Document:

Agreement dated July 15, 2010

 Exhibit 10.1 

 

			
	

	  	Chicago    Dallas    Detroit    Düsseldorf    London    Los
Angeles    Milan
	  	Munich    New York    Paris    San
Francisco    Shanghai    Tokyo    Washington, DC

 July 12, 2010

 Mr. Stephen Light 
 Chief
Executive Officer 
 Xerium Technologies, Inc. 

8537 Six Forks Road, Suite 300 
 Raleigh NC 27615

  

	Re:	Agreement for the Provision of Services 

 Dear
Stephen: 
 This letter, together with the attached Schedule(s) and General Terms and Conditions, sets forth the agreement
(“Agreement”) between AlixPartners, LLP, a Delaware limited liability partnership (“AlixPartners”), and Xerium Technologies, Inc. (“Xerium” or the “Company”), for the engagement of AlixPartners to provide
services to the Company. 
 All defined terms shall have the meanings ascribed to them in this letter and in the attached Schedule(s) and
General Terms and Conditions. 
 OBJECTIVES AND TASKS 

AlixPartners will provide Brian J. Fox to serve as the Company’s Interim Chief Financial Officer, under the supervision of and reporting to the
Company’s Chief Executive Officer. Mr. Fox’s appointment as interim CFO and Chief Accounting Officer will be effective upon the Company’s filing of the 2010 second quarter Form 10Q and AlixPartners’ receipt of evidence of
Directors and Officers insurance in the amount of $10 million including coverage for Mr. Fox in his officer role. 
 Working
collaboratively with the senior management team, the Board of Directors and other Company professionals, Mr. Fox will manage the Company’s corporate financial functions, assist the Company in evaluating and implementing strategic and
tactical options, directly supervise the preparation of reports and analysis required for comprehensive performance and compliance reporting to the management, Board of Directors, and regulatory agencies. During the assignment, Mr. Fox will be
deemed to be, and will serve as, the Company’s Chief Accounting Officer for purposes of regulatory filings. In addition to the ordinary course duties of Chief Financial Officer, Mr. Fox’s role will include working within the Company
to do the following: 
  

	•	 	 Provide leadership to the corporate financial function including, without limitation, assisting the Company in assessing and strengthening competencies
in the finance organization, with emphasis on financial planning and analysis, cash management, budgeting, general accounting and financial information reporting. 

40 West
57th Street |
29th Floor | New York, NY | 10019 | 212.490.2500 |
212.490-1344 fax | www.alixpartners.com 

 

 

 Mr. Stephen Light 

July 12, 2010 
  Page
 2
 of 3 
  

	•	 	 Work with the Company and its team to further identify and implement both short-term and long-term performance and liquidity enhancing initiatives.

  

	•	 	 Lead the process for the relocation of the Company’s corporate functions from Westborough, Massachusetts to Raleigh, North Carolina inclusive of
organization design, candidate interviews, finalist selection, onboarding new staff, training and familiarization, and, working in collaboration with Human Resources, recommending compensation packages for new hire employees.

  

	•	 	 Assist with such other matters as may be requested that fall within AlixPartners’ expertise and that are mutually agreeable

  

	•	 	 This assignment specifically does not include an assessment of the Company’s information technology or its automated or mechanized information
gathering, consolidating or analyzing systems. 

 STAFFING 

Brian J. Fox will be the managing director responsible for the overall engagement. He will devote substantially all of his working time to this
assignment and, when working on Company matters will maintain an office and be in attendance at the Company’s Raleigh, North Carolina office unless traveling on the Company’s behalf. He may be assisted by additional consultants at various
levels, who have a wide range of skills and abilities related to this type of assignment. In addition, AlixPartners has relationships with, and may periodically use, independent contractors with specialized skills and abilities to assist in this
engagement. We agree that no additional resources beyond Mr. Fox, will be added to the assignment without prior review and approval with the Company’s CEO. 

All staff employed by AlixPartners for this assignment will comply with the Company’s Code of Conduct and Ethics (a copy of which has been provided
AlixPartners and agreed to thereby), disclosure, insider trading and travel policies. No AlixPartners’ employee shall be deemed to be an employee of Xerium Technologies, Inc, its subsidiaries or affiliates, nor may any such work performed by
such AlixPartners’ employee create any obligation, whether stated or implied, of future employment. 

TIMING AND FEES 

AlixPartners will commence this engagement on a mutually agreed upon date after receipt of a copy of the Agreement executed by the Company. 

 

 

 Mr. Stephen Light 

July 12, 2010 
  Page
 3
 of 3 
  

 The Company shall compensate AlixPartners for its services, and reimburse AlixPartners for expenses, as
set forth on Schedule 1. 
 *    *    * 

If these terms meet with your approval, please sign and return the enclosed copy of the Agreement. 

We look forward to working with you. 

Sincerely yours, 
  

	
	ALIXPARTNERS, LLP
	
	 /s/ Brian J. Fox

	Brian J. Fox
	Managing Director

  

			
	Acknowledged and Agreed to:
	
	XERIUM TECHNOLOGIES, INC.
		
	By:	 	 /s/ Stephen R. Light

		
	Its:	 	 Chairman, President & CEO

		
	Dated:	 	 7-12-10

 

 

  

 SCHEDULE 1 

FEES AND EXPENSES 

 

	1.	Fees: AlixPartners’ fees will be based on the hours worked by AlixPartners personnel at AlixPartners’ hourly rates, which are:

  

				
	 Managing Directors
	  	$	710-995
		
	 Directors
	  	$	530-685
		
	 Vice Presidents
	  	$	395-520
		
	 Associates
	  	$	280-380
		
	 Analysts
	  	$	245-270
		
	 Paraprofessionals
	  	$	190-210

 The current
hourly billing rate for Mr. Fox is $710. 
 In no event shall Mr. Fox bill the Company for more than 40 hours in any
week during the engagement. In addition, all of the above personnel of AlixPartners shall bill travel time at 50% of their then current hourly rate and further Mr. Fox shall not bill any hours related to time spent traveling back and forth to
Raleigh, North Carolina. 
 AlixPartners reviews and revises its billing rates on January 1 of each year. 

 

	2.	Success Fee: In addition to hourly fees, AlixPartners will be compensated for its efforts by the payment of a Success Fee. The Company understands and
acknowledges that the Success Fee is an integral part of AlixPartners’ compensation for the engagement. 

 A
Success Fee of $200,000 shall be due and payable upon the successful relocation of the company’s corporate office operations from Westborough, Massachusetts to Raleigh, North Carolina. For purposes of this agreement, successful relocation shall
be deemed to mean relocation of management information and accounting systems and the hiring of required staff. 
  

	3.	Expenses: In addition to the fees set forth in this Schedule, the Company shall pay directly, or reimburse AlixPartners upon receipt of periodic billings, for
all reasonable out-of-pocket expenses incurred in connection with this assignment, such as travel, lodging and meals, and an administrative fee of 2% of the fees to cover all other indirect administrative costs such as postage, courier, routine
black and white copying, telephone, messenger and facsimile charges. 

  

	4.	Break Fee: If this Agreement is terminated by the Company (a) after September 30, 2010 but prior to November 30, 2010, other than as a result of a
material breach by AlixPartners, or (b) by AlixPartners as a result of a material breach by the Company or any other event of cause, the Company shall pay AlixPartners a Break Fee of $100,000 at the time of termination.

  

 Page 4 of 8 

 ALIXPARTNERS, LLP 

GENERAL TERMS AND CONDITIONS 

 
 These General Terms and Conditions (“Terms”) are incorporated into
the Agreement between the Company and AlixPartners to which these Terms are attached. In case of conflict between the wording in the letter and/or schedule(s) and these Terms, the wording of the letter and/or schedule(s) shall prevail. 

Section 1. Company Responsibilities. 

The Company will undertake responsibilities as set forth below: 
  

	1.	Provide reliable and accurate detailed information, materials, documentation and 

 

	2.	Make decisions and take future actions, as the Company determines in its sole discretion, on any recommendations made by AlixPartners in connection with this Agreement.

 AlixPartners’ delivery of the services and the fees charged are dependent on (i) the Company’s timely and
effective completion of its responsibilities; and (ii) timely decisions and approvals made by the Company’s management. The Company shall be responsible for any delays, additional costs or other deficiencies caused by not completing its
responsibilities. 
 Section 2. Retainer, Billing and Payments. 

Retainer and Billing. AlixPartners will submit semi-monthly invoices for services rendered and expenses incurred and will offset such invoices
against the Retainer. Unless explicitly stated in the invoice, all amounts invoiced are not contingent upon or in any way tied to the delivery of any reports or other work product in the future. Payment will be due upon receipt of the invoices to
replenish the Retainer to the agreed-upon amount. Any unearned portion of the Retainer will be returned to the Company at the termination of the engagement. 

Payments. All payments to be made by the Company to AlixPartners shall be payable upon receipt of invoice via wire transfer to AlixPartners’
bank account, as follows: 
  

			
	 Receiving Bank:
	 	Deutsche Bank
		 	ABA #021-001-033
	 Receiving Account:
	 	AlixPartners, LLP
		 	A/C #003-58897
	 Currency:
	 	USD

 Section 3. Relationship of the Parties. 

 The parties intend that an independent contractor relationship will be created by the Agreement. As an independent contractor, AlixPartners
will have complete and exclusive charge of the management and operation of its business, including hiring and paying the wages and other compensation of all its employees and agents, and paying all bills, expenses and other charges incurred or
payable with respect to the operation of its business. Of course, employees of AlixPartners will not be entitled to receive from the Company any vacation pay, sick leave, retirement, pension or social security benefits, workers’ compensation,
disability, unemployment insurance benefits or any other employee benefits. AlixPartners will be responsible for all employment, withholding, income and other taxes incurred in connection with the operation and conduct of its business. 

Nothing in this agreement is intended to create, nor shall be deemed or construed to create a fiduciary or agency relationship between AlixPartners and
the Company or its Board of Directors. 
 Section 4. Confidentiality. 

AlixPartners shall use reasonable efforts to keep confidential all non-public confidential or proprietary information obtained from the Company during the
performance of its services hereunder (the “Information”), and neither AlixPartners nor its personnel will disclose any Information to any other person or entity. “Information” includes non-public confidential and proprietary
data, plans, reports, schedules, drawings, accounts, records, calculations, specifications, flow sheets, computer programs, source or object codes, results, models or any work product relating to the business of the Company, its subsidiaries,
distributors, affiliates, vendors, customers, employees, contractors and consultants. 
 The foregoing is not intended to prohibit, nor shall it
be construed as prohibiting, AlixPartners from making such disclosures of Information that AlixPartners reasonably believes is required by law or any regulatory requirement or authority, or to clear client conflicts. AlixPartners may make reasonable
disclosures of Information to third parties in connection with the performance of AlixPartners’ obligations and assignments hereunder. In addition, AlixPartners will have the right to disclose to any person that it provided services to the
Company or its affiliates and a general description of such services, but shall not provide any other information about its involvement with the Company. The obligations of AlixPartners under this Section 4 shall survive the end of any
engagement between the parties for a period of two (2) years. 
 The Company acknowledges that all information (written or oral), including
advice and Work Product (as defined in Section 5), generated by AlixPartners in connection with this engagement is intended solely for the benefit and use of the Company (limited to its management and its Board of Directors) in connection with
the transactions to which it relates. The Company agrees that no such information shall be used for any other purpose or reproduced, disseminated, quoted or referred to with attribution to AlixPartners at any time in any manner or for any purpose
without AlixPartners’ prior approval except as required by law. 
 Because of the nature of the services provided by AlixPartners, from
time to time, separate teams of AlixPartners professionals may concurrently represent clients that are adverse to each other, or which may be viewed by clients to be adverse. Despite any such concurrent representation, each AlixPartners team shall
strictly preserve all client confidences, and not disseminate such information externally, except pursuant to the terms of this engagement letter, or to any AlixPartners professionals that are currently working for an entity adverse to the Company.
The Company agrees that it does not consider such concurrent representation of the Company and any adversary by separate AlixPartners teams to be inappropriate and, therefore, waives any objections to any such present or future concurrent
representation. 
  

 Page 5 of 8 

 ALIXPARTNERS, LLP 

GENERAL TERMS AND CONDITIONS 

 
 Section 5. Intellectual Property. 

All methodologies, processes, techniques, ideas, concepts, know-how, procedures, software, tools, writings and other intellectual property that
AlixPartners has created, acquired or developed prior to the date of this Agreement are, and shall remain, the sole and exclusive property of AlixPartners, and the Company shall not acquire any interest therein. AlixPartners shall be free to use all
methodologies, processes, techniques, ideas, concepts, know-how, procedures, software, tools, writings and other intellectual property that AlixPartners may create or develop in connection with this engagement, subject to its duty of confidentiality
to the extent that the same contain information or materials furnished to AlixPartners by the Company that constitute Information referred to in Section 4 above. Except as provided above, all information, reports, materials, software and other
work product that AlixPartners creates or develops specifically for the Company as part of this engagement (collectively known as “Work Product”) shall be owned by the Company and shall constitute Information referred to in Section 4
above. AlixPartners may retain copies of the Work Product subject to its obligations under Section 4 above. 
 Section 6. Framework
of the Engagement. 
 The Company acknowledges that it is retaining AlixPartners solely to assist and advise the Company as described in the
Agreement. This engagement shall not constitute an audit, review or compilation, or any other type of financial statement reporting engagement. 

Section 7. Indemnification and Other Matters. 

The Company shall indemnify, hold harmless and defend AlixPartners and its affiliates and its and their partners, directors, officers, employees and
agents (collectively, the “indemnitees”) from and against all claims, liabilities, losses, expenses and damages arising out of or in connection with the engagement of AlixPartners that is the subject of the Agreement, except of acts of
gross negligence committed by personnel of AlixPartners. The Company shall pay damages and expenses as incurred, including reasonable legal fees and disbursements of counsel. In addition, the Company shall pay the costs of AlixPartners’
professional time (AlixPartners’ professional time will be reimbursed at AlixPartners’ rates in effect when such future time is required), relating to or arising out of the engagement, including any legal proceeding in which an indemnitee
may be required or agree to participate but in which it is not a party. The indemnitees may, but are not required to, engage a single firm of separate counsel of their choice in connection with any of the matters to which this indemnification
agreement relates. 
 In addition to the above indemnification, AlixPartners employees serving as directors or officers of the Company or
affiliates will be entitled to the benefit of the most favorable indemnities and advancement of expenses provisions provided by the Company to its directors and officers, whether under the Company’s charter or by-laws, by contract or otherwise.

 The Company shall use its best efforts to specifically include and cover, as a benefit for their protection, AlixPartners employees and
agents serving as directors or officers of the Company or affiliates from time to time with direct coverage as named insureds under the Company’s policy for directors’ and officers’ (“D&O”) insurance. The Company will
maintain such D&O insurance coverage for the period through which claims can be made against such persons. The Company disclaims a right to distribution from the D&O insurance coverage with respect to such persons. In the event that the
Company is unable to include AlixPartners employees and agents under the Company’s policy or does not have first dollar coverage acceptable to AlixPartners in effect for at least $10 million (e.g., such policy is not reserved based on actions
that have been or are expected to be filed against officers and directors alleging prior acts that may give rise to a claim), AlixPartners may, at its option, attempt to purchase a separate D&O policy that will cover AlixPartners employees and
agents only. The cost of same shall be invoiced to the Company as an out -of -pocket cash expense. If AlixPartners is unable to purchase such D&O insurance, then AlixPartners reserves the right to terminate the Agreement. 

AlixPartners is not responsible for any third-party products or services. The Company’s sole and exclusive rights and remedies with respect to any
third party products or services are against the third-party vendor and not against AlixPartners, whether or not AlixPartners is instrumental in procuring the third-party product or service. 

AlixPartners shall not be liable to the Company except for actual damages resulting from bad faith, self-dealing or intentional misconduct. 

Section 8. Governing Law and Arbitration. 

The Agreement is governed by and shall be construed in accordance with the laws of the State of New York with respect to contracts made and to be
performed entirely therein and without regard to choice of law or principles thereof. 
 Any controversy or claim arising out of or relating to
the Agreement, or the breach thereof, shall be settled by arbitration. Each party shall appoint one non-neutral arbitrator. The two party arbitrators shall select a third arbitrator. If within 30 days after their appointment the two party
arbitrators do not select a third arbitrator, the third arbitrator shall be selected by the American Arbitration Association (AAA). The arbitration shall be conducted in Southfield, Michigan under the AAA’s Commercial Arbitration Rules, and the
arbitrators shall issue a reasoned award. The arbitrators may award costs and attorneys’ fees to the prevailing party. Judgment on the award rendered by the arbitrators may be entered in any court having jurisdiction thereof. In the event the
Company files under Chapter 11, the Company and AlixPartners agree that the Bankruptcy Court shall have jurisdiction over any and all matters arising under or in connection with this Agreement, including the indemnification provisions outlined in
Section 7, above. 
  

 Page 6 of 8 

 ALIXPARTNERS, LLP 

GENERAL TERMS AND CONDITIONS 

 
 Notwithstanding the foregoing, for any claim relating to the non-payment of
fees or expenses due to AlixPartners under this Agreement AlixPartners may in its sole discretion proceed directly to a court of competent jurisdiction to enforce the terms of this Agreement. 

In any court proceeding arising out of this Agreement, the parties hereby waive any right to trial by jury. 

Section 9. Termination and Survival. 

The Agreement may be terminated at any time by written notice by one party to the other; provided, however, that notwithstanding such termination
AlixPartners will be entitled to any fees and expenses due under the provisions of the Agreement, including Success Fee and Break Fee in accordance with Schedule 1. Such payment obligation shall inure to the benefit of any successor or assignee of
AlixPartners. 
 Additionally, unless the Agreement is terminated by the Company for Cause (as defined below) or due to circumstances described
in the Success Fee provision in the Agreement, AlixPartners shall remain entitled to the Success Fee(s) that otherwise would be payable for the greater of 12 months from the date of termination or the period of time that that has elapsed from the
date of the Agreement to the date of termination. Cause shall mean: 
 (a) an AlixPartners employee acting on behalf of the Company is convicted
of a felony, or 
 (b) it is determined in good faith by the Board of Directors of the Company after 30 days notice and opportunity to cure,
that either (i) an AlixPartners employee is engaging in misconduct injurious to the Company, or (ii) an AlixPartners employee is breaching any of his or her material obligations under this Agreement, or (iii) an AlixPartners employee
is willfully disobeying a lawful direction of the Board of Directors or senior management of the Company. 
 Sections 2, 4, 5, 7, 8, 9, 10 and
11 of these Terms, the provisions of Schedule 1 and the obligation to pay accrued fees and expenses shall survive the expiration or termination of the Agreement. 

Section 10. Non-Solicitation of Employees 

The Company acknowledges and agrees that AlixPartners has made a significant monetary investment recruiting, hiring and training its personnel. During the
term of this Agreement and for a period of two years after the final invoice is rendered by AlixPartners with respect to this engagement (the “Restrictive Period”), the Company and its affiliates agree not to directly or indirectly hire,
contract with, or solicit the employment of any of AlixPartners’ Managing Directors, Directors, or other employees/contractors. 
 If
during the Restrictive Period the Company or its affiliates directly or indirectly hires or contracts with any of AlixPartners’ Managing Directors, Directors, or other employees/contractors, the Company agrees to pay to AlixPartners as
liquidated damages and not as a penalty the sum total of: (i) for a Managing Director, one million U.S. dollars ($1,000,000 USD); (ii) for a Director, five hundred thousand U.S. dollars ($500,000 USD); and (iii) for any other
employee/contractor, two hundred fifty thousand U.S. dollars ($250,000 USD). The Company acknowledges and agrees that liquidated damages in such amounts are (x) fair, reasonable and necessary under the circumstances to reimburse AlixPartners
for the costs of recruiting, hiring and training its employees as well as the lost profits and opportunity costs related to such personnel, and to protect the significant investment that AlixPartners has made in its Managing Directors, Directors,
and other employees/consultants; and (y) appropriate due to the difficulty of calculating the exact amount and value of that investment. 

The Company also acknowledges and agrees that money damages alone may not be an adequate remedy for a breach of this provision, and the Company agrees
that AlixPartners shall have the right to seek a restraining order and/or an injunction for any breach of this non-solicitation provision. If any provision of this section is found to be invalid or unenforceable, then it shall be deemed modified or
restricted to the extent and in the manner necessary to render the same valid and enforceable. 
 Section 11. General. 

Severability. If any portion of the Agreement shall be determined to be invalid or unenforceable, the remainder shall be valid and enforceable to
the maximum extent possible. 
 Entire Agreement. These Terms, the letter agreement into which they are incorporated and the Schedule(s)
to such letter agreement contain the entire understanding of the parties relating to the services to be rendered by AlixPartners and may not be amended or modified in any respect except in a writing signed by the parties. AlixPartners is not
responsible for performing any services not specifically described herein or in a subsequent writing signed by the parties. 
 Joint and
Several. If more than one party signs this Agreement, the liability of each party shall be joint and several. 
  

 Page 7 of 8 

 ALIXPARTNERS, LLP 

GENERAL TERMS AND CONDITIONS 

 
 Limit of Liability. AlixPartners shall not be liable for incidental or
consequential damages under any circumstances, even if it has been advised of the possibility of such damages. AlixPartners’ aggregate liability, whether in tort, contract, or otherwise, is limited to the amount of fees paid to AlixPartners for
services on this engagement (the “Liability Cap”). The Liability Cap is the total limit of AlixPartners’ aggregate liability for any and all claims or demands by anyone pursuant to this Agreement, including liability to the Company,
to any other parties hereto, and to any others making claims relating to the work performed by AlixPartners pursuant to this Agreement. Any such claimants shall allocate any amounts payable by AlixPartners among themselves as appropriate, but if
they cannot agree on the allocation it will not affect the enforceability of the Liability Cap. Under no circumstances shall the aggregate of all such allocations or other claims against AlixPartners pursuant to this Agreement exceed the Liability
Cap. 
 Notices. All notices required or permitted to be delivered under the Agreement shall be sent, if to AlixPartners, to: 

AlixPartners, LLP 

2000 Town Center, Suite 2400 

Southfield, MI 48075 

Attention: General Counsel 
 and
if to the Company, to the address set forth in the Agreement, to the attention of the Company’s General Counsel, or to such other name or address as may be given in writing to the other party. All notices under the Agreement shall be sufficient
if delivered by facsimile or overnight mail. Any notice shall be deemed to be given only upon actual receipt. 
  

 Page 8 of 8Office Lease  - CA-Skyport I Limited Partnership

 EXHIBIT 10.1 

OFFICE LEASE 

SKYPORT PLAZA 

Between 

CA-SKYPORT I LIMITED PARTNERSHIP, 

a Delaware limited partnership 

as Landlord, 

and 

ATHEROS COMMUNICATIONS, INC., 

a Delaware corporation 

as Tenant 

 TABLE OF CONTENTS 

 

					
	 	  	 	  	Page
			
	ARTICLE 1	  	 PREMISES AND COMMON AREAS
	  	5
			
	ARTICLE 2	  	 LEASE TERM
	  	8
			
	ARTICLE 3	  	 RENT
	  	8
			
	ARTICLE 4	  	 EXPENSES AND TAXES
	  	9
			
	ARTICLE 5	  	 USE OF PREMISES
	  	17
			
	ARTICLE 6	  	 SERVICES
	  	17
			
	ARTICLE 7	  	 REPAIRS
	  	19
			
	ARTICLE 8	  	 ADDITIONS AND ALTERATIONS
	  	21
			
	ARTICLE 9	  	 COVENANT AGAINST LIENS
	  	23
			
	ARTICLE 10	  	 INDEMNIFICATION; INSURANCE
	  	23
			
	ARTICLE 11	  	 DAMAGE AND DESTRUCTION
	  	26
			
	ARTICLE 12	  	 NONWAIVER
	  	27
			
	ARTICLE 13	  	 CONDEMNATION
	  	28
			
	ARTICLE 14	  	 ASSIGNMENT AND SUBLETTING
	  	28
			
	ARTICLE 15	  	 SURRENDER OF PREMISES; REMOVAL OF PERSONAL PROPERTY AND TRADE FIXTURES
	  	33
			
	ARTICLE 16	  	 HOLDING OVER
	  	33
			
	ARTICLE 17	  	 ESTOPPEL CERTIFICATES; FINANCIAL STATEMENTS
	  	34
			
	ARTICLE 18	  	 SUBORDINATION
	  	35
			
	ARTICLE 19	  	 DEFAULTS; REMEDIES
	  	36
			
	ARTICLE 20	  	 RIGHTS RESERVED TO LANDLORD
	  	38
			
	ARTICLE 21	  	 LANDLORD EXCULPATION
	  	39
			
	ARTICLE 22	  	 SECURITY DEPOSIT
	  	39
			
	ARTICLE 23	  	 EMERGENCY GENERATOR
	  	40
			
	ARTICLE 24	  	 SIGNS
	  	40
			
	ARTICLE 25	  	 COMPLIANCE WITH LAW; HAZARDOUS SUBSTANCES
	  	42
			
	ARTICLE 26	  	 LATE CHARGES
	  	46
			
	ARTICLE 27	  	 LANDLORD’S RIGHT TO CURE DEFAULT
	  	46

  

 (i) 

					
	 	  	 	  	Page
			
	ARTICLE 28	  	 ENTRY BY LANDLORD
	  	46
			
	ARTICLE 29	  	 TENANT PARKING
	  	47
			
	ARTICLE 30	  	 MISCELLANEOUS PROVISIONS
	  	48

 EXHIBITS 

 

			
	A	  	OUTLINE OF PREMISES
	B	  	TENANT WORK LETTER
	C	  	FORM OF NOTICE OF LEASE TERM DATES
	D	  	RULES AND REGULATIONS
	E	  	HAZARDOUS SUBSTANCES DISCLOSURE CERTIFICATE
	F	  	ADDITIONAL PROVISIONS
	G	  	MARKET RENT ANALYSIS
	H	  	LOCATION OF GENERATOR
	I	  	FIRST OFFER SPACE TERMS FOR MULTI-TENANT BUILDING

  

 (ii) 

 OFFICE LEASE 

This Office Lease (this “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease
Information (the “Summary”), below, is made by and between CA-SKYPORT I LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”), and
ATHEROS COMMUNICATIONS, INC., a Delaware corporation (“Tenant”). 
 SUMMARY OF BASIC LEASE
INFORMATION 
  

							
	 TERMS OF LEASE
	  	DESCRIPTION
			
	1.	 	 Date:
	  	April 30, 2010
			
	 2.
	 	 Premises

(Article 1).
	  	
				
		 	2.1	 	“Building”:	  	 1700 Technology Drive
 San
Jose, California 95110

				
		 	2.2	 	“Premises”:	  	 Subject to Section 1.1.1, 160,224 rentable square feet of space comprised of:

 
 (i) all of the second
(2nd) floor (containing approximately 21,918 rentable
square feet of space),
  
 (ii) all of the third
(3rd) floor (containing approximately 25,114 rentable
square feet of space),
  
 (iii) all of the fifth
(5th) floor (containing approximately 25,114 rentable
square feet of space),
  
 (iv) all of the
sixth (6th) floor (containing approximately 25,114
rentable square feet of space),
  
 (v) all of the
seventh (7th) floor (containing approximately 25,114
rentable square feet of space),
  
 (vi) all of the
eighth (8th) floor (containing approximately 25,114
rentable square feet of space),and
  
 (vii) a portion of the first (1
st) floor of the Building consisting of 12,736 rentable
square feet of space.
  
 The outline and location of which is set forth in
Exhibit A to this Lease. If the Premises includes any floor in its entirety, all corridors and restroom facilities located on such floor shall be considered part of the
Premises.

							
		 	2.3	 	“Property”:	  	The Building, the parcel(s) of land upon which it is located, and, at Landlord’s discretion, any parking facilities and other improvements serving the Building and the
parcel(s) of land upon which such parking facilities and other improvements are located.
				
		 	2.4	 	“Project”:	  	The office/R&D project, consisting of two (2) buildings (i.e., the Building and that certain other building located at 1650 Technology Drive (the “1650 TD
Building”), including (i) the land (which is improved with landscaping, parking facilities and other improvements) upon which such buildings and the Common Areas are located, and (ii) at Landlord’s reasonable discretion, any
additional real property, areas, land, buildings or other improvements added thereto outside of the Project.
			
	 3.
	 	 Lease Term

(Article 2).
	  	
				
		 	3.1	 	Lease Term:	  	The term of this Lease (the “Lease Term”) shall be the period commencing on the Lease Commencement Date and ending on the Lease Expiration Date (or any earlier
date on which this Lease is terminated as provided herein); subject to extension of the Lease Expiration Date by Tenant’s exercise of one or both of the extension options granted under Section 1 of Exhibit F to this
Lease.
				
		 	3.2	 	“Lease Commencement Date”:	  	August 1, 2010.
				
		 	3.3	 	“Lease Expiration Date”:	  	July 31, 2017.
		
	 4.
	 	 “Base Rent”

(Article 3):

  

									
	 Period During

Lease Term
	  	Monthly Base Rent Per
Rentable Square Foot	  	Monthly
Installment of
Base Rent	  	Annual
Base Rent
				
	 Months 1 –12*
	  	$1.60	  	$	256,358.40	  	$	3,076,300.80
				
	 Months 13 – 24
	  	$1.65	  	$	264,369.60	  	$	3,172,435.20
				
	 Months 25 – 36
	  	$1.70	  	$	272,380.80	  	$	3,268,569.60
				
	 Months 37 – 48**
	  	$1.75	  	$	324,341.50	  	$	3,892,098.00
				
	 Months 49 – 60
	  	$1.80	  	$	333,608.40	  	$	4,003,300.80
				
	 Months 61 – 72
	  	$1.85	  	$	342,875.30	  	$	4,114,503.60
				
	 Months 73 – 84
	  	$1.91	  	$	353,995.58	  	$	4,247,946.96

  

 -2- 

  

	*	Notwithstanding the foregoing, so long as no Default (defined in Section 19.1 below) exists, Tenant shall be entitled to an abatement of Base Rent, in the
amount of $256,358.40 per month, for the first ten (10) consecutive full calendar months of the Lease Term, subject to the terms of Section 3.2, below. 

	**	 The Base Rent schedule for the period commencing on the Lease Commencement Date and ending on the thirty-sixth
(36th) calendar month of the Lease Term is calculated
based on the square footage of the Premises only (i.e., 160,224 rentable square feet). The Base Rent schedule for the period commencing on the first day of the thirty-seventh
(37th) calendar month of the Lease Term and ending on
the Lease Expiration Date, is based on the combined square footage of the Premises and the “Must-Take Space”, as that term is defined in Section 1.3, below (i.e., a total of 185,338 rentable square feet).

  

					
	 5.
	 	 “Tenant’s Share”

(Article 4):
	  	 From the Lease Commencement Date through the end of the
36th Month – 82.36%;

 
 From and after the Must-Take Commencement Date – 95.27%.

 
 The determination of Tenant’s Share is based upon a total of 194,530 rentable
square feet in the Building), subject to Article 1 below.

			
	 6.
	 	 “Permitted Use”

(Article 5):
	  	General office, laboratory, research and development, warehousing, sales and marketing and related purposes consistent with a “Class A” office/R&D building and in
conformity with municipal zoning requirements of the City of San Jose and other applicable Laws (as defined in Section 25.1 below); provided, however, that except as otherwise expressly provided in Article 5 below, the area of the
Premises used for laboratory purposes shall not exceed 110% of the area of the Premises (including the Must-Take Space) dedicated to laboratory use as of the date of this Lease. The Permitted Use may be expanded to include other lawful uses not
expressly prohibited by this Lease, subject to Landlord’s prior written consent (not to be unreasonably withheld), to the extent the same comply with applicable laws and zoning and are consistent with the character of the Project as a
first-class office/R&D project.
			
	 7.
	 	 “Security Deposit”

(Article 22):
	  	None.
			
		 	 Prepaid Base Rent

(Article 3):
	  	$256,358.40, as more particularly described in Article 3 below.
			
		 	 Prepaid Additional Rent

(Article 3):
	  	$155,096.83, as more particularly described in Article 3 of this Lease.
			
	 8.
	 	 Parking
 (Article 29):

	  	Three and one-half (3.5) unreserved parking spaces for every one thousand rentable square feet contained within the Premises (which has been calculated to equal 561 unreserved
parking spaces based on the Premises containing 160,224 rentable square feet, and, following the “Must-Take Delivery Date,” as

  

 -3- 

					
		 		  	that term is defined in Section 1.3.2 of this Lease, 649 unreserved parking spaces based on the Premises containing 185,338 rentable square feet, and if Tenant leases the
First Refusal Space (as defined in Section 2 of Exhibit F), 681 unreserved parking spaces based on the Premises containing 194,530 rentable square feet (which square footage also includes the Must-Take Space).
			
	 9.
	 	 Address of Tenant

(Section 30.16):
	  	 Before the Lease Commencement Date:
  

Atheros Communications, Inc.
 5480 Great America
Parkway
 Santa Clara, CA 95054

Attention: David Torre
  

With a copy to:
  

Atheros Communications, Inc.
 5480 Great America
Parkway
 Santa Clara, CA 95054

Attention: General Counsel

			
		 		  	 From and after the Lease Commencement Date:
  

Atheros Communications, Inc.
 1700 Technology
Drive
 San Jose, California 95110

Attention: David Torre
  

With a copy to:
  

Atheros Communications, Inc.
 1700 Technology
Drive
 San Jose, California 95110

Attention: General Counsel

			
	 10.
	 	 Address of Landlord

(Section 30.16):
	  	 CA-Skyport I Limited Partnership

2655 Campus Drive, Suite 100
 San Mateo, CA 94403

 Attn: Market Officer
  

and
  

Equity Office
 2655 Campus Drive, Suite
100
 San Mateo, CA 94403
 Attn:
Managing Counsel

  

 -4- 

					
		 		  	 and
  

Equity Office
 Two North Riverside
Plaza
 Suite 2100
 Chicago, IL 60606

 Attn: Lease Administration

			
	 11.
	 	 Broker
 (Section 30.22):

	  	Jones Lang LaSalle Americas, Inc. (“Tenant’s Broker”), representing Tenant.
			
	 12.
	 	 “Transfer Radius”

(Section 14.2.7):
	  	None.
			
	13.	 	“Tenant Improvements”:	  	Defined in the Tenant Work Letter attached hereto as Exhibit B.
			
	14.	 	“Guarantor”:	  	As of the date of this Lease, there is no Guarantor.

ARTICLE 1 

PREMISES AND COMMON AREAS 

1.1 The Premises. 

1.1.1 Subject to the terms hereof, Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord.
Landlord and Tenant acknowledge and agree that the rentable square footage of the Premises is as set forth in Section 2.2 of the Summary and the rentable square footage of the Building is as set forth in Section 5 of the
Summary. Tenant acknowledges and agrees that this Lease is made upon the condition that Tenant will perform each of its obligations hereunder and that Tenant’s agreement to perform each such obligation is a material part of the consideration
for this Lease. The parties acknowledge that Exhibit A is intended only to show the approximate location of the Premises in the Building, and not to constitute an agreement, representation or warranty as to the construction or
precise area of the Premises, or as to the specific location or elements of the Common Areas (defined in Section 1.2 below) or of the access ways to the Premises or the Project. 

