Document:

EX-10.26

 Exhibit 10.26 

LEASE 
 Between 

0937847 B.C. LTD. 
 and

 OMNI CIRCUIT BOARDS LTD. 

 THIS LEASE is dated for reference December 15, 2017 

 

			
	 BETWEEN:
	  	
		
		  	0937847 B.C. LTD.
		  	23196 Francis Avenue
		  	Fort Langley, BC V1M 2S3
		
		  	(the “Landlord”)
		
	 AND:
	  	
		
		  	OMNI CIRCUIT BOARDS LTD.
		  	#3, 12760 Bathgate Way
		  	Richmond, BC V6V 1Z4
		
		  	(the “Tenant”)

 In consideration of the covenants and agreements in this Lease, the Landlord and the Tenant covenant and agree as follows:

  

	1	 INTERPRETATION 

 

	1.1	 Lease Summary 

The following lease summary of basic terms is attached to and forms a part of this Lease: 

 

					
	        
	 	 (a)   Landlord:
	  	 0937847 B.C. Ltd.
 23196
Francis Avenue
 Fort Langley, BC V1M 2S3
 E-mail: [*****]
 Telephone: [*****]

			
		 	 (b)   Tenant:
	  	 Omni Circuit Boards Ltd. 
 #3,
12760 Bathgate Way
 Richmond, BC V6V 1Z4
 Attention:
President

			
		 	 (c)   Premises:
	  	 Unit 3 & Unit 4 together referred to as the “Premises”:

 
 Unit 3,12760 Bathgate Way Richmond V6V 1Z4, legally described:

Strata Lot 45 Section 30 Block 5 North Range 5 West New Westminster

District Strata Plan NW1200
  

Unit 4, 12760 Bathgate Way Richmond V6V 1Z4, legally described:

Strata Lot 45 Section 30 Block 5 North Range 5 West New Westminster

District Strata Plan NW1200

			
		 	 (d)   Leasable Area:
	  	 Unit 3: 3,540 square feet
 Unit 4:
3,604 square feet
 Aggregate Total: 7,144 square feet

					
		 	 (e)   Term:
	  	5 years from the Commencement Date, plus any Renewal Term
			
	        
	 	 (f)   Commencement Date
	  	The Term will commence on the Closing Date as defined in the Purchase Agreement between Paul James Jackson and D-Wave Systems Inc. (the “Commencement Date”)
			
		 	 (g)   Expiry Date
	  	The Term will expire on the later of that date that is five years from the Commencement Date and the last date of any Renewal Term.
			
		 	 1.  Basic Rent:
	  	

  

													
	 Year of Term
	  	Rate per square
foot per annum of
Leaseable Area	 	  	Annual Rent	 	  	Monthly
Installment	 
	Years 1-5	  	$	10.50	 	  	$	75,012.00	 	  	$	6,251.00	 

  

					
		 	 2.  Additional Rent The Estimate for the Tenant’s Additional Rent for
the first Year of the term is $1,409.00

			
	   
	 	 (h)   Deposit:
	  	$12,502.00 held by the Landlord in accordance with Section 3.9 of this Lease.
			
		 	 (i) Permitted Use:
	  	General office use, activities related to [*****]
			
		 	 (j) Additional Terms:
	  	See Schedule B for options to renew
		 		  	See Schedule C for right of first refusal
		
		 	 1.2  Definitions. In this Lease:

  

	 	(a)	 “Additional Rent” means: 

 

	 	(i)	 Strata Fees; 

  

	 	(ii)	 Property Taxes; 

  

	 	(iii)	 management fee equivalent to 2.5% of the Basic Rent; 

 

	 	(iv)	 all other sums which may be payable to the Landlord hereunder or reimbursable to the Landlord hereunder,
including, without limitation, all interest and penalties payable by the Tenant hereunder, whether or not such sums are referred to as Rent or Additional Rent or otherwise, but Additional Rent will not include the Basic Rent; 

 

	 	(b)	 “Basic Rent” means the amount specified as such in Section 1.1, the Lease Summary;

  

	 	(c)	 “Buildings” means collectively the commercial buildings, improvements, structures and facilities
erected or to be erected on or under the Lands and all expansions, alterations, additions and relocations thereto, within, upon or under the Lands; 

  

	 	(d)	 “Commencement Date” means the date specified as such in Section 1.1, the Lease Summary;

  

	 	(e)	 “Common Property” has the same definition as “common property” in the Strata Property Act
with respect to the Strata Plan; 

  
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	 	(f)	 “Expiry Date” means the date specified as such in Section 1.1, the Lease Summary;

  

	 	(g)	 “GST” means the tax levied under the Excise Tax Act (Canada) as the same may be amended or
substituted from time to time; 

  

	 	(h)	 “Lands” means all of those lands which form part of the Strata Plan and includes all the Buildings
thereon from time to time; 

  

	 	(i)	 “Landlord” means the owner or the mortgagees in possession for the time being of the Premises only
during and in respect of their respective periods of interest in the Premises; 

  

	 	(j)	 “Lease” means this agreement together with all Schedules attached hereto; 

 

	 	(k)	 “Leasable Area” means the aggregate of the areas specified in the Lease Summary in Section 1.1;

  

	 	(l)	 “Leasehold Improvements” means all fixtures (other than the Tenant’s trade fixtures),
improvements, additions, partitions, equipment, and alterations from time to time made to or installed in the Premises by any person; 

  

	 	(m)	 “Premises” means the portion of the Building shown outlined in heavy dark lines and identified as on
the plan attached hereto as Schedule A, together with the Leasehold Improvements; 

  

	 	(n)	 “Prime Rate” means the rate of interest, expressed as an annual rate, at the relevant time or times,
being charged by the Royal Bank of Canada, Main Branch, Vancouver, B.C., as its “prime rate” to its most favoured commercial customers at the time; 

  

	 	(o)	 “Renewal Term” means the optional renewal period described in Schedule B; 

 

	 	(p)	 “Rent” means the Basic Rent and the Additional Rent; 

 

	 	(q)	 “Rental Year” means each successive twelve (12) calendar month period (or part thereof)
throughout the Term commencing on the Commencement Date; 

  

	 	(r)	 “Roof means the roof membrane, roof insulation, and roof deck of the Building; 

 

	 	(s)	 “Sales Taxes” means any and all taxes, fees, levies, charges, assessments, rates, duties, and excises
(whether characterized as sales taxes, purchase taxes, goods and services taxes, or any other form) which are imposed on the Landlord, which the Landlord is liable to pay or which the Landlord is liable to collect and remit, and which are levied,
rated, or assessed on the act of entering into this Lease or otherwise on account of this Lease, on the use or the occupancy of the Premises or any portion thereof, on the Rent payable under this Lease or any portion thereof, or in connection with
the business of renting the Premises or any portion thereof to the Tenant, including, without limitation, GST; 

  

	 	(t)	 “Schedule” means the following schedules which form part of this lease: 

 

			
	Schedule “A”–	 	Strata Plan
	Schedule “B”–	 	Options to renew
	Schedule “C”–	 	Right to first refusal
	Schedule “D”–	 	Prohibited uses
	Schedule “E”–	 	Strata Bylaws

  
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	 	(u)	 “Sign” means any sign, picture, notice, lettering, direction, or other advertising or informational
device of whatever nature; 

  

	 	(v)	 “Strata Fees” means any amounts or operating costs determined by the Strata Corporation, including
without limitation, monthly strata fees and any special levies assessed against the Premises; 

  

	 	(w)	 “Strata Corporation” means NW1200, being the strata corporation which was created by the deposit of
the Strata Plan in the Land Title Office. The owners of the strata lots in the Strata Plan are the members of the Strata Corporation under the name “The Owners, Strata Plan NW1200”; 

 

	 	(x)	 “Strata Plan” means Strata Plan NW1200 which is attached as Schedule A of this Lease;

  

	 	(y)	 “Strata Property Act” means the Strata Property Act [SBC 1998] Chapter 43; 

 

	 	(z)	 “Taxes” means all taxes, fees, levies, charges, assessments, rates, duties, and excises which are now
or may during the Term be levied, imposed rated, or assessed upon or with respect to the Premises or any part thereof or any personal property used therefor, whether levied, imposed, rated, or assessed by the government of Canada, the government of
British Columbia, or any political subdivision, political corporation, district, municipality, city, or other political or public entity, and whether or not now customary or in the contemplation of the parties on the Commencement Date. Without
restricting the generality of the foregoing, Taxes will include all: 

  

	 	(i)	 real property taxes, general and special assessments, and capital taxes; 

 

	 	(ii)	 taxes, fees, levies, charges, assessments, rates, duties, and excises for transit, housing, schools, police,
fire, or other governmental services, or for purported benefits to the Premises; and 

  

	 	(iii)	 local improvement taxes, service payments in lieu of taxes, and taxes, fees, levies, charges, assessments,
rates, duties, and excises, however described, that may be levied, rated, or assessed as a substitute for, or as an addition to, in whole or in part, any property taxes or local improvement taxes; 

 

	 	(aa)	 “Term” means the term specified in the Section 1.1, including the Renewal Term , if any;

  

	 	(bb)	 “Transfer” means any transfer, assignment, charge, mortgage, sublease, licence, sharing of
possession, parting with possession, or any other disposition of this Lease or any estate or interest therein or the Premises or any part thereof, including without limitation a transfer by operation of law; and 

 

	 	(cc)	 “Transferee” means any person to whom a Transfer is made or intended to be made.

 1.3    Statutory references. Unless otherwise specified, each reference to a statute is
deemed to be a reference to that statute, and to the regulations made under that statute, as amended or re-enacted from time to time. 

1.4    Number and gender. Unless otherwise specified, words importing the singular include the plural and vice
versa and words importing gender include all genders. 

  
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 1.5    Time of day. Unless otherwise specified, references
to time of day or date mean the local time or date in Richmond, British Columbia. 
 1.6    Use of the word
“including”. The word “including” when following any general term or statement will not be construed as limiting the general term or statement to the specific matter immediately following the word
“including” or to similar matters, and the general term or statement will be construed as referring to all matters that reasonably could fall within the broadest possible scope of the general term or statement. 

1.7    Currency. All reference to amounts of money mean lawful currency of Canada. 

1.8    Extent of obligations. Whenever the Landlord or the Tenant is obliged to observe or perform an
obligation under this Lease, such obligation will extend throughout the Term and any Renewal Term and, except to the extent otherwise stated in this Lease, throughout any period of overholding. 

1.9    Governing law. This Lease and each of the documents contemplated by or delivered under or in connection
with this Lease are governed exclusively by, and are to be enforced, construed and interpreted exclusively in accordance with, the laws of British Columbia and the laws of Canada applicable in British Columbia which will be deemed to be the proper
law of this Lease. 
 1.10    Severability. Each provision of this Lease is severable. If any provision of
this Lease is or becomes illegal, invalid or unenforceable in any jurisdiction, the illegality, invalidity or unenforceability of that provision will not affect 
  

	 	(a)	 the legality, validity or enforceability of the remaining provisions of this Lease, or 

 

	 	(b)	 the legality, validity or enforceability of that provision in any other jurisdiction, except that if:

  

	 	(c)	 on the reasonable construction of this Lease as a whole, the applicability of the other provision presumes the
validity and enforceability of the particular provision, the other provision will be deemed also to be invalid or unenforceable, and 

  

	 	(d)	 as a result of the determination by a court of competent jurisdiction that any part of this Lease is
unenforceable or invalid and, as a result of this sections, the basic intentions of the parties in this Lease are entirely frustrated, the parties will use all reasonable efforts to amend, supplement or otherwise vary this Lease to confirm their
mutual intention in entering into this Lease. 

 1.11    Time of essence. Time is of
the essence of this Lease. 
 1.12    Relationship. The relationship of the parties is that of
landlord and tenant and neither anything set forth herein, nor any act of either the Landlord or the Tenant, will create, or be deemed or construed to create, any other relationship including principal/agency, partnership or joint venture. 

 

	2	 DEMISE AND TERM 

2.1    Demise. The Landlord, in consideration of the rents, covenants, agreements and conditions herein to be
paid, observed and performed by the Tenant, does hereby demise and lease to the Tenant the Premises for the Term and the Tenant hereby accepts that demise and lease. 

