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Exhibit 10.15    
    

 
  STANDARD OFFICE LEASE—GROSS
  AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION    
    

[LOGO]  

1. Basic Lease Provisions ("Basic Lease Provisions")

        1.1   Parties: This Lease, dated, for reference purposes only, APRIL 20TH,
2005, is made by and between FLAMINGO PECOS PLAZA, (herein called "Lessor") and READY
MIX INC., doing business under the name of READY MIX INC., (herein called "Lessee"). 

        1.2   Premises: Suite Number(s) SEE ATTACHED, floors, consisting of approximately  4983 SQ feet, more or less, as defined in
paragraph 2 and as shown on Exhibit "A" hereto (the "Premises"). 

        1.3   Building: Commonly described as being located at 3430 East Flamingo Road
in the City of    —    , County of Clark, State of  Nevada, and
as defined in paragraph 2. 

        1.4:  Use: READY MIX INC. OFFICES, subject to paragraph 6. 

        1.5   Term: ONE YEAR commencing MAY 1ST
2005 ("Commencement Date") and ending APRIL 30TH 2006, as defined in paragraph 3. 

        1.6   Base Rent: 7,990.00 per month, payable on the  1ST day of each month, per paragraph 4.1 . 

        1.7   Base Rent Increase: On MAY 1ST 2006—*SEE PAGE 10 the monthly
Base Rent payable under Paragraph 1.6 above shall be adjusted as provided. 

        1.8   Rent Paid Upon Execution: MAY RENT OF 7,990.00 for 

        1.9   Security Deposit: $2,400 ON DEPOSIT. 

        1.10 Lessee's Share of Operating Expense Increase: N/A% as defined in
paragraph 4.2. 

	2.
	Premises, Parking and Common Areas.

        2.1   Premises: The Premises are a portion of a building, herein sometimes referred to as the "Building" identified in
paragraph 1.3 of the Basic Lease Provisions "Building" shall include adjacent parking structures used in connection therewith. The Premises, the Building, the Common Areas, the land upon which
the same are located, along with all other buildings and improvements thereon or thereunder, are herein collectively referred to as the "Office Building Project." Lessor hereby leases to Lessee and
Lessee leases from Lessor for the term, at the rental, and upon all of the conditions set forth herein, the real property referred to in the Basic Lease Provisions, paragraph 1.2, as the
"Premises," including rights to the Common Areas as hereinafter specified. 

        2.2   Vehicle Parking: So long as Lessee is not in default, and subject to the rules and regulations attached hereto, and as
established by Lessor from time to time, Lessee shall be entitled to (1), parking spaces in the Office Building Project. 

	(1)
	reasonable
use, as defined by Lessor, of 

        2.2.1 If Lessee commits, permits or allows any of the prohibited activities described in the Lease or the rules then in
effect, then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee,
which cost shall be immediately payable upon demand by Lessor. 

        2.2.2 The monthly parking rate per covered parking space will be $32.00 per
month at the commencement of the term of this Lease, and is subject to change upon five (5) days prior written 

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notice
to Lessee. Monthly parking fees shall be payable quarterly in advance prior to the first day of each quarter. 

        2.3   Common Areas—Definition. The term "Common Areas" is defined as all areas and facilities outside the Premises
and within the exterior boundary line of the Office Building Project that are provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee
and of other lessees of the Office Building Project and their respective employees, suppliers, shippers, customers and invitees, including but not limited to common entrances, lobbies, corridors,
stairways and stairwells, public restrooms, elevators, escalators, parking areas to the extent not otherwise prohibited by this Lease, loading and unloading areas, trash areas, roadways, sidewalks,
walkways, parkways, ramps, driveways, landscaped areas and decorative walls. 

        2.4   Common Areas—Rules and Regulations. Lessee agrees to abide by and conform to the rules and regulations
attached hereto as Exhibit B with respect to the Office Building Project and Common Areas, and to cause its employees, suppliers, shippers, customers, and invitees to so abide and conform.
Lessor or such other person(s) as Lessor may appoint shall have the exclusive control and management of the Common Areas and shall have the right, from time to time, to modify, amend and enforce said
rules and regulations. Lessor shall not be responsible to Lessee for the non-compliance with said rules and regulations by other lessees, their agents, employees and invitees of the Office
Building Project. 

        2.5   Common Areas—Changes. Lessor shall have the right, in Lessor's sole discretion, from time to time:

	(a)
	To
make changes to the Building interior and exterior and Common Areas, including, without limitation, changes in the location, size, shape, number, and appearance thereof, including
but not limited to the lobbies, windows, stairways, air shafts, elevators, escalators, restrooms, driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress,
direction of traffic, decorative walls, landscaped areas and walkways; provided, however, Lessor shall at all times provide the parking facilities required by applicable law;

	(b)
	To
close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available;

	(c)
	To
designate other land and improvements outside the boundaries of the Office Building Project to be a part of the Common Areas, provided that such other land and improvements have a
reasonable and functional relationship to the Office Building Project;

	(d)
	To
add additional buildings and improvements to the Common Areas;

	(e)
	To
use the Common Areas while engaged in making additional improvements, repairs or alterations to the Office Building Project, or any portion thereof;

	(f)
	To
do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Office Building Project as Lessor may, in the exercise of sound business
judgment deem to be appropriate.

 

	3.
	Term.

        3.1   Term. The term and Commencement Date of this Lease shall be as specified in paragraph 1.5 of the Basic Lease
Provisions. 

        3.2   Delay in Possession. Notwithstanding said Commencement Date, if for any reason Lessor cannot deliver possession of the
Premises to Lessee on said date and subject to paragraph 3.2.2, Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease or the
obligations of Lessee hereunder or extend the term hereof; but, in such case, Lessee shall not be obligated to pay rent or perform any other obligation of Lessee under the terms of this Lease, except
as may be otherwise provided in this Lease, until possession of the Premises is tendered to Lessee, as 

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hereinafter
defined; provided, however, that if Lessor shall not have delivered possession of the Premises within sixty (60) days following said Commencement Date, as the same may be extended
under the terms of a Work Letter executed by Lessor and Lessee, Lessee may, at Lessee's option, by notice in writing to Lessor within ten (10) days thereafter, cancel this Lease, in which event
the parties shall be discharged from all obligations hereunder; provided, however, that, as to Lessee's obligations, Lessee first reimburses Lessor for all costs incurred for Non-Standard
Improvements and, as to Lessor's obligations, Lessor shall return any money previously deposited by Lessee (less any offsets due Lessor for Non-Standard Improvements); and provided
further, that if such written notice by Lessee is not received by Lessor within said ten (10) day period, Lessee's right to cancel this Lease hereunder, shall terminate and be of no further
force or effect. 

        3.2.1 Possession Tendered—Defined. Possession of the Premises shall be deemed tendered to Lessee ("Tender of
Possession") when (1) the improvements to be provided by Lessor under this Lease are substantially completed, (2) the Building utilities are ready for use in the Premises,
(3) Lessee has reasonable access to the Premises, and (4) ten (10) days shall have expired following advance written notice to Lessee of the occurrence of the matters described in
(1), (2) and (3), above of this paragraph 3.2.1. 

        3.2.2 Delays Caused by Lessee. There shall be no abatement of rent, and the sixty (60) day period following the
Commencement Date before which Lessee's right to cancel this Lease accrues under paragraph 3.2, shall be deemed extended to the extent of any delays caused by acts or omissions of Lessee,
Lessee's agents, employees and contractors. 

        3.3   Early Possession. If Lessee occupies the Premises prior to said Commencement Date, such occupancy shall be subject to all
provisions of this Lease, such occupancy shall not change the termination date, and Lessee shall pay rent for such occupancy. 

        3.4   Uncertain Commencement. In the event commencement of the Lease term is defined as the completion of the improvements,
Lessee and Lessor shall execute an amendment to this Lease establishing the date of Tender of Possession (as defined in paragraph 3.2.1) or the actual taking of possession by Lessee, whichever
first occurs, as the Commencement Date. 

	4.
	Rent.

        4.1   Base Rent. Subject to adjustment as hereinafter provided in paragraph 4.3, and except as may be otherwise
expressly provided in this Lease, Lessee shall pay to Lessor the Base Rent for the Premises set forth in paragraph 1.6 of the Basic Lease Provisions, without offset or deduction. Lessee shall
pay Lessor upon execution hereof the advance Base Rent described in paragraph 1.8 of the Basic Lease Provisions. Rent for any period during the term hereof which is for less than one month
shall be prorated based upon the actual number of days of the calendar month involved. Rent shall be payable in lawful money of the United States to Lessor at the address stated herein or to such
other persons or at such other places as Lessor may designate in writing. 

        4.2   Operating Expense Increase. Lessee shall pay to Lessor during the term hereof, in addition to the Base Rent, Lessee's
Share, as hereinafter defined, of the amount by which all Operating Expenses, as hereinafter defined, for each Comparison Year exceeds the amount of all Operating Expenses for the Base Year, such
excess being hereinafter referred to as the "Operating Expense Increase," in accordance with the following provisions: 

        (a)   "Lessee's
Share" is defined, for purposes of this Lease, as the percentage set forth in paragraph 1.10 of the Basic Lease Provisions, which percentage has been
determined by dividing the approximate square footage of the Premises by the total approximate square footage of the rentable space contained in the Office Building Project. It is understood and
agreed that the square footage figures set forth in the Basic Lease Provisions are approximations which Lessor and Lessee agree are reasonable and shall not be subject to revision except in connection
with an 

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actual
change in the size of the Premises or a change in the space available for lease in the Office Building Project. 

        (b)   "Base
Year" is defined as the calendar year in which the Lease term commences. 

        (c)   "Comparison
Year" is defined as each calendar year during the term of this Lease subsequent to the Base Year; provided, however, Lessee shall have no obligation to pay a
share of the Operating Expense Increase applicable to the first twelve (12) months of the Lease Term (other than such as are mandated by a governmental authority, as to which government
mandated expenses Lessee shall pay Lessee's Share, notwithstanding they occur during the first twelve (12) months). Lessee's Share of the Operating Expense Increase for the first and last
Comparison Years of the Lease Term shall be prorated according to that portion of such Comparison Year as to which Lessee is responsible for a share of such increase. 

        (d)   "Operating
Expenses" is defined, for purposes of this Lease, to include all costs, if any, incurred by Lessor in the exercise of its reasonable discretion, for: 

        (iv)  The
cost of the premiums for the liability and property insurance policies to be maintained by Lessor under paragraph 8 hereof; 

        (v)   The
amount of the real property taxes to be paid by Lessor under paragraph 10.1 hereof; 

        (vi)  The
cost of water, sewer, gas, electricity, and other publicly mandated services to the Office Building Project; 

        (e)   Operating
Expenses shall not include the costs of replacements of equipment or improvements that have a useful life for Federal income tax purposes in excess of five
(5) years unless it is of the type described in paragraph 4.2(d)(viii), in which case their cost shall be included as above provided. 

        (f)    Operating
Expenses shall not include any expenses paid by any lessee directly to third parties, or as to which Lessor is otherwise reimbursed by any third party, other
tenant, or by insurance proceeds. 

        (g)   Lessee's
Share of Operating Expense Increase shall be payable by Lessee within ten (10) days after a reasonably detailed statement of actual expenses is presented
to Lessee by Lessor. At Lessor's option, however, an amount may be estimated by Lessor from time to time in advance of Lessee's Share of the Operating Expense Increase for any Comparison Year, and the
same shall be payable monthly or quarterly as Lessor shall designate, during each Comparison Year of the Lease term, on the same day as the Base Rent is due hereunder. In the event that Lessee pays
Lessor's estimate of Lessee's Share of Operating Expense Increase as aforesaid, Lessor shall deliver to Lessee within sixty (60) days after the expiration of each Comparison Year a reasonably
detailed statement showing Lessee's Share of the actual Operating Expense Increase incurred during such year. If Lessee's payments under this paragraph 4.2(g) during said Comparison Year exceed
Lessee's Share as indicated on said statement, Lessee shall be entitled to credit the amount of such overpayment against Lessee's Share of Operating Expense Increase next falling due. If Lessee's
payments under this paragraph during said Comparison Year were less than Lessee's Share as indicated on said statement, Lessee shall pay to Lessor the amount of the deficiency within ten
(10) days after delivery by Lessor to Lessee of said statement. Lessor and Lessee shall forthwith adjust between them by cash payment any balance determined to exist with respect to that
portion of the last Comparison Year for which Lessee is responsible as to Operating Expense Increases, notwithstanding that the Lease term may have terminated before the end of such Comparison Year. 

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   5.    Security Deposit.    Lessee shall deposit with Lessor upon execution
hereof
the security deposit set forth in paragraph 1.9 of the Basic Lease Provisions as security for Lessee's faithful performance of Lessee's obligations hereunder. If Lessee fails to pay rent or
other charges due hereunder, or otherwise defaults with respect to any provision of this Lease, Lessor may use, apply or retain all or any portion of said deposit for the payment of any rent or other
charge in default for the payment of any other sum to which Lessor may become obligated by reason of Lessee's default, or to compensate Lessor for any loss or damage which Lessor may suffer thereby.
If Lessor so uses or applies all or any portion of said deposit, Lessee shall within ten (10) days after written demand therefor deposit cash with Lessor in an amount sufficient to restore said
deposit to the full amount then required of Lessee. If the monthly Base Rent shall, from time to time, increase during the term of this Lease, Lessee shall, at the time of such increase, deposit with
Lessor additional money as a security deposit so that the total amount of the security deposit held by Lessor shall at all times bear the same proportion to the then current Base Rent as the initial
security deposit bears to the initial Base Rent set forth in paragraph 1.6 of the Basic Lease Provisions. Lessor shall not be required to keep said security deposit separate from its general
accounts. If Lessee performs all of Lessor's obligations hereunder, said deposit, or so much thereof as has not heretofore been applied by Lessor, shall be returned, without payment of interest or
other increment for its use, to Lessee (or, at Lessor's option, to the last assignee, if any, of Lessee's interest hereunder) at the expiration of the term hereof, and after Lessee has vacated the
Premises. No trust relationship is created herein between Lessor and Lessee with respect to said Security Deposit. 

	6.
	Use.

        6.1   Use. The Premises shall be used and occupied only for the purpose set forth in paragraph 1.4 of the Basic Lease
Provisions or any other use which is reasonably comparable to that use and for no other purpose. 