1.1.2 Landlord shall deliver possession of the Premises to Tenant (the “Premises Delivery Date”) as soon as practicable
following the mutual execution and delivery of this Lease by Landlord and Tenant, and, except as specifically set forth in this Lease (including in any Tenant Work Letter attached hereto as Exhibit B (“Tenant Work
Letter”), and the “Landlord’s Six Month Warranty,” as that term is defined in Section 1.1.3, below), the Premises is accepted by Tenant in its condition and configuration existing on the date hereof, without any
obligation of Landlord to perform or pay for any alterations to the Premises, and without any representation or warranty regarding the condition of the Premises, the Building or the Project or their suitability for Tenant’s business.

 1.1.3 Notwithstanding the foregoing, upon the Premises Delivery Date, the “Building Systems,” as that term is
defined in Section 7.1.1 of this Lease (excluding any furniture, trade fixtures and/or equipment located in the Premises and any specialty equipment or systems installed by a prior occupant of the Building) serving the Premises or the
Must-Take Space, and the structural portions of the Building (collectively, the “Existing Base Building”), shall be in good working condition and repair, and Landlord hereby covenants that the Existing Base Building shall remain in
good working condition for a period of six (6) months following the Lease Commencement Date pursuant to the terms of this 

 

 -5- 

 
Section 1.1.3. Landlord shall, at Landlord’s sole cost and expense (which shall not be deemed an “Expense,” as that term is defined in Section 4.2.2),
repair or replace any failed or inoperable portion of the Existing Base Building during such six (6) month period (“Landlord’s Six Month Warranty”), provided that the need to repair or replace was not caused by the misuse,
misconduct, damage, destruction, omissions, and/or negligence (collectively, “Tenant Damage”) of Tenant, its subtenants and/or assignees, if any, or any company which it acquired, sold or merged with Tenant or any “Tenant
Party”, as that term is defined in Section 10.1.2, below, or by any modifications, Alterations or improvements (including the Tenant Improvements) constructed by or on behalf of Tenant. In determining the scope of Landlord’s
Six Month Warranty, the phrase “specialty equipment or systems installed by a prior occupant of the Building” refers only to equipment or systems existing in the Premises that customarily would be installed by or at the behest of a tenant
to support information technology installations as well as activities not associated with general office use, including supplemental HVAC equipment, uninterruptable power systems, auxiliary generators, and laboratory-related equipment or systems.
Landlord’s Six Month Warranty shall not be deemed to require Landlord to replace any portion of the Existing Base Building, as opposed to repair such portion of the Existing Base Building, unless prudent commercial property management practices
dictate replacement rather than repair of the item in question. To the extent repairs which Landlord is required to make pursuant to this Section 1.1.3 are necessitated in part by Tenant Damage, then Tenant shall reimburse Landlord for
an equitable proportion of the cost of such repair. If it is determined that any of the Existing Base Building was not in good working condition and repair as of the Lease Commencement Date, Landlord shall not be liable to Tenant for any damages,
but as Tenant’s sole remedy, Landlord, at no cost to Tenant, shall promptly commence such work or take such other action as may be necessary to place the same in good working condition and repair, and shall thereafter diligently pursue the same
to completion. 
 1.2 Common Areas. Tenant shall have the non-exclusive right to use, in common with Landlord,
other Project occupants and other parties reasonably related to the Project, and subject to the Rules and Regulations (defined in Exhibit D attached hereto), any portions of the Property that are designated from time to time by
Landlord for such common use (the “Common Areas”). The manner in which the Common Areas are maintained and operated shall be at the reasonable discretion of Landlord (but shall at least be consistent with the manner in which the
common areas of the “Comparable Buildings,” as that term is defined on Exhibit G, attached hereto, are maintained and operated). Landlord reserves the right to close temporarily, make alterations or additions to, or change
the location of elements of the Project and the Common Areas, and any inconvenience suffered by Tenant in connection therewith shall not subject Landlord to any liability for any loss or damage resulting therefrom, constitute a constructive
eviction, or entitle Tenant to any abatement of Rent, provided that, in connection therewith, (i) Landlord shall perform such closures, alterations, additions or changes in a commercially reasonable manner and, in connection therewith, shall
use commercially reasonable efforts to minimize any material interference with Tenant’s use of and access to the Premises and those Common Areas (including parking facilities) necessary for the full use and enjoyment of the Premises,
(ii) Landlord shall not, without Tenant’s prior written consent, which consent shall not be unreasonably withheld, permanently change the location or configuration of the parking facilities serving the Project, and (iii) Landlord
shall not, without Tenant’s prior written consent, which consent shall not be unreasonably withheld, eliminate Project amenities located in the Project Common Areas and existing as of the date of this Lease to the extent the same are consistent
with the amenities typically provided in similar office/R&D projects located near the Project. 
 1.3 Must-Take
Space. Effective on the Must-Take Commencement Date, the Premises shall be expanded to include the rentable square footage of the “Must-Take Space,” as that term is defined in Section 1.3.1, below, as set forth in this
Section 1.3 and this Lease. The “Must-Take Commencement Date” means the earlier to occur of (i) the date upon which Tenant first commences to conduct business in the Must-Take Space, and (ii) the third
(3rd) anniversary of the Lease Commencement Date. Between 
  

 -6- 

 
the Lease Commencement Date and the Must-Take Commencement Date, Tenant shall be entitled to early and unrestricted access to the Must-Take Space for the purposes authorized under Exhibit
B to this Lease and to monitor compliance with Landlord’s Six Month Warranty. All terms, covenants and conditions of this Lease shall apply to the Must-Take Space between the Lease Commencement Date and the Must-Take Commencement Date,
except that Tenant shall not be required to pay any Base Rent or Expenses with respect to the Must-Take Space prior to the Must-Take Commencement Date. 

1.3.1 Description of the Must-Take Space. The “Must-Take Space,” as used in this
Lease, shall mean the fourth (4th) floor of the
Building consisting of 25,114 rentable square feet of space. 
 1.3.2 Delivery of the Must-Take Space. Tenant
shall accept delivery of the Must Take Space from Landlord, and Landlord shall deliver the Must Take Space to Tenant, on the Premises Delivery Date (as such date is used with respect to the Must-Take Space, the “Must-Take Delivery
Date”). Landlord and Tenant hereby acknowledge that the Must-Take Space is currently vacant, and Tenant hereby covenants that it shall not conduct business, or otherwise use, all or any portion of the Must-Take Space prior to the Must-Take
Delivery Date. In the event that Landlord determines that (A) Tenant has commenced conducting business in any portion of the Must-Take Space, or (B) Tenant has otherwise commenced using any portion of the Must-Take Space in any capacity
whatsoever (including, without limitation, for storage, but excluding as reasonably necessary to perform any maintenance or repair for which Tenant is responsible), then the Must-Take Commencement Date shall be deemed to have immediately occurred
pursuant to Section 1.3(i), above, and the Base Rent schedule and Tenant’s Share, as set forth in Sections 4 and 5 of the Summary, respectively, shall be revised to reflect such early lease of the Must-Take Space by Tenant.

 1.3.3 Rent and Term. The Must-Take Space shall become part of the Premises for all purposes hereunder on the
Must-Take Commencement Date, and, except as otherwise provided in this Section 1.3, shall be subject to every term and condition of this Lease. The base rent and additional rent for the Must-Take Space has been included in the Base Rent
schedule and Tenant’s Share in Sections 4 and 5 of the Summary, respectively. The lease term for the Must-Take Space shall commence, and Tenant shall commence payment of the Base Rent and the Additional Rent for the Must-Take
Space, upon the Must-Take Delivery Date, and the lease term for the Must-Take Space shall expire upon the Lease Expiration Date. 

1.3.4 Improvement of Must-Take Space. The Must-Take Space shall be improved by Tenant pursuant to the terms of the Tenant
Work Letter, attached hereto as Exhibit B. Subject to the terms of this Lease (including the Tenant Work Letter), Tenant shall accept the Must-Take Space in its then existing “as is” condition. However, Landlord shall deliver the
Must-Take Space to Tenant in a broom clean condition, free of personal property. 
 1.3.5 Other Terms. Except as
specifically set forth in this Lease, all other terms of this Lease shall apply to the Must-Take Space as though the Must-Take Space was originally part of the Premises. Upon Landlord’s request anytime after the Must-Take Delivery Date, Tenant
shall execute an amendment adding such Must-Take Space to this Lease upon such terms and conditions within five (5) days of delivery of such amendment to Tenant by Landlord. 

1.4 Conversion to Multi-Tenant Building. Landlord and Tenant acknowledge that the Building is currently unoccupied and
that, as of the Lease Commencement Date, Tenant shall be the sole occupant in the Building. Because Tenant is expected to be the sole occupant in the Building, Landlord and Tenant have agreed to certain provisions in this Lease that would not have
been agreed upon if Tenant were not the sole occupant in the Building (i.e, if the Building were a multi-tenant office building). Notwithstanding the foregoing, in the event that Landlord leases or otherwise enters into any

  

 -7- 

 
occupancy agreement with an unaffiliated third-party for any space in the Building, then this Lease shall automatically be deemed to incorporate the terms and conditions set forth on
Exhibit I, attached hereto, and, upon Landlord’s or Tenant’s request therefor, the other shall execute an amendment acknowledging the addition of such terms and conditions to this Lease within five (5) days of delivery
of such amendment to Tenant by Landlord or by Tenant to Landlord. 
 ARTICLE 2 

LEASE TERM 

The Lease Term shall commence and, unless ended sooner as herein provided, shall expire, unless extended pursuant to
Section 1 of Exhibit F, on the Lease Commencement Date and Lease Expiration Date, respectively, specified in Section 3 of the Summary of Basic Lease Information, provided, however, that upon Tenant’s
exercise of one or both of the extension options granted under Section 1 of Exhibit F, the Lease Expiration Date shall be extended to the last day of the applicable Option Term. At any time during the Lease Term, Landlord may deliver to
Tenant a notice substantially in the form of Exhibit C attached hereto, as a confirmation of the information set forth therein, which Tenant shall execute and return to Landlord within ten (10) business days of receipt
thereof, provided that if such notice is not factually correct, then Tenant shall make such changes as are necessary to make such notice factually correct and shall thereafter return such notice to Landlord within said ten (10) business day
period. If Tenant fails to execute and return (or reasonably object in writing to) such notice within ten (10) business days after receiving it, Tenant shall be deemed to have executed and returned it without exception. This Lease shall be a
binding contractual obligation effective upon execution and delivery hereof by Landlord and Tenant, notwithstanding the later commencement of the Lease Term. 

ARTICLE 3 

RENT 

3.1 In General. Tenant shall pay to Landlord or Landlord’s agent, without prior notice or demand or any setoff or
deduction, except as expressly provided in this Lease, at the place Landlord may from time to time designate in writing, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of
America, all Base Rent and Additional Rent (defined below) (collectively, “Rent”). As used herein, “Additional Rent” means all amounts, other than Base Rent, that Tenant is required to pay Landlord hereunder.
Monthly payments of Base Rent and monthly payments of “Direct Expenses” (defined in Section 4.1 below) shall be paid in advance on or before the first day of each calendar month during the Lease Term; provided, however, that
the installment of Base Rent for the first full calendar month for which Base Rent is payable hereunder and the installment of Direct Expenses for the first full calendar month for which such Additional Rent is payable hereunder shall be paid upon
Tenant’s execution and delivery hereof. Except as otherwise provided herein, all other items of Additional Rent shall be paid within 30 days after Landlord’s written request for payment. Rent for any partial calendar month shall be
prorated based on the actual number of days in the month. 
 3.2 Abated Base Rent. Provided that Tenant is not
then in Default (defined in Section 19.1 below) under the Lease, then during the first ten (10) consecutive full calendar months of the Lease Term (the “Rent Abatement Period”), Tenant shall not be obligated to pay
any Base Rent otherwise attributable to the Premises during such Rent Abatement Period (the “Rent Abatement”). Landlord and Tenant acknowledge that the aggregate amount of the Rent Abatement equals Two Million Five Hundred
Sixty-Three Thousand Five Hundred Eighty-Four and 00/100 Dollars ($2,563,584.00). Tenant acknowledges and agrees that the foregoing Rent Abatement has been granted to Tenant as additional 

 

 -8- 

 
consideration for entering into this Lease, and for agreeing to pay the rent and performing the terms and conditions otherwise required under this Lease. If Tenant shall be in default under this
Lease, and shall fail to cure such default within the notice and cure period, if any, permitted for cure pursuant to this Lease, then Landlord may at its option, by notice to Tenant, elect, in addition to any other remedies Landlord may have under
this Lease, that the dollar amount of the unapplied portion of the Rent Abatement as of such default shall be converted to a credit to be applied to the Base Rent applicable at the end of the Lease Term and Tenant shall immediately be obligated to
begin paying Base Rent for the Premises in full. If the unapplied portion of the Rent Abatement is converted to a credit to be applied to the Base Rent applicable at the end of the Lease Term, then, without limiting the binding nature of any other
provision of this Lease, the terms of this Section 3.2 shall be binding on any successor-in-interest to Landlord in this Lease. 

ARTICLE 4 

EXPENSES AND TAXES 

4.1 General Terms. In addition to paying the Base Rent, Tenant shall pay, in accordance with Section 4.4 below,
for each Expense Year (defined in Section 4.2.1 below), an amount equal to the sum of the following (collectively, the “Direct Expenses”): (a) Tenant’s Share of Expenses for such Expense Year, plus
(b) Tenant’s Share of Taxes for such Expense Year, plus (c) a management fee (the “Management Fee”) equal to three percent (3%) of the Base Rent payable by Tenant for the applicable Expense Year (without regard
to any free rent, rent abatement, or the like). The obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration or earlier termination of this Lease. If this Lease commences on a day other
than the first day of an Expense Year or expires or terminates on a day other than the last day of an Expense Year, Tenant’s payment of Direct Expenses for the Expense Year in which such commencement, expiration or termination occurs shall be
prorated based on the ratio between (x) the number of days in such Expense Year that fall within the Lease Term, and (y) the number of days in such Expense Year. Accordingly, no Direct Expenses shall be payable prior to the Lease
Commencement Date. 
 4.2 Definitions of Key Terms Relating to Additional Rent. As used in this Lease, the
following terms shall have the meanings hereinafter set forth: 
 4.2.1 “Expense Year” shall mean each calendar
year in which any portion of the Lease Term falls, the parties acknowledging that Tenant’s payment of Direct Expenses shall begin on the Lease Commencement Date, notwithstanding the later commencement of the payment of Base Rent hereunder.

 4.2.2 “Expenses” shall mean all expenses, costs and amounts that Landlord pays or accrues during any Expense
Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, restoration or operation of the Property. Landlord shall act in a reasonable manner in incurring Expenses. Without limiting the foregoing,
Expenses shall include: (i) the cost of supplying all utilities, the cost of operating, repairing, maintaining and renovating the utility, telephone, mechanical, sanitary, storm-drainage, and elevator systems, and the cost of maintenance and
service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections, the cost of contesting any Laws that may affect Expenses, and the costs of complying with any governmentally-mandated
transportation-management or similar program; (iii) the cost of all insurance premiums and deductibles (provided, however, that the premiums for earthquake insurance shall not materially exceed those paid by institutional owners of the
Comparable Buildings and the earthquake insurance deductibles shall not exceed 5.0% of the total insurable value of the Project per occurrence and shall not exceed $1.50 per rentable square foot of the Building in any Expense Year (the
“Annual EQ Deductible Cap”), with any excess amount amortized, with interest at a reasonable rate, 

 

 -9- 

 
over a period of time necessary to fully amortize such amount without exceeding the Annual EQ Deductible Cap, and any other insurance deductibles shall not exceed $100,000.00 per occurrence or
$200,000.00 in the aggregate per Expense Year); (iv) the cost of landscaping and re-lamping; (v) the cost of parking-area operation, repair, restoration, and maintenance; (vi) fees and other costs, including management and/or
incentive fees, consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Property; (vii) payments under any equipment-rental agreements;
(viii) wages, salaries and other compensation, expenses and benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance and security of the Property, and costs of training, uniforms, and employee enrichment
for such persons; (ix) the costs of operation, repair, maintenance and replacement of all systems and equipment (and components thereof) of the Property; (x) the cost of janitorial, alarm, security and other services, replacement of wall
and floor coverings, ceiling tiles and fixtures in common areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xi) rental or acquisition costs of supplies, tools, equipment, materials and personal property
used in the maintenance, operation and repair of the Property; (xii) the cost of capital improvements or any other items that are (A) intended to effect economies in the operation or maintenance of the Property, reduce current or future
Expenses, enhance the safety or security of the Property or its occupants, or enhance the environmental sustainability of the Property’s operations (it being understood, however, that the amortized amount of such capital improvements to effect
economies of operation or enhanced sustainability shall not exceed the reasonably estimated cost savings to be achieved thereby), (B) repairs, replacements or modifications of the nonstructural portions of the Base Building (as defined in
Section 7.2 below) or the Common Areas, or (C) required under any Law, except for capital improvements to remedy a condition existing prior to the Lease Commencement Date which an applicable governmental authority, if it had
knowledge of such condition prior to the Lease Commencement Date, would have then required to be remedied pursuant to then-current governmental laws or regulations in their form existing as of the Lease Commencement Date and pursuant to the
then-current interpretation of such governmental laws or regulations by the applicable governmental authority as of the Lease Commencement Date; (xiii) except for costs and expenses which are the sole responsibility of Tenant pursuant to
Section 7.2 below, all costs paid or incurred by Landlord to perform Landlord’s Repair Obligations (as defined in pursuant to Section 7.2.1 below); and (xiv) payments under any reciprocal easement agreement,
transportation management agreement, cost-sharing agreement or other covenant, condition, restriction or similar instrument affecting the Property, whether now or hereafter in effect (collectively, the “Underlying Documents”);
provided, however, Landlord shall not, after the date of this Lease, without Tenant’s prior written approval, which approval shall not be unreasonably withheld, enter into any new Underlying Documents, or consent to any revisions of any
existing Underlying Documents, that would impose any new payments to be included in Expenses or otherwise conflict with or impair Tenant’s express rights under this Lease. 

Notwithstanding the foregoing, Expenses shall not include the following: 

(a) costs incurred in connection with the original construction of the Project or in connection with any major change in the Project,
such as adding or deleting floors, and costs for the repair or replacement of any structural portion of the Building made necessary as a result of defects in the original design, workmanship or materials (but Expenses may include reasonable
recurring costs for enhanced maintenance necessary due to such defect(s) where prudent property management practices call for such maintenance rather than repair or replacement of the affected elements of the Project); 

(b) costs of the design and construction of tenant improvements to the Premises or the premises of other tenants or other occupants and
the amount of any allowances or credits paid to or granted to tenants or other occupants for any such design or construction or any costs to supervise such tenant improvements or any costs of correcting any defects or deficiencies in such tenant
improvements; 
  

 -10- 

 (c) except as set forth in items (xii), above, depreciation, interest and principal
payments on mortgages and other debt costs, if any; 
 (d) marketing costs, legal fees, space planners’ and
architects’ fees, advertising and promotional expenses, and brokerage fees incurred in connection with the original development, subsequent improvement, or original or future leasing of the Project; 

(e) costs for which the Landlord is reimbursed, or would have been reimbursed if Landlord had carried the insurance Landlord is required
to carry pursuant to this Lease or would have been reimbursed if Landlord had used commercially reasonable efforts to collect such amounts, from any tenant or occupant of the Project or by insurance from its carrier or any tenant’s carrier;

 (f) any bad debt loss, rent loss, or reserves for bad debts or rent loss or any reserves of any kind; 

(g) costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the same are
distinguished from the costs of operation of the Project, including partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of the Tenant may be in issue), costs of selling, syndicating,
financing, mortgaging or hypothecating any of the Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between Landlord and other
tenants or occupants; 
 (h) the wages and benefits of any employee who does not devote substantially all of his or her
employed time to the Project unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-à-vis time spent on matters unrelated to operating and managing the Project; 

(i) except as set forth in item (l), below, items (xii) and (xiii), above, late charges, penalties, liquidated damages, interest
and other finance charges; 
 (j) amount paid as ground rental or as rental for the Project by the Landlord; 

(k) costs, including permit, license and inspection costs, incurred with respect to the installation of tenant improvements made for new
tenants or other occupants in the Project or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants of the Project (excluding, however, such costs relating to any Common Areas
of the Project or parking facilities); 
 (l) costs of capital repairs and alterations, capital improvements and capital
equipment, except as set forth in items (xii), above and provided that any permitted capital expenditure shall be amortized, with reasonable interest, over the reasonable useful life of the relevant improvement or equipment; 

(m) costs of repair or replacement of any items covered by Landlord’s Six Month Warranty set forth in Section 1.1.3
above; 
 (n) any amount paid by Landlord or to the parent organization or a subsidiary or affiliate of the Landlord for
supplies and/or services in the Project to the extent the same exceeds the costs of such supplies and/or services rendered by qualified, first-class unaffiliated third parties on a competitive basis; 

 

 -11- 

 (o) rentals and other related expenses incurred in leasing air conditioning systems,
elevators or other equipment which if purchased the cost of which would be excluded from Expenses as a capital cost, except equipment not affixed to the Project which is used in providing janitorial or similar services and, further excepting from
this exclusion such equipment rented or leased to remedy or ameliorate an emergency condition in the Project; 
 (p) all items
and services for which Tenant or any other tenant in the Project reimburses Landlord, provided that Landlord shall use commercially reasonable efforts to collect such reimbursable amounts, or which Landlord provides selectively to one or more
tenants (other than Tenant) without reimbursement; 
 (q) electric power costs and janitorial costs for tenant spaces in the
Project (but the foregoing shall not limit the electric power and janitorial component of Expenses applicable to the Common Areas), but only if Tenant is contracting and directly for such utilities with respect to the Premises; 

(r) costs, other than those incurred in ordinary maintenance and repair, for sculpture, paintings, fountains or other objects of art;

 (s) tax penalties as a result of Landlord’s refusal or inability to pay taxes; 

(t) any costs expressly excluded from Expenses elsewhere in this Lease; 

(u) rent for any office space occupied by Project management personnel to the extent the size or rental rate of such office space
exceeds the size or fair market rental value of office space occupied by management personnel of the buildings comparable to and in the vicinity of the Building, with adjustment where appropriate for the size of the applicable project; 

(v) Landlord’s general corporate overhead and general and administrative expenses; 

(w) fines and penalties arising from the gross negligence or willful misconduct of Landlord, its agents, employees or contractors;

 (x) costs incurred to comply with Applicable Law with respect to hazardous materials, as defined by applicable law
(“Hazardous Material”), which was in existence in the Building or on the Project prior to the date of this Lease, and was of such a nature that a federal, state or municipal governmental or quasi-governmental authority, if it had then had
knowledge of the presence of such Hazardous Material, in the state, and under the conditions that it then existed in the Building or on the Project, would have then required the removal, remediation or other action with respect to such Hazardous
Material; and costs incurred with respect to Hazardous Material, which Hazardous Material is brought into the Building or onto the Project after the date hereof by Landlord or any other tenant of the Project or by anyone other than Tenant or Tenant
Parties and is of such a nature, at that time, that a federal, state or municipal governmental or quasi-governmental authority, if it had then had knowledge of the presence of such Hazardous Material, in the state, and under the conditions, that it
then exists in the Building or on the Project, would have then required the removal, remediation or other action with respect to such Hazardous Material; 
  

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 (y) legal fees and costs, settlements, judgments or awards paid or incurred because of
disputes between Landlord and Tenant, Landlord and other tenants or prospective occupants or prospective tenants/occupants or providers of goods and services to the Project; 

(z) legal fees and costs concerning the negotiation and preparation of this Lease or any other Project lease or any litigation between
Landlord and Tenant or between Landlord and any other tenant of the Project; 
 (aa) any finders fees, brokerage commissions,
job placement costs or job advertising cost; 
 (bb) costs for extra or after-hours HVAC, utilities or services which are
provided to Tenant and or any occupant of the Building and as to which either (x) Tenant is separately charged, or (y) the same is not offered or made available to Tenant at no charge; and 

(cc) any amounts Landlord would be entitled to recover directly from other tenants or occupants of the Project if their leases or
occupancy agreements contained provisions comparable to those in this Lease which allow Landlord to recover directly from Tenant (and not as an item of Expenses) costs of providing excess or after hours utilities, taxes on personal property, trade
fixtures and improvements in excess of “building standard”, increased insurance premiums caused by usage and other similar expenditures. 

Notwithstanding any contrary provision hereof, during the initial Term, “Controllable Expenses” (defined below) shall not
increase after the first year of the Term by more than five percent (5%) per calendar year, as determined on a compounding and cumulative basis. By way of example and not of limitation, if Controllable Expenses for calendar year 2010 are
$10.00 per rentable square foot, then Controllable Expenses for calendar year 2011 shall not exceed $10.50 per rentable square foot; Controllable Expenses for calendar year 2012 shall not exceed $11.03 per rentable square foot; and so on.
As used herein, “Controllable Expenses” means all Expenses other than (i) costs of utilities, (ii) insurance premiums and deductibles, (iii) capital expenditures, (iv) any market-wide cost increases resulting
from extraordinary circumstances, including Force Majeure, boycotts, strikes, conservation surcharges, embargoes or shortages, and (v) the cost of any repair or replacement that Landlord reasonably expects will not recur on an annual or more
frequent basis. For purposes of determining Controllable Expenses, any management fee shall be calculated without regard to any free rent, abated rent, or the like. In the event that Landlord commences to provide maintenance services to the Building
following a period in which Tenant was providing such services pursuant to the terms of this Lease, the cap on Controllable Expenses shall only apply to the costs incurred by Landlord in connection with such services after the first twelve
(12) months of Landlord’s provision of such services. 
 4.2.3 “Taxes” shall mean all federal, state,
county or local governmental or municipal taxes, fees, charges, assessments, levies, licenses or other impositions, whether general, special, ordinary or extraordinary, that are paid or accrued during any Expense Year (without regard to any
different fiscal year used by such governmental or municipal authority) because of or in connection with the ownership, leasing or operation of the Property. Taxes shall include (a) real estate taxes; (b) general and special assessments;
(c) transit taxes; (d) leasehold taxes; (e) personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems, appurtenances, furniture and other personal property used in connection with the Property;
(f) any tax on the rent, right to rent or other income from any portion of the Property or as against the business of leasing any portion of the Property; (g) any assessment, tax, fee, levy or charge imposed by any governmental agency, or
by any non-governmental entity pursuant to any private cost-sharing agreement, in order to fund the provision or enhancement of any fire-protection, street-, sidewalk- or road-maintenance, refuse-removal or other service that is (or, before the
enactment of 
  

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Proposition 13, was) normally provided by governmental agencies to property owners or occupants without charge (other than through real property taxes); and (h) any assessment, tax,
fee, levy or charge allocable or measured by the area of the Premises or by the Rent payable hereunder, including any business, gross income, gross receipts, sales or excise tax with respect to the receipt of such Rent. Any costs and expenses
(including reasonable attorneys’ and consultants’ fees) reasonably incurred in attempting to protest, reduce or minimize Taxes (a “Tax Appeal”) shall be included in Taxes for the year in which they are incurred.
Notwithstanding anything herein to the contrary, Taxes shall be determined without regard to any “green building” credit (unless the cost to obtain such credit was included in Expenses, either directly or on an amortized basis) and shall
exclude (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net
income (as opposed to rents, receipts or income attributable to operations at the Property), (ii) any Expenses, and (iii) any items required to be paid by Tenant under Section 4.5 below. If Landlord does not initiate within
thirty (30) days after written request by Tenant and thereafter diligently pursue a Tax Appeal, Tenant shall have the right to do so and if Tenant’s Tax Appeal results in a refund or reduction of such Taxes, then within thirty
(30) days after Landlord’s receipt of the refund, Landlord shall refund to Tenant all costs and expenses incurred by Tenant (to the extent the refund exceeds such costs and expenses) and Tenant’s proportionate share of the remaining
amount of such abatement or refund as a credit to be applied by Landlord against Rent next becoming due. 
 4.3
Allocation. The parties acknowledge that the Project now includes only the Building and the 1650 TD Building and related Common Areas. However, these Common Areas also serve the building commonly known and addressed as 1600 Technology
Drive, San Jose, California (the “1600 TD Building”) which, as of the date of this Lease, is owned by an affiliate of Landlord. For purposes of allocating Common Area Expenses during the Lease Term, those Common Area Expenses not
reasonably attributable exclusively to the Project, the 1600 TD Building or any future building in the Project shall be allocated between or among these buildings on a rentable area basis, except where otherwise dictated by prudent commercial
property management practices or to achieve an equitable and customary allocation of Common Area Expenses. Accordingly, as set forth in Section 4.2 above, Direct Expenses (which consists of Expenses and Taxes) are determined annually for the
Project as a whole(including, as appropriate, the 1600 TD Building), and a portion of the Direct Expenses, which portion shall be determined by Landlord on a reasonable and equitable basis and allocated to the tenants of the Building (as opposed to
the tenants of any other buildings in the Project and, as appropriate, the 1600 TD Building) and such portion shall be the Direct Expenses for purposes of this Lease. Such portion of Direct Expenses allocated to the tenants of the Building shall
include all Expenses attributable solely to the Building and a reasonable and equitable portion of the Direct Expenses attributable to the Project (including, as appropriate, the 1600 TD Building) as a whole (and not to a particular building of the
Project other than the Building). In addition, Landlord, in its reasonable discretion, may equitably allocate Expenses among office, retail or other portions or occupants of the Property. If Landlord incurs Expenses or Taxes for the Property
together with another property, Landlord, in its reasonable discretion, shall equitably allocate such shared amounts between the Property and such other property. In allocating Expenses and Taxes among the Building, the 1600 TD Building and the 1650
TD Building, Landlord must in any event conform to prudent commercial property management practices as observed by owners of Comparable Buildings. 

4.4 Calculation and Payment of Expenses and Taxes. 

4.4.1 Statement of Actual Expenses and Taxes and Payment by Tenant. Landlord shall endeavor to give to Tenant after the end
of each Expense Year a statement (the “Statement”) setting forth the actual amount of Direct Expenses for such Expense Year, including Tenant’s Share of Expenses and Taxes for such Expense Year. If the amount paid by Tenant for
such Expense Year pursuant to 
  

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Section 4.4.2 below is less or more than the actual sum of Tenant’s Direct Expenses for such Expense Year (as such amounts are set forth in such Statement), Tenant shall pay
Landlord the amount of such underpayment, or receive a credit in the amount of such overpayment, with or against the Rent next due hereunder; provided, however, that if this Lease has expired or terminated and Tenant has vacated the Premises, Tenant
shall pay Landlord the amount of such underpayment, or Landlord shall pay Tenant the amount of such overpayment (less any Rent due), within 30 days after delivery of such Statement. Any failure of Landlord to timely furnish the Statement for
any Expense Year shall not preclude Landlord or Tenant from enforcing its rights under this Article 4. Tenant shall not be responsible for Tenant’s Share of any Expenses which are first billed to Tenant more than two (2) calendar
years after the end of the Expense Year to which such Expenses relate, except and only to the extent such Expenses are not reasonably discoverable or quantifiable (including, without limitation, if Landlord did not receive a bill for such Expense)
by Landlord on or before the date that occurs six (6) months before such 2-year deadline. 
 4.4.2 Statement of
Estimated Expenses and Taxes. Landlord shall endeavor to give to Tenant, for each Expense Year, a statement (the “Estimate Statement”) setting forth Landlord’s reasonable estimates of the Direct Expenses (the
“Estimated Direct Expenses”) for such Expense Year, including Tenant’s Share of Expenses and Taxes for such Expense Year. Upon receiving an Estimate Statement, Tenant shall pay, within thirty (30) days, an amount equal to
the excess of (a) the amount obtained by multiplying (i) the sum of the Estimated Direct Expenses (as such amount is set forth in such Estimate Statement), by (ii) a fraction, the numerator of which is the number of months that have
elapsed in the applicable Expense Year (including the month of such payment) and the denominator of which is 12, over (b) any amount previously paid by Tenant for such Expense Year pursuant to this Section 4.4.2. Until a new
Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the sum of the Estimated Direct
Expenses, as such amount is set forth in the previous Estimate Statement delivered by Landlord to Tenant. Any failure of Landlord to timely furnish any Estimate Statement shall not preclude Landlord from enforcing its rights to receive payments and
revise any previous Estimate Statement under this Article 4. 
 4.4.3 Retroactive Adjustment of Taxes.
Subject to the time limitation under Section 4.4.1 above, if, after Landlord’s delivery of any Statement, an increase or decrease in Taxes occurs for the applicable Expense Year (whether by reason of reassessment, error, or
otherwise), Taxes for such Expense Year shall be retroactively adjusted. If, as a result of such adjustment, it is determined that Tenant has under- or overpaid Tenant’s Share of such Taxes, Tenant shall pay Landlord the amount of such
underpayment, or receive a credit in the amount of such overpayment, with or against the Rent then or next due hereunder; provided, however, that if this Lease has expired or terminated and Tenant has vacated the Premises, Tenant shall pay Landlord
the amount of such underpayment, or Landlord shall pay Tenant the amount of such overpayment (less any Rent due), within 30 days after such adjustment is made. 

4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible. 

4.5.1 Tenant shall pay, 10 days before delinquency, any taxes levied against Tenant’s equipment, furniture, fixtures and other
personal property located in or about the Premises. If any such taxes are levied against Landlord or its property (or if the assessed value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment,
furniture, fixtures or other personal property of Tenant), and if Landlord pays such taxes (or such increased assessment), which Landlord shall have the right to do regardless of the validity thereof, Tenant shall, upon demand, repay to Landlord the
amount so paid. 
  

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 4.5.2 If the leasehold improvements in the Premises, whether installed and/or paid for by
Landlord, Tenant or any prior tenant, are assessed for real property tax purposes at a valuation higher than the valuation at which tenant improvements conforming to Landlord’s “building standard” in other space in the Building are
assessed, then the Taxes levied against Landlord or the Property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant for purposes of Section 4.5.1 above; provided, however,
Landlord hereby acknowledges that the office improvements existing in the Premises as of the date of this Lease, other than those existing in any laboratory space, are “building standard.” 