2.2    Term. The Term will consist of the number of years set out in section 1.1, commencing on the
Commencement Date. 

  
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	3	 RENT 

3.1    Basic Rent and Additional Rent. The Tenant will pay to the Landlord during the Term the following Rent
payable to the Landlord’s specified in section 1.1, the Lease Summary or at such other place as the Landlord may from time to time designate in writing, in the following instalments: 

 

	 	(a)	 the Basic Rent (plus applicable Sales Tax) payable in advance in consecutive monthly instalments on the first
day of each and every month in each and every year of the Term, commencing on the Commencement Date and continuing until and including the first day of the month in which the Expiry Date falls; 

 

	 	(b)	 the Additional Rent payable in advance in consecutive monthly instalments on the first day of each and every
month in each and every year of the Term, commencing on the Commencement Date and continuing until and including the first day of the month in which the Expiry Date falls, unless indicated otherwise in this Lease; 

 

	 	(c)	 If the Term commences on any day other than the first day of a calendar month or ends on any day other than the
last day of the calendar month, all Rent for the fractions of a month at the commencement or expiration of the Term will be pro-rated on a per diem basis based on a period of three hundred sixty five
(365) days or three hundred sixty six (366) days, as the case may be; and 

  

	 	(d)	 if any of the Tenant’s payments to the Landlord are dishonored on presentation, the Landlord will be
entitled to payment of $100.00 to the Landlord for each dishonored payment. 

 3.2    Reporting on
Tenant’s Additional Rent and Sales Tax. The Landlord will have the right to make reasonable estimates of the amount of Additional Rent and Sales Tax for each Rental Year during the Term. As soon as reasonably practical following
the end of each Rental Year of the Term, the Landlord will deliver to the Tenant a statement showing the actual amount of the Tenant’s Additional Rent and Sales Tax. The Tenant will have the right to audit the statement and the Landlord will
provide the Tenant with all information reasonably requested by the Tenant to perform the audit. If the Tenant disputes the audit statement the tenant must request the audited statement within 30 business days of receiving the audit statement. If an
overpayment of the Tenant’s Additional Rent or Sales Tax has been made by the Tenant, the Landlord will credit such amount to the Additional Rent or Sales Tax for the next ensuing period or, if there is no ensuing period, such amount will be
forthwith paid to the Tenant. If an amount remains owing to the Landlord in respect of the Additional Rent or Sales Tax, the Tenant will pay such amount forthwith to the Landlord. The covenants contained in this section 3.2 will survive the
termination or expiration of this Lease, notwithstanding anything in this Lease to the contrary. 
 3.3    Interest on
amounts in arrears. When Rent, including any interest accrued thereon, payable hereunder by the Tenant to the Landlord is in arrears, the same will bear interest at a rate equal to 4% per annum above the Prime Rate at the time such
Basic Rent or Additional Rent became due, compounded monthly, from the date such rent became due to and including the date of payment. The Landlord will have all remedies for the collection of such interest as it has for the recovery of Basic Rent
in arrears. 
 3.4    Net lease. This is a carefree net lease to the Landlord, and it is the mutual
intention of the parties hereto that the Basic Rent to be paid hereunder shall be net to the Landlord, clear of all taxes, costs and charges arising from or relating to the Premises. 

3.5    Irregular periods. If, for any reason, it becomes necessary to calculate Basic Rent or Additional Rent
for irregular periods, an appropriate pro rata adjustment will be made on a daily basis in order to compute such rent for such irregular periods, unless otherwise expressly set out in this Lease. 

  
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 3.6    Dispute as to costs. If the Tenant disputes the
amount of any money to be paid by the Tenant to the Landlord pursuant to this Lease and the parties are not able to mutually agree on the amount owing within 60 days of the Tenant’s notice to the Landlord of such dispute, the certificate of an
independent chartered accountant or a certified general accountant appointed by mutual agreement of the Landlord and the Tenant will determine such amount. The cost of obtaining such certificate will be borne equally by the parties unless the tenant
requests this on more than 3 occasions over the term of the lease, after which, any costs of obtaining such certificate will be borne by Tenant. 

3.7    Landlord’s taxes. Subject to the obligation of the Tenant to pay the Additional Rent, the Landlord
will pay all Taxes with respect to the Premises as and when due, subject to lawful deferral. 
 3.8    Electronic
Transfer. The Tenant will make all Rent payments by way of electronic transfer to the Landlord. 

3.9    Deposit. The Landlord acknowledges receipt from the Tenant of a security deposit in the sum set out in
section 1.1 to be held by the Landlord and returned to the Tenant upon the expiry of the Term, provided that the Tenant vacates the Premises by no later than the expiry date of this Lease and leaves same in good order, condition and repair, in
accordance with the Tenant’s obligation to repair and maintain, and free and clear of all encumbrances, and that the Tenant has paid all amounts due to the Landlord pursuant to this Lease. If at any time during the Term or upon expiration of
the Term, the Tenant fails to observe or perform any of its material obligations as defined in section 14.2 under this Lease, the Landlord may, in addition to its other rights under this Lease or at law or in equity, apply the deposit, or so much
thereof as is necessary, to reimburse the Landlord for actual loss or damage the Landlord has suffered by reason of the Tenant’s breach. If the Landlord so applies the whole or part of the deposit during the Term, the Tenant will remit to the
Landlord forthwith a sum equal to the amount so applied by the Landlord. 
 3.10    Tenant’s Taxes and Other
Charges. The Tenant will pay, as and when due, to the government authority or person to which same are owing or are by law to be paid or to the Landlord pursuant hereto, all taxes, license fees, rates, duties, excise, local
improvement charges and assessments as well as any costs or penalties in lieu thereof or in addition thereto due to the actions of the Tenant (collectively the “Charges”) imposed, levied, assessed or charged during the Term upon or
relating to: 
  

	 	(a)	 operations at, occupancy of, or conduct of business in or from the Premises either by or with the permission of
the Tenant; 

  

	 	(b)	 fixtures or personal property in the Premises which have been installed or placed therein by or for the benefit
of the Tenant; 

  

	 	(c)	 rent paid or payable by the Tenant to the Landlord for the Premises or for the use and occupancy of all or any
part thereof; 

  

	 	(d)	 electricity, light, heat, power, water, telephone and utilities of whatever nature or kind (including works and
services in connection therewith) used in or supplied to or for the benefit of the Premises; and 

  

	 	(e)	 goods and services which the Landlord, at the Tenant’s request, provides or causes to be provided to or
for the benefit of the Tenant on the Premises; 

 whether or not such Charges are payable at law by the Tenant or by the Landlord and
whether or not same are allocated separately in respect of the Premises. The Landlord’s rights with respect to the collection of rent will apply equally to the Landlord’s rights to recover from the Tenant all such Charges. Upon request by
the Landlord, the Tenant will deliver promptly to the Landlord evidence satisfactory to the Landlord of payment of all such Charges. 
  

	4	 USE, OCCUPANCY OF THE PREMISES; PROVISION OF LANDLORD’S SERVICES 

  
 7 

 4.1    Examination of Premises. The Tenant will inspect the
Premises prior to commencement of the Term and the taking of possession of the Premises will be conclusive evidence as against the Tenant that, at the time of possession, the Premises were in good and satisfactory condition. 

4.2    Possession. The Tenant will take possession of the Premises on the Commencement Date. 

4.3    Use of Premises. The Tenant will not use or permit the Premises or any part thereof to be
used for any purpose other than that set out in section 1.1, provided that at no time will the Premises be used for any activity prohibited by the bylaws and rules and regulations relating to Strata Plan NW1200 in Schedule E 

4.4    Prohibited uses. Without limiting the generality of section 4.4, the Tenant will not conduct or
advertise on or from the Premises as any part of its business any activities that are deemed as ineligible activities by the Landlord’s mortgagee, as set out in Schedule D. 

4.5    No nuisance, overloading or waste. At no time during the Term will the Tenant carry on or permit or
suffer to be carried on in the Premises or elsewhere on the Lands anything which is noxious or offensive or which constitutes a public or private nuisance or which annoys or disturbs or causes nuisance or damage to the occupiers or owners of lands
and premises adjoining or in the vicinity of the Premises or the Lands. The Tenant will not permit any overloading of the floor of the Premises. The Tenant will not cause any waste or damage to the Premises. 

4.6    Exterior Signage: Subject to government approvals, municipal requirements, compliance with the
Landlord’s signage criteria and the Landlord’s prior written approval, acting reasonably, the Tenant may install and maintain signage on the exterior of the Premises. The Tenant is responsible for obtaining and paying for its signage,
graphics work and utility costs. For greater certainty, all signage must be approved by the Landlord prior to installation. 

4.7    Tenant’s other signs. Except as set out in section 4.6, the Tenant will not erect, paint, display,
place, affix or maintain or permit to be erected, painted, displayed, placed, affixed or maintained any sign, awning, decoration, picture, lettering, symbol or notice of any nature or kind whatsoever (herein called the “Signs”) either on
the exterior walls or doors of the Premises or within the Premises if any such Signs are visible from the exterior thereof or in the Common Property without first obtaining the Landlord’s written consent, which consent may be subject to the
Strata Corporation and which may not be unreasonably withheld by the Landlord. The Tenant, at its cost, will acquire all requisite statutory permits which may be required by law to erect or maintain any such approved Signs. The Tenant will cause any
Signs to be maintained in a proper state of repair and will indemnify and save harmless the Landlord from all personal injuries or property damage or loss to any person caused by the existence of any such Signs. 

4.8    Condition of Premises. The Tenant will not permit the Premises to become untidy or unsightly and will
not permit refuse to accumulate therein. 
 4.9    Not to affect Landlord’s or Strata Corporation’s
insurance. The Tenant will not to the best of it’s knowledge do or omit to do or permit to be done or omitted to be done on the Premises or elsewhere on the Lands anything which would directly or indirectly cause the
insurance premiums in respect of the Lands, Building or liability insurance to be increased. If any insurance policy of the Landlord or the Strata Corporation is cancelled or threatened to be cancelled by an insurer, or if the Landlord or the Strata
Corporation, acting reasonably, believe that any insurance policy of the Landlord or the Strata Corporation may be cancelled by an insurer by reason of the use and occupation of the Premises by the Tenant or by an assignee, sub-tenant or anyone permitted by the Tenant to be on the Premises, then the Landlord acting reasonably, may deliver a period of notice as may be possible under the circumstance for the Tenant to remedy such
situation as a result of which the threatened cancellation has arisen and so long as the holder of the policy evidencing the Landlord or Strata Corportion insurance shall permit the correction of such condition or conditions without cancellation of

  
 8 

 
the Landlord’s Insurance or the Strata Corporation Insurance and the Tenant proceeds expeditiously to correct the said condition or conditions. If the Tenant has not remedied same within
such time period then the Landlord, at its option and without prejudice to its other rights and remedies, may terminate this Lease at any time thereafter upon written notice to the Tenant. In the event of such termination the Tenant will immediately
deliver up vacant possession of the Premises to the Landlord and the Landlord may re-enter and take possession of same and, at its option and at the expense of the Tenant, may rectify the situation which was
the cause of such cancellation or threatened cancellation. 
 4.10    Odour control. Without limiting the
generality of section 4.9 of this Lease, where odour is emitted from the Premises due to the Tenant’s actions, the Tenant will supply, install and maintain during the Term of this Lease, sufficient odour control systems to ensure compliance
with section 4.9 and any rules and regulations of the Strata Corporation. The Tenant will ensure that all such systems are designed in accordance with sound engineering practice and comply with all applicable government requirements, codes and
regulations. The Tenant will be solely responsible for all costs associated with the design, supply, installation, legal compliance and maintenance of all such systems and equipment. 

4.11    Zoning. The Tenant will be solely responsible for ensuring that its use of the Premises complies with
all applicable zoning bylaws. 
  

	5	 ASSIGNMENT, SUB-LETTING AND SALE 

5.1    Consent required. The Tenant covenants with the Landlord not to assign, sublet or transfer the Lease of
the premises without first obtaining the Landlord’s consent in writing which consent may not be unreasonably withheld. In spite of any assignment, sublet or transfer, the Tenant will remain fully liable to perform all the terms, conditions and
covenants of this Lease. The Landlord shall be entitled to assign it interest as Landlord under this lease to an affiliate or subsidiary of the Landlord (as defined in the Canada Business Corporations Act) upon providing notice of such
assignment to the Tenant 
 5.2    No advertising of the Premises. The Tenant will not advertise the whole
or any part of the Premises or this Lease for purposes of a Transfer and will not print, publish, post, display or broadcast any notice or advertisement to that effect, and will not permit any broker or other person to do any of the foregoing,
unless the complete text and format of any such notice, advertisement, or offer is first approved in writing by the Landlord, such consent not to be unreasonably withheld. Without in any way restricting or limiting the Landlord’s right to
refuse any text or format on other grounds, any text or format proposed by the Tenant will not contain any reference to the rental rate for the Premises. 

5.3    Landlord’s conveyance. Should the tenant not exercise the Tenant’s Right of First Refusal set
out in Schedule C, the Landlord may convey or assign or otherwise divest itself of its interest in the Lands provided that the transferee is responsible for the compliance with the obligations of the Landlord under the lease, the Landlord will be
relieved of its obligations under this Lease from and after the effective date of such conveying, assigning or divesting, except for the obligation to account to the Tenant for any monies then due and payable to the Tenant by the Landlord pursuant
to this Lease. 
  