        6.2   Compliance with Law.

        (a)   Lessor
warrants to Lessee that the Premises, in the state existing on the date that the Lease term commences, but without regard to alterations or improvements made by
Lessee or the use for which Lessee will occupy the Premises, does not violate any covenants or restrictions of record, or any applicable building code, regulation or ordinance in effect on such Lease
term Commencement Date. In the event it is determined that this warranty has been violated, then it shall be the obligation of the Lessor, after written notice from Lessee, to promptly, at Lessor's
sole cost and expense, rectify any such violation. 

        (b)   Except
as provided in paragraph 6.2(a) Lessee shall, at Lessee's expense, promptly comply with all applicable statutes, ordinances, rules, regulations, orders,
covenants and restrictions of record, and requirements of any fire insurance underwriters or rating bureaus, now in effect or which may hereafter come into effect, whether or not they reflect a change
in policy from that now existing, during the term or any part of the term hereof, relating in any manner to the Premises and the occupation and use by Lessee of the Premises. Lessee shall conduct its
business in a lawful manner and shall not use or permit the use of the Premises or the Common Areas in any manner that will tend to create waste or a nuisance or shall tend to disturb other occupants
of the Office Building Project. 

        6.3   Condition of Premises.

        (a)   Lessor
shall deliver the Premises to Lessee in a clean condition on the Lease Commencement Date (unless Lessee is already in possession) and Lessor warrants to Lessee
that the plumbing, lighting, air conditioning, and heating system in the Premises shall be in good operating condition. In the event that it is determined that this warranty has been violated, then it
shall be the obligation of Lessor, after receipt of written notice from Lessee setting forth with specificity the nature of the violation, to promptly, at Lessor's sole cost, rectify such violation. 

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        (b)   Except
as otherwise provided in this Lease, Lessee hereby accepts the Premises and the Office Building Project in their condition existing as of the Lease Commencement
Date or the date that Lessee takes possession of the Premises, whichever is earlier, subject to all applicable zoning, municipal, county and state laws, ordinances and regulations governing and
regulating the use of the Premises, and any easements, covenants or restrictions of record, and accepts this Lease subject thereto and to all matters disclosed thereby and by any exhibits attached
hereto. Lessee acknowledges that it has satisfied itself by its own independent investigation that the Premises are suitable for its intended use, and that neither Lessor nor Lessor's agent or agents
has made any representation or warranty as to the present or future suitability of the Premises, Common Areas, or Office Building Project for the conduct of Lessee's business. 

	7.
	Maintenance, Repairs, Alterations and Common Area Services.

        7.1   Lessor's Obligations. Lessor shall keep the Office Building Project, including the Premises, interior and exterior walls,
roof, and common areas, and the equipment whether used exclusively for the Premises or in common with other premises, in good condition and repair; provided, however, Lessor shall not be obligated to
paint, repair or replace wall coverings, or to repair or replace any improvements that are not ordinarily a part of the Building or are above then Building standards. Except as provided in
paragraph 9.5, there shall be no abatement of rent or liability of Lessee on account of any injury or interference with Lessee's business with respect to any improvements, alterations or
repairs made by Lessor to the Office Building Project or any part thereof. Lessee expressly waives the benefits of any statute now or hereafter in effect which would otherwise afford Lessee the right
to make repairs at Lessor's expense or to terminate this Lease because of Lessor's failure to keep the Premises in good order, condition and repair. 

        7.2   Lessee's Obligations.

        (a)   Notwithstanding
Lessor's obligation to keep the Premises in good condition and repair, Lessee shall be responsible for payment of the cost thereof to Lessor as
additional rent for that portion of the cost of any maintenance and repair of the Premises, or any equipment (wherever located) that serves only Lessee or the Premises, to the extent such cost is
attributable to causes beyond normal wear and tear. Lessee shall be responsible for the cost of painting, repairing or replacing wall coverings, and to repair or replace any Premises improvements that
are not ordinarily a part of the Building or that are above then Building standards. Lessor may, at its option, upon reasonable notice, elect to have Lessee perform any particular such maintenance or
repairs the cost of which is otherwise Lessee's responsibility hereunder. 

        (b)   On
the last day of the term hereof, or on any sooner termination, Lessee shall surrender the Premises to Lessor in the same condition as received, ordinary wear and tear
excepted, clean and free of debris. Any damage or deterioration of the Premises shall not be deemed ordinary wear and tear if the same could have been prevented by good maintenance practices by
Lessee. Lessee shall repair any damage to the Premises occasioned by the installation or removal of Lessee's trade fixtures, alterations, furnishings and equipment. Except as otherwise stated in this
Lease, Lessee shall leave the air lines, power panels, electrical distribution systems, lighting fixtures, air conditioning, window coverings, wall coverings, carpets, wall panelling, ceilings and
plumbing on the Premises and in good operating condition. 

        7.3   Alterations and Additions.

        (a)   Lessee
shall not, without Lessor's prior written consent make any alterations, improvements, additions, Utility Installations or repairs in, on or about the Premises, or
the Office Building Project. As used in this paragraph 7.3 the term "Utility Installation" shall mean carpeting, window and wall coverings, power panels, electrical distribution systems,
lighting fixtures, air conditioning, plumbing, and telephone and telecommunication wiring and equipment. At the 

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expiration
of the term, Lessor may require the removal of any or all of said alterations, improvements, additions or Utility Installations, and the restoration of the Premises and the Office Building
Project to their prior condition, at Lessee's expense. Should Lessor permit Lessee to make its own alterations, improvements, additions or Utility Installations, Lessee shall use only such contractor
as has been expressly approved by Lessor, and Lessor may require Lessee to provide Lessor, at Lessee's sole cost and expense, a lien and completion bond in an amount equal to one and
one-half times the estimated cost of such improvements, to insure Lessor against any liability for mechanic's and materialmen's liens and to insure completion of the work. Should Lessee
make any alterations, improvements, additions or Utility Installations without the prior approval of Lessor, or use a contractor not expressly approved by Lessor, Lessor may, at any time during the
term of this Lease, require that Lessee remove any part or all of the same. 

        (b)   Any
alterations, improvements, additions or Utility Installations in or about the Premises or the Office Building Project that Lessee shall desire to make shall be
presented to Lessor in written form, with proposed detailed plans. If Lessor shall give its consent to Lessee's making such alteration, improvement, addition or Utility Installation, the consent shall
be deemed conditioned upon Lessee acquiring a permit to do so from the applicable governmental agencies, furnishing a copy thereof to Lessor prior to the commencement of the work, and compliance by
Lessee with all conditions of said permit in a prompt and expeditious manner. 

        (c)   Lessee
shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use in the Premises, which claims
are or may be secured by any mechanic's or materialmen's lien against the Premises, the Building or the Office Building Project, or any interest therein. 

        (d)   Lessee
shall give Lessor not less than ten (10) days' notice prior to the commencement of any work in the Premises by Lessee, and Lessor shall have the right to
post notices of non-responsibility in or on the Premises or the Building as provided by law. If Lessee shall, in good faith, contest the validity of any such lien, claim or demand, then
Lessee shall, at its sole expense defend itself and Lessor against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof against the
Lessor or the Premises, the Building or the Office Building Project, upon the condition that if Lessor shall require, Lessee shall furnish to Lessor a surety bond satisfactory to Lessor in an amount
equal to such contested lien claim or demand indemnifying Lessor against liability for the same and holding the Premises, the Building and the Office Building Project free from the effect of such lien
or claim. In addition, Lessor may require Lessee to pay Lessor's reasonable attorneys' fees and costs in participating in such action if Lessor shall decide it is to Lessor's best interest so to do. 

        (e)   All
alterations, improvements, additions and Utility Installations (whether or not such Utility Installations constitute trade fixtures of Lessee), which may be made to
the Premises by Lessee, including but not limited to, floor coverings, panelings, doors, drapes, built-ins, moldings, sound attenuation, and lighting and telephone or communication
systems, conduit, wiring and outlets, shall be made and done in a good and workmanlike manner and of good and sufficient quality and materials and shall be the property of Lessor and remain upon and
be surrendered with the Premises at the expiration of the Lease term, unless Lessor requires their removal pursuant to paragraph 7.3(a). Provided Lessee is not in default, notwithstanding the
provisions of this paragraph 7.3(e), Lessee's personal property and equipment, other than that which is affixed to the Premises so that it cannot be removed without material damage to the
Premises or the Building, and other than Utility Installations, shall remain the property of Lessee and may be removed by Lessee subject to the provisions of paragraph 7.2. 

        (f)    Lessee
shall provide Lessor with as-built plans and specifications for any alterations, improvements, additions or Utility Installations. 

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        7.4   Utility Additions. Lessor reserves the right to install new or additional utility facilities throughout the Office
Building Project for the benefit of Lessor or Lessee, or any other lessee of the Office Building Project, including, but not by way of limitation, such utilities as plumbing, electrical systems,
communication systems, and fire protection and detection systems, so long as such installations do not unreasonably interfere with Lessee's use of the Premises. 

	8.
	Insurance; Indemnity.

        8.1   Liability Insurance—Lessee. Lessee shall, at Lessee's expense, obtain and keep in force during the term of
this Lease a policy of Comprehensive General Liability insurance utilizing an insurance Services Office standard form with Broad Form General Liability Endorsement (GL0404), or equivalent, in an
amount of not less than $1,000,000 per occurrence of bodily injury and property damage combined or in a greater amount as reasonably determined by Lessor and shall insure Lessee with Lessor as an
additional insured against liability arising out of the use, occupancy or maintenance of the Premises. Compliance with the above requirement shall not, however, limit the liability of Lessee
hereunder. 

        8.2   Liability Insurance—Lessor. Lessor shall obtain and keep in force during the term of this Lease a policy of
Combined Single Limit Bodily Injury and Broad Form Property Damage Insurance, plus coverage against such other risks Lessor deems advisable from time to time, insuring Lessor, but not Lessee, against
liability arising out of the ownership, use, occupancy or maintenance of the Office Building Project in an amount not less than $5,000,000.00 per occurrence. 

        8.3   Property Insurance—Lessee. Lessee shall, at Lessee's expense, obtain and keep in force during the term of
this Lease for the benefit of Lessee, replacement cost fire and extended coverage insurance, with vandalism and malicious mischief, sprinkler leakage and earthquake sprinkler leakage endorsements, in
an amount sufficient to cover not less than 100% of the full replacement cost, as the same may exist from time to time, of all of Lessee's personal property, fixtures, equipment and tenant
improvements. 

        8.4   Property Insurance—Lessor. Lessor shall obtain and keep in force during the term of this Lease a policy or
policies of insurance covering loss or damage to the Office Building Project improvements, but not Lessee's personal property, fixtures, equipment or tenant improvements, in the amount of the full
replacement cost thereof, as the same may exist from time to time, utilizing Insurance Services Office standard form, or equivalent, providing protection against all perils included within the
classification of fire, extended coverage, vandalism, malicious mischief, plate glass, and such other perils as Lessor deems advisable or may be required by a lender having a lien on the Office
Building Project. In addition, Lessor shall obtain and keep in force, during the term of this Lease, a policy of rental value insurance covering a period of one year, with loss payable to Lessor,
which insurance shall also cover all Operating Expenses for said period. Lessee will not be named in any such policies carried by Lessor and shall have no right to any proceeds therefrom. The policies
required by these paragraphs 8.2 and 8.4 shall contain such deductibles as Lessor or the aforesaid lender may determine. In the event that the Premises shall suffer an insured loss as defined in
paragraph 9.1(f) hereof, the deductible amounts under the applicable insurance policies shall be deemed an Operating Expense. Lessee shall not do or permit to be done anything which shall
invalidate the insurance policies carried by Lessor. Lessee shall pay the entirety of any increase in the property insurance premium for the Office Building Project over what it was immediately prior
to the commencement of the term of this Lease if the increase is specified by Lessor's insurance carrier as being caused by the nature of Lessee's occupancy or any act or omission of Lessee. 

        8.5   Insurance Policies. Lessee shall deliver to Lessor copies of liability insurance policies required under
paragraph 8.1 or certificates evidencing the existence and amounts of such insurance within seven (7) days after the Commencement Date of this Lease. No such policy shall be cancellable
or subject to reduction of coverage or other modification except after thirty (30) days prior written notice 

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to
Lessor. Lessee shall, at least thirty (30) days prior to the expiration of such policies, furnish Lessor with renewals thereof. 

        8.6   Waiver of Subrogation. Lessee and Lessor each hereby release and relieve the other, and waive their entire right of
recovery against the other, for direct or consequential loss or damage arising out of or incident to the perils covered by property insurance carried by such party, whether due to the negligence of
Lessor or Lessee or their agents, employees, contractors and/or invitees. If necessary all property insurance policies required under this Lease shall be endorsed to so provide. 

        8.7   Indemnity. Lessee shall indemnify and hold harmless Lessor and its agents, Lessor's master or ground lessor, partners and
lenders, from and against any and all claims for damage to the person or property of anyone or any entity arising from Lessee's use of the Office Building Project, or from the conduct of Lessee's
business or from any activity, work or things done, permitted or suffered by Lessee in or about the Premises or elsewhere and shall further indemnify and hold harmless Lessor from and against any and
all claims, costs and expenses arising from any breach or default in the performance of any obligation on Lessee's part to be performed under the terms of this Lease, or arising from any act or
omission of Lessee, or any of Lessee's agents, contractors, employees, or invitees, and from and against all costs, attorney's fees, expenses and liabilities incurred by Lessor as the result of any
such use, conduct, activity, work, things done, permitted or suffered, breach, default or negligence, and in dealing reasonably therewith, including but not limited to the defense or pursuit of any
claim or any action or proceeding involved therein; and in case any action or proceeding be brought against Lessor by reason of any such matter. Lessee upon notice from Lessor shall defend the same at
Lessee's expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any such claim in order to be so indemnified.
Lessee, as a material part of the consideration to Lessor, hereby assumes all risk of damage to property of Lessee or injury to persons, in, upon or about the Office Building Project arising from any
cause and Lessee hereby waives all claims in respect thereof against Lessor. 