4.5.3 Notwithstanding any contrary provision herein, Tenant shall pay, before delinquency, (i) any rent tax, sales tax, service tax,
transfer tax applicable to only this Lease (as opposed to a transfer tax due to a sale of the Building) or value added tax, or any other tax respecting the rent or services described herein or otherwise respecting this Lease; (ii) taxes
assessed upon the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of any portion of the Property; and (iii) taxes assessed upon this transaction or any document to which Tenant is a party
creating or transferring an interest in the Premises. 
 4.6 Landlord’s Books and Records. Within one hundred
eighty (180) days after receipt of a Statement by Tenant, if Tenant disputes the amount of Expenses and Taxes set forth in the Statement, an independent certified public accountant (which accountant is a member of a nationally or
regionally recognized accounting firm and is not working on a contingency fee basis), or a qualified employee of Tenant, may, after reasonable notice to Landlord and at reasonable times, inspect Landlord’s records with respect to the Statement
at Landlord’s offices, provided that Tenant is not then in default under this Lease after expiration of any applicable notice and cure periods, and Tenant has paid all amounts required to be paid under the applicable Estimate Statement and
Statement, as the case may be (but Tenant shall be deemed to have paid the same “under protest”). In connection with such inspection, Tenant and Tenant’s agents must agree in advance to follow Landlord’s reasonable rules and
procedures regarding inspections of Landlord’s records, and shall execute a commercially reasonable confidentiality agreement regarding such inspection. Tenant’s failure to dispute the amount of Expenses and Taxes set forth in any
Statement within one hundred eighty (180) days of Tenant’s receipt of such Statement shall be deemed to be Tenant’s approval of such Statement and Tenant, thereafter, waives the right or ability to dispute the amounts set forth
in such Statement; provided, however, if Landlord revises a Statement after delivering the same to Tenant, then Tenant shall continue to have the right to dispute such revisions for a period of one hundred eighty (180) days after Landlord
delivers such revised Statement to Tenant. If after such inspection, Tenant still disputes such Expenses and Taxes, Landlord and Tenant shall meet in order to resolve the dispute. If Landlord and Tenant are unable to resolve the dispute, a
determination as to the proper amount shall be made, at Tenant’s expense, by an independant certified public accountant experienced in lease audits who has not represented Landlord or Tenant in the past five (5) years (a “Qualified
Accountant”) selected by mutual agreement of Landlord and Tenant and if the parties are unable to agree upon a Qualified Accountant, then such Qualified Accountant shall be selected by an arbitrator appointed upon application by either
party to the JAMS or the American Arbitration Association (or any recognized successor to JAMS or AAA), in the City of San Jose, California, made with not less than ten (10) days prior written notice to the other. The arbitrator shall retain
and instruct the Qualified Accountant to prepare a written audit report of the Expenses and Taxes covered by the Statement within ninety (90) days after the Qualified Accountant’s appointment. Upon completion of such audit report, the
arbitrator shall schedule a hearing on the audit report, during which hearing the time limits set forth in Sections 1.4.3.11 through 1.4.3.13 of Exhibit F shall apply unless the arbitrator finds good cause to modify such time limits. The arbitrator
shall have authority to accept the Qualified Accountant’s report in whole or in part and the decision of the arbitrator shall be final and binding on Landlord and Tenant. Notwithstanding anything contained herein to the contrary, if the
determination by the Qualified Accountant, as affirmed by the arbitrator (if applicable), reveals that Expenses and Taxes 
  

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were overstated by more than five percent (5%), then the cost of the Qualified Accountant and the cost of such determination shall be paid for by Landlord. If such determination by the Qualified
Accountant, as affirmed by the arbitrator (if applicable), reveals that Landlord has overcharged or undercharged Tenant, then within thirty (30) days after the results of such audit, Landlord shall reimburse Tenant the amount of the overcharge
or Tenant shall pay the amount of the undercharge, as applicable. Tenant hereby acknowledges that Tenant’s sole right to inspect Landlord’s books and records and to contest the amount of Expenses and Taxes payable by Tenant shall be as set
forth in this Section 4.6, and Tenant hereby waives any and all other rights pursuant to applicable Law to inspect such books and records and/or to contest the amount of Expenses and Taxes payable by Tenant. 

ARTICLE 5 

USE OF PREMISES 

Tenant shall not (a) use the Premises for any improper or objectionable purpose, for any purpose not permitted under
Article 25 below, or for any purpose other than the Permitted Use; or (b) do anything in or about the Premises that (i) violates any of the Rules and Regulations or any provision of the Underlying Documents, (ii) damages
the reputation of the Project or interferes with, injures or annoys other occupants of the Project, or (iii) constitutes a nuisance; provided, however, Landlord hereby agrees not to modify the Rules and Regulation or the Underlying Documents
after the date of this Lease in such a manner as to materially and unreasonably impair Tenant’s express rights set forth in this Lease. Without limiting the foregoing, no portion of the Premises shall be used for any of the following uses: any
pornographic or obscene purposes, any commercial sex establishment, any pornographic, obscene, nude or semi-nude performances, modeling, materials, activities, or sexual conduct or any other use that, as of the time of the execution hereof, has or
could reasonably be expected to have a material adverse effect on the Property or its use, operation or value; provided, however, Landlord hereby agrees to hereafter include reasonably comparable restrictions in the leases of any other new tenant in
the Project. Tenant and Tenant Parties shall have the non-exclusive right to use and enjoy the Common Areas of the Project throughout the Lease Term. Subject to the foregoing limitation on future modifications to the Underlying Documents,
Tenant’s rights and obligations under this Lease and Tenant’s use of the Premises and the Common Areas shall be subject and subordinate to the Underlying Documents. The limitation on the total area of the Premises devoted to laboratory use
pursuant to Section 6 of the Summary shall not apply if Tenant undertakes to remove all laboratory-related Tenant Improvements or Alterations in excess of such limitation upon the Lease Expiration Date or the earlier termination of this
Lease; provided, however notwithstanding the foregoing, any such laboratory-related Tenant Improvements or Alterations shall continue to be subject to the terms of Article 8 of this Lease and/or the Tenant Work Letter, as the case may be.

 ARTICLE 6 

SERVICES 

6.1 Landlord Provided Services. Landlord shall provide the following services on all days (unless otherwise stated below):
(a) subject to limitations imposed by Law, customary heating, ventilation and air conditioning (“HVAC”); (b) electricity supplied by the applicable public utility, stubbed to the Premises; (c) water supplied by the
applicable public utility (i) for use in lavatories and any drinking facilities located in Common Areas within the Building, and (ii) stubbed to the Building core for use in any plumbing fixtures located in the Premises;
(d) janitorial services to the Premises, except on weekends and Holidays; and (e) elevator service (subject to scheduling by Landlord, and payment of Landlord’s standard usage fee, for any freight service). “Holidays”
the day of observation of New Year’s Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day, 

 

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and, at Landlord’s discretion, any other locally or nationally recognized holiday that is observed by the Comparable Buildings. Tenant and Tenant Parties shall have the non-exclusive right
to use and enjoy the Common Areas of the Project throughout the Lease Term. Except where the provisions of Exhibit I are applicable, Tenant shall pay 100% of all utilities and services applicable to the Building. 

6.2 Tenant Provided Services. Notwithstanding anything set forth in Section 6.1 to the contrary, for so long as
Tenant is the sole occupant of the Building, Tenant shall have the right, upon not less than thirty (30) days’ prior written notice to Landlord, to contract for and directly pay, as the same become due, all charges for water, gas,
electricity, telephone, sewer service, waste pick-up and any other utilities, materials and services furnished directly to or used by Tenant on or about the Premises during the Term (collectively, “Utilities”), including, without
limitation, (a) meter, use and/or connection fees, hook-up fees, or standby fees, and (b) penalties for discontinued or interrupted service. If Tenant elects to provide janitorial services to the Premises, then Tenant shall provide such
janitorial service in a manner consistent with the janitorial services provided by the landlords of the “Comparable Buildings,” as that term is defined in Section 4 of Exhibit G, attached hereto, and any persons
employed by Tenant to do janitorial work shall be subject to Landlord’s prior written approval (not to be unreasonably withheld), and Tenant shall be responsible for all acts of such persons. The cost of any Tenant -provided Utility or
janitorial service shall not be included in Expenses. 
 6.3 Above-Standard Use. If Tenant utilizes the Base
Building HVAC system for more than two hundred forty (240) hours in any month, all use within such month in excess of two hundred forty (240) hours shall be “Excess HVAC Use”. Tenant will pay the cost of such Excess HVAC
Use as Additional Rent, not more than thirty (30) days after receipt of an invoice therefor, at such hourly cost as Landlord has reasonably established for the Building (or, as applicable, the various HVAC zones of the Building); provided,
however, if Tenant is contracting for and directly paying the applicable Utility provided for electrical service to the Building, then Landlord’s cost for such Excess HVAC Use shall only include the reasonable depreciation of the applicable
“Building Systems,” as that term is defined in Section 7.1.1, below (attributable to such Excess HVAC Use), and actual administrative charges (to the extent not duplicative of Operating Expenses), incurred by Landlord, as
reasonably determined by Landlord but without charge for profit, provided that, notwithstanding the foregoing, any amount actually charged by any third party to Landlord (i.e., unaffiliated with Landlord) for the supply of HVAC to Tenant shall be
deemed part of the cost to provide such Excess HVAC Use. In addition, Tenant shall abide by any process, including any notice requirements, reasonably established by Landlord in connection with providing such Excess HVAC Use to Tenant. At no time
shall use of electricity in the Premises exceed the capacity of existing feeders and risers to or wiring in the Premises. 

6.4 Service Interruptions. Any interruption or cessation of Utilities resulting from any causes,
including any entry for repairs pursuant to this Lease, and any renovation, redecoration or rehabilitation of any area of the Project (each, a “Service Interruption”), shall not render Landlord liable for damages to either person or
property or for interruption or loss to Tenant’s business, nor be construed as an eviction of Tenant, nor work an abatement of any portion of Rent, nor relieve Tenant from fulfillment of any covenant or agreement hereof; provided, however, that
if the Premises, or a material portion thereof, is made untenantable or inaccessible for more than five (5) consecutive business days after written notice from Tenant to Landlord as a result of any Service Interruption that Landlord can correct
through reasonable efforts, then Tenant, as its sole remedy, shall be entitled to receive an abatement of Monthly Rent (defined below) payable hereunder for the period beginning on the sixth
(6th) consecutive business day of such Service
Interruption and ending on the day the service is restored. If a Service Interruption renders less than the entire Premises untenantable or inaccessible, the amount of Monthly Rent abated shall be prorated in proportion to the percentage of the
rentable square footage of the Premises that is rendered untenantable or inaccessible. As used herein, “Monthly Rent” means Base Rent and Tenant’s monthly installment of Direct Expenses. 

 

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 ARTICLE 7 

REPAIRS 

7.1 Tenant’s Obligations. 

7.1.1 Tenant shall, at its expense, but under the supervision and subject to the prior written approval of Landlord (or without such
approval in case of an Emergency, as defined in Section 7.3 below), and within any reasonable period of time specified by Landlord, perform all maintenance and repairs (including replacement) to the Premises that are not Landlord’s express
responsibility hereunder (and which are not covered by Landlord’s Six Month Warranty), and keep the Premises in good condition and repair, reasonable wear and tear and damage due to casualty or condemnation excepted (collectively,
“Tenant’s Repair Obligations”). As a condition to approving any repair by Tenant, Landlord may, without limitation, require that Tenant comply with the requirements of Sections 8.2, 8.3 and 8.4 below
as if such repair were an Alteration (defined in Section 8.1 below). Tenant’s Repair Obligations shall include: (a) floor coverings; (b) interior partitions; (c) interior doors; (d) the interior side of demising
walls; (e) Alterations; and (f) the heating, ventilating and air conditioning systems and equipment, the plumbing, sewer, drainage, electrical, fire protection, life safety and security systems and equipment and other mechanical,
electrical and communications systems and equipment, that exclusively serve the Premises (the foregoing items set forth in (f) shall be known collectively as the “Building Systems”), including, without limitation, any specialty
or supplemental Building Systems installed by or for Tenant. 
 7.1.2 Tenant shall also be responsible for all pest control
within the Premises, and for all trash removal and disposal from the Premises. With respect to any HVAC systems and equipment exclusively serving the Premises, Tenant shall obtain HVAC systems preventive maintenance contracts with bimonthly or
monthly service in accordance with manufacturer recommendations, which shall be subject to the reasonable prior written approval of Landlord and paid for by Tenant, and which shall provide for and include replacement of filters, oiling and
lubricating of machinery, parts replacement, adjustment of drive belts, oil changes and other preventive maintenance, including annual maintenance of duct work, interior unit drains and caulking of sheet metal, and recaulking of jacks and vents on
an annual basis. Tenant shall have the benefit of all warranties available to Landlord regarding the HVAC systems and equipment. 

7.1.3 If Tenant fails to perform any of Tenant’s Repair Obligations, then Landlord may, but need not, upon not less than
ten (10) days prior written notice to Tenant (except in the case of an Emergency), make such repairs and replacements, in which event Tenant shall pay Landlord the reasonable cost of such work, plus a reasonable percentage of the cost thereof
(not to exceed 5%) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements, within ten (10) days after receipt of an
invoice therefor. 
 7.2 Landlord’s Obligations. 

7.2.1 Landlord shall maintain, repair and replace the following items (“Landlord’s Repair Obligations”) in a manner
concistent with the landlords of the Comparable Buildings: (a) the non-structural portions of the roof of the Building, including the roof coverings (provided that Tenant installs no additional air conditioning, wireless or other equipment on
the roof that damages the roof coverings, in which event Tenant shall pay all costs resulting from such damage); (b) any Building Systems serving the Premises and/or the Project, or portions thereof, for which Tenant is not responsible pursuant
to Section 7.1 above (i.e., those Building Systems, if any, that do not exclusively serve the Premises) (collectively, “Base Building Systems”); and (c) the Parking Facilities, pavement, landscaping,

  

 -19- 

 
sprinkler systems, sidewalks, driveways, curbs, and lighting systems in the Common Areas of the Project. Landlord’s Repair Obligations also includes the routine repair and maintenance of the
load bearing and exterior walls of the Building, including, without limitation, any painting, sealing, patching and waterproofing of such walls, as well as any public restrooms, elevators and exit stairwells in the Building. 

7.2.2 Landlord, at its own cost and expense and not as an item of Expenses, agrees to repair and maintain the structural portions of the
roof (specifically excluding the roof coverings), the foundation, the footings, the floor slab, and the load bearing walls and exterior walls of the Building (excluding any glass and any routine maintenance, including, without limitation, any
painting, sealing, patching and waterproofing of such walls) (collectively, and together with the Base Building Systems, the “Base Building”). 

7.2.3 Notwithstanding Section 10.5 below, if any such repair or maintenance is made necessary by the active negligence or
willful misconduct of Tenant or any Tenant Party, Tenant shall pay the cost of such work, including a percentage of the cost thereof (to be uniformly established for the Project) sufficient to reimburse Landlord for all overhead, general conditions,
fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements, within ten (10) days after receipt of an invoice therefor; provided, however, that, except in the event of the willful misconduct of
any Tenant Party, if such work is covered by Landlord’s insurance (or the insurance required to be carried by Landlord hereunder), Tenant shall only be obligated to pay any deductible in connection therewith. 

7.3 Tenant’s Right to Make Repairs. Notwithstanding any of the terms, covenants and conditions set forth in this Lease
to the contrary, if Tenant provides notice (or oral notice in the event of an “Emergency,” as that term is defined, below) to Landlord of an event or circumstance which pursuant to the terms of this Lease requires the action of Landlord
with respect to repair and/or maintenance required on any full floor of the Building on which Premises are leased by Tenant, and which event or circumstance materially and adversely affects the conduct of Tenant’s business from the Premises,
and Landlord fails to commence corrective action within a reasonable period of time, given the circumstances, after the receipt of such Notice, but in any event not later than thirty (30) days after receipt of such Notice, then Tenant may
proceed to take the required action upon delivery of an additional twenty (20) days’ Notice to Landlord specifying that Tenant is taking such required action (provided, however, that the initial thirty (30) day Notice and the
subsequent twenty (20) day Notice shall not be required in the event of an Emergency) and if such action was required under the terms, covenants and conditions of this Lease to be taken by Landlord and was not commenced by Landlord within such
twenty (20) day period and thereafter diligently pursued to completion, then Tenant shall be entitled to take such action on behalf of Landlord, in which case Tenant shall receive prompt reimbursement by Landlord of Tenant’s reasonable
costs and expenses in taking such action, plus interest thereon at same interest rate as is applicable to late payment by Tenant under Article 26 below. In the event Tenant takes such action, Tenant shall use only those contractors used by Landlord
in the Building for work unless such contractors are unwilling or unable to perform, or timely perform, such work, in which event Tenant may utilize the services of any other qualified contractor which normally and regularly performs similar work in
Comparable Buildings. Promptly following completion of any work taken by Tenant pursuant to the terms, covenants and conditions of this Section 7.3, Tenant shall deliver a detailed invoice of the work completed, the materials used and
the costs relating thereto. If Landlord does not deliver a detailed written objection to Tenant within thirty (30) days after receipt of an invoice from Tenant, then Tenant shall be entitled to deduct from Rent payable by Tenant under this
Lease, the amount set forth in such invoice. If, however, Landlord delivers to Tenant, within thirty (30) days after receipt of Tenant’s invoice, a written objection to the payment of such invoice, setting forth with reasonable
particularity Landlord’s reasons for its claim that such action did not have to be taken by Landlord pursuant to the terms, covenants, and conditions of this Lease or that the charges are excessive (in which case Landlord

  

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shall pay the amount it contends would not have been excessive), then Tenant shall not then be entitled to such deduction from Rent, and Tenant may institute legal proceedings against Landlord to
collect the amount set forth in the subject invoice; provided that under no circumstances shall Tenant be allowed to terminate this Lease based upon a such default by Landlord. If Tenant receives a final judgment against Landlord(whether by virtue
of Landlord’s failure to appeal or unsuccessful appeal of such judgment), Tenant may deduct the amount of the judgment (including all fees, expenses and reasonable attorneys’ fees actually incurred by Tenant in connection with such legal
proceedings, to the extent included in such judgment, such attorneys’ fees not to exceed the amount of the unpaid portion of the relevant invoice), from the Base Rent next due and owing under this Lease. For purposes of this
Article 7, an “Emergency” shall mean an event threatening immediate and material danger to people located in the Building or immediate, material damage to the Building, Building Systems, Building structure, Tenant
Improvements, Alterations or Tenant’s personal property valued at more than $250,000, or the immediate and material impairment of Tenant’s use of all or a substantial portion of the Premises. 

7.4 Waiver. Tenant hereby waives any rights under subsection 1 of Section 1932 and Sections 1941 and 1942 of the
California Civil Code or under any similar Law. 
 ARTICLE 8 

ADDITIONS AND ALTERATIONS 

8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to the
Premises or to any mechanical, plumbing or HVAC facilities or other systems serving the Premises (collectively, “Alterations”) without Landlord’s prior written consent, which consent shall be requested by Tenant not less than
30 days before commencement of work. Such consent shall not be unreasonably withheld, provided that it shall be deemed reasonable for Landlord to withhold its consent to any Alteration that would adversely affect the structure, systems or
equipment of the Building or be visible from outside the Building. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations following ten (10) business days notice to Landlord, but without Landlord’s prior consent, to
the extent that such Alterations do not affect the Base Building or the Building Systems and are not visible from the exterior of the Building (the “Cosmetic Alterations”). However, where the reasonably estimated cost of the
Cosmetic Alterations is less than $100,000, Tenant need only give Landlord five (5) business days advance notice to Landlord. 

8.2 Manner of Construction. Landlord may impose reasonable conditions to its consent to any Alteration. Without limiting
the foregoing, before commencing any Alteration, Tenant shall deliver to Landlord, and obtain Landlord’s reasonable written approval of, each of the following items (to the extent applicable): plans and specifications (including any changes
thereto); names of contractors, subcontractors, mechanics, laborers and materialmen; required building permits; and evidence of the insurance required under Section 8.4 below. Tenant shall perform any Alteration in a good and workmanlike
manner, using materials of a quality reasonably approved by Landlord, and in conformance with all applicable Laws, the National Electrical Code and Landlord’s reasonable and customary construction rules and regulations. Without limiting the
foregoing, if, as a result of Tenant’s performance of any Alteration, Landlord becomes required under applicable Law to perform any inspection or give any notice relating to the Premises or such Alteration, or to ensure that such Alteration is
performed in any particular manner, Tenant shall comply with such requirement on Landlord’s behalf and promptly thereafter provide Landlord with reasonable documentation of such compliance. Tenant shall ensure that no Alteration impairs any
Building System or Landlord’s ability to perform its obligations hereunder. Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient
to ensure the lien-free completion of the work and naming Landlord as a co-obligee. Before commencing any Alteration, Tenant shall meet with 

 

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Landlord to discuss Landlord’s design parameters and any code compliance issues. In performing any Alteration, Tenant shall not obstruct access to, or the conduct of business in, any portion
of the Project by Landlord or any other occupant of the Project. Tenant shall not use contractors, services, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with any workforce or trades engaged
in performing other work or services in or about the Project. Upon completion of any Alteration, Tenant shall cause a Notice of Completion to be recorded in the office of the recorder of the county in which the Building is located in accordance with
Section 3093 of the Civil Code of the State of California or any successor Law, and Tenant shall deliver to Landlord reproducible copies of the “as built” drawings of the Alteration (in CAD format, if requested by Landlord), as well
as all related governmental permits, approvals and other documents. 
 8.3 Payment for Alterations. For any
Alteration, Tenant shall pay Landlord within ten (10) days following demand (a) Landlord’s reasonable out-of-pocket expenses incurred in reviewing such work, and (b) a fee for Landlord’s oversight and coordination of such
work equal to 3% of its cost. At Landlord’s option, before commencing any Alteration, Tenant shall provide Landlord with the reasonably anticipated cost thereof, which Landlord shall disburse during construction pursuant to Landlord’s
standard, commercially reasonable disbursement procedure. If Tenant pays its contractors directly for any Alteration, Tenant shall (i) to the extent required by Landlord, condition such payment upon receipt of final lien releases and waivers,
and (ii) sign Landlord’s standard contractor’s rules and regulations. Notwithstanding the foregoing, this Section 8.3 shall not apply to any Tenant Improvements constructed pursuant to any Tenant Work Letter. 

8.4 Construction Insurance. Tenant or Tenant’s contractor shall carry “Builder’s All Risk” insurance in
an amount approved by Landlord covering the construction of any Alteration, and such other insurance as Landlord may reasonably require. All Alterations shall be insured by Tenant pursuant to Article 10 below immediately upon completion
thereof. 
 8.5 Landlord’s Property. All improvements in and to the Premises, including any Tenant
Improvements and Alterations, shall become the property of Landlord upon installation and without compensation to Tenant; provided, however, Landlord hereby agrees that Tenant shall have the right to receive the tax benefit of any improvements
and/or Alterations that is paid for by Tenant. Notwithstanding the foregoing, unless otherwise instructed by Landlord in writing before the expiration or earlier termination of this Lease, Tenant shall, at its expense, (a) remove any Tenant
Improvements and Alterations, (b) repair any damage to the Premises or Building caused by such removal, and (c) restore the affected portion of the Premises to its condition existing before the installation of such Tenant Improvements and
Alterations; provided, however, in no event shall Tenant be obligated to remove any tenant improvements that were installed in the Premises prior to the date of this Lease (unless such improvement was affected by the Tenant Improvements or an
Alteration after the date of this Lease and removal of such Tenant Improvement or Alteration, as applicable, is impractical without the removal of the initial improvement). If Tenant’s request for Landlord’s approval of any Tenant
Improvements, or any proposed Alterations, contains a request that Landlord identify any portion of such Tenant Improvements or Alterations, as applicable, that Landlord will require Tenant to remove as provided above, then Landlord will, at the
time it approves such Tenant Improvements or Alterations, as applicable, identify such portion of the Tenant Improvement, Alterations or Cosmetic Alterations, if any, that Landlord will require Tenant to so remove; provided further, however, in no
event shall Landlord require Tenant to remove any Tenant Improvements or Alterations that are of the same type and comparable with the improvements existing in the office portions of the Premises as of the date of this Lease (excluding any existing
improvements that affect the Base Building). If Tenant fails to complete the removal, repair or restoration required by this Section 8.5 before the expiration or earlier termination of this Lease, (i) Landlord may do so and may
charge the cost thereof to Tenant, and (ii) for purposes of Article 16 below, Tenant shall be deemed to be in holdover in the Premises without Landlord’s consent until such work is completed. 

 

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 ARTICLE 9 

COVENANT AGAINST LIENS 

Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of any work performed, materials furnished or obligations
incurred by or on behalf of Tenant. Tenant shall give Landlord written notice at least 20 days before commencing any such work on the Premises (or such additional time as may be necessary under applicable Laws, or such lesser time as may be
designated elsewhere in this Lease) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall remove any such lien or encumbrance by bond or otherwise within 10 business days after notice by
Landlord, and if Tenant fails to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without responsibility for investigating the validity thereof. The amount so paid shall be reimbursed by Tenant, as Additional Rent,
upon demand, without limiting other remedies available to Landlord under this Lease. Nothing in this Lease shall authorize Tenant to cause or permit any lien or encumbrance to affect Landlord’s interest in the Project, and any lien or
encumbrance created by, through or under Tenant shall attach to Tenant’s interest only. 
 ARTICLE 10 

INDEMNIFICATION; INSURANCE 

10.1 Indemnification and Waiver. 

10.1.1 Tenant agrees that Landlord, its partners, members and Security Holders (defined in Article 18 below), and their respective
partners, members, directors, officers, agents, employees and independent contractors (including Landlord, collectively, the “Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any
damage to person or property (or resulting from the loss of use thereof) that is sustained by Tenant or any party claiming by, through or under Tenant, including any such damage caused by any active or passive act, omission or neglect of any
Landlord Party or by any act or omission for which liability without fault or strict liability may be imposed, except only, with respect to Landlord, (a) to the extent such damage is caused by the gross negligence or willful misconduct of any
Landlord Party or (b) to the extent such limitation on liability is prohibited by law. Nothing in this Section 10.1 shall limit the provisions of Section 10.5 or Article 21 below. 

10.1.2 Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any obligations, losses, claims, actions,
liabilities, penalties, damages, costs and expenses (including reasonable attorneys’ and consultants’ fees and expenses) (“Claims”) suffered or imposed upon or asserted against any Landlord Party in connection with or
arising from (a) any cause in, on or about the Premises (including a slip and fall), (b) the occupancy of the Premises by Tenant or any person claiming by, through or under Tenant, (c) any act, omission or negligence of Tenant or of
any person claiming by, through or under Tenant, or any of their members, partners, officers, contractors, agents, employees, invitees or licensees (each, a “Tenant Party” and, collectively, “Tenant Parties”), or
(d) any breach by Tenant of any representation, covenant or other term contained in this Lease, whether occurring before, during, or after the expiration of the Lease Term. The foregoing indemnification shall apply regardless of any active or
passive negligence of the Landlord Parties and regardless of whether liability without fault or strict liability may be imposed upon the Landlord Parties; provided, however, that, with respect to any Landlord Party, Tenant’s obligations under
this Section shall be inapplicable (i) to the extent such Claims arise from the gross negligence or willful misconduct of such Landlord Party or (ii) to the extent such obligations are prohibited by applicable Laws. 

 

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 10.1.3 Landlord shall indemnify, defend, protect, and hold Tenant and the Tenant Parties
harmless from any Claim that is imposed or asserted by any third party and arises from (a) any gross negligence or willful misconduct of any Landlord Party, or (b) any breach by Landlord of any representation, covenant or other term
contained herein, except to the extent such Claim arises from the negligence or willful misconduct of any Tenant Party. 

10.1.4 The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to
any Claim relating to any event or condition occurring or existing before such expiration or termination. 
 10.2
Tenant’s Compliance With Landlord’s Fire and Casualty Insurance. Tenant, at its expense, shall comply with all reasonable and customary insurance company requirements known to Tenant pertaining to the use of the Premises. If
Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies, Tenant shall reimburse Landlord for such increase. Tenant, at its expense, shall comply with all rules and requirements of the American
Insurance Association and any similar body. 
 10.3 Tenant’s Insurance. Tenant shall maintain the following
coverages in the following amounts. 
 10.3.1 Commercial General Liability Insurance covering the insured against claims of
bodily injury, personal injury and property damage (including loss of use thereof) arising out of Tenant’s operations, and contractual liabilities (covering the performance by Tenant of its indemnity agreements), including the Commercial
General Liability Coverage Form ISO #CG 00 01 10 01 covering the insuring provisions of this Lease and Tenant’s indemnity obligations under Section 10.1 above, for limits of liability not less than: 

 

			
	 Bodily Injury and

Property Damage Liability
	  	$1,000,000 each occurrence

$2,000,000 annual aggregate

		
	 Personal Injury Liability
	  	$1,000,000 each occurrence

$1,000,000 annual aggregate

0% Insured’s participation

		
	 Umbrella Liability Coverage (in addition to the above amounts)
	  	$5,000,000 each occurrence

$5,000,000 annual aggregate

10.3.2 Property Insurance covering (i) all office furniture, business and trade fixtures, office equipment, free-standing cabinet
work, movable partitions, merchandise and all other items of Tenant’s property in the Premises installed by, for, or at the expense of Tenant, (ii) the Tenant Improvements, if any, and any other improvements that exist in the Premises as
of the Lease Commencement Date (excluding the Base Building) (the “Original Improvements”), and (iii) all Alterations made to the Premises. Such insurance shall be written on an “all risks” of physical loss or damage
basis, for the full replacement cost value (subject to reasonable deductible amounts) new without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance, and shall include
coverage for damage or other loss caused by fire or other peril, including vandalism and malicious mischief, theft, water damage of any type, including sprinkler leakage, bursting or stoppage of pipes, and explosion, and providing Extra Expense
coverage. 
  

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 10.3.3 Worker’s Compensation and Employer’s Liability or other similar insurance
to the extent required by applicable Laws. 
 10.4 Form of Policies. The minimum limits of insurance required to
be carried by Tenant shall not limit Tenant’s liability. Such insurance shall be issued by an insurance company that has an A.M. Best rating of not less than A-VIII and shall be in form and content reasonably acceptable to Landlord.
Tenant’s Commercial General Liability Insurance shall (a) name the Landlord Parties and any other party reasonably designated by Landlord (“Additional Insured Parties”) as additional insureds; and (b) be primary
insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and non-contributing with Tenant’s insurance. Landlord shall be designated as a loss payee on Tenant’s Property Insurance with respect to
the Tenant Improvements, Original Improvements and Alterations (collectively, “Tenant-Insured Improvements”). Tenant shall deliver to Landlord, on or before the Premises Delivery Date and before the expiration dates thereof,
certificates from Tenant’s insurance company on the forms currently designated “ACORD 25-S” (Certificate of Liability Insurance) and “ACORD 28” (Evidence of Commercial Property Insurance) or the equivalent. Attached to the
ACORD 25-S (or equivalent) there shall be an endorsement naming the Additional Insured Parties as additional insureds, and attached to the ACORD 28 (or equivalent) there shall be an endorsement designating Landlord as a loss payee with respect to
Tenant’s Property Insurance on any Tenant-Insured Improvements, and each such endorsement shall be binding on Tenant’s insurance company. Upon Landlord’s request, Tenant shall deliver to Landlord, in lieu of such certificates, copies
of the policies of insurance required to be carried under Section 10.2 showing that the Additional Insured Parties are named as additional insureds and that Landlord is designated as a loss payee with respect to Tenant’s Property
Insurance on any Tenant-Insured Improvements. If Tenant fails to deliver such policies or certificates, then Landlord may, at its option and with notice to Tenant, procure such policies for the account of Tenant, in which event Tenant shall pay
Landlord the cost thereof within five (5) days after written demand. 
 10.5 Subrogation. Each party waives,
and shall cause its insurance carrier to waive, any right of recovery against the other party, any of its (direct or indirect) owners, or any of their respective beneficiaries, trustees, officers, directors, employees or agents for any loss of or
damage to property which loss or damage is (or, if the insurance required hereunder had been carried, would have been) covered by insurance. For purposes of this Section 10.5 only, (a) any deductible with respect to a party’s
insurance shall be deemed covered by, and recoverable by such party under, valid and collectable policies of insurance, and (b) any contractor retained by Landlord to install, maintain or monitor a fire or security alarm for the Building shall
be deemed an agent of Landlord. 
 10.6 Additional Insurance Obligations. Tenant shall carry and maintain during
the Lease Term, at its expense, such increased amounts of the insurance required to be carried by Tenant under this Article 10, and such other types and amounts of insurance covering the Premises and Tenant’s operations therein, as
may be reasonably requested by Landlord, but not in excess of the amounts and types of insurance then being required by landlords of buildings comparable to and in the vicinity of the Building. 

10.7 Landlord’s Insurance. Landlord shall maintain the following insurance, together with such other insurance coverage as
Landlord, in its reasonable judgment, may elect to maintain, the premiums of which shall be included in Expenses: (a) Commercial General Liability insurance applicable to the Property, Building and Common Areas providing, on an occurrence
basis, a minimum combined single limit of at least $3,000,000.00; (b) All Risk Property Insurance on the Building at replacement cost value as reasonably estimated by Landlord; (c) Worker’s Compensation insurance to the extent
required by Law; and (d) Employers Liability Coverage to the extent required by Law. Notwithstanding the foregoing provisions of this Section 10.7, the coverage and amounts of insurance carried by Landlord in connection with the
Building shall, at a minimum, be comparable to the coverage and amounts of insurance which are carried by the landlords of the Comparable Buildings (provided that in no event shall Landlord be required to carry earthquake insurance). 

 

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 ARTICLE 11 

DAMAGE AND DESTRUCTION 

11.1 Completion Estimate; Termination Rights. Tenant shall promptly notify Landlord of any damage to the Premises resulting
from any fire or other casualty. With reasonable promptness after discovering the casualty, Landlord shall provide Tenant with written notice (the “Completion Estimate”) stating (a) whether the Landlord Repairs (defined below)
will include the Original Improvements, any Tenant Improvements and/or any Alterations, and (b) Landlord’s reasonable estimate of the amount of time required, using standard working methods (without the payment of overtime or other
premiums), to substantially complete the Landlord Repairs. As used herein, “Landlord Repairs” means the repair and restoration of the Base Building, any Common Areas serving or providing access to the Premises, and, if so elected by
Landlord in the Completion Estimate, the Original Improvements and any Tenant Improvements and/or Alterations. If the Completion Estimate indicates that the Landlord Repairs cannot be substantially completed within 270 days after commencement,
then either party may terminate this Lease upon 60 days’ prior written notice to the other party delivered within 10 days after Landlord’s delivery of the Completion Estimate. In addition, Landlord, by notice to Tenant within
90 days after Landlord’s discovery of damage to the Premises or the Project, may, whether or not the Premises is affected, terminate this Lease if: (i) any Security Holder terminates any ground lease or requires that any insurance
proceeds be used to pay any mortgage debt; (ii) any damage to Landlord’s property is not fully covered by Landlord’s insurance policies (or would have been covered if Landlord’s insurance met the requirements of this Lease);
(iii) the damage occurs during the last 12 months of the Lease Term (provided that Landlord terminates the leases of all tenants of the Building whose premises are similarly damaged by the casualty or, if Tenant is the sole occupant of the
Building, Landlord may terminate this Lease only if the damage prevents or materially impairs Tenant’s use of all or a substantial portion of the Premises), unless Tenant exercises an unexpired option to extend the Lease Term on or before the
earlier of the deadline for such option pursuant to Exhibit F or within fifteen (15) days after the Completion Estimate is delivered to Tenant); or (iv) any owner, other than Landlord or an affiliate of Landlord, of any
damaged portion of the Project does not intend to repair such damage. Tenant also may terminate this Lease in case of damage during the last 12 months of the Lease Term which prevents or materially impairs Tenant’s use of all or a substantial
portion of the Premises and which cannot be repaired within 60 days after commencement. In the event of such termination by Landlord or Tenant pursuant to this Section, neither party shall have any obligations to the other under this Lease,
except for obligations arising before such termination or obligations that survive the expiration or earlier termination of this Lease, and except that Tenant shall pay to Landlord (or to any party designated by Landlord) a portion of the insurance
proceeds payable to Tenant under Tenant’s Property Insurance required under Section 10.3 above with respect to the Original Improvements and any Tenant Improvements and Alterations, which portion shall be equal to an amount equal to
the then remaining unamortized amount (based on the Allowance being amortized over the initial Lease Term at an eight percent (8%) annual interest rate) of the Allowance. In the event Tenant fails to pursue such insurance proceeds within a
reasonable amount of time following the termination of this Lease, then, upon written notice from Landlord, Tenant shall assign its rights to such proceeds to Landlord and Landlord shall have the right to pursue such proceeds on Tenant’s
behalf, in which case, within thirty (30) days following Landlord’s receipt of such proceeds, Landlord shall deduct the amount owed to Landlord under this Section 11.1 (plus Landlord’s actual and reasonable out-of-pocket costs,
if any, incurred by Landlord to receive such proceeds) and deliver the remainder to Tenant. The terms of this Section 11.2 shall survive the expiration or earlier termination of this Lease. 