	6	 COMPLIANCE WITH LAWS AND BUILDERS’ LIENS 

6.1    Compliance with laws. The Tenant, during the Term and at its own expense, will promptly comply with all
statutory requirements of every competent federal, provincial, municipal, regional and other statutory authority and all requirements of fire insurance underwriters in force from time to time during the Term which relate to the Tenant’s use of
the Premises or the making by the Tenant of any alterations, replacements, changes, improvements, repairs or additions to the Premises or the conduct by the Tenant of any business conducted in or from the Premises or on the Lands. 

  
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 6.2    Builders’ liens. The Tenant will not
suffer or permit any lien under the Builders Lien Act or like statute to be registered against title to the Tenant’s leasehold interest in the Premises or against title to the Lands by reason of labour, services or materials supplied or
claimed to have been supplied to the Tenant or anyone holding any interest through or under the Tenant during the Term. If any such lien is registered, the Tenant will procure registration of its discharge forthwith after the lien has come to the
notice of the Tenant. If the Tenant desires to contest in good faith the amount or validity of any lien and has so notified the Landlord and if the Tenant has deposited with the Landlord or has paid into Court to the credit of the lien action, the
amount of the lien claim plus an amount for costs, then the Tenant may defer payment of such lien claim for a period of time sufficient to enable the Tenant to contest the claim with due diligence. The Landlord may, but will not be obliged to,
discharge any such lien, or may require the Tenant to discharge any such lien, at any time if, in the Landlord’s judgment, the Premises or the Tenant’s interest therein or the Lands become liable to any forfeiture or sale or are otherwise
in jeopardy or if such lien restricts any transfer or encumbering of the Lands by the Landlord, and any amount paid in good faith by the Landlord in so doing, together with all reasonable costs and expenses of the Landlord, will be reimbursed to the
Landlord by the Tenant forthwith on reasonable request. Nothing herein contained will be deemed to authorize the Tenant, or imply consent or agreement on the part of the Landlord, to subject the Landlord’s estate and interest in the Lands or
Premises to any lien. 
  

	7	 REPAIRS, MAINTENANCE AND ALTERATIONS 

7.1    Repair and maintenance by the Tenant. The Tenant, throughout the Term and at its own expense, will
repair, maintain and keep the Premises and all improvements, appurtenances and equipment of the Tenant therein and thereon in good repair and condition, as is fitting for a comparable development whether such repairs are ordinary or extra-ordinary,
foreseen or unforeseen, excepting from such standard of repair and maintenance damage by fire and other insurable risks, reasonable wear and tear (to the extent only that such reasonable wear and tear is consistent with maintenance in good order and
condition of the Premises generally) and repairs for which the Landlord is responsible under this Lease. “Repairs” will include replacements and renewals when necessary. Repairs and maintenance to the electrical, heating, ventilation, air-conditioning, sprinkler and plumbing fixtures and equipment will only be performed as per the Strata bylaws at the cost of the Tenant. The Tenant will be responsible for all upgrading requests or orders for the
Premises by any applicable government authority, which relate to the particular business operations of the Tenant in the Premises and which are not of general application to all tenants. 

7.2    Inspection and emergencies. The Landlord, by its representatives, may enter upon the Premises at all
reasonable times upon reasonable notice and in compliance with the Tenant’s security and confidentiality policies and during any emergency without notice to inspect the state of repair and maintenance and the use of the Premises. Any such entry
will be subject to the Tenant’s right to quiet enjoyment contained in this Lease or implied by law. 

7.3    Landlord’s approval. The Tenant will not make any repairs, replacements, alterations or
improvements to any part of the Premises without first obtaining the Landlord’s written approval (and the Strata Corporation’s approval, if required). The Tenant will submit to the Landlord: 

 

	 	(a)	 details of the proposed work including drawings and specifications conforming to good construction practice and
approved by the Landlord or consultants designated by the Landlord; 

  

	 	(b)	 evidence satisfactory to the Landlord that the Tenant has obtained, at its expense, all necessary consents,
permits, licenses and inspections from all governmental and regulatory authorities having jurisdiction. All such Tenant’s work, repairs, replacements, alterations or improvements by the Tenant to the Premises approved of by the Landlord will be
performed: 

  

	 	(i)	 at the sole cost of the Tenant; 

 

	 	(ii)	 in a good and workmanlike manner, 

  
 10 

	 	(iii)	 in accordance with the drawings and specifications approved by the Landlord or its consultants,

  

	 	(iv)	 subject to the reasonable regulations, controls and inspection of the Landlord during the repairs,
replacements, alterations or improvements, 

  

	 	(v)	 the Tenant will pay for all expenses incurred for labour performed upon, and materials incorporated into, the
Premises as same fall due, and 

  

	 	(c)	 certificates of insurance evidencing course of construction insurance on a comprehensive, all risks form on a
completed value basis, including drain and sewer backup, earthquake and flood insurance, and comprehensive general liability insurance, to the reasonable satisfaction of the Landlord. 

The Tenant acknowledges and agrees that any alterations proposed by the Tenant may also be subject to approval by the Strata Corporation. 

7.4    Repair and maintenance by the Landlord. The Tenant acknowledges and agrees that the Landlord cannot
repair the Building as the Strata Corporation is the only entity with that right. The Landlord will, at all times throughout the Term, but subject to the balance of section 7 and reasonable wear and tear, maintain and repair, or use its best efforts
to cause to be maintained and repaired by the Strata Corporation, as would a prudent owner of a reasonably similar strata commercial complex, having regard to size, age and location, the structure of the Buildings. 

7.5    Repair where the Tenant is at fault. Notwithstanding any other terms, covenants and conditions
contained in this Lease if the Buildings or any part thereof or the Common Property (including those Common Property within or passing through the Premises), or any equipment, machinery, facilities or improvements contained therein or made thereto,
or the Roof, Roof membrane or Roof deck or outside walls of the Buildings or any other structural portions thereof require repair or become damaged or destroyed through the negligence, carelessness or misuse of the Tenant (or those for whom it is in
law responsible) or through it in any way stopping up or damaging the heating apparatus, water pipes, drainage pipes or other equipment or facilities or parts of the Buildings, the cost of the resulting repairs, replacements or alterations plus any
other reasonable costs will be paid by the Tenant to the Landlord. 
 7.6    Notice by the Tenant. The
Tenant will, forthwith after it becomes aware of same, notify the Landlord of any material damage to, or deficiency or defect in any part of the Buildings, including the Premises, any equipment or utility systems, or any installations located
therein, notwithstanding the fact that the Landlord may have no obligations with respect to them. 
  

	8	 COMMON PROPERTY, ALTERATIONS TO BUILDINGS AND LAND 

8.1    Storage. The Tenant will not store anything on or within the Common Property. 

8.2    Use of Common Property. Subject to this Lease, and to such other regulations of the Strata Corporation
the Tenant will have for itself and its licensees and invitees the non-exclusive right to use the Common Property, in common with others entitled thereto for their proper and intended purposes as reasonably
stipulated by the Landlord and the regulations of the Strata Corporation. The Tenant acknowledges that the Common Property are subject to the exclusive control and management of the Strata Corporation. The Tenant covenants that it will cause its
employees, licensees, and invitees to observe all regulations made with respect to the Common Property by the Strata Corporation and the strata management company, from time to time. 

  
 11 

 8.3    Parking. The Premises includes the use of five
parking stalls and access to a shared visitor parking. Parking stalls are maintained by The Strata Corporation and the Tenant will abide by the bylaws set out in Schedule E section 37. 

8.4    Alterations to the Common Property. It is understood and agreed that notwithstanding anything herein to the contrary,
the Strata Corporation may have the right at all times and from time to time throughout the Term to make alterations to the Common Property. 
  

	9	 SURRENDER OF PREMISES AND REMOVAL OF FIXTURES 

9.1    Surrender. Upon the expiration or earlier termination of this Lease and the Term and any period of
overholding, the Tenant will surrender to the Landlord possession of the Premises and the fixtures and improvements therein (subject to this section 9), all of which will become the property of the Landlord without any claim by or compensation to
the Tenant, all in good order, condition and repair in accordance with the Tenant’s obligation to repair and maintain, and free and clear of all encumbrances and all claims of the Tenant or of any person claiming by or through or under the
Tenant and all the rights of the Tenant under this Lease will terminate save as herein expressly set out. 

9.2    Document of surrender. Upon expiration of this Lease or if this Lease and the Term are terminated for
any reason, the Tenant will deliver to the Landlord forthwith upon reasonable request a document surrendering this Lease. 

9.3    Condition of Premises. Without restricting the generality of section 9.1, the Tenant, immediately
before the expiration or earlier termination of this Lease, will leave the Premises in a clean condition. 
 9.4    Removal
of trade fixtures and fixtures. The Tenant, at the expiration of the Term, may remove from the Premises all the Tenant’s trade fixtures. If the Tenant damages the Premises during such removal the Tenant will make good such damage
at its expense. In no event will the Tenant remove from the Premises any heating, ventilating or air-conditioning systems in or serving the Premises, floor coverings affixed to the floor of the Premises either
by cement or perimeter fastenings, light fixtures, storefront, doors, plumbing equipment and fixtures and internal stairways, all of which are deemed to be Leasehold Improvements. The Tenant agrees that any goods, alterations, additions,
improvements and fixtures made to or installed upon or in the Premises, whether before or after the Commencement Date, other than unattached moveable trade fixtures, will immediately upon affixation become the property of the Landlord and remain
upon and be surrendered to the Landlord with the Premises as part thereof upon the expiration or earlier termination of this Lease, unless the Landlord, by notice in writing, requires the Tenant to remove same. The Landlord will be entitled upon the
expiration or earlier termination of this Lease to require the Tenant to, and the Tenant will, remove forthwith its goods, alterations, additions, improvements and fixtures and anything in the nature of improvements made or installed by the Tenant
or by the Landlord on behalf of the Tenant to or in the Premises, including signs, and to make good any damage caused to the Premises by such removal at the Tenant’s cost. If the Tenant does not so remove, the Landlord may do so and, at its
option, may cause such goods, alterations, additions, improvements and fixtures to be stored, sold or destroyed and the Tenant will be responsible for the reasonable cost of such removal. The Landlord will not be responsible for any damage caused to
the Tenant’s property by reason of such removal and will not incur any liability to the Tenant in the event that it elects to have such items sold or destroyed. 
  

	10	 LIABILITY AND INDEMNIFICATION 

10.1    Non-liability. The Landlord will not be liable or responsible
in any way for any injury that may be sustained by the Tenant or any invitee or licensee of the Tenant, or of any other person who may be upon the Premises, in the Buildings or in or on the Common Property, or for any loss of or damage or injury to
property belonging to or in the possession of the Tenant or any invitee or licensee of the Tenant or any other person, and without limiting the generality of the foregoing, the Landlord will not be liable or responsible in any way for any

  
 12 

 
injury, loss or damage to person or property., except to the extent that same results from the negligence of the Landlord or those for whom it is in law responsible. 

10.2    Indemnification. Notwithstanding any other terms, covenants and conditions contained in this Lease, a
party (the “lndemnitor”)will indemnify and save harmless the other party (the “Indmenitee”) and those for whom it is in law responsible from and against any and all liabilities, damages, costs, expenses, causes of actions,
claims, suits and judgments which the Indemnitee may incur or suffer or be put to by reason of or in connection with or arising from: 
  

	 	(a)	 any breach, violation or non-performance by the Indemnitor of any
obligation contained in this Lease to be observed or performed by the Indemnitor; 

  

	 	(b)	 any damage to the property of the Indemnitor or any person claiming through or under the Indemnitor, or any of
them, or damage to any other property howsoever occasioned by the condition, use, occupation, repair or maintenance of the Premises, caused by the Indemnitor, except to the extent that same results from the negligence of the Indemnitee or those for
whom it is in law responsible; 

  

	 	(c)	 any injury to any person, including death resulting at any time therefrom, occurring in or about the Premises
and caused by the Indemnitor, except to the extent that same results from the negligence of the Indemnitee or those for whom it is in law responsible; and 

  

	 	(d)	 any wrongful act or neglect of the Indemnitor, and those for whom it is in law responsible, in or about the
Premises, the Lands and Building. 

 Should the Indemnitee without fault on its part, be made a party to any litigation commenced by or
against the Indemnitor, then the Indemnitor will protect, indemnify and hold the Indemnitee harmless and will promptly pay all costs, expenses and legal fees (on a solicitor and own client basis) incurred or paid by the Indemnitee in connection with
such litigation upon reasonable request. The Indemnitor will also promptly pay upon reasonable request all costs, expenses and legal fees (on a solicitor and own client basis) that may be incurred or paid by the Indemnitee in enforcing the terms,
covenants and conditions in this Lease. 
 10.3    Survival of indemnification. The indemnification referred
to in section 10.2 will survive the termination or expiration of this Lease, notwithstanding anything in this Lease to the contrary. 
  