        8.8   Exemption of Lessor from Liability. Lessee hereby agrees that Lessor shall not be liable for injury to Lessee's business
or any loss of income therefrom or for loss of or damage to the goods, wares, merchandise or other property of Lessee, Lessee's employees, invitees, customers, or any other person in or about the
Premises or the Office Building Project, nor shall Lessor be liable for injury to the person of Lessee, Lessee's employees, agents or contractors, whether such damage or injury is caused by or results
from theft, fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting
fixtures, or from any other cause, whether said damage or injury results from conditions arising upon the Premises or upon other portions of the Office Building Project, or from other sources or
places, or from new construction or the repair, alteration or improvement of any part of the Office Building Project, or of the equipment, fixtures or appurtenances applicable thereto, and regardless
of whether the cause of such damage or injury of the means of repairing the same is inaccessible, Lessor shall not be liable for any damages arising from any act or neglect of any other lessee,
occupant or user of the Office Building Project, nor from the failure of Lessor to enforce the provisions of any other lease of any other lessee of the Office Building Project. 

        8.9   No Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of coverage of insurance
specified in this paragraph 8 are adequate to cover Lessee's property or obligations under this Lease. 

	9.
	Damage or Destruction.

        9.1   Definitions.

        (a)   "Premises
Damage" shall mean if the Premises are damaged or destroyed to any extent. 

9

  

        (b)   "Premises
Building Partial Damage" shall mean if the Building of which the Premises are a part is damaged or destroyed to the extent that the cost to repair is less than
fifty percent (50%) of the then Replacement Cost of the building. 

        (c)   "Premises
Building Total Destruction" shall mean if the Building of which the Premises are a part is damaged or destroyed to the extent that the cost to repair is fifty
percent (50%) or more of the then Replacement Cost of the Building. 

        (d)   "Office
Building Project Buildings" shall mean all of the buildings on the Office Building Project site. 

        (e)   "Office
Building Project Buildings Total Destruction" shall mean if the Office Building Project Buildings are damaged or destroyed to the extent that the cost of repair
is fifty percent (50%) or more of the then Replacement Cost of the Office Building Project Buildings. 

        (f)    "Insured
Loss" shall mean damage or destruction which was caused by an event required to be covered by the insurance described in paragraph 8. The fact that an
Insured Loss has a deductible amount shall not make the loss an uninsured loss. 

        (g)   "Replacement
Cost" shall mean the amount of money necessary to be spent in order to repair or rebuild the damaged area to the condition that existed immediately prior to
the damage occurring, excluding all improvements made by lessees, other than those installed by Lessor at Lessee's expense. 

        9.2   Premises Damage; Premises Building Partial Damage.

        (a)   Insured
Loss: Subject to the provisions of paragraphs 9.4 and 9.5, if at any time during the term of this Lease there is damage which is an Insured Loss and which falls
into the classification of either Premises Damage or Premises Building Partial Damage, then Lessor shall, as soon as reasonably possible and to the extent the required materials and labor are readily
available through usual commercial channels, at Lessor's expense, repair such damage (but not Lessee's fixtures, equipment or tenant improvements originally paid for by Lessee) to its condition
existing at the time of the damage, and this Lease shall continue in full force and effect. 

        (b)   Uninsured
Loss: Subject to the provisions of paragraphs 9.4 and 9.5, if at any time during the term of this Lease there is damage which is not an Insured Loss and which
falls within the classification of Premises Damage or Premises Building Partial Damage, unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee's
expense), which damage prevents Lessee from making any substantial use of the Premises, Lessor may at Lessor's option either (i) repair such damage as soon as reasonably possible at Lessor's
expense, in which event this Lease shall continue in full force and effect, or (ii) give written notice to Lessee within thirty (30) days after the date of the occurrence of such damage
of Lessor's intention to cancel and terminate this Lease as of the date of the occurrence of such damage, in which event this Lease shall terminate as of the date of the occurrence of such damage. 

        9.3   Premises Building Total Destruction; Office Building Project Total Destruction. Subject to the provisions of paragraphs
9.4 and 9.5, if at any time during the term of this Lease there is damage, whether or not it is an Insured Loss, which falls into the classifications of either (i) Premises Building Total
Destruction, or (ii) Office Building Project Total Destruction, then Lessor may at Lessor's option either (i) repair such damage or destruction as soon as reasonably possible at Lessor's
expense (to the extent the required materials are readily available through usual commercial channels) to its condition existing at the time of the damage, but not Lessee's fixtures, equipment or
tenant improvements, and this Lease shall continue in full force and effect, or (ii) give written notice to Lessee within thirty (30) days after the date of occurrence of such damage of
Lessor's intention to cancel and terminate this Lease, in which case this Lease shall terminate as of the date of the occurrence of such damage. 

10

 

        9.4   Damage Near End of Term.

        (a)   Subject
to paragraph 9.4(b), if at any time during the last twelve (12) months of the term of this Lease there is substantial damage to the Premises,
Lessor may at Lessor's option cancel and terminate this Lease as of the date of occurrence of such damage by giving written notice to Lessee of Lessor's election to do so within 30 days after
the date of occurrence of such damage. 

        (b)   Notwithstanding
paragraph 9.4(a), in the event that Lessee has an option to extend or renew this Lease, and the time within which said option may be exercised has
not yet expired, Lessee shall exercise such option, if it is to be exercised at all, no later than twenty (20) days after the occurrence of an Insured Loss falling within the classification of
Premises Damage during the last twelve (12) months of the term of this Lease. If Lessee duly exercises such option during said twenty (20) day period, Lessor shall, at Lessor's expense,
repair such damage, but not Lessee's fixtures, equipment or tenant improvements, as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such
option during said twenty (20) day period, then Lessor may at Lessor's option terminate and cancel this Lease as of the expiration of said twenty (20) day period by giving
written notice to Lessee of Lessor's election to do so within ten (10) days after the expiration of said twenty (20) day period, notwithstanding any term or provision in the grant of
option to the contrary. 

        9.5   Abatement of Rent; Lessee's Remedies.

        (a)   In
the event Lessor repairs or restores the Building or Premises pursuant to the provisions of this paragraph 9, and any part of the Premises are not usable
(including loss of use due to loss of access or essential services), the rent payable hereunder (including Lessee's Share of Operating Expense Increase) for the period during which such damage, repair
or restoration continues shall be abated, provided (1) the damage was not the result of the negligence of Lessee, and (2) such abatement shall only be to the extent the operation and
profitability of Lessee's business as operated from the Premises is adversely affected. Except for said abatement of rent, if any, Lessee shall have no claim against Lessor for any damage suffered by
reason of any such damage, destruction, repair or restoration. 

        (b)   If
Lessor shall be obligated to repair or restore the Premises or the Building under the provisions of this Paragraph 9 and shall not commence such repair or
restoration within ninety (90) days after such occurrence, or if Lessor shall not complete the restoration and repair within six (6) months after such occurrence, Lessee may at Lessee's
option cancel and terminate this Lease by giving Lessor written notice of Lessee's election to do so at any time prior to the commencement or completion, respectively, of such repair or restoration.
In such event this Lease shall terminate as of the date of such notice. 

        (c)   Lessee
agrees to cooperate with Lessor in connection with any such restoration and repair, including but not limited to the approval and/or execution of plans and
specifications required. 

        9.6   Termination—Advance Payments. Upon termination of this Lease pursuant to this paragraph 9, an
equitable adjustment shall be made concerning advance rent and any advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee's security deposit as has
not theretofore been applied by Lessor. 

        9.7   Waiver. Lessor and Lessee waive the provisions of any statute which relate to termination of leases when leased property
is destroyed and agree that such event shall be governed by the terms of this Lease. 

	10.
	Real Property Taxes.

        10.1 Payment of Taxes. Lessor shall pay the real property tax, as defined in paragraph 10.3, applicable to the Office
Building Project subject to reimbursement by Lessee of Lessee's Share of such 

11

 

taxes
in accordance with the provisions of paragraph 4.2, except as otherwise provided in paragraph 10.2. 

        10.2 Additional Improvements. Lessee shall not be responsible for paying any increase in real property tax specified in the
tax assessor's records and work sheets as being caused by additional improvements placed upon the Office Building Project by other lessees or by Lessor for the exclusive enjoyment of any other lessee.
Lessee shall, however, pay to Lessor at the time that Operating Expenses are payable under paragraph 4.2(c) the entirety of any increase in real property tax if assessed solely by reason of
additional improvements placed upon the Premises by Lessee or at Lessee's request. 

        10.3 Definition of "Real Property Tax." As used herein, the term "real property tax" shall include any form of real estate
tax or assessment, general, special, ordinary or extraordinary, and any license fee, commercial rental tax, improvement bond or bonds, levy or tax (other than inheritance, personal income or estate
taxes) imposed on the Office Building Project or any portion thereof by any authority having the direct or indirect power to tax, including any city, county, state or federal government or any school,
agricultural, sanitary, fire, street, drainage or other improvement district thereof, as against any legal or equitable interest of Lessor in the Office Building Project or in any portion thereof, as
against Lessor's right to rent or other income therefrom, and as against Lessor's business of leasing the Office Building Project. The term "real property tax" shall also include any tax, fee, levy,
assessment or charge (i) in substitution of, partially or totally, any tax, fee, levy, assessment or charge hereinabove included within the definition of "real property tax," or (ii) the
nature of which was hereinbefore included within the definition of "real property tax," or (iii) which is imposed for a service or right not charged prior to June 1, 1978, or, if
previously charged, has been increased since June 1, 1978, or (iv) (v) which is imposed by reason of this transaction, any modifications or changes hereto, or any transfers
hereof. 

        10.4 Joint Assessment. If the improvements or property, the taxes for which are to be paid separately by Lessee under
paragraph 10.2 or 10.5 are not separately assessed, Lessee's portion of that tax shall be equitably determined by Lessor from the respective valuations assigned in the assessor's work sheets or
such other information (which may include the cost of construction) as may be reasonably available. Lessor's reasonable determination thereof, in good faith, shall be conclusive. 

        10.5 Personal Property Taxes.

        (a)   Lessee
shall pay prior to delinquency all taxes assessed against and levied upon trade fixtures, furnishings, equipment and all other personal property of Lessee
contained in the Premises or elsewhere. 

        (b)   If
any of Lessee's said personal property shall be assessed with Lessor's real property, Lessee shall pay to Lessor the taxes attributable to Lessee within ten
(10) days after receipt of a written statement setting forth the taxes applicable to Lessee's property. 

	11.
	Utilities.

        11.1 Services Provided by Lessor. Lessor shall provide heating, ventilation, air conditioning, and janitorial service as
reasonably required, reasonable amounts of electricity for normal lighting and office machines, water for reasonable and normal drinking and lavatory use, and replacement light bulbs and/or
fluorescent tubes and ballasts for standard overhead fixtures. 

        11.2 Services Exclusive to Lessee. Lessee shall pay for all water, gas, heat, light, power, telephone and other utilities and
services specially or exclusively supplied and/or metered exclusively to the Premises or to Lessee, together with any taxes thereon. If any such services are not separately metered to the Premises,
Lessee shall pay at Lessor's option, either Lessee's Share or a reasonable proportion to be determined by Lessor of all charges jointly metered with other premises in the Building. 

        11.3 Hours of Service. Said services and utilities shall be provided during generally accepted business days and hours or
such other days or hours as may hereafter be set forth. Utilities and services 

12

 

required
at other times shall be subject to advance request and reimbursement by Lessee to Lessor of the cost thereof. 

        11.4 Excess Usage by Lessee. Lessee shall not make connection to the utilities except by or through existing outlets and
shall not install or use machinery or equipment in or about the Premises that uses excess water, lighting or power, or suffer or permit any act that causes extra burden upon the utilities or services,
including but not limited to security services, over standard office usage for the Office Building Project. Lessor shall require Lessee to reimburse Lessor for any excess expenses or costs that may
arise out of a breach of this subparagraph by Lessee. Lessor may, in its sole discretion, install at Lessee's expense supplemental equipment and/or separate metering applicable to Lessee's excess
usage or loading. 

        11.5 Interruptions. There shall be no abatement of rent and Lessor shall not be liable in any respect whatsoever for the
inadequacy, stoppage, interruption or discontinuance of any utility or service due to riot, strike, labor dispute, breakdown, accident, repair or other cause beyond Lessor's reasonable control or in
cooperation with governmental request or directions. 

	12.
	Assignment and Subletting.

        12.1 Lessor's Consent Required. Lessee shall not voluntarily or by operation of law assign, transfer, mortgage, sublet, or
otherwise transfer or encumber all or any part of Lessee's interest in the Lease or in the Premises, without Lessor's prior written consent, which Lessor shall not unreasonably withhold. Lessor shall
respond to Lessee's request for consent hereunder in a timely manner and any attempted assignment, transfer, mortgage, encumbrance or subletting without such consent shall be void, and shall
constitute a material default and breach of this Lease without the need for notice to Lessee under paragraph 13.1. "Transfer" within the meaning of this paragraph 12 shall include the
transfer or transfers aggregating: (a) if Lessee is a corporation, more than twenty-five percent (25%) of the voting stock of such corporation, or (b) if Lessee is a
partnership, more than twenty-five percent (25%) of the profit and loss participation in such partnership. 

        12.2 Lessee Affiliate. Notwithstanding the provisions of paragraph 12.1 hereof, Lessee may assign or sublet the
Premises, or any portion thereof, without Lessor's consent, to any corporation which controls, is controlled by or is under common control with Lessee, or to any corporation resulting from the merger
or consolidation with Lessee, or to any person or entity which acquires all the assets of Lessee as a going concern of the business that is being conducted on the Premises, all of which are referred
to as "Lessee Affiliate"; provided that before such assignment shall be effective, (a) said assignee shall assume, in full, the obligations of Lessee under this Lease and (b) Lessor
shall be given written notice of such assignment and assumption. Any such assignment shall not, in any way, affect or limit the liability of Lessee under the terms of this Lease even if after such
assignment or subletting the terms of this Lease are materially changed or altered without the consent of Lessee, the consent of whom shall not be necessary. 

        12.3 Terms and Conditions Applicable to Assignment and Subletting.

        (a)   Regardless
of Lessor's consent, no assignment or subletting shall release Lessee of Lessee's obligations hereunder or alter the primary liability of Lessee to pay the
rent and other sums due Lessor hereunder including Lessee's Share of Operating Expense Increase, and to perform all other obligations to be performed by Lessee hereunder. 

        (b)   Lessor
may accept rent from any person other than Lessee pending approval or disapproval of such assignment. 

        (c)   Neither
a delay in the approval or disapproval of such assignment or subletting, nor the acceptance of rent, shall constitute a waiver or estoppel of Lessor's right to
exercise its remedies for the breach of any of the terms or conditions of this paragraph 12 or this Lease. 