 

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 11.2 Repair and Restoration. If this Lease is not terminated pursuant to
Section 11.1 above, Landlord shall promptly and diligently perform the Landlord Repairs, subject to reasonable delays for insurance adjustment or other events of Force Majeure. Such repair and restoration shall be to substantially the
same condition that existed before the casualty, except for any modifications required by Law or reasonably required by any Security Holder, and except for any modifications to the Common Areas that are deemed desirable by Landlord and approved by
Tenant (such approval not to be unreasonably withheld and which shall not be required in the event Tenant occupies less than the greater of (x) seventy-five percent (75%) of the Premises, and (y) fifty-one percent (51%) of the
Building), are consistent with the character of the Project, and do not materially impair access to the Premises. If this Lease is not terminated pursuant to Section 11.1 above and the Landlord Repairs include the Original Improvements,
any Tenant Improvements and/or any Alterations, then (a) Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 10.3
above with respect to such Original Improvements, Tenant Improvements and/or Alterations; (b) if the estimated cost of repairing and restoring such improvements exceeds the amount of insurance proceeds received by Landlord from Tenant’s
insurance carrier, Tenant shall pay such excess cost to Landlord within 30 days after Landlord’s demand; and (c) within 30 days after Landlord’s demand, Tenant shall also pay Landlord the amount of any additional excess costs
that may be determined during the performance of such repair and restoration. If this Lease is not terminated pursuant to Section 11.1 above and the Landlord Repairs exclude any of the Original Improvements and/or any Tenant Improvements
or Alterations, then Tenant, at its expense and in accordance with Sections 8.2, 8.3 and 8.4 above, shall repair any damage to such improvements and restore them to their original condition. Landlord shall not be liable for any
inconvenience or annoyance to Tenant or its invitees, or for any injury to Tenant’s business, resulting from any fire or other casualty or from any repair of damage resulting therefrom; provided, however, that if any fire or other casualty
damages the Premises or any Common Area necessary for Tenant’s access to the Premises, then, during any time that, as a result of such damage, any portion of the Premises is untenantable or inaccessible and is not occupied by Tenant, the
Monthly Rent shall be abated in proportion to the rentable square footage of such portion of the Premises. If the Landlord Repairs exclude any of the Original Improvements, or any Tenant Improvements or Alterations, Tenant’s right to rent
abatement under the preceding sentence shall continue until the earlier to occur of (i) the date that the repair and restoration of such Original Improvements, Tenant Improvements or Alterations is completed by Tenant, (ii) the date that
is reasonably determined by Landlord to be the date on which Tenant would have completed the repair and restoration of such improvements if Tenant had used reasonable diligence in connection therewith, or (iii) the date that Tenant recommences
business operations in the damaged portion of the Premises. 
 11.3 Waiver of Statutory Provisions. The provisions
of this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect to any damage to or destruction of any part of the Premises, the Building or the Project, and any Law, including
Sections 1932(2) and 1933(4) of the California Civil Code, relating to rights or obligations concerning damage or destruction in the absence of an express agreement between the parties shall not apply. 

ARTICLE 12 

NONWAIVER 

No provision of this Lease shall be deemed waived by either party hereto unless it is expressly waived by such party in writing, and no
waiver of any breach of any provision hereof shall be deemed to be a waiver of any subsequent breach of such provision or any other provision hereof. Landlord’s acceptance of Rent shall not be deemed to be a waiver of any preceding breach by
Tenant of any provision hereof, other than Tenant’s failure to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of such acceptance. No acceptance of a lesser

  

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amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any
letter accompanying such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by Landlord from Tenant
after the giving of any notice or after the termination of this Lease shall affect such notice or reinstate or alter the length of the Lease Term or Tenant’s right of possession hereunder. After the service of notice or the commencement of a
suit, or after a final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of such Rent shall not waive or affect such notice, suit or judgment. 

ARTICLE 13 

CONDEMNATION 

If any part of the Premises or Project is permanently taken for any public or quasi-public use or purpose, by power of eminent domain or
by private purchase in lieu thereof (a “Taking”), which is so substantial that the Premises cannot reasonably be used by Tenant for the efficient operation of Tenant’s corporate headquarters, then either Landlord or Tenant may
terminate this Lease. In addition, if twenty-five percent (25%) or more of the Building, the Project or the parking areas for the Building or the Project is subject to a Taking without affecting the Premises, then Landlord may terminate this
Lease as of the date of such Taking. Any such termination shall be effective as of the date possession is required to be surrendered to the authority, and the terminating party shall provide written notice of termination to the other party within 45
days after it first receives written notice of such surrender date. Except as provided above in this Article 13, neither party may terminate this Lease as a result of a Taking. Tenant shall not assert any claim against Landlord or the
authority for any compensation because of any Taking and Landlord shall be entitled to the entire award of compensation; provided, however, that Tenant shall have the right to file any separate claim available to Tenant for any Taking of
Tenant’s personal property or any fixtures that Tenant has the right hereunder to remove upon the expiration hereof, and for moving expenses, so long as such claim does not diminish the award available to Landlord or any Security Holder and is
payable separately to Tenant. If this Lease is terminated pursuant to this Article 13, all Rent shall be apportioned as of the date of such termination. If a Taking occurs and this Lease is not so terminated, the Monthly Rent shall be
abated, for the period of such Taking, in proportion to the percentage of the rentable square footage of the Premises, if any, that is subject to (or rendered inaccessible by) such Taking. Tenant hereby waives any rights it might have under
Section 1265.130 of The California Code of Civil Procedure. 
 ARTICLE 14 

ASSIGNMENT AND SUBLETTING 

14.1 Transfers. Tenant shall not, without Landlord’s prior written consent, assign, mortgage, pledge, hypothecate,
encumber, permit any lien to attach to, or otherwise transfer this Lease or any interest hereunder, permit any assignment or other transfer of this Lease or any interest hereunder by operation of law, sublet any part of the Premises, enter into any
license or concession agreement, or otherwise permit the occupancy or use of any part of the Premises by any persons other than Tenant and its employees and contractors (each, a “Transfer”). If Tenant desires Landlord’s consent
to any Transfer, Tenant shall provide Landlord with written notice (the “Transfer Notice”) of (i) the proposed effective date of the Transfer (the “Contemplated Effective Date”), which shall not be less than
30 days nor more than 180 days after the effective date of the Transfer Notice, and the contemplated length of the term of the proposed Transfer, (ii) a description of the portion of the Premises to be transferred (the
“Contemplated Transfer Space”), (iii) all of the terms of the proposed Transfer and the consideration 
  

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therefor, including calculation of the Transfer Premium (defined in Section 14.3 below), the name and address of the proposed transferee, and a copy of all existing executed and/or
proposed documentation pertaining to the proposed Transfer, and (iv) current financial statements of the proposed transferee (or, in the case of a Transfer described in Section 14.6 below, of the proposed new controlling party(ies))
certified by an officer, partner or owner thereof and any other information reasonably required by Landlord in order to evaluate the proposed Transfer. Within 30 days after receiving the Transfer Notice, Landlord shall notify Tenant in writing of
(a) its consent to the proposed Transfer, (b) its refusal to consent to the proposed Transfer, or (c) its exercise of its rights under Section 14.4 below. Any Transfer made without Landlord’s prior written consent
shall, at Landlord’s option, be void and shall, at Landlord’s option, constitute a Default (defined in Article 19 below). Tenant shall pay Landlord a fee of $1,500.00 for Landlord’s review of any proposed Transfer, whether
or not Landlord consents thereto, plus any reasonable legal fees incurred by Landlord in connection with any proposed Transfer. 

14.2 Landlord’s Consent. Subject to Section 14.4 below, Landlord shall not unreasonably withhold its
consent to any proposed Transfer. Without limiting other reasonable grounds for withholding consent, it shall be deemed reasonable for Landlord to withhold consent to a proposed Transfer if: 

14.2.1 The proposed transferee has a character or reputation or is engaged in a business that is not consistent with the quality of the
Building or the Project; or 
 14.2.2 The proposed transferee intends to use the Contemplated Transfer Space for purposes that
are not permitted under this Lease; or 
 14.2.3 The proposed transferee is a governmental entity or a nonprofit organization;
or 
 14.2.4 The proposed transferee is not a party of reasonable financial strength in light of the responsibilities to be
undertaken in connection with the Transfer on the effective date of the Transfer Notice (but taking into consideration Tenant’s continuing liability under this Lease); or 

14.2.5 The proposed Transfer would cause a violation of a lease for space in the Project in effect on the date of this Lease; or

 14.2.6 The proposed transferee or any of its Affiliates leases or occupies space in the Project as of the effective date of
the Transfer Notice (or, at any time during the 4-month period ending on the effective date of the Transfer Notice, has negotiated with Landlord to lease space in the Project, as evidenced by an exchange of written documents), or in another
comparable project owned by Landlord or an Affiliate of Landlord within the Transfer Radius, unless, in either such case, Landlord does not then have space available for lease in the Project of the size required by the proposed Transferee. As used
herein, “Affiliate” means, with respect to any party, a person or entity that controls, is under common control with, or is controlled by such party. 

Notwithstanding anything else herein to the contrary, if Landlord consents to any Transfer pursuant to this Section 14.2 but
Tenant does not enter into such Transfer within six (6) months thereafter, such consent shall no longer apply and such Transfer shall not be permitted unless Tenant again obtains Landlord’s consent thereto pursuant and subject to the terms
of this Article 14 (including Landlord’s right of recapture, if any, under Section 14.4 below). Notwithstanding anything to the contrary in this Lease, if Tenant claims that Landlord has unreasonably withheld its consent
under this Section 14.2 or otherwise has breached or acted unreasonably under this Article 14, its sole remedies shall be a suit for contract damages (subject to Article 21 below) or declaratory judgment and an
injunction for the relief sought, and Tenant hereby waives all other remedies, including any rights under California Civil Code 

 

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Section 1995.310 and any other right at law or equity to terminate this Lease. In addition, to the extent permitted under applicable Laws, Tenant hereby waives, on behalf of any proposed
transferee, any remedies against Landlord arising out of any unreasonable withholding of consent to a proposed Transfer or any breach of this Article 14, except for any right to obtain a declaratory judgment or injunction for the relief
sought. 
 14.3 Transfer Premium. 

14.3.1 If Landlord consents to a Transfer, Tenant shall pay to Landlord fifty percent (50%) any Transfer Premium (defined below). As
used herein, “Transfer Premium” means (i)(a) in the case of an assignment, any consideration (including payment for leasehold improvements) paid by the assignee on account of such assignment; (b) in the case of a sublease,
license, concession or other occupancy agreement, the amount by which all rent and other consideration paid by the transferee to Tenant for the Premises pursuant to such agreement exceeds the Monthly Rent payable by Tenant hereunder with respect to
the Contemplated Transfer Space for the term of such agreement; and (c) in the case of a Transfer described in Section 14.6 below, any consideration (including payment for leasehold improvements) paid by the new controlling
party(ies) to the prior controlling party(ies) on account of this Lease, after deducting, on an amortized basis, with interest at a reasonable amount, over the term of the Transfer, (i) any tenant improvements, (ii) any brokerage
commissions (not to exceed commissions typically paid in the market at the time of such subletting or assignment) and reasonable attorneys’ fees paid by Tenant in connection with the Transfer, and (iii) any amounts payable to Landlord
under Section 14.1, above (collectively, “Recoverable Expenses”). Payment of the portion of the Transfer Premium payable to Landlord hereunder shall be made (1) in the case of an assignment or a Transfer described
in Section 14.6 below, within 10 days after Tenant or the prior controlling party(ies), as the case may be, receive(s) the consideration described above, and (2) in the case of a sublease, license, concession or other occupancy
agreement, on the first day of each month during the term of such agreement, the Transferee shall pay directly to Landlord fifty percent (50%) of the amount by which the rent, additional rent and other consideration due from the Transferee to
Tenant under such agreement for such month, after deducting therefrom the amortized Recoverable Expenses, exceeds the Monthly Rent payable by Tenant under this Lease with respect to the Contemplated Transfer Space for such month. In the case of an
assignment, Tenant and the assignee shall be jointly and severally liable for payment of any Transfer Premium. 
 14.3.2 Upon
Landlord’s request, Tenant shall provide Landlord with reasonable documentation of Tenant’s calculation of the Transfer Premium. Landlord or its authorized representatives shall have the right, at all reasonable times, to audit the books,
records and papers of Tenant relating to a Transfer, and shall have the right to make copies thereof. If the Transfer Premium is found to be understated, Tenant shall pay the deficiency within 10 days after demand, and if the Transfer Premium
is understated by more than 5%, Tenant shall pay Landlord’s reasonable costs of such audit. 
 14.4 Landlord’s
Option to Recapture. Notwithstanding anything to the contrary in this Article 14, except in the case of a Permitted Transfer (defined in Section 14.8 below), if Tenant requests Landlord’s consent to a sublease
(including any expansion rights) of more than 50% of the rentable square footage of the then existing Premises, or a sublease for a term (including any extension options) of more than 50% of the balance of the Term remaining on the Contemplated
Effective Date (excluding any unexercised extension options), then Landlord, within thirty days of receiving any “Recapture Opportunity Notice,” as that term is defined below, shall have the option, in lieu of consenting to a proposed
Transfer, to recapture the Contemplated Transfer Space by giving written notice to Tenant within 30 days after receiving the Transfer Notice. Such recapture shall automatically terminate this Lease with respect to the Contemplated Transfer
Space as of the Contemplated Effective Date. If the Contemplated Transfer Space is less than the entire Premises, the Base Rent and Tenant’s Share, and the 

 

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number of parking spaces to which Tenant is entitled under Section 9 of the Summary shall be deemed adjusted on the basis of the percentage of the rentable square footage of the
Premises retained by Tenant, and this Lease, as so amended, shall continue in full force and effect. Upon request of either party, the parties shall execute a written agreement prepared by Landlord memorializing such termination or amendment of this
Lease. Notwithstanding the foregoing, Tenant, within 5 days after receipt of Landlord’s recapture notice given pursuant to this Section 14.4, may withdraw its request for consent to the Transfer. In that event, Landlord’s election to
recapture the Contemplated Transfer Space shall be null and void and of no force and effect. As used herein, “Recapture Opportunity Notice” means, with respect to a particular Contemplated Transfer Space and a particular
Contemplated Effective Date, any Transfer Notice or other notice (which may be provided to Landlord prior to Tenant identifying a specific subtenant for such Contemplated Transfer Space) informing Landlord that Tenant intends to enter into a
Transfer with respect to such Contemplated Transfer Space as of such Contemplated Effective Date; provided, however, that if Landlord receives a Recapture Opportunity Notice for a particular Contemplated Transfer Space and a particular Contemplated
Effective Date, no subsequent notice (including any Transfer Notice) given within the next 180 days shall be deemed a Recapture Opportunity Notice with respect to such Contemplated Transfer Space and such Contemplated Effective Date and Landlord
shall not have the right to recapture such Contemplated Transfer Space. 
 14.5 Effect of Consent. If Landlord
consents to a Transfer, (i) the terms and conditions of this Lease shall not be deemed to have been waived or modified, (ii) such consent shall not be deemed a consent to any further Transfer by Tenant or any transferee, (iii) Tenant
shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, and (iv) Tenant shall furnish, upon Landlord’s request, a complete
statement, certified by an independent certified public accountant or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium resulting from such Transfer. In the case of an assignment, the assignee
shall assume in writing, for Landlord’s benefit, all obligations of Tenant under this Lease accruing from and after the date of such assignment. No Transfer, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor
of this Lease from any liability under this Lease. 
 14.6 Additional Transfers. For purposes of this Lease, the
term “Transfer” shall also include (a) if Tenant is a closely held professional service firm, the withdrawal or change (whether voluntary, involuntary or by operation of law) of 25% or more of its equity owners within a
12-month period; and (b) in all other cases, any transaction(s) (a “Change of Control”) resulting in the acquisition of a Controlling Interest (defined below) by one or more parties none of which, alone or together with other
parties, owned a Controlling Interest immediately before such transaction(s). As used herein, “Controlling Interest” means any direct or indirect equity or beneficial ownership interest in Tenant that confers upon its holder(s) the
power to control Tenant. As used in this Article 14, “control” means, with respect to any party, the direct or indirect power to direct the ordinary management and policies of such party, whether through the ownership of
voting securities, by contract or otherwise (but not through the ownership of voting securities listed on a recognized securities exchange). The terms of this Section 14.6 shall not be applicable if stock in the entity which constitutes Tenant
under this Lease (as opposed to an entity that controls Tenant or is otherwise an “Affiliate” of Tenant, as that term is defined in Section 14.8 of this Lease) is publicly traded on NASDAQ or a national stock exchange. 

14.7 Occurrence of Default. Any sublease, license, concession or other occupancy agreement entered into by Tenant shall be
subordinate and subject to the provisions of this Lease, and if this Lease is terminated during the term of any such agreement, Landlord shall have the right to: (i) treat such agreement as cancelled and repossess the Contemplated Transfer
Space by any lawful means, or (ii) require that the transferee attorn to and recognize Landlord as its landlord (or licensor, as applicable) under such agreement. If Tenant is in Default, Landlord is irrevocably authorized, as Tenant’s
agent and 
  

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attorney-in-fact, to direct any transferee under any such agreement to make all payments under such agreement directly to Landlord (which Landlord shall apply towards Tenant’s obligations
under this Lease) until such Default is cured. Such transferee shall rely on any representation by Landlord that Tenant is in Default, without any need for confirmation thereof by Tenant. No collection or acceptance of rent by Landlord from any
transferee shall be deemed a waiver of any provision of this Article 14, an approval of any transferee, or a release of Tenant from any obligation under this Lease, whenever accruing. In no event shall Landlord’s enforcement of any
provision of this Lease against any transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. 

14.8 Permitted Transfers. Notwithstanding anything to the contrary in this Article 14, if Tenant is not in
Default, Tenant may, without Landlord’s prior written consent pursuant to Section 14.1 above, permit a Change of Control to occur, sublet any portion of the Premises to an Affiliate of Tenant or assign this Lease to any of the
following (a “Permitted Transferee”): (a) an Affiliate of Tenant, (b) a successor to Tenant by merger or consolidation, or (c) a successor to Tenant by purchase of all or substantially all of Tenant’s assets (a
“Permitted Transfer”), provided that (i) at least 10 business days before the Transfer (provided such notice and disclosure does not violate Laws or the terms of an agreement with the acquiring entity, in which event such
notice and disclosure shall be made as soon as reasonably possible), Tenant notifies Landlord of such Transfer and supplies Landlord with any documents or information reasonably requested by Landlord relating thereto, including reasonable
documentation that the Transfer satisfies the requirements of this Section 14.8, (ii) in the case of an assignment pursuant to clause (a) or (c) above, the assignee executes and delivers to Landlord, at least
10 business days before the effective date of the assignment, a commercially reasonable instrument pursuant to which the assignee assumes, for Landlord’s benefit, all of Tenant’s obligations under this Lease; (iii) in the case of
an assignment pursuant to clause (b) above or any Change of Control, (A) the successor entity (including Tenant, following a “reverse triangular merger” or other similar transaction), has a net worth (computed in accordance with
generally accepted accounting principles, except that intangible assets such as goodwill, patents, copyrights, and trademarks shall be excluded in the calculation (“Net Worth”)) immediately after the Transfer that is not less than
the Net Worth of Tenant immediately before the Transfer, and (B) if Tenant is a closely held professional service firm, at least 75% of its equity owners existing 12 months before the Transfer are also equity owners of the successor
entity; (iv) except in the case of a Change of Control, the Transferee is qualified to conduct business in the State of California, and (v) in the case of a Change of Control, the Change of Control Credit Requirement (defined below) is
satisfied, and (vi) any such proposed Transfer is made for a good faith operating business purpose and not, whether in a single transaction or in a series of transactions, be entered into as a subterfuge to evade the obligations and
restrictions relating to Transfers set forth in this Article 14. As used herein, “Affiliate” means, with respect to any party, a person or entity that controls, is under common control with, or is controlled by such
party. For purposes hereof, the “Change of Control Credit Requirement” shall be deemed satisfied if, as of the date immediately preceding the date of the Change of Control, each party that will acquire all or part of a Controlling
Interest has either (x) both a Moody’s credit rating of not less than Aa3 and a Standard & Poor’s credit rating of not less than AA- (provided that the possession of one such agency rating shall be sufficient if there exists
no applicable rating by the other agency); or (y) financial strength not less than the financial strength of the party from which such party will acquire such interest, as determined either (i) on the basis of both Moody’s and
Standard & Poor’s credit ratings for such parties (provided that a comparison of ratings by one such agency shall be sufficient if there exist no applicable ratings by the other agency), or (ii) if such credit ratings do not
exist, then on the basis of the Net Worth of each such party. 
  

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 ARTICLE 15 

SURRENDER OF PREMISES; 

REMOVAL OF PERSONAL PROPERTY AND TRADE FIXTURES 

15.1 Surrender of Premises. No act or omission by any Landlord Party during the Lease Term, including acceptance of keys to
the Premises, shall be deemed an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. Upon the expiration or earlier termination of this Lease, Tenant shall, subject to the
provisions of Section 8.5 above and this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or
Tenant, except for reasonable wear and tear, repairs that are specifically made the responsibility of Landlord hereunder and, subject to the provisions of Articles 11 and 13 above, damage from casualty and condemnation. Without
limiting the generality of the foregoing, upon surrender of the Premises, Tenant shall, at Tenant’s sole cost and expense, have performed (or caused to be performed) the following to Landlord’s reasonable satisfaction: (a) all
interior walls of the Premises shall be repaired if marked or damaged, (b) all carpets shall be shampooed, and all other floor coverings shall be cleaned and waxed, (c) all broken or nonconforming acoustical ceiling tiles shall be
replaced, and (d) the Building Systems and lighting shall be in good order and repair, including any burned out or broken light bulbs or ballasts replaced. If Tenant fails to surrender possession of the Premises to Landlord in accordance with
this Section 15.1, then, in addition to all of Landlord’s other rights and remedies, Landlord may, but need not, perform the required repairs, replacements and other work in and to the Premises, and Tenant shall pay Landlord the
cost thereof, including a reasonable fee for Landlord’s oversight and coordination of such work of up to 5% of its cost, within thirty (30) days after receipt of an invoice therefor. 

15.2 Removal of Property. Not later than the expiration or earlier termination of this Lease, Tenant shall, without expense
to Landlord, (i) cause to be removed from the Premises all debris and rubbish and all furniture, equipment, business and trade fixtures, Lines (defined in Section 30.28 below), free-standing cabinet work, movable partitions and
other articles of personal property that are owned or placed in the Premises by Tenant or any party claiming by, through or under Tenant (except for any Lines not required to be removed under Section 30.28 below), and (ii) repair
all damage to the Premises resulting from such removal. If Tenant fails to timely perform such removal and repair, then (i) Landlord may do so and charge the costs thereof (including storage costs) to Tenant, and (ii) for purposes of
Article 16 below, Tenant shall be deemed to be in holdover in the Premises without Landlord’s consent until such removal and repair is complete. If Tenant fails to remove such property from the Premises, or from storage, within
30 days after notice from Landlord, Landlord may deem all or any part of such property to be, at Landlord’s option, either (x) conveyed to Landlord without compensation, or (y) abandoned. 

15.3 Survival. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the
obligations of Tenant contained in this Article 15 shall survive the expiration of the Lease Term or any earlier termination of this Lease. 

ARTICLE 16 

HOLDING OVER 

If Tenant fails to surrender any portion of the Premises upon the expiration or earlier termination of this Lease, such tenancy shall be
subject to all of the terms and conditions hereof; provided, however, that (a) if such holdover occurs with Landlord’s express written consent, such tenancy shall be from month-to-month only and shall not constitute a renewal hereof or an
extension for any further term, and 
  

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Tenant shall pay Rent at a monthly rate equal to one hundred twenty-five percent (125%) the Rent applicable during the last calendar month of the Lease Term during the first three
(3) months immediately following the expiration or earlier termination of the Lease Term, or Option Term, if applicable, and one hundred fifty percent (150%) thereafter; and (b) if such holdover occurs without Landlord’s express
written consent, such tenancy shall be a tenancy at sufferance only, for the entire Premises, and Tenant shall pay Rent (on a per month basis without reduction for any partial month during the period of holdover) at a monthly rate equal to one
hundred twenty-five percent (125%) the Rent applicable during the last calendar month of the Lease Term during the first three (3) months immediately following the expiration or earlier termination of the Lease Term, or Option Term, if
applicable, and one hundred fifty percent (150%) thereafter. Nothing in this Article 16 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord reserves the right to require Tenant to surrender
possession of the Premises to Landlord as provided in this Lease upon the expiration or earlier termination of this Lease; provided, however, Landlord hereby grants to Tenant a one-time right to holdover beyond the expiration of the initial Lease
Term or Option Term, as applicable, for a period of one (1), two (2) or three (3) months at 125% of the Rent applicable during the last calendar month of the Lease Term or Option Term, as applicable, upon not less than nine (9)
months prior written notice to Landlord (which notice shall specify the length of such holdover); provided further, however, Tenant’s exercise of such three-month holdover right shall cause any then-remaining unexercised options to extend the
Lease Term pursuant to Section 1 of Exhibit F, attached hereto, to immediately terminate and be of no further force or effect. The provisions of this Article 16 shall not be deemed to limit or waive any other
rights or remedies of Landlord provided herein or at Law. If Landlord is unable to deliver possession of the Premises to a new tenant or to perform improvements for a new tenant as a result of Tenant’s holdover for more than thirty (30)
days, then Tenant shall be liable for all damages, including lost profits, that Landlord incurs as a result of the holdover. 

ARTICLE 17 

ESTOPPEL CERTIFICATES; FINANCIAL STATEMENTS 

Within 10 business days after Landlord’s written request, Tenant shall execute and deliver to Landlord a commercially reasonable
estoppel certificate in favor of such parties as Landlord may reasonably designate, including current and prospective Security Holders and prospective purchasers. Such estoppel certificate may contain, without limitation, a statement (i) that
this Lease, as amended to date, is in full force and effect; (ii) that Tenant is paying Rent on a current basis; (iii) as to the existence, to Tenant’s knowledge, of any defaults by Landlord, rights to offset against Rent, or claims
against Landlord; (iv) of the Lease Commencement Date and the Lease Expiration Date; (v) of the amount of Base Rent that is due and payable; (vi) of the amounts of Tenant’s Estimated Direct Expenses; (vii) of the status of
any improvements required to be completed by Landlord in the Premises; and (viii) of the amount of any Security Deposit. If Tenant fails to execute and deliver (or reasonably object in writing to) such estoppel certificate within 10 business
days after Landlord’s request, Tenant shall be deemed to have executed and delivered such estoppel certificate without exception. Upon delivery (or deemed delivery) of an estoppel certificate, Tenant shall be estopped from asserting a contrary
fact or claim against the party(ies) to whom such estoppel certificate is addressed and such party(ies) may rely upon the statements made in such estoppel certificate. Upon Landlord’s request at any time during the Lease Term, Tenant shall
provide to Landlord, for Tenant’s current fiscal year and the two (2) preceding fiscal years, financial statements prepared in accordance with generally accepted accounting principles and, if consistent with Tenant’s normal practice,
audited by an independent certified public accountant. Landlord shall exercise commercially reasonable efforts to keep all such financial statements confidential, provided that Landlord may disclose the same to existing or prospective lenders,
investors, partners, purchasers or other persons reasonably having a need to review such financial statements and provided such persons also agree to exercise commercially reasonable efforts to keep all such financial statements confidential.

  

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Notwithstanding the foregoing, in the event that (i) stock in the entity which constitutes Tenant under this Lease (as opposed to an entity that controls Tenant or is otherwise an Affiliate
of Tenant) is publicly traded on NASDAQ or a national stock exchange, and (ii) Tenant has it own, separate and distinct 10K and 10Q filing requirements (as opposed joint or cumulative filings with an entity that controls Tenant or with entities
which are otherwise Affiliates of Tenant), then Tenant’s obligation to provide Landlord with a copy of its most recent current financial statement shall be deemed satisfied. Landlord hereby agrees to provide to Tenant an estoppel certificate
signed by Landlord, containing the same types of information, and within the same periods of time, as set forth above, with such changes as are reasonably necessary to reflect that the estoppel certificate is being granted and signed by Landlord to
Tenant, rather than from Tenant to Landlord or a lender. 
 ARTICLE 18 

SUBORDINATION 

This Lease shall be subject and subordinate to all ground or underlying leases, mortgages, trust deeds and other encumbrances now or
hereafter in force against the Building or Project, any loan document secured by any of the foregoing (a “Loan Document”), all renewals, extensions, modifications, supplements, consolidations and replacements thereof (each, a
“Security Agreement”), and all advances made upon the security of such mortgages or trust deeds, unless in each case the holder of such Security Agreement (each, a “Security Holder”) requires in writing that this
Lease be superior thereto. Landlord shall use commercially reasonable efforts to provide Tenant, at Landlord’s sole cost, with a nondisturbance agreement in a commercially reasonable form from Landlord’s presently existing lender holding a
first deed of trust on the Project within thirty (30) days following the full execution and delivery of this Lease by Landlord and Tenant. Notwithstanding the foregoing, the subordination of this Lease to any future mortgage, trust deed or
other encumbrances shall be subject to Tenant’s receipt of a commercially reasonable non-disturbance agreement which provides in substance that so long as Tenant is not in default under the Lease past applicable cure periods, its use and
occupancy of the Premises shall not be disturbed, and except as provided below Tenant’s express rights and remedies under this Lease shall be recognized, notwithstanding any default of Landlord under such mortgage, trust deed or other
encumbrances. In the event of the enforcement by any Security Holder of any remedy under any Security Agreement or Loan Document, Tenant shall, at the option of the Security Holder or of any other person or entity succeeding to the interest of the
Security Holder as a result of such enforcement, attorn to the Security Holder or to such person or entity and shall recognize the Security Holder or such successor in the interest as Landlord under this Lease without change in the provisions
thereof, provided that such party agrees not to disturb Tenant’s occupancy so long as Tenant timely pays the Rent and otherwise performs its obligations hereunder. In no event shall any such Security Holder or successor in interest be liable
for or bound by (i) any payment of an installment of Rent or Additional Rent which may have been made more than thirty (30) days before the due date of such installment, (ii) any act or omission of or default by Landlord under the
Lease (but the Security Holder, or such successor, shall be subject to the continuing obligations of Landlord to the extent arising from and after such succession to the extent of the Security Holder’s, or such successor’s, interest in the
Property), (iii) any credits, claims, setoffs or defenses which Tenant may have against Landlord, or (iv) any obligation under this Lease to maintain a fitness facility at the Property. Landlord’s interest herein may be assigned as
security at any time to any Security Holder. Tenant shall, within 10 days of request by Landlord, any Security Holder or other successor in interest, execute such further instruments as such party may reasonably deem necessary to evidence or
confirm the subordination or superiority of this Lease to any Security Agreement, and/or any such attornment. Tenant hereby waives any right it may have under Law to terminate or otherwise adversely affect this Lease or Tenant’s obligations
hereunder in the event of any foreclosure. Notwithstanding the foregoing, in the event the Security Holder shall have entered into a separate subordination, attornment and non-disturbance agreement directly with Tenant governing Tenant’s
obligation to attorn to the Security Holder or such successor in interest as lessor, the terms and provisions of such agreement shall supersede the provisions of this Subsection. 

 

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 ARTICLE 19 

DEFAULTS; REMEDIES 

19.1 Events of Default. The occurrence of any of the following shall constitute a “Default”: 

19.1.1 Any failure by Tenant to pay any Rent when due unless such failure is cured within five (5) business days after notice; or

 19.1.2 Except as otherwise provided in this Section 19.1, any failure by Tenant to observe or perform any other
provision, covenant or condition of this Lease where such failure continues for 30 days after written notice from Landlord; provided that if such failure cannot reasonably be cured within such 30-day period, Tenant shall not be deemed to be in
Default if it diligently commences such cure within such period, thereafter diligently pursues such cure to completion; or 

19.1.3 Abandonment or vacation of all or a substantial portion of the Premises by Tenant (except that mere vacation of the Premises shall
not be a Default where Tenant provides such level of security as may be required by the Building’s insurers and timely performs all other obligations imposed on Tenant by this Lease); or 

19.1.4 Any failure by Tenant to observe or perform the provisions of Articles 5, 14, 17 or 18 above
where such failure continues for more than three (3) business days after notice from Landlord; or 
 19.1.5 Tenant becomes
in breach of Section 30.18.2 or 30.18.3 below. 
 If Tenant defaults under any particular provision of
this Lease (other than a provision requiring payment of Rent) on three (3) separate occasions during any 12-month period, Tenant’s subsequent violation of such provision within the same 12-month period shall, at Landlord’s option, be
an incurable Default. The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by Law, and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful
detainer proceeding. 
 19.2 Remedies Upon Default. Upon the occurrence of any Default, Landlord shall have, in
addition to any other remedies available to Landlord at law or in equity (which shall be cumulative and nonexclusive), the option to pursue any one or more of the following remedies (which shall be cumulative and nonexclusive) without any notice or
demand. 
 19.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if
Tenant fails to do so, Landlord may, without prejudice to any other remedy it may have for possession or arrearages in Rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the
Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 

19.2.1.1 The worth at the time of award of the unpaid Rent which has been earned at the time of such termination; plus 

 

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 19.2.1.2 The worth at the time of award of the amount by which the unpaid Rent which would
have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

19.2.1.3 The worth at the time of award of the amount by which the unpaid Rent for the balance of the Lease Term after the time of award
exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; plus 
 19.2.1.4 Any other amount
necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including brokerage
commissions, advertising expenses, expenses of remodeling any portion of the Premises for a new tenant (whether for the same or a different use), and any special concessions made to obtain a new tenant; and 

19.2.1.5 At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to
time by applicable Law. 
 As used in Sections 19.2.1(a) and (b) above, the “worth at the time
of award” shall be computed by allowing interest at a rate per annum equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication G.13(415), published on the first
Tuesday of each calendar month (or such other comparable index as Landlord shall reasonably designate if such rate ceases to be published) plus two (2) percentage points, or (ii) the highest rate permitted by Law. As used in
Section 19.2.1(c) above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%. 

19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after
lessee’s breach and abandonment and recover Rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default
by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all Rent as it becomes due. 