	11	 INSURANCE 

11.1    Tenant’s insurance. The Tenant, at its cost, will obtain and keep in force throughout the
Term 
  

	 	(a)	 “all risk” property insurance (including drain and sewer backup, earthquake and flood insurance) on a
replacement cost basis, covering all the Tenant’s property in the Premises and property for which the Tenant is legally liable or installed by or on behalf of the Tenant in the Premises, including its furniture, equipment, fittings, trade
fixtures and stock-in-trade, but excluding Leasehold Improvements which are affixed to the Premises and owned by the Landlord; 

 

	 	(b)	 commercial general liability insurance (including broad form tenant’s legal liability and contractual
liability to cover the responsibilities assumed under sections 10.2 and 19.9 hereof) against claims for personal injury, bodily injury, death or property damage occurring upon or in or about the Premises and Lands, such coverage to include the
activities and operations conducted by the Tenant and those for whom the Tenant is in law responsible. Such policies will be written on a comprehensive basis with inclusive limits of not less than $5,000,000 per occurrence or such higher limit as
the Landlord, acting reasonably, requires from time to time; 

  

	 	(c)	 business interruption insurance in such amount as will reimburse the Tenant for direct or indirect loss of
earnings attributable to all perils insured against and other perils commonly insured against by prudent 

  
 13 

	 	
tenants or attributable to prevention of access to the Premises as a result of such perils, all written on a gross earnings form; and 

 

	 	(d)	 any other form of insurance and such higher limits as the Landlord, acting reasonably, or any mortgagee of the
Landlord, requires from time to time in form, in amounts and for insurance risks against which a prudent tenant would insure. 

11.2    Policies. The Tenant will effect all insurance policies with reputable insurers licensed to do
business in British Columbia, and upon terms and in amounts, as to deductibles and otherwise, that a reasonable person in the business of the Tenant would effect. The Tenant will deliver to the Landlord upon reasonable request from time to time,
certificates of insurance evidencing all coverage, limits and endorsements and will deliver to the Landlord a certificate of renewal for each policy not less than 10 days prior to its respective expiry date. Within 30 days of the date of delivery of
the certificates of insurance, the Tenant will deliver to the Landlord signed copies of any specified endorsement for each policy. The Tenant will pay the premium for each policy. If the Tenant fails to purchase or to keep in force such insurance
the Landlord may effect such insurance, at the Tenant’s cost. The indemnities and other obligations of the Tenant under this Lease will not be limited in any way by the insurance requirements set forth in this section 11. 

11.3    Landlord as insured. The Tenant will cause all insurance policies to contain an undertaking by the
insurer(s) to notify the Landlord at least 30 days prior to cancellation or to making any other change material to the Landlord’s interests. The commercial general liability policy of the Tenant will include the Landlord, and its officers and
employees, as additional insureds with cross-liability and severability of interest clauses. Such insurance will be primary coverage with respect to any insurance or self-insurance programs maintained by the Landlord and no insurance held or owned
by the Landlord will be called upon to contribute to a loss, except for that which arises by the negligence of the Landlord or those for whom it is in law responsible. 

11.4    Subrogation. The parties hereby waive their rights of recovery as against each other and those for
whom they are in law responsible. Each party will cause all applicable insurance policies to contain a waiver of subrogation clause in favour of the other party (and in the case of the Landlord, the Landlord’s mortgagee or mortgagees) and those
for whom they are in law responsible. 
  

	12	 DAMAGE OR DESTRUCTION AND EXPROPRIATION 

12.1    Abatement of Rent. If there is damage to the Premises, or the Building, which prevents use of or access
to the Premises or the supply of services essential to the Premises and if the damage is such that the Premises or a part of the Premises is rendered not reasonably capable of use by the Tenant for the conduct of its business for a period of time
exceeding 10 consecutive days: 
  

	 	(a)	 unless the damage was caused by the negligence of the Tenant or an assignee, subtenant, concessionaire,
licensee or an officer, employee, customer or other invitee of the Tenant, the Basic Rent for the period beginning on the occurrence of the damage until at least a substantial part of the Premises is again reasonably capable of use and occupancy for
the purpose aforesaid will abate in the proportion that the area of the part of the Premises rendered not reasonably capable of use by the Tenant for the conduct of its business bears to the Leasable Area of the Premises; 

 

	 	(b)	 unless this Lease is terminated under paragraph 12.2, the Landlord or the Tenant or both, as the case may be
(according to the nature of the damage and their respective obligations to repair), will repair the damage with all reasonable diligence, but any abatement of Rent to which the Tenant is entitled under this paragraph will not extend beyond the date
by which a reasonable person, given all of the Tenant’s circumstances should have completed its repairs with reasonable diligence. 

  

	12.2	 Termination in Event of Damage.: 

  
 14 

	 	(a)	 The Landlord, by written notice to the Tenant given within 60 days of the occurrence of damage to the Premises
or the Building, may terminate this Lease if the Building or the Premises is damaged by any cause and in the reasonable opinion of the Landlord either cannot be repaired or rebuilt with reasonable diligence within 180 days after the occurrence of
the damage or the cost of repairing or rebuilding it would exceed by more than $100,000 the proceeds of the applicable insurance available for that purpose, or 

 

	 	(b)	 The Tenant, by written notice to the Landlord given within 60 days of the occurrence of damage to the Premises
or the Building, may terminate this Lease if the Building or the Premises are damaged by any cause and in the reasonable opinion of the Tenant the damage is such that the Premises or a substantial part of the Premises are rendered not reasonably
capable of use by the Tenant for the conduct of its business and cannot be repaired or rebuilt with reasonable diligence within 60 days after the occurrence of the damage. 

If this Lease is terminated under either (a) or (b) above, neither the Landlord nor the Tenant will be bound to repair the Premises or the Building and
the Tenant will deliver up possession of the Premises to the Landlord with reasonable speed but in any event within 30 days after the giving of the notice of termination, and all Rent will be apportioned and paid to the date on which possession is
delivered up, subject to any abatement to which the Tenant may be entitled under paragraph 12.1. 

12.3    Expropriation. Both the Landlord and the Tenant agree to cooperate with each other in respect of any
expropriation of all or any part of the Premises or any other part of the Buildings, so that each may receive the maximum award in the case of any expropriation to which they are respectively entitled at law. 

 

	13	 QUIET ENJOYMENT 

13.1    Quiet enjoyment. If the Tenant duly and punctually pays the Rent and complies with its obligations
under this Lease, then, except as otherwise specifically set forth in this Lease, the Tenant will be entitled to peaceably possess and enjoy the Premises during the Term without any interruption or disturbance from the Landlord or any person or
persons claiming by, through or under the Landlord. 
  

	14	 PERFORMANCE OF TENANT’S COVENANTS, DEFAULT AND BANKRUPTCY 

14.1    Landlord may perform covenants. If the Tenant is in default of any of its material obligations under
this Lease and fails to remedy the default within 30 days of having been given written notice of the default, then the Landlord, without limiting any other remedy which it may have, will have the right to remedy any such default and for such purpose
may at any time enter upon the Premises. No entry for such purpose will be deemed to be a re-entry by the Landlord, a breach of the covenant of quiet enjoyment, or a cause a forfeiture or termination of this
Lease nor a trespass. In order to cure such default, the Landlord may do such things as are necessary to cure the default and such things as may be incidental thereto (including the right to make repairs and to expend monies). The Tenant will
reimburse the Landlord for the aggregate of all expenses reasonably incurred by the Landlord in remedying any such default. The Landlord will be under no obligation to remedy any default of the Tenant and will not incur any liability to the Tenant
for any action or omission in the course of its remedying or attempting to remedy any such default unless such act amounts to negligence on the part of the Landlord or those for whom it is in law responsible. 

 

	14.2	     Rights of termination. If and whenever: 

 

	 	(a)	 the Premises become vacant or remain unoccupied for thirty days or more without written notice to the Landlord
or are not used for the purpose herein permitted or are used for a purpose other than herein permitted or the Tenant fails to move into or take possession of the Premises and open for business as aforesaid; 

  
 15 

	 	(b)	 the Premises are used for a purpose other than herein permitted or the Tenant fails to move into or take
possession of the Premises and open for business as aforesaid; 

  

	 	(c)	 any Basic Rent or Additional Rent remains unpaid more than five days after receipt of notice by the Tenant from
the Landlord specifying such breach; 

  

	 	(d)	 there is a material breach of any of the Tenant’s obligations hereunder (other than as set out in the
other clauses of this section) which is not cured within 30 days after delivery of notice by the Landlord to the Tenant specifying such breach, provided that if any default of the Tenant can only be cured by the performance of work or the furnishing
of materials and if such work cannot reasonably be completed or such materials reasonably obtained and utilized within said 30 days, then such default will not be deemed to continue if the Tenant proceeds promptly with such work as may be necessary
to cure the default and continues diligently to complete such work; or 

  

	 	(e)	 the Tenant assigns, sub-lets or parts with possession of the Premises
without the Landlord’s consent as required herein; 

 then in any such case, notwithstanding any prior waiver of
breach of covenant the Landlord, at its option, may, without prejudice to any other right or remedy it may then have or be entitled to, immediately or at any time thereafter and without notice or any form of legal process take possession of the
Premises and expel the Tenant and those claiming through or under it and remove its or their effects, forcibly if necessary, without being deemed guilty of any manner of trespass, any statute or law to the contrary notwithstanding. 

14.3    Bankruptcy. If and whenever: 
  

	 	(a)	 a receiver, guardian, trustee in bankruptcy or any other similar officer is appointed to take charge of all or
any substantial part of the Tenant’s property by a court of competent jurisdiction; 

  

	 	(b)	 a petition is filed for the re-organization of the Tenant under any
provision of the Bankruptcy and Insolvency Act or any law of Canada or any province thereof or of the jurisdiction in which the Tenant is incorporated relating to bankruptcy or insolvency, then in force; 

 

	 	(c)	 the Tenant becomes insolvent; or 

 

	 	(d)	 if any application or petition or certificate or order is made or granted for the winding up or dissolution of
the Tenant, voluntarily or otherwise; 

 then in any such case this Lease, at the option of the Landlord, will thereupon terminate and the
Term will immediately become forfeited and void and the current month’s rent and the next ensuing three months’ rent including Additional Rent, will immediately become due and payable and the Landlord, without notice or any form of legal
process, may re-enter and take possession of the Premises and expel the Tenant and those claiming under it and remove its or their effects, forcibly if necessary, without being deemed guilty of trespass, any
statute or law to the contrary notwithstanding. 
 14.4    Waiver of benefit of legislation and seizure. If
the Tenant vacates the Premises leaving any Rent unpaid, the Landlord, in addition to any remedy otherwise provided at law or in equity may seize and sell all the Tenant’s goods and chattels, within the Premises and apply the proceeds of such
sale upon Rent and upon the cost of the seizure and sale . If the Landlord, being entitled so to do, levies distress against the Tenant’s goods and chattels, the Landlord may use such force as the Landlord may deem necessary for the purpose and
for gaining admission to the Premises without the Landlord being liable for any loss or damage caused thereby. 
 14.5    Re-entry and damages. If following a breach of this Lease by the Tenant, the Tenant has not cured the breach following the written notice period required by this Lease, the Landlord may terminate this
Lease by giving written notice of termination to the Tenant, or by posting notice of termination on the exterior of the 

  
 16 

 
Premises, and in such event the Tenant will forthwith vacate and surrender the Premises. The Landlord may make alterations and repairs considered by the Landlord necessary to facilitate a sub-letting, including changing the door locks for the Premises, and sub-let the Premises or any part thereof as agent of the Tenant for such term or terms and at such rental
or rentals and upon such other terms and conditions as the Landlord in its reasonable discretion considers advisable. Upon each sub-letting all rent and other money received by the Landlord from the sub-letting will be applied, first to the payment of indebtedness other than Basic Rent due hereunder from the Tenant to the Landlord, second to the payment of costs and expenses of the sub-letting including brokerage fees and solicitors’ fees and costs of the alterations and repairs, and third to the payment of Basic Rent due and unpaid hereunder. The residue, if any, will be held by the
Landlord and applied in payment of future Rent as it becomes due and payable. If the Rent received from the sub-letting during a month is less than the Rent to be paid during that month by the Tenant, the
Landlord may recover the deficiency from the Tenant. The deficiency will be calculated and paid monthly. If the Landlord terminates this Lease for any breach and elects to claim damages for such breach, the Tenant will pay to the Landlord on demand
therefor: 
  

	 	(a)	 Rent up to the time of re-entry or termination; 

 

	 	(b)	 all additional charges and Additional Rent payable by the Tenant pursuant to the provisions hereof up until the
date of re-entry or termination whichever is later; 

  

	 	(c)	 such expenses as the Landlord may incur or have incurred in connection with
re-entering or terminating and reletting, collecting sums due or payable by the Tenant or realizing upon assets seized, including brokerage expense and legal fees and disbursements determined on a solicitor
and own client basis, and the expense of keeping the Premises in good order and repairing and maintaining the same and preparing the Premises for re-letting; and 

 

	 	(d)	 any difference between the Rent that the Tenant would have paid during the unexpired portion of the Term had it
not been terminated, and the amount of rent received by the Landlord under the sub-letting or re-letting, as applicable. 