13

 

        (d)   If
Lessee's obligations under this Lease have been guaranteed by third parties, then an assignment or sublease, and Lessor's consent thereto, shall not be effective
unless said guarantors give their written consent to such sublease and the terms thereof. 

        (e)   The
consent by Lessor to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting by Lessee or to any subsequent or
successive assignment or subletting by the sublessee. However, Lessor may consent to subsequent sublettings and assignments of the sublease or any amendments or modifications thereto without notifying
Lessee or anyone else liable on the Lease or sublease and without obtaining their consent and such action shall not relieve such persons from liability under this Lease or said sublease; however, such
persons shall not be responsible to the extent any such amendment or modification enlarges or increases the obligations of the Lessee or sublessee under this Lease or such sublease. 

        (f)    In
the event of any default under this Lease, Lessor may proceed directly against Lessee, any guarantors or any one else responsible for the performance of this Lease,
including the sublessee, without first exhausting Lessor's remedies against any other person or entity responsible therefor to Lessor, or any security held by Lessor or Lessee. 

        (g)   Lessor's
written consent to any assignment or subletting of the Premises by Lessee shall not constitute an acknowledgement that no default then exists under this Lease
of the obligations to be performed by Lessee nor shall such consent be deemed a waiver of any then existing default, except as may be otherwise stated by Lessor at the time. 

        (h)   The
discovery of the fact that any financial statement relied upon by Lessor in giving its consent to an assignment or subletting was materially false shall, at Lessor's
election, render Lessor's said consent null and void. 

        12.4 Additional Terms and Conditions Applicable to Subletting. Regardless of Lessor's consent, the following terms and
conditions shall apply to any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 

        (a)   Lessee
hereby assigns and transfers to Lessor all of Lessee's interest in all rentals and income arising from any sublease heretofore or hereafter made by Lessee, and
Lessor may collect such rent and income and apply same toward Lessee's obligations under this Lease; provided, however, that until a default shall occur in the performance of Lessee's obligations
under this Lease, Lessee may receive, collect and enjoy the rents accruing under such sublease. Lessor shall not, by reason of this or any other assignment of such sublease to Lessor nor by reason of
the collection of the rents from a sublessee, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee's obligations to such sublessee under such sublease.
Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a default exists in the performance of Lessee's obligations under this
Lease, to pay to Lessor the rents due and to become due under the sublease. Lessee agrees that such sublessee shall have the right to rely upon any such statement and request from Lessor, and that
such sublessee shall pay such rents to Lessor without any obligation or right to inquire as to whether such default exists and notwithstanding any notice from or claim from Lessee to the contrary.
Lessee shall have no right or claim against said sublessee or Lessor for any such rents so paid by said sublessee to Lessor. 

        (b)   No
sublease entered into by Lessee shall be effective unless and until it has been approved in writing by Lessor. In entering into any sublease, Lessee shall use only
such form of sublessee as is satisfactory to Lessor, and once approved by Lessor, such sublease shall not be changed or modified without Lessor's prior written consent. Any sublease shall, by reason
of entering into a sublease under this Lease, be deemed, for the benefit of Lessor, to have assumed and agreed to conform and comply with each and every obligation herein to be performed by 

14

 

Lessee
other than such obligations as are contrary to or inconsistent with provisions contained in a sublease to which Lessor has expressly consented in writing. 

        (c)   In
the event Lessee shall default in the performance of its obligations under this Lease, Lessor at its option and without any obligation to do so, may require any
sublessee to attorn to Lessor, in which event Lessor shall undertake the obligations of Lessee under such sublease from the time of the exercise of said option to the termination of such sublease;
provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to Lessee or for any other prior defaults of Lessee under such sublease. 

        (d)   No
sublessee shall further assign or sublet all or any part of the Premises without Lessor's prior written consent. 

        (e)   With
respect to any subletting to which Lessor has consented, Lessor agrees to deliver a copy of any notice of default by Lessee to the sublessee. Such sublessee shall
have the right to cure a default of Lessee within three (3) days after service of said notice of default upon such sublessee, and the sublessee shall have a right of reimbursement and offset
from and against Lessee for any such defaults cured by the sublessee. 

        12.5 Lessor's Expenses. In the event Lessee shall assign or sublet the Premises or request the consent of Lessor to any
assignment or subletting or if Lessee shall request the consent of Lessor for any act Lessee proposes to do then Lessee shall pay Lessor's reasonable costs and expenses incurred in connection
therewith, including attorneys', architects', engineers' or other consultants' fees. 

        12.6 Conditions to Consent. Lessor reserves the right to condition any approval to assign or sublet upon Lessor's
determination that (a) the proposed assignee or sublessee shall conduct a business on the Premises of a quality substantially equal to that of Lessee and consistent with the general character
of the other occupants of the Office Building Project and not in violation of any exclusives or rights then held by other tenants, and (b) the proposed assignee or sublessee be at least as
financially responsible as Lessee was expected to be at the time of the execution of this Lease or of such assignment or subletting, whichever is greater. 

	13.
	Default; Remedies.

        13.1 Default. The occurrence of any one or more of the following events shall constitute a material default of this Lease by
Lessee: 

        (a)   The
vacation or abandonment of the Premises by Lessee. Vacation of the Premises shall include the failure to occupy the Premises for a continuous period of sixty
(60) days or more, whether or not the rent is paid. 

        (b)   The
breach by Lessee of any of the covenants, conditions or provisions of paragraphs 7.3(a), (b) or (d) (alterations), 12.1 (assignment or subletting),
13.1(a) (vacation or abandonment), 13.1(e) (insolvency), 13.1(f) (false statement), 16(a) (estoppel certificate), 30(b) (subordination), 33 (auctions), or 41.1 (easements), all of which are hereby
deemed to be material, non-curable defaults without the necessity of any notice by Lessor to Lessee thereof. 

        (c)   The
failure by Lessee to make any payment of rent or any other payment required to be made by Lessee hereunder, as and when due, where such failure shall continue for a
period of three (3) days after written notice thereof from Lessor to Lessee. In the event that Lessor serves Lessee with a Notice to Pay Rent or Quit pursuant to applicable Unlawful Detainer
statutes such Notice to Pay Rent or Quit shall also constitute the notice required by this subparagraph. 

15

  

        (d)   The
failure by Lessee to observe or perform any of the covenants, conditions or provisions of this Lease to be observed or performed by Lessee other than those
referenced in subparagraphs (b) and (c), above, where such failure shall continue for a period of thirty (30) days after written notice thereof from Lessor to Lessee; provided, however,
that if the nature of Lessee's noncompliance is such that more than thirty (30) days are reasonably required for its cure, then Lessee shall not be deemed to be in default if Lessee commenced
such cure within said thirty (30) day period and thereafter diligently pursues such cure to completion. To the extent permitted by law, such thirty (30) day notice shall constitute the
sole and exclusive notice required to be given to Lessee under applicable Unlawful Detainer statutes. 

        (e)   (i) The
making by Lessee of any general arrangement or general assignment for the benefit of creditors; (ii) Lessee becoming a "debtor" as defined in 11
U.S.C. §101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within sixty (60) days; (iii) the appointment of a
trustee or receiver to take possession of substantially all of Lessee's assets located at the Premises or of Lessee's interest in this Lease, where possession is not restored to Lessee within thirty
(30) days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee's assets located at the Premises or of Lessee's interest in this Lease, where such
seizure is not discharged within thirty (30) days. In the event that any provision of this paragraph 13.1(e) is contrary to any applicable law, such provision shall be of no force or
effect. 

        (f)    The
discovery by Lessor that any financial statement given to Lessor by Lessee, or its successor in interest or by any guarantor of Lessee's obligation hereunder, was
materially false. 

        13.2 Remedies. In the event of any material default or breach of this Lease by Lessee, Lessor may at any time thereafter,
with or without notice or demand and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such default: 

        (a)   Terminate
Lessee's right to possession of the Premises by any lawful means, in which case this Lease and the term hereof shall terminate and Lessee shall immediately
surrender possession of the Premises to Lessor. In such event Lessor shall be entitled to recover from Lessee all damages incurred by Lessor by reason of Lessee's default including, but not limited
to, the cost of recovering possession of the Premises; expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys' fees, and any real estate commission
actually paid; the worth at the time of award by the court having jurisdiction thereof of the amount by which the unpaid rent for the balance of the term after the time of such award exceeds the
amount of such rental loss for the same period that Lessee proves could be reasonably avoided; that portion of the leasing commission paid by Lessor pursuant to paragraph 15 applicable to the
unexpired term of this Lease. 

        (b)   Maintain
Lessee's right to possession in which case this Lease shall continue in effect whether or not Lessee shall have vacated or abandoned the Premises. In such event
Lessor shall be entitled to enforce all of Lessor's rights and remedies under this Lease, including the right to recover the rent as it becomes due hereunder. 

        (c)   Pursue
any other remedy now or hereafter available to Lessor under the laws or judicial decisions of the state wherein the Premises are located. Unpaid installments of
rent and other unpaid monetary obligations of Lessee under the terms of this Lease shall bear interest from the date due at the maximum rate then allowable by law. 

        13.3 Default by Lessor. Lessor shall not be in default unless Lessor fails to perform obligations required of Lessor within a
reasonable time, but in no event later than thirty (30) days after written notice by Lessee to Lessor and to the holder of any first mortgage or deed of trust covering the Premises whose name
and address shall have theretofore been furnished to Lessee in writing, specifying wherein Lessor has failed to perform such obligation; provided, however, that if the nature of Lessor's 

16

 

obligation
is such that more than thirty (30) days are required for performance then Lessor shall not be in default if Lessor commences performance within such 30-day period and
thereafter diligently pursues the same to completion. 

        13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee to Lessor of Base Rent, Lessee's Share of Operating
Expense increase or other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include,
but are not limited to, processing and accounting charges, and late charges which may be imposed on Lessor by the terms of any mortgage or trust deed covering the Office Building Project. Accordingly,
if any installment of Base Rent, Operating Expense Increase, or any other sum due from Lessee shall not be received by Lessor or Lessor's designee within ten (10) days after such amount shall
be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a late charge equal to 6% of such overdue amount. The parties hereby agree that such late charge represents a
fair and reasonable estimate of the costs Lessor will incur by reason of late payment by Lessee. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee's default with
respect to such overdue amount, nor prevent Lessor from exercising any of the other rights and remedies granted hereunder. 

14.    Condemnation.    If the Premises or any portion thereof or the Office
Building Project are taken under the power of eminent domain, or sold under the threat of the exercise of said power (all of which are herein called "condemnation"), this Lease shall terminate as to
the part so taken as of the date the condemning authority takes title or possession, whichever first occurs; provided that if so much of the Premises or the Office Building Project are taken by such
condemnation as would substantially and adversely affect the operation and profitability of Lessee's business conducted from the Premises, Lessee shall have the option, to be exercised only in writing
within thirty (30) days after Lessor shall have given Lessee written notice of such taking (or in the absence of such notice, within thirty (30) days after the condemning authority shall
have taken possession), to terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease
shall remain in full force and effect as to the portion of the Premises remaining, except that the rent and Lessee's Share of Operating Expense increase shall be reduced in the proportion that the
floor area of the Premises taken bears to the total floor area of the Premises. Common Areas taken shall be excluded from the Common Areas usable by Lessee and no reduction of rent shall occur with
respect thereto or by reason thereof. Lessor shall have the option in its sole discretion to terminate this Lease as of the taking of possession by the condemning authority, by giving written notice
to Lessee of such election within thirty (30) days after receipt of notice of a taking by condemnation of any part of the Premises or the Office Building Project. Any award for the taking of
all or any part of the Premises or the Office Building Project under the power of eminent domain or any payment made under threat of the exercise of such power shall be the property of Lessor, whether
such award shall be made as compensation for diminution in value of the leasehold or for the taking of the fee, or as severance damages; provided, however, that Lessee shall be entitled to any
separate award for loss of or damage to Lessee's trade fixtures, removable personal property and unamortized tenant improvements that have been paid for by Lessee. For that purpose the cost of such
improvements shall be amortized over the original term of this Lease excluding any options. In the event that this Lease is not terminated by reason of such condemnation, Lessor shall to the extent of
severance damages received by Lessor in connection with such condemnation, repair any damage to the Premises caused by such condemnation except to the extent that Lessee has been reimbursed therefor
by the condemning authority. Lessee shall pay any amount in excess of such severance damages required to complete such repair. 

	15.
	Broker's Fee.

        (a)   The
brokers involved in this transaction are [ILLEGIBLE] as "listing broker" and  [ILLEGIBLE] as "cooperating broker," licensed real estate broker(s). A
"cooperating broker" is defined as any broker other than
the listing broker entitled to a share of any commission arising 

17

 

under
this Lease. Upon execution of this Lease by both parties, Lessor shall pay to said brokers jointly, or in such separate shares as they may mutually designate in writing, a fee as set forth in a
separate agreement between Lessor and said broker(s), or in the event there is no separate agreement between Lessor and said broker(s), the sum of
$[ILLEGIBLE], for brokerage services rendered by said broker(s) to Lessor in this transaction. 

        (c)   Lessor
agrees to pay said fee not only on behalf of Lessor but also on behalf of any person, corporation, association, or other entity having an ownership interest in
said real property or any part thereof, when such fee is due hereunder. Any transferee of Lessor's interest in this Lease, whether such transfer is by agreement or by operation of law, shall be deemed
to have assumed Lessor's obligation under this paragraph 15. Each listing and cooperating broker shall be a third party beneficiary of the provisions of this paragraph 15 to the extent
of their interest in any commission arising under this Lease and may enforce that right directly against Lessor; provided, however, that all brokers having a right to any part of such total commission
shall be a necessary party to any suit with respect thereto. 

        (d)   Lessee
and Lessor each represent and warrant to the other that neither has had any dealings with any person, firm, broker or finder (other than the person(s), if any,
whose names are set forth in paragraph 15(a), above) in connection with the negotiation of this Lease and/or the consummation of the transaction contemplated hereby, and no other broker or
other person, firm or entity is entitled to any commission or finder's fee in connection with said transaction and Lessee and Lessor do each hereby indemnify and hold the other harmless from and
against any costs, expenses, attorneys' fees or liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying party. 