19.2.3 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition
to those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or any Law or other provision of this Lease), without prior demand or notice except as required by applicable Law, to seek any declaratory, injunctive
or other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 

19.3 Subleases of Tenant. If Landlord elects to terminate this Lease on account of any Default as set forth in this
Article 19, Landlord shall have the right to (a) terminate any sublease, license, concession or other occupancy agreement entered into by Tenant and affecting the Premises, or, in Landlord’s sole and absolute discretion,
(b) succeed to Tenant’s interest in such agreement. If Landlord elects to succeed to Tenant’s interest in any such agreement, Tenant shall, as of the date of Landlord’s notice of such election, have no further right to or
interest in the Rent or other consideration receivable thereunder. 
 19.4 Efforts to Relet. Unless Landlord
provides Tenant with express written notice to the contrary, no re-entry, repossession, repair, maintenance, change, alteration, addition, reletting, appointment of a receiver or other action or omission by Landlord shall (a) be construed as an
election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, or (b) operate to release Tenant from any of its obligations hereunder. Tenant hereby waives, for Tenant

  

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and for all those claiming by, through or under Tenant, the provisions of Section 3275 of the California Civil Code and Sections 1174(c) and 1179 of the California Code of Civil
Procedure and any rights, now or hereafter existing, to redeem or reinstate, by order or judgment of any court or by any legal process or writ, this Lease or Tenant’s right of occupancy of the Premises after any termination of this Lease.

 19.5 Landlord Defaults. Landlord shall not be in default hereunder unless it fails to begin within 30 days
after written notice from Tenant (or if such default materially interferes with Tenant’s ability to use the Premises for the Permitted Use, then if Landlord fails to begin within a reasonable period of time given the nature of such default), or
fails to pursue with reasonable diligence thereafter, the cure of any failure of Landlord to meet its obligations hereunder. In addition, before exercising any such remedies for a default or breach by Landlord, Tenant shall give notice and a
reasonable time to cure to any Security Holder of which Tenant has been given notice. 
 ARTICLE 20 

RIGHTS RESERVED TO LANDLORD 

In addition to any and all other rights reserved by Landlord hereunder, Landlord may exercise at any time any of the following rights
respecting the operation of the Project without liability to Tenant of any kind: 
 20.1 Window Treatments. To
approve, at Landlord’s discretion, prior to installation, any shades, blinds, ventilators or window treatments of any kind, as well as any lighting within the Premises that may be visible from the exterior of the Premises. 

20.2 Intentionally Omitted. 

20.3 Use of Lockbox. To designate a lockbox collection agent for collections of amounts due Landlord. In that case, the
date of payment of Rent or other sums shall be the date of the agent’s receipt of such payment or the date of actual collection if payment is made in the form of a negotiable instrument thereafter dishonored upon presentment. However, Landlord
may reject any payment for all purposes as of the date of receipt or actual collection by mailing to Tenant within a reasonable time after such receipt or collection a check equal to the amount sent by Tenant. 

20.4 Repairs and Alterations. To make repairs or alterations to the Project and in doing so transport any required material
through the Premises, to close entrances, doors, corridors, elevators and other facilities in the Project, to open any ceiling in the Premises, or to temporarily suspend services or use of Common Areas, but only to the extent the same is reasonably
necessary (as opposed to merely convenient). Landlord may perform any such repairs or alterations during ordinary business hours, except that Tenant may require any work in the Premises to be done after business hours if Tenant pays Landlord for
overtime and any other expenses incurred. Landlord may do or permit any work on any nearby building, land, street, alley or way. 

20.5 Building Services. To install, use and maintain through the Premises, pipes, conduits, wires and ducts serving the
Premises and/or Building, provided that such installation, use and maintenance does not unreasonably interfere with Tenant’s use of the Premises. 

20.6 Use of Roof. To install, operate, maintain and repair any satellite dish, antennae, equipment, or other facility on
the roof of the Building or to use the roof of the Building in any other manner, or to allow any entity selected by Landlord to undertake the foregoing, provided that such installation, operation, maintenance, repair or use does not unreasonably
interfere with Tenant’s use of the Premises, or rights under Exhibit F to this Lease. 
  

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 20.7 Other Actions. To take any other action which Landlord deems reasonable
in connection with the operation, maintenance or preservation of the Building and the Project. 
 ARTICLE 21 

LANDLORD EXCULPATION 

The liability of the Landlord Parties to Tenant under or relating to this Lease, the Project, the Premises or Landlord’s operation,
management, leasing, repair, renovation or alteration of the Project or the Premises shall be limited to an amount equal to the lesser of (a) Landlord’s interest in the Building, or (b) the equity interest Landlord would have in the
Building if the Building were encumbered by third-party debt in an amount equal to 60% of the value of the Building, or (c) the net proceeds to Landlord from any sale, exchange or other transfer of the Building. Tenant shall look solely to
Landlord’s interest in the Building for the recovery of any judgment or award against any Landlord Party. No Landlord Party shall have any personal liability for any judgment or deficiency, and Tenant hereby waives and releases such personal
liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this Article 21 shall inure to the benefit of the Landlord Parties’ present and future partners, members,
beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner or member of Landlord (if Landlord is a
partnership or limited liability company) or any trustee or beneficiary of Landlord (if Landlord or any partner or member of Landlord is a trust) have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding
any contrary provision herein, no Landlord Party shall be liable for any injury or damage to, or interference with, Tenant’s business, including loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or
loss of use, or for any form of special or consequential damage, in each case however occurring. 
 ARTICLE 22 

SECURITY DEPOSIT 

Concurrently with its execution and delivery of this Lease, Tenant shall deposit with Landlord the Security Deposit, if any, as security
for Tenant’s performance of its obligations under this Lease. If Tenant defaults under any provision of this Lease, Landlord may, at its option, without notice to Tenant, apply all or part of the Security Deposit to pay any past-due Rent, cure
any default by Tenant, or compensate Landlord for any other loss or damage caused by such default (including all Rent or other damages due upon termination of this Lease pursuant to Section 19.2.1 above). If Landlord so applies any
portion of the Security Deposit, Tenant shall, within three (3) business days after demand therefor, restore the Security Deposit to its original amount. The Security Deposit is not an advance payment of Rent or measure of damages. Any
unapplied portion of the Security Deposit shall be returned to Tenant within 30 days after the latest to occur of (a) the expiration of the Lease Term, (b) Tenant’s vacation and surrender of the Premises in accordance with the
requirements of this Lease, or (c) determination of the final Rent due from Tenant. Landlord may assign the Security Deposit to a successor and thereafter shall have no further liability to Tenant for the return of the Security Deposit. Tenant
shall not be entitled to any interest on the Security Deposit and Landlord shall not be required to keep the Security Deposit separate from its other accounts. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code
and any other Law governing the manner of application or timing of the return of a security deposit. 
  

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 ARTICLE 23 

EMERGENCY GENERATOR 

Subject to the terms hereof and Applicable Laws, Tenant shall have the right, without any additional payment to Landlord, to operate and
use the existing generator (the “Generator”) in the location shown on Exhibit H, attached hereto, in order to provide emergency electricity service to the Premises. In no event shall Tenant permit the Generator to
interfere with normal and customary use or operation of the Project by Landlord or other tenants and/or occupants (including, without limitation, by means of noise or odor). Notwithstanding any provision of this Lease to the contrary, Landlord makes
no representations or warranties regarding the condition of such Generator, and Tenant hereby acknowledges and agrees that it shall accept such Generator in its currently existing, “as-is” condition. Tenant shall be responsible for all
maintenance and repairs and compliance with Law obligations related to the Generator and acknowledges and agrees that Landlord shall have no responsibility in connection therewith and that Landlord shall not be liable for any damage that may occur
with respect to the Generator. The Generator shall be used by Tenant only during (i) testing and regular maintenance, and (ii) the period of any electrical power outage in the Building. Tenant shall be entitled to operate the Generator and
such connections to the Building for testing and regular maintenance only upon notice to Landlord and at times reasonably approved by Landlord. Tenant shall comply with all reasonable requirements imposed by Landlord so that the Building’s
systems or other components of the Building are not adversely affected by the operation of the Generator and/or based upon other reasonable factors as determined by Landlord. Tenant shall indemnify, defend, protect, and hold harmless Landlord, its
partners, subpartners and their respective officers, agents, servants, employees, and independent contractors from any and all loss, cost, damage, expense and liability (including, without limitation, court costs and reasonable attorneys’ fees)
incurred in connection with or arising from any cause related to or connected with the use, operation or repair of the Generator and/or any acts, omissions or negligence of Tenant or of any person claiming by, through or under Tenant, or of the
contractors, agents, servants, employees, invitees, guests or licensees of Tenant or any such person, in connection with the Generator or any breach of the terms of this Article 23, provided that the terms of the foregoing indemnity shall not
apply to the negligence or willful misconduct of Landlord. In the event that Tenant shall fail to comply with the requirements set forth herein, without limitation of Landlord’s other remedies, (i) Landlord shall have the right to
terminate Tenant’s rights with respect to the Generator, and/or (ii) Landlord shall have the right, at Tenant’s sole cost and expense, to cure such breach, in which event Tenant shall be obligated to pay to Landlord, within ten
(10) days following demand by Landlord, the amount expended by Landlord. 
 ARTICLE 24 

SIGNS 

24.1 Interior Signage. Subject to Landlord’s prior written approval (which approval shall not be unreasonably
withheld, conditioned or delayed), Tenant may, at its sole cost and expense, install identification signage anywhere in the Premises including exclusive identity signage in the ground floor lobby of the Building (provided that any other ground floor
tenant may have a reasonable sign identifying its premises), and Tenant shall be permitted, at Tenant’s sole cost and expense, to use the Building tenant directory located in the ground floor lobby of the Building, if any, for the installation
of Tenant’s name, provided that in all events such signs must not be visible from the exterior of the Building. 
 24.2
Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are installed and that have not been separately approved by Landlord may be

  

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removed without notice by Landlord at the sole expense of Tenant. Except as set forth in Section 24.3 below, Tenant may not install any signs on the exterior or roof of the Building.
Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Building, shall be subject to the prior approval of Landlord, in
its reasonable judgment. 
 24.3 Tenant’s Signage. Tenant shall be entitled to install the following signage
in connection with Tenant’s lease of the Premises (collectively, together with the interior signage set forth in Section 24.1, above, the “Tenant’s Signage”): 

(a) Exclusive Building-top signage consisting of two (2) building-top signs identifying Tenant’s name and/or logo, with one
located facing Highway 87 and the other on a side of the Building to be selected by Tenant, subject to Landlord’s reasonable approval. 

(b) Tenant shall be entitled to a signage strip on the existing Project monument sign. 

24.3.1 Tenant’s Signage Specifications and Permits. Tenant’s Signage shall set forth Tenant’s name and logo;
provided, however, in no event shall Tenant’s Signage include an “Objectionable Name,” as that term is defined in Section 24.3.2 below, of this Lease. The graphics, materials, color, design, lettering, lighting, size,
illumination, specifications and exact location of Tenant’s Signage (collectively, the “Sign Specifications”) shall be subject to the prior written approval of Landlord, which approval shall not be unreasonably withheld,
conditioned or delayed; provided, however, without limiting other reasons for which Landlord may reasonably withhold its approval, it shall be deemed reasonable for Landlord to withhold its approval of Tenant’s Signage if the same is
inconsistent with, or otherwise not compatible with, the quality, design and style of the Project or with the building-top signage existing in the Project as of the date of this Lease, or if such signage interferes with the Building’s exterior
window cleaning systems. For purposes of this Section 24.3, the reference to “name” shall mean name and/or logo. In addition, Tenant’s Signage shall be subject to Tenant’s receipt of all required governmental permits
and approvals and shall be subject to all Applicable Law and to any covenants, conditions and restrictions affecting the Project. Landlord shall use commercially reasonable efforts to assist Tenant in obtaining all necessary governmental permits and
approvals for Tenant’s Signage. Tenant hereby acknowledges that, notwithstanding Landlord’s approval of Tenant’s Signage, Landlord has made no representation or warranty to Tenant with respect to the probability of obtaining all
necessary governmental approvals and permits for Tenant’s Signage. In the event Tenant does not receive the necessary governmental approvals and permits for Tenant’s Signage, Tenant’s and Landlord’s rights and obligations under
the remaining terms, covenants, and conditions of this Lease shall be unaffected. 
 24.3.2 Objectionable Name. In
no event shall Tenant’s Signage include, identify or otherwise refer to a name and/or logo which relates to an entity which is of a character or reputation, or is associated with a political faction or orientation, which is inconsistent with
the quality of the Project, or which would otherwise reasonably offend a landlord of a Comparable Building (an “Objectionable Name”). 

24.3.3 Termination of Right to Tenant’s Signage. The rights contained in Sections 24.1 and 24.3(i) and
(ii) (i.e., the interior, building-top and monument signage rights) may only be exercised by Tenant or any Permitted Assignee if the Tenant (or such Permitted Assignee) is in occupancy of at least 75% of the then-existing Premises.

 24.3.4 Cost and Maintenance of Tenant’s Signage. The costs of the actual sign comprising Tenant’s
Signage and the installation, design, construction, and any and all other costs associated with Tenant’s Signage, including, without limitation, utility charges and hook-up fees, permits,

  

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and maintenance and repairs, shall be the sole responsibility of Tenant, at Tenant’s sole cost and expense. Should Tenant’s Signage require repairs and/or maintenance, as determined in
Landlord’s reasonable judgment, Landlord shall cause such repairs and/or maintenance to be performed, and Tenant shall pay Landlord upon demand the cost of the same as Additional Rent. Upon the expiration or earlier termination of this Lease,
Tenant shall, at Tenant’s sole cost and expense, cause Tenant’s Signage to be removed and shall cause the area in which such Tenant’s Signage was located to be restored to the condition existing immediately prior to the installation
of such Tenant’s Signage. If Tenant fails to timely remove such Tenant’s Signage or to restore the areas in which such Tenant’s Signage was located, as provided in the immediately preceding sentence, then Landlord may perform such
work, and all costs incurred by Landlord in so performing shall be reimbursed by Tenant to Landlord within thirty (30) days after Tenant’s actual receipt of an invoice therefor. The terms, covenants, and conditions of this
Section 24.3.4 shall survive the expiration or earlier termination of this Lease. 
 ARTICLE 25 

COMPLIANCE WITH LAW; HAZARDOUS SUBSTANCES 

25.1 Compliance with Laws. Tenant, at its expense, shall comply with all applicable Laws relating to (a) the operation
of its business at the Project, (b) the use, condition, configuration or occupancy of the Premises, or (c) the Building Systems located in or exclusively serving the Premises. If, in order to comply with any such Law, Tenant must obtain or
deliver any permit, certificate or other document evidencing such compliance, Tenant shall provide a copy of such document to Landlord promptly after obtaining or delivering it. In addition, if a change to the Building or Common Areas becomes
required under any applicable Law as a result of any Tenant Improvement, Alteration or use of the Premises other than general office use, Tenant, upon demand, shall (x) at Landlord’s option, either make such change at Tenant’s cost or
pay Landlord the cost of making such change, and (y) pay Landlord a fee for Landlord’s oversight and coordination of such work equal to 3% of its cost. The judgment of any court of competent jurisdiction or the admission of Tenant in any
judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated (or that, because of a Tenant Improvement, an Alteration or use of the Premises other than general office use, a change to the Building or Common
Areas has become required under) any of such applicable Laws shall be conclusive of that fact as between Landlord and Tenant. As used herein, “Laws” means the laws, ordinances, regulations and requirements, whether now or hereafter
in effect, of the United States of America, the State of California, the local municipal or county governing body, and any other lawful authority having jurisdiction over the Project or the parties. 

25.2 Hazardous Substances; Mold Conditions. 

25.2.1 Prohibition Against Hazardous Substances. 

25.2.1.1 Tenant shall not cause or permit any Hazardous Substances (as defined below) to be brought upon, produced, treated, stored,
used, discharged or disposed of in the Project without Landlord’s prior written consent, which Landlord may give or withhold in its reasonable discretion. Any handling, transportation, storage, treatment, disposal or use of any Hazardous
Substances in or about the Project by Tenant, its agents, employees, contractors or invitees shall strictly comply with all applicable Laws. Tenant shall be solely responsible for obtaining and complying with all permits necessary for the
maintenance and operation of its business, including, without limitation, all permits governing the use, handling, storage, treatment, transport, discharge and disposal of Hazardous Substances. Tenant shall indemnify, defend and hold Landlord and
the Landlord Parties harmless from and against any Claims (including, without limitation, diminution in value of the Premises or the Project, damages for the loss or restriction on use of leasable space or of any amenity of the Premises or the

  

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Project, damages arising from any adverse impact on marketing of space in the Project, Remedial Work (as defined below), and sums paid in settlement of claims) which result from or arise out of
the use, storage, treatment, transportation, release, or disposal of any Hazardous Substances on or about the Premises during the Term and on or about the Project outside of the Premises by Tenant or any Tenant Parties. 

25.2.1.2 Landlord shall have the right, at any time, but not more than one (1) time in any calendar year (unless (x) Landlord
has reasonable cause to believe that Tenant has failed to fully comply with the provisions of this Section 25.2, or (y) required by any lender or governmental agency such circumstances under (x) or (y) above shall
constitute “Reasonable Cause”), to inspect the Premises and conduct tests and investigations to determine whether Tenant is in compliance with the provisions of this Section 25.2. The costs of all such inspections, tests
and investigations shall be borne solely by Tenant, unless (1) Landlord undertakes same without Reasonable Cause and (2) the Initial or Updated Disclosure Certificate (as such terms are defined in Section 25.2.4 below) provided
by Tenant indicates that Tenant’s current and proposed future uses of Hazardous Substances on or about the Premises are limited to reasonable and customary amounts of Hazardous Substances customarily used connection with the Permitted Use. The
foregoing rights granted to Landlord shall not, however, create (i) a duty on Landlord’s part to inspect, test, investigate, monitor or otherwise observe the Premises or the activities of Tenant or any Tenant Party with respect to
Hazardous Substances, including, but not limited to, Tenant’s operation, use or remediation thereof, or (ii) liability on the part of Landlord or any Landlord Party for Tenant’s use, storage, treatment, transportation, release, or
disposal of any Hazardous Substances, it being understood that Tenant shall be solely responsible for all liability in connection therewith. 

25.2.2 Landlord Notification. Tenant shall promptly provide Landlord with complete copies of all documents, correspondence
and other written materials directed to or from, or relating to, Tenant concerning environmental issues at the Premises or the Project, including, without limitation, documents relating to the release, potential release, investigation, compliance,
cleanup and abatement of Hazardous Substances, and any claims, causes of action or other legal documents related to same. Within twenty-four (24) hours following Tenant’s knowledge of any unauthorized release, spill or discharge of
Hazardous Substances, in, on, or about the Premises or Project, Tenant shall endeavor to provide written notice to Landlord fully describing the event. Tenant shall also provide Landlord with a copy of any document or correspondence submitted by or
on behalf of Tenant to any regulatory agency as a result of or in connection with any such unauthorized release, spill or discharge. Within twenty-four (24) hours of receipt by Tenant of any warning, notice of violation, permit suspension or
similar disciplinary measure relating to Tenant’s actual or alleged failure to comply with any environmental law, rule, regulation, ordinance or permit, Tenant shall provide written notice to Landlord. 

25.2.3 Remedial Work by Tenant. If any investigation or monitoring of site conditions or any clean-up, containment,
restoration, removal or remediation of Hazardous Substances (collectively, “Remedial Work”) is required under any applicable Laws as a result of the handling, use, storage, treatment, transportation or disposal of any Hazardous
Substances by Tenant or any Tenant Party, then Tenant shall perform or cause to be performed the Remedial Work in compliance with applicable Laws or, at Landlord’s option, Landlord may cause such Remedial Work to be performed and Tenant shall
reimburse Landlord for the reasonable costs thereof within thirty (30) days after demand therefor. All Remedial Work performed by Tenant shall be performed by one or more contractors, selected by Tenant and approved in advance in writing by
Landlord, and under the supervision of a consulting engineer selected by Tenant and approved in advance in writing by Landlord. All costs and expenses of such Remedial Work shall be paid by Tenant, including, without limitation, the charges of such
contractor(s), the consulting engineer and Landlord’s reasonable attorneys’ and experts’ fees and costs incurred in connection with monitoring or review of such Remedial Work. 

 

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 25.2.4 Remedial Work by Landlord. Landlord agrees to remediate any Hazardous
Substances in, on or under the Project in accordance with Landlord’s O&M Manual for the Building (i) to the extent such Hazardous Material was not brought onto the Project by, or permitted (to the extent within Tenant’s reasonable
control) to be brought onto the Project by, Tenant or a Tenant Party, and (ii) to the extent that Landlord’s failure to so remediate would be in violation of applicable Laws and would prevent Tenant from obtaining or maintaining a
certificate of occupancy for the Premises, or would unreasonably and materially affect the safety of Tenant’s employees or create a material health hazard for Tenant’s employees, or would otherwise materially and adversely affect
Tenant’s use of or access to the Premises. Landlord has currently not received any written information, notice, or report regarding the presence of Hazardous Substances in the Building. 

25.2.5 Hazardous Substances Disclosure Certificate. Prior to executing this Lease, Tenant has completed, executed and
delivered to Landlord a Hazardous Materials Disclosure Certificate (“Initial Disclosure Certificate”), a fully completed copy of which is attached hereto as Exhibit E and incorporated herein by this reference. The
completed Hazardous Substances Disclosure Certificate shall be deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely fully on the information contained therein. Tenant shall, at such times as Tenant desires to
handle, produce, treat, store, use, discharge or dispose of new or additional Hazardous Substances on or about the Premises that were not listed on the Initial Disclosure Certificate, complete, execute and deliver to Landlord an updated Disclosure
Certificate (each, an “Updated Disclosure Certificate”) describing Tenant’s then current and proposed future uses of Hazardous Substances on or about the Premises, which Updated Disclosure Certificates shall be in the same
format as that which is set forth in Exhibit E or in such updated format as Landlord may reasonably require from time to time. Tenant shall deliver an Updated Disclosure Certificate to Landlord not less than thirty (30) days
prior to the date Tenant intends to commence the manufacture, treatment, use, storage, handle, discharge or disposal of new or additional Hazardous Substances on or about the Premises, and Landlord shall have the right to approve or disapprove such
new or additional Hazardous Substances in its reasonable business judgment, taking into consideration uses in the Comparable Buildings. Tenant shall make no use of Hazardous Substances on or about the Premises except as described in the Initial
Disclosure Certificate or as otherwise approved by Landlord in writing in accordance with this Section 25.2. 

25.2.6 Mold. 

25.2.6.1 Because mold spores are present essentially everywhere and mold can grow in almost any moist location, Tenant acknowledges the
necessity of adopting and enforcing good housekeeping practices, ventilation and vigilant moisture control within the Premises (particularly in kitchen areas, janitorial closets, bathrooms, in and around water fountains and other plumbing facilities
and fixtures, break rooms, in and around outside walls, and in and around HVAC systems and associated drains) for the prevention of mold (such measures, “Mold Prevention Practices”). Tenant will, at its sole cost and expense keep
and maintain the Premises in good order and condition in accordance with the Mold Prevention Practices and acknowledges that the control of moisture, and prevention of mold within the Premises, are integral to its obligations under this Lease.

 25.2.6.2 Tenant, at its sole cost and expense, shall: 

(1) Regularly monitor the Premises for the presence of mold and any conditions that reasonably can be expected to give rise or be
attributed to mold or fungus including, but not limited to, observed or suspected instances of water damage, condensation, seepage, leaks or any other water penetration (from any source, internal or external), mold growth, mildew, repeated
complaints of respiratory ailments or eye irritation by Tenant’s employees or any other occupants of the Premises, or any notice from a governmental agency of complaints regarding the indoor air quality at the Premises (the “Mold
Conditions”); and 
  

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 (2) Immediately notify Landlord in writing if it observes, suspects, has reason to believe
that mold or Mold Conditions exist at the Premises. 
 25.2.6.3 In the event of suspected mold or Mold Conditions at the
Premises, Landlord may cause an inspection of the Premises to be conducted, during such time as Landlord may designate, to determine if mold or Mold Conditions are present at the Premises. 

25.2.7 Surrender. Tenant shall surrender the Premises to Landlord upon the expiration or earlier termination of this Lease
free of (a) mold or Mold Conditions caused or exacerbated by the negligent or intentional acts or omissions of Tenant or any Tenant Parties, and free of debris and waste and (b) Hazardous Substances placed on, about or near the Premises by
Tenant or any Tenant Parties, and in a condition which complies with all Environmental Laws with respect to such Hazardous Materials. Tenant’s obligations and liabilities pursuant to the provisions of this Section 25.2 shall be in
addition to any other surrender requirement in this Lease and shall survive the expiration of the Lease Term or any earlier termination of this Lease. 

25.2.8 Definitions. As used in this Lease, the following terms shall be defined as follows: 

25.2.8.1 “Hazardous Substances” means (1) any substance or material that is included within the definitions of
“hazardous substances,” “hazardous materials,” “toxic substances,” “pollutant,” “contaminant,” “hazardous waste,” or “solid waste” in any Environmental Law (as hereinafter
defined); (2) petroleum or petroleum derivatives, including crude oil or any fraction thereof, all forms of natural gas, and petroleum products or by-products or waste; (3) polychlorinated biphenyls (PCB’s); (4) asbestos and
asbestos containing materials (whether friable or non-friable); (5) lead and lead based paint or other lead containing materials (whether friable or non-friable); (6) urea formaldehyde; (7) microbiological pollutants;
(8) batteries or liquid solvents or similar chemicals; (9) radon gas; (10) mildew, fungus, mold, bacteria and/or other organic spore material, whether or not airborne, colonizing, amplifying or otherwise; and (11) any additional
substance, material or waste (A) the presence of which on or about the Premises (i) requires reporting, investigation or remediation under any Environmental Laws, (ii) causes or threatens to cause a nuisance on the Premises or any
adjacent area or property or poses or threatens to pose a hazard to the health or safety of persons on the Premises or any adjacent area or property, or (iii) which, if it emanated or migrated from the Premises, could constitute a trespass, or
(B) which is now or is hereafter classified or considered to be hazardous or toxic under any Environmental Laws. 

25.2.8.2 “Environmental Laws” means all statutes, terms, conditions, limitations, restrictions, standards,
prohibitions, obligations, schedules, plans and timetables that are contained in or promulgated pursuant to any federal, state or local laws (including rules, regulations, ordinances, codes, judgments, orders, decrees, contracts, permits,
stipulations, injunctions, the common law, court opinions, and demand or notice letters issued, entered, promulgated or approved thereunder), relating to pollution or the protection of the environment, including laws relating to emissions,
discharges, releases or threatened releases of Hazardous Substances into ambient air, surface water, ground water or lands or otherwise relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport or handling
of Hazardous Substances including but not limited to the: Comprehensive Environmental Response Compensation and Liability Act of 1980 (CERCLA), as amended by the Superfund Amendments and Reauthorization Act of 1986 (SARA), 42 U.S.C. 9601 et
seq.; Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976 (RCRA), 42 U.S.C. 

 

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6901 et seq.; Federal Water Pollution Control Act, 33 U.S.C. 1251 et seq.; Toxic Substances Control Act, 15 U.S.C. 2601 et seq.; Clean Air Act, 42 U.S.C. 7401 et seq.;
and the Safe Drinking Water Act, 42 U.S.C. § 300f et seq. “Environmental Laws” shall include any statutory or common law that has developed or develops in the future regarding mold, fungus, microbiological pollutants,
mildew, bacteria and/or other organic spore material. “Environmental Laws” shall not include laws relating to industrial hygiene or worker safety, except to the extent that such laws address asbestos and asbestos containing
materials (whether friable or non-friable) or lead and lead based paint or other lead containing materials. 
 25.3
Survival. Tenant’s obligations under this Article 25 shall survive the expiration or of the Lease Term or any earlier termination of this Lease until all Claims within the scope of this Article 25 are
fully, finally, and absolutely barred by the applicable statutes of limitations. 
 ARTICLE 26 

LATE CHARGES 

If any installment of Rent is not received by Landlord or Landlord’s designee within five (5) business days after written
notice from Landlord (a “Late Payment Notice”) that such payment of Rent was not paid when due, then Tenant shall pay to Landlord a late charge equal to the greater of 5% of the overdue amount or $250; provided, however, in the
event that Tenant has not received any Late Payment Notice(s) during the immediately preceding twelve (12) month period, then Landlord hereby agrees to waive, and Tenant shall not be required to pay, such late charge. In addition, any Rent that
is not paid within 10 business days after Tenant’s receipt of a Late Payment Notice shall bear interest, from its due date until paid, at a rate equal to the lesser of 18% per annum or the highest rate permitted by applicable Law.
Such late charges and interest shall be deemed Additional Rent, not liquidated damages, and Landlord’s right to collect such amounts shall not limit any of Landlord’s other rights and remedies hereunder or at Law. 

ARTICLE 27 

LANDLORD’S RIGHT TO CURE DEFAULT 

Landlord shall have the right, at its option, to cure any Default, without waiving its rights and remedies based upon such Default and
without releasing Tenant from any obligations hereunder, in which event Tenant shall pay to Landlord, upon demand, all costs incurred by Landlord in performing such cure (including reasonable attorneys’ fees). Tenant’s obligations under
this Article 27 shall survive the expiration or sooner termination of this Lease. 
 ARTICLE 28 

ENTRY BY LANDLORD 

Landlord reserves the right, at all reasonable times and upon reasonable notice to Tenant (except in the case of an emergency), to enter
the Premises to (i) inspect the Premises; (ii) show the Premises to prospective purchasers, to current or prospective Security Holders or insurers, or, during the last 12 months of the Lease Term (or while an uncured Default exists),
to prospective tenants; (iii) post notices of nonresponsibility; or (iv) perform maintenance, repairs or alterations. Notwithstanding anything to the contrary in this Article 28, Landlord may enter the Premises, at any time and
without prior notice to Tenant, to (A) perform required services, including janitorial service (which janitorial services shall be performed between the hours of 6:00 P.M. and 6:00 A.M.); (B) take possession of the Premises in accordance
with Section 19.2 above; or (C) exercise its rights under Article 27 above. Upon entry, 

 

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Landlord may take such steps, including temporary closure of the Premises, as are reasonably required to accomplish the foregoing purposes. Landlord shall at all times have a key with which to
unlock all the doors in the Premises. Notwithstanding anything to the contrary set forth in this Article 28, Tenant may designate in writing certain reasonable areas of the Premises as “Secured Areas” should Tenant require such areas for
the purpose of securing certain valuable property or confidential information. In connection with the foregoing, Landlord shall not enter such Secured Areas except in the event of an emergency. Landlord need not clean any area designated by Tenant
as a Secured Area and shall only maintain or repair such secured areas to the extent (i) such repair or maintenance is required in order to maintain and repair the Base Building; (ii) as required by applicable Law, or (iii) in
response to specific requests by Tenant and in accordance with a schedule reasonably designated by Tenant, subject to Landlord’s reasonable approval. In an emergency, Landlord shall have the right to use any means Landlord may deem proper to
open the doors in and to the Premises. Any entry into the Premises by Landlord as provided herein shall not be deemed to be a forcible or unlawful entry into or detainer of, or a constructive eviction of Tenant from, any portion of the Premises, and
Tenant shall not be entitled to any damages or abatement of Rent in connection with such entry. 
 ARTICLE 29 

TENANT PARKING 

Tenant shall have the right to park in the Project’s parking facilities (the “Parking Facilities”), in common with
other tenants of the Project, upon the terms and conditions contained in this Article 29. Tenant shall not use more than the number of unreserved parking spaces set forth in Section 8 of the Summary. Such parking shall be
free throughout the Lease Term (including any Option Term), but Tenant shall pay to Landlord any fees, taxes or other charges imposed by the Regional Air Quality Control Board or any other governmental or quasi-governmental agency in connection with
the Parking Facilities, to the extent such amounts are equitably allocated to Tenant by Landlord. Landlord shall not be liable to Tenant, nor shall this Lease be affected, if any parking is impaired by (or any parking charges are imposed as a result
of) any Law. Tenant’s rights under this Article 29 are conditioned upon Tenant’s reasonably abiding by, and causing its employees and invitees to abide by, all rules and regulations established by Landlord from time to time for
the orderly operation and use of the Parking Facilities (including any sticker or other identification system and the prohibition of vehicle repair and maintenance activities in the Parking Facilities). Landlord may, in its reasonable
non-discriminatory judgment, allocate and assign parking passes among Tenant and the other tenants in the Project. Tenant’s use of the Parking Facilities shall be at Tenant’s sole risk, and Landlord shall have no liability for any personal
injury or damage to or theft of any vehicles or other property occurring in the Parking Facilities or otherwise in connection with any use of the Parking Facilities by Tenant, its employees or invitees. Landlord may alter the size, configuration,
design, layout or any other aspect of the Parking Facilities at any time and may, without incurring any liability to Tenant and without any abatement of Rent, from time to time close off or restrict access to the Parking Facilities for purposes of
facilitating any such alteration; provided, however, that Landlord shall act reasonably to avoid (or, where unavoidable, to minimize) interference with Tenant’s use or access to the Parking Facilities. Landlord may delegate its responsibilities
hereunder to a parking operator, in which case (i) such parking operator shall have all the rights of control reserved herein by Landlord, (ii) Tenant shall enter into a parking agreement with such parking operator, (iii) Tenant shall
not be required to pay Landlord or such parking operator any charge for the parking spaces, and (iv) Landlord shall have no liability for claims arising through acts or omissions of such parking operator except to the extent caused by
Landlord’s active negligence or willful misconduct. Tenant’s parking rights under this Article 29 are solely for the benefit of Tenant’s employees and such rights may not be transferred without Landlord’s prior
written approval, except pursuant to a Transfer permitted under Article 14 above. 
  

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 ARTICLE 30 

MISCELLANEOUS PROVISIONS 

30.1 Interpretation. The words “Landlord” and “Tenant” as used herein shall include the
plural as well as the singular. The captions of Articles and Sections are for convenience only and shall not affect the interpretation of such Articles and Sections. As used in this Lease, the terms “herein,” “hereof,”
“hereto” and “hereunder” refer to this Lease and wherever the words “include,” “includes” or “including” are used in this Lease, they shall be deemed, as the context indicates, to be followed by the
words “but (is/are) not limited to”. Any reference herein to “any part” or “any portion” of the Premises, the Building, the Property, the Project or any other property shall be construed to refer to all or any part of
such property. Wherever this Lease requires Tenant to comply with any Law, rule, regulation, program, procedure or other requirement or prohibits Tenant from engaging in any particular conduct, this Lease shall be deemed also to require Tenant to
cause each of its employees, licensees, invitees and subtenants, and any other person claiming by, through or under Tenant, to comply with such requirement or refrain from engaging in such conduct, as the case may be. Wherever this Lease requires
Landlord to provide a customary service or to act in a reasonable manner (whether in incurring an expense, establishing a rule or regulation, providing an approval or consent, or performing any other act), this Lease shall be deemed also to provide
that whether such service is customary or such conduct is reasonable shall be determined by reference to the practices of owners of buildings that (i) are comparable to the Building in size, age, class, quality and location, and (ii) at
Landlord’s option, have been, or are being prepared to be, certified under the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) rating system or a similar rating system. Tenant waives the benefit of any
rule that a written agreement shall be construed against the drafting party. 
 30.2 Binding Effect. The
provisions of this Lease shall, as the case may require, bind or inure to the benefit of the respective successors and assigns of Landlord and Tenant, provided that this clause shall not permit any assignment by Tenant contrary to the provisions of
Article 14 above. 
 30.3 No Air Rights. No rights to any view or to light or air over any property,
whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by reason of any repairs, improvements,
maintenance or cleaning in or about the Project, the same shall be without liability to Landlord and without any reduction of Tenant’s obligations under this Lease. 