14.6    Remedies of the Landlord are cumulative. The remedies of the Landlord in Section 14 of this Lease
are cumulative and are in addition to any remedies of the Landlord at law or in equity. No remedy will be deemed to be exclusive and the Landlord may from time to time have recourse to one or more of all the available remedies specified herein or at
law or in equity. 
 14.7    Legal fees. If the Landlord retains a lawyer or other person reasonably
necessary for the purpose of assisting it in enforcing any of its rights under Section 14 of this Lease in the event of default by the Tenant, the Landlord will be entitled to collect from the Tenant the reasonable costs of all such services on
a solicitor and own client basis. 
  

	15	 IMPOSSIBILITY OF PERFORMANCE 

15.1    Non-performance. Whenever a party is unable to fulfil any
obligation hereunder in respect of the provision of any service, utility, work or repair by reason of being unable to obtain the materials, goods, equipment, service, utility or labour required to enable it to fulfil such obligation or by reason of
any law or regulation or by reason of any other cause beyond its reasonable control, the party will be entitled to extend the time for fulfilment of such obligation by a time equal to the duration of the delay or restriction. The other party will
not be entitled to any compensation for any inconvenience, nuisance or discomfort thereby occasioned or to cancel this Lease. The party, in the event of such interruption, will proceed to overcome same with all reasonable diligence. 

 

	16	 REGULATIONS 

16.1    Regulations. The parties and their licensees and invitees will be bound by all such reasonable
regulations as are made by the Strata Corporation. All such regulations will be deemed to be incorporated into and form part of this Lease. 

  
 17 

	17	 OVERHOLDING 

17.1    Overholding. If the Tenant remains in possession of the Premises after the expiration of the Term and
without the execution and delivery of a new lease or without the express consent in writing of the Landlord, the Landlord may re-enter and take possession of the Premises and remove the Tenant therefrom and
the Landlord may use reasonable force without being liable in respect thereof or for any loss or damage to the Tenant occasioned thereby. While the Tenant remains in possession of the Premises after the Expiry Date, the tenancy, in the absence of
written agreement, will be from month to month only at a Basic Rent per month equal to two times the Basic Rent payable in respect of the month immediately preceding expiration of the Term, payable in advance on the first day of each month, and the
Tenant will be subject to all terms of this Lease, except that the tenancy will be from month to month only and a tenancy from year to year will not be created by implication of law or otherwise. 

 

	18	 INSPECTION 

18.1    Inspection. The Landlord or its representatives may exhibit the Premises at reasonable times to
prospective tenants during the last 6 months of the Term and may also exhibit the Premises at reasonable times upon reasonable notice to the Tenant and in compliance with the Tenant’s security and confidentiality policies throughout the Term
for the purposes of the Landlord’s own financing, for insurance and appraisal purposes and for prospective purchasers. 

18.2    Landlord’s signs. The Landlord from time to time may place upon the Premises and any of
the Common Property a notice of reasonable dimensions and reasonably placed so as not to interfere with the business of the Tenant stating that the Lands are for sale, and, during the last six months of the Term, may similarly place a sign stating
that the Premises are to be let. 
  

	19	 ENVIRONMENTAL 

19.1    Definitions. For the purpose of this section: 

 

	 	(a)	 “Environmental Law” means all federal, provincial, municipal or local laws, statutes or ordinances in
effect from time to time relating to environmental matters, including all rules, regulations, policies, guidelines, criteria or the like promulgated under or pursuant to any such laws; 

 

	 	(b)	 “Hazardous Substance” means any contaminant, pollutant, dangerous goods, waste, toxic or noxious
substance, hazardous substance, hazardous waste, hazardous product, deleterious substance, reportable substance, radioactive material or explosive as defined in or pursuant to any Environmental Law; 

 

	 	(c)	 “Notice” means any citation, directive, order, claim, litigation, investigation proceeding, judgment,
letter or other communication, written or oral, actual or threatened, from any person, including any governmental agency; and 

  

	 	(d)	 “Permit” means any authorization, permit, license, approval or administrative consent issued pursuant
to any Environmental Law. 

 19.2    Compliance with Environmental Laws. The Tenant will
comply at all times with all Environmental Laws and all Permits. 
 19.3    Notice to Landlord. The Tenant
will forthwith notify the Landlord of the occurrence of any of the following and will provide the Landlord with copies of all relevant documentation in connection therewith: 

  
 18 

	 	(a)	 a release of a Hazardous Substance by the Tenant or those for whom it is in law responsible in or about the
Premises, except in strict compliance with Environmental Law and any applicable Permits; 

  

	 	(b)	 the receipt by the Tenant of a Notice from any governmental agency of
non-compliance pursuant to any Environmental Law, including a Notice of non-compliance respecting a Permit; 

 

	 	(c)	 the receipt by the Tenant of a Notice of a claim by a third party relating to environmental concerns; or

  

	 	(d)	 the receipt by the Tenant of information which indicates that Hazardous Substances are being used, dissipated,
stored, disposed of or introduced into the environmental by a third party in or about the Premises in a manner other than that authorized under Environmental Law. 

19.4     Storage of Hazardous Substances. Notwithstanding the generality of section 19.2, the Tenant
will not store, use, treat, dispose or introduce into the environment of Hazardous Substances in or about the Premises, except in compliance with applicable Environmental Law. 

19.5    Investigations. If the Landlord receives reasonable information that Hazardous Substances are being
dissipated, used, stored, disposed of or introduced into the environment by anyone in or about the Premises in a manner other than that authorized under Environmental Law, the Landlord with give notice to the Tenant to I conduct a reasonable
investigation by a qualified third party. This could include searches, testing, drilling and sampling (“lnvestigations”).The cost of obtaining such investigations will be borne by the Tenant. 

19.6    Remediation. If remedial work is required due to the Tenant’s storage, use, treatment, disposal
or introduction of Hazardous Substances on or in the Premises, except in compliance with applicable Environmental Laws, the Tenant will take all necessary action, at the cost of the Tenant, to restore the Premises to a level acceptable to the
Landlord and to all governmental authorities having jurisdiction. 
 19.7    Permits. Upon the request of
the Landlord from time to time, the Tenant will provide to the Landlord documentary evidence satisfactory to the Landlord, acting reasonably, that all Permits are valid and in good standing. 

19.8    No representation or warranty. The Landlord represents and warrants to the Tenant that as of the date
of the Lease, none of the Premises, the Building or the Lands contain any Hazardous Substances thereon or therein except in compliance with applicable environmental laws.. 
  

	19.9	 Environmental indemnity. 

 

	a)	 The Tenant will indemnify and save harmless the Landlord, its officers, directors, employees, agents and
shareholders from and against any and all losses, claims, costs, expenses, damages and liabilities, including all reasonable costs of defending or denying the same, and all reasonable costs of investigation, monitoring, remedial response, removal,
restoration or permit acquisition and including all reasonable solicitor’s fees (on a solicitor and own client basis) and disbursements in connection therewith which at any time may be paid or incurred by or claimed against the Landlord, its
officers, directors, employees, agents and shareholders arising, directly or indirectly, out of: 

  

	 	(a)	 a breach by the Tenant, or those for whom it is in law responsible, of any of the covenants contained in
section 19 of this Lease; 

  

	 	(b)	 the non-compliance by the Tenant or those for whom it is responsible in
law with any Environmental Law; 

  
 19 

	 	(c)	 any reasonable action taken by the Landlord with respect to the
non-compliance by the Tenant or those for whom it is responsible in law with any Environmental Law; or 

  

	 	(d)	 any reasonable action taken by the Landlord in compliance with any Notice of any governmental authority due to
the non-compliance by the Tenant or those for whom it is responsible in law with any Environmental Law, 

and such indemnity will survive the termination or expiration of this Lease notwithstanding anything in this Lease to the contrary. 

 

	b)	 The Landlord will indemnify and save harmless the Tenant, its officers, directors, employees, agents and
shareholders from and against any and all losses, claims, costs, expenses, damages and liabilities, including all reasonable costs of defending or denying the same, and all reasonable costs of investigation, monitoring, remedial response, removal,
restoration or permit acquisition and including all reasonable solicitor’s fees (on a solicitor and own client basis) and disbursements in connection therewith which at any time may be paid or incurred by or claimed against the Tenant, its
officers, directors, employees, agents and shareholders arising, directly or indirectly prior to the Tenant occupying the premise, out of any Hazardous Substances or Environmental Laws, other than those for which the Tenant must indemnify the
Landlord as set out in Section 19.9.1, and such indemnity will survive the termination or expiration of this Lease, notwithstanding anything in this Lease to the contrary. 

 

	20	 LANDLORD’S WORK AND TENANT’S WORK 

20.1    Landlord’s Work. The Landlord will not be doing any work to the Premises and the Tenant will take
possession of the Premises on an “As-ls” basis as of December 15, 2017. 

20.2    Tenant’s Work. Any work to the Premises will be performed and supplied by the Tenant at its own
cost and expense and in accordance to the terms of this Lease. 
  

	21	 MISCELLANEOUS 

21.1    Waiver. No waiver of any default will be binding unless acknowledged in writing by the other party.

 21.2    Condoning. Any condoning, excusing or overlooking by a party of any default by the other party
will not operate as a waiver of the party’s rights hereunder in respect of any subsequent default. 

21.3    Subordination and attornment. This Lease at the request of the Landlord will be subject, subordinated
and postponed to all mortgages and other security instruments which may now or hereafter charge or affect the Premises or the Lands and to all renewals, modifications, consolidations, replacements and extensions of same, to the intent that such
mortgages and other security instruments and all renewals, modifications, consolidations, replacements and extensions thereof will have priority over this Lease notwithstanding the respective dates of execution or registration thereof. The Tenant
will execute promptly any document in confirmation of such subordination, postponement and priority which the Landlord may request. The Tenant will, promptly on request by any mortgagee of the Landlord, attorn as tenant to any such mortgagee or any
purchaser of the Lands on any foreclosure or sale proceedings taken under any mortgage of the Lands, and will recognize such mortgagee or purchaser as the landlord under this Lease, for the unexpired residue of the Term of, and upon all of the terms
and conditions of, this Lease. 
 21.4    Estoppel certificate. The Tenant will execute and deliver, within
10 business days of any request by the Landlord from time to time, a certificate in favour of any prospective mortgagee or purchaser of the Landlord, or as otherwise reasonably required by the Landlord, certifying the status of this Lease, any
modifications or 

  
 20 

 
breaches of this Lease within the knowledge of the Tenant, and the status of the rent account, all with the intent that any such certificate may be relied upon by any party to whom it is
directed. 
 21.5    Representations and entire agreement. Each party acknowledges and agrees that the other party
has made no representations, covenants, warranties, guarantees, promises or agreements (verbal or otherwise) other than those contained in this Lease, that no agreement collateral hereto will be binding upon a party unless made in writing and signed
by the party and that this Lease constitutes the entire agreement between the Landlord and the Tenant. 

21.6    Notices. Any notice, request or demand herein provided or permitted to be given must be in writing and
will be sufficiently given if personally served, mailed by prepaid registered post, sent by facsimile transmission, or sent by e-mail at the address, fax number, or
e-mail address listed in section 1.1 for the applicable party. Any notice mailed as aforesaid will be presumed, for the purposes of this Lease, to have been given three days following the day on which
such notice is mailed and any notice sent by facsimile transmission will be presumed, for the purposes of this Lease, to have been given on the first business day of the recipient following the date on which it was sent. Any party may at any time
give written notice to the others in accordance with this section 21.4 of any change of address, e-mail address, or facsimile number and after the giving of such notice the address, e-mail address, or facsimile number therein specified will be deemed to be the address, e-mail address, or facsimile number of such party for the purpose of giving notices
hereunder. If the postal service is interrupted or is substantially delayed, any notice, demand, request or other instrument will only be delivered in person or sent by facsimile transmission. 

21.7    No registration. Neither the Tenant nor anyone on the Tenant’s behalf or claiming under the
Tenant will register this Lease or any assignment or sublease of this Lease or any document evidencing any interest of the Tenant in this Lease or the Premises, against the Lands or any part thereof without the prior written consent of the Landlord.
If the Landlord so consents in writing, only a short form of lease consented to by the Landlord (containing no financial particulars) will be registered and the Tenant will pay all costs of preparation and registration of such short form lease,
including the costs of any explanatory plan required by the Land Title Office. If any document has been registered, then forthwith upon the expiration, termination or surrender of this Lease, the Tenant, at its cost, will register a discharge of
same at the Land Title Office and such obligation will survive the expiration, termination or surrender of this Lease. 