	16.
	Estoppel Certificate.

        (a)   Each
party (as "responding party") shall at any time upon not less than ten (10) days' prior written notice from the other party ("requesting party") execute,
acknowledge and deliver to the requesting party a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such
modification and certifying that this Lease, as so modified, is in full force and effect) and the date to which the rent and other charges are paid in advance, if any, and (ii) acknowledging
that there are not, to the responding party's knowledge, any [ILLEGIBLE] defaults on the [ILLEGIBLE] of the requesting party, or specifying such
defaults if any are claimed. Any such statement may be conclusively relied upon by any prospective purchaser or encumbrances of the Office Building Project or of the business of Lessee. 

        (b)   At
the requesting party's option, the failure to deliver such statement within such time shall be a material default of this Lease by the party who is to respond,
without any further notice to such party, or it shall be conclusive upon such party that (i) this Lease is in full force and effect, without modification except as may be represented by the
requesting party, (ii) there are no uncured defaults in the requesting party's performance, and (iii) if Lessor is the requesting party, not more than one month's rent has been paid in
advance. 

        (c)   If
Lessor desires to finance, refinance, or sell the Office Building Project, or any part thereof, Lessee hereby agrees to deliver to any lender or purchaser designated
by Lessor such financial statements of Lessee as may be reasonably required by such lender or purchaser. Such statements shall include the
past three (3) years' financial statements of Lessee. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the
purposes herein set forth. 

17.    Lessor's Liability.    The term "Lessor" as used herein shall mean only the
owner or owners, at the time in question, of the fee title or a lessee's interest in a ground lease of the Office Building Project, and except as expressly provided in paragraph 15, in the
event of any transfer of such title or interest, 

18

 

Lessor
herein named (and in case of any subsequent transfers then the grantor) shall be relieved from and after the date of such transfer of all liability as respects Lessor's obligations thereafter
to be performed, provided that any funds in the hands of Lessor or the then grantor at the time of such transfer, in which Lessee has an interest, shall be delivered to the grantee. The obligations
contained in this Lease to be performed by Lessor shall, subject as aforesaid, be binding on Lessor's successors and assigns, only during their respective periods of ownership. 

18.    Severability.    The invalidity of any provision of this Lease as determined
by a court of competent jurisdiction shall in no way affect the validity of any other provision hereof. 

19.    Interest on Past-due Obligations.    Except as expressly herein
provided, any amount due to Lessor not paid when due shall bear interest at the maximum rate then allowable by law or judgments from the date due. Payment of such interest shall not excuse or cure any
default by Lessee under this Lease; provided, however, that interest shall not be payable on late charges incurred by Lessee nor on any amounts upon which late charges are paid by Lessee. 

20.    Time of Essence.    Time is of the essence with respect to the obligations to
be performed under this Lease. 

21.    Additional Rent.    All monetary obligations of Lessee to Lessor under the
terms of this Lease, including but not limited to Lessee's Share of Operating Expense increase and any other expenses payable by Lessee hereunder shall be deemed to be rent. 

22.    Incorporation of Prior Agreements; Amendments.    This Lease contains all
agreements of the parties with respect to any matter mentioned herein. No prior or contemporaneous agreement or understanding pertaining to any such matter shall be effective. This Lease may be
modified in writing only, signed by the parties in interest at the time of the modification. Except as otherwise stated in this Lease, Lessee hereby acknowledges that neither the real estate broker
listed in paragraph 15 hereof nor any cooperating broker on this transaction nor the Lessor or any employee or agents of any of said persons has made any oral or written warranties or
representations to Lessee relative to the condition or use by Lessee of the Premises or the Office Building Project and Lessee acknowledges that Lessee assumes all responsibility regarding the
Occupational Safety Health Act, the legal use and adaptability of the Premises and the compliance thereof with all applicable laws and regulations in effect during the term of this Lease. 

23.    Notices.    Any notice required or permitted to be given hereunder shall be
in writing and may be given by personal delivery or by certified or registered mail, and shall be deemed sufficiently given if delivered or addressed to Lessee or to Lessor at the address noted below
or adjacent to the signature of the respective parties, as the case may be. Mailed notices shall be deemed given upon actual receipt at the address required, or forty-eight hours following deposit in
the mail, postage prepaid, whichever first occurs. Either party may by notice to the other specify a different address for notice purposes except that upon Lessee's taking possession of the Premises,
the Premises shall constitute Lessee's address for notice purposes. A copy of all notices required or permitted to be given to Lessor hereunder shall be concurrently transmitted to such party or
parties at such addresses as Lessor may from time to time hereafter designate by notice to Lessee. 

24.    Waivers.    No waiver by Lessor of any provision hereof shall be deemed a
waiver of any other provision hereof or of any subsequent breach by Lessee of the same or any other provision. Lessor's consent to, or approval of, any act shall not be deemed to render unnecessary
the obtaining of Lessor's consent to or approval of any subsequent act by Lessee. The acceptance of rent hereunder by Lessor shall not be a waiver of any preceding breach by Lessee of any provision
hereof, other than the failure of Lessee to pay the particular rent so accepted, regardless of Lessor's knowledge of such preceding breach at the time of acceptance of such rent. 

25.    Recording.    Either Lessor or Lessee shall, upon request of the other,
execute, acknowledge and deliver to the other a "short form" memorandum of this Lease for recording purposes. 

19

 

26.    Holding Over.    If Lessee, with Lessor's consent, remains in possession of
the Premises or any part thereof after the expiration of the term hereof, such occupancy shall be a tenancy from month to month upon all the provisions of this Lease pertaining to the obligations of
Lessee, except that the rent payable shall be two hundred percent (200%) of the rent payable immediately preceding the termination date of this Lease, and all Options, if any, granted under the terms
of this Lease shall be deemed terminated and be of no further effect during said month to month tenancy. 

27.    Cumulative Remedies.    No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 

28.    Covenants and Conditions.    Each provision of this Lease performable by
Lessee shall be deemed both a covenant and a condition. 

29.    Binding Effect; Choice of Law.    Subject to any provisions hereof
restricting assignment or subletting by Lessee and subject to the provisions of paragraph 17, this Lease shall bind the parties, their personal representatives, successors and assigns. This
Lease shall be governed by the laws of the State where the Office Building Project is located and any litigation concerning this Lease between the parties hereto shall be initiated in the county in
which the Office Building Project is located. 

	30.
	Subordination.

        (a)   This
Lease, and any Option or right of first refusal granted hereby, at Lessor's option, shall be subordinate to any ground lease, mortgage, deed of trust, or any other
hypothecation or security now or hereafter placed upon the Office Building Project and to any and all advances made on the security thereof and to all renewals, modifications, consolidations,
replacements and extensions thereof. Notwithstanding such subordination, Lessee's right to quiet possession of the Premises shall not be disturbed if Lessee is not in default and so long as Lessee
shall pay the rent and observe and perform all of the provisions of this Lease, unless this Lease is otherwise terminated pursuant to its terms. If any mortgagee, trustee or ground lessor shall elect
to have this Lease and any Options granted hereby prior to the lien of its mortgage, deed of trust or ground lease, and shall give written notice thereof to Lessee, this Lease and such Options shall
be deemed prior to such mortgage, deed of trust or ground lease, whether this Lease or such Options are dated prior or subsequent to the date of said mortgage, deed of trust or ground lease or the
date of recording thereof. 

        (b)   Lessee
agrees to execute any documents required to effectuate an attornment, a subordination, or to make this Lease or any Option granted herein prior to the lien of any
mortgage, deed of trust or ground lease, as the case may be. Lessee's failure to execute such documents within ten (10) days after written demand shall constitute a material default by Lessee
hereunder without further notice to Lessee or, at Lessor's option, Lessor shall execute such documents on behalf of Lessee as Lessee's attorney-in-fact. Lessee does hereby
make, constitute and irrevocably appoint Lessor as Lessee's attorney-in-fact and in Lessee's name, place and stead, to execute such documents in accordance with this
paragraph 30(b). 

	31.
	Attorneys' Fees.

        31.1 If either party or the broker(s) named herein bring an action to enforce the terms hereof or declare rights hereunder,
the prevailing party in any such action, trial or appeal thereon, shall be entitled to his reasonable attorneys' fees to be paid by the losing party as fixed by the court in the same or a separate
suit, and whether or not such action is pursued to decision or judgment. The provisions of this paragraph shall inure to the benefit of the broker named herein who seeks to enforce a right hereunder. 

20

   
        31.2 The attorneys' fee award shall not be computed in accordance with any court fee schedule, but shall be such as to fully
reimburse all attorneys' fees reasonably incurred in good faith. 

        31.3 Lessor shall be entitled to reasonable attorneys' fees and all other costs and expenses incurred in the preparation and
service of notice of default and consultations in connection therewith, whether or not a legal transaction is subsequently commenced in connection with such default. 

	32.
	Lessor's Access.

        32.1 Lessor and Lessor's agents shall have the right to enter the Premises at reasonable times for the purpose of inspecting
the same, performing any services required of Lessor, showing the same to prospective purchasers, lenders, or lessees, taking such safety measures, erecting such scaffolding or other necessary
structures, making such alterations, repairs, improvements or additions to the Premises or to the Office Building Project as Lessor may reasonably deem necessary or desirable and the erecting, using
and maintaining of utilities, services, pipes and conduits through the Premises and/or other premises as long as there is no material adverse effect to Lessee's use of the Premises. Lessor may at any
time place on or about the Premises or the Building any ordinary "For Sale" signs and Lessor may at any time during the last 120 days of the term hereof place on or about the Premises any
ordinary "For Lease" signs. 

        32.2 All activities of Lessor pursuant to this paragraph shall be without abatement of rent, nor shall Lessor have any
liability to Lessee for the same. 

        32.3 Lessor shall have the right to retain keys to the Premises and to unlock all doors in or upon the Premises other than to
files, vaults and safes, and in the case of emergency to enter the Premises by any reasonably appropriate means, and any such entry shall not be deemed a forceable or unlawful entry or detainer of the
Premises or an eviction. Lessee waives any charges for damages or injuries or interference with Lessee's property or business in connection therewith. 

33.    Auctions.    Lessee shall not conduct, nor permit to be conducted, either
voluntarily or involuntarily, any auction upon the Premises or the Common Areas without first having obtained Lessor's prior written consent. Notwithstanding anything to the contrary in this Lease,
Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to grant such consent. The holding of any auction on the Premises or Common Areas in violation of this
paragraph shall constitute a material default of this Lease. 

34.    Signs.    Lessee shall not place any sign upon the Premises or the Office
Building Project without Lessor's prior written consent. Under no circumstances shall Lessee place a sign on any roof of the Office Building Project. 

35.    Merger.    The voluntary or other surrender of this Lease by Lessee, or a
mutual cancellation thereof, or a termination by Lessor, shall not work a merger, and shall, at the option of Lessor, terminate all or any existing subtenancies or may, at the option of Lessor,
operate as an assignment to Lessor of any or all of such subtenancies. 

36.    Consents.    Except for paragraphs 33 (auctions) and 34 (signs) hereof,
wherever in this Lease the consent of one party is required to an act of the other party such consent shall not be unreasonably withheld or delayed. 

37.    Guarantor.    In the event that there is a guarantor of this Lease, said
guarantor shall have the same obligations as Lessee under this Lease. 

38.    Quiet Possession.    Upon Lessee paying the rent for the Premises and
observing and performing all of the covenants, conditions and provisions on Lessee's part to be observed and performed hereunder, Lessee shall have quiet possession of the Premises for the entire term
hereof subject to all of the provisions of this Lease. The individuals executing this Lease on behalf of Lessor represent and 

21

 

warrant
to Lessee that they are fully authorized and legally capable of executing this Lease on behalf of Lessor and that such execution is binding upon all parties holding an ownership interest in
the Office Building Project. 

	39.
	Options.

        39.1 Definition. As used in this paragraph the word "Option" has the following meaning: (1) the right or option to
extend the term of this Lease or to renew this Lease or to extend or renew any lease that Lessee has on other property of Lessor; (2) the option of right of first refusal to lease the Premises
or the right of first offer to lease the Premises or the right of first refusal to lease other space within the Office Building Project or other property of Lessor or the right of first offer to lease
other space within the Office Building Project or other property of Lessor; (3) the right or option to purchase the Premises or the Office Building Project, or the right of first refusal to
purchase the Premises or the Office Building Project or the right of first offer to purchase the Premises or the Office Building Project, or the right or option to purchase other property of Lessor,
or the right of first refusal to purchase other property of Lessor or the right of first offer to purchase other property of Lessor. 

        39.2 Options Personal. Each Option granted to Lessee in this Lease is personal to the original Lessee and may be exercised
only by the original Lessee while occupying the Premises who does so without the intent of thereafter assigning this Lease or subletting the Premises or any portion thereof, and may not be exercised
or be assigned, voluntarily or involuntarily, by or to any person or entity other than Lessee; provided, however, that an Option may be exercised by or assigned to any Lessee Affiliate as defined in
paragraph 12.2 of this Lease. The Options, if any, herein granted to Lessee are not assignable separate and apart from this Lease, nor may any Option be separated from this Lease in any manner,
either by reservation or otherwise. 

        39.3 Multiple Options. In the event that Lessee has any multiple options to extend or renew this Lease a later option cannot
be exercised unless the prior option to extend or renew this Lease has been so exercised. 

        39.4 Effect of Default on Options.

        (a)   Lessee
shall have no right to exercise an Option, notwithstanding any provision in the grant of Option to the contrary, (i) during the time commencing from the
date Lessor gives to Lessee a notice of default pursuant to paragraph 13.1(c) or 13.1(d) and continuing until the noncompliance alleged in said notice of default is cured, or (ii) during
the period of time commencing on the day after a monetary obligation to Lessor is due from Lessee and unpaid (without any necessity for notice thereof to Lessee) and continuing until the obligation is
paid, or (iii) in the event that Lessor has given to Lessee three or more notices of default under paragraph 13.1(c), or paragraph 13.1(d), whether or not the defaults are cured,
during the 12 month period of time immediately prior to the time that Lessee attempts to exercise the subject Option, (iv) if Lessee has committed any non-curable breach,
including without limitation those described in paragraph 13.1(b), or is otherwise in default of any of the terms, covenants or conditions of this Lease. 

        (b)   The
period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee's inability to exercise an Option because of the
provisions of paragraph 39.4(a). 

