Purchase
Authorizations shall terminate; or (iii) terminate all Options and
Purchase
Authorizations in exchange for a cash payment equal to the excess of the fair market
value of the Shares subject to such Options and Purchase Authorizations (to the
extent then exercisable or to be exercisable as a result of the Acquisition) over the
exercise price thereof.
	 
	 	(c)	 	Upon the occurrence of any Acquisition Event, the repurchase and other rights of
the
Company under each outstanding Award shall inure to the benefit of the Company’s
successor and shall apply to the cash, securities or other property which the Common
Stock was converted into or exchanged for pursuant to such Acquisition Event in the
same manner and to the same extent as they applied to the Common Stock subject to
such Award.
	 
	 	(d)	 	The Board shall specify the effect of an Acquisition Event on any other Award
granted under the Plan at the time of the grant of such Award.

	14.	 	Investment Representations; Transfer Restrictions.
	 
	 	 	The Company may require Participants, as a condition of acquiring Shares pursuant to
Awards hereunder, to give written assurances in substance and form satisfactory to the Company
to the effect that such person is acquiring the Shares for the Participant’s own

16 of 18

 

	 	 	account for investment and not with any present intention of selling or otherwise
distributing the same, and to such other effects as the Company deems necessary or
appropriate (including without limitation confirmation that the Participant is aware of any
applicable restrictions on transfer of the Shares, as specified in the by-laws of the Company
or otherwise) in order to comply with federal and applicable state, provincial or other
securities laws.
	 
	15.	 	Lock-up Agreement.
	 
	 	 	If requested in writing by the Company or any underwriter of the securities of the Company,
each Participant shall agree not to sell or otherwise transfer or dispose of any of the
Shares for a period not to exceed 180 days following the effective date of a registration
statement or receipt date of a (final) prospectus of the Company and, at the Company or such
underwriter’s request, shall sign a lock-up agreement to such effect.
	 
	16.	 	Securities Law Compliance.
	 
	 	 	While the Plan is intended to satisfy Section 25102(o) of the California Corporations Code,
SEC Rule 701, and MI 45-105, Options may be granted under the Plan in reliance upon other
state, U.S. federal or provincial securities law exemptions and to the extent another
exemption is relied upon, the terms of the Plan which are required only because of the
California Corporations Code, SEC Rule 701, and MI 45-105, as
applicable, need not apply.
	 
	17.	 	Termination or Amendment of Plan.
	 
	 	 	The Board may by written action at any time terminate the Plan or make such changes in or
additions to the Plan (including, without limitation, the creation or authorization of any
Sub-Plan as contemplated by Section 6(f)) as it deems advisable without further action on the
part of the stockholders of the Company, provided:

	 	(a)	 	that no such termination or amendment shall adversely affect or impair any then
outstanding Award or related agreement without the consent of the Participant
holding such Award or related agreement; and
	 
	 	(b)	 	that if the Plan itself shall have been approved by the stockholders of the
Company,
no such amendment which, pursuant to (i) the Code, (ii) the Exchange Act, or the
regulations thereunder, (iii) any rules and regulations of any stock exchange or
consolidated stock price reporting system on which prices for the Common Stock are
quoted at any time, (iv) MI 45-105, or (v) any other applicable federal, state or
foreign laws, rules and regulations requiring action by the stockholders, requires
action by the stockholders may be made without obtaining, or being conditioned
upon, stockholder approval.

	 	 	 	With the consent of the Participant affected, the Board may amend outstanding Awards or
related agreements in a manner not inconsistent with the Plan. The Board shall have the
right to amend or modify the terms and provisions of the Plan and of any outstanding
Incentive Options granted under the Plan to the extent necessary to qualify any or all such

17 of 18

 

	 	 	Options for such favorable federal income tax treatment (including deferral of taxation upon
exercise) as may be afforded incentive stock options under Section 422 of the Code.

18 of 18exv10w14

Exhibit 10.14

Execution

OFFICE
LEASE

BETWEEN

TRANSWESTERN
BRICKSTONE SQUARE, L.L.C., AS LANDLORD

AND

SIGE SEMICONDUCTOR, INC., AS TENANT

BRICKSTONE SQUARE

ANDOVER, MASSACHUSETTS

 

TABLE
OF CONTENTS

	 	 	 	 	 

	1. Definitions
	 	 	1	 
	2. Lease Grant/Possession
	 	 	4	 
	3. Use
	 	 	5	 
	4. Rent
	 	 	6	 
	5. Security Deposit
	 	 	8	 
	6. Services to be Furnished by Landlord
	 	 	8	 
	7. Leasehold Improvements; Tenant’s Property
	 	 	9	 
	8. Signage
	 	 	10	 
	9. Maintenance, Repairs and Alterations
	 	 	10	 
	10. Use of Electrical Services by Tenant
	 	 	11	 
	11. Assignment and Subletting
	 	 	12	 
	12. Mechanic’s Liens
	 	 	14	 
	13. Insurance
	 	 	14	 
	14. Indemnity
	 	 	16	 
	15. Damages from Certain Causes
	 	 	17	 
	16. Casualty Damage
	 	 	17	 
	17.
Condemnation
	 	 	18	 
	18. Events of Default
	 	 	18	 
	19. Remedies
	 	 	18	 
	20. No Waiver
	 	 	22	 
	21. Peaceful Enjoyment
	 	 	22	 

i

 

	 	 	 	 	 

	22. Substitution
	 	 	22	 
	23. Holding Over
	 	 	22	 
	24. Subordination to Mortgage; Estoppel Certificate
	 	 	22	 
	25. Notice
	 	 	23	 
	26. Surrender of Premises
	 	 	23	 
	27. Rights Reserved to Landlord
	 	 	24	 
	28. Miscellaneous
	 	 	24	 
	29. No Offer
	 	 	26	 
	30. Entire Agreement
	 	 	26	 
	31. Limitation of Liability
	 	 	26	 
	32. Landlord’s Default
	 	 	27	 
	33. OFAC Certification
	 	 	27	 
	EXHIBIT A —  OUTLINE AND LOCATION OF PREMISES
	 	 	 	 
	EXHIBIT B —  RULES AND REGULATIONS
	 	 	 	 
	EXHIBIT C —  PAYMENT OF BASIC COSTS
	 	 	 	 
	EXHIBIT D —  WORK LETTER
	 	 	 	 
	EXHIBIT E —  ADDITIONAL PROVISIONS
	 	 	 	 
	EXHIBIT F —  COMMENCEMENT LETTER
	 	 	 	 
	EXHIBIT G —  TENANT’S PARKING AREA
	 	 	 	 
	EXHIBIT H —  OFFER SPACE
	 	 	 	 
	EXHIBIT I —  CLEANING SPECIFICATIONS
	 	 	 	 

ii

 

OFFICE LEASE

     This Office Lease (the “Lease”) is made and entered into on this the 31st day of
January, 2011, between TRANSWESTERN BRICKSTONE SQUARE, L.L.C.,
a Delaware limited liability
company (“Landlord”), and SIGE SEMICONDUCTOR, INC., a Delaware corporation (“Tenant”).

W I T N E S S E T H:

     1. Definitions. The following are definitions of some of the defined terms used in this Lease.
The definitions of other defined terms are found throughout this Lease.

          A.
“Additional Rent” shall mean Tenant’s Pro Rata Share (as hereinafter defined) of Basic
Costs (hereinafter defined) and Tenant’s Pro Rata Share of Taxes (hereinafter defined) and any
other sums (exclusive of Base Rent) that are required to be paid to Landlord by Tenant hereunder,
which sums are deemed to be Additional Rent under this Lease.

          B.
“Base Rent”: Base Rent shall be paid according to the following schedule, subject to the
provisions of Section 4 hereof. For the purposes of this Section 1B, “Lease Year” shall mean the
twelve (12) month period commencing on the Commencement Date, and on each anniversary of the
Commencement Date (or portion thereof ending on the Expiration Date); provided, however, that if
the Commencement Date is not the first day of a calendar month, the first Lease Year shall end at
midnight on the last day of the calendar month which includes the first anniversary of the
Commencement Date; and provided further that the Free Rent Period (defined below) shall be included
in the first (1st) Lease Year and the last or fifth (5th) Lease Year shall
include the additional period through the Expiration Date (defined below).

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	MONTHLY	 
	PERIOD	 	ANNUAL BASE RENT	 	 	INSTALLMENTS OF 

BASE RENT	 
	First Lease Year*
	 	$	200,475.00	 	 	$	16,706.25	 
	Second Lease Year
	 	$	206,550.00	 	 	$	17,212.50	 
	Third Lease Year
	 	$	212,625.00	 	 	$	17,718.75	 
	Fourth Lease Year
	 	$	218,700.00	 	 	$	18,225.00	 
	Fifth Lease Year
	 	$	224,775.00	 	 	$	18,731.25	 

 

			
	*	 	Free Rent Period. Notwithstanding the foregoing, Tenant shall be entitled to an abatement of
the monthly installments of Base Rent (but not any other amounts due hereunder, such as Tenant’s
Pro Rata Share of Basic Costs and Taxes as and to the extent same are payable pursuant hereto), or
so-called “free rent” period, for the first (1st) three (3) full calendar months following

1

 

	
	the Commencement Date (e.g., anticipated to be May, June and July, 2011) set forth above
(“Free Rent Period”), so long as Tenant is not in default of this Lease beyond any
applicable notice or cure period(s).

The Base Rent due for the first month during the Lease Term (hereinafter defined) shall be paid by
Tenant to Landlord contemporaneously with Tenant’s execution hereof.

          C.
“Base Year” shall mean calendar year 2011 with respect to Basic Costs (as defined on
Exhibit C attached hereto) and the Tax Fiscal Year 2012 (e.g., ending June 30, 2012) with respect
to Taxes (as defined on Exhibit C attached hereto).

          D.
“Basic Costs” is defined in Exhibit C attached hereto.

          E.
“Broker” shall mean, collectively, Colliers Meredith & Grew
and CresaPartners.

          F.
“Building” shall mean the office building at 200 Brickstone Square, Andover,
Massachusetts, at the Project currently known as “Brickstone Square”.

          G.
“Business Day(s)” shall mean Mondays through Fridays exclusive of the “Normal Business
Holidays” which shall consist of New Year’s Day, Memorial Day, Independence Day, Labor Day,
Thanksgiving Day, Christmas Day (and the following day when any such day occurs on Sunday).

          H.
“Common Areas” shall mean those areas located within the Building or on the Property
designated by Landlord, from time to time, for the common use or benefit of tenants generally
and/or the public.

          I.
“Default Rate” shall mean the lower of (i) ten percent (10%) per annum, or (ii)
the highest rate of interest from time-to-time permitted under applicable federal and state law.

          J. Intentionally Omitted.

          K.
“Lease Term” shall mean a period of sixty-two
(62) months commencing on May 1, 2011 (the
“Commencement Date”) and, unless sooner terminated as provided herein, ending on June 30, 2016 (the
“Expiration Date”).

          L.
“Normal Business Hours” for the Building shall mean 8:00 a.m. to 6:00 p.m.
Mondays through Fridays, and 8:00 a.m. to 1:00 p.m. on Saturdays, exclusive of Normal Business
Holidays.

          M.
“Notice Addresses” shall mean the following addresses for Tenant and Landlord,
respectively:

Tenant:

SiGe Semiconductor

1050 Morrison Drive, Suite 100

Ottawa, ON
K2h 8K7
 Attn:
Facilities

2

 

Landlord:

c/o CB Richard Ellis/New England

200 Brickstone Square, Andover MA 01810 
Attn:
General Manager

with a copy to:

Transwestern Investment Company 

150
North Wacker Drive, Suite 800

Chicago, IL 60606 

Attn: Owner’s
Representative

and to:

Drane, Freyer and
Lapins

150
North Wacker Drive 
8th
Floor

 Chicago, IL 60606

Attn: Wendy Freyer, Esq.

Payments of Rent only shall be made payable to the order of:

Transwestern Brickstone Square, L.L.C. 

at the following
address:

Transwestern Brickstone Square, L.L.C.

c/o CB Richard Ellis/New England

111 Huntington Avenue, Boston MA 02199

or such other name and address as Landlord shall, from time to time, designate in
writing.

          N. “Permitted Use” shall mean general office use which shall include, upon reasonable prior
written notice to Landlord, R&D, development and testing (including electronic testing)
laboratories or any other lawful use consistent with the use, operation and character of the
Project as a first-class office building project and not in violation of any then current restrictions on Landlord, and no other use or purpose.

          O. “Premises” shall mean the office space located within the Building and outlined on Exhibit A to this Lease. If the Premises include one or more floors in their entirety, all corridors and
restroom facilities located on such full floor(s) shall be considered part of the
Premises.

3

 

          P. “Project” shall mean the buildings known and numbered as 100,200 and 300 Brickstone Square
and the other buildings and improvements (including parking facilities) and common areas and
facilities serving same from time to time known as Brickstone Square.

          Q. “Property” shall mean the Project and the parcel(s) of land on which it is located, other
improvements located on such land, adjacent parcels of land that Landlord operates jointly with the
Project, and other buildings and improvements located on such adjacent parcels of land included
therein.

          R. “Rentable Area in the buildings within the Project” shall mean 972,777 square feet (which
Rentable Area does not include the cafeteria or fitness center currently located within the
Project).

          S. “Rentable Area in the Premises” shall mean 12,150 square feet. Landlord and Tenant each
have had the opportunity to review such Rentable Area calculation with respect to the Premises,
which was calculated substantially in accordance with the methods of measuring rentable area
described in the American National Institute Publication ANSI Z65.1-1996, as promulgated by the
Building Owners and Managers Association.

          T. “Security Deposit” shall mean the sum of Thirty-Five Thousand Four Hundred Thirty-Seven and
50/100 Dollars ($35,437.50). The Security Deposit shall be paid by Tenant to Landlord
contemporaneously with Tenant’s execution hereof.

          U. “Tax Fiscal Year” shall mean the 12-month fiscal year for the Town of Andover,
Massachusetts, which currently commences on July 1 of each calendar year and ends on June 30 of
each subsequent calendar year.

          V. “Taxes” is defined in Exhibit C attached hereto.

          W. “Tenant’s Pro Rata Share” shall mean one and one-quarter percent (1.25%).

     2. Lease Grant/Possession.

          A. Subject to and upon the terms herein set forth, Landlord leases to Tenant and Tenant leases
from Landlord the Premises on an “as is”, “where-is” basis (except as may otherwise expressly be
set forth herein), together with the right, in common with others, to use the Common Areas. By
taking possession of the Premises, Tenant is deemed to have accepted the Premises and agreed that
the Premises is in good order and satisfactory condition, with no representations or warranties of
any kind or nature, expressed or implied, by Landlord as to the condition of the Premises or the
Building or suitability thereof for Tenant’s use (except as may otherwise expressly be set forth
herein). Notwithstanding the foregoing, Landlord shall deliver the Premises on the Commencement
Date with the building systems (including mechanical, plumbing, electrical, and HVAC systems)
serving the Premises in good working order.

          B. Notwithstanding anything to the contrary contained in this Lease, if Landlord is unable to
tender possession of any portion of the Premises on the date possession is to be delivered due, by
way of example and not limitation, the termination of the sublease

4

 

pursuant to which Tenant is currently occupying the Premises and the holding over of the
direct tenant, this Lease shall not be void or voidable or otherwise affected and Tenant shall have
no claim for damages against Landlord. Landlord shall use reasonable efforts to regain possession
of the Premises in order to deliver the same to Tenant. If the Commencement Date as set forth in
Section 1K is a specified date, the Commencement Date shall be postponed until the date Landlord
delivers possession of the Premises to Tenant, the Expiration Date shall, at the option of
Landlord, correspondingly be postponed on a per diem basis, and, upon the determination of the
actual Commencement Date and the actual Expiration Date, Landlord and Tenant shall each execute and
promptly deliver a Commencement Letter in the form of Exhibit F attached hereto.

          C. Intentionally Omitted.

          D. Tenant shall have, as appurtenant to the Premises, the nonexclusive right to use and to
permit its invitees to use in common with others, public or common lobbies, hallways, stairways,
passenger elevators and sanitary facilities in the Building necessary for Tenant’s use and
occupancy of the Premises, and the sidewalks and driveways and (as provided in this Lease) the
parking facilities serving the Project. Such rights shall always be subject to reasonable rules and
regulations from time to time established by Landlord by prior written notice, and shall be subject
to the right of Landlord to designate and change from time to time areas and facilities to be so
used. During Normal Business Hours, the Building shall be open and access to the Premises shall be
freely available, subject to interruption due to causes beyond Landlord’s reasonable control.
During periods other than Normal Business Hours, Landlord shall provide means of access to the
Premises, subject to security restrictions on such access, twenty-four (24) hours a day, seven (7)
days a week. Access to the Premises during Normal Building Operating Hours and at other times
shall always be subject to reasonable rules and regulations therefor from time to time established
by Landlord by prior written notice. Tenant acknowledges that, in all events, Tenant is responsible
for providing security to the Premises and its own personnel, and, to the maximum extent this
agreement may be made effective according to law, Tenant shall indemnify, defend with counsel of
Landlord’s selection, and save Landlord harmless from any claim for injury to person or damage to
property asserted by any personnel, employee, guest, invitee or agent of Tenant which is suffered
or occurs in or about the Premises or in or about the Building or the Project by reason of the act
of any intruder or any other person in or about the Premises or the Building or the Project.