30.4 Modification of Lease. If any current or prospective Security Holder requires a written amendment of this Lease that
will not cause an increased cost to Tenant or otherwise materially and adversely change the rights and obligations of Tenant hereunder, Tenant shall execute such an amendment and deliver it to Landlord within 10 business days after Landlord’s
request therefor. At the request of Landlord or any Security Holder, Tenant shall execute a memorandum of Lease and deliver it to Landlord within 10 business days after such request. 

30.5 Transfer of Landlord’s Interest. Landlord shall have the right to transfer all or any portion of its interest in
the Project or Building and in this Lease, and, in the event of any such transfer (which transfer shall include the Security Deposit), Landlord shall automatically be released from, Tenant shall look solely to the transferee for the performance of,
and the transferee shall be deemed to have assumed, all of Landlord’s obligations arising hereunder after the date of such transfer (including the return of any Security Deposit), and Tenant shall attorn to the transferee as provided in
Article 18 above. 
  

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 30.6 Prohibition Against Recording. Except as provided in
Section 30.4 above, neither this Lease nor any memorandum, affidavit or other writing with respect thereto shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant. 

30.7 Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing
contained herein shall empower Tenant to do any act that can encumber the title of Landlord. 
 30.8 Relationship of
Parties. Nothing in this Lease shall be construed to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant. 

30.9 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease,
regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord may elect in its sole and absolute discretion. 

30.10 Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which
time of performance is a factor. 
 30.11 Partial Invalidity. If any provision of this Lease is to any extent
invalid or unenforceable, the remainder of this Lease, or the application of such provision to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and every other provision
of this Lease shall be valid and enforceable to the fullest extent permitted by Law. 
 30.12 Covenant of Quiet
Enjoyment. Landlord covenants that so long as Tenant performs all of its obligations hereunder, Tenant shall have peaceful and quiet possession of the Premises against any party lawfully claiming by, through or under Landlord, subject to the
terms hereof. The foregoing covenant is in lieu of any other covenant express or implied. 
 30.13 Entire
Agreement. This Lease and the attached exhibits, which are incorporated into and made a part of this Lease, set forth the entire agreement between the parties with respect to the leasing of the Premises and supersede and cancel all previous
negotiations, arrangements, communications, agreements and understandings, if any, between the parties hereto (none of which shall be used to interpret this Lease). Tenant acknowledges that in entering into this Lease it has not relied on any
representation, warranty or statement, whether oral or written, not expressly set forth herein. This Lease can be modified only by a written agreement signed by the parties hereto. 

30.14 Reserved Rights. Landlord reserves to itself all rights not expressly granted to Tenant hereunder, including the
right, in Landlord’s sole and absolute discretion, to lease, renovate, improve, alter, subdivide, demolish, construct or develop the Project, or enter into new Underlying Documents with owners of other property, and no such act, or failure to
so act, shall constitute a breach of any obligation to Tenant or give rise to any remedy, including any remedy of constructive eviction, damages or abatement of Rent. 

30.15 Force Majeure. If either party is prevented from performing any of its obligations hereunder as a result of any
strike; lockout; labor dispute; act of God, war or terrorism; inability to obtain services, labor or materials (or reasonable substitutes therefor); governmental action; civil commotion; fire or other casualty; or other cause beyond the reasonable
control of such party, other than financial inability (collectively, a “Force Majeure”), then, notwithstanding anything to the contrary in this Lease, 

 

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such obligation shall be excused during the period of such prevention, and if this Lease specifies a time period for the performance of such obligation, such time period shall be extended by the
period of such prevention; provided, however, that nothing in this Section 30.15 shall (a) permit Tenant to holdover in the Premises after the expiration or earlier termination of this Lease, or (b) excuse any obligation to pay
Rent, any of Tenant’s obligations under Article 5, 22 or 24 above or Section 30.18.2 or 30.18.3 below, or any of Tenant’s obligations whose nonperformance would unreasonably interfere with
any other occupant’s use, occupancy or enjoyment of its respective premises or the Project. 
 30.16 Notices.
All notices, demands, statements, designations, approvals or other communications (collectively, “Notices”) given or required to be given by either party to the other hereunder or by Law shall be in writing, shall be (A) sent
by United States certified or registered mail, postage prepaid, return receipt requested, (B) delivered by a nationally recognized courier service, or (C) delivered personally. Any Notice shall be sent or delivered to the address set forth
in Section 9 (if Tenant is the recipient) or Section 10 (if Landlord is the recipient) of the Summary, or to such other place (other than a P.O. box) as the recipient may from time to time designate in a Notice to the
other party. Any Notice shall be deemed to be received on the earlier to occur of the date of actual delivery or the date on which delivery is refused, or, if Tenant is the recipient and has vacated its notice address without providing a new notice
address, three (3) days after the date the Notice is deposited in the U.S. mail or with a courier service in the manner described above. 

30.17 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be
joint and several. 
 30.18 Representations and Warranties. Tenant represents, warrants and covenants as follows:

 30.18.1 If Tenant is not a natural person, then (a) Tenant has full power and authority to execute, deliver and perform
its obligations under this Lease, and each person signing on behalf of Tenant is authorized to do so; (b) Tenant is, and at all times during the Lease Term will remain, duly organized, validly existing and in good standing under the laws of the
state of its formation and qualified to do business in the state of California; and (c) Tenant shall, within 10 days after execution of this Lease, deliver to Landlord satisfactory evidence of such authority, good standing and qualification.

 30.18.2 Tenant has not, and at no time during the Lease Term will have, (a) made a general assignment for the benefit of
creditors, (b) filed any voluntary petition in bankruptcy or suffered the filing of an involuntary petition by any creditors which remains un-dismissed more than 30 days after filing, (c) suffered the appointment of a receiver to take
possession of all or substantially all of its assets, which receivership remains in effect more than 30 days after appointment, (d) suffered the attachment or other judicial seizure of all or substantially all of its assets, (e) admitted
in writing its inability to pay its debts as they come due, or (f) made an offer of settlement, extension or composition to its creditors generally. 

30.18.3 Tenant is not, and at no time during the Lease Term will be, (a) in violation of any Anti-Terrorism Law (defined below);
(b) conducting any business or engaging in any transaction or dealing with any Prohibited Person (defined below), including the making or receiving of any contribution of funds, goods or services to or for the benefit of any Prohibited Person;
(c) dealing in, or otherwise engaging in any transaction relating to, any property or interests in property blocked pursuant to Executive Order No. 13224 (defined below); or (d) engaging in or conspiring to engage in any transaction
that evades or avoids, or has the purpose of evading or avoiding, or attempts to violate any of the prohibitions set forth in, any Anti-Terrorism Law. Neither Tenant nor any of its Affiliates, officers, directors, shareholders, partners, members or
lease guarantors is, or at any time during the Lease Term 
  

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will be, a Prohibited Person. As used herein, “Anti-Terrorism Law” means any Law relating to terrorism, anti-terrorism, money-laundering or anti-money laundering activities,
including the United States Bank Secrecy Act, the United States Money Laundering Control Act of 1986, Executive Order No. 13224, and Title 3 of the USA Patriot Act (defined below), and any regulations promulgated under any of them, each as
may be amended from time to time. As used herein, “Executive Order No. 13224” means Executive Order No. 13224 on Terrorist Financing effective September 24, 2001, and relating to “Blocking Property and
Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism,” as may be amended from time to time. As used herein, “Prohibited Person” means (1) a person or entity that is listed in, or owned
or controlled by a person or entity that is listed in, the Annex to Executive Order No. 13224; (2) a person or entity with whom Landlord is prohibited from dealing or otherwise engaging in any transaction by any Anti-Terrorism Law; or
(3) a person or entity that is named as a “specially designated national and blocked person” on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website,
http://www.treas.gov/ofac/t11sdn.pdf, or at any replacement website or other official publication of such list. As used herein, “USA Patriot Act” means the “Uniting and Strengthening America by Providing Appropriate Tools
Required to Intercept and Obstruct Terrorism Act of 2001” (Public Law 107-56). 
 30.19 Attorneys’ Fees.
In any lawsuit, action, arbitration, quasi-judicial proceeding, administrative proceeding or other proceeding brought by either party to enforce such party’s rights or remedies under this Lease, the prevailing party shall be entitled to
reasonable attorneys’ fees and all costs, expenses and disbursements in connection with such action or proceeding, including all costs of expert consultation and other reasonable investigation, which sums may be included in any judgment or
decree entered in such action or proceeding in favor of the prevailing party. In addition, Tenant shall pay all reasonable attorneys’ fees and other fees and costs, including costs of expert consultation and other reasonable investigation, that
Landlord incurs in interpreting or enforcing this Lease or otherwise protecting its rights hereunder, (a) where an action or proceeding is not brought, or (b) in any voluntary or involuntary bankruptcy case, assignment for the benefit of
creditors, or other insolvency, liquidation or reorganization proceeding involving Tenant or this Lease, including all motions and proceedings regarding relief from automatic stay, lease assumption or rejection and/or extensions of time related
thereto, lease designation, use of cash collateral, claim objections, and disclosure statements and plans of reorganization. 

30.20 Governing Law; WAIVER OF TRIAL BY JURY. 

30.20.1 This Lease shall be construed and enforced in accordance with the Laws of the State of California. 

30.20.2 THE PARTIES HEREBY WAIVE, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR
RELATING TO THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE OR ANY EMERGENCY OR STATUTORY REMEDY. IF IN AN ACTION COMMENCED BETWEEN THE PARTIES, THE JURY
WAIVER PROVISIONS OF THIS SECTION 30.20.2 ARE HELD TO BE UNENFORCEABLE UNDER CALIFORNIA LAW, THEN THE PARTY SUCCESSFULLY CHALLENGING THE JURY TRIAL WAIVER SHALL PAY ALL COSTS AND EXPENSES INCURRED IN SUCH ACTION (INCLUDING
ATTORNEYS’ FEES), THE ACTION SHALL BE DISMISSED, AND THE FOLLOWING PROVISIONS SHALL APPLY. It is the desire and intention of the parties to agree upon a mechanism and procedure under which controversies and disputes arising out of this Lease or
related to the Premises will be resolved in a prompt and expeditious manner. Accordingly, except with respect to actions for unlawful or forcible detainer or with respect to the prejudgment remedy of attachment, any action, proceeding or
counterclaim brought by 
  

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either party hereto against the other (and/or against its officers, directors, employees, agents or subsidiaries or affiliated entities) on any matters arising out of or in any way connected with
this Lease, Tenant’s use or occupancy of the Premises and/or any claim of injury or damage, whether sounding in contract, tort, or otherwise, shall be heard and resolved by a referee under the provisions of the California Code of Civil
Procedure, Sections 638 — 645.1, inclusive (as same may be amended, or any successor statute(s) thereto) (the “Referee Sections”). Any fee to initiate the judicial reference proceedings and all fees charged and costs incurred
by the referee shall be paid by the party initiating such procedure (except that if a reporter is requested by either party, then a reporter shall be present at all proceedings where requested and the fees of such reporter – except for copies
ordered by the other parties – shall be borne by the party requesting the reporter); provided however, that allocation of the costs and fees, including any initiation fee, of such proceeding shall be ultimately determined in accordance with
Section 30.20 above. The venue of the proceedings shall be in the county in which the Premises is located. Within 10 days of receipt by any party of a written request to resolve any dispute or controversy pursuant to this
Section 30.20.2, the parties shall agree upon a single referee who shall try all issues, whether of fact or law, and report a finding and judgment on such issues as required by the Referee Sections. If the parties are unable to agree
upon a referee within such 10-day period, then any party may thereafter file a lawsuit in the county in which the Premises is located for the purpose of appointment of a referee under the Referee Sections. If the referee is appointed by the court,
the referee shall be a neutral and impartial retired judge with substantial experience in the relevant matters to be determined, from Jams/Endispute, Inc., the American Arbitration Association or similar mediation/arbitration entity. The proposed
referee may be challenged by any party for any of the grounds listed in the Referee Sections. The referee shall have the power to decide all issues of fact and law and report his or her decision on such issues, and to issue all recognized remedies
available at law or in equity for any cause of action that is before the referee, including an award of attorneys’ fees and costs in accordance with this Lease. The referee shall not, however, have the power to award punitive damages, nor any
other damages that are not permitted by the express provisions of this Lease, and the parties hereby waive any right to recover any such damages. The parties shall be entitled to conduct all discovery as provided in the California Code of Civil
Procedure, and the referee shall oversee discovery and may enforce all discovery orders in the same manner as any trial court judge, with rights to regulate discovery and to issue and enforce subpoenas, protective orders and other limitations on
discovery available under California Law. The reference proceeding shall be conducted in accordance with California Law (including the rules of evidence), and in all regards, the referee shall follow California Law applicable at the time of the
reference proceeding. The parties shall promptly and diligently cooperate with one another and the referee, and shall perform such acts as may be necessary to obtain a prompt and expeditious resolution of the dispute or controversy in accordance
with the terms of this Section 30.20.2. In this regard, the parties agree that the parties and the referee shall use best efforts to ensure that (a) discovery be conducted for a period no longer than 6 months from the date the
referee is appointed, excluding motions regarding discovery, and (b) a trial date be set within 9 months of the date the referee is appointed. In accordance with Section 644 of the California Code of Civil Procedure, the decision of
the referee upon the whole issue must stand as the decision of the court, and upon the filing of the statement of decision with the clerk of the court, or with the judge if there is no clerk, judgment may be entered thereon in the same manner as if
the action had been tried by the court. Any decision of the referee and/or judgment or other order entered thereon shall be appealable to the same extent and in the same manner that such decision, judgment, or order would be appealable if rendered
by a judge of the superior court in which venue is proper hereunder. The referee shall in his/her statement of decision set forth his/her findings of fact and conclusions of law. The parties intend this general reference agreement to be specifically
enforceable in accordance with the Code of Civil Procedure. Nothing in this Section 30.20.2 shall prejudice the right of any party to obtain provisional relief or other equitable remedies from a court of competent jurisdiction as shall
otherwise be available under the Code of Civil Procedure and/or applicable court rules. 
  

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 30.20.3 IF LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT
OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. IN ADDITION, IN ANY
ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA, AND (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW. 

30.20.4 THE PROVISIONS OF THIS SECTION 30.20 SHALL SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. 

30.21 Submission of Lease. Submission of this instrument for examination or signature by Tenant does not constitute an
option or offer to lease, and this instrument is not effective, as a lease or otherwise, until execution and delivery by both Landlord and Tenant. 

30.22 Brokers. Tenant represents to Landlord that it has dealt only with Tenant’s Broker as its broker in connection
with this Lease, and Landlord shall pay any commissions due and owing to Tenant’s Broker as a result of this Lease pursuant to a separate written agreement between Landlord and Tenant’s Broker. Tenant shall indemnify, defend, and hold
Landlord harmless from all claims of any brokers, other than Tenant’s Broker, claiming to have represented Tenant in connection with this Lease. Landlord shall indemnify, defend and hold Tenant harmless from all claims of any brokers, including
Landlord’s Broker, claiming to have represented Landlord in connection with this Lease. Tenant acknowledges that any Affiliate of Landlord that is involved in the negotiation of this Lease is representing only Landlord, and that any assistance
rendered by any agent or employee of such Affiliate in connection with this Lease or any subsequent amendment or other document related hereto has been or will be rendered as an accommodation to Tenant solely in furtherance of consummating the
transaction on behalf of Landlord, and not as agent for Tenant. 
 30.23 Independent Covenants. This Lease shall
be construed as though the covenants herein between Landlord and Tenant are independent and not dependent, and Tenant hereby waives the benefit of any Law to the contrary and agrees that, except as otherwise expressly provided in this Lease, if
Landlord fails to perform its obligations hereunder, Tenant shall not be entitled to make any repairs or perform any other acts hereunder at Landlord’s expense or to set off any Rent against Landlord. Where Landlord agrees in this Lease to act
reasonably in the granting of any consent or approval, Landlord also covenants not to unreasonably delay or condition such consent or approval. 

30.24 Project or Building Name and Signage. Landlord shall have the right at any time to change the name or address of the
Project or Building in its sole and absolute discretion. Without Landlord’s prior written consent, Tenant shall not use the name of the Project or Building in advertising or other publicity or for any purpose other than as the address of the
business to be conducted by Tenant in the Premises. 
 30.25 Counterparts. This Lease may be executed in
counterparts with the same effect as if both parties had executed the same document. Both counterparts shall be construed together and shall constitute a single lease. 

30.26 Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential
information. Tenant shall keep such confidential information strictly 
  

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confidential and shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal and space-planning consultants, except that Tenant may disclose
this Lease as required by Laws or regulations imposed by the Securities and Exchange Commission, NASDAQ or any other exchange on which Tenant’s shares are listed, or in connection with any proceeding to enforce or interpret this Lease. In
addition, Landlord hereby acknowledges that Tenant will after execution of this Lease file both a summary disclosure of the terms of this Lease and a complete copy of this Lease with the Securities and Exchange Commission and that the contents
hereof will become public knowledge. Notwithstanding anything set forth herein to the contrary, Landlord hereby consents to such filings. 

30.27 No Violation. Tenant represents and warrants that neither its execution of nor its performance under this Lease will
cause Tenant to be in violation of any agreement or Law. 
 30.28 Communications and Computer Lines. Tenant may
install, maintain, replace, remove or use any communications or computer wires and cables serving the Premises (collectively, the “Lines”), provided that (i) Tenant shall obtain Landlord’s prior written consent, use an
experienced and qualified contractor reasonably approved in writing by Landlord, and comply with all provisions of Articles 7 and 8 above; (ii) an acceptable number of spare Lines and space for additional Lines shall be
maintained for existing and future occupants of the Project, as determined in Landlord’s reasonable opinion; (iii) the Lines (including riser cables) shall be appropriately insulated to prevent excessive electromagnetic fields or radiation
and shall be surrounded by a protective conduit reasonably acceptable to Landlord; (iv) the Lines shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Lines with wire) to show Tenant’s name, suite number,
telephone number and the name of the person to contact in the case of an emergency (A) every four feet (4’) outside the Premises (including the electrical room risers and other Common Areas), and (B) at the Lines’
termination point(s); (v) any new or existing Lines serving the Premises shall comply with all applicable Laws; (vi) as a condition to permitting the installation of new Lines, Landlord may require that Tenant remove existing Lines located
in or serving the Premises and repair any damage in connection with such removal; and (vii) Tenant shall pay all costs in connection therewith. Unless otherwise instructed by Landlord (by notice to Tenant delivered no later than 90 days prior
to the Expiration Date or 30 following the earlier termination of this Lease, as applicable), Tenant shall, at its expense, before the expiration or earlier termination of this Lease, remove any Lines located in or serving the Premises and repair
any resulting damage. 
 30.29 Transportation Management. Tenant shall comply with all present or future programs
intended to manage parking, transportation or traffic in and around the Project and/or the Building, and, in connection therewith, Tenant shall take responsible action for planning and managing the transportation of all employees located at the
Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities; provided, however, Tenant shall not be required to comply with any programs applicable
solely due to Landlord’s redevelopment of the Project that increases occupancy density. Such programs may include, without limitation: (i) restrictions on the number of peak-hour vehicle trips generated by Tenant; (ii) increased
vehicle occupancy; (iii) implementation of an in-house ridesharing program and an employee transportation coordinator; (iv) working with employees and any Project-, Building- or area-wide ridesharing program manager; (v) instituting
employer-sponsored incentives (financial or in-kind) to encourage employees to rideshare; and (vi) utilizing flexible work shifts for employees. 

[signature page to follow] 
  

 -54- 

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

			
	LANDLORD:
	
	CA-SKYPORT I LIMITED PARTNERSHIP,
	a Delaware limited partnership
		
	By:	 	 /s/ John C. Moe

		
	Name:	 	 John C. Moe

		
	Title:	 	 Managing Director

	
	TENANT:
	
	 ATHEROS COMMUNICATIONS, INC.,

a Delaware corporation

		
	By:	 	 /s/ Craig H. Barratt

		
	Name:	 	 Craig H. Barratt, Ph.D.

		
	Title:	 	 President and CEO

		 	[chairman, president or vice-president]
		
	By:	 	 /s/ Jack Lazar

		
	Name:	 	 Jack Lazar

		
	Title:	 	 Vice President and Chief Financial Officer

		 	[secretary, assistant secretary, chief financial officer or assistant treasurer]

  

 -55- 

 EXHIBIT A 

SKYPORT PLAZA 

OUTLINE OF PREMISES 

FIRST FLOOR PREMISES 

 

 

  

					
		 	EXHIBIT A	 	
		 	-1-	 	

 SECOND FLOOR PREMISES 

 

 

  

					
		 	EXHIBIT A	 	
		 	-2-	 	

 THIRD FLOOR PREMISES 

 

 

  

					
		 	EXHIBIT A	 	
		 	-3-	 	

 FOURTH FLOOR PREMISES (MUST-TAKE SPACE) 

 

 

  

					
		 	EXHIBIT A	 	
		 	-4-	 	

 FIFTH FLOOR PREMISES 

 

 

  

					
		 	EXHIBIT A	 	
		 	-5-	 	

 SIXTH FLOOR PREMISES 

 

 

  

					
		 	EXHIBIT A	 	
		 	-6-	 	

 SEVENTH FLOOR PREMISES 

 

 

  

					
		 	EXHIBIT A	 	
		 	-7-	 	

 EIGHT FLOOR PREMISES 

 

 

  

					
		 	EXHIBIT A	 	
		 	-8-	 	

 EXHIBIT B 

SKYPORT PLAZA 

TENANT WORK LETTER 

As used in this Exhibit B (this “Work Letter”), the following terms shall have the following
meanings: “Agreement” means the lease of which this Work Letter is a part. “Premises” means, as applicable, the initial Premises and the Must-Take Space. “Tenant Improvements” means the initial
Alterations performed by Tenant in order to prepare the Premises for occupancy. “Tenant Improvement Work” means the construction of the Tenant Improvements, together with any related work (including demolition) that is necessary to
construct the Tenant Improvements. Landlord and Tenant hereby acknowledge and agree that the construction of the Tenant Improvements in the initial Premises and the Must-Take Space may, at Tenant’s option, occur during different time periods.

  

	1	ALLOWANCE. 

 1.1
Allowance. Tenant shall be entitled to a one-time tenant improvement allowance (the “Allowance”) in the amount of (i) $6,152,601.60 (i.e., $38.40 per rentable square foot of the initial Premises), with respect to
the initial Premises, and (ii) $964,377.60 (i.e., $38.40 per rentable square foot of the Must-Take Space), with respect to the Must-Take Space, to be applied toward the Allowance Items (defined in Section 1.2 below). Tenant shall be
responsible for all costs associated with the Tenant Improvement Work, including the costs of the Allowance Items, to the extent such costs exceed the Allowance. On or before the first anniversary of the Lease Commencement Date (or, with respect to
the Must-Take Space, on or before the first anniversary of the Must-Take Commencement Date), Tenant shall have the right to use any unused portion of the Allowance (the “Unused Allowance”) as a credit against Base Rent then due and owing
under the Lease and any remaining balance of the Unused Allowance shall be applied against the following monthly installment of Base Rent owing under the Lease until the Unused Allowance has been depleted in its entirety. 

1.2 Disbursement. 

1.2.1 Allowance Items. Except as otherwise provided in this Work Letter, the Allowance shall be disbursed by Landlord only
for the following items (the “Allowance Items”): (a) the fees of Tenant’s architect, engineers and other consultants (including any construction manager), and any fees reasonably incurred by Landlord for review of
Tenant’s plans and specifications (the “Plans”) by Landlord’s third party consultants; (b) plan-check, permit and license fees relating to performance of the Tenant Improvement Work; (c) the cost of performing
the Tenant Improvement Work, including after hours charges, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions; (d) the cost of any change to the base, shell
or core of the Premises or Building required by the Plans (including if such change is due to the fact that such work is prepared on an unoccupied basis), including all direct architectural and/or engineering fees and expenses incurred in connection
therewith; (e) the cost of any change to the Plans or Tenant Improvement Work required by Law; (f) sales and use taxes; (g) the costs of office, conference room and other furniture used in the Premises; (h) the costs of telephone
and data cabling and wiring; (i) the costs associated with the design, fabrication and installation of Tenant’s Signage; (j) the costs of moving from Tenant’s existing location(s) to the Premises, and (k) the
“Coordination Fee,” as that term is defined in Section 4.2 of this Tenant Work Letter, and all other costs expended by Landlord in connection with the performance of the Tenant Improvement Work. 

 

					
		 	EXHIBIT B	 	
		 	-1-	 	

 1.2.2 Disbursement. Subject to the terms hereof, Landlord shall make monthly
disbursements of the Allowance for Allowance Items as follows: 
 1.2.2.1 Monthly Disbursements. Not more frequently
than once per calendar month, Tenant may deliver to Landlord: (i) a request for payment of Tenant’s contractor, approved by Tenant, in AIA G-702/G-703 format or another format reasonably requested by Landlord, showing the schedule of
values, by trade, of percentage of completion of the Tenant Improvement Work, detailing the portion of the work completed and the portion not completed (which approved request shall be deemed Tenant’s approval and acceptance of the work and
materials described therein); (ii) invoices from all parties providing labor or materials to the Premises; (iii) executed conditional mechanic’s lien releases from all parties providing labor or materials to the Premises (along with
unconditional mechanic’s lien releases for any prior payments made pursuant to this paragraph) satisfying California Civil Code § 3262(d); and (iv) all other information reasonably requested by Landlord. Within 30 days after
receiving such materials, Landlord shall deliver a check to Tenant, payable jointly to Tenant and its contractor, in the amount of the lesser of (a) the amount requested by Tenant pursuant to the preceding sentence, less a 10% retention as
to amounts payable under the contract for construction of the Tenant Improvement Work (the aggregate amount of such retentions shall be referred to in this Work Letter as the “Final Retention”), or (b) the amount of any
remaining portion of the Allowance (not including the Final Retention). Landlord’s payment of such amounts shall not be deemed Landlord’s approval or acceptance of the work or materials described in Tenant’s payment request.

 1.2.2.2 Final Retention. Subject to the terms hereof, Landlord shall deliver to Tenant a check for the Final
Retention within 30 days after the latest of (a) the completion of the Tenant Improvement Work in accordance with the approved plans and specifications; (b) Landlord’s receipt of (i) paid invoices from all parties providing
labor or materials to the Premises; (ii) executed unconditional mechanic’s lien releases satisfying California Civil Code §§ 3262(d) and 3262(d)(4); (iii) a certificate from Tenant’s architect, in a form
reasonably acceptable to Landlord, certifying that the Tenant Improvement Work has been substantially completed; (iv) evidence that all governmental approvals required for Tenant to legally occupy the Premises have been obtained; and
(v) any other information reasonably requested by Landlord; (c) Tenant’s delivery to Landlord of “as built” drawings (in CAD format, if requested by Landlord); or (d) Tenant’s compliance with Landlord’s
standard “close-out” requirements regarding city approvals, closeout tasks, Tenant’s contractor, financial close-out matters, and Tenant’s vendors. Landlord’s payment of the Final Retention shall not be deemed
Landlord’s approval or acceptance of the work or materials described in Tenant’s payment requests. 
  

	2	PLANS. 

 2.1
Preliminary Plans. Tenant shall cause Architect (as defined below) to prepare preliminary plans (the “Preliminary Plans”) for the Tenant Improvement to be performed in and to the Premises. Within five (5) business days
after Landlord’s receipt of the Preliminary Plans (unless additional time is reasonably required due to the nature of the Preliminary Plans submitted by Tenant, in which event Landlord shall inform Tenant, within such 5-business day period, of
the need for additional time and Landlord shall thereafter diligently complete its review of such Preliminary Plans as quickly as reasonably practical), Landlord shall either approve or disapprove the Preliminary Plans. If Landlord disapproves the
Preliminary Plans, then Landlord shall state in reasonable detail the changes which Landlord requires to be made thereto. Tenant thereafter shall submit to Landlord revised Preliminary Plans. Landlord shall give Tenant written notice of its approval
or disapproval of the revised Preliminary Plans within two (2) business days after Landlord’s receipt thereof (unless additional time is reasonably required due to the nature of the revisions, in which event Landlord shall inform Tenant,
within such 2-business day period, of the need for additional time and Landlord shall thereafter diligently complete its review of such Preliminary Plans as quickly as reasonably practical). If Landlord disapproves the revised

  

					
		 	EXHIBIT B	 	
		 	-2-	 	

 
Preliminary Plans, then Landlord and Tenant shall continue to follow the procedures set forth in this Section 2.1 until Landlord approves the Preliminary Plans. If Landlord neither expressly
approves nor disapproves the Preliminary Plans or the revised Preliminary Plans within the applicable time periods provided above, Tenant may provide written notice of such failure to Landlord and if Landlord thereafter fails to approve or
disapprove the Preliminary Plans or the revised Preliminary Plans within two (2) business days after Landlord’s receipt of such notice, then the Lease Commencement Date (or Must-Take Commencement Date, as the case may be), shall be
extended for one day for each day that occurs after the date Landlord receives such notice from Tenant and before the date Landlord either approves or disapproves the Preliminary Plans or the revised Preliminary Plans. Landlord shall notify Tenant
in connection with approval of the Preliminary Plans which of the Tenant Improvements depicted therein (if any) must be removed upon expiration of the Lease Term or earlier termination of the Agreement; and Landlord’s failure to do so shall
constitute a waiver of Landlord’s right to require the removal of the Tenant Improvements depicted in the Preliminary Plans. 

2.2 Final Plans. After Landlord’s approval of the Preliminary Plans for the Tenant Improvements, Tenant shall cause
Architect to commence preparing complete plans, specifications and working drawings which incorporate and are consistent with the approved Preliminary Plans, and which show in detail the intended design, construction and finishing of all portions of
the Tenant Improvements described in the Preliminary Plans (collectively, the “Final Plans”). Within five (5) business days after Landlord’s receipt of the Final Plans (unless additional time is reasonably required due to the
nature of the Final Plans submitted by Tenant, in which event Landlord shall inform Tenant, within such 5-business day period, of the need for additional time and Landlord shall thereafter diligently complete its review of such Final Plans as
quickly as reasonably practical), Landlord shall either approve or disapprove the Final Plans. If Landlord disapproves the Final Plans, then Landlord shall state in reasonable detail the changes which Landlord requires to be made thereto. Tenant
thereafter shall submit to Landlord revised Final Plans. Landlord shall give Tenant written notice of its approval or disapproval of the revised Final Plans within two (2) business days after the date of Landlord’s receipt thereof (unless
additional time is reasonably required due to the nature of the revisions, in which event Landlord shall inform Tenant, within such 2-business day period, of the need for additional time and Landlord shall thereafter diligently complete its review
of such Final Plans as quickly as reasonably practical). If Landlord disapproves the revised Final Plans, then Landlord and Tenant shall continue to follow the procedures set forth in this Section 2.2 until Landlord approves such Final Plans.
If Landlord neither approves nor disapproves the Final Plans within the applicable time periods provided above, Tenant may provide written notice of such failure to Landlord and if Landlord thereafter fails to approve or disapprove the Final Plans
or the revised Final Plans within two (2) business days after Landlord’s receipt of such notice, then the Lease Commencement Date (or Must-Take Commencement Date, as the case may be), shall be extended for one day for each day that occurs
after the date Landlord receives such notice from Tenant and before the date Landlord either approves or disapproves the Final Plans or the revised Final Plans. Landlord shall notify Tenant in connection with approval of the Final Plans which of the
Tenant Improvements depicted therein (if any) must be removed upon expiration of the Lease Term or earlier termination of the Agreement; and Landlord’s failure to do so shall constitute a waiver of Landlord’s right to require the removal
of the Tenant Improvements depicted in the Final Plans. 
  

	3	SELECTION OF ARCHITECT, CONTRACTOR AND SUBCONTRACTORS. 

Tenant has selected Fennie+Mehl Architects (“Architect”) for the design and preparation of Preliminary Plans and Final Plans for
the Tenant Improvements. Tenant may retain Architect’s administrative services throughout the performance of the Tenant Improvements. Tenant may elect to change the Architect and may select its construction manager, general contractor and
subcontractors, all subject to Landlord’s reasonable prior approval; provided, however, that Landlord hereby pre-approves the persons and entities listed in attached Schedule B-1 to perform in the capacity or capacities for which

  

					
		 	EXHIBIT B	 	
		 	-3-	 	

 
they are identified in Schedule B-1. Landlord shall be deemed to have approved of any architect, construction manager, general contractor and/or subcontractors proposed by written notice from
Tenant to Landlord unless Landlord, within two (2) days after receipt of Tenant’s request for approval, notifies Tenant in writing of Landlord’s disapproval of such proposed architect, construction manager, general contractor and
subcontractors and states in reasonable detail the specific reasons for such disapproval. 
  

	4	MISCELLANEOUS 

 4.1
Use of Facilities. During the construction of the Tenant Improvements, and subject to compliance with Landlord’s reasonable and customary construction rules and regulations applicable to the Building (as the same are in effect on
the date of the Agreement), Tenant may use the following items, free of charge, during such times as are reasonably necessary to accommodate Tenant’s construction schedule, furniture and equipment delivery and relocation activities), on a
nonexclusive basis, and in a manner and to the extent reasonably necessary to perform the Tenant Improvements: freight elevators, loading docks, staging areas, utilities, toilets, HVAC and parking; provided, however, Tenant acknowledges that there
may be an after-hours charge to reimburse Landlord for its actual costs with respect to the use of the Building’s freight elevator and/or loading docks during hours other than normal construction hours, but only to the extent that such use
requires Landlord to engage elevator operations or security personnel. Notwithstanding the foregoing, if Tenant or Tenant’s contractor or other agents require any of the foregoing in connection with any use reasonably unrelated to Tenant’s
construction and/or installation of the Tenant Improvements, Tenant shall pay the applicable cost of such service. In no event shall Tenant store construction materials or other property at or in the elevators or loading docks of the Building.

 4.2 Landlord’s Cooperation. Landlord has delivered to Tenant (or will deliver promptly following
execution of the Agreement) plans and specifications reflecting the current condition of the Building (the “Existing Plans”). Landlord will cooperate with Tenant in good faith in all activities pertaining to the Tenant Improvements. In
consideration of Landlord’s coordination of the Tenant Improvement Work, Tenant shall pay Landlord a fee (the “Coordination Fee”) in an amount equal to 3% of an amount equal to thirty and 00/100 dollars ($30.00) per rentable
square foot of the Premises (i.e., $144,201.60 with respect to the initial Premises and $22,602.60 with respect to the Must-Take Space). 

4.3 Tenant Default. Notwithstanding any contrary provision of this Agreement, if Tenant defaults under this Agreement
before the Tenant Improvement Work is completed, then (a) Landlord’s obligations under this Work Letter shall be excused, and Landlord may cause Tenant’s contractor to cease performance of the Tenant Improvement Work, until such
default is cured, and (b) Tenant shall be responsible for any resulting delay in the completion of the Tenant Improvement Work. 

4.5 Other. This Work Letter shall not apply to any space other than the Premises. 

 

					
		 	EXHIBIT B	 	
		 	-4-	 	

 SCHEDULE B-1 TO EXHIBIT B 

APPROVED CONTRACTORS 
  

	1.	General Contractors: 

  

	 	•	 	 SC Builders, Inc 

  

	 	•	 	 McLarney Construction, Inc. 