21.8    Confidentiality. Each party will keep confidential and will cause its employees, officers and agents
to keep confidential, the terms and conditions of this Lease, except to the extent that it is reasonably required to disclose same, on a confidential basis, to its agents, affiliates, investors, directors, shareholders, financial and legal advisors,
lenders and prospective purchasers, or as required by law. 
 21.9    Enurement This Lease and everything herein
contained will enure to the benefit of and be binding upon the parties hereto and each of their respective heirs, executors, administrators, successors and permitted assigns. 

[Remainder of page intentionally left blank] 

  
 21 

 IN WITNESS WHEREOF the parties hereto have executed this Lease as of the day and year first above written.

  

			
	0937847 B.C. LTD.
		
	Per:	 	 

		 	Authorized Signatory
	
	OMNI CIRCUIT BOARDS LTD.
		
	Per:	 	 

		 	Authorized Signatory

  
 22 

 Schedule “A” – Strata Plan 

 

 
 STRATA PLAN OF LOT 138 OF SECTIN 30 BLOCK 5 NORTH RANGE 5 WEST PLAN 55135 N.W.D. 
THE CORPORATION OF THE TOWNSHIP OF RICHMOND 
First Sheet 1 of 6 Sheets 
STRATA PLAN 1300 PHASE, Deposited and registered of New Westminster. BC 
This 17 day of Oct,
1978 
KEY-PLAN SCALE 1,1000 
BATHGATE WAY 
JACOMBS ROAD 
“FOR MAILING ADDRESS OF THE STRATA CORPORATION SEARCH THE STRATA PLAN
GENERAL INDEX” 
NAME OF DEVELOPMENT 
CIVIC ADDRESS 
LEGEND 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST:
2017-11-23 09.57.09 

 

 
 STRATA TITLES ACT 
FORM 1 FORM 2 FORM 3 
LOT NO SHEET NO SCHEDULE OF UNIT ENTITLEMENT SCHEDULE OF INTEREST UPON DESTRUCTION SCHEDULE OF VOTING RIGHTS 
123456789 
10 11 12 13 14 15 16 17 18 
UNIT OF ENTITLEMENT 147 
INTEREST UPON DESTRUCTION 713 679 
NUMBER OF VOTES 147 127 138 
AGGREGATE 2617 12766 2617 
CERTIFICATE OF APPROVAL SECTION 4(2) 
Approved as phase 1 of a 4 phase strata plan under the
strata Titles Act 
Dated at Richmond, B.c. 
this 25th day of August, 1978

SIGNATURES 
WITNESSES OWNERS 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 BUILDING B SCALE 1: 250 
Sheet 3 of 6 sheets

strata plan 1200 phase 1 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl #
(Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 BUILDING B SCALE 1: 250 
Sheet 4 of 6 sheets

strata plan 1200 phase 1 
FRONT ELEVATION - EAST SIDE 
FRONT ELEVATION - WEST SIDE 
END ELEVATION - NORTH SIDE 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 BUILDING B SCALE 1: 250 
Sheet 5 of 6 sheets

strata plan 1200 phase 1 
RECORD OF BY-LAWS AND ORDERS, ETC. 
FILING DOCUMENTS 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12
RQST: 2017-11-23 09.57.09 

 

 
 Sheet 5 of 6 sheets 
strata plan 1200 phase 1

DEALINGS AFFECTING THE COMMON PROPERTY. 
REGISTRATION DOCUMENTS 
NUMBER DATE NATURES & PARTICULARS 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl #
(Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 STRATA PLAN OF LOT BB OF SECTION 30 BLOCK 5 NORTH RANGE 5 WEST PLAN 55135 N.W.D 
THE CORPORATION OF THE TOWNSHIP OF RICHMOND. 
BATHGATE WAY 
NAME OF DEVELOPMENT 
CIVIC ADDRESS 
LEGEND 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST:
2017-11-23 09.57.09 

 

 
 CONDOMINUM ACT 
Second Sheet 2 of 4 Sheets

STRATA PLAN NW 1200 
PHASE 2 
CERTIFICATE OF APPROVAL SECTION 8 (2) 
SIGNATURES WITNESS 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 BUILDING A SCALE 1:250 
Sheet 3 of 4 Sheets STRATA
PLAN NW 1200 PHASE 2 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 BUILDING A SCALE 1:250 
Sheet 4 of 4 Sheets STRATA
PLAN NW 1200 PHASE 2 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 STRATA PLAN LOT 138 OF SECTION 30 BLOCK 5 NORTH RANGE 5 WEST PLAN 55135 N.W.D 
THE CORPORATION OF THE TOWNSHIP OF RICHMOND 
BATHGATE WAY 
LEGEND 
NAME OF DEVELOPMENT 
CIVIC ADDRESS 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST:
2017-11-23 09.57.09 

 

 
 Sheet 2 of 4 5heets STRATA PLAN NW 1200 PHASES 3 AND 4 
CONDONIUM ACT. 
FORM 1 FORM 2 FORM 3 
LOT NO. SHEET NO. SCHEDULE OF UNIT ENTITLEMENT UNIT ENTITLEMENT SCHEDULE OF INTERERST UPON DESTRUCTION INTEREST UPON DESTRUCTION 
SCHEDULE OF VOTING RIGHTS 
NUMBER OF VOTES 
AGGREGATE 3681 18087 3681 
SIGNATURES WITNESS OWNERS: 
CERTIFICATE OF APPROVAL 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD:
1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 BUILDING C SCALE 1:250 
Sheet 3 of 5 Sheets STRATA
PLAN NW 1200 PHASE 2 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 BUILDING D SCALE 1:250 
Sheet 3 of 4 Sheets STRATA
PLAN NW 1200 PHASE 2 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD: 1998-02-12 RQST: 2017-11-23 09.57.09 

 

 
 SCALE 1:250 
Sheet 5 of 5 Sheets STRATA PLAN NW
1200 PHASE 3 AND 4 
FRONT ELEVATION 
BUILDING 
C D 
EAST WEST NORTH SIDE 
END ELEVATION BUILDING D 
Status: Filed Plan #: NWS1200 App #: N/A Ctrl # (Altered) RCVD:
1998-02-12 RQST: 2017-11-23 09.57.09 

 Schedule “B” – Option to Renew 

Option to Renew. If the Tenant duly and punctually observes and performs the covenants, agreements and provisos in the Lease on the part of the Tenant
to be observed and performed, the Tenant may, at the expiration of the Term upon the Tenant’s written request delivered to the Landlord not later than 6 months and not earlier than 12 months prior to the expiration of the Term, extend the Term
for an additional one time period of five years (the “Renewal Term”) upon all the terms, covenants, agreements and provisos contained in the Lease except: 
  

	 	(a)	 the Basic Rent, which will be the then fair market rental which could reasonably be obtained by the Landlord
for the Premises (based on the then current state of the Premises, and including the value of any fixtures or improvements in the Premises and excluding the Tenant’s trade fixtures) from a willing tenant dealing at arm’s length with the
Landlord, having regard to all relevant circumstances, including the size, location and condition of the Premises, with no rent abatement or tenant inducements, provided that the annual Basic Rent payable during the Renewal Term will not be less
than the annual Basic Rent (excluding any rent abatement or tenant inducements) payable during the last year of the Term. If the Landlord and the Tenant have not mutually agreed on the amount of such Basic Rent by three months prior to the
commencement of the Renewal Term, then such Basic Rent will be decided by binding arbitration pursuant to the Arbitration Act (British Columbia), with the costs of such arbitration split equally between the Landlord and the Tenant; and

  

	 	(b)	 this right of renewal. 

Until the Basic Rent has been determined as provided herein, the Tenant will continue to pay Basic Rent at the rate prior to the Tenant’s exercise of
this right of renewal, and upon determination of the Basic Rent payable during the Renewal Term, the Landlord and the Tenant will make the appropriate readjustments. 

 Schedule “C” – Tenant’s Right of First Refusal 

Right of First Refusal. The Landlord hereby grants to the Tenant a right of first refusal (the “Right of First Refusal”), irrevocable within
the Term of this Lease (including any Renewal Term) to purchase the Premises on the terms and conditions specified in this Schedule C. The Landlord hereby covenants and agrees that it will not, prior to the expiration or earlier termination of the
Term (including any Renewal Term), sell, agree to sell, transfer, or in any manner dispose of or agree to dispose of the Premises or any part of them except pursuant to a bona fide arm’s length offer (the “Third-party Offer”) that is
for cash consideration only and in accordance with the following procedure: 
  

	 	(a)	 if the Landlord receives a Third-party Offer that it is prepared to accept, the Landlord will send a notice of
its intention to accept such Third-party Offer together with a duplicate copy of such Third-party Offer to the Tenant; 

  

	 	(b)	 the notice and other documents sent to the Tenant pursuant to subclause (a) above will constitute an offer
(the “Offer”) to the Tenant to sell to the Tenant the Premises on exactly the same terms and conditions as provided in the Third-party Offer; 

  

	 	(c)	 the Offer will be open for acceptance by the Tenant for a period of 7 days from the date the Offer is received
by the Tenant; 

  

	 	(d)	 if the Tenant accepts the Offer by written notice to the Landlord within the time limit specified in subclause
(c) above then there will be a binding agreement of purchase and sale for the Premises between the Tenant and the Landlord on the terms and conditions of the Offer; 

 

	 	(e)	 if the Tenant does not accept the Offer by written notice to the Landlord within the time limit specified in
subclause (c) above then the Landlord may accept the Third-party Offer and may complete the sale and purchase contemplated therein; 

  

	 	(f)	 if the sale and purchase pursuant to the agreement constituted by the acceptance of the Third- party Offer does
not complete on the intended closing date, or within three months after that if agreed to by the Landlord and the Third Party, then the Right of First Refusal will again continue to be binding between the Landlord and the Tenant on the terms and
conditions of this Schedule C; and 

  

	 	(g)	 for greater clarity, the Third Party Offer, and the respective Right of First Refusal, may be for a portion of
the Premises (for example, the offer may be for Unit 3 only or Unit 4 only) or for the Premises as a whole, as negotiated by the Landlord at its sole discretion. In any event, if the Tenant receives notice, as contemplated in the Right of First
Refusal, of the sale, transfer or disposition of the Premises in its entirety (including both Unit 3 and Unit 4) the Tenant will not have the right to exercise the Right of First Refusal with respect to only a portion of the Premises and will have
to exercise the Right of First Refusal with respect to the Premises in its entirety. 

 The Tenant will have no right to assign this Right
of First Refusal except to an affiliate of the Tenant. Time is of the essence of this Right of First Refusal. 

 Schedule “D” – Prohibited Uses 

The Tenant will not conduct or advertise on or from the Premises as any part of its business any of the following ineligible activities: 

 

	(a)	 businesses that are sexually exploitive or that are inconsistent with generally accepted community standards of
conduct and propriety, including those that feature sexually explicit entertainment, products or services; businesses that are engaged in or associated with illegal activities; 

 

	(b)	 businesses that operate as stand-alone nightclubs, bars, lounges, cabarets, casinos, discotheques, video
arcades, pool and billiard halls, and similar operations; 

 Schedule “E” – Strata Plan NW1200 Bylaws 

 BYLAWS 

STRATA PLAN - NW 1200 
 Preamble

 These bylaws bind the strata corporation and the owners, tenants and occupants to the same extent as if the bylaws had been signed by the strata
corporation and each owner, tenant and occupant and contained covenants on the part of the strata corporation with each owner, tenant and occupant and on the part of each owner, tenant and occupant with every other owner, tenant and occupant and
with the strata corporation to observe and perform their provisions. 
 Unless otherwise stated, all terms have the meanings prescribed in the Strata
Property Act, S.B.C. 1998, c. 43 (the “Act”). 
 Duties of Owners, Tenants, Occupants and Visitors 

 

	1.	 Compliance with bylaws and rules 

 

	1.1	 All owners, tenants, occupants and visitors must comply strictly with the bylaws and rules of the strata
corporation adopted from time to time. 

  

	2.	 Payment of strata fees and special levies 

 

	2.1	 An owner must pay strata fees on or before the first day of the month to which the strata fees relate.

  

	2.2	 Where an owner fails to pay strata fees in accordance with bylaw 2.1, outstanding strata fees will be subject
to an interest charge of 10% per annum, compounded annually. 

  

	2.3	 In addition to interest, failure to pay strata fees on the due date will result in a fine of $50.00 for each
contravention of bylaw 2.1. 