          E. Current Condition. Landlord warrants and represents to Tenant that, as of the date hereof,
it has received no written notice, and otherwise has no actual knowledge, that the Premises is in
violation of any applicable governmental regulations, ordinances, and/or laws existing as of the
date hereof (including, but not limited to, any laws pertaining to disabled access or persons
(including, without limitation, the Americans With Disabilities Act
(the “ADA”)) and laws pertaining
to hazardous materials, and that Landlord has no knowledge of any hazardous materials in the
Premises in violation of any applicable laws as of the date hereof.

     3. Use. The Premises shall be used for the Permitted Use and for no other
purpose. Tenant agrees not to use or permit the use of the Premises for any purpose which is illegal or
dangerous, which creates a nuisance or which would increase the cost of insurance coverage with
respect to the Building. Tenant will conduct its business and control its agents, servants,
employees, customers, licensees, and invitees in such a manner as not to interfere with or disturb

5

 

other tenants or Landlord in the management of the Project or Property. Tenant will maintain
the Premises in a clean and healthful condition, and comply with all laws, ordinances, orders,
rules and regulations of any governmental entity with reference to the use, condition,
configuration or occupancy of the Premises. Tenant shall not, and shall not allow its employees,
agents, contractors or invitees, to bring into the Building or the Premises any dangerous or
hazardous materials, except for customary office and cleaning supplies, provided Tenant uses,
stores and disposes of the same in compliance with all applicable law. Should Tenant bring use,
store or treat any dangerous or hazardous materials in or upon the Premises or the Building, Tenant
shall, at Landlord’s reasonable request, provide Landlord with relevant information relating to
such materials (e.g., a copy of its most current materials list and transportation and removal
manifests) and shall indemnify and hold Landlord harmless from all claims, liens, losses, damages
and expenses, including without limitation reasonable attorneys’ fees and expenses, resulting from
any use, storage or release of such materials at the Premises in violation of any applicable law.
Tenant, at its expense, will comply with the rules and regulations of the Building attached hereto
as Exhibit B and such other rules and regulations adopted and altered by Landlord from time-to-time
and will cause all of its agents, employees, invitees and visitors to do so. All such changes to
rules and regulations will be reasonable and shall be sent by Landlord to Tenant in writing. In the
event of a conflict between the rules and regulations and the terms of this Lease, the terms of
this Lease shall control. Landlord shall not knowingly enforce the rules and regulations against
Tenant in a discriminatory manner.

     4. Rent.

          A. Tenant covenants to pay to Landlord during the Lease Term, without any setoff or deduction
except as may be otherwise expressly provided herein, the full amount of all Base Rent and
Additional Rent due hereunder and the full amount of all such other sums of money as shall become
due under this Lease, all of which hereinafter may be collectively called “Rent.” In addition,
Tenant shall pay, as Additional Rent, all rent, sales and use taxes or other similar taxes, if any,
levied or imposed by any city, state, county or other governmental body having authority, such
payments shall be equitably allocated as reasonably determined by Landlord, and shall be in
addition to all other payments required to be paid to Landlord by Tenant under this Lease. Such
payments shall be paid concurrently with the payments of the Rent on which the tax is based. Base
Rent and Additional Rent for each calendar year or portion thereof during the Lease Term, shall be
due and payable in advance in monthly installments on the first day of each calendar month during
the Lease Term, without demand. If the Lease Term commences on a day other than the first day of a
month or terminates on a day other than the last day of a month, then the installments of Base Rent
and Additional Rent for such month or months shall be prorated, based on the number of days in such
month. All amounts received by Landlord from Tenant hereunder shall be applied first to the
earliest accrued and unpaid Rent then outstanding. Tenant’s covenant to pay Rent shall be
independent of every other covenant set forth in this Lease.

          B. To the extent allowed by law, all installments of Rent not paid when due shall bear
interest at the Default Rate from the date due until paid, provided, Tenant shall be entitled to a
grace period of five (5) business days after notice from Landlord with respect to the first two (2)
late payments in any calendar year. In addition, if Tenant fails to pay any installment of Base
Rent and Additional Rent or any other item of Rent when due and payable

6

 

hereunder, a “Late Charge” equal to five percent (5%) of such unpaid amount will be due
and payable immediately by Tenant to Landlord, provided, Tenant shall be entitled to a grace
period of five (5) business days after notice from Landlord with respect to the first two (2)
late payments in any calendar year.

          C. The Additional Rent payable hereunder shall be adjusted from time-to-time in accordance
with the provisions of Exhibit C attached hereto.

7

 

     5. Security Deposit. During the Lease Term, and any extensions thereof, and for sixty
(60) days after the expiration of the Lease Term, or for so long thereafter as Tenant is in
possession of the Premises (or any portion thereof) or has unsatisfied obligations under this Lease
to Landlord, the Security Deposit shall be held by Landlord without liability for interest and as
security for the full and timely performance by Tenant of Tenant’s covenants and obligations under
this Lease, it being expressly understood that the Security Deposit shall not be considered an
advance payment of Rent or a measure of Tenant’s liability for damages in case of any failure by
Tenant to perform any of Tenant’s covenants or obligations hereunder. Landlord shall not be
required to keep the Security Deposit separate from its other accounts, shall have no fiduciary
responsibilities or trust obligations whatsoever with regard to the Security Deposit. Tenant shall
have no right to require Landlord to so draw and apply the Security Deposit, nor shall Tenant be
entitled to credit the same against Rent or other sums payable hereunder.
Landlord may, from time-to-time, without prejudice to any other remedy, use the Security
Deposit to the extent necessary to cure or attempt to cure, in whole or in part, any failure by
Tenant to perform any of Tenant’s covenants or obligations hereunder, without waiving any rights or
remedies as a result such failure. Following any such application of the Security Deposit, Tenant
shall pay to Landlord within ten (10) business days after demand the amount so applied in order to
restore the Security Deposit to its original amount. If Tenant does not have any unsatisfied
obligations hereunder at the termination of this Lease (or thereafter if Tenant is in possession of
the Premises (or any portion thereof)), the balance of the Security Deposit remaining after any
such application shall be returned by Landlord to Tenant within sixty (60) days thereafter. If
Landlord transfers its interest in the Premises during the Lease Term, Landlord shall assign the
Security Deposit to the transferee and thereafter shall have no further liability for the return of
such Security Deposit. At Tenant’s option, Tenant may elect to replace the Security Deposit with a
clean, irrevocable letter of credit in the amount of the Security Deposit satisfactory in form and
content to Landlord and issued by an FDIC insured bank located in Boston reasonably satisfactory to
Landlord in favor of the Landlord which Landlord may hold subject to the terms and conditions
hereof as if same was the Security Deposit. If the Security Deposit is in the form of a letter of
credit, during the entire Term hereof, including any extension thereof, Tenant shall cause said
letter of credit to be renewed, satisfactory in form and content to Landlord, no later than thirty
(30) days prior to the date of expiration of same. Without limiting any other remedies of Landlord,
in the event that Tenant fails to renew any letter of credit given hereunder at least thirty (30)
days prior to the date of expiration thereof, then Landlord shall have the right to draw down the
entire amount of said letter of credit and hold such sums as a cash deposit. In the event of a
change of circumstance relating to the bank issuing the letter of credit, or Landlord otherwise
reasonably believes the financial conditions of the issuing bank has been degraded, Landlord
reserves the right to require Tenant to replace the letter of credit from time to time with a
substitute similar letter of credit issued by another bank satisfactory to Landlord.

     6. Services to be Furnished by Landlord.

          A. Landlord shall furnish the following services: (i) heating and air conditioning during
Normal Business Hours to provide a temperature condition required, in
Landlord’s commercially reasonable judgment, for comfortable occupancy of the Premises
(approximately between 68° — 72° (F) during seasonal weather conditions) under normal business
operations and consistent with buildings in the local market comparable to the Building; provided
that Tenant shall be responsible for the electricity necessary to operate the air

8

 

conditioning serving the Premises during any period when such service is separately metered
pursuant to the last sentence of Section 10; (ii) water for drinking, and, subject to Landlord’s
approval, water at Tenant’s expense for any private restrooms and office kitchen requested by
Tenant; (iii) janitorial service in the Premises and Common Areas on Business Days pursuant to the
Cleaning Specifications attached hereto as Exhibit I as the same may be amended in a commercially
reasonable manner from time to time; (iv) electricity to the Premises for general office use, in
accordance with and subject to the terms and conditions of Section 10 of this Lease and (v)
passenger elevator service, 24 hours a day, 7 days a week; and freight elevator service on Business
Days, upon request of Tenant and subject to scheduling and charges by Landlord.

          B. If Tenant requests any other utilities or Building services in addition to those
identified in Section 6A, or any of the above utilities or Building services in frequency, scope,
quality or quantities substantially greater than the standards set by Landlord for the Building,
then Landlord shall use reasonable efforts to attempt to furnish Tenant with such additional
utilities or Building services. Landlord may impose a reasonable charge for such additional
utilities or Building services, which shall be paid monthly by Tenant as Additional Rent on the
same day that the monthly installment of Base Rent is due.

          C. Except as may be otherwise expressly provided herein, the failure by Landlord to any extent
to furnish, or the interruption or termination of utilities and Building services identified in
Section 6A in whole or in part, resulting from adherence to laws , regulations and administrative
orders, wear, use, repairs, improvements, alterations or any causes shall not render Landlord
liable in any respect nor be construed as an actual or constructive eviction of Tenant, nor give
rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or
agreement hereof, except as otherwise expressly provided in this Lease.

          D. Notwithstanding anything to the contrary contained in this Section 6, if: (i) Landlord
ceases to furnish any service in the Building for a period in excess of five (5) consecutive
Business Days after Tenant notifies Landlord of such cessation (the “Interruption Notice”);
(ii) such cessation does not arise as a result of an act or omission of Tenant (or its
employees, contractors, invitees or agents); (iii) such cessation is not caused by a fire or other
casualty (in which case Section 16 shall control); (iv) such cessation of service is the result of
causes, events or circumstances within the Landlord’s reasonable control and the cure of such
interruption is within Landlord’s reasonable control ; and (v) as a result of such cessation, the
Premises or a material portion thereof, is rendered untenantable and Tenant in fact ceases to use
the Premises, or material portion thereof, then Tenant , as its sole remedy, shall be entitled to
receive an abatement of Base Rent payable hereunder during the period beginning on the sixth (6th)
consecutive Business Day after Landlord’s receipt of the Interruption Notice and ending on the day
when the service in question has been restored. In the event the entire Premises has not been
rendered untenantable by the cessation in service, the amount of abatement that Tenant is entitled
to receive shall be equitably prorated based upon the portion of the Premises so rendered
untenantable and not used by Tenant.

     7. Leasehold Improvements; Tenant’s Property. All fixtures, equipment, improvements and
appurtenances attached to, or built into, the Premises at the commencement of
or during the Lease Term, whether or not by, or at the expense of, Tenant (“Leasehold
Improvements”), shall be and remain a part of the Premises; shall be the property of Landlord;

9

 

and shall not be removed by Tenant except as expressly provided herein. All unattached and
moveable partitions, trade fixtures, moveable equipment or furniture located in the Premises and
acquired by or for the account of Tenant , without expense to Landlord, which can be removed
without structural or material damage to the Building or Premises, and all personalty brought into
the Premises by Tenant (“Tenant’s Property”) shall be owned and insured by Tenant; provided,
however, Tenant’s Property shall include such items even if purchased in whole or part with the
Improvement Allowance (as defined below). Landlord may, nonetheless, at any time prior to, or
within one (1) month after, the expiration or earlier termination of this Lease or Tenant’s right
to possession of the Premises: require Tenant to remove any Leasehold Improvements (the “Required
Removables”) at Tenant’s sole cost. Upon the termination of the Lease Term or the sooner
termination of Tenant’s right to possession of the Premises , Tenant shall remove Tenant ‘s
Property, all electronic, phone and data cabling exclusively serving the Premises (whether such
cabling is located within or outside of the Premises), and all Required Removables. Tenant shall,
at its sole cost and expense, repair any damage caused by such removal and perform such other work
as is reasonably necessary to restore the Premises to the same (or better) condition as they were
on the Commencement Date, subject to damage by casualty and taking as provided herein. If Tenant
fails to remove any of the foregoing items or to perform any required repairs and restoration, (i)
Landlord, at Tenant’s sole cost and expense, may remove the same (and repair any damage occasioned
thereby) and dispose thereof or deliver such items to any other place of business of Tenant,
or warehouse the same, and Tenant shall pay the cost of such removal, repair,
delivery, or warehousing of such items within five (5) days after demand from Landlord and (ii)
such failure shall be deemed a holding over by Tenant under Section 23 hereof until such failure is
rectified by Tenant or Landlord. Notwithstanding the foregoing, Tenant shall remove,
at its own expense and subject to its repair and restoration obligations hereunder, all laboratory
equipment, the emergency generator (UPS) and transformers installed by Tenant or Tenant’s
predecessor-in-interest, Palm, with Tenant representing and warranting to Landlord that Tenant has
the right, title and interest in the foregoing equipment. Notwithstanding the foregoing, Tenant
shall not be required to remove any existing walls in the laboratory portion of the Premises.

     8. Signage. Tenant shall not install any signage visible from the exterior of the Premises;
all signage shall be in the standard graphics for the Building and no others shall be
used or permitted without Landlord’s prior written consent. Landlord shall provide building
standard suite and lobby directory signage, along with a building standard identification panel on
the exterior monument sign of 200 Brickstone Square.

     9. Maintenance, Repairs and Alterations.

          A.
Except to the extent such obligations are imposed upon Landlord hereunder, Tenant shall,
at its sole cost and expense, maintain the Premises (including, without limitation, any
supplemental electrical or HVAC systems serving Tenant’s computer facilities, audio/visual,
computer, data or telecommunications systems, special security systems, interior bathrooms,
kitchens and kitchen appliances) in good order, condition and repair throughout the entire Lease
Term. Tenant agrees to keep the areas visible from outside the Premises in a neat, clean and
attractive condition at all times. Tenant shall, within thirty (30) days after Landlord’s written
demand therefor, reimburse Landlord for the cost of all
repairs, replacements and alterations (collectively, “Repairs”) in and to the Premises,
Building and Property and the

10

 

facilities and systems thereof if the need for which Repairs arises out of (1) Tenant’s use or
occupancy of the Premises, (2) the installation, removal, use or operation of Tenant’s Property or
Required Removables, (3) the moving of Tenant’s Property and Required Removables into or out of the
Building, (4) any Alterations (hereinafter defined) or other work performed by or on behalf of
Tenant pursuant to the terms and conditions of this Lease and/or the Work Letter attached hereto as
Exhibit D (subject to any construction allowance) or (5) the act, omission, misuse or negligence of
Tenant, its agents, contractors, employees or invitees.

          B. Tenant shall not make or allow to be made any alterations, additions or improvements to the
Premises (collectively, “Alterations”), without first obtaining the written consent of Landlord.
Prior to commencing any Alterations and as a condition to obtaining Landlord’s consent, Tenant
shall deliver to Landlord plans and specifications acceptable to Landlord; names and addresses of
contractors acceptable to Landlord in its commercially reasonable discretion; copies of contracts;
necessary permits and approvals; evidence of contractor’s and subcontractor’s insurance in
accordance with Section 13 hereof; and a payment bond or other security, all in form and amount
satisfactory to Landlord. Tenant shall be responsible for insuring that all such persons procure
and maintain insurance coverage against such risks, in such amounts and with such companies as
Landlord may reasonably require. All Alterations shall be constructed in a good and workmanlike
manner using new materials of equal or greater quality then those then currently used in the
Building. Landlord, to the extent reasonably necessary to avoid any disruption to the tenants and
occupants of the Building, shall have the right to designate the time when any Alterations may be
performed and to otherwise designate reasonable rules, regulations and procedures for the
performance of work in the Building. Upon completion of the Alterations, Tenant shall deliver to
Landlord “as-built” plans, contractor’s affidavits and full and final waivers of lien and receipted
bills covering all labor and materials. All Alterations shall comply with the insurance
requirements and with applicable codes, ordinances, laws and regulations. Tenant shall reimburse
Landlord upon demand for all reasonable sums, if any, expended by Landlord for third party
examination of the architectural, mechanical, electrical and plumbing plans for any Alterations. In
addition, if Landlord so requests, Landlord shall be entitled to oversee the construction of any
Alterations that may affect the structure of the Building or any of the mechanical, electrical,
plumbing or life safety systems of the Building. If Landlord elects to oversee such structural
work, Landlord shall be entitled to receive a fee for such oversight in an amount equal to five
percent (5%) of the cost of such Alterations. Landlord’s approval of Tenant’s plans and
specifications for any Alterations performed for or on behalf of Tenant shall not be deemed to be
representation by Landlord that such plans and specifications comply with applicable insurance
requirements, building codes, ordinances, laws or regulations or that the Alterations constructed
in accordance with such plans and specifications will be adequate for Tenant’s use.