  

	 	•	 	 Rossi Builders 

  

	 	•	 	 Iron Construction 

  

					
		 	SCHEDULE B-1 TO	 	
		 	EXHIBIT B	 	
		 	-1-	 	

 EXHIBIT C 

SKYPORT PLAZA 

NOTICE OF LEASE TERM DATES 

                    ,
20     
  

					
	To:	 	  
	  	
		 	  
	  	
		 	  
	  	
		 	  
	  	

  

	Re:	Office Lease (the “Lease”) dated
                    , 20    , between CA-SKYPORT I LIMITED
PARTNERSHIP, a Delaware limited partnership (“Landlord”), and
                            , a
                             (“Tenant”), concerning
                            . 

 

					
		 	Lease ID:	 	  

					
		 	 Business Unit Number:	 	  

Dear
                            : 

In accordance with the Lease, Tenant accepts possession of the Premises and confirms the following: 

 

	1.	The Lease Commencement Date is                      and the
Lease Expiration Date is                     . 

  

	2.	The approximate number of rentable square feet within the Premises is
                     rentable square feet, subject to Article 1 of the Lease. 

 

	3.	Tenant’s Share, based upon the approximate number of rentable square feet within the Premises, is
                    , subject to Article 1 of the Lease. 

Please acknowledge the foregoing by signing all three (3) counterparts of this letter in the space provided below and returning
two (2) fully executed counterparts to my attention. Please note that, pursuant to Article 2 of the Lease, if Tenant fails to execute and return (or reasonably object in writing to) this letter within five (5) days after
receiving it, Tenant shall be deemed to have executed and returned it without exception. 
  

	
	“Landlord”:
	
	 CA-SKYPORT I LIMITED PARTNERSHIP,

a Delaware limited partnership

  

					
		 	EXHIBIT C	 	
		 	-1-	 	

			
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

Agreed and Accepted as 
 of
            , 200    . 
  

			
	“Tenant”:
	
	                           
                                         
        ,
	a
                                         
                                   

			
		
	By:	 	  

			
		
	Name:	 	  

			
		
	Title:	 	  

  

					
		 	EXHIBIT C	 	
		 	-2-	 	

 EXHIBIT D 

SKYPORT PLAZA 

RULES AND REGULATIONS 

Tenant shall comply with the following rules and regulations (as modified or supplemented from time to time, the “Rules and
Regulations”). Landlord shall not be responsible to Tenant for the nonperformance of any of the Rules and Regulations by any other tenants or occupants of the Project, provided that Landlord hereby agrees not to enforce such Rules and
Regulations against Tenant in a discriminatory manner. In the event of any conflict between the Rules and Regulations and the other provisions of this Lease, the latter shall control. 

1. Upon the expiration or earlier termination of the Lease, Tenant shall deliver to Landlord all keys and passes for offices, rooms,
parking lot and toilet rooms which shall have been furnished Tenant. If the keys so furnished are lost, Tenant shall pay Landlord the reasonable cost therefor. 

2. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy property brought into the
Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight.
Landlord will not be responsible for loss of or damage to any such safe or property. Any damage to the Building, its contents, occupants or invitees resulting from Tenant’s moving or maintaining any such safe or other unusually heavy property
shall be the sole responsibility and expense of Tenant (notwithstanding anything to the contrary in Article 7 or Section 10.5 of the Lease). 

3. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from
Landlord. 
 4. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on the
exterior of the Building without Landlord’s prior written consent. Tenant shall not disturb, solicit, peddle or canvass any occupant of the Project. 

5. Tenant shall not overload the floor of the Premises, or mark, drive nails or screws or drill into the partitions, woodwork or drywall
of the Premises, or otherwise deface the Premises, without Landlord’s prior written consent, which shall not be unreasonably withheld. The foregoing sentence shall not be applicable to the hanging of customary office artwork. 

6. Except for vending machines intended for the sole use of Tenant’s employees and invitees, no vending machine or machines other
than fractional horsepower office machines shall be installed, maintained or operated in the Premises without Landlord’s prior written consent. 

7. Tenant shall not use or keep any foul or noxious gas or substance in or on the Premises. Tenant shall not throw anything out of doors,
windows or skylights or down passageways. 
 8. Tenant shall not bring into or keep within the Project or the Building any
animals (other than service animals), birds, aquariums, or, except in areas reasonably designated by Landlord, bicycles or other vehicles. 
  

					
		 	EXHIBIT D	 	
		 	-1-	 	

 9. No cooking shall be done in the Premises (except as may be shown on approved plans for
Tenant Improvements or Alterations), nor shall the Premises be used for lodging, for living quarters or sleeping apartments, or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’
laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages for employees and invitees, provided that such use complies with all applicable Laws.

 10. The Premises shall not be used for manufacturing except as may be incidental to the Permitted Use. Tenant shall not
occupy the Premises as an office for a messenger-type operation or dispatch office, public stenographer or typist, or for the manufacture or sale of liquor, narcotics or tobacco, or as a medical office, a barber or manicure shop, or an employment
bureau, without Landlord’s prior written consent. Tenant shall not advertise for laborers giving an address at the Premises. 

11. Landlord reserves the right to exclude from the Project any person who, in Landlord’s judgment, is intoxicated or under the
influence of liquor or drugs, or who repeatedly violates any of these Rules and Regulations. 
 12. Tenant shall not loiter in
or on the Common Areas for the purpose of smoking tobacco products (except in outside areas designated for such activity) or for any other purpose, nor in any way obstruct such areas, and shall use such Common Areas only for the purposes for which
they were designed, including without limitation as a means of ingress and egress for the Premises. 
 13. Tenant shall store
all its trash and garbage in areas designated for such use. No material shall be placed in the trash or garbage receptacles if, under applicable Law, it may not be disposed of in the ordinary and customary manner of disposing of trash and garbage in
the vicinity of the Building. All trash, garbage and refuse disposal shall be made only through entryways and elevators provided for such purposes at such times as Landlord reasonably shall designate. 

14. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by any governmental agency
or reasonably established by Landlord. 
 15. Any persons employed by Tenant to do janitorial work shall be subject to
Landlord’s prior written approval, and Tenant shall be responsible for all acts of such persons. 
 16. No awning or other
projection shall be attached to the outside walls of the Building without Landlord’s prior written consent, which shall not be unreasonably withheld. Other than Landlord’s Building-standard window coverings, no curtains, blinds, shades or
screens shall be attached to or hung in, or used in connection with, any window or door of the Premises. All electrical ceiling fixtures hung in the Premises or spaces along the perimeter of the Building must be fluorescent and/or of a quality,
type, design and a warm white bulb color approved in advance in writing by Landlord, which approval shall not be unreasonably withheld (provided, however, that the foregoing shall not apply to any fixtures in the Premises as of the execution of the
Agreement). Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior written consent, which shall not be unreasonably withheld. Tenant shall abide by Landlord’s reasonable and
customary regulations concerning the opening and closing of window coverings. 
 17. Tenant shall not place any bottles, parcels
or other articles on the windowsills. 
 18. Tenant must comply with requests by Landlord concerning the informing of their
employees of items of importance to the Landlord. 
  

					
		 	EXHIBIT D	 	
		 	-2-	 	

 19. Tenant must comply with the State of California “No-Smoking” law set forth in
California Labor Code Section 6404.5 and with any local “No-Smoking” ordinance that may be in effect from time to time and is not superseded by such law. 

20. Landlord shall have no obligation to provide guard service or other security measures for the benefit of the Premises or the Project.
Tenant assumes all responsibility for the protection of Tenant and its agents, employees, contractors and invitees, and the property thereof, from acts of third parties, including responsibility for keeping doors locked and other means of entry to
the Premises closed, whether or not Landlord, at its option, elects to provide security protection for any portion of the Project. Tenant further assumes the risk that any safety or security device, service or program that Landlord elects, in its
sole and absolute discretion, to provide may not be effective, or may malfunction or be circumvented by an unauthorized third party, and Tenant shall, in addition to its other insurance obligations under this Lease, obtain its own insurance coverage
to the extent Tenant desires protection against losses resulting from such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by Landlord or required by Law. Notwithstanding anything set forth herein to the
contrary, Landlord shall provide reasonable access-control services for the Building in a manner materially consistent with the services provided by Landlord as of the date of this Lease and materially consistent with the services provided by the
landlord of the Comparable Buildings. Notwithstanding the foregoing, Landlord shall in no case be liable for personal injury or property damage for any error with regard to the admission to or exclusion from the Building or Project of any person.

 21. Intentionally omitted. 

22. Tenant shall not use any hand trucks except those equipped with rubber tires and rubber side guards. 

23. No auction, liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without
Landlord’s prior written consent. 
 Landlord may, from time to time, modify or supplement these Rules and Regulations in a
manner that, in Landlord’s reasonable judgment, is appropriate for the management, safety, care and cleanliness of the Premises, the Common Areas and the Project, for the preservation of good order therein, and for the convenience of other
occupants and tenants thereof. Landlord may equitably waive any of these Rules and Regulations for the benefit of any particular tenant, but no such waiver shall be construed as a waiver of such Rule and Regulation in favor of any other tenant, nor
prevent Landlord from thereafter enforcing such Rule and Regulation against any or all tenants. 
  

					
		 	EXHIBIT D	 	
		 	-3-	 	

 EXHIBIT E 

SKYPORT PLAZA 

HAZARDOUS SUBSTANCES DISCLOSURE CERTIFICATE 

Your cooperation in this matter is appreciated. Initially, the information provided by you in this Hazardous Substances Disclosure
Certificate is necessary for the Landlord to evaluate your proposed uses of the premises (the “Premises”) and to determine whether to enter into a lease agreement with you as tenant. If a lease agreement is signed by you and the
Landlord (the “Lease Agreement”), on an annual basis in accordance with the provisions of Section 25.2 of the Lease Agreement, you are to provide an update to the information initially provided by you in this
certificate. Any questions regarding this certificate should be directed to, and when completed, the certificate should be delivered to: 
  

			
	Landlord:	 	c/o Equity Office
		 	2655 Campus Drive, Suite 100
		 	San Mateo, CA 94403
		 	Attn: Market Officer
		 	Phone: (650) 372-3500

  

			
	Name of (Prospective) Tenant:	 	  

 

			
	Mailing Address:	 	  

 

			
	Contact Person, Title and Telephone Number(s):	 	  

 

			
	Contact Person for Hazardous Waste Materials Management and Manifests and Telephone Number(s):
	  

	  

 

			
	Address of (Prospective) Premises:	 	  

 

			
	Length of (Prospective) initial Term:	 	  

 

	1.	GENERAL INFORMATION: 

 Describe
the proposed operations to take place in, on, or about the Premises, including, without limitation, principal products processed, manufactured or assembled, and services and activities to be provided or otherwise conducted. Existing tenants should
describe any proposed changes to on-going operations. 
  

			
		 	  

		 	  

 

					
		 	EXHIBIT E	 	
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	2.	USE, STORAGE AND DISPOSAL OF HAZARDOUS SUBSTANCES 

  

	 	2.1	Will any Hazardous Substances (as hereinafter defined) be used, generated, treated, stored or disposed of in, on or about the Premises? Existing tenants should describe
any Hazardous Substances which continue to be used, generated, treated, stored or disposed of in, on or about the Premises. 

  

					
	Wastes	  	Yes   ̈	 	No   ̈
			
	Chemical Products	  	Yes   ̈	 	No   ̈
			
	Other	  	Yes   ̈	 	No   ̈

  

					
		 	If Yes is marked, please explain:	 	  

		 	  

		 	  

 

	 	2.2	If Yes is marked in Section 2.1, attach a list of any Hazardous Substances to be used, generated, treated, stored or disposed of in, on or about the Premises,
including the applicable hazard class and an estimate of the quantities of such Hazardous Substances to be present on or about the Premises at any given time; estimated annual throughput; the proposed location(s) and method of storage (excluding
nominal amounts of ordinary household cleaners and janitorial supplies which are not regulated by any Environmental Laws, as hereinafter defined); and the proposed location(s) and method(s) of treatment or disposal for each Hazardous Substance,
including, the estimated frequency, and the proposed contractors or subcontractors. Existing tenants should attach a list setting forth the information requested above and such list should include actual data from on-going operations and the
identification of any variations in such information from the prior year’s certificate. 

  

	3.	STORAGE TANKS AND SUMPS 

 Is any
above or below ground storage or treatment of gasoline, diesel, petroleum, or other Hazardous Substances in tanks or sumps proposed in, on or about the Premises? Existing tenants should describe any such actual or proposed activities. 

Yes   ̈    No  
 ̈ 
  

					
		 	If yes, please explain:	 	  

		 	  

 

	4.	WASTE MANAGEMENT 

  

	 	4.1	Has your company been issued an EPA Hazardous Waste Generator I.D. Number? Existing tenants should describe any additional identification numbers issued since the
previous certificate. 

Yes   ̈    No  
 ̈ 
  

					
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	 	4.2	Has your company filed a biennial or quarterly reports as a hazardous waste generator? Existing tenants should describe any new reports filed. 

Yes   ̈    No  
 ̈ 
 If yes, attach a copy of the most recent report filed. 

 

	5.	WASTEWATER TREATMENT AND DISCHARGE 

  

	 	5.1	Will your company discharge wastewater or other wastes to: 

  

					
		 	             storm drain?	  	             sewer?
			
		 	             surface water?	  	             no wastewater or other wastes discharged.

Existing tenants should indicate any actual discharges. If so, describe the nature of any proposed or actual discharge(s). 

 

			
		 	  

		 	  

		 	  

 

	 	5.2	Will any such wastewater or waste be treated before discharge? 

Yes   ̈    No  
 ̈ 
 If yes, describe the type of treatment proposed to be conducted. Existing
tenants should describe the actual treatment conducted. 
  

			
		 	  

		 	  

		 	  

 

	6.	AIR DISCHARGES 

  

	 	6.1	Do you plan for any air filtration systems or stacks to be used in your company’s operations in, on or about the Premises that will discharge into the air; and
will such air emissions be monitored? Existing tenants should indicate whether or not there are any such air filtration systems or stacks in use in, on or about the Premises which discharge into the air and whether such air emissions are being
monitored. 

Yes   ̈    No  
 ̈ 
  

					
		 	If yes, please explain:	 	  

		 	  

		 	  

 

					
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	 	6.2	Do you propose to operate any of the following types of equipment, or any other equipment requiring an air emissions permit? Existing tenants should specify any such
equipment being operated in, on or about the Premises. 

  

			
	             Spray booth(s)	  	             Incinerator(s)
		
	             Dip tank(s)	  	             Other (Please describe)
		
	             Drying oven(s)	  	             No Equipment Requiring Air Permits

 

					
		 	If yes, please explain:	 	  

		 	  

		 	  

 

	 	6.3	Please describe (and submit copies of with this Hazardous Substances Disclosure Certificate) any reports you have filed in the past thirty-six months with any
governmental or quasi-governmental agencies or authorities related to air discharges or clean air requirements and any such reports which have been issued during such period by any such agencies or authorities with respect to you or your business
operations. 

  

	7.	HAZARDOUS SUBSTANCES DISCLOSURES 

  

	 	7.1	Has your company prepared or will it be required to prepare a Hazardous Substances management plan (“Management Plan”) or Hazardous Substances Business
Plan and Inventory (“Business Plan”) pursuant to Fire Department or other governmental or regulatory agencies’ requirements? Existing tenants should indicate whether or not a Management Plan is required and has been prepared.

Yes   ̈    No  
 ̈ 
 If yes, attach a copy of the Management Plan or Business Plan. Existing
tenants should attach a copy of any required updates to the Management Plan or Business Plan. 
  

	 	7.2	Are any of the Hazardous Substances, and in particular chemicals, proposed to be used in your operations in, on or about the Premises listed or regulated under
Proposition 65? Existing tenants should indicate whether or not there are any new Hazardous Substances being so used which are listed or regulated under Proposition 65. 

Yes   ̈    No  
 ̈ 
  

					
		 	If yes, please explain:	 	  

		 	  

		 	  

 

					
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	8.	ENFORCEMENT ACTIONS AND COMPLAINTS 

  

	 	8.1	With respect to Hazardous Substances or Environmental Laws, has your company ever been subject to any agency enforcement actions, administrative orders, or consent
decrees or has your company received requests for information, notice or demand letters, or any other inquiries regarding its operations? Existing tenants should indicate whether or not any such actions, orders or decrees have been, or are in the
process of being, undertaken or if any such requests have been received. 

Yes   ̈    No  
 ̈ 
 If yes, describe the actions, orders or decrees and any continuing compliance
obligations imposed as a result of these actions, orders or decrees and also describe any requests, notices or demands, and attach a copy of all such documents. Existing tenants should describe and attach a copy of any new actions, orders, decrees,
requests, notices or demands not already delivered to Landlord pursuant to the provisions of Section 25.2 of the Lease Agreement. 
  

			
		 	  

		 	  

		 	  

 

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

Yes   ̈    No  
 ̈ 
 If yes, describe any such lawsuits and attach copies of the complaint(s),
cross-complaint(s), pleadings and other documents related thereto as requested by Landlord. Existing tenants should describe and attach a copy of any new complaint(s), cross-complaint(s), pleadings and other related documents not already delivered
to Landlord pursuant to the provisions of Section 25.2 of the Lease Agreement. 
  

			
		 	  

		 	  

		 	  

  

					
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	 	8.3	Have there been any problems or complaints from adjacent tenants, owners or other neighbors at your company’s current facility with regard to environmental or
health and safety concerns? Existing tenants should indicate whether or not there have been any such problems or complaints from adjacent tenants, owners or other neighbors at, about or near the Premises and the current status of any such problems
or complaints. 

Yes   ̈    No  
 ̈ 
 If yes, please describe. Existing tenants should describe any such problems
or complaints not already disclosed to Landlord under the provisions of the signed Lease Agreement and the current status of any such problems or complaints. 
  

			
		 	  

		 	  

		 	  

 

	9.	PERMITS AND LICENSES 

 Attach
copies of all permits and licenses issued to your company with respect to its proposed operations in, on or about the Premises, including, without limitation, any Hazardous Substances permits, wastewater discharge permits, air emissions permits, and
use permits or approvals. Existing tenants should attach copies of any new permits and licenses as well as any renewals of permits or licenses previously issued. 

As used herein, “Hazardous Substances” and “Environmental Laws” shall have the meanings given to such terms in the
Lease Agreement. 
 The undersigned hereby acknowledges and agrees that this Hazardous Substances Disclosure Certificate is
being delivered to Landlord in connection with the evaluation of a Lease Agreement and, if such Lease Agreement is executed, will be attached thereto as an exhibit. The undersigned further acknowledges and agrees that if such Lease Agreement is
executed, this Hazardous Substances Disclosure Certificate will be updated from time to time in accordance with Section 25.2 of the Lease Agreement. The undersigned further acknowledges and agrees that the Landlord and its partners,
lenders and representatives may rely upon the statements, representations, warranties, and certifications made herein and the truthfulness thereof in entering into the Lease Agreement and the continuance thereof throughout the term, and any renewals
thereof, of the Lease Agreement. 
 Tenant hereby certifies, represents and warrants that the information contained in this
certificate is true and correct. 
  

			
	(PROSPECTIVE) TENANT:
		
	By:	 	  

	Title:	 	  

  

					
		 	EXHIBIT E	 	
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 EXHIBIT F 

SKYPORT PLAZA 

ADDITIONAL PROVISIONS 

Capitalized terms used in this Exhibit not otherwise defined herein shall have the meaning given such terms in the Lease to which this
Exhibit is attached (the “Lease”). 
 1. Option Term. 

1.1 Option Right. Landlord hereby grants to the originally named Tenant herein (the “Original Tenant”) and
any “Permitted Transferee” (as that term is defined in Section 14.8 of the Lease) that is the assignee of Original Tenant’s entire interest in this Lease (a “Permitted Assignee”), two (2) options to
extend the Lease Term for a period of five (5) years each (each, an “Option Term”). The option to extend shall be exercisable only by notice delivered by Tenant to Landlord as provided in Section 1.3, below,
provided that, as of the date of delivery of such notice, Tenant is not in default under this Lease (beyond the expiration of any applicable notice and cure period expressly set forth in this Lease). Upon the proper exercise of Tenant’s option
to extend, the Lease Term (including the Lease Expiration Date) shall be extended for a period of five (5) years. The rights contained in this Section 1 shall be personal to the Original Tenant and any Permitted Assignee and may
only be exercised by the Original Tenant or any Permitted Assignee (and not any other assignee or sublessee or “Transferee,” as that term is defined in Section 14.1 of the Lease, of Tenant’s interest in this Lease) if the
Original Tenant or Permitted Assignee, as applicable, occupies at least 75% of the Premises. In the event that Tenant fails to timely and appropriately exercise its option to extend in accordance with the terms of this Section 1, then
the option to extend granted to Tenant pursuant to the terms of this Section 1 shall automatically terminate and shall be of no further force or effect. 

1.2 Option Rent. The Rent payable by Tenant during the first
(1st) Option Term shall be equal to ninety-five
percent (95%) of the “Market Rent,” as that term is defined in Exhibit G, attached to the Lease, and the Rent payable by Tenant during the second
(2nd) Option Term shall be equal to one hundred
percent (100%) of the Market Rent, in each case as such Market Rent is determined pursuant to Exhibit G, attached to the Lease (such rent payable during any Option Term, the “Option Rent”). The calculation of the
“Market Rent” shall be derived from a review of, and comparison to, the “Net Equivalent Lease Rates” of the “Comparable Transactions,” as provided for in Exhibit G, and, thereafter, the Market Rent
shall be stated as a “Net Equivalent Lease Rate” for the Option Term. 
 1.3 Exercise of Option. The
option contained in this Section 1 shall be exercised by Tenant, if at all, and only in the following manner: (i) Tenant shall deliver written notice (the “Option Interest Notice”) to Landlord not more than twelve
(12) months nor less than nine (9) months prior to the expiration of the initial Lease Term, stating that Tenant is interested in exercising its option; (ii) Landlord shall, within thirty (30) days following Landlord’s
receipt of the Option Interest Notice, deliver notice (the “Option Rent Notice”) to Tenant setting forth Landlord’s good faith determination of the Option Rent; and (iii) if Tenant wishes to exercise such option, Tenant
shall, on or before the date occurring fifteen (15) days after Tenant’s receipt of the Option Rent Notice, deliver written notice thereof to Landlord, and upon, and concurrent with, such exercise, Tenant may, at its option, accept or
reject the Option Rent set forth in the Option Rent Notice. If Tenant exercises its option to extend the Lease but fails to accept or reject the Option Rent set forth in the Option Rent Notice, then Tenant shall be deemed to have rejected the Option
Rent set forth in the Option Rent Notice. 
  

					
		 	EXHIBIT F	 	
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 1.4 Determination of Option Rent. In the event Tenant timely and appropriately
exercises its option to extend the Lease but rejects the Option Rent set forth in the Option Rent Notice pursuant to Section 1.3, above, then Landlord and Tenant shall attempt to agree upon the Option Rent using their best good-faith
efforts. If Landlord and Tenant fail to reach agreement upon the Option Rent applicable to the Option Term on or before the date that is ninety (90) days prior to the expiration of the initial Lease Term or first Option Term (as applicable)
(the “Outside Agreement Date“), then the parties shall, on or before the Outside Agreement Date, exchange final and binding determinations of Option Tenant, and, unless the parties thereafter reach an agreement upon the Option Rent
applicable to the Option Term , the Option Rent shall thereafter be determined by arbitration. Each party’s final and binding determination of the Option Rent, as exchanged pursuant to the immediately preceding sentence, shall be submitted to
arbitration in accordance with Sections 1.4.1 through 1.4.4, below. 
 1.4.1 Landlord and Tenant shall each
appoint one arbitrator who shall by profession be a MAI appraiser, real estate broker or real estate lawyer who shall have been active over the five (5) year period ending on the date of such appointment in the appraising and/or leasing of
first class office properties in the vicinity of the Building. The determination of the arbitrators shall be limited solely to the issue area of whether Landlord’s or Tenant’s submitted Option Rent is the closest to the actual Option Rent
as determined by the arbitrators, taking into account the requirements of Section 1.2 above. Each such arbitrator shall be appointed within fifteen (15) days after the Outside Agreement Date. Landlord and Tenant may consult with
their selected arbitrators prior to appointment and may select an arbitrator who is favorable to their respective positions (including an arbitrator who has previously represented Landlord and/or Tenant, as applicable). The arbitrators so selected
by Landlord and Tenant shall be deemed “Advocate Arbitrators.” 
 1.4.2 The two Advocate Arbitrators so
appointed shall be specifically required pursuant to an engagement letter within ten (10) days of the date of the appointment of the last appointed Advocate Arbitrator to agree upon and appoint a third arbitrator (“Neutral
Arbitrator”) who shall be qualified under the same criteria set forth hereinabove for qualification of the two Advocate Arbitrators except that (i) neither the Landlord or Tenant or either parties’ Advocate Arbitrator may,
directly or indirectly, consult with the Neutral Arbitrator prior or subsequent to his or her appearance, and (ii) the Neutral Arbitrator cannot be someone who has represented Landlord and/or Tenant during the ten (10) year period prior to
such appointment. The Neutral Arbitrator shall be retained via an engagement letter jointly prepared by Landlord’s counsel and Tenant’s counsel. 

1.4.3 Within ten (10) days following the appointment of the Arbitrator, Landlord and Tenant shall enter into an arbitration
agreement (the “Arbitration Agreement”) which shall set forth the following: 
 1.4.3.1 Each of
Landlord’s and Tenant’s best and final and binding determination of the Option Rent exchanged by the parties pursuant to Section 1.4, above; 

1.4.3.2 An agreement to be signed by the Neutral Arbitrator, the form of which agreement shall be attached as an exhibit to the
Arbitration Agreement, whereby the Neutral Arbitrator shall agree to undertake the arbitration and render a decision in accordance with the terms of this Lease, as modified by the Arbitration Agreement, and shall require the Neutral Arbitrator to
demonstrate to the reasonable satisfaction of the parties that the Neutral Arbitrator has no conflicts of interest with either Landlord or Tenant; 

1.4.3.3 Instructions to be followed by the Neutral Arbitrator when conducting such arbitration; 

 

					
		 	EXHIBIT F	 	
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 1.4.3.4 That Landlord and Tenant shall each have the right to submit to the Neutral
Arbitrator (with a copy to the other party), on or before the date that occurs fifteen (15) days following the appointment of the Neutral Arbitrator, an advocate statement (and any other information such party deems relevant) prepared by or on
behalf of Landlord or Tenant, as the case may be, in support of Landlord’s or Tenant’s respective determination of Option Rent (the “Briefs”); 

1.4.3.5 That within five (5) business days following the exchange of Briefs, Landlord and Tenant shall each have the right to
provide the Neutral Arbitrator (with a copy to the other party) with a written rebuttal to the other party’s Brief (the “First Rebuttals”); provided, however, such First Rebuttals shall be limited to the facts and arguments
raised in the other party’s Brief and shall identify clearly which argument or fact of the other party’s Brief is intended to be rebutted; 

1.4.3.6 That within five (5) business days following the parties’ receipt of each other’s First Rebuttal, Landlord and
Tenant, as applicable, shall each have the right to provide the Neutral Arbitrator (with a copy to the other party) with a written rebuttal to the other party’s First Rebuttal (the “Second Rebuttals”); provided, however, such
Second Rebuttals shall be limited to the facts and arguments raised in the other party’s First Rebuttal and shall identify clearly which argument or fact of the other party’s First Rebuttal is intended to be rebutted; 

1.4.3.7 The date, time and location of the arbitration, which shall be mutually and reasonably agreed upon by Landlord and Tenant,
taking into consideration the schedules of the Neutral Arbitrator, the Advocate Arbitrators, Landlord and Tenant, and each party’s applicable consultants, which date shall in any event be within forty-five (45) days following the
appointment of the Neutral Arbitrator; 
 1.4.3.8 That no discovery shall take place in connection with the arbitration, other
than to verify the factual information that is presented by Landlord or Tenant; 
 1.4.3.9 That the Neutral Arbitrator shall
not be allowed to undertake an independent investigation or consider any factual information other than presented by Landlord or Tenant, except that the Neutral Arbitrator shall be permitted to visit the Project and the buildings containing the
Comparable Transactions (as defined in Exhibit G to the Lease); 
 1.4.3.10 The specific persons that shall be
allowed to attend the arbitration; 
 1.4.3.11 Tenant shall have the right to present oral arguments to the Neutral Arbitrator
at the arbitration for a period of time not to exceed three (3) hours (“Tenant’s Initial Statement”); 

1.4.3.12 Following Tenant’s Initial Statement, Landlord shall have the right to present oral arguments to the Neutral Arbitrator at
the arbitration for a period of time not to exceed three (3) hours (“Landlord’s Initial Statement”); 

1.4.3.13 Following Landlord’s Initial Statement, Tenant shall have up to two (2) additional hours to present additional
arguments and/or to rebut the arguments of Landlord (“Tenant’s Rebuttal Statement”); 
 1.4.3.14
Following Tenant’s Rebuttal Statement, Landlord shall have up to two (2) additional hours to present additional arguments and/or to rebut the arguments of Tenant (“Landlord’s Rebuttal Statement”); 

 

					
		 	EXHIBIT F	 	
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 1.4.3.15 That, not later than ten (10) days after the date of the arbitration, the
Neutral Arbitrator shall render a decision (the “Ruling”) indicating whether Landlord’s or Tenant’s submitted Option Rent is closer to the Option Rent; 

1.4.3.16 That following notification of the Ruling, Landlord’s or Tenant’s submitted Option Rent determination, whichever is
selected by the Neutral Arbitrator as being closer to the Option Rent shall become the then applicable Option Rent; and 

1.4.3.17 That the decision of the Neutral Arbitrator shall be binding on Landlord and Tenant. 

If a date by which an event described in Section 1.4.3, above, is to occur falls on a weekend or a holiday, the date shall be
deemed to be the next business day. 
 1.4.4 In the event that the Option Rent shall not have been determined pursuant to the
terms hereof prior to the commencement of the Option Term, Tenant shall be required to pay the Option Rent initially provided by Landlord to Tenant, and upon the final determination of the Option Rent, the payments made by Tenant shall be reconciled
with the actual amounts due, and the appropriate party shall make any corresponding payment to the other party, within 30 days. 

2. Right of First Refusal on First Floor Space. Landlord hereby grants to the Original Tenant and any
Permitted Assignee, a one-time right of first refusal with respect to the remainder of the leasable space located on the first
(1st) floor of the Building (the “First
Refusal Space”). 
 2.1 Procedure for Lease. 

2.1.1 Procedure for Offer. Landlord shall notify Tenant (the “First Refusal Notice”) when and if Landlord
receives a “bona-fide third-party offer” for all or any portion of the First Refusal Space that Landlord desires to accept. Pursuant to such First Refusal Notice, Landlord shall offer to lease to Tenant the applicable First Refusal Space.
The First Refusal Notice shall describe the First Refusal Space, and the lease term, rent and other fundamental economic terms and conditions upon which Landlord proposes to lease such First Refusal Space pursuant to the bona-fide third-party offer.
For purposes of this Section 2, a “bona-fide third-party offer” shall mean an offer or counter-offer received by Landlord to lease First Refusal Space from an unaffiliated and qualified third party which Landlord would
be willing to accept but for the application of this Section 2. For purposes of example only, the following would each constitute a bona-fide third-party offer: 

 

	 	(a)	Landlord receives a request for proposal from an unaffiliated and qualified third party. Landlord responds to the request for proposal with a lease proposal and
subsequently receives a written an acceptance or a bona-fide counter proposal from the unaffiliated and qualified third party. 

  

	 	(b)	Landlord receives a written offer to lease from an unaffiliated and qualified third party. Landlord responds to the offer with a written counter offer and subsequently
receives an acceptance or a bona-fide counter to Landlord’s counter offer from the unaffiliated and qualified third party. 

2.1.2 Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of first refusal with respect to the
First Refusal Space described in the First Refusal Notice, then within 
  

					
		 	EXHIBIT F	 	
		 	-4-	 	

 
ten (10) days of delivery of the First Refusal Notice to Tenant, Tenant shall deliver notice to Landlord of Tenant’s exercise of its right of first refusal with respect to all of the
First Refusal Space described in the First Refusal Notice, at the rent, as selected by the Tenant pursuant to the terms of Section 2.2, below, for the term contained in such First Refusal Notice. If Tenant does not so notify Landlord
within such ten (10) day period of Tenant’s exercise of its first refusal right, then Landlord shall be free to negotiate and enter into a lease for the First Refusal Space to anyone whom Landlord desires on any terms Landlord desires,
provided that, prior to entering into a lease of such space on economic terms that are more than 10% more favorable to the tenant than the lower of (i) those set forth in the First Offer Notice (as determined on a net effective basis in
accordance with the methodology set forth in Section 5 of Exhibit G, attached to the Lease), and (ii) the “Premises Rental Rate,” as that term is defined in Section 2.2, below, Landlord shall
first deliver another First Refusal Notice to Tenant offering such space to Tenant on such reduced terms. Tenant shall respond to any such “re-offer” within five (5) business days after delivery of such “re-offer” notice.

 2.2 First Refusal Space Rent. In connection with the Base Rent to be applicable to the First Refusal Space (the
“First Refusal Space Rent”), Tenant shall have the right to select either (i) the “Net Equivalent Lease Rate”, as determined pursuant to the formula set forth in Section 5 of Exhibit G
attached to the Lease (as if Tenant’s lease of the First Refusal Space was a “Comparable Transaction”, as that term is defined in Section 1 of Exhibit G), of the rent and other economic concessions set forth
in the First Refusal Notice, and (ii) the Base Rent rental rate per rentable square foot that Tenant is then obligated to pay under the Lease with respect to the Premises, which amount shall thereafter be escalated at the same time and in the
same manner, as the Base Rent applicable to the Premises (the “Premises Rental Rate”); provided, however, if Tenant selects the Premises Rental Rate, then (a) Landlord shall not be required to provide any
“Concessions”, as that term is defined in Section 1 of Exhibit G, to Tenant with respect to the First Refusal Space, except for an improvement allowance in an amount equal to the product of (x) $38.40, and
(y) a fraction that has as its numerator the number of months that Tenant shall be paying rent during the “Refusal Space Lease Term” (as defined below), but in no event a number greater than 84, and that shall have 84 as its
denominator of, and (b) if the term of Tenant’s lease of the First Refusal Space extends beyond Tenant’s lease of the Premises, then the Base Rent applicable to the Must-Take Space during such extended period shall be escalated at a
rate of three percent (3%) per annum (unless Tenant extends the Term of the Lease pursuant to Section 1, above, in which case the First Refusal Space shall be considered a part of the Premises for the purpose of determining the
Option Rent). 
 2.3 Amendment to Lease. If Tenant timely exercises Tenant’s right of first refusal to lease
First Refusal Space as set forth herein, then Landlord and Tenant shall within thirty (30) days thereafter execute an amendment to this Lease (the “First Refusal Space Amendment”) for such First Refusal Space upon the terms set
forth in the First Refusal Notice, including, but not limited to the First Refusal Space Rent, but otherwise upon the terms, covenants and conditions set forth in this Lease and this Section 2 (the “First Refusal Space
Terms”). 
 2.4 First Refusal Space Commencement Date; Construction in First Refusal Space. The
commencement date for the First Refusal Space shall be the date set forth in the bona-fide third-party offer (the “First Refusal Space Commencement Date”). Tenant’s lease of the First Refusal Space shall be for the term set
forth in the First Refusal Notice, and, therefore, the term of Tenant’s lease of the First Refusal Space shall expire on the date set forth in the First Refusal Notice (the “First Refusal Space Expiration Date”). The period of
time commencing on the First Refusal Space Commencement Date and ending on the First Refusal Space Expiration Date shall be referred to herein as the “Refusal Space Lease Term.” Except as may be set forth in the First Refusal
Notice, Tenant shall take the First Refusal Space in its “as is” condition. 
  