  

	2.4	 An owner must provide the strata corporation or its agent with twelve (12) consecutive, monthly post-dated
cheques for strata fees for the fiscal year of the strata corporation, dated as of the first day of each month or, if applicable, written authorization for monthly automatic debit from the owner’s bank account. 

 

	2.5	 Failure by an owner to submit twelve (12) monthly, post-dated strata fee cheques or written authorization
for automatic debit in accordance with bylaw 2.4 is a contravention of bylaw 2.4 and the strata corporation will levy a fine of $25.00 for each contravention. Each dishonoured cheque or dishonoured automatic debit will be subject an administration
charge of $25.00. 

  

	2.6	 Strata corporation must apply all funds first to outstanding charges or fines and then to strata fees.

  

	2.7	 A special levy is due and payable on the date or dates noted in the resolution authorizing the special levy.

	2.8	 Failure to pay a special levy on the due date will result in a fine of $50.00 for each contravention of bylaw
2.7. 

  

	2.9	 Where an owner fails to pay a special levy in accordance with bylaw 2.7, outstanding special levies will be
subject to an interest charge of 10% per annum, compounded annually. 

  

	3.	 Repair and maintenance of property by owner 

 

	3.1	 An owner must repair and maintain the owner’s strata lot, except for repair and maintenance that is the
responsibility of the strata corporation under these bylaws. 

  

	3.2	 An owner who has the use of limited common property must repair and maintain it, except for repair and
maintenance that is the responsibility of the strata corporation under these bylaws. 

  

	4.	 Use of property 

 

	4.1	 An owner, tenant, occupant or visitor must not use a strata lot, the common property, limited common property
or common assets in a way that causes a nuisance or hazard to another person, 

  

	 	(a)	 causes unreasonable noise, 

 

	 	(b)	 unreasonably interferes with the rights of other persons to use and enjoy the common property, common assets or
another strata lot, 

  

	 	(c)	 is illegal, or 

  

	 	(d)	 is contrary to a purpose for which the strata lot or common property is intended as shown expressly or by
necessary implication on or by the strata plan. 

  

	4.2	 An owner, tenant, occupant or visitor must not cause a disturbance or interfere with the comfort of other
owners, tenants, occupants or visitors. 

  

	4.3	 An owner, tenant, occupant or visitor must not use musical, electronic or other sound producing devices in a
strata lot or on common property, including limited common property which, in the opinion of the council, cause a disturbance or interfere with the comfort of other owners, tenants, occupants or visitors in a strata lot or on common property,
including limited common property. 

  

	4.4	 An owner tenant or occupant must keep all exterior strata lot doors fully closed when working inside a strata
lot with hammers, air tools or electrical tools. 

  

	4.5	 An owner, tenant, occupant or visitor must not cause damage, other than reasonable wear and tear, to the common
property, common assets or those parts of a strata lot which the 

  
 2 

	 	
strata corporation must repair and maintain under these bylaws or insure under section 149 of the Act. 

  

	4.6	 An owner is responsible for any damage caused by occupants, tenants, customers, employees, agents or visitors
to the owner’s strata lot. 

  

	4.7	 An owner shall indemnify and save harmless the strata corporation from the expense of any maintenance, repair
or replacement rendered necessary to the common property, limited common property, common assets or to any strata lot by the owner’s act, omission, negligence or carelessness or by that of an owner’s visitors, occupants, customers,
employees, agents or tenants, but only to the extent that such expense is not reimbursed from the proceeds received by operation of any insurance policy. In such circumstances, and for the purposes of bylaws 4.1, 4.5 and 4.6, any insurance
deductible paid or payable by the strata corporation shall be considered an expense not covered by the proceeds received by the strata corporation as insurance coverage and will be charged to the owner. 

 

	4.8	 No strata lot may be used for automotive purposes. 

 

	4.9	 Bylaw 4.8 does not apply to strata lots 1 (1-12840 Bathgate Way), 6 (6-12840 Bathgate Way), 11 (11-12840 Bathgate Way), 16 (16-12840 Bathgate Way), 20 (2-12880
Bathgate Way), 21 (3-12880 Bathgate Way), 23 (5-12880 Bathgate Way), 24 (6-12880 Bathgate Way), 26
(8-12880 Bathgate Way) and 32 (12-12800 Bathgate Way) (the “Non- conforming Lots”) as long as the Non-conforming Lots are being continuously used for any automotive purposes after October 28, 1993, being the date this by-law was first adopted by the Strata
Corporation. However, upon any of the Non-conforming Lots ceasing to be actively and continuously used for an automotive purpose, then this exception shall no longer apply and from that time forward bylaw 4.8
will apply to such strata lot, it will no longer be considered to be a Non-conforming Lot, and it may not at any time thereafter be sued for any automotive purpose. The decision of the Strata Council, acting
reasonably, as to whether or not a Non-conforming Lot has ceased being used for an automotive purpose will be final and binding on the owners and occupiers form time to time of the strata lot in question.

  

	    	 For the purposes of bylaws 4. 8 and 4. 9, “ Automotive purposes” means, with respect to the use of a
strata lot, the use of all or any portion of that strata lot for: 

  

	 	(i)	 any work on automobiles, motorcycles, trucks, boats, carts, trailers, and any other machine or equipment, which
uses or involves an internal combustion engine; 

  

	 	(ii)	 any removal, repair, alteration, fabrication or installation of parts, components, systems or accessories from,
to, for or on anything referred to in subsection (i) above; or 

  

	 	(iii)	 any sale at retail or wholesale, or any storage or distribution, of parts or accessories for anything referred
to in subsection (i) above. 

  
 3 

	    	 Bylaws 4.8 and 4.9 are inserted here for the convenience of owners only. Bylaws 4.8and 4.9 were filed by the
owners on January 8, 1999 under registration number BNOO4465. Bylaw 4.8 and 4.9 remain in force and effect from January 8, 1999 and have not been repealed amended or replace since that date. 

 

	5.	 Inform strata corporation 

 

	5.1	 An owner must notify the strata corporation of: 

 

	 	(a)	 within two weeks of becoming an owner; the owner’s name and any occupants’ names, strata lot number
and mailing address outside the strata plan, if any; and 

  

	 	(b)	 any mortgage or other dealing in connection with the strata lot within two weeks of such mortgaging or other
dealing. 

  

	5.2	 On request by the strata corporation, a tenant must inform the strata corporation of the tenant’s name.

  

	6.	 Obtain approval before altering a strata lot 

 

	6.1	 An owner must obtain the written approval of the strata corporation before making or authorizing an alteration
to a strata lot that involves any of the following: 

  

	 	(a)	 the structure of a building; 

 

	 	(b)	 the exterior of a building including the roof; 

 

	 	(c)	 patios, chimneys, stairs or other things attached to the exterior of a building; 

 

	 	(d)	 doors, windows or skylights on the exterior of a building, or that front on the common property;

  

	 	(e)	 fences, railings or similar structures that enclose the common property; 

 

	 	(f)	 common property located within the boundaries of a strata lot; 

 

	 	(g)	 those parts of the strata lot, which the strata corporation must insure under section 149 of the Act;

  

	 	(h)	 wiring, plumbing, piping, heating, ventilation, air conditioning and other services; and 

 

	 	(i)	 the installation of all signage. 

 

	6.2	 The strata corporation must not unreasonably withhold its approval under bylaw 6.1, but may require as a
condition of its approval that the owner agree, in writing, to take responsibility for any expenses relating to the alteration and to indemnify and hold harmless the strata corporation for any future costs in connection with the alteration.

  
 4 

	6.3	 An owner intending to apply to the strata corporation for permission to alter a strata lot must submit, in
writing, detailed plans and written description of the intended alteration. 

  

	7.	 Obtain approval before altering common property 

 

	7.1	 An owner, occupant or tenant must not alter, or permit to be altered, a strata lot in any manner which, in the
opinion of the council, will alter the exterior appearance of a building. 

  

	7.2	 An owner must obtain the written approval of the strata corporation before making or authorizing an alteration
to common property, including limited common property or common assets. For greater certainty, this bylaw 7.2 applies to the installation of all signage. 

  

	7.3	 An owner, as part of its application to the strata corporation for permission to alter common property, limited
common property or common assets, must: 

  

	 	(a)	 submit, in writing, detailed plans and description of the intended alteration; 

 

	 	(b)	 obtain all applicable permits, licenses and approvals from the appropriate governmental authorities and provide
copies to the strata council; and 

  

	 	(b)	 obtain the consent of the owners by written approval of the strata council under bylaw 7.2.

  

	7.4	 The strata corporation may require, as a condition of its approval, that the owner agree, in writing, to
certain terms and conditions, including, not exhaustively, the following: 

  

	 	(a)	 that alterations be done in accordance with the design or plans approved by the strata council or its duly
authorized representatives; 

  

	 	(b)	 that the standard of work and materials be not less than that of the existing structures;

  

	 	(c)	 that all work and materials necessary for the alteration be at the sole expense of the owner;

  

	 	(d)	 that the owner from time to time of the strata lot receiving the benefit of an alteration to common property,
limited common property or common assets must, for so long as the person remains an owner, be responsible for all present and future maintenance, repairs and replacements, increases in insurance, and any damage suffered or cost incurred by the
strata corporation as a result, directly or indirectly, of the alterations to common property, limited common property or common assets; 

  

	 	(e)	 that the owner and any subsequent owner on title who receives the benefit of such alteration, must, with
respect only to claims or demands arising during the time that they shall have been owner, indemnify and hold harmless the strata corporation, its council members, employees and agents from any and all claims and demands whatsoever arising out of or
in any manner attributable to the 

  
 5 

	 	
alteration. Any costs or expenses incurred by the strata corporation as the result of such claim or demand will be the responsibility of the owner from time to time of the strata lot who has
benefited from the alteration and the said costs or expenses incurred must be charged to that owner and shall be added to and become part of the strata fees of that owner for the month next following the date upon which the cost or expenses are
incurred, but not necessarily paid by the strata corporation, and shall become due and payable on the due date of payment of monthly strata fees. 

  

	7.5	 An owner who has altered common property, limited common property or common assets prior to the passage of
these bylaws shall be subject to their content and intent to the extent that any damages suffered or costs incurred by the strata corporation as a result, directly or indirectly, of the alteration, must be borne by the owner who has benefited from
the alteration. 

  

	7.6	 An owner who, subsequent to the passage of bylaws 7.1 to 7.5 inclusive, alters common property or limited
common property without adhering strictly to these bylaws, must restore, at the owner’s sole expense, the common property, limited common property or common assets, as the case may be, to its condition prior to the alteration. If the owner
refuses or neglects to restore the alteration to its original condition, the strata corporation may conduct the restoration, at the expense of the owner who altered the common property or limited common property. The cost of such alteration shall be
added to and become part of the strata fees of that owner for the month next following the date on which the cost was incurred and will become due and payable on the due date of payment of monthly strata fees. 

 

	8.	 Permit entry to strata lot 

 

	8.1	 An owner, tenant occupant or visitor must allow a person authorized by the strata corporation to enter the
strata lot or limited common property; 

  

	 	(a)	 in an emergency, without notice, to ensure safety or prevent significant loss or damage; 

 

	 	(b)	 at a reasonable time, on 48 hours’ written notice, 

 

	 	(i)	 to inspect, repair, renew, replace or maintain common property, common assets and any portions of a strata lot
that are the responsibility of the strata corporation to repair, replace, renew and maintain under these bylaws or the Act or to insure under section 149 of the Act; or to ensure an occupant’s compliance with the Act, bylaws and rules.

  

	 	(ii)	 If forced entry to a strata lot is required due to required emergency access and the inability to contact the
owner of the strata lot, the owner shall be responsible for all costs of forced entry incurred by the strata corporation. 

  
 6 

	8.2	 The notice referred to in bylaw 8.1(b) must include the date and approximate time of entry, and the reason for
entry. 

 Powers and Duties of Strata Corporation 
  

	9.	 Repair and maintenance of property by strata corporation 

 

	9.1	 The strata corporation must repair and maintain all of the following: 

 

	 	(a)	 common assets of the strata corporation; 

 

	 	(b)	 common property that has not been designated as limited common property; 

 

	 	(c)	 limited common property, but the duty to repair and maintain it is restricted to 

 

	 	(i)	 repair and maintenance that in the ordinary course of events occurs less often than once a year, and

  

	 	(ii)	 the following, no matter how often the repair or maintenance ordinarily occurs: 

 

	 	A.	 the structure of a building; 

 

	 	B.	 the exterior of a building; 

 

	 	C.	 patios, chimneys, stairs, balconies and other things attached to the exterior of a building;

  

	 	D.	 doors, windows and skylights on the exterior of a building or that front on common property;

  

	 	E.	 fences, railings and similar structures that enclose common property; 

 

	 	(d)	 a strata lot, but the duty to repair and maintain it is restricted to 

 

	 	(i)	 the structure of a building, 

 

	 	(ii)	 the exterior of a building, 

 

	 	(iii)	 patios, chimneys, stairs, balconies and other things attached to the exterior of a building,

  

	 	(iv)	 doors, windows and skylights on the exterior of a building or that front on common property, and

  

	 	(v)	 fences, railings and similar structures that enclose common property. 