        (c)   All
rights of Lessee under the provisions of an Option shall terminate and be of no further force or effect, notwithstanding Lessee's due and timely exercise of the
Option, if, after such exercise and during the term of this Lease, (i) Lessee fails to pay to Lessor a monetary obligation of Lessee for a period of thirty (30) days after such
obligation becomes due (without any necessity of Lessor to give notice thereof to Lessee), or (ii) Lessee fails to commence to cure 

22

 

a
default specified in paragraph 13.1(d) within thirty (30) days after the date that Lessor gives notice to Lessee of such default and/or Lessee fails thereafter to diligently prosecute
said cure to completion, or (iii) Lessor gives to Lessee three or more notices of default under paragraph 13.1(c), or paragraph 13.1(d), whether or not the defaults are cured, or
(iv) if Lessee has committed any non-curable breach, including without limitation those described in paragraph 13.1(b), or is otherwise in default of any of the terms,
covenants and conditions of this Lease. 

	40.
	Security Measures—Lessor's Reservations.

        40.1 Lessee hereby acknowledges that Lessor shall have no obligation whatsoever to provide guard service or other security
measures for the benefit of the Premises or the Office Building Project. Lessee assumes all responsibility for the protection of Lessee, its agents, and invitees and the property of Lessee and of
Lessee's agents and invitees from acts of third parties. Nothing herein contained shall prevent Lessor, at Lessor's sole option, from providing security protection for the Office Building Project or
any part thereof, in which event the cost thereof shall be included within the definition of Operating Expenses, as set forth in paragraph 4.2(b). 

        40.2 Lessor shall have the following rights:

        (a)   To
change the name, address or title of the Office Building Project or building in which the Premises are located upon not less than 90 days prior written notice; 

        (b)   To,
at Lessee's expense, provide and install Building standard graphics on the door of the Premises and such portions of the Common Areas as Lessor shall reasonably deem
appropriate; 

        (c)   To
permit any lessee the exclusive right to conduct any business as long as such exclusive does not conflict with any rights expressly given herein; 

        (d)   To
place such signs, notices or displays as Lessor reasonably deems necessary or advisable upon the roof, exterior of the buildings or the Office Building Project or on
pole signs in the Common Areas; 

        40.3 Lessee shall not:

        (a)   Use
a representation (photographic or otherwise) of the Building or the Office Building Project or their name(s) in connection with Lessee's business; 

        (b)   Suffer
or permit anyone, except in emergency, to go upon the roof of the Building. 

	41.
	Easements.

        41.1 Lessor reserves to itself the right, from time to time, to grant such easements, rights and dedications that Lessor
deems necessary or desirable, and to cause the recordation of Parcel Maps and restrictions, so long as such easements, rights, dedications, Maps and restrictions do not unreasonably interfere with the
use of the Premises by Lessee. Lessee shall sign any of the aforementioned documents upon request of Lessor and failure to do so shall constitute a material default of this Lease by Lessee without the
need for further notice to Lessee. 

        41.2 The obstruction of Lessee's view, air, or light by any structure erected in the vicinity of the Building, whether by
Lessor or third parties, shall in no way affect this Lease or impose any liability upon Lessor. 

42.    Performance Under Protest.    If at any time a dispute shall arise as to any
amount or sum of money to be paid by one party to the other under the provisions hereof, the party against whom the obligation to pay the money is asserted shall have the right to make payment "under
protest" and such payment shall not be regarded as a voluntary payment, and there shall survive the right on the part of said party to institute suit for recovery of such sum. If it shall be adjudged
that there was no legal 

23

 

obligation
on the part of said party to pay such sum or any part thereof, said party shall be entitled to recover such sum or so much thereof as it was not legally required to pay under the provisions
of this Lease. 

43.    Authority.    If Lessee is a corporation, trust, or general or limited
partnership, Lessee, and each individual executing this Lease on behalf of such entity represent and warrant that such individual is duly authorized to execute and deliver this Lease on behalf of said
entity. If Lessee is a corporation, trust or partnership, Lessee shall, within thirty (30) days after execution of this Lease, deliver to Lessor evidence of such authority satisfactory to
Lessor. 

44.    Conflict.    Any conflict between the printed provisions, Exhibits or Addenda
of this Lease and the typewritten or handwritten provisions, if any, shall be controlled by the typewritten or handwritten provisions. 

45.    No Offer.    Preparation of this Lease by Lessor or Lessor's agent and
submission of same to Lessee shall not be deemed an offer to Lessee to lease. This Lease shall become binding upon Lessor and Lessee only when fully executed by both parties. 

46.    Lender Modification.    Lessee agrees to make such reasonable modifications
to this Lease as may be reasonably required by an institutional lender in connection with the obtaining of normal financing or refinancing of the Office Building Project. 

47.    Multiple Parties.    If more than one person or entity is named as either
Lessor or Lessee herein, except as otherwise expressly provided herein, the obligations of the Lessor or Lessee herein shall be the joint and several responsibility of all persons or entities named
herein as such Lessor or Lessee, respectively. 

49.    Attachments.    Attached hereto are the following documents which constitute
a part of this Lease: 

        Exhibit
"A": Floor Plan (intentionally deleted) 

        Exhibit
"B": Rules & Regulations 

        Exhibit
"C": Tenant Information Statement 

50.    Lessor hereby leases to Lessee    1 covered parking space(s) known as reserved parking space
number(s) 2 in accordance with Paragraph 2.2 and Exhibit "B". 

51. Provided that Lessee has not been in default at any time during the term of this Lease, Lessor herein grants to Lessee  21 year option(s) to renew this
Lease. Any default under the Lease shall terminate this option. Lessee shall provide 60 days advance written
notice of Lessee's intent to exercise this option or the option shall terminate. The following rent adjustments are applicable to the base rent for the option period: 

        Year
One: MAY 1ST 2006 TO APRIL 30TH 2007 *3% Increase 

        Year
Two: MAY 1ST 2007 TO APRIL 30TH 2008 *3% Increase 

        Year
Three:            

        Other:            

52.
This Lease and all obligations herein shall be personally guaranteed by                        . 

        LESSOR
AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT
THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS 

24

 

LEASE
ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 

        IF
THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE
ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO; THE PARTIES SHALL
RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 

	LESSOR	 	LESSEE
	

FLAMINGO PECOS, PLAZA
	
 	

READY MIX, INC

	

By	
 	

/s/ [ILLEGIBLE]
	
 	

By	
 	

/s/ ROBERT R MORRIS
 ROBERT R MORRIS
	

 	
 	

Its	
 	

[ILLEGIBLE]
	
 	

 	
 	

Its	
 	

PRESIDENT

	

By	
 	

 	
 	

 	
 	

By	
 	

 	
 	

 
	 	 	
	 	 	 	

	

 	
 	

Its	
 	

April 20th 2005
	
 	

 	
 	

Its	
 	

 
	 	 	 	 	 	 	 	 	 	 	

	

Executed at Las Vegas, NV	
 	

Executed at
	

on April 20th 2005	
 	

on April 20th 2005
	

Address 3430 East Flamingo Road	
 	

Address 3430 E Flamingo Road

For
these forms write or call the American Industrial Real Estate Association, 350 South Figueroa Street, Suite 275, Los Angeles, CA, 90071, (213)-???? 

©
1994—By American Industrial Real Estate Association. All rights reserved. No part of these words may be reproduced in any form without permission in writing. 

25

 
 

Flamingo Pecos Plaza    
    

        In accordance with the Lease Agreement dated APRIL 20TH, 2005 by and between FLAMINGO PECOS PLAZA as Lessor, and READY MIX INC as Lessee, the parties hereby agree
and acknowledge that Lessee takes possession of the demised premises known as Suite SEE ATTACHED on this date. The parties further acknowledge that Lessee is in receipt of the keys for the demised
premises. 

        The
foregoing is agreed to this 20TH day of APRIL, 2005. 

	Lessor:	 	Lessee
	

By:	
 	

/s/ [ILLEGIBLE]
	
 	

By:	
 	

/s/ Robert R. Morris
 READY MIX INC.

ROBERT R. MORRIS, PRESIDENT

 
 

TENANT INFORMATION—EXHIBIT "C"    
    

Flamingo Pecos Plaza Suite #: 100 

Company Name/DBA: READY MIX INC 

Specific Type of Business: BUSINESS OFFICE 

Mailing Address: 3430 E Flamingo Road STE 100 

Business Phone: 702-433-2090 

Clark Co. Business License #, 1001186.597 

	Officer	 	Home Address & Phone
	

1.	
 	

ROBERT R. MORRIS, PRESIDENT	
 	

702-493-3121
	 	 	

	

2.	
 	

 	
 	

 
	 	 	

	

3.	
 	

 	
 	

 
	 	 	

	

4.	
 	

 	
 	

 
	 	 	

	
Office Manager: BARBARA COOPER 921-8023 Direct	
 	

 
	

In Case of Emergency Notify:	
 	

 
	
Name & Title/Relationship	
 	

Address & Phone
	

1.	
 	

ROBERT R. MORRIS, PRESIDENT	
 	

702-493-3121
	 	 	

	

2.	
 	

BARBARA COOPER, CONTROLLER	
 	

702-897-2069
	 	 	

	
List of Vehicles to be Parked on Premises:
 	
 	

 

	Vehicle Description	 	License #	 	Owner
	

	

	

  

By and Between Shoppe & Co (Lessor) and                        (Lessee) 

 
 

GENERAL RULES    
    

1.
Lessee shall not suffer or permit the obstruction of any Common Areas, including driveways, walkways and stairways. 

2.
Lessor reserves the right to refuse access to any persons Lessor in good faith judges to be a threat to the safety, reputation, or property of the Office Building Project and its occupants. 

3.
Lessee shall not make or permit any noise or odors that annoy or interfere with other lessees or persons having business within the Office Building Project. 

4.
Lessee shall not allow unsupervised minors in any of the common areas at any time. Lessee shall not keep animals or birds within the Office Building Project, and shall not bring bicycles,
motorcycles or other vehicles into areas not designated as authorized for same. 

5.
Lessee shall not make, suffer or permit litter except in appropriate receptacles for that purpose. 

6.
Lessee shall not alter any lock or install new or additional locks or bolts. 

7.
Lessee shall be responsible for the inappropriate use of any toilet room, plumbing or other utilities. No foreign substances of any kind are to be inserted therein. 

8.
Lessee shall not deface the walls, partitions or other surfaces of the premises or Office Building Project. 

9.
Lessee shall not suffer or permit any thing in or around the Premises or Building that causes excessive vibration or floor loading in any part of the Office Building Project. 

10.
Furniture, significant freight and equipment shall be moved into or out of the building only with the Lessor's knowledge and consent, and subject to such reasonable limitations, techniques and
timing, as may be designated by Lessor. Lessee shall be responsible for any damage to the Office Building Project arising from any such activity. 

11.
Lessee shall not employ any service or contractor for services or work to be performed in the Building except as approved by Lessor. 

12.
Lessor reserves the right to close and lock the Building on Saturdays, Sundays and legal holidays, and on other days between the hours of 6:00 P.M. and 6:00 A.M. of the following day
or as otherwise designated by Lessor. Lessee shall be responsible for securely locking any doors it may have opened for entry. 

13.
Lessee shall return all keys at the termination of its tenancy and shall be responsible for the cost of replacing any keys that are lost. 

14.
No window coverings, shades or awnings shall be installed or used by Lessee. FURTHERMORE, LESSEE SHALL NOT PERMIT ANY SIGNS OR MATERIAL TO BE DISPLAYED FROM ANY WINDOW WITHIN LESSEE'S PREMISES. 

15.
No Lessee, employee or invitee shall go upon the roof of the Building. 

16.
LESSEE SHALL NOT PERMIT SMOKING OR CARRYING OF LIGHTED CIGARS OR CIGARETTES IN THE COMMON AREAS INCLUDING, BUT NOT LIMITED TO, THE ELEVATOR, LOBUY, RESTROOMS, STAIRWELLS AND HALLS. 

17.
Lessee shall not use any method of heating or air conditioning other than as provided by Lessor. 

18.
Lessee shall not install, maintain or operate any vending machines upon the Premises without Lessor's written consent. 

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19.
The Premises shall not be used for lodging, manufacturing, cooking or food preparation. 

20.
Lessee shall comply with all safety, fire protection and evacuation regulations established by Lessor or any applicable governmental agency. 

21.
Lessor reserves the right to waive any one of these rules or regulations, and/or as to any particular Lessee, and any such waiver shall not constitute a waiver of any other rule or regulation or
any subsequent application thereof to such Lessee. 

22.
Lessee assumes all risks from theft or vandalism and agrees to keep its Premises locked as may be required. 

23.
Lessee shall be responsible, at it's sole cost and expense, for the removal from the Office Building Project of all boxes, cartons and packing material generated from the initial occupancy of it's
suite and any special deliveries experienced during the entire term of this lense. At no time shall Lessee be allowed to use the trash receptacle of the Office Building Project for removal of the
aforesaid or similar materials. Should it become necessary for Lessor, or it's janitorial contractor, to remove such materials or call for a special pick up of the Office Building Project's trash
receptacle due to Lessee's unauthorized use, Lessor reserves the right to collect from Lessee for such removal at a rate equal to 150% of Lessor's actual cost of removal. If said bill remains unpaid
for two weeks, Lessor may deduct said amount from Lessee's security deposit and may require the security deposit to be replenished. 

24.
Lessor reserves the right to make such other reasonable rules and regulations as it may from time to time deem necessary for the appropriate operation and safety of the Office Building Project and
its occupants. Lessee agrees to abide by these and such rules and regulations. Changes to any rules and regulations shall not require a special amendment to the Lease and shall not require Lessee's
signature. 

25.
References to Lessee shall include the Lessee, its employees, agents and invitees. Lessee shall be responsible for seeing that all of its employees, agents and invitees comply with these rules,
regulations, laws and agreements. 

 
 

PARKING RULES    
    

1.
Lessee shall be entitled to the reasonable use of parking spaces in the Office Building Project as specified in the lease or as defined by Lessor based upon the parking ratio and the actual square
footage occupied by Lessee. 

2.
Parking areas shall be used only for parking by vehicles no longer than full size, passenger automobiles herein called "Permitted Size Vehicles." Vehicles other than Permitted Size Vehicles are
herein referred to as "Oversized Vehicles." 

3.
Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee's employees, suppliers, shippers, customers, or invitees to be loaded, unloaded, or parking in
areas other than those designated by Lessor for such activities. 

4.
Parking stickers or identification devices, if used, shall be the property of Lessor and be returned to Lessor by the holder thereof upon termination of the holder's parking privileges. Lessee will
pay such replacement charge as is reasonably established by Lessor for the loss of such devices. 