					
		 	EXHIBIT F	 	
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 2.5 Termination of First Refusal Right. The rights contained in this
Section 2 shall be personal to the Original Tenant and its Permitted Assignees and may only be exercised by the Original Tenant or a Permitted Assignee (and not any other assignee, sublessee or transferee of the Original Tenant’s
interest in this Lease) if the Original Tenant or a Permitted Assignee occupies not less than 75% of the then existing Premises. The right to lease the First Refusal Space as provided in this Section 2 may not be exercised if, as of the
date Tenant attempts to exercise its right of first refusal with respect to the First Refusal Space described in the First Refusal Notice, or as of the scheduled date of delivery of such First Refusal Space to Tenant, Tenant is in economic or other
material default pursuant to the terms of this Lease (beyond any applicable notice and cure periods). The right of first offer granted herein shall terminate as to particular First Refusal Space upon the failure by Tenant to timely exercise its
right of first refusal with respect to such First Refusal Space as offered by Landlord. 
 3. Right of First Offer on
Space in 1650 Technology Drive. Landlord hereby grants to the Original Tenant and any Permitted Assignee, a one-time right of first offer, with respect to each suite in the 1650 TD Building which becomes available to lease to third parties
(individually and collectively, the “First Offer Space”). Notwithstanding the foregoing, such first offer right of Tenant shall commence only following the expiration or earlier termination of the existing leases (including renewals
and extensions, whether pursuant to rights currently existing or hereafter granted) of the First Offer Space. In addition, such right of first offer shall be subordinate to all expansion rights of tenants of the Building under leases existing as of
the date hereof, which expansion rights relate to the First Offer Space and which rights are set forth in leases of space in the Project existing as of the date hereof, each including any expansion, first offer, first negotiation and other similar
rights, regardless of whether such rights are executed strictly in accordance with their respective terms or pursuant to lease amendments or new leases (all such tenants under existing leases of the First Offer Space and other tenants of the
Project, collectively, the “Superior Right Holders“). The Superior Right Holders with expansion rights are set forth on Exhibit F-1, attached hereto. Tenant’s right of first offer shall be on the terms and conditions set
forth in this Section 3. 
 3.1. Procedure for Offer. Tenant, at Tenant’s option, may notify
Landlord not more than twice in any calendar year, if Tenant is interested in leasing space in the 1650 TD Building. Thereafter, Landlord shall notify Tenant (a “First Offer Notice”) from time to time when the First Offer Space or
any portion thereof becomes available for lease to third parties (other than Superior Right Holders). A First Offer Notice shall describe the space so offered to Tenant. The rentable square footage of the space so offered to Tenant shall be
determined in accordance with the terms of Section 3 of this Lease. 
 3.2 Procedure for Acceptance.
If Tenant wishes to exercise its right of first offer with respect to the space described in a First Offer Notice, then within ten (10) days of delivery of such First Offer Notice to Tenant, Tenant shall deliver notice to Landlord of
Tenant’s intention to exercise its right of first offer with respect to the entire space described in such First Offer Notice. If Tenant timely exercises its right of first offer as set forth herein, Landlord and Tenant shall, within
ten (10) days after Landlord’s receipt of Tenant’s notice, meet and discuss the lease of the space described in such First Offer Notice from Landlord to Tenant (the “First Offer Meeting”). If Landlord and Tenant do
not reach agreement as to the material economic terms of the lease of such space within five (5) business days after the First Offer Meeting, then Landlord, in its sole and absolute discretion, shall have the right to terminate negotiations
with Tenant and to lease the space described in the First Offer Notice to anyone whom Landlord desires on any terms which Landlord desires. Notwithstanding anything to the contrary contained herein, Tenant must elect to exercise its right of first
offer, if at all, with respect to all of the space offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion thereof. If Tenant does not exercise its right of first offer with respect to any space
described in a First Offer Notice or if Tenant fails to respond to a First Offer Notice within ten (10) business days of delivery thereof, then Tenant’s right of first offer as set forth in this Section 3 shall terminate as to
all of the space described in such First Offer Notice. 
  

					
		 	EXHIBIT F	 	
		 	-6-	 	

 3.3 New Lease. If Tenant timely exercises Tenant’s right of first offer
to lease First Offer Space as set forth herein, then Landlord and Tenant shall within thirty (30) days thereafter, execute a new lease (the “First Offer Space Lease”) for such First Offer Space upon the terms set forth in the
First Offer Notice, including, but not limited to rent (the “First Offer Space Rent”), but otherwise upon the terms, covenants and conditions set forth in this Lease and this Section 3 (the “First Offer Space
Terms”); provided, however, if the First Offer Space leased by Tenant consists of less than the entire 1650 TD Building, then the First Offer Space Lease shall incorporate the terms and conditions set forth on Exhibit I,
attached to the Lease, as a result of the First Offer Space Lease being applicable to a multi-tenant building. 
 3.4
Termination of Right of First Offer. The rights contained in this Section 3 shall be personal to the Original Tenant and its Permitted Assignees and may only be exercised by the Original Tenant or a Permitted Assignee (and
not any other assignee, sublessee or transferee of the Original Tenant’s interest in this Lease) if the Original Tenant or a Permitted Assignee occupies not less than 75% of the then existing Premises. The right to lease the First Offer Space
as provided in this Section 3 may not be exercised if, as of the date Tenant attempts to exercise its right of first refusal with respect to the First Offer Space described in the First Offer Notice, or as of the scheduled date of
delivery of such First Offer Space to Tenant, Tenant is in economic or other material default pursuant to the terms of this Lease (beyond any applicable notice and cure periods). The right of first offer granted herein shall terminate as to
particular First Offer Space upon the failure by Tenant to timely exercise its right of first offer with respect to such First Offer Space as offered by Landlord. 

4. Provisions Required Under Existing Security Agreement. Notwithstanding any contrary provision of the Lease: 

A. Permitted Use. No portion of the Premises shall be used for any of the following uses: any pornographic or obscene purposes,
any commercial sex establishment, any pornographic, obscene, nude or semi-nude performances, modeling, materials, activities, or sexual conduct or any other use that, as of the time of the execution hereof, has or could reasonably be expected to
have a material adverse effect on the Property or its use, operation or value. 
 B. Proceeds. 

1. As used herein, “Proceeds” means any compensation, awards, proceeds, damages, claims, insurance recoveries, causes or
rights of action (whenever accrued) or payments which Landlord may receive or to which Landlord may become entitled with respect to the Property or any part thereof (other than payments received in connection with any liability or loss of rental
value or business interruption insurance) in connection with any Taking of, or any casualty or other damage or injury to, the Property or any part thereof. 

2. Nothing in this Lease shall be deemed to entitle Tenant to receive and retain Proceeds except those that may be specifically awarded
to it in condemnation proceedings because of the Taking of its trade fixtures and its leasehold improvements which have not become part of the Property and such business loss as Tenant may specifically and separately establish. Nothing in the
preceding sentence shall be deemed to expand any right Tenant may have under this Lease to receive or retain any Proceeds. 
  

					
		 	EXHIBIT F	 	
		 	-7-	 	

 3. Nothing in this Lease shall be deemed to prevent Proceeds from being held and disbursed
by any Security Holder under any Existing Loan Documents in accordance with the legally enforceable terms of such Existing Loan Documents. However, if, in the event of any casualty or partial Taking, any obligation of Landlord under this Lease to
restore the Premises or the Building is materially diminished by the operation of the preceding sentence, then Landlord, as soon as reasonably practicable after the occurrence of such casualty or partial Taking, shall provide written notice to
Tenant describing such diminution with reasonably specificity, whereupon, unless Landlord has agreed in writing, in its sole and absolute discretion, to waive such diminution, Tenant, by written notice to Landlord delivered within 10 days after
receipt of Landlord’s notice, shall have the right to terminate this Lease effective 10 days after the date of such termination notice. 

5. Wireless Equipment. At any time during the Lease Term, subject to the terms and conditions of this
Section 5, Tenant may install, at Tenant’s sole cost and expense (but subject to reimbursement from any unused Allowance), but without the payment of any additional license or similar fee or charge, wireless phone and IT
communications equipment, not to exceed 5 feet in height, 5 square feet in surface area and 50 pounds in weight, servicing the business conducted by Tenant from the Premises (all such equipment, including non-telecommunication equipment is, for the
sake of convenience, defined collectively as the “Wireless Equipment”), upon the roof of the Building. The installation of such Wireless Equipment shall be performed pursuant to the terms of Article 8 of the Lease and shall be
deemed an Alteration. The physical appearance and the size of the Wireless Equipment shall be subject to Landlord’s reasonable approval, the location of any such installation of the Wireless Equipment shall be reasonably designated by Landlord
and Landlord may require Tenant to install screening around such Wireless Equipment, at Tenant’s sole cost and expense, as reasonably determined by Landlord. Tenant shall maintain such Wireless Equipment, at Tenant’s sole cost and expense
and Landlord shall provide Tenant reasonable access to the roof, subject to Landlord’s reasonable rules and regulations, in order to install, repair and maintain such Wireless Equipment. In the event Tenant elects to exercise its right to
install the Wireless Equipment, then Tenant shall give Landlord prior notice thereof. Tenant shall reimburse to Landlord the actual costs reasonably incurred by Landlord in approving such Wireless Equipment. Tenant shall remove such Wireless
Equipment upon the expiration or earlier termination of this Lease and shall return the affected portion of the rooftop and the Building to substantially the same condition as the rooftop and the Building would have been in had no such Wireless
Equipment been installed (reasonable wear and tear excepted). Such Wireless Equipment shall be installed pursuant to plans and specifications approved by Landlord, which approval will not be unreasonably withheld, conditioned, or delayed. Such
Wireless Equipment shall, in all instances, comply with applicable governmental laws, codes, rules and regulations. Tenant shall not be entitled to license its Wireless Equipment to any unrelated third party, nor shall Tenant be permitted to receive
any revenues, fees or any other consideration for the use of such Wireless Equipment by an unrelated third party. Tenant’s right to install such Wireless Equipment shall be non-exclusive, and Tenant hereby expressly acknowledges Landlord’s
continued right (i) to itself utilize any rooftop space, and (ii) to re-sell, license or leasing of any rooftop space to an unaffiliated third party, provided such rooftop use does not unreasonably interfere with Tenant’s use of the
rooftop and/or the Premises. 
 6. Reception Desk and Shipping Area. Throughout the Lease
Term, Tenant shall be entitled to install, maintain, and operate a reception desk to be located in the lobby of the Building (the “Reception Desk”) to facilitate Tenant’s security requirements and procedures. The size, design,
appearance and exact location of the Reception Desk shall be subject to Landlord’s reasonable approval. Tenant shall construct the Reception Desk as part of the Tenant Improvements to be constructed pursuant to the Tenant Work Letter. In
addition, Tenant shall have the right to use a portion, as designated on Exhibit F-2, attached hereto, of the Building’s shipping and receiving area (the “Shipping Area”) located on the first
(1st) floor of the Building, during the normal
operating hours of such portion of the Building. Any of Tenant’s employees which will operate the Reception Desk or use the Shipping Area shall do so in 

 

					
		 	EXHIBIT F	 	
		 	-8-	 	

 
accordance with the Building’s Rules and Regulations, and shall at all times conduct themselves in a first class manner consistent with a first-class office building. Tenant’s indemnity
obligations pursuant to Section 10.1.2 of the Lease shall be applicable to Tenant’s installation and operation of the Reception Desk or Tenant’s use the Shipping Area. 

 

					
		 	EXHIBIT F	 	
		 	-9-	 	

 EXHIBIT F-1 

SKYPORT PLAZA 

SUPERIOR RIGHT HOLDERS 

1. Magma Design Automation, Inc., has a one-time right of first offer on the remainder of the 1650 TD Building. 

2. Quantum Corporation has a continuing right of first refusal on the 6th floor of the 1650 TD Building. 

3. BKF Engineers has a one-time right of first offer on Suite 600, located on the 6th floor of the 1650 TD Building. 

 

					
		 	EXHIBIT F	 	
		 	-1-	 	

 EXHIBIT F-2 

SKYPORT PLAZA 

SHIPPING AREA 

 

 

  

					
		 	EXHIBIT F	 	
		 	-1-	 	

 EXHIBIT G 

SKYPORT PLAZA 

MARKET RENT ANALYSIS 

When determining Market Rent, the following rules and instructions shall be followed. 

1. RELEVANT FACTORS. The “Market Rent,” as used in this Lease, shall be derived from an analysis (as such
derivation and analysis are set forth in this Exhibit G) of the “Net Equivalent Lease Rates,” of the “Comparable Transactions”. The “Market Rent,” as used in this Lease, shall be equal to the
annual rent per rentable square foot as would be applicable on the commencement of the Option Term at which tenants are, pursuant to transactions consummated within the twelve (12) month period immediately preceding the first day of the Option
Term (provided that timing adjustments shall be made to reflect any perceived changes which will occur in the Market Rent following the date of any particular Comparable Transaction up to the date of the commencement of the Option Term) leasing
non-sublease, non-encumbered, non-equity space comparable in location and quality to the Premises and consisting of one full floor or greater transactions, for a comparable term, in an arm’s-length transaction, which comparable space is located
in the “Comparable Buildings,” as that term is defined in Section 4, below (transactions satisfying the foregoing criteria shall be known as the “Comparable Transactions”). The terms of the Comparable
Transactions shall be calculated as a Net Equivalent Lease Rate pursuant to the terms of this Exhibit G and shall take into consideration only the following terms and concessions (collectively, the “Concessions”):
(i) the rental rate and escalations for the Comparable Transactions, (ii) the amount of parking rent per parking permit paid in the Comparable Transactions, (iii) operating expense and tax escalation protection granted in such
Comparable Transactions such as a base year or expense stop (although for each such Comparable Transaction the base rent shall be adjusted to a triple net base rent using reasonable estimates of operating expenses and taxes for each such Comparable
Transaction); (iv) tenant improvements or allowances provided or to be provided for such comparable space, taking into account, the value of the existing improvements, if any, in the Premises and/or improvement allowances granted to Tenant,
such value of existing improvements to be based upon the age, quality and layout of the improvements and the extent to which the same could be utilized by users comparable to Tenant, and (v) rental abatement, moving allowance, lease takeover
payments and other economic concessions, if any, being granted such tenants in connection with such comparable space; provided, however, that no consideration shall be given to (1) the fact that Landlord is or is not required to pay a real
estate brokerage commission in connection with the applicable term or the fact that the Comparable Transactions do or do not involve the payment of real estate brokerage commissions, and (2) any period of rental abatement, if any, granted to
tenants in Comparable Transactions in connection with the design, permitting and construction of tenant improvements in such comparable spaces. The Market Rent shall include adjustment of the stated size of the Premises, based upon the standards of
measurement utilized in the Comparable Transactions. 
 2. TENANT SECURITY. The Market Rent shall additionally
include a determination as to whether, and if so to what extent, Tenant must provide Landlord with financial security, such as a letter of credit or guaranty, for Tenant’s Rent obligations during the Option Term. Such determination shall be
made by reviewing the extent of financial security then generally being imposed in Comparable Transactions from tenants of comparable financial condition and credit history to the then existing financial condition and credit history of Tenant (with
appropriate adjustments to account for differences in the then-existing financial condition of Tenant and such other tenants). 
  

					
		 	EXHIBIT G	 	
		 	-1-	 	

 3. TENANT IMPROVEMENT ALLOWANCE. If, in determining the Market Rent for an
Option Term, Tenant is entitled to a tenant improvement or comparable allowance for the improvement of the Premises (the “Option Term TI Allowance“), Landlord may, at Landlord’s sole option, elect to grant all or a portion
of the Option Term TI Allowance in accordance with the following: (A) to grant some or all of the Option Term TI Allowance to Tenant in the form as described above (i.e., as an improvement allowance), and/or (B) to offset against
the rental rate component of the Market Rent all or a portion of the Option Term TI Allowance (in which case such portion of the Option Term TI Allowance provided in the form of a rental offset shall not be granted to Tenant). To the
extent Landlord elects not to grant the entire Option Term TI Allowance to Tenant as a tenant improvement allowance, the offset under item (B), above, shall equal the amount of the tenant improvement allowance not granted to Tenant as a
tenant improvement allowance pursuant to the preceding sentence, plus interest at the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication H.15(519), published weekly (or such other comparable
index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published), and, without limiting the binding nature of any other provision of this Lease, the duty to recognize the offset provided in this Section 3 shall be
binding on any successor-in-interest to Landlord in this Lease. 
 4. COMPARABLE BUILDINGS. For purposes of this
Lease, the term “Comparable Buildings” shall mean the Building and those certain other Class A office building containing of not less than 150,000 rentable square feet of space and located in area commonly known as Silicon Valley,
California. With respect to Comparable Transactions that are not located in the Building, the Market Rent shall be adjusted, if necessary, to take into consideration the size, age, quality of construction and appearance of the Comparable Buildings
as they the relate to the Building. 
 5. METHODOLOGY FOR REVIEWING AND COMPARING THE COMPARABLE TRANSACTIONS. In
order to analyze the Comparable Transactions based on the factors to be considered in calculating Market Rent, and given that the Comparable Transactions may vary in terms of length or term, rental rate, concessions, etc., the following steps shall
be taken into consideration to “adjust” the objective data from each of the Comparable Transactions. By taking this approach, a “Net Equivalent Lease Rate” for each of the Comparable Transactions shall be determined using the
following steps to adjust the Comparable Transactions, which will allow for an “apples to apples” comparison of the Comparable Transactions. 

5.1 The contractual rent payments for each of the Comparable Transactions should be arrayed monthly or annually over the lease term. All
Comparable Transactions should be adjusted to simulate a net rent structure, wherein the tenant is responsible for the payment of all property operating expenses and taxes in a manner consistent with this Lease. This results in the estimate of Net
Equivalent Rent received by each landlord for each Comparable Transaction being expressed as a periodic net rent payment. 
 5.2
Any free rent or similar inducements received over time should be deducted in the time period in which they occur, resulting in the net cash flow arrayed over the lease term. 

5.3 The resultant net cash flow from the lease should be then discounted (using an annual discount rate equal to 8.0%) to the lease
commencement date, resulting in a net present value estimate. 
 5.4 From the net present value, up front inducements
(improvements allowances and other concessions) should be deducted. These items should be deducted directly, on a “dollar for dollar” basis, without discounting since they are typically incurred at lease commencement, while rent (which is
discounted) is a future receipt. 
  

					
		 	EXHIBIT G	 	
		 	-2-	 	

 5.5 The net present value should then amortized back over the lease term as a level monthly
or annual net rent payment using the same annual discount rate of 8.0% used in the present value analysis. This calculation will result in a hypothetical level or even payment over the option period, termed the “Net Equivalent Lease Rate”
(or constant equivalent in general financial terms). 
 6. USE OF NET EQUIVALENT LEASE RATES FOR COMPARABLE
TRANSACTIONS. The Net Equivalent Lease Rates for the Comparable Transactions shall then be used to reconcile, in a manner usual and customary for a real estate appraisal process, to a conclusion of Market Rent which shall be stated as a Net
Equivalent Lease Rate applicable the Option Term. 
  

					
		 	EXHIBIT G	 	
		 	-3-	 	

 EXHIBIT H 

LOCATION OF GENERATOR 

 

 

  

					
		 	EXHIBIT H	 	
		 	-1-	 	

 EXHIBIT I 

TERMS FOR MULTI-TENANT BUILDING 

The following terms and conditions shall be incorporated into (i) any First Offer Space Lease, and (ii) the Lease to which these terms and
conditions are attached as Exhibit I, if Landlord leases space in the Building to another tenant or occupant. In the event of a conflict between the terms and conditions of the Lease, and the terms and conditions set forth on this Exhibit
I, the terms and conditions of this Exhibit I shall prevail. 
 1. Expenses. 

1.1 If, in any Expense Year, the Property is not 100% occupied (or a service provided by Landlord to tenants of the Building generally is
not provided by Landlord to a tenant that provides such service itself), Expenses for such year shall be determined as if the Property had been 100% occupied (and all services provided by Landlord to tenants of the Building generally had been
provided by Landlord to all tenants, and no tenant of the Building had been entitled to free rent, rent abatement or the like) throughout such year. 

1.2 Expenses shall include electric power costs and janitorial costs for tenant spaces in the Project; 

2. Expansion Rights. Tenant shall not have a right of first refusal, or any other expansion right, on any space in the Project. The terms
of this Section 2 shall only be applicable to a First Offer Space Lease (and not this Lease if Landlord leases space in the Building to another tenant or occupant). 

3. Substitution of Premises. Landlord shall have the right, upon prior notice, to move Tenant to other space in the 1650 TD Building
comparable in size and utility to the Premises; provided, however, this right of substitution shall only apply to portions of the Premises consisting of less than one full floor in the 1650 TD Building. In such event, all terms hereof shall apply to
the new space; provided, however, that Base Rent and Tenant’s Share shall not be increased as a result of such relocation. Landlord, at its expense, shall provide Tenant with tenant improvements in the new space at least equal in quality to
those in the Premises and shall move Tenant’s effects to the new space. In addition, Landlord shall reimburse Tenant for the reasonable moving, re-cabling and stationery replacement costs incurred by Tenant in connection with such relocation
within 30 days after receiving an invoice therefor. Simultaneously with such relocation, the parties shall execute a written agreement prepared by Landlord memorializing the same. The terms of this Section 3 shall only be applicable to a First
Offer Space Lease (and not this Lease if Landlord leases space in the Building to another tenant or occupant). 
 4. Tenant’s Signage
Rights. Landlord shall include Tenant’s name in any tenant directory located in the lobby on the first floor of the Building. In addition, if other tenants occupy space on the floor on which the Premises is located, Landlord, at
Tenant’s cost, shall provide and install initial identifying signage for Tenant which shall be comparable to that used by Landlord for other similar floors in the Building and shall comply with Landlord’s standard signage program for the
Building. Any subsequent identifying signage shall be procured and installed by Landlord at Tenant’s expense. Any signs, notices, logos, pictures, names or advertisements that are installed without Landlord’s specific written approval may
be removed by Landlord without notice and at Tenant’s expense. Tenant may not install any signs on the exterior or roof of the Building or in the Common Areas. Any signs, window coverings, blinds or similar items that are visible from outside
the Premises (even if located behind the Landlord-approved window coverings) shall be subject to the prior written approval of Landlord, in its sole and absolute discretion. The terms of this Section 4 shall only be applicable to a First Offer
Space Lease (and not this Lease if Landlord leases space in the Building to another tenant or occupant). 
  

					
		 	EXHIBIT I	 	
		 	-1-	 	

 5. Landlord Provided Services. If Tenant is not the sole occupant of the Building, then,
notwithstanding anything set forth to the contrary in Article 6 of the Lease, (x) to the extent practical, Landlord shall separately meter (or sub-meter) the electrical service provided to the other occupant’s premises and Landlord
shall deduct the total cost of the electrical service provided to the other occupant, as well as a reasonable amount attributable to the Common Areas of the Building (which amount shall be included in Expenses), from the total cost of electrical
provided to the Building and Tenant shall be obligated to pay the difference, (y) for any utility service that is not separately metered, Tenant shall pay to Landlord, as Additional Rent, its pro rata share of the cost of such utility service
with all others served by the service not separately metered; provided, however, that if Landlord reasonably determines that Tenant is using a disproportionate amount of any utility service, then Landlord, at its election, may (1) periodically
charge Tenant, as Additional Rent, a sum equal to Landlord’s reasonable estimate of the cost of Tenant’s excess use of such utility service, and/or (2) install, at Tenant’s expense, a separate meter to measure the utility service
supplied to the Premises, provided that the above charges payable by Tenant as set forth in this sentence shall only be due to the extent Landlord charges all other office tenants of the Building for their disproportionate use of any utility service
(to the extent such charges are applicable). 
 6. Rules and Regulations. Exhibit D, attached to the Lease, shall be replaced by
the following in the First Refusal Space Lease. 
 Tenant shall comply with the following rules and regulations (as modified or
supplemented from time to time, the “Rules and Regulations”). Landlord shall not be responsible to Tenant for the nonperformance of any of the Rules and Regulations by any other tenants or occupants of the Project, provided that
Landlord hereby agrees not to enforce such Rules and Regulations against Tenant in a discriminatory manner. In the event of any conflict between the Rules and Regulations and the other provisions of this Lease, the latter shall control. 

1. Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises without
obtaining Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by Tenant. Two (2) keys will be furnished by Landlord for the Premises, and any additional keys required by Tenant must be
obtained from Landlord at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant shall restore to Landlord all keys of stores, offices and toilet rooms furnished to or otherwise procured by Tenant, and if any
such keys are lost, Tenant shall pay to Landlord the reasonable cost of replacing them. 
 2. All doors opening to public
corridors shall be kept closed at all times except for normal ingress and egress to the Premises. 
 3. Landlord reserves the
right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for Comparable Buildings in the vicinity of the Building. Tenant shall cause its employees, agents, contractors, invitees and licensees who
use Building doors during such hours to securely close and lock them after such use. Any person entering or leaving the Building during such hours, or when the Building doors are otherwise locked, may be required to sign the Building register, and
access to the Building may be refused unless such person has proper identification or has a previously arranged access pass. Landlord will furnish passes to persons for whom Tenant requests them in writing. Tenant shall be responsible for all
persons for whom Tenant requests passes and shall be liable to Landlord for all acts of such persons. Landlord and its agents shall not be liable for damages for any error with regard to the admission or exclusion of any person to or from the
Building. In case of invasion, mob, riot, public excitement or other commotion, Landlord reserves the right to prevent 

 

					
		 	EXHIBIT I	 	
		 	-2-	 	

 
access to the Building or the Project during the continuance thereof by any means it deems appropriate for the safety and protection of life and property. Notwithstanding anything set forth
herein to the contrary, Landlord shall provide reasonable access-control services for the Building in a manner materially consistent with the services provided by Landlord as of the date of this Lease and materially consistent with the services
provided by the landlord of the Comparable Buildings. 
 4. No furniture or bulky equipment shall be brought into the Building
without prior Notice to Landlord. All moving activity into or out of the Building shall be scheduled with Landlord and done only at such time and in such manner as Landlord reasonably designates. Landlord shall have the right to prescribe the
weight, size and position of all safes and other unusually heavy property brought into the Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by
Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property. Any damage to the Building, its contents, occupants or invitees
resulting from Tenant’s moving or maintaining any such safe or other heavy property shall be the sole responsibility and expense of Tenant (notwithstanding anything to the contrary in Article 7 or Section 10.5 of the Lease).

 5. No furniture, packages, supplies, equipment or merchandise will be received in the Building or carried up or down in the
elevators, except between such hours and in such specific elevator as reasonably shall be designated by Landlord. 
 6.
Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from Landlord. 

7. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Building
(other than the Premises) without Landlord’s prior written consent. Tenant shall not disturb, solicit, peddle or canvass any occupant of the Project. 

8. The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were
constructed, and no foreign substance shall be thrown therein. Notwithstanding anything to the contrary in Article 7 or Section 10.5 of the Lease, Tenant shall bear the expense of any breakage, stoppage or damage resulting from
any violation of this rule by Tenant or any of its employees, agents, contractors, invitees or licensees. 
 9. Tenant shall not
overload the floor of the Premises, or mark, drive nails or screws or drill into the partitions, woodwork or drywall of the Premises, or otherwise deface the Premises, without Landlord’s prior written consent, which consent shall not be
unreasonably withheld. The foregoing sentence shall not be applicable to the hanging of customary office artwork. Tenant shall not purchase bottled water, ice, towel, linen, maintenance or other like services from any person not approved by
Landlord. 
 10. Except for vending machines intended for the sole use of Tenant’s employees and invitees, no vending
machine or machines other than fractional horsepower office machines shall be installed, maintained or operated in the Premises without Landlord’s prior written consent. 

11. No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises or about the Project,
except for such substances as are typically found in similar premises used for general office purposes and are being used by Tenant in a safe manner and in accordance with all applicable Laws. No burning candle or other open flame shall be ignited
or kept by Tenant in the Premises or about the Project. 
  

					
		 	EXHIBIT I	 	
		 	-3-	 	

 12. Tenant shall not, without Landlord’s prior written consent, use any method of
heating or air conditioning other than that supplied by Landlord. 
 13. Tenant shall not use or keep any foul or noxious gas or
substance in or on the Premises, or occupy or use the Premises in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors or vibrations, or interfere with other occupants or those having business
therein, whether by the use of any musical instrument, radio, CD player or otherwise. Tenant shall not throw anything out of doors, windows or skylights or down passageways. 

14. Tenant shall not bring into or keep within the Project, the Building or the Premises any animals (other than service animals), birds,
aquariums, or, except in areas reasonably designated by Landlord, bicycles or other vehicles. 
 15. No cooking shall be done in
the Premises (except as may be shown on approved plans for Tenant Improvements or Alterations), nor shall the Premises be used for lodging, for living quarters or sleeping apartments, or for any improper, objectionable or immoral purposes.
Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages for employees and invitees, provided that
such use complies with all applicable Laws. 
 16. The Premises shall not be used for manufacturing (but the same shall not
preclude product assembly as may be incidental to the Permitted Use). Tenant shall not occupy the Premises as an office for a messenger-type operation or dispatch office, public stenographer or typist, or for the manufacture or sale of liquor,
narcotics or tobacco, or as a medical office, a barber or manicure shop, or an employment bureau, without Landlord’s prior written consent. Tenant shall not engage or pay any employees in the Premises except those actually working for Tenant in
the Premises, nor advertise for laborers giving an address at the Premises. 
 17. Landlord reserves the right to exclude from
the Project any person who, in Landlord’s reasonable judgment, is intoxicated or under the influence of liquor or drugs, or who violates any of these Rules and Regulations. 

18. Tenant shall not loiter in or on the Common Areas for the purpose of smoking tobacco products (except in outside areas designated for
such activity) or for any other purpose, nor in any way obstruct such areas, and shall use such Common Areas only for the purposes for which they were designed, including without limitation as a means of ingress and egress for the Premises.

 19. Tenant shall not waste electricity, water or air conditioning, shall cooperate with Landlord to ensure the most effective
operation of the Building’s heating and air conditioning system, and shall not attempt to adjust any controls. Tenant shall install and use in the Premises only ENERGY STAR rated equipment, where available. 

20. Tenant shall store all its trash and garbage inside the Premises. No material shall be placed in the trash or garbage receptacles if,
under applicable Law, it may not be disposed of in the ordinary and customary manner of disposing of trash and garbage in the vicinity of the Building. All trash, garbage and refuse disposal shall be made only through entryways and elevators
provided for such purposes at such times as Landlord shall designate. 
 21. Tenant shall comply with all safety, fire
protection and evacuation procedures and regulations established by any governmental agency or reasonably established by Landlord. 
  

					
		 	EXHIBIT I	 	
		 	-4-	 	

 22. Any persons employed by Tenant to do janitorial work shall be subject to Landlord’s
prior written approval (not to be unreasonably withheld) and, while in the Building and outside of the Premises, shall be subject to the control and direction of the Building manager (but not as an agent or employee of such manager or Landlord), and
Tenant shall be responsible for all acts of such persons. 
 23. No awning or other projection shall be attached to the outside
walls of the Building without Landlord’s prior written consent. Other than Landlord’s Building-standard window coverings, no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or
door of the Premises. All electrical ceiling fixtures hung in the Premises or spaces along the perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord
(provided, however, that the foregoing shall not apply to any fixtures existing in the Premises on the date of the Agreement). Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior
written consent. Tenant shall abide by Landlord’s reasonable regulations concerning the opening and closing of window coverings. 

24. Tenant shall not obstruct any sashes, sash doors, skylights, windows or doors that reflect or admit light or air into the halls,
passageways or other public places in the Building, nor shall Tenant place any bottles, parcels or other articles on the windowsills. 

25. Tenant must comply with requests by Landlord concerning the informing of their employees of items of importance to the Landlord.

 26. Tenant must comply with the State of California “No-Smoking” law set forth in California Labor Code
Section 6404.5 and with any local “No-Smoking” ordinance that may be in effect from time to time and is not superseded by such law. 

27. Landlord shall have no obligation to provide guard service or other security measures for the benefit of the Premises, the Building
or the Project. Tenant assumes all responsibility for the protection of Tenant and its agents, employees, contractors and invitees, and the property thereof, from acts of third parties, including responsibility for keeping doors locked and other
means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide security protection for any portion of the Project. Tenant further assumes the risk that any safety or security device, service or program that Landlord
elects, in its sole and absolute discretion, to provide may not be effective, or may malfunction or be circumvented by an unauthorized third party, and Tenant shall, in addition to its other insurance obligations under this Lease, obtain its own
insurance coverage to the extent Tenant desires protection against losses resulting from such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by Landlord or required by Law. Notwithstanding anything set
forth herein to the contrary, Landlord shall provide reasonable access-control services for the Building in a manner materially consistent with the services provided by Landlord as of the date of this Lease and materially consistent with the
services provided by the landlord of the Comparable Buildings. 
 28. All office equipment of an electrical or mechanical nature
shall be placed by Tenant in the Premises in settings approved by Landlord, to absorb or prevent any vibration, noise or annoyance. 

29. Tenant shall not use any hand trucks except those equipped with rubber tires and rubber side guards. 

30. No auction, liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without
Landlord’s prior written consent. 
  

					
		 	EXHIBIT I	 	
		 	-5-	 	

 Landlord may, from time to time, modify or supplement these Rules and Regulations in a manner that, in
Landlord’s reasonable judgment, is appropriate for the management, safety, care and cleanliness of the Premises, the Building, the Common Areas and the Project, for the preservation of good order therein, and for the convenience of other
occupants and tenants thereof. Landlord may waive any of these Rules and Regulations for the benefit of any particular tenant, but no such waiver shall be construed as a waiver of such Rule and Regulation in favor of any other tenant, nor prevent
Landlord from thereafter enforcing such Rule and Regulation against any or all tenants. 
 6. Emergency Generator. The terms of
Article 23 shall be null and void and of no force or effect; provided, however, if the terms of this Exhibit I are applicable because Landlord leased space in the Building to another tenant or occupant (as opposed to Tenant leasing First Offer
Space in the 1650 TD Building), then Landlord hereby agrees to thereafter, to the extent reasonably practical under the circumstances, maintain and operate the Generator for the benefit of the tenants of the Building (including Tenant) and the cost
thereof shall be included in Operating Expenses. In the event Tenant’s right to operate and use the Generator is terminated pursuant to the terms of this Section 6, Landlord and Tenant shall each reasonably cooperate with the other in
connection with the transfer of the operation, use and maintenance responsibilities from Tenant to Landlord, and Tenant agrees to provide Landlord with a copy of all of its maintenance and repair records in connection with the Generator. 

7. Other Revisions. Any or revisions or provisions reasonably requested by Landlord or Tenant to reflect the fact that the space leased by
Tenant is in a multi-tenant building and not a single-tenant building, and, taking into account the fact that the Common Areas, including without limitation the parking area(s), shall be shared by Tenant and the other tenants or occupants of the
Building. 
  

					
		 	EXHIBIT I	 	
		 	-6-

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