     10. Use of Electrical Services by Tenant. All electricity used by Tenant in the
Premises shall be paid for by Tenant by a separate charge billed directly to Tenant by the utility
provider or by Landlord based on Landlord’s reading of sub- or check-meters and payable by Tenant
as Additional Rent within thirty (30) days after billing. Landlord shall
have the right at any time and from time-to-time during the Lease Term to contract for
electricity service from such providers of such services as Landlord shall elect (each being an
“Electric Service Provider”). Tenant shall cooperate with Landlord, and the applicable Electric
Service Provider, at all times and, as reasonably necessary, shall allow Landlord and such Electric
Service Provider

11

 

reasonable access to the Building’s electric lines, feeders, risers, wiring, and any other
machinery within the Premises. Tenant’s use of electrical services furnished by Landlord shall not
exceed in voltage, rated capacity, or overall load (which for the purposes hereof shall not exceed
ten (10) watts per square foot of the Premises that which is reasonably standard for the Building.
In the event Tenant shall request that it be allowed to consume electrical services in excess of
Building standard, Landlord may refuse to consent to such usage or may consent upon such conditions
as Landlord reasonably elects, and all such additional usage shall be paid for by Tenant as
Additional Rent. Landlord, at any time during the Lease Term, and at its sole cost, shall have the
right to separately meter electrical usage for the Premises, in which case electricity shall be
paid directly by Tenant to the utility company providing electrical service, or to measure
electrical usage by survey or any other method that Landlord, in its commercially reasonable
judgment, deems appropriate.

     11. Assignment and Subletting.

          A.
Except in connection with a Permitted Transfer (defined in Section 11 G below), Tenant
shall not assign, sublease, transfer or encumber any interest in this Lease or allow any third
party to use any portion of the Premises (collectively or individually, a “Transfer”) without the
prior written consent of Landlord, which consent shall not be unreasonably withheld. Without
limitation, it is agreed that Landlord’s consent shall not be considered unreasonably withheld if:
(1) intentionally deleted; (2) in Landlord’s good faith opinion the transferee’s business or
reputation is not suitable for the Building considering the business and reputation of the other
tenants and the Building’s profile, or the proposed transfer would result in a violation of another
tenant’s rights under its lease at the Building; (3) the transferee is a governmental or
quasi-governmental entity, agency, department or instrumentality; (4) the transferee is an occupant
of the Building (and Landlord has or will have suitable space to accommodate such transferee within
the Building); (5) there is then occurring an Event of Default (beyond any applicable notice or
cure period) under the Lease; (6) any portion of the Building or the Premises would likely become
subject to additional or different laws as a consequence of the proposed Transfer; (7) Landlord or
its leasing agent has received a proposal from or made a proposal to the proposed transferee to
lease space in the Building within six (6) months prior to Tenant’s delivery of written notice of
the proposed Transfer to Landlord; (8) intentionally deleted; (9) if such Transfer is not approved
of by the holder of any mortgage on the Building or Property (if such approval is required); (10) a
proposed transferee’s business will impose a burden on the Common Areas or other facilities serving
the Building or the Property that is greater than the burden imposed by Tenant, in Landlord’s good
faith judgment; (11) any guarantor of this Lease refuses to consent to the proposed transfer or to
execute a written agreement reaffirming the guaranty; (12) if requested by Landlord, the transferee
refuses to sign a non-disturbance and attornment agreement in favor of Landlord’s lender; (13)
Landlord has sued or been sued by the proposed transferee or has otherwise been involved in a legal
dispute with the proposed transferee; or (14) the proposed Transfer will result in there being more
than one (1)subtenant of the Premises. Any attempted Transfer in violation of
this Section 11, shall,exercisable in Landlord’s sole and absolute discretion, be void. Consent by Landlord to one or more
Transfers shall not operate as a waiver of Landlord’s rights to approve any subsequent Transfers.
If Landlord withholds its consent to any Transfer contrary to the
provisions of this Section 11,
Tenant’s sole remedy shall be to seek an injunction in equity to compel performance by Landlord to
give its consent and Tenant expressly waives any right to damages in the event of such

12

 

withholding by Landlord of its consent. In no event shall any Transfer or Permitted
Transfer release or relieve Tenant from any obligation under this Lease or any liability hereunder
and the Tenant named herein shall be and remain fully and primarily liable for the obligations of
Tenant hereunder, and the Tenant shall be deemed to have waived all suretyship defenses.

          B. If Tenant requests Landlord’s consent to a Transfer, Tenant shall submit to Landlord (i)
financial statements for the proposed transferee, (ii) a copy of the proposed assignment or
sublease, and (iii) such other information as Landlord may reasonably request. After Landlord’s
receipt of the required information and documentation, Landlord shall either: (1) consent or
reasonably (as more further defined in Section 11A above) refuse consent to
the Transfer in writing; (2) in the event of a proposed assignment of this Lease,
terminate this Lease effective the date that the proposed Transfer will take effect; and (3) in the
event of a proposed subletting, terminate this Lease with respect to the portion of the Premises
which Tenant proposes to sublease effective the first to occur of ninety (90) days following
written notice of such termination or the date the proposed Transfer would have come into effect.
Tenant shall pay Landlord a review fee of $1,000.00 for Landlord’s review of any Permitted Transfer
or proposed Transfer. In addition, Tenant shall reimburse Landlord for its actual reasonable costs
and expenses (including, without limitation, reasonable attorney’s fees) incurred by Landlord in
connection with Landlord’s review of such proposed Transfer or Permitted Transfer.

          C. Tenant shall pay to Landlord fifty percent (50%) of all cash and other consideration which
Tenant receives as a result of a Transfer that is in excess of the rent payable to Landlord
hereunder for the portion of the Premises and Lease Term covered by the Transfer within ten (10)
days following receipt thereof by Tenant provided, however, Tenant shall be entitled to deduct (or
“net out”) of such cash and/or other consideration, on an amortized basis over the term of the
proposed Transfer, any separate out-of-pocket payments actually made by Tenant for reasonable
attorney’s fees, broker’s commissions, and market-based rent concessions, demising costs,
alterations or improvements and other market-based inducements, all in connection with such
Transfer.

          D. Except as provided below with respect to a Permitted Transfer, if Tenant is a corporation,
limited liability company, partnership or similar entity, and the person, persons or entity which
owns or controls a majority of the voting interests at the time changes for any reason (including
but not limited to a merger, consolidation or reorganization), such change of ownership or control
shall constitute a Transfer. The foregoing shall not apply so long as Tenant is an entity whose
outstanding stock is listed on a nationally recognized security exchange, or if at least eighty
percent (80%) of its voting stock is owned by another entity, the voting stock of which is so
listed.

          E. In addition to the foregoing, it shall be a condition of the validity of any such Transfer
(or Permitted Transfer) that the proposed transferee (in the case of an assignment) agrees directly
with Landlord, in form satisfactory to Landlord, to be bound by all the obligations
of Tenant hereunder, including, without limitation, the obligation to pay Rent and other
amounts provided for under this Lease, the covenant regarding use and the covenant against further
assignment and subletting.

13

 

          F. If the Premises or any part thereof are sublet by Tenant, following the occurrence
of an Event of Default, Landlord, in addition to any other remedies provided hereunder or at law,
may at its option collect directly from such sublessee(s) all rents becoming due to the Tenant
under such sublease(s) and apply such rent against any amounts due Landlord by Tenant under this
Lease, and Tenant hereby irrevocably authorizes and directs such sublessee(s) to so make all such
rent payments, if so directed by Landlord; and it is understood that no such election or collection
or payment shall be construed to constitute a novation of this Lease or a release of Tenant
hereunder, or to create any lease or occupancy agreement between the Landlord and such subtenant or
impose any obligations on Landlord, or otherwise constitute the recognition of such sublease by
Landlord for any purpose whatsoever.

          G. Tenant may assign its entire interest under this Lease or sublet the Premises (i) to any
entity controlling or controlled by or under common control with Tenant or (ii) to any successor to
Tenant by purchase, merger, consolidation or reorganization (hereinafter, collectively, referred to
as “Permitted Transfer”) without the consent of Landlord, provided: (1) there is not then occurring
an Event of Default (or there is not then occurring an event which with passage of time or the
giving of notice, or both, would constitute an Event of Default) under this Lease; (2) if such
proposed transferee is a successor to Tenant by purchase, said proposed transferee shall acquire
all or substantially all of the stock or assets of Tenant’s business or, if such proposed
transferee is a successor to Tenant by merger, consolidation or reorganization, the continuing or
surviving entity shall own all or substantially all of the assets of Tenant; (3) with respect to a
Permitted Transfer to a proposed transferee described in clause (ii), such proposed transferee
shall have a Net Worth (as defined below) which is at least equal to the greater of Tenant’s Net
Worth at the date of this Lease or Tenant’s Net Worth as of the day prior to the proposed purchase,
merger, consolidation or reorganization as evidenced to Landlord’s commercially reasonable
satisfaction; and (4) Tenant shall give Landlord written notice at least ten (10) days prior to the
effective date of the proposed purchase, merger, consolidation or reorganization. “Net Worth” of
Tenant for purposes of this section shall be the tangible net worth of Tenant (excluding any
guarantors) established under generally accepted accounting principles consistently applied.

     12. Mechanic’s Liens. Tenant will not permit any mechanic’s liens or other liens to be placed
upon the Property. If a lien is attached to the Property, then, in addition to any other right or
remedy of Landlord, Landlord may, but shall not be obligated to, discharge the same. Any amount
paid by Landlord for any of the aforesaid purposes including, but not limited to, reasonable
attorneys’ fees, shall be paid by Tenant to Landlord within thirty (30) days after demand as
Additional Rent. Tenant shall within ten (10) days of receiving such notice of lien or claim have
such lien or claim released of record. Tenant’s failure to comply with the provisions of the
foregoing sentence shall be deemed an Event of Default entitling Landlord to exercise all of its
remedies therefor without the requirement of any additional notice or cure period.

     13. Insurance.

          A. Landlord shall, at all times during the Lease Term, procure and maintain: (i) policies of
insurance covering loss or damage to the Property in an amount equal to the full replacement cost
of the Building, including leasehold improvements in the Premises, which shall provide protection
against loss by fire and other casualties and risks included in the so-called

14

 

“special form” coverage including earthquake and flood and such other property insurance as
may be required by Landlord’s mortgagee or as otherwise desired by Landlord, (ii)
commercial general liability insurance applicable to the Building and the Common Areas,
providing a minimum limit of $3,000,000.00 per occurrence, and (iii) any such other insurance
coverages and policies as Landlord determines in its sole but good faith judgment, consistent with
prudent landlord (or lender) requirements of comparable office and laboratory buildings in the
metropolitan Boston market. Any such coverages may be effected directly and/or through the use of
blanket insurance coverage covering more than one location and may contain such commercially
reasonable deductibles as Landlord may elect in its commercially reasonable discretion. The cost
relating to obtaining all such insurance shall be included as part of Basic Costs.

          B. Tenant shall procure and maintain, at its expense, (i) special form property insurance in
an amount equal to the full replacement cost of Tenant’s Property located in the Premises; (ii) a
policy or policies of general liability and umbrella or excess liability insurance applying to
Tenant’s operations and use of the Premises, providing a minimum limit of $3,000,000.00 per
occurrence and in the aggregate, containing a contractual liability endorsement or coverage, naming
Landlord, Landlord’s lenders , and Landlord ’s property managers and managing agents as additional
insureds, (iii) automobile liability insurance covering owned, non-owned and hired vehicles in an
amount not less than a combined single limit of $1,000,000.00 per accident, and (iv) workers’
compensation insurance in accordance with the laws of the State in which the Property is located
and employer’s liability insurance in an amount not less than $1,000,000.00 each accident,
$1,000,000.00 disease-each employee and policy limit, with the insurance policies required under
this clause (iv) to be endorsed to waive the insurance carriers’ right of subrogation. Tenant shall
maintain the foregoing insurance coverages in effect commencing on the earlier to occur of the
Commencement Date and the date Tenant takes possession of the Premises, and continuing to the end
of the Lease Term (or such longer period as Tenant remains in the Premises (or any portion
thereof)). Landlord may from time to time during the Lease Term increase the coverages required of
Tenant hereunder to that customarily carried in the area in which the Premises are located on
property similar to the
Premises.

          C. The insurance requirements set forth in this Section 13 are independent of the waiver,
indemnification, and other obligations under this Lease and will not be construed or interpreted in
any way to restrict, limit or modify the waiver, indemnification and other obligations or to in any
way limit any party’s liability under this Lease. In addition to the requirements set forth in
Sections 13 and 14, the insurance required of Tenant under this Lease must be issued on an
occurrence basis by an insurance company with a rating of no less than A-, VIII in the current Best
’s Insurance Guide or that is otherwise acceptable to Landlord, and admitted to engage in the
business of insurance in the state in which the Building is located; be primary insurance for all
claims under it and provide that any insurance carried by Landlord,
Landlord’s property managers and managing agents, and Landlord’s lenders is strictly excess,
secondary and noncontributing with any insurance carried by Tenant; and provide that insurance may
not be cancelled or nonrenewed, except upon thirty (30) days’ prior written notice to Landlord and
Landlord’s lenders (without Tenant providing reasonably satisfactory evidence of replacement
coverage within such thirty (30) day period). Tenant will deliver to Landlord a legally enforceable
certificate of insurance or other satisfactory evidence of coverage on all

15

 

policies procured by Tenant in compliance with Tenant’s obligations under this Lease on
or before the date Tenant first occupies any portion of the Premises, at least ten (l0) days before
the expiration date of any policy and upon the renewal of any policy. Landlord shall have the right
to approve all deductibles and self-insured retentions under Tenant’s policies, which approval
shall not be unreasonably withheld, conditioned or delayed.

          D. Neither Landlord nor Tenant shall be liable (by way of subrogation or otherwise) to the
other party (or to any insurance company insuring the other party) for any loss or damage to any of
the property of Landlord or Tenant, as the case may be, with respect to their respective property,
the Building, the Property or the Premises or any addition or improvements thereto, or any contents
therein, covered by insurance carried (or required to be carried hereunder) by a party hereto to
the extent of the proceeds of such insurance actually received with respect to such loss or damage
even though such loss might have been occasioned by the negligence or willful acts or omissions of
the Landlord or Tenant or their respective employees, agents, contractors or invitees. Landlord and
Tenant shall give each insurance company which issues policies of insurance, with respect to the
items covered by this waiver, written notice of the terms of this mutual waiver, and shall have
such insurance policies properly endorsed, if necessary, to prevent the invalidation of any of the
coverage provided by such insurance policies by reason of such mutual waiver. For the purpose of
the foregoing waiver, the amount of any deductible applicable to any loss or damage shall be deemed
covered, and recoverable, by the insured under the insurance policy to which such deductible
relates.

     14. Indemnity.

          A. To the maximum extent this agreement may be made effective according to law, Tenant shall
indemnify and save harmless Landlord (together with its officers, directors, stockholders,
partners, beneficial owners, trustees, managers, members, employees, agents, contractors,
attorneys, and mortgagees) from and against all claims of whatever nature arising from: (i) any
act, omission or negligence of Tenant, or Tenant’s contractors, licensees, invitees, agents,
servants or employees (“Tenant’s Agents”), or any Event of Default or failure to perform an
obligation by Tenant hereunder; or (ii) any accident, injury, damage or loss whatsoever caused to
any person or property during the Lease Term, and thereafter, so long as Tenant is in occupancy of
any part of the Premises, and occurring in the Premises, or arising out of the use and occupancy of
the Premises by Tenant and Tenant’s Agents except to the extent due to Landlord’s negligence or
willful misconduct; or (iii) any accident, injury, damage or loss occurring outside of the
Premises, where such accident, injury, damage or loss results or is claimed to have resulted from
the act, omission or negligence of Tenant or Tenant’s Agents. Tenant’s obligations hereunder shall
include any other matters for which Tenant has agreed to indemnify Landlord pursuant to any other
provision of this Lease.

          B. To the maximum extent this agreement may be made effective according to law, Landlord shall
indemnify and save harmless Tenant (together with its officers, directors, stockholders, partners,
beneficial owners, trustees, managers, members, employees, agents, contractors and attorneys) from
and against all claims of whatever nature arising from any negligence or willful misconduct of
Landlord, or Landlord’s contractors, licensees, invitees, agents, servants or employees
(“Landlord’s Agents”). Landlord’s obligations hereunder shall

16

 

include any other matters for which Landlord has agreed to indemnify Tenant pursuant to
any other provision of this Lease.

     15. Damages from Certain Causes. To the maximum extent this agreement may be made effective
according to law, Landlord shall not be liable to Tenant or Tenant’s Agents, for any injury to
person or damage to property sustained by Tenant or any such party or any other person claiming
through Tenant resulting from any accident or occurrence in the Premises or any other portion of
the Building caused by the Premises or any other portion of the Building becoming out of repair or
by defect in or failure of equipment, pipes, or wiring, or by broken glass, or by the backing up of
drains, or by gas, water, steam, electricity, or oil leaking, escaping or flowing into the Premises
(except where due to Landlord’s negligent or willful failure to make repairs required to be made
pursuant to other provisions of this Lease, after the expiration of a reasonable time after written
notice to Landlord of the need for such repairs), nor shall Landlord be liable to Tenant for any
loss or damage that may be occasioned by or through the acts or omissions of other tenants of the
Building or of any other persons whomsoever, including, but not limited to riot, strike,
insurrection, war, court, order, requisition, order of any governmental body or authority,
acts of God, fire or theft.