5.
Lessor reserves the right to refuse the parking privileges of any parking space, or the sale of monthly identification devices if applicable, to any person or entity that willfully refuses to
comply with the applicable rules, regulations, laws and/or agreements. 

6.
Lessor reserves the right to relocate all or a part of parking spaces to reasonably adjacent offsite location(s) and to reasonably allocate them between compact and standard size spaces, as long as
the same complies with applicable laws, ordinances and regulations. 

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7.
Users of the parking area will obey all posted signs and park only in the areas designated for vehicle parking. 

8.
Unless otherwise instructed in writing, every person using the parking area is required to park and lock his own vehicle. Lessor will not be responsible for any damage to vehicles, injury to
persons or loss of property, all of which risks are assumed by the party using the parking area. 

9.
Validation, if established, will be permissible only by such method or methods as Lessor and/or its licensee may establish at rates generally applicable to visitor parking. 

10.
THE MAINTENANCE, WASHING, WAXING OR CLEANING OF VEHICLES IN THE PARKING OR COMMON AREAS IS PROHIBITED AT ALL TIMES. 

11.
LESSEE SHALL BE RESPONSIBLE FOR SEEING THAT ALL OF ITS EMPLOYEES, AGENTS AND INVITEES COMPLY WITH THE APPLICABLE PARKING RULES, REGULATIONS, LAWS AND AGREEMENTS. 

12.
Lessor reserves the right to modify these rules and/or adopt such other reasonable and non-discriminatory rules and regulations as it may deem necessary for the proper operation of the
parking area. 

13.
Such parking use as is herein provided is intended merely as a license only and no bailment is intended or shall be created hereby. 

14.
The monthly parking rate per covered parking space shall be established by Lessor and is subject to change upon five (5) days prior written notice to Lessee or Lessee's employee(s) if
parking is employee paid. Monthly covered parking fees shall be payable quarterly in advance prior to the first day of each quarter. 

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Attachment
to Lease between Flamingo Pecos Plaza And Ready Mix Inc. 

Suite
numbers occupied as indicated on page 1 of lease 

100

200

206

218

233

236

237

238

244

250 

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QuickLinks

Exhibit 10.15

STANDARD OFFICE LEASE—GROSS AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

Flamingo Pecos Plaza

TENANT INFORMATION—EXHIBIT "C"

GENERAL RULES

PARKING RULESQuickLinks
 -- Click here to rapidly navigate through this document
  

 
 

Exhibit 10.1    
    

 
  AMENDED AND RESTATED EMPLOYMENT AGREEMENT    
    

        This Amended and Restated Employment Agreement is executed this 23rd day of May 2005, by and between Adobe Systems Incorporated, a Delaware
corporation ("Company"), and Stephen Elop ("Executive"). 

        WHEREAS, Executive is currently employed as the Chief Executive Officer of Macromedia, Inc., a Delaware corporation
("Macromedia"), pursuant to that certain Employment Agreement dated January 19, 2005 between Macromedia and Executive
("Employment Agreement"); 

        WHEREAS, pursuant to that certain Agreement and Plan of Merger and Reorganization dated April 17, 2005 by and among the Company,
Avner Acquisition Sub, Inc., a Delaware corporation and a wholly-owned subsidiary of the Company ("Merger Sub"), and Macromedia, Merger Sub will
merge with and into Macromedia, and Macromedia will become a wholly-owned subsidiary of the Company (the "Macromedia Change in Control"); and 

        WHEREAS, Company wishes to retain the services of Executive following the Macromedia Change in Control, and in connection therewith
Company and Executive desire to effect certain changes to the Employment Agreement to become effective upon the first business day following the closing of the Macromedia Change in Control
("Effective Date"). (The closing of the Macromedia Change in Control is referred to hereafter as the
"Closing".) 

        NOW, THEREFORE, in consideration of the premises and of the covenants and agreements set forth below, it is mutually agreed as follows: 

        1.    DUTIES.    Commencing with the Effective Date, Executive shall
be employed by the Company in the position of President of Worldwide Field Operations ("President-WFO") reporting to the Company's Chief Executive Officer, and in such capacity his duties
and responsibilities shall relate to all worldwide field operations with respect to the Company's products and services, including (without limitation) sales, field marketing, customer service and
professional services. Executive shall also perform such other reasonable duties consistent with the foregoing responsibilities as the Chief Executive Officer may from time to time prescribe.
Executive shall devote his full time, attention, energies and best efforts to the business of the Company based in San Francisco or San Jose, California, and shall not during his period of employment
as President-WFO engage in any other business activity, whether or not such business activity is pursued for gain, profit or other pecuniary advantage; provided,
however, that this Section 1 shall not be construed as preventing Executive from (i) investing his assets in such form and manner as will not require any
substantial services on his part in the operation of the affairs of the business entities in which such investments are made or (ii) serving as a member of the board of directors or similar
governing body of one or more business enterprises or charitable organizations or foundations, provided such service does not interfere with the duties required of him hereunder and is approved in
advance by the Board of Directors of the Company (the "Board"). 

        2.    COMPENSATION.    As of the Effective Date, the Company shall pay
and Executive shall accept as full consideration for the services to be rendered hereunder compensation consisting of the following: 

        2.1    Base Salary.    As of the Effective Date, the Executive's
annual rate of base salary shall be $500,000, which shall be payable in accordance with the Company's standard payroll practices, subject to such tax or other withholdings as are required by law. 

        2.2    Bonus.    Starting in the Company's 2006 fiscal year, the
target annual incentive bonus for Executive shall be 75% of his annual base salary ($375,000 initially), based on the attainment of the objectives and Company targets established from time to time
under the Company's Annual 

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Incentive
Plan, or any successor plans (the "AIP"). Executive's participation in the AIP will be subject to the terms of the AIP. If the Effective Date is later than December 5, 2005, then to
the extent Executive earns an annual bonus under the AIP in FY 2006, it shall be pro-rated based upon the amount of time that Executive was actually employed by the Company during that
fiscal year. 

        2.3    Profit-sharing Plan.    Starting in the Company's fiscal
quarter in which the Effective Date occurs, Executive shall participate in the Company's profit-sharing plan, which pays up to 10% of annual base salary based upon the attainment of Company targets.
Executive's participation in the profit-sharing plan will be subject to the terms of that plan. If the Effective Date is later than the initial eligibility date for that quarter, then to the extent
Executive earns a quarterly profit-sharing distribution for the fiscal quarter in which the Effective Date occurs, that distribution will be pro-rated based upon the amount of time that
Executive was actually employed by the Company during that fiscal quarter. 

        2.4    Special Retention Bonus.    Should Executive continue in the
Company's employ until the close of business on the Earn Out Date (as defined below), then Executive shall be entitled to a special retention bonus in the cash amount of $1,000,000. Such payment will
be made to Executive, subject to deduction of applicable tax and other withholdings as required by law, within 15 days after the Earn Out Date. In the event the Company terminates Executive's
employment other than for Cause during the 6-month period ending on the Earn Out Date, Executive shall be entitled to a pro-rated retention bonus under this Subsection 2.4
equal to one-sixth of $1,000,000 for each full or partial month of employment Executive completes within that 6-month period, with such pro-rated bonus to be paid
within 15 days after the date of such involuntary termination and subject to the deduction of applicable tax and other withholdings as required by law. For purposes of this Subsection 2.4, the  Earn Out
Date shall mean the business day immediately preceding the last day on which Executive may terminate employment for Good Reason under
Section 8. 

        2.5    Executive Severance Plan.    From and after the Effective Date,
Executive shall participate as a Group I Participant in the Company's Executive Severance Plan in the Event of a Change of Control (the "Plan") pursuant
to its terms and conditions. 

        2.6    Company Equity Awards.    On the first business day of the
calendar month following the Effective Date, Executive will be granted an option under the Company's 2003 Equity Incentive Plan to acquire 175,000 shares of the Company's common stock. The option will
have a per share exercise price equal to the fair market value per share of the Company's common stock on the grant date, as such value is determined under such plan, and will vest in accordance with
the Company's regular vesting schedule. Executive's stock option grant is subject to, and conditioned upon, his execution of the Company's standard form of stock option agreement in connection with
such grant. Executive shall be eligible for consideration for additional equity compensation awards from time to time under the equity compensation plans and arrangements maintained by the Company. 

        2.7    Existing Equity Awards.    Executive currently holds the
following equity awards previously made to him by Macromedia: 

         New Option:    that certain stock option grant for 400,000 shares of Macromedia common stock made to the Executive in
January 2005 pursuant to
the Employment Agreement, which is to be assumed by the Company upon the Closing and converted into an option to purchase shares of the Company's common stock. 

         New Stock Award:    that certain restricted stock award for 100,000 shares of Macromedia common stock made to the Executive in
January 2005
pursuant to the Employment Agreement, which is to be converted into shares of the Company's common stock upon the Closing. 

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        Prior Options:    all stock options granted to the Executive by Macromedia (other than the New Option) which were outstanding on
January 19,
2005, and are to be assumed by the Company and converted into options to purchase shares of the Company's common stock upon the Closing. The vesting of the Prior Options will, upon the Closing, be
accelerated in accordance with the resolution concerning stock option vesting acceleration adopted by the Macromedia Board of Directors on February 26, 1997, together with any supplementary
resolutions which clarify the manner in which the 18 months of accelerated vesting currently provided to Executive pursuant to the February 26, 1997 resolution is to be applied to the
vesting schedules in effect for the Prior Options (collectively, the "Vesting Acceleration Resolution"), which resolutions are hereby incorporated into
this Agreement and made a part hereof. 

        Executive
shall continue to vest in the unvested portions of the New Option, the New Stock Award and each of the Prior Options, in accordance with the applicable vesting schedule in
effect for each such equity award immediately prior to the Effective Date (including the Vesting Acceleration Resolution for the Prior Options), during his period of employment with the Company from
and after the Effective Date. 

        3.    INDEMNIFICATION.    The existing Indemnification Agreement
between Macromedia and Executive ("Macromedia Indemnification Agreement") shall cease to have any force or application with respect to acts or omissions
of Executive occurring on or after the Effective Date, but shall remain in force and effect with respect to any acts or omissions of Executive occurring prior to the Effective Date, and the Company
will assume and perform Macromedia's obligations under that agreement with respect to those pre-Effective Date acts or omissions. Executive shall sign the Company's standard form of
executive Indemnity Agreement ("Company Indemnification Agreement") to be effective from and after the Effective Date. The Macromedia Indemnification
Agreement and the Company Indemnification Agreement are referred to hereafter collectively as the "Indemnification Agreements." 

        4.    BENEFITS.    Executive shall be entitled to and shall receive
such pension, profit sharing and fringe benefits such as hospitalization, medical, life and other insurance benefits, paid time off, and short-term disability as the Company may, from time
to time, determine to provide for the key executives of the Company. Executive shall also be entitled to reimbursement for reasonable expenses incurred in connection with his commercial air travel to
and from his principal place of business with the Company and his personal residence in Canada, so long as such travel is otherwise in accordance with the Company's Business Travel and Expense
Reimbursement Policy, or any successor travel policy. If required by applicable tax laws/regulations, such reimbursement will be reported to the appropriate taxing authorities as compensation to
Executive. 

        5.    EXECUTIVE PROPRIETARY INFORMATION AND INVENTIONS
AGREEMENT.    As a condition of his employment, Executive shall execute (on or before the Effective Date) and be bound by the terms of the Company's Employee
Inventions and Proprietary Rights Assignment Agreement (the "Employee Inventions Agreement"); provided,
however, that Section 1 of the Employee Inventions Agreement shall be deemed to be deleted in its entirety and replaced with Section 1 of this Agreement. 

        6.    TERMINATION.    Executive's employment shall terminate
immediately upon Executive's receipt of written notice of termination from the Company, upon the Company's receipt of written notice of termination from Executive, or upon Executive's death. 

        6.1    Surrender of Records and Property.    Upon his termination for
any reason, Executive shall deliver promptly to the Company all equipment, records, manuals, books, data tables or copies thereof, regardless of the underlying media upon which such materials are
recorded, which are property of Macromedia or the Company and which are under Executive's possession and control. 

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        7.    BENEFITS UPON TERMINATION OF EMPLOYMENT.    In the event that
Executive's employment is terminated, he shall be eligible for benefits as follows: 

        7.1    Termination without Cause, for Good Reason or Due to Death or
Disability.    In the event that Executive's employment is terminated by the Company without Cause (as defined in Subsection 7.2), (ii) because of Executive's
death or Disability (as defined in Subsection 7.4), or (iii) voluntarily by Executive for Good Reason (as defined in Subsection 7.3), the Company shall provide Executive with termination
benefits, as follows: 

	(a)
	Executive (or his estate) shall (i) receive a lump sum payment in an amount equal to the sum of his annual rate of base salary
and 100% of his annual target bonus, under the AIP, both at the level in effect immediately prior to his termination, with such payment to be no less than $800,000, less applicable deductions or
withholdings, and (ii) reimburse Executive for any expenses of Executive and his dependents incurred by him, for the one (1)- year period following his termination date, for coverage under the
Consolidated Omnibus Budget Reconciliation Act of 1985, as amended ("COBRA"), or for comparable coverage in the event that Executive is no longer
eligible for COBRA; provided, however, that the Company's obligations to provide the reimbursement described in (ii) is conditioned upon
Executive's cooperation in filling out and submitting any necessary COBRA or other insurance paperwork in a timely manner.

	(b)
	The vesting of the New Option shall immediately accelerate with respect to the number of shares that would have otherwise vested over
the twelve (12) months following Executive's termination date and any vested shares subject to the New Option shall remain exercisable until the earlier of (i) the date one
(1) year following Executive's termination date, or (ii) the expiration date set forth in the applicable stock option agreement.

	(c)
	Each option granted to Executive by the Company pursuant to Subsection 2.6 and each of the Prior Options shall remain exercisable, to
the extent vested and exercisable on the Executive's termination date, until the earlier of (i) the expiration of the applicable option term or (ii) the end of the period specified in
the applicable stock option agreement for the exercise of that option following Executive's termination date.

	(d)
	Prior to the payment of any termination benefits under this Subsection 7.1 or Section 8 below, Executive shall execute a general
release of the claims described in the first sentence of Section 11; provided, however, that such release shall not apply to any of Executive's
rights under the Indemnification Agreements, and shall not extend to any subsequent claims Executive may have with respect to those termination benefits or continued option vesting or exercisability. 

        7.2    Circumstances Under Which Termination Benefits Will Not Be
Paid.    The Company shall not be obligated to provide Executive with the termination benefits described in Subsection 7.1 above (or any other termination benefits)
if Executive's employment is terminated by the Company for Cause or if Executive voluntarily terminates his employment with the Company other than for Good Reason. Upon the termination of Executive's
employment by reason of his Disability or death, the termination benefits under Subsection 7.1 will be provided. For purposes of this Agreement, "Cause"
shall mean (1) Executive's conviction of any felony under federal or state law, or any fraud, misappropriation or embezzlement or (2) Executive's commission of a material violation of
the Executive's Proprietary Information and Inventions Agreement. For purposes of this Agreement, "Good Reason" shall have the meaning set forth and be
determined under Subsection 7.3. 

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        7.3    Termination for Good Reason.    Executive may voluntarily terminate his employment with
the Company for Good Reason if there should occur: 

	(a)
	a material adverse change in Executive's position as the Company's President-WFO causing it to be of materially less
stature or responsibility without Executive's written consent, or a reduction in the level of management to whom Executive reports;

	(b)
	a reduction, without Executive's written consent, in his level of compensation (including base salary and fringe benefits) by more than
ten percent (10%), or a reduction by more than ten percent (10%) in his target bonus formula under any performance-based executive incentive plans;

	(c)
	a relocation of his principal place of employment by more than 50 miles;

	(d)
	a material breach by the Company (including as successor to Macromedia) of either of the Indemnification Agreements and the failure to
cure such breach within thirty (30) days after written notice from Executive identifying such breach; or

	(e)
	a voluntary resignation by the Executive for any reason or no reason during the six month period ending at the close of business on the
first anniversary of the Effective Date or (if such anniversary date is not a business day) on the business day immediately preceding the first anniversary of the Effective Date. 

        7.4    Executive's Disability.    For purposes of this Agreement,
"Disability" means Executive's inability to perform his duties as President-WFO for a period of 180 consecutive days or a period of 180 days during any consecutive twelve-month
period as a result of incapacity due to mental or physical illness as determined by the Board. 

        7.5    Additional Payment Upon Certain Terminations.    Upon Executive's voluntary termination
for Good Reason, termination by reason of Disability or death, or involuntary termination by the Company without Cause (as defined in Subsection 7.2) at any time on or after the Effective Date, or
voluntary termination other than for Good Reason at any time after January 19, 2007, Executive shall be entitled to an additional termination payment (the "Additional
Payment"). The Additional Payment shall be equal to five million dollars ($5,000,000), less (i) any gain Executive received from the sale, prior to Executive's
employment termination date, of shares awarded pursuant to the Prior Options, the New Option, any other stock options or stock awards granted Executive pursuant to Subsection 2.6, and the New Stock
Award; (ii) (A) the difference between the fair market value (on Executive's employment termination date) of then unexercised (or exercised but not yet sold) vested (including
accelerated vesting under this Section 7 or Section 8 as applicable) shares awarded pursuant to the Prior Options, the New Option and any other stock options granted Executive pursuant
to Subsection 2.6 and (B) the exercise price of those shares; and (iii) the fair market value (on Executive's employment termination
date) of vested (including accelerated vesting under this Section 7 or Section 8 as applicable) shares still held by Executive that were awarded pursuant to the New Stock Award and any
other stock awards granted Executive pursuant to Subsection 2.6. 

        8.    CERTAIN TERMINATIONS THROUGH THE FIRST ANNIVERSARY OF THE EFFECTIVE
DATE.    Should any of the following events occur at or before the close of business on the first anniversary of the Effective Date or (if such anniversary date is
not a business day) on the business day immediately preceding the first anniversary of the Effective Date: (i) the Executive's voluntary termination of his employment for Good Reason,
(ii) the termination of Executive's employment without Cause by the Company or (iii) the termination of Executive's employment by reason of his death or Disability, then 

5

 

in
lieu of the benefits set forth in Subsection 7.1 above, the following benefits shall become due and payable: 

	8.1
	Executive (or his estate) shall (i) receive a lump sum payment in an amount equal to the sum of his annual rate of base salary
and 100% of his annual target bonus under the AIP, both at the level in effect at the time of such termination or, if greater, at the level in effect immediately prior to the Closing, with such
payment to be not less than $800,000, and (ii) be reimbursed for any expenses of Executive and his dependents incurred by him, for the one (1) year period following his termination date,
for COBRA coverage, or for comparable coverage in the event that Executive is no longer eligible for COBRA; provided, however, that the Company's
obligations to provide the reimbursement described in (ii) is conditioned upon Executive's cooperation in filling out and submitting any necessary COBRA or other insurance paperwork in a timely
manner.

	8.2
	The New Option and the New Stock Award shall, to the extent outstanding at the time of the Executive's termination but not otherwise
fully vested, vest in full on Executive's termination date. The New Option shall remain exercisable until the earlier of (i) the first anniversary of Executive's termination date, and
(ii) the expiration date of the New Option as set forth in the applicable stock option agreement. Notwithstanding the foregoing, solely for purposes of determining whether Executive shall be
entitled to the accelerated vesting described in this Subsection 8.2, Executive shall be deemed to have terminated his employment for Good Reason only if Executive does not voluntarily terminate his
employment until the close of business on the first anniversary of the Effective Date or (if such anniversary date is not a business day) on the business day immediately preceding the first
anniversary of the Effective Date.

	8.3
	Each option granted to Executive by the Company pursuant to Subsection 2.6 and each of the Prior Options shall remain exercisable, to
the extent vested and exercisable on the Executive's termination date, until the earlier of (i) the expiration of the applicable option term or (ii) the end of the period specified in
the applicable stock option agreement for the exercise of that option following the Executive's termination date.

	8.4
	Upon Executive's voluntary termination (whether or not for Good Reason), termination by reason of Disability or death, or termination
by the Company without Cause (as defined in Subsection 7.2), Executive shall be entitled to the Additional Payment.

	8.5
	Should Executive resign for any reason or no reason at the close of business on the first anniversary of the Effective Date or (if such
anniversary date is not a business day) on the business day immediately preceding the first anniversary of the Effective Date, Executive shall be entitled to both the full $1,000,000 retention bonus
under Subsection 2.4 of this Agreement and all of his termination benefits under this Section 8. 

        9.    LIMITATION ON TERMINATION BENEFITS.    In the event that any
payments or benefits to which Executive becomes entitled pursuant to Sections 7 or 8 of this Agreement would otherwise constitute a parachute payment under Section 280G of the Internal Revenue
Code (the "Code"), then such payments and benefits will be reduced to the extent necessary to assure that Executive receives only the  greater
of (i) the amount of those payments and/or benefits which would not constitute such a parachute payment or (ii) the amount of
those payments and/or benefits that would yield Executive the greatest after-tax amount of such payments and/or benefits after taking into account any excise tax imposed on those payments
and benefits (or on any other benefits to which the Executive may be entitled in connection with the Macromedia Change in Control) pursuant to Section 4999 of the Code. 

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        10.    MISCELLANEOUS PROVISIONS.    

        10.1    No Duplication of Benefits.    The payments and benefits
provided under Section 7 or Section 8 of this Agreement shall not be in addition to any payments and benefits to which Executive may be entitled under the Plan. To the extent Executive
becomes entitled to payments and benefits under either Section 7 or Section 8 of this Agreement, and under the Plan, he shall only be entitled to receive the payments and benefits under
the termination benefit program (Section 7 or Section 8 of this Agreement, or the Plan) that provides him with the greater dollar amount of payments and benefits. 

        10.2    Code Section 280G.    Both Executive and the Company
shall take a reasonable and consistent position with respect to the characterization of any payments and benefits due to Executive hereunder which might be treated as potential parachute payments
under Code Section 280G, and both parties will act in a reasonable manner to minimize Executive's parachute payment exposure to the maximum extent allowed by applicable law or regulation.
Without limiting the foregoing, Executive and the Company agree that a reasonable valuation shall be assigned to any restrictive covenants which remain in effect for Executive under his
April 17, 2005 Non-Competition Agreement with the Company (the "Non-Compete Agreement") following his termination date,
and the amount of his potential parachute payment shall be reduced by the value of those restrictive covenants to the extent consistent with Section 280G of the Code and the Treasury
Regulations thereunder. 

        10.3    Code Section 409A.    Notwithstanding any provision to
the contrary in this Agreement, no termination benefits to which Executive becomes entitled under Section 7 or Section 8 shall be provided to Executive prior to the  earlier of
(i) the expiration of the 6-month period measured from the date of his "separation from service" with the Company (as such
term is defined in Treasury Regulations issued under Code Section 409A) or (ii) the date of his death, if the Executive is deemed at the time of his separation from service to be a "key
employee" for purposes of Code Section 416(i) and such delayed commencement is otherwise required in order to avoid a prohibited distribution under Code Section 409A(a)(2)(b)(i).
Upon the expiration of the applicable Code Section 409A(a)(2) deferral period, all payments deferred pursuant to this Subsection 10.3 (whether they would have otherwise been payable in a single
sum or in installments in the absence of such deferral) shall be paid in a lump sum to the Executive, and any remaining payments due under this Agreement shall be paid as provided herein. Executive
shall be entitled to interest on any deferred benefits and payments hereunder, with interest accruing for the period any such benefits and payments are actually delayed. Interest will accrue at a per
annum rate equal to the lowest corporate borrowing rate available to the Company on the first date of any such deferral period. 

        11.    DISPUTE RESOLUTION.    In the event of any dispute or claim
arising out of or relating to Executive's employment relationship with the Company, the termination of that relationship, or this Agreement (including, but not limited to any claims of wrongful
termination, breach of contract, fraud, infliction of emotional distress, or age, sex, race, national origin, disability, religious or other discrimination, harassment or retaliation), Executive and
the Company agree that all such disputes or claims shall be resolved by means of a court trial conducted by the Santa Clara County Superior Court or the federal district court for the Northern
District of California, and Executive and the Company agree that such courts will have personal and subject matter jurisdiction over all such disputes or claims. Executive and the Company hereby
irrevocably waive any and all rights to have such disputes or claims tried by a jury. Executive and the Company further agree that if, and only if, this jury waiver shall, for any reason, be held to
be invalid or unenforceable, then any dispute or claim between the parties will be fully, finally and exclusively resolved by binding arbitration to the fullest extent permitted by law. The
arbitration will be conducted by the American Arbitration Association in Santa Clara County, California, or such other location as may be agreed to by Executive and the Company in 

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writing.
Any arbitration pursuant to this paragraph will be conducted under the AAA's National Rules for the Resolution of Employment Disputes in effect at the time the dispute arises, which rules may
be found on the AAA's website at www.adr.org. 

        12.    GENERAL.    

        12.1    Waiver.    Neither party shall, by mere lapse of time, without
giving notice or taking other action hereunder, be deemed to have waived any breach by the other party of any of the provisions of this Agreement. Further, the waiver by either party of a particular
breach of this Agreement by the other shall neither be construed as, nor constitute a, continuing waiver of such breach or of other breaches by the same or any other provision of this Agreement. 

        12.2    Severability.    If for any reason a court of competent
jurisdiction or arbitrator finds any provision of this Agreement to be unenforceable, the provision shall be deemed amended as necessary to conform to applicable laws or regulations, or if it cannot
be so amended without materially altering the intention of the parties, the remainder of the Agreement shall continue in full force and effect as if the offending provision were not contained herein. 

        12.3    Notices.    All notices and other communications required or
permitted to be given under this Agreement shall be in writing and shall be considered effective upon personal service or upon depositing such notice in the U.S. Mail, postage prepaid, return receipt
requested and addressed to the General Counsel of the Company as its principal corporate address, and to Executive at his most recent address shown on the Company's corporate records, or at any other
address which he may specify in any appropriate notice to the Company. 

        12.4    Counterparts.    This Agreement may be executed in any number
of counterparts, each of which shall be deemed an original and all of which taken together constitute one and the same instrument and in making proof hereof it shall not be necessary to produce or
account for more than one such counterpart. 

        12.5    Entire Agreement/Modification.    The parties hereto
acknowledge that each has read this Agreement, understands it, and agrees to be bound by its terms. The parties further agree that this Agreement, the Indemnification Agreements, the Employee
Inventions Agreement, the Non-Compete Agreement, and the agreements evidencing the Prior Options (together with the Vesting Acceleration Resolution for those Prior Options), the New
Option, the New Stock Award and any stock options awarded to Executive pursuant to Subsection 2.6 of this Agreement, constitute the complete and exclusive statement of the agreement between the
parties concerning the subject of Executive's employment with the Company, and they supersede the Employment Agreement (which is of no further force or effect), any other prior employment agreement
(and any amendments thereto), the Vesting Acceleration Resolution (except as it applies to the Prior Options) and all other proposals (oral or written), understandings, representations, conditions,
covenants, and all other communications between the parties relating to the subject matter hereof. This Agreement may not be modified or amended except by a subsequent written agreement signed by
Executive and an authorized officer of the Company. 

        12.6    Assignment and Successors.    The Company shall have the right
to assign its rights and obligations under this Agreement to an entity which acquires substantially all of the assets of the Company. The rights and obligation of the Company under this Agreement
shall inure to the benefit and shall be binding upon the successors and assigns of the Company. Any payments or benefits which become due under this Agreement in connection with the Executive's death
shall be paid to his designated beneficiary(ies) or, in the absence of such designation, to the personal representative or administrator of his estate. In view of the personal nature of the services
to be provided by Executive, he may not assign any of his obligations hereunder. 

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        12.7    Conditions.    The effectiveness of this Amended and Restated
Employment Agreement is conditioned upon (i) the appropriate verification of Executive's identity and right to work in the United States, (ii) successful completion of a background check
on Executive within 30 days prior to the anticipated date of the Closing, (iii) the closing of the Macromedia Change in Control, and (iv) Executive's completion of Attachment A
(the embargoed country questionnaire). 

        IN WITNESS WHEREOF, the parties have executed this AMENDED AND RESTATED EMPLOYMENT
AGREEMENT on the date first above written. 

	ADOBE SYSTEMS INCORPORATED	 	ACCEPTED BY EXECUTIVE
	 	 	 	 	 
	 	 	 	 	 
	By:	 	/s/ Bruce Chizen
	 	/s/ Stephen Elop
 Stephen Elop
	Name:	 	Bruce Chizen
	 	 
	Title:	 	CEO
	 	 

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QuickLinks

Exhibit 10.1

AMENDED AND RESTATED EMPLOYMENT AGREEMENT

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