     16. Casualty Damage. If the Premises or any part thereof shall be damaged by fire or other
casualty, Tenant shall give prompt written notice thereof to Landlord. In case the Building shall
be so damaged that substantial alteration or reconstruction of the Building shall, in Landlord ‘s
sole opinion, be required (whether or not the Premises shall have been damaged by such casualty) or
in the event there is less than two (2) years of the Lease Term remaining or in the event
Landlord’s mortgagee should require that the insurance proceeds payable as a result of a casualty
be applied to the payment of the mortgage debt or in the event of any material uninsured loss to
the Building, Landlord may, at its option, terminate this Lease by notifying Tenant in writing of
such termination within ninety (90) days after the date of such casualty. If Landlord does not thus
elect to terminate this Lease, Landlord shall commence and proceed with reasonable diligence to
restore the Building, and the improvements located within the Premises to substantially the same
condition in which it was immediately prior to the happening of the casualty. Notwithstanding the
foregoing, Landlord’s obligation to restore the Building, and the improvements located within the
Premises shall not require Landlord to expend for such repair and restoration work more than the
insurance proceeds actually received by Landlord as a result of the casualty. When the repairs
described in the preceding two sentences have been completed by Landlord, Tenant shall complete the
restoration of all furniture, fixtures and equipment which are necessary to permit Tenant’s
reoccupancy of the Premises. Landlord shall not be liable for any inconvenience or annoyance to
Tenant or injury to the business of Tenant resulting in any way from such damage or the repair
thereof, except that Rent shall be abated from the date of the damage or destruction until the
Premises has been substantially restored for any portion of the Premises that is unusable by
Tenant, which abatement shall be in the equitable proportion that the Rentable Area of the Premises
which is unusable by Tenant bears to the total Rentable Area of the Premises; provided that Tenant
shall not be entitled to any abatement of Rent if the damage or
destruction within the Premises is restored within five (5) Business Days after Landlord ‘s
receipt of written notice from Tenant of the occurrence of the damage or destruction.
Notwithstanding the foregoing, if such casualty was due to the fault or neglect of Tenant or
Tenant’s employees, contractors or agents, such abatement or reduction shall be made only if and

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to the extent of any proceeds of rental interruption insurance actually received by
Landlord and allocated to the Premises.

     17. Condemnation. If the whole or any substantial part of the Premises or if the Building or
any portion thereof which would leave the remainder of the Building unsuitable for use comparable
to its use on the Commencement Date, or if the land on which the Building is located or any
material portion thereof, shall be taken or condemned for any public or quasi public use under
governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in
lieu thereof, then Landlord may, at its option, terminate this Lease and Rent shall be abated
during the unexpired portion of this Lease, effective when the physical taking of said Premises or
said portion of the Building or land shall occur. If this Lease is not terminated, the Rent for any
portion of the Premises so taken or condemned shall be equitably abated during the unexpired Lease
Term effective when the physical taking of said portion of the Premises shall occur. All
compensation awarded for any taking or condemnation, or sale proceeds in lieu thereof, shall be the
property of Landlord, and Tenant shall have no claim thereto, the same being hereby expressly
waived by Tenant, except for any portions of such award or proceeds which are specifically
allocated by the condemning or purchasing party for the taking of or damage to trade fixtures,
leasehold improvements (to the extent paid for by Tenant and taking into account the Improvement
Allowance and Landlord’s reversionary interest therein, if any) of Tenant and moving costs, which
Tenant specifically reserves to itself.

     18. Events of Default. The following events shall be deemed to be “Events of Default” under
this Lease: (i) Tenant fails to pay any Rent when due; provided that the first (1st) such failure
during any consecutive twelve (12) month period during the Lease Term shall not be an Event of
Default if Tenant pays the amount due within five (5) business days after Tenant’s receipt of
written notice from Landlord that such payment was not made when due, (ii) Tenant fails
to perform any other provision of this Lease not described in this Section 18, and such failure is
not cured within thirty (30) days (or immediately if the failure involves a hazardous condition)
after notice from Landlord, however, other than with respect to a hazardous condition, if Tenant’s
failure to comply cannot reasonably be cured within thirty (30) days, Tenant shall be allowed
additional time (not to exceed thirty (30) additional days) as is reasonably necessary to cure the
failure so long as Tenant begins the cure within thirty (30) days and diligently pursues the cure
to completion; (iii) Tenant fails to observe or perform any of the covenants with respect to (a)
assignment and subletting as set forth in Section 11, (b) mechanic’s liens as set forth in Section
12, (c) insurance as set forth in Section 13 or (d) delivering subordination agreements or estoppel
certificates as set forth in Section 24, (iv) the leasehold interest of Tenant is levied upon or
attached under process of law; (v) Tenant or any guarantor of this Lease dies or dissolves; (vi)
Tenant abandons or vacates the Premises; or (vii) any voluntary or involuntary proceedings are
filed by or against Tenant or any guarantor of this Lease under any bankruptcy, insolvency or
similar laws and, in the case of any involuntary proceedings, are not dismissed within sixty (60)
days after filing.

     19. Remedies.

          A. Upon the occurrence of any Event of Default, Landlord shall have the following rights and
remedies, in addition to those allowed by law or equity, anyone or more of

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which may be exercised without further notice to or demand upon Tenant and which may be
pursued successively or cumulatively as Landlord may elect:

	 	(1)	 	Landlord may re-enter the Premises and attempt to cure any default of Tenant,
in which event Tenant shall, upon demand, reimburse Landlord as Additional Rent for
all reasonable costs and expenses which Landlord incurs to cure such default;
	 
	 	(2)	 	Landlord may terminate this Lease by giving to Tenant notice of
Landlord’s election to do so, in which event the Lease Term shall end,
and all right, title and interest of Tenant hereunder shall expire, on the
date stated in such notice; and
	 
	 	(3)	 	Landlord may enforce the provisions of this Lease by a suit or suits in equity
or at law for the specific performance of any covenant or agreement contained
herein, or for the enforcement of any other appropriate legal or equitable remedy,
including recovery of all moneys due or to become due from Tenant under any of the
provisions of this Lease.

Landlord shall not be required to serve Tenant with any notices or demands as a prerequisite
to its exercise of any of its rights or remedies under this Lease, other than those notices and
demands specifically required under this Lease. LANDLORD’S NOTICE OF ANY EVENT OF DEFAULT MAY SERVE
AS ANY STATUTORY DEMAND OR NOTICE WHICH IS A PREREQUISITE TO LANDLORD’S COMMENCEMENT OF EVICTION
PROCEEDINGS AGAINST TENANT, INCLUDING THE DEMANDS AND NOTICES SPECIFIED IN ANY APPLICABLE
STATE STATUTE OR CASE LAW, AND NO FURTHER NOTICE SHALL BE REQUIRED. TENANT AGREES THAT IT SHALL NOT
INTERPOSE ANY COUNTERCLAIM AND WAIVES ANY RIGHT TO TRIAL BY JURY IN ANY LAWSUIT BROUGHT BY LANDLORD
TO RECOVER POSSESSION OF THE PREMISES FOLLOWING LANDLORD’S TERMINATION OF THIS LEASE OR THE RIGHT
OF TENANT TO POSSESSION OF THE PREMISES PURSUANT TO THE TERMS OF THIS LEASE AND ON ANY CLAIM FOR
DELINQUENT RENT WHICH LANDLORD MAY JOIN IN ITS LAWSUIT TO RECOVER POSSESSION.

          B. If Landlord exercises the remedy provided in Section 19A(2), Tenant shall surrender
possession and vacate the Premises and immediately deliver possession thereof to Landlord, and
Landlord may re-enter and take complete and peaceful possession of the Premises, with process of
any applicable law, and Landlord may remove all occupants and property therefrom, using such force
as may be necessary to the extent allowed by law, without being deemed guilty in any manner of
trespass, eviction or forcible entry and detainer and without relinquishing Landlord’s right to
Rent or any other right given to Landlord hereunder or by operation of law.

          C. If Landlord terminates this Lease as provided in this Section 19, Landlord shall have the
right to immediate recovery of all amounts then due hereunder. Such termination shall not release
Tenant, in whole or in part, from Tenant’s obligation to pay Rent hereunder for the full Lease
Term, and Landlord shall have the right, from time to time, to recover from Tenant, and Tenant
shall remain liable for, all Rent accruing as it becomes due under this Lease during

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the period from the date of such termination to the stated end of the Lease Term. In
any such case, Landlord shall make reasonable efforts, in accordance with Section 19F hereof, to
relet the Premises. In attempting to relet the Premises, Landlord may make repairs, alterations and
additions in or to the Premises and redecorate the same to the extent reasonably deemed by Landlord
necessary or desirable, and Tenant upon demand shall pay the reasonable cost of all of the
foregoing together with Landlord’s reasonable expenses of reletting. The rents from any such
reletting shall be applied first to the payment of the expenses of reentry, redecoration, repair
and alterations and the expenses of reletting (including reasonable attorneys’ fees and brokers’
fees and commissions) and second to the payment of Rent herein provided to be paid by Tenant. Any
excess or residue shall operate only as an offsetting credit against the amount of Rent due and
owing as the same thereafter becomes due and payable hereunder.

          D. If this Lease is terminated by Landlord as provided in this Section 19, Landlord shall be
entitled to recover from Tenant all Rent accrued and unpaid for the period up to and including such
termination date, as well as all other additional sums payable by Tenant, or for which Tenant is
liable or for which Tenant has agreed to indemnify Landlord, which may be then owing and unpaid,
and all reasonable costs and expenses, including court costs and reasonable attorneys’ fees
incurred by Landlord in the enforcement of its rights and remedies hereunder. In addition, Landlord
shall be entitled to recover as liquidated damages for loss of the bargain and not as a penalty
(I) the unamortized portion of any concessions offered by Landlord to Tenant in
connection with this Lease, including without limitation Landlord’s contribution to the cost of
tenant improvements, if any, installed by either Landlord or Tenant pursuant to this Lease and/or
any Work Letter in connection with this Lease, (2) the aggregate sum which at the time of such
termination represents the excess, if any, of the present value of the aggregate Rent which would
have been payable after the termination date had this Lease not been terminated, including, without
limitation, the amount projected by Landlord to represent Additional Rent for the remainder of the
Lease Term, over the then present value of the then aggregate fair rent value of the Premises for
the balance of the Lease Term, such present worth to be computed in each case on the basis of a ten
percent (10%) per annum discount from the respective dates upon which such Rent would have been
payable hereunder had this Lease not been terminated, and (3) any damages in addition thereto,
including without limitation reasonable attorneys’ fees and court costs, which Landlord sustains as
a result of the breach of any of the covenants of this Lease other than for the payment of Rent.

          E. In lieu of any other damages or indemnity and in lieu of full recovery by Landlord of all
sums payable under the other provisions of this Section, Landlord may, by written notice to Tenant,
at any time after termination of this Lease or repossession of the Premises, elect to recover, and
Tenant shall thereupon pay, Liquidated Damages. “Liquidated Damages” shall be equal to (a) the
aggregate of the Base Rent and Additional Rent accrued in the twenty-four (24) months ended next
prior to such termination or repossession (but not more that the Base Rent and Additional Rent due
for the then remainder of the Lease Term);
plus (b) the amount of Rent of any kind and the remaining unamortized cost of any Landlord’s
contribution to the cost of tenant improvements, if any, installed by either Landlord or Tenant
pursuant to this Lease and/or any Work Letter in connection with this Lease accrued and unpaid at
the time of termination or repossession. Nothing contained in this Lease shall, however, limit or
prejudice the right of Landlord to prove for and obtain in proceedings for bankruptcy or insolvency
by reason of the termination of this Lease, an amount equal to the maximum allowed by any statute

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or rule of law in effect at the time when, and governing the proceedings in which, the damages are
to be proved, whether or not the amount be greater, equal to, or less than the amount of the loss
or damages referred to above.

          F. Landlord shall use commercially reasonable efforts to mitigate any damages resulting from
an Event of Default by Tenant under this Lease. Landlord’s obligation to mitigate damages after an
Event of Default by Tenant under this Lease shall be satisfied in full if Landlord undertakes to
lease the Premises (or any portion thereof) to another tenant (a
“Substitute Tenant”) in accordance
with the following criteria: (1) Landlord shall have no obligation to solicit or
entertain negotiations with any other prospective tenants for the Premises until Landlord obtains
full and complete possession of the Premises including, without limitation, the final and
unappealable legal right to relet the Premises free of any claim of Tenant; (2) Landlord shall not
be obligated to lease or show the Premises, on a priority basis, or offer the Premises to a
prospective tenant when other premises in the Building suitable for that prospective tenant’s use
are (or soon will be) available; (3) Landlord shall not be obligated to lease the Premises to a
Substitute Tenant for a rent less than the current fair market rent then prevailing for similar
uses in comparable buildings in the same market area as the Building, nor shall Landlord be
obligated to enter into a new lease under other terms and conditions that are unacceptable to
Landlord, in Landlord’s good faith discretion; (4) Landlord shall not be obligated to enter into a
lease with a Substitute Tenant whose use would: (i) violate any restriction, covenant, or
requirement contained in the lease of another tenant of the Building; (ii) adversely affect, in
Landlord’s good faith opinion, the reputation of the Building; or (iii) be incompatible, in
Landlord’s good faith opinion, with the operation of the Building; and (5) Landlord shall not be
obligated to enter into a lease with any proposed Substitute Tenant which does not have, in
Landlord’s good faith opinion, sufficient financial resources to operate the Premises in a first
class manner and to fulfill all of the obligations in connection with the lease thereof as and when
the same become due.

          G. The receipt by Landlord of less than the full Rent due shall not be construed to be other
than a payment on account of Rent then due, nor shall any statement on Tenant’s check or any letter
accompanying Tenant’s check be deemed an accord and satisfaction, and Landlord may accept such
payment without prejudice to Landlord’s right to recover the balance of the Rent due or to pursue
any other remedies provided in this Lease. The acceptance by Landlord of Rent hereunder shall not
be construed to be a waiver of any breach by Tenant of any term, covenant or condition of this
Lease. No act or omission by Landlord or its employees or agents during the Lease Term shall be
deemed an acceptance of a surrender of the Premises, and no agreement to accept such a surrender
shall be valid unless in writing and signed by Landlord.

          H. In the event of any litigation between Tenant and Landlord to enforce
or interpret any provision of this Lease or to enforce any right of either party hereto, the
unsuccessful party to such litigation shall pay to the successful party all costs and expenses,
including reasonable attorney’s fees, incurred therein. In addition, Landlord shall be entitled to
recover from Tenant any and all reasonable fees (including, without limitation, reasonable
attorney’s fees) incurred in or related to bankruptcy proceedings related to Tenant, including
reasonable fees (including, without limitation, reasonable attorney’s fees) incurred in or related
to issues and events that are peculiar to bankruptcy.

21

 

     20. No
Waiver. Failure of either party to declare any default immediately upon its occurrence,
or delay in taking any action in connection with an Event of Default, shall not constitute a waiver
of such default, nor shall it constitute an estoppel against the non-defaulting party, but the
non-defaulting party shall have the right to declare the default at any time and take such action
as is lawful or authorized under this Lease. Failure by non-defaulting party to enforce its rights
with respect to any one default shall not constitute a waiver of its rights with respect to any
subsequent default.

     21. Peaceful
Enjoyment. Tenant, upon payment of the Rent and the observing, keeping and
performing all of the covenants, terms and provisions of this Lease on Tenant’s part to be
observed, kept and performed, shall lawfully, peaceably and quietly have, hold, occupy and enjoy
the Premises during the Lease Term, without hindrance or ejection by any persons lawfully claiming
under Landlord to have title to the Premises superior to that of Tenant, subject, however, to the
rights of the holders of mortgages on the Property, and subject to the terms and conditions of this
Lease. The foregoing covenant of quiet enjoyment is in lieu of any other covenant, expressed or
implied.

     22. Intentionally
Omitted.

     23. Holding
Over. If Tenant continues to occupy the Premises (or any portion thereof) after
the expiration or other termination of this Lease, such occupancy shall be that of a tenancy at
sufferance. Tenant shall, throughout the entire holdover period, be subject to all the terms and
provisions of this Lease and shall pay for its use and occupancy an amount (on a per diem basis
without reduction for any partial months during any such holdover) equal to one hundred fifty
percent (150%) of the Base Rent and one hundred percent (100%) of the Additional Rent due under
this Lease for the last full month of the Lease Term hereof during the first sixty (60) days of
such holdover, and two hundred percent (200%) of such Base Rent and one hundred percent (100%) of
the Additional Rent thereafter during such holdover. No holding over by Tenant or payments of money
by Tenant to Landlord after the expiration of the Lease Term shall be construed to extend the Lease
Term or prevent Landlord from recovery of immediate possession of the Premises by summary
proceedings or otherwise. Tenant shall also be liable to Landlord for all reasonably foreseeable
direct and consequential damages which Landlord may suffer by reason of any holding over by Tenant.

     24.
Subordination to Mortgage; Estoppel Certificate. Tenant accepts this Lease subject and
subordinate to any ground lease, mortgage, deed of trust or other lien presently existing or
hereafter arising upon the Premises, or upon the Building or the Property and to any renewals,
modifications, refinancings and extensions thereof, but Tenant agrees that any such mortgagee shall
have the right at any time to subordinate such mortgage, deed of trust or other lien to this Lease
on such terms and subject to such conditions as such mortgagee may
deem appropriate in its discretion. The provisions of the foregoing sentence shall be self
operative and no further instrument of subordination shall be required. However, Landlord is hereby
irrevocably vested with full power and authority to subordinate this Lease to any mortgage, deed of
trust or other lien now existing or hereafter placed upon the Premises, or the Building or the
Property and Tenant agrees within ten (10) days after written demand to execute such further
instruments subordinating this Lease or attorning to the holder of any such liens as Landlord may
request. If Tenant fails to execute any subordination or other agreement required by this Section

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promptly as requested, same shall be considered a default by Tenant hereunder. Tenant
agrees that it shall from time-to-time furnish within ten (10) days after so requested by Landlord,
a certificate signed by Tenant certifying as to such matters relating to the status and performance
of the parties to this Lease as may be reasonably requested by Landlord, and Tenant’s failure to
furnish such certificate within the aforesaid 10-day period shall be deemed to constitute Tenant’s
certification of the matters set forth in the certificate as furnished to Tenant. Any such
certificate may be relied upon by any ground lessor, prospective purchaser, secured party,
mortgagee or any beneficiary under any mortgage, deed of trust on the Building or the Property or
any part thereof or interest of Landlord therein. Landlord agrees to provide Tenant with a
non-disturbance agreement from Landlord’s current lender in such lender’s current standard form
within forty-five(45) days of the Commencement Date.

     25. Notice. Any notice required or permitted to be given under this Lease or by law shall be
deemed to have been given if it is written and delivered in person or mailed by Registered or
Certified mail, postage prepaid, or sent by a nationally recognized overnight delivery service to
the party who is to receive such notice at the address specified in Section 1 of this Lease (and,
if no address is listed for Tenant, notices to Tenant shall be delivered to the Premises). When so
mailed, the notice shall be deemed to have been given three (3) Business Days after the date it was
mailed. When sent by overnight delivery service, the notice shall be deemed to have been given on
the next Business Day after deposit with such overnight delivery service. The address specified in
Section 1 of this Lease may be changed from time to time by giving written notice thereof to the
other party.

     26. Surrender of Premises. Upon the termination of the Lease Term, Tenant will at once
surrender possession of the Premises to Landlord in good condition and repair, ordinary wear and
tear excepted. Tenant shall surrender to Landlord all keys, security and access cards and codes to
the Premises and make known to Landlord the combination of all combination locks which Tenant is
required to leave on the Premises. For purposes of this Lease, the terms “reasonable wear and tear”
and “ordinary wear and tear” constitute that normal, gradual deterioration which occurs due to
aging and ordinary use of the Premises despite reasonable and timely maintenance and repair, but in
no event shall the aforementioned terms excuse Tenant from its duty to keep the Premises in good
maintenance and repair or otherwise usable, serviceable and tenantable as required in the Lease. In
the event that the Premises has been used as a laboratory or R&D facility beyond the use (or scope
of such use) as currently used as of the date of this Lease, Tenant may also be required to cause
the Premises to be cleaned and decommissioned in accordance with, as applicable, the regulations of
the U.S. Nuclear Regulatory Commission and/or the Massachusetts Department of Public Health for the
control of radiation, or the best practices and recommendations relating to laboratory
decommissioning by industrial hygienists, to cause the Premises to be released for unrestricted use
by the Radiation Control Program of the Massachusetts Department of Public Health for the control
of radiation, and deliver to Landlord the report of a certified industrial hygienist stating that
he or she has
examined the Premises (including visual inspection, Geiger counter evaluation, airborne and
surface evaluation, and evaluation of piping , supply lines, waste lines and plumbing, and all such
exhaust or other ductwork in and/or exclusively serving the Premises) and found no evidence that
such portion contains hazardous materials, or is otherwise in violation of any environmental law.
In addition, in the event that the Premises has been used as a laboratory or R&D facility, Tenant
shall provide Landlord with a copy of its most current chemical waste removal manifest

23

 

and a certification from Tenant executed by an officer of Tenant that no hazardous materials
or other potentially dangerous or harmful chemicals brought onto the Premises from and after the
date that Tenant first took occupancy of the Premises remain in the Premises.

     27. Rights Reserved to Landlord. Landlord reserves the following rights, exercisable without
notice, except as provided herein, and without liability to Tenant for damage or injury to
property, person or business and without affecting an eviction or disturbance of Tenant’s use or
possession or giving rise to any claim for setoff or abatement of rent or affecting any of Tenant’s
obligations under this Lease: (1) upon thirty (30) days’ prior notice to change the name or street
address of the Building; (2) to install and maintain signs on the exterior and interior of the
Building; (3) to designate and approve window coverings to present a uniform exterior appearance;
(4) to retain at all times and to use in appropriate instances, pass keys, key cards, access codes,
etc. to all locks and security devices within and to the Premises; (5) to approve the weight, size,
or location of heavy equipment, or articles within the Premises; (6) to change the arrangement and
location of entrances of passageways, doors and doorways, corridors, elevators, stairs, toilets and
public parts of the Building, Project or Property; (7) to regulate access to telephone, electrical
and other utility closets in the Building and to require use of approved contractors, with such
approval not to be unreasonably withheld for any work involving access to the same; (8)
intentionally omitted; (9) to grant to anyone the exclusive right to conduct any business or
undertaking in the Building provided Landlord’s exercise of its rights under this clause (9), shall
not be deemed to prohibit Tenant from the operation of its business in the Premises; (10) to enter
the Premises to inspect the same or to show the Premises to prospective purchasers, mortgagees,
tenants (during the last twelve months of the Lease Term) or insurers, or to clean or make repairs,
alterations or additions thereto, provided that, except for any entry in an emergency situation or
to provide normal cleaning and janitorial service, Landlord shall provide Tenant with reasonable
prior notice of any entry into the Premises; and (11) to temporarily close the Premises or the
Building to perform repairs, alterations or additions in the Premises or the Building. In
exercising its rights under this Section 27, Landlord shall make commercially reasonable efforts to
avoid unreasonably interfering with Tenant’s business operations in the Premises.

     28. Miscellaneous.

          A. If any term or provision of this Lease, or the application thereof, shall, to any extent,
be invalid or unenforceable, the remainder of this Lease, or the application of such term or
provision, shall not be affected thereby, and each term and provision of this Lease shall be valid
and enforced to the fullest extent permitted by law.

          B. Tenant agrees not to record this Lease, but, if required by applicable law in
order to protect Tenant’s interest in the Premises, each party hereto agrees, on the request of the
other, to execute a so-called memorandum of lease or notice of lease in
recordable form and complying with applicable law and reasonably satisfactory to Landlord’s
attorneys. In no event shall such document set forth the Rent or other charges payable by Tenant
under this Lease; and any such document shall expressly state that it is executed pursuant to the
provisions contained in this Lease and is not intended to vary the terms and conditions of this
Lease.

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          C. This Lease and the rights and obligations of the parties hereto shall be
interpreted, construed, and enforced in accordance with the laws of the state in which the
Building is located.

          D. The term “Force Majeure” shall mean strikes, riots, acts of God, shortages of labor or
materials, war, acts of terrorism, governmental laws, regulations or restrictions, or any other
cause whatsoever beyond the control of Landlord or Tenant, as the case may be. Whenever a period of
time is herein prescribed for the taking of any action by Landlord or Tenant (other than the
payment of Rent and all other such sums of money as shall become due hereunder), such party shall
not be liable or responsible for, and there shall be excluded from the computation of such period
of time, any delays due to events of Force Majeure.

          E. Except as expressly otherwise herein provided, with respect to all required acts of Tenant,
time is of the essence of this Lease.

          F. Landlord shall have the right to transfer and assign, in whole or in part, all of its
rights and obligations hereunder and in the Building, Project or Property referred to herein, and
in such event and upon such transfer Landlord shall be released from any further obligations
hereunder, and Tenant agrees to look solely to such successor in interest of Landlord for the
performance of such obligations.

          G. Tenant hereby represents to Landlord that it has dealt directly with and only with the
Broker as a broker in connection with this Lease. Landlord and Tenant hereby indemnify and hold
each other harmless against any loss, claim, expense or liability with respect to any commissions
or brokerage fees claimed by any broker or finder other than the Broker on account of the execution
and/or renewal of this Lease due to any action of the indemnifying party.

          H. If there is more than one Tenant, or if Tenant as such is comprised of more than one person
or entity, the obligations hereunder imposed upon Tenant shall be joint and several obligations of
all such parties. All notices, payments, and agreements given or made by, with or to anyone of such
persons or entities shall be deemed to have been given or made by, with or to all of them.

          I. Tenant acknowledges that the financial capability of Tenant to perform its obligations
hereunder is material to Landlord and that Landlord would not enter into this Lease but for its
belief, based on its review of Tenant’s financial statements, that Tenant is capable of performing
such financial obligations. Tenant hereby represents warrants and certifies to Landlord that its
financial statements previously furnished to Landlord were at the time given true and correct in
all material respects and that there have been no material subsequent changes thereto as of the
date of this Lease.

          J. Notwithstanding anything to the contrary contained in this Lease, the
expiration of the Lease Term, whether by lapse of time or otherwise, shall not relieve Tenant from
Tenant’s obligations accruing prior to the expiration of the Lease Term, and such obligations
shall survive any such expiration or other termination of the Lease Term. Without limiting the
scope of the prior sentence, it is agreed that Tenant’s obligations under Articles 3, 4,

25

 

7, 14, 15, 19, 23, 26, 28G, 32 and 33, shall survive the expiration or early termination of
this Lease.

          K. Landlord and Tenant understand, agree and acknowledge that (i) this Lease has been freely
negotiated by both parties; and (ii) in any controversy, dispute or contest over the meaning,
interpretation, validity, or enforceability of this Lease or any of its terms or conditions, there
shall be no inference, presumption, or conclusion drawn whatsoever against either party by virtue
of that party having drafted this Lease or any portion thereof.

          L. The headings and titles to the paragraphs of this Lease are for convenience
only and shall have no affect upon the construction or interpretation of any part hereof. The term
“including” shall be deemed to mean “including without limitation”.

          M. This Lease shall be construed as though Landlord’s covenants contained herein are
independent and not dependent and Tenant hereby waives the benefit of any statute or case law to
the contrary. All provisions of this Lease to be observed or performed by Tenant, including
Tenant’s obligation to pay Rent, are both covenants and conditions and shall be absolute,
unconditional, and shall not be discharged or otherwise affected by any law or regulation now or
hereafter applicable to the Premises, or any other restriction on Tenant’s use, or, except as may
be expressly provided in the Lease; and Tenant waives all rights now or hereafter existing to quit
or surrender this Lease or the Premises or any part thereof, or to assert any defense in the nature
of constructive eviction to any action seeking to recover Rent.

     29. No Offer. Landlord has delivered a copy of this Lease to Tenant for Tenant’s review only,
and the delivery hereof does not constitute an offer to Tenant or an option. This Lease shall not
be effective until an original of this Lease executed by both Landlord and Tenant and an original
Guaranty, if applicable, executed by each Guarantor is delivered to and accepted by Landlord, and
this Lease has been approved by Landlord’s mortgagee, if required.

     30. Entire Agreement. This Lease, including the Exhibits attached hereto, constitutes the
entire agreement between the parties hereto with respect to the subject matter of this Lease and
supersedes all prior agreements and understandings between the parties related to the Premises,
including all lease proposals, letters of intent and similar documents. Tenant expressly
acknowledges and agrees that Landlord has not made and is not making, and Tenant, in executing and
delivering this Lease, is not relying upon, any warranties, representations, promises or
statements, except to the extent that the same are expressly set forth in this Lease. This Lease
may be modified only by a written agreement signed by Landlord and Tenant. Landlord and Tenant
expressly agree that there are and shall be no implied warranties of merchantability, habitability,
suitability, fitness for a particular purpose or of any other kind arising out of this Lease, all
of which are hereby waived by Tenant, and that there are no warranties which extend beyond those
expressly set forth in this Lease.

     31. Limitation of Liability. Any liability of Landlord under this Lease shall be limited
solely to its interest in the Property, and in no event shall any personal liability be asserted
against Landlord, its members, or their respective members, partners, shareholders, officers,
directors, agents or employees, in connection with this Lease nor shall any recourse be

26

 

had to any other property or assets of Landlord, its members, or their respective members,
partners, shareholders, officers, directors, agents or employees.

     32. Landlord’s Default. Landlord shall in no event be in default in the performance of any of
Landlord’s obligations hereunder unless and until Landlord shall have failed to perform such
obligations within thirty (30) days, or such additional time as is reasonably required to correct
any such default, after notice by Tenant to Landlord properly specifying wherein Landlord has
failed to perform any such obligation. It is the express understanding and agreement of the parties
and a condition of Landlord’s agreement to execute this Lease that in no event shall Tenant have
the right to terminate this Lease or seek an abatement to or offset from Base Rent or Additional
Rent as a result of Landlord’s default, but Tenant shall be entitled to seek all other remedies, at
law or equity, as a result of such default. Tenant hereby waives its right to recover punitive,
special or consequential damages, or to recover any lost profits resulting from or arising out of
any act, omission or default by Landlord (or any party for whom Landlord is responsible). This
Lease and the obligations of Tenant hereunder shall not be affected or impaired because Landlord is
unable to fulfill any of its obligations hereunder or is delayed in doing so, if such inability or
delay is caused by reason of a Force Majeure event, and the time for Landlord’s performance shall
be extended for the period of any such delay. Any claim, demand, right or defense by Tenant that
arises out of this Lease or the negotiations which preceded this Lease shall be barred unless
Tenant commences an action thereon, or interposes a defense by reason thereof, within twelve (12)
months after the date of the inaction, omission, event or action that gave rise to such claim,
demand, right or defense.

     33. OFAC Certification. Executive Order No. 13224 on Terrorist Financing, effective September
24, 2001 (the “Executive Order”), and the Uniting and Strengthening America by Providing
Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 10756, the
“Patriot Act”) prohibit certain property transfers. Tenant hereby represents and warrants to
Landlord (which representations and warranties shall be deemed to be continuing and re-made at all
times during the Lease Term) that neither Tenant nor any stockholder, manager, beneficiary,
partner, or principal of Tenant is subject to the Executive Order, that none of them is listed on
the United States Department of the Treasury Office of Foreign Assets Control (“OFAC”) list of
“Specially Designated Nationals and Blocked Persons” as modified from time to time, and that none
of them is otherwise subject to the provisions of the Executive Order or the Patriot Act. The most
current list of “Specially Designated Nationals and Blocked Persons” can be found at
http://www.treas.gov/offices/eotffc/ofac/sdn/index.html. Tenant shall from time to time, within ten
days after request by Landlord, deliver to Landlord any certification or other evidence requested
from time to time by Landlord in its reasonable discretion, confirming Tenant’s compliance with
these provisions. No assignment or subletting shall be effective unless and until the assignee or
subtenant thereunder delivers to Landlord written confirmation of such party’s compliance with the
provisions of this Section, in form and
content satisfactory to Landlord. If for any reason the representations and warranties set
forth in this Section, or any certificate or other evidence of compliance delivered to Landlord
hereunder, is untrue in any respect when made or delivered, or thereafter becomes untrue in any
respect, then an Event of Default hereunder shall be deemed to occur immediately, and there shall
be no opportunity to cure. Tenant shall indemnify, defend with counsel reasonably acceptable to
Landlord, and hold Landlord harmless from and against, any and all liabilities, losses claims,
damages, penalties, fines, and costs (including attorneys’ fees and costs) arising from or related

27

 

to the breach of any of the foregoing representations, warranties, and duties of Tenant. The
provisions of this Section shall survive the expiration or earlier termination of this Lease for
the longest period permitted by law.

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first
above written.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 
	 	 	 	 	 	 	TRANSWESTERN BRICKSTONE
SQUARE, L.L.C.,
  a Delaware limited
liability company	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 
	 		 	 	 	 	 	 	 	 	 	 
	 	 		 	 	 	By:	 	/s/ Joseph P. Concepcion	 	 
	 
	 	 	 	 	 	 	 	Name:	 	Joseph P. Concepcion	 	 
	 
	 	 	 	 	 	 	 	Title:	 	Managing Director	 	 
	 
		 	TENANT: 

SIGE SEMICONDUCTOR, INC., 
a Delaware corporation	 	 
	 
	
	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 		 	 	 	By:	 	/s/ Sohail Khan	 	 
	 
	 	 	 	 	 	 	 	Name:	 	Sohail Khan	 	 
	 
	 	 	 	 	 	 	 	Title:	 	CEO	 	 

28

 

Execution

EXHIBIT A

OUTLINE AND LOCATION OF PREMISES

1

 

Execution

EXHIBIT B

RULES AND REGULATIONS

     The following rules and regulations shall apply, where applicable, to the Premises, the
Building, the parking areas associated therewith (if any), the Project and the appurtenances
thereto:

     1. Sidewalks, entrances, passageways, courts, corridors, vestibules, halls,
elevators and stairways in and about the Building shall not be obstructed nor shall objects be
placed against glass partitions, doors or windows which would be unsightly from the Building’s
corridors or from the exterior of the Building.

     2. Plumbing, fixtures and appliances shall be used for only the purpose for which they were
designed and no foreign substance of any kind whatsoever shall be thrown or placed therein. Damage
resulting to any such fixtures or appliances from misuse by Tenant or its agents, employees or
invitees, shall be paid for by Tenant and Landlord shall not in any case be responsible therefor.

     3. Any sign, lettering, picture, notice or advertisement installed within the Premises which
is visible from the public corridors within the Building shall be installed in such manner, and be
of such character and style, as Landlord shall approve, in writing in its reasonable discretion. No
sign, lettering, picture, notice or advertisement shall be placed on any outside window or door or
in a position to be visible from outside the Building. No nails, hooks or screws (except for
customary artwork or wall hangings) shall be driven or inserted into any part of the Premises or
Building except by Building maintenance personnel, nor shall any part of the Building be defaced or
damaged by Tenant.

     4. Tenant shall not place any additional lock or locks on any door in the Premises or Building
without Landlord’s prior written consent. A reasonable number of keys and/or card keys to the locks
on the doors in the Premises shall be furnished by Landlord to Tenant at the cost of Tenant, and
Tenant shall not have any duplicate keys made. All keys, card keys and passes shall be returned to
Landlord at the expiration or earlier termination of the Lease.

     5. Tenant shall refer all contractors, contractors’ representatives and installation
technicians to Landlord for Landlord’s supervision, approval and control before the performance of
any contractual services. This provision shall apply to all work performed in the Building
including, but not limited to installation of telephones, telegraph equipment, electrical devices
and attachments, doors, entranceways, and any and all installations of every nature affecting
floors, walls, woodwork, window trim, ceilings, equipment and any other physical portion of the
Building. Tenant shall not waste electricity, water or air conditioning. All controls shall be
adjusted only by Building personnel.

     6. Movement in or out of the Building of furniture or office equipment, or
dispatch or receipt by Tenant of any merchandise or materials which require the use of
elevators, stairways, lobby areas, or loading dock areas, shall be restricted to hours
designated by Landlord. Tenant must seek Landlord’s prior approval by providing
in writing a detailed listing of such

1

 

activity. If approved by Landlord, such activity shall be under the supervision of
Landlord and performed in the manner stated by Landlord. Landlord may prohibit any article,
equipment or any other item from being brought into the Building. Tenant is to assume all risk for
damage to articles moved and injury to persons resulting from such activity. If any equipment,
property and/or personnel of Landlord or of any other tenant is damaged or injured as a result of
or in connection with such activity, Tenant shall be solely liable for any and all damage or loss
resulting therefrom.

     7. All corridor doors, when not in use, shall remain closed. Tenant shall cause all doors to
the Premises to be closed and securely locked before leaving the Building at the end of the day.

     8. Tenant shall keep all electrical and mechanical apparatus owned by Tenant free of
vibration, noise and airwaves which may be transmitted beyond the Premises.

     9. Canvassing, soliciting and peddling in or about the Building or Property is
prohibited. Tenant shall cooperate and use its best efforts to prevent the same.

     10. Tenant shall not use the Premises in any manner which would overload the standard
heating, ventilating or air conditioning systems of the Building.

     11. Tenant shall not utilize any equipment or apparatus in such manner as to create any
magnetic fields or waves which adversely affect or interfere with the operation of any systems or
equipment in the Building or Property.

     12. Bicycles and other vehicles are not permitted inside or on the walkways outside the
Building, except in those areas specifically designated by Landlord for such purposes.

     13. Tenant shall not operate or permit to be operated on the Premises any coin or token
operated vending machine or similar device (including, without limitation, telephones, lockers,
toilets, scales, amusements devices and machines for sale of beverages, foods, candy, cigarettes or
other goods), except for those vending machines or similar devices which are for the sole and
exclusive use of Tenant’s employees, and then only if such operation does not violate the lease of
any other tenant in the Building.

     14. Tenant shall utilize the termite and pest extermination service designated by Landlord
to control termites and pests in the Premises. Except as included in Basic Costs, Tenant shall
bear the cost and expense of such extermination services.

     15. Tenant shall not open or permit to be opened any window in the Premises.

     16. To the extent permitted by law, Tenant shall not permit picketing or other union activity
involving its employees or agents in the Building or on the Property, except in those locations and
subject to time and other constraints as to which Landlord may give its prior written consent,
which consent may be withheld in Landlord’ sole discretion.

     17. Tenant shall comply with all applicable laws, ordinances, governmental orders or
regulations and applicable orders or directions from any public office or body having

2

 

jurisdiction, with respect to the Premises, the Building, the Property and their respective use or
occupancy thereof. Tenant shall not make or permit any use of the Premises, the Building, the
Project or the Property, respectively, which is directly or indirectly forbidden by law, ordinance,
governmental regulation or order, or direction of applicable public authority, or which may be
dangerous to person or property.

     18. Tenant shall not use or occupy the Premises in any manner or for any purpose which would
injure the reputation or impair the present or future value of the Premises, the Building, the
Project or the Property; without limiting the foregoing, Tenant shall not use or permit the
Premises or any portion thereof to be used for lodging, sleeping or for any illegal purpose.

     19. All deliveries to or from the Premises shall be made only at times, in the areas and
through the entrances and exits designated for such purposes by Landlord. Tenant shall not permit
the process of receiving deliveries to or from the Premises outside of said areas or in a manner
which may interfere with the use by any other tenant of its premises or any common areas, any
pedestrian use of such area, or any use which is inconsistent with good business practice.

     20. Tenant shall carry out Tenant’s permitted repair, maintenance, alterations, and
improvements in the Premises only during times agreed to in advance by Landlord and in a manner
which will not interfere with the rights of other tenants in the Building.

     21. Landlord may from time to time adopt appropriate systems and procedures for the security
or safety of the Building, its occupants, entry and use, or its contents. Tenant, Tenant’s agents,
employees, contractors, guests and invitees shall comply with Landlord’s reasonable requirements
thereto.

     22. Landlord shall have the right to prohibit the use of the name of the Building or any other
publicity by Tenant that in Landlord’s opinion may tend to impair the reputation of the Building or
its desirability for Landlord or its other tenants. Upon written notice from Landlord, Tenant will
refrain from and/or discontinue such publicity immediately.

     23. Neither Tenant nor any of its employees, agents, contractors, invitees or customers shall
smoke in any area designated by Landlord (whether through the posting of a “no smoking” sign or
otherwise) as a “no smoking” area. In no event shall Tenant or any of its employees,
agents, contractors, invitees or customers smoke in the hallways or bathrooms of the Building or at
the entrances to the Building. Landlord reserves the right to designate, from time to time,
additional areas of the Building, the Project and the Property as “no smoking” areas and to
designate the entire Building, Project and the Property as a “no smoking” area.

[END OF EXHIBIT B]

3

 

Execution

EXHIBIT C

PAYMENT OF BASIC COSTS

(USE FOR NET DEALS)

          A. During each calendar year, or portion thereof, falling within the Lease Term, Tenant shall
pay to Landlord as Additional Rent hereunder Tenant’s Pro Rata Share of the amount by which Basic
Costs (as defined below) for the applicable calendar year exceeds Basic Costs for the Base Year.
During each Tax Fiscal Year, or portion thereof, falling within the Lease Term, Tenant shall pay to
Landlord as Additional Rent hereunder Tenant’s Pro Rata Share of the amount by which Taxes (as
defined below) for the applicable Tax Fiscal Year exceeds Taxes for the Base Year. In no event
shall Tenant’s Pro Rata Share of Basic Costs for any calendar year or Tenant’s Pro Rata Share of
Taxes for any Tax Fiscal Year be less than zero. Prior to the Commencement Date, or as soon as
practical thereafter, and prior to January 1 of each calendar year during the Lease Term, or as
soon as practical thereafter, Landlord shall make a good faith estimate of (1) Basic Costs for the
applicable full or partial calendar year and Tenant’s Pro Rata Share thereof and (2) Taxes for the
applicable full or partial Tax Fiscal Year and Tenant’s Pro Rata Share thereof. On or before the
first day of each month during the Lease Term, Tenant shall pay Landlord, as Additional Rent, a
monthly installment equal to one-twelfth of Tenant’s Pro Rata Share of (1) Landlord’s estimate of
the amount by which Basic Costs for the applicable calendar year will exceed Basic Costs for the
Base Year, and (2) Landlord’s estimate of the amount by which Taxes for the applicable Tax Fiscal
Year will exceed Taxes for the Base Year. Landlord shall have the right from time to time to
reasonably revise the estimate of Basic Costs and Taxes and provide Tenant with a revised
statements therefor (provided, however, Landlord agrees that Landlord shall not issue a revised
statement more than twice in any calendar year for Basic Costs and twice in any Tax Fiscal Year for
Taxes), and thereafter the amount Tenant shall pay each month shall be based upon such revised
estimate. If Landlord does not provide Tenant with an estimate of the Basic Costs and/or Taxes by
January 1 of any calendar year, Tenant shall continue to pay a monthly installment based on the
previous year’s estimate until such time as Landlord provides Tenant with an estimate of Basic
Costs and/or Taxes for the current year. Upon receipt of such current year’s estimate, an
adjustment shall be made for any month during the current year with respect to which Tenant paid
monthly installments of Additional Rent based on the previous year’s estimate. Tenant shall pay
Landlord for any underpayment within thirty (30) days after Landlord’s written demand. Any
overpayment of Additional Rent shall, at Landlord’s option, be refunded to Tenant or credited
against the installments of Additional Rent next coming due under the Lease. Any amount paid by
Tenant based on any estimate shall be subject to adjustment pursuant to Paragraph B below when
actual Basic Costs or actual Taxes, as applicable, are determined.

          B. As soon as is practical following the end of each calendar year during the Lease Term,
Landlord shall furnish to Tenant a statement of Landlord’s actual Basic Costs and Taxes for the
previous calendar year and Tax Fiscal Year. If for any calendar year (or, as applicable, Tax Fiscal
Year) the Additional Rent collected for the prior year, as a result of Landlord’s estimate of Basic
Costs or Taxes, is in excess of Tenant ‘s Pro Rata Share of the amount by which Basic Costs or
Taxes, as applicable, for such prior year exceeds Basic Costs or

1

 

Taxes for the Base Year, then Landlord shall refund to Tenant any overpayment (or at
Landlord’s option apply such amount against Additional Rent due or to become due hereunder).
Likewise, Tenant shall pay to Landlord, within thirty (30) days of demand therefor, any
underpayment with respect to the prior year whether or not the Lease has terminated prior to receipt by Tenant
of a statement for such underpayment, it being understood that this clause shall survive the
expiration of the Lease.

          C. “Basic Costs” shall mean all reasonable direct and indirect costs, expenses paid and
disbursements of every kind (subject to the limitations set forth below), which Landlord incurs,
pays or becomes obligated to pay in each calendar year in connection with operating, maintaining,
repairing, owning and managing the Building and the Property, Basic Costs shall include, without
limitation, insurance premiums and deductibles, a management fee and the amortized cost of capital
improvements, determined, if applicable, in accordance with generally applied accounting principles
(GAAP),made to the Building or the Property which are (i) primarily for the purpose of reducing
operating expense costs or otherwise improving the operating efficiency of the Property or
Building; or (ii) required to comply with any laws, rules or regulations of any governmental
authority or a requirement of Landlord’s insurance carrier; or (iii) primarily for the purpose of
improving security at the Property or the Building. The cost of such capital improvements shall be
amortized over the useful life thereof, as reasonably determined in accordance with GAAP, and
shall, at Landlord’s option, include interest at a market rate that is reasonably equivalent to the
interest rate that Landlord would be required to pay to finance the cost of the capital improvement
in question as of the date such capital improvement is performed. Basic Costs shall also include:
(x) the costs incurred by Landlord in operating, maintaining, repairing, insuring and paying
personal property taxes upon any common facilities of the Property (including, without limitation,
the common facilities from time to time serving the Property in common with other buildings or
parcels of land), such as any so-called “loop” access roads, retention ponds, sewer and other
utility lines, amenities and the like; (y) the costs incurred by Landlord in operating and
maintaining shuttle bus service (if and so long as Landlord shall provide the same); and (z)
payments made by Landlord under any easement, license, operating agreement, declaration,
restrictive covenant, or instrument pertaining to the Property.

          D. Basic Costs shall not include the following: (i) costs of alterations of tenant spaces
(including all tenant improvements to such spaces); (ii) costs of capital improvements, except as
provided in Paragraph C above; (iii) depreciation, interest and principal payments on mortgages,
and other debt costs, if any; (iv) real estate brokers’ leasing commissions or compensation and
advertising and other marketing expenses; (v) costs of other services or work performed for the
singular benefit of another tenant or occupant (other than for Common Areas); (vi) legal, space
planning, construction, and other expenses incurred in procuring tenants for the Building or
renewing or amending leases with existing tenants or occupants of the Building; (vii) costs of
advertising and public relations and promotional costs and attorneys’ fees associated with the
leasing of the Building; (viii) any expense for which Landlord actually receives reimbursement from
insurance, condemnation awards, other tenants, (other than through the payment of additional rent
under such tenants’ leases) or any other source; (ix) costs incurred in connection with the sale,
financing, refinancing, mortgaging, or other change of ownership of the Building; (x) rental under
any ground or underlying lease or

2

 

leases; (xi) Taxes; and (xii) Environmental testing, boring, drilling on or around the
Premises or Building.

          E. “Taxes” shall mean (i) all real estate taxes and assessments on the Property,
the Building or the Premises, and taxes and assessments levied in substitution or supplementation
in whole or in part of such taxes, (ii) all personal property taxes for the Building’s personal
property, including license expenses, (iii) all taxes imposed on services of Landlord’s agents and employees, (iv) all sales, use or other tax, excluding state and/or
federal income tax now or hereafter imposed by any governmental authority upon rent received by
Landlord, (v) all other taxes, fees or assessments now or hereafter levied by any governmental
authority on the Property, the Building or its contents or on the operation and use thereof (except
as relate to specific tenants), and (vi) all reasonable costs and fees incurred in connection with
seeking reductions in or refunds in Taxes including, without limitation, any costs incurred by
Landlord to challenge the tax valuation of the Building, but excluding income taxes. Estimates of
real estate taxes and assessments for any Tax Fiscal Year during the Lease Term shall be determined
based on Landlord’s good faith estimate of the real estate taxes and assessments. Taxes and
assessments hereunder are those accrued with respect to such Tax Fiscal Year, as opposed to the
real estate taxes and assessments paid or payable for such Tax Fiscal Year.

          F. If the Building and the other buildings Landlord operates in conjunction therewith, if any,
are not at least ninety-five percent (95%) occupied, in the aggregate, during any calendar year of
the Lease Term or if Landlord is not supplying services to at least ninety-five percent (95%) of
the Rentable Area of the Building and such other buildings, if any, at any time during any calendar
year of the Lease Term, actual Basic Costs for purposes hereof shall be determined as if the
Building and such other buildings had been ninety-five percent (95%) occupied and Landlord had been
supplying services to ninety-five percent (95%) of the Rentable Area of the Building and such other
buildings during such year. If Basic Costs for any calendar year during the Lease Term are
determined as provided in the foregoing sentence, Basic Costs for the Base Year shall also be
determined as if the Building and such other buildings, if any, had been ninety-five percent (95%)
occupied and Landlord had been supplying services to ninety-five percent (95%) of the Rentable Area
of the Building and such other buildings.

          G. Tenant may, at Tenant’s expense and during weekday Normal Business Hours, but only one time
with respect to any operating year, review Landlord’s invoices and statements relating to the Basic
Costs for the applicable operating year for the purpose of verifying the Basic Costs and Tenant’s
Pro Rata Share thereof; provided that notice of Tenant’s desire to so review is given to Landlord
not later than thirty (30) days after Tenant receives an annual statement from Landlord, and
provided that such review is thereafter commenced and prosecuted by Tenant with due diligence.
Notwithstanding the foregoing, in the event Tenant’s review determines that the Basic Costs for the
applicable operating year were misstated, Tenant may then review Landlord’s invoices and statements
relating to the Basic Costs for up to the prior two (2) years for the purposes of verifying the
Basic Costs for such prior year(s) and Tenant’s Pro Rata Share thereof as provided hereunder. Any
Basic Costs statement or accounting by Landlord shall be binding and conclusive upon Tenant unless
(i) Tenant duly requests such review within such 30-day period, and (ii) within three (3) months
after such review request, Tenant shall notify Landlord in writing that Tenant disputes the
correctness of such statement, specifying the particular respects in which the statement is claimed
to be incorrect. Tenant shall

3

 

have no right to conduct a review or to give Landlord notice that it desires to conduct a
review at any time Tenant is in default under the Lease beyond any applicable notice or cure
period. The accountant conducting the review shall (x) be a qualified lease auditor having at least
five (5) years applicable experience, and (y) be compensated on an hourly basis and shall not be
compensated based upon a percentage of overcharges it discovers or other contingency. No subtenant
shall have any right to conduct a review, and no assignee shall conduct a review for any period
during which such assignee was not in possession of the Premises. Tenant agrees that all
information obtained from any such Basic Costs review, including without limitation, the results of
any Basic Costs review shall be kept strictly confidential by Tenant and shall not be disclosed
to any other person or entity.

          H. Basic Costs that are incurred jointly for the benefit of the Building and another
building or premises on the Property may be allocated between the Building and the other building
or premises in accordance with the ratio of their respective rentable areas calculated using a
consistent methodology, unless the other building or premises is used for a purpose materially
different than the Building, in which case the affected cost items may be allocated on a
commercially reasonable basis. If at any time during the Term, Landlord provides services only with
respect to particular portions of the Building or Property or incurs other Basic Costs allocable to
particular portions of the Building Property, then such Basic Costs may be
charged entirely to those tenants, including Tenant, if applicable, of such portions,
notwithstanding the provisions hereof referring to Tenant’s Pro Rata Share.

[END OF EXHIBIT C]

4

 

Execution

EXHIBIT D

WORK LETTER

     1. Initial Alterations. Following the delivery of possession of the Premises to
Tenant and Tenant’s payment of all Rent and security deposits required to be paid upon the
execution of the Lease, Tenant shall have the right to perform certain alterations and improvements
in the Premises (the “Initial Alterations”). Notwithstanding the foregoing, Tenant and its
contractors shall not have the right to perform Initial Alterations in the Premises unless and
until Tenant has complied with all of the terms and conditions of Section 9B of the Lease,
including, without limitation, approval by Landlord of (a) the final plans for the Initial
Alterations, (b) the contractors to be retained by Tenant to perform such Initial Alterations, and
(c) the insurance coverage obtained by Tenant and its contractors in connection with the Initial
Alterations. The final plans and specifications for the Initial Alterations presented to Landlord
for approval shall be accompanied by a certificate from an AIA architect or licensed engineer that
such plans and specifications comply in all material respects with all applicable laws, codes and
regulations affecting the Building, Property and Premises. Landlord’s approval of Tenant’s plans
shall not be unreasonably withheld, conditioned, or delayed as to nonstructural Alterations
(nonstructural Alterations being those that do not affect the Building’s structure, roof, exterior
or mechanical, electrical, plumbing, life safety or other Building systems or architectural design,
character or use of the Building, Project or Premises). Within fourteen (14) days after receipt of
the plans (unless the response reasonably requires a longer time), Landlord shall return one set of
prints thereof with Landlord’s approval and/or required modifications noted thereon. If Landlord
has approved such plans subject to modifications, such modifications shall be deemed to be
acceptable to and approved by Tenant unless Tenant shall prepare and resubmit revised plans for
further consideration by Landlord within fourteen (14) days. If Landlord has required modifications
without approving the applicable plans, Tenant shall prepare and resubmit revised plans within
fourteen (14) days for consideration by Landlord. All revised plans shall be submitted, with
changes highlighted, and Landlord shall approve or disapprove such revised drawings within fourteen
(14) days following receipt of the same. The foregoing submission process shall continue until
Landlord has approved the plans. The final, approved plans shall constitute the “Final Plans.”
Tenant shall be responsible for all elements of the Final Plans for the Initial Alterations
(including, without limitation, compliance with law, functionality of design, the structural
integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture,
appliances and equipment), and Landlord’s approval of such plans shall in no event
relieve Tenant of the responsibility therefor. Upon Landlord’s approval of the Final Plans,
Tenant shall not materially modify, amend or alter the Final Plans (or any Initial Alterations
shown thereon) without Landlord’s prior written approval. Landlord will not unreasonably withhold
or delay its approval of any requested modifications, amendments or alterations to Final Plans (or
any Initial Alterations shown thereon) requested by Tenant, and (unless the response reasonably
requires a longer time) Landlord shall respond within fourteen (14) days to Tenant’s request. Any
material changes in the Initial Improvements from Final Plans as approved by Landlord shall be
subject to Landlord’s prior written approval, which shall not be unreasonably withheld or delayed
as to nonstructural Alterations. Any deviation (other than immaterial changes that do not affect
the quality or nature of the improvements or require an alteration in any Building mechanical,
electrical, plumbing, fire or life-safety systems or Landlord’s permits and approvals) in
construction from the Final Plans as approved by Landlord

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shall, at Landlord’s election, constitute a default for which Landlord may, after
applicable notice and cure periods, elect to exercise the remedies available in the event of
default under the provisions of this Lease, unless such default is cured in accordance with and in
the time periods set forth in the Lease.

     2. Tenant’s Cost. Except as otherwise expressly provided in the Lease, Tenant agrees
to accept the Premises in its “as-is” condition and configuration, without representation or
warranty by Landlord or anyone acting on Landlord’s behalf, it being agreed that Landlord shall not
be required to perform any work or, except as provided below with respect to the Improvement
Allowance, incur any costs in connection with the construction or demolition of any improvements in
the Premises. Tenant acknowledges that Tenant currently occupies the Premises and is fully and
completely aware of their condition, and that Tenant is completely and independently familiar with
the Premises, including without limitation the Building, and is accepting the Premises in their “as
is” condition as set forth above, subject to the terms and conditions of the Lease.

     3. Upon Approval. After Landlord’s approval of the Final Plans by Landlord, Tenant
shall proceed promptly to commence construction of the Initial Alterations in accordance with the
Final Plans, the Lease and this Work Letter. Tenant’s contractors and subcontractors shall be
licensed and be acceptable to and approved in writing by Landlord, which approval shall not be
unreasonably withheld or delayed, and shall, at Landlord’s option, be subject to administrative
supervision by Landlord in their use of the Building. Landlord’s approval of the general contractor
to perform the Initial Alterations shall not be considered to be unreasonably withheld if any such
general contractor (a) does not have trade references reasonably acceptable to Landlord, (b) does
not maintain insurance as reasonably required by Landlord, (c) does not have the ability to be
bonded for the work in an amount satisfactory to Landlord, (d) is not acceptable to Landlord based
on such contractor’s past performance in the Building or other properties, or (e) is not licensed
as a contractor in the state and municipality in which the Premises is located. At Landlord’s
request, Tenant shall furnish to Landlord a copy of the executed contract and applicable detailed
cost schedule (and applicable back-up material as reasonably requested by Landlord) between Tenant
and Tenant’s contractor covering all of Tenant’s obligations under this Work Letter. Tenant shall
use commercially reasonable efforts to cause such work to be performed in as efficient a manner as
is commercially reasonable. Tenant shall indemnify Landlord from and reimburse Landlord on demand
for the cost of repairing any damage to the Building caused by Tenant or its contractors during
performance of the Initial Alterations. Tenant’s contractor(s) shall
conduct their work and employ labor in such manner as to maintain harmonious labor relations
and to coordinate their activities with Landlord’s contractors so as not to interfere with any work
in or about the Project or the Building and shall be subject to reasonable scheduling requirements
of Landlord.

     4. Tenant’s Contractors. Tenant acknowledges that it has engaged (or shall engage) its
architects and contractors and Tenant shall be solely responsible for the actions and omissions of
its architects and contractors or for delays caused by its architects or contractors. Landlord’s
approval of any of Tenant’s architects or contractors and of any documents prepared by any of them
shall not be for the benefit of Tenant or any third party or be construed as a representation or
warranty as to the suitability or legal compliance of same, and Landlord shall have no duty to
Tenant or to any third parties for the actions or omissions of Tenant’s architects or contractors.

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Tenant shall indemnify and hold harmless Landlord against any and all losses, costs, damages,
claims and liabilities arising from the actions or omissions of Tenant’s architects and
contractors.

     5. Prior to Commencement. Prior to commencing Tenant’s Improvements, Tenant shall
deliver to Landlord the following:

     (a) The address of Tenant’s contractor(s), and the names of the primary subcontractors
Tenant’s contractor intends to engage for the construction of the Tenant’s Improvements and Notices
of Identification from each such entity pursuant to M.G.L. c.254, §4.

     (b) The estimated commencement date of construction and the estimated date of completion of
the work, including fixturization.

     (c) Certificates of insurance evidencing that Tenant and Tenant’s contractor(s) have in effect
(and shall maintain at all times during the course of the construction of Tenant’s Improvements
hereunder) workers’ compensation insurance to cover full liability under workers’ compensation laws
of the state in which the Project is located with employers’ liability coverage; commercial general
liability for the hazards of operations, independent contractors, products and completed operations
(on a per occurrence basis) including contractual liability coverage specifically covering the
indemnification provision in the construction contract, broad form property damage and coverage for
explosion, collapse and underground hazards, “personal injury” liability insurance and an
endorsement providing that the insurance afforded under the contractor’s policy is primary
insurance as respects Landlord and Tenant and that any other insurance maintained by Landlord or
Tenant is excess and non-contributing with the insurance required hereunder, provided that such
insurance may be written through primary or umbrella insurance policies with a minimum policy limit
of $3,000,000.00; “all-risk” builder’s risk insurance in the completed value (non-reporting) form
providing coverage even after “partial occupancy” of the Building including similar “floater”
insurance on all materials stored off the Property or in transit thereto; and any other insurance
required under the Lease. All such property coverages shall be maintained in an amount equal to one
hundred percent (100%) of the full replacement cost of all of the Initial Alterations and Tenant’s
contents therein and in any event, in an amount sufficient to prevent
any insured party from incurring any co-insurance liability. Landlord, Landlord’s lender and
Tenant are to be included as an additional insured for insurance coverages required of the general
contractor. All inspections and approvals necessary and appropriate to complete Tenant’s
Improvements in accordance with the Final Plans and as necessary to obtain a certificate of
occupancy as herein provided are the responsibility of Tenant and its contractor(s). Tenant shall
arrange a meeting prior to the commencement of construction between Landlord (and its contractor)
and Tenant’s contractors for the purpose of organizing and coordinating the completion of the
Initial Alterations.

     (d) An executed copy of any applicable building permit for such work.

     6. Upon Completion. Upon completion of the Initial Alterations, Tenant shall
furnish Landlord:

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     (a) a Certificate of Occupancy issued by the Town of Andover and other evidence satisfactory
to Landlord that Tenant has obtained the governmental approvals necessary to permit occupancy of
the Premises for the Permitted Use; and

     (b) the certification of Tenant and its architect that the Initial Alterations have been
installed in a good and workmanlike manner in accordance with the approved Final Plans, and in
accordance with applicable laws, codes and ordinances

     (c) a notarized affidavit from Tenant’s contractor(s) that all amounts due for work done and
materials furnished in completing Tenant’s Improvements have been paid; and

     (d) final releases of liens satisfactory in form and substance to Landlord from all
contractors, subcontractors or material suppliers that have been involved in the performance of the
Initial Alterations; and

     (e) two (2) complete sets of as-built plans (one (1) reproducible) and specifications covering
all of the Initial Alterations, including architectural, electrical, and plumbing, with a list and
description of all work performed by the contractors, subcontractors, and material suppliers, with
all changes or modifications listed thereon.

     7. Damage to Building. Tenant shall also be responsible for the cost of any
alterations or repairs to the Building required as a result of Initial Alterations. Any damage to
the existing finishes of the Building shall be patched and repaired by Tenant, at its expense, and
all such work shall be done to Landlord’s satisfaction. If any patched and painted area does not
match the original surface, then the entire surface shall be repainted at Tenant’s expense. To the
maximum extent this agreement may be made effective according to law, Tenant agrees to indemnify
and hold harmless Landlord, its agents, and employees from and against any and all costs, expenses,
damage, loss, or liability, including, but not limited to, reasonable attorneys’ fees and costs,
which arise out of, is occasioned by, or is in any way attributable to the build-out of the
Premises by Tenant pursuant to this Work Letter.

     8. Payment of Costs for the Initial Alterations: Improvement Allowance. Subject to the
Improvement Allowance set forth herein, Tenant shall pay all of the costs and expenses of the
Initial Alterations (which cost shall include, without limitation, the costs of
construction, the cost of permits and permit expediting, and all architectural and engineering
services obtained by Tenant in connection therewith). Landlord will provide Tenant an allowance
(the “Improvement Allowance”) of Ten 00/100 Dollars ($10.00) per square foot of Rentable Area of
the Premises, not to exceed One Hundred Twenty-One Thousand Five Hundred and 00/100 Dollars
($121,500.00). The Improvement Allowance shall be utilized first for so-called “hard” costs and
building improvements to the Premises pursuant to the Final Plans and then for so-called “soft”
costs limited to architectural and design costs, construction or project management fees,
reasonable moving costs, and cabling and telecommunication fees relating directly to Tenant’s
fit-up of and/or move into the Premises. So long as Tenant is not in default of the Lease beyond
any applicable notice or cure period, payment of the Improvement Allowance shall be paid by
Landlord to Tenant, based upon requests for payment submitted by Tenant not more often than
monthly. Each request for payment shall be accompanied by a written certification satisfactory to
Landlord by Tenant’s architect that all work up to the date of the request for

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payment has been completed, along with the releases (partial or complete) of liens from
all of Tenant’s contractors and subcontractors for all work done and materials furnished up to the
date of Tenant’s request for payment and Tenant’s final request for payment shall also be
accompanied by the applicable items required under Section 6, above, along with any other support
documentation reasonably required by Landlord in connection therewith. Any and all costs for the
construction of the Premises above the Improvement Allowance shall be paid by Tenant to the
applicable contractors, subcontractors, and material suppliers. Landlord reserves the right to make
any payment (or portion thereof) of the Improvement Allowance payable jointly to Tenant and its
general contractor (or subcontractor or supplier) or directly to such contractor, subcontractor or
supplier. In the event Tenant does not use the entire Improvement Allowance, then so long as Tenant
is not in default of the Lease beyond any applicable notice or cure period, Tenant shall be
entitled to use any such remaining unused balance thereof as a credit against Base Rent.

     9. Miscellaneous. This Work Letter shall not be deemed applicable to any additional
space added to the original Premises at any time or from time to time, whether by any options under
the Lease or otherwise, or to any portion of the original Premises or any additions to the Premises
in the event of a renewal or extension of the original Lease Term, whether by any options under the
Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the
Lease. All capitalized terms used in this Work Letter but not defined herein shall have the same
meanings ascribed to such terms in the Lease.

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Execution

EXHIBIT E

ADDITIONAL PROVISIONS

     34. Parking. Tenant shall have the right to use, for its employees and guests, on a
non-exclusive and unreserved basis, up to eighteen (18) unreserved parking spaces on levels two
(2), three (3) and four (4) in the covered parking garage serving the Building as identified on
Exhibit G and six (6) unreserved parking spaces located in the “up front” parking area (being the
lots known as Lots “C”, “D” and “E” also as identified on Exhibit G) and twelve (12) unreserved
parking spaces located in the general parking lots also as identified on Exhibit G. At Landlord’s
election and at no cost to Tenant, Landlord may reasonably designate parking spaces for exclusive
use by Tenant and other tenants of, and/or visitors to, the Property and may install signage or
implement a pass or sticker system to control parking use. Tenant’s right to the use of such
parking shall be subject to compliance with the reasonable rules and regulations promulgated by
Landlord from time to time. Landlord shall have no liability whatsoever for any property damage,
loss or theft and/or personal injury which might occur as a result of or in connection with the use
of the parking by Tenant, its employees, agents, servants, customers, invitees and licensees, and
Tenant hereby agrees to indemnify and hold Landlord harmless for, from and against any and all
costs, claims, expenses, and/or causes of action which Landlord may incur in connection with or
arising out of Tenant’s use of the parking. To the maximum extent this agreement may be made
effective according to law, Landlord shall not be liable to Tenant in damages or otherwise under
any circumstances for failure to provide parking if at any time Landlord is prevented from doing so
for reasons beyond its reasonable control, including without limitation, as the result of a taking
or condemnation, or during any temporary need to close the parking lots or portions thereof for
maintenance, repair or replacement.

     35. Extension Option. Landlord hereby grants to Tenant an option to extend the Lease
Term for one (1) five (5) year period (the “Extension Period”). The Extension Period
shall commence on the day following the expiration of the initial Lease Term (the “Extension
Commencement Date”) and shall expire on the day preceding the fifth (5th) anniversary of the
Extension Commencement Date, unless sooner terminated in accordance with the terms and provisions
of the Lease.

          (a) The Extension Period shall be upon the same terms, covenants, and conditions as set forth
in the Lease with respect to the initial Lease Term, except that Base Rent payable during the
Extension Period shall be equal to ninety-five percent (95%) of the Fair Market Rental Rate (as
defined below) for lease terms commencing on or about the Extension Commencement Date, as
reasonably determined by Landlord, and in no event shall Landlord have any obligation to perform
any work to the Premises for use or occupancy by Tenant or provide Tenant any allowance therefor.
Tenant shall be obligated to pay Tenant’s Pro Rata Share of Basic Costs and Taxes during the
Extension Period, if Tenant has elected to extend the Lease Term.

          (b) If Tenant desires to exercise its option to extend, Tenant shall no earlier than fifteen
(15) months prior to the expiration of the initial Lease Term, and no later
than twelve (12) months prior to the expiration of the initial Lease Term, time being of the
essence, notify Landlord in writing of its desire to extend and request of Landlord its
determination of the Fair

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Market Rental Rate (“Tenant’s Initial Notice”). Landlord shall, within thirty (30) days
of its receipt of Tenant’s Initial Notice, notify Tenant in writing (“Landlord’s Notice”) of the
rental rate for the Extension Period (the “Extension Period Rental Rate”). If Tenant desires to
extend the Lease Term for the Extension Period at the Extension Period Rental Rate, Tenant shall so
notify Landlord in writing (the “Extension Notice”) within thirty (30) days after Landlord delivers
Landlord’s Notice to Tenant. If Tenant does not so exercise its right for the Extension Period,
then Tenant may notify Landlord in writing (the “Negotiation Notice”) within thirty (30) days after
Landlord delivers Landlord’s Notice to Tenant that Tenant disagrees with Landlord’s determination
of the Fair Market Rental Rate, in which case Tenant shall concurrently notify Landlord of Tenant’s
determination of the Fair Market Rental Rate, and if the patties are unable to agree upon a Fair
Market Rental Rate within thirty (30) days after such response by Tenant (the “Negotiation
Period”), then such dispute shall be settled by binding arbitration as hereinafter described. If
Tenant fails to deliver either the Extension Notice or Negotiation Notice within the time periods
specified above, the option to exercise the Extension Period shall be deemed waived, time being of
the essence. If Tenant fails to timely exercise its rights hereunder, then within seven (7) days of
Landlord’s request therefor, Tenant shall execute and deliver to Landlord a certification, in
recordable form, confirming the Tenant’s failure to exercise (or waiver of) such right, and
Tenant’s failure to so execute and deliver such certification shall (without limiting Landlord’s
remedies on account thereof) entitle Landlord to execute and deliver to any third party, and
record, an affidavit confirming the failure or waiver, which affidavit shall be binding on Tenant
and may be conclusively relied on by third parties.

          (c) Landlord and Tenant, within fifteen (15) days after expiration of a Negotiation Period,
shall each simultaneously submit to the other, in a sealed envelope, its good faith estimate of the
Fair Market Rental Rate for the Extension Period (collectively referred to as the “Estimates”). If
the higher of such Estimates is not more than one hundred five percent (105%) of the lower of such
Estimates, then the Fair Market Rental Rate shall be the average of the two Estimates. If the Fair
Market Rental Rate is not so resolved pursuant to the preceding sentence, Landlord and Tenant,
within fifteen (15) days after the exchange of Estimates, shall each select an appraiser to
determine which of the two Estimates more closely reflects the Fair Market Rental Rate for the
Premises for the Extension Period. Each appraiser selected pursuant to this Section shall be
certified as an MAI appraiser and shall have had at least ten (10) years experience as a real
estate appraiser of which at least the last five (5) years immediately preceding the Negotiation
Period must be as a real estate appraiser working in the Andover, Massachusetts office market, with
working knowledge of current rental rates and market practices. For purposes of this Section, “MAI
appraiser” means an individual who holds an MAI designation conferred by, and is an independent
member of, the American Appraisal Institute (or its successor organization, or in the event there
is no successor organization, the organization and designation most similar) and who is not
affiliated with Landlord or Tenant. Upon selection, Landlord’s and Tenant’s appraisers shall work
together in good faith to agree upon which of the two (2) Estimates more closely reflects the Fair
Market Rental Rate for the Premises for the Extension Period. The Estimate chosen by such
appraisers shall be binding on both Landlord and Tenant as the Base Rent rate for the Extension
Period. If either Landlord or Tenant fails to appoint an appraiser within the fifteen (15) day
period referred to above, then the appraiser appointed by the other party shall be the sole
appraiser for the purposes hereof. If the two appraisers cannot agree upon which of the two
Estimates most closely reflects the Fair Market
Rental Rate within twenty (20) days after their appointment; then, within ten (10) days

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after the expiration of such twenty (20) day period, the two (2) appraisers shall select a
third appraiser meeting the aforementioned criteria (or, if such two appraisers are unable to
select a third appraiser, such selection shall be made by the President of the local chapter of the
American Appraisal Institute [or its successor organization]). Once the third appraiser has been
selected as provided for above, then, as soon thereafter as practicable, but in any case within
fourteen (14) days, the third appraiser shall make its determination of which of the two Estimates
more closely reflects the Fair Market Rental Rate for the Premises for the Extension Period and
such appraiser shall not select anything other than one of the two Estimates from Landlord and
Tenant and the Estimate so selected by the third appraiser shall be binding on both Landlord and
Tenant as the Fair Market Rental Rate for the Premises for the Extension Period. The patty whose
Estimate is not selected as the Fair Market Rental Rate shall pay the costs of the third appraiser
and of any experts retained by the third appraiser. Any fees of any appraiser, counsel or experts
engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such
appraiser, counsel or expert.

          (d) Unless Landlord, in its sole and absolute discretion, otherwise agrees in writing, Tenant
may only exercise its option to extend and an exercise thereof shall only be effective, if at the
time of Tenant’s exercise of the option and on the Extension Commencement Date, the Lease is in
full force and effect and no uncured default by Tenant under the Lease shall then exist, and,
inasmuch as the option to extend is intended only for the original Tenant named in the Lease,
Tenant has not assigned the Lease or sublet any portion of the Premises.

          (e) Upon the valid exercise by Tenant of the option to extend, Landlord and Tenant shall
promptly enter into a written supplement to the Lease confirming the rent for the Extension Period
determined as provided above, and with the other terms, conditions and provisions applicable to the
Extension Period, as determined in accordance with the provisions of this Section. Upon the
exercise by Tenant of its option to extend, the Termination Option (as defined below) shall be null
and void and of no further force or effect.

          (f) For purposes of the Lease, the term “Fair Market Rental Rate” shall mean a rate comprised
of (i) the prevailing base rental rate per square foot of rentable area available in the Pertinent
Market (as defined below), and taking into account tenant improvement allowances, other tenant
inducements, operating cost stops and tax cost stops, and brokerage commissions, and (ii) any
escalation of any such base rental rate (based upon a fixed step and/or index) prevailing in the
Pertinent Market, taking into account (A) comparable leases (on the basis of factors
such as, but not limited to, size and location of space and commencement date and term of lease),
if any, recently executed for improved space in the Building, and (B) leases for comparable (on the
basis of factors such as, but not limited to, size and location of space and commencement date and
term of lease) improved space in office buildings in the Andover, Massachusetts area which are
comparable to the Building in reputation, quality, age, size, location and level and quality of
services provided and which have reached economic stabilization and are not, for any other reason,
offering below market rents (the foregoing factors not being exclusive in identifying comparable
buildings) (the Building, together with such comparable buildings, if applicable, being herein
referred to as the “Pertinent Market”).

     36. Tenant’s Option To Terminate. Provided that (a) Tenant has not assigned the Lease
or sublet any portion of the Premises and (b) Tenant is not in default under the Lease

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beyond any applicable notice or cure period, has not delivered the Extension Notice and
has not delivered the Acceptance Notice (hereinafter defined) (i.e., has not exercised a renewal
option or Right of First Offer), Tenant shall have a one (1) time option to terminate the Lease
(the “Termination Option”), effective as of the last day of the thirty-ninth (39th) full month of
the Lease Term (the date when the Lease is terminated pursuant to this Section being referred to
herein as the “Early Termination Date”). Tenant shall exercise the Termination Option by (i)
delivering to Landlord written notice (the “Termination Notice”) of such election to terminate the
Lease at least nine (9) months’ prior to the Early Termination Date and (ii) paying to Landlord the
Termination Payment (hereinafter defined) within ten (10) business days of submittal of the
Termination Notice. If Tenant delivers the Termination Notice and the Termination Payment in a
timely manner, then the Lease shall be deemed to have expired by lapse of time on the Early
Termination Date. Tenant shall return the Premises to Landlord on the Early Termination Date in
accordance with the terms of the Lease, including, but not limited to, Section 26. If Tenant fails
to make the Termination Payment in a timely manner, the Termination Option shall, at Landlord’s
option, be void. Unless Landlord otherwise agrees in writing, Tenant may not exercise the
Termination Option, and no exercise thereof shall be effective, if a default or event or
circumstance which with the giving of notice or passage of time or both could constitute a default
by Tenant shall exist under the Lease as of the date on which the Termination Notice is given or as
of the Early Termination Date. Upon Tenant’s delivering the Termination Notice, any and all rights
of Tenant to extend the Lease Term or to lease additional space in the Building, whether pursuant
to a right of first offer, a right of first refusal, an expansion option, or otherwise, shall
immediately be void and of no further force or effect. All obligations of either party to the other
which accrue under the Lease on or before the Early Termination Date shall survive such
termination. As used herein, “Termination Payment” shall mean the sum of (1) the unamortized
balance of the Leasing Costs (hereinafter defined ) as of the Early Termination Date had the
Leasing Costs been loaned to Tenant as of the Commencement Date at the interest rate of nine
percent (9%) per annum and had such loaned amount been repaid in equal monthly installments
commencing on the Commencement Date in amounts sufficient to fully amortize such loaned
amount and the imputed interest thereon on the Expiration Date and (2) an amount equal to two (2)
multiplied by the sum of Base Rent due at the rate specified under the Lease for the full calendar
month immediately preceding the Early Termination Date. The term “Leasing Costs” shall mean the sum
of (i) the total brokerage commission payable by Landlord and all other fees and costs incurred by
Landlord in connection with the Lease transaction (including, without limitation attorneys’ fees
and costs) and (ii) the amount of the Improvement Allowance paid (or credited) by Landlord to
Tenant as provided above. Landlord and Tenant acknowledge that the Termination Payment is not a
penalty, but is a reasonable estimate of the damages to be suffered by Landlord as a consequence of
Tenant’s exercise of the Termination Option. Tenant hereby acknowledges and agrees that Tenant
shall not be entitled to any rebate or return of any portion of the Termination Payment as a
consequence of the actual costs incurred by Landlord in re-letting the Premises being less than the
Termination Payment.

     37. Right of First Offer. Landlord hereby grants to Tenant the on-going option to
lease, upon the terms and conditions hereinafter set forth, but subject to the existing rights of
any current tenants of the Building (including those held pursuant to Landlord’s lease with Richard
D. Kimball Co., as same may be amended) and subject to Landlord’s right to renew or extend the
term of the lease of the then-current tenant or occupant of the Offer Space (hereinafter defined ),
approximately 8,240 rentable square feet of space on the second (2nd) floor of the Building

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contiguous to the Premises more particularly shown on Exhibit H attached hereto (the “Offer
Space”) which becomes available for leasing (as determined in accordance with paragraph (a) below)
during the Offer Period (hereinafter defined), prior to entering into a lease for such space with
another party.

     (a) The Offer Space shall be deemed to be “available for leasing” when any lease or occupancy
agreement (including extension periods) on the Offer Space has expired or is due to expire and
Landlord is prepared to offer to lease the Offer Space to parties other than to the then-current
tenant or occupant of such Offer Space and other than current tenants of the Building with existing
rights to lease such space.

     (b) Prior to Landlord’s marketing the Offer Space that is available for leasing during the
Offer Period, Landlord shall give Tenant a written notice (the “Offer Notice”) setting forth (i)
the location and (ii) the anticipated availability date (the “Offer Space Commencement Date”).
Tenant acknowledges that the Offer Space is currently available for leasing as of the date of this
Lease and Tenant has elected not to lease the Offer Space at this time but Landlord shall endeavor
to provide to Tenant the status of the marketing and leasing of the Offer Space from time to time
upon Tenant’s request therefor.

     (c) Tenant’s right to lease the Offer Space shall be exercisable by written notice (the
“Acceptance Notice”) from Tenant to Landlord delivered not later than ten (l0) business days after
the Offer Notice is delivered to Tenant, time being of the essence. Tenant may not elect to lease
less than the entire portion of Offer Space described in the Offer Notice. If Tenant does not
exercise the right to lease the Offer Space, then Landlord shall have the right thereafter to lease
such space to another prospective tenant without further offering such space to Tenant, and within
seven (7) business days of Landlord’s request therefor, Tenant shall execute and deliver to
Landlord a certification, in recordable form, confirming the Tenant’s failure to exercise (or
waiver of) such right, and Tenant’s failure to so execute and deliver such certification shall
(without limiting Landlord’s remedies on account thereof) entitle Landlord to execute and deliver
to any third party, and record, an affidavit confirming the failure or waiver, which affidavit
shall be binding on Tenant and may be conclusively relied on by third parties. If Tenant has
validly exercised its option to lease the Offer Space, then the Offer Space shall be included in
the Premises, subject to all the agreements, terms and conditions of the Lease as modified by the
terms set forth in the applicable Offer Notice.

     (d) Tenant’s right to lease Offer Space is subject to the following additional terms and
conditions:

          (i) The Lease must be in full force and effect on the date on which Tenant exercises its
option of first offer to lease Offer Space and on the Offer Space Commencement Date;

          (ii) Tenant must not be in default under the Lease beyond any applicable notice or cure
period, either on the date Tenant exercises its option to lease Offer Space or on
the Offer Space Commencement Date, unless Landlord, in its sole and absolute discretion,
agrees in writing to permit Tenant to lease such Offer Space notwithstanding such default; and

5

 

          (iii) Tenant shall not have assigned the Lease or shall not have sublet all or
substantially all of the Premises (except, in either instance, in accordance with a Permitted
Transfer).

     (e) If Tenant has validly exercised its option to lease the Offer Space, then effective as of
the Offer Space Commencement Date, the Offer Space shall be included in the Premises, subject to
all of the terms, conditions and provisions of this Lease except that:

          (i) The Rentable Area in the Premises shall be increased by the number of square feet of
rentable area in the Offer Space and such Rentable Area in the Premises, as so increased, shall be
used in calculating the increases in Tenant’s Pro Rata Share;

          (ii) The Lease Term with respect to the Offer Space shall commence on the Offer Space
Commencement Date and shall expire simultaneously with the expiration or earlier termination of the
Lease Term, including any extension or renewal thereof; and

          (iii) The Offer Space shall be rented in its “as is” condition as of the Offer Space
Commencement Date, without representation or warranty by Landlord or any other party acting on
behalf of Landlord and in no event shall Landlord have any obligation to perform any work to the
Offer Space for use or occupancy by Tenant or provide Tenant any allowance therefor.

     (f) If Landlord fails to deliver possession on the Offer Space Commencement Date of the Offer
Space because of any act or occurrence beyond the reasonable control of Landlord, including,
without limitation, the holding over of any tenants or occupants beyond the expiration of their
lease terms or other causes of such nature, then Landlord shall not be subject to any liability for
failure to deliver possession, and such failure to deliver possession shall not affect either the
validity of the Lease or the obligations of either Landlord or Tenant thereunder or be construed to
extend the expiration of the Lease Term either as to the Offer Space or the balance of the
Premises; provided, however, that under such circumstances, (i) Landlord shall make reasonable
efforts to obtain possession of such portion of the Offer Space and (ii) Rent shall not commence as
to such portion of the Offer Space until Landlord is able to deliver possession thereof to Tenant.

     (g) Upon the valid exercise by Tenant of its option to lease Offer Space, Landlord and Tenant
shall promptly enter into a written supplement to the Lease reflecting the terms, conditions and
provisions applicable to such portion of the Offer Space, as determined in accordance herewith.

     (h) In the event any portion of the Offer Space is leased to Tenant other than pursuant to the
right of first offer described herein, such portion of the Offer Space shall thereupon be deleted
from the Offer Space.

     (i) As used herein, the term “Offer Period” shall mean the period commencing on the date of
the Lease and expiring on the date which is twelve (12) months prior to the Expiration Date.

6

 

Execution

EXHIBIT F

COMMENCEMENT LETTER

     Date                                                   

     Tenant                                               

     Address                                             

                                                                 

     Re: Commencement Letter with respect to that certain Lease dated                                          by and between             
                            ,
as Landlord, and                                         , a(n)                     , as Tenant, for a Rentable Area in the Premises of                     square feet on the                      floor of the Building located at                                         ,                     ,           .

     Dear                                         :

     In accordance with the terms and conditions of the above referenced Lease, Tenant
hereby accepts possession of the Premises and agrees as follows:

     The Commencement Date of the Lease is                                                             ;

     The Expiration Date of the Lease is                                                             .

     Landlord agrees to complete the work in the Premises identified in the punchlist jointly
prepared by Landlord and Tenant dated                                         . Tenant accepts possession of the Premises subject to
Landlord’s obligation to complete the work identified on the punchlist.

     Please acknowledge your acceptance of possession and agreement to the terms set forth above by
signing all three (3) copies of this Commencement Letter in the space provided and returning two
(2) fully executed copies of the same to my attention.

     Sincerely,

     XXXXXXXXX

     Property Manager

     Agreed and Accepted:

     TENANT:

	 	 	 	 	 
	     By: 	
 	 
	 	Name: 	 	 	 
	 	Title: 	 	 	 

1

 

	 	 	 	 	 

Execution

EXHIBIT G

TENANT’S PARKING AREA

[Attached]

1

 

2

 

Execution

EXHIBIT H

OFFER SPACE

1

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