  
 7 

	9.2	 If the strata corporation is required to enter a strata lot for the purpose of maintaining, repairing or
renewing common property, the strata corporation, in carrying out any work or repairs, must do so in a proper and workmanlike manner and must make good any damage to the strata lot occasioned by such works and restore the strata lot to its former
condition, leaving the strata lot clean and free from debris. 

 Council 

 

	10.	 Council size 

  

	10.1	 The council must have at least 3 and not more than 7 members. 

 

	11	 Council eligibility 

 

	11.1	 No person may stand for councillor continue to be on council with respect to a strata lot if the strata
corporation is entitled to register a lien against that strata lot under section 116(1) of the Act. 

  

	11.2	 No person may stand for councillor continue to be on council with respect to a strata lot if there are amounts
owing to the strata corporation charged against the strata lot in respect of administration fees, bank charges, fines, penalties, interest or the costs, including the legal costs, of remedying a contravention of the bylaws or rules.

  

	11.3	 No person may stand for councillor continue to be on council with respect to a strata lot if there are amounts
owing to the strata corporation charged against the strata lot in respect of administration fees, bank charges, fines, penalties, interest or the costs, including the legal costs, of remedying a contravention of the bylaws or rules for which the
owner is responsible under section 131 of the Act. 

  

	12.	 Council members’ terms 

 

	12.1	 The term of office of a council member ends at the end of the annual general meeting at which the new council
is elected. 

  

	12.2	 A person whose term as council member is ending is eligible for
re-election. 

  

	13.	 Removing council member 

 

	13.1	 Unless all the owners are on the council, the strata corporation may, by a resolution passed by a two-thirds (2/3) vote at an annual or special general meeting, remove one or more council members. The strata corporation must pass a separate resolution for each council member to be removed. 

 

	13.2	 After removing a council member, the strata corporation may hold an election at the same annual or special
general meeting to replace the council member for the remainder of the term or the remaining members of the council may appoint a replacement council member for the remainder of the term. 

  
 8 

	13.3	 If the strata corporation removes all of the council members, the strata corporation must hold an election at
the same annual or special general meeting to replace the council members for the remainder of the term up to, at least, the minimum number of council members required by bylaw of the strata corporation for the remainder of the term.

  

	13.4	 The council may appoint the remaining council members necessary to achieve a quorum for the strata corporation,
even if the absence of the members being replaced leaves the council without a quorum. 

  

	13.5	 A replacement council member appointed pursuant to bylaws 13.2 and 13.4 may be appointed from any person
eligible to sit on the council. 

  

	14.	 Replacing council member 

 

	14.1	 If a council member resigns or is unwilling or unable to act, the remaining members of the council may appoint
a replacement council member for the remainder of the term. 

  

	14.2	 A replacement council member may be appointed from any person eligible to sit on the council.

  

	14.3	 The council may appoint a council member under bylaw 14.2 even if the absence of the member being replaced
leaves the council without a quorum. 

  

	14.4	 If all the members of the council resign or are unwilling or unable to act, persons holding at least 25% of the
strata corporation’s votes may hold a special general meeting to elect a new council by complying with the provisions of the Act, the regulations and the bylaws respecting the calling and holding of meetings. 

 

	15.	 Officers 

  

	15.1	 At the first meeting of the council held after each annual general meeting of the strata corporation, the
council must elect, from among its members, a president, a vice- president, a secretary and a treasurer. 

  

	15.2	 A person may hold more than one office at a time, other than the offices of president and vice president.

  

	15.3	 The vice president has the powers and duties of the president 

 

	 	(a)	 while the president is absent or is unwilling or unable to act, 

 

	 	(b)	 if the president is removed, or 

 

	 	(c)	 for the remainder of the president’s term if the president ceases to hold office. 

 

	15.4	 The strata council may vote to remove an officer. 

  
 9 

	15.5	 If an officer other than the president is removed, resigns, is unwilling or unable to act, the council members
may elect a replacement officer from among themselves for the remainder of the term. 

  

	16.	 Calling council meetings 

 

	16.1	 Any council member may call a council meeting by giving the other council members at least one week’s
notice of the meeting, specifying the reason for calling the meeting. 

  

	16.2	 The notice in bylaw 16.1 does not have to be in writing. 

 

	16.3	 A council meeting may be held on less than one week’s notice if 

 

	 	(a)	 all council members consent in advance of the meeting, or 

 

	 	(b)	 the meeting is required to deal with an emergency situation, and all council members either

  

	 	(i)	 consent in advance of the meeting, or 

 

	 	(ii)	 are unavailable to provide consent after reasonable attempts to contact them. 

 

	16.4	 Bylaw 14(4) of the Schedule of Bylaws to the Act does not apply to the strata corporation.

  

	17.	 Requisition of council hearing 

 

	17.1	 By application in writing, an owner or tenant may request a hearing at a council meeting stating the reasons
for the request. 

  

	17.2	 If a hearing is requested under bylaw 17.1, the council must hold a meeting to hear the applicant within one
(1) month of the date of receipt by the council of the application. 

  

	17.3	 If the purpose of the hearing is to seek a decision of the council, the council must give the applicant a
written decision within one week of the date of the hearing. 

  

	18.	 Quorum of council 

 

	18.1	 A quorum of the council is 

 

	 	(a)	 1, if the council consists of one member, 

 

	 	(b)	 2, if the council consists of 2, 3 or 4 members, 

 

	 	(d)	 3, if the council consists of 5 or 6 members, and 

 

	 	(e)	 4, if the council consists of 7 members. 

  
 10 

	18.2	 Council members must be present in person at the council meeting to be counted in establishing quorum.

  

	19.	 Council meetings 

 

	19.1	 The council may meet together for the conduct of business, adjourn and otherwise regulate its meetings as it
thinks fit. 

  

	19.2	 At the option of the council, council meetings may be held by electronic means, so long as all council members
and other participants can communicate with each other. 

  

	19.3	 If a council meeting is held by electronic means, council members are deemed to be present in person.

  

	19.4	 Owners may attend council meetings as observers. 

 

	19.5	 Despite bylaw 19.4, no observers may attend those portions of council meetings that deal with any of the
following: 

  

	 	(a)	 bylaw contravention hearings under section 135 of the Act; or 

 

	 	(b)	 any other matters if the presence of observers would, in the council’s opinion, unreasonably interfere
with an individual’s privacy. 

  

	20.	 Voting at council meetings 

 

	20.1	 At council meetings, decisions must be made by a majority of council members present in person at the meeting.

  

	20.2	 If there is a tie vote at a council meeting, the president may break the tie by casting a second, deciding
vote. 

  

	20.3	 The results of all votes at a council meeting must be recorded in the council meeting minutes.

  

	21.	 Council to inform owners of minutes 

 

	21.1	 The council must circulate to or post for owners the minutes of all council meetings within 2 weeks of the
meeting, whether or not the minutes have been approved. 

  

	22.	 Delegation of council’s powers and duties 

 

	22.1	 Subject to bylaws 22.2, 22.3 and 22.4, the council may delegate some or all of its powers and duties to one or
more council members or persons who are not members of the council, and may revoke the delegation. 

  
 11 

	22.2	 The council may delegate its spending powers or duties, but only by a resolution that: 

 

	 	(a)	 delegates the authority to make an expenditure of a specific amount for a specific purpose, or

  

	 	(b)	 delegates the general authority to make expenditures in accordance with bylaw 22.3. 

 

	22.3	 A delegation of a general authority to make expenditures must 

 

	 	(a)	 set a maximum amount that may be spent, and 

 

	 	(b)	 indicate the purposes for which, or the conditions under which, the money may be spent. 

 

	22.4	 The council may not delegate its powers to determine, based on the facts of a particular case,

  

	 	(a)	 whether a person has contravened a bylaw or rule, or 

 

	 	(d)	 whether a person should be fined, and the amount of the fine. 

 

	23.	 Spending restrictions 

 

	23.1	 A person may not spend the strata corporation’ s money unless the person has been delegated the power to
do so in accordance with these bylaws. 

  

	23.2	 Bylaw 21(2) of the Schedule of Bylaws to the Act does not apply to the strata corporation.

  

	23.3	 The strata corporation may, at the discretion of the council, cause the books and accounts of the strata
corporation to be audited by a chartered accountant or certified general accountant and, when audited, submit the report of the auditor to the annual general meeting. 

 

	24.	 Limitation on liability of council member 

 

	24.1	 A council member who acts honestly and in good faith is not personally liable because of anything done or
omitted in the exercise or intended exercise of any power or the performance or intended performance of any duty of the council. 

  

	24.2	 Bylaw 24.1 does not affect a council member’s liability, as an owner, for a judgment against the strata
corporation. 

  

	24.3	 All acts done in good faith by the council are, even if it is afterwards discovered that there was some defect
in the appointment or continuance in office of a member of council, as valid as if the council member had been duly appointed or had duly continued in office. 

  
 12 

 Enforcement of Bylaws and Rules 

 

	25.	 Fines 

  

	25.1	 Except where specifically stated to be otherwise in these bylaws, the strata corporation may fine an owner or
tenant: 

  

	 	(a)	 $200.00 for each contravention of a bylaw, and 

 

	 	(b)	 $50.00 for each contravention of a rule. 

 

	25.2	 The council must, if it determines in its discretion that an owner, tenant or occupant is in repeated
contravention of any bylaws or rules of the strata corporation, levy fines and the fines so levied shall be immediately added to the strata fees for the strata lot and shall be due and payable together with the strata fees for the strata lot in the
next month following such contravention. 

  

	26.	 Continuing contravention 

 

	26.1	 Except where specifically stated to be otherwise in these bylaws, if an activity or lack of activity that
constitutes a contravention of a bylaw or rule continues, without interruption, for longer than 7 days, a fine may be imposed every 7 days. 

Annual and Special General Meetings 
  

	27.	 Quorum of meeting 

 

	27.1	 If within 1/2 hour from the time appointed for an annual or special general meeting, a quorum is not present,
the meeting stands adjourned for a further 1/2 hour on the same day and at the same place. If within a further 1/2 hour from the time of the adjournment, a quorum is not present, the eligible voters, present in person or by proxy, constitute a
quorum. 

  

	    	 This bylaw 27.1 is an alternative to section 48(3) of the Act. This bylaw does not apply to a meeting demanded
pursuant to section 43 of the Act and failure to obtain a quorum for a meeting demanded pursuant to section 43 terminates, and does not adjourn, that meeting. 

 

	28.	 Person to chair meeting 

 

	28.1	 Annual and special general meetings must be chaired by the president of the council. 

 

	28.2	 If the president of the council is unwilling or unable to act, the meeting must be chaired by the vice
president of the council. 

  
 13 

	28.3	 If neither the president nor the vice president of the council chairs the meeting, a chair must be elected by
the eligible voters present in person or by proxy from among those persons, eligible to vote, who are present at the meeting. 

  

	29.	 Participation by other than eligible voters 

 

	29.1	 Tenants and occupants may attend annual and special general meetings, whether or not they are eligible to vote.

  

	29.2	 Persons who are not eligible to vote, may not participate in the discussion at a meeting.

  

	29.3	 Tenants, who are not eligible to vote, must leave the meeting if requested to do so by a resolution passed by a
majority vote at the meeting. 

  

	30.	 Voting 

  

	30.1	 Except on matters requiring a unanimous vote, the vote for a strata lot may not be exercised if the strata
corporation is entitled to register a lien against that strata lot under section 116( 1) of the Act. 

  

	30.2	 Except on matters requiring a unanimous vote, the vote for a strata lot may not be exercised if there are
amounts owing to the strata corporation charged against the strata lot in respect of administration fees, bank charges, fines, penalties, interest or the costs, including the legal costs, of remedying a contravention of the bylaws or rules.

  

	30.3	 Except on matters requiring a unanimous vote, the vote for a strata lot may not be exercised if there are
amounts owing to the strata corporation charged against the strata lot in respect of administration fees, bank charges, fines, penalties, interest or the costs, including the legal costs, of remedying a contravention of the bylaws or rules,
including legal costs, for which the owner is responsible under section 131 of the Act. 

  

	30.4	 At an annual or special general meeting, voting cards must be issued to eligible voters. 

 

	30.5	 At an annual or special general meeting a vote is decided on a show of voting cards, unless an eligible voter
requests a precise count. 

  

	30.6	 If a precise count is requested, the chair must decide whether it will be by show of voting cards or by roll
call, secret ballot or some other method. 

  

	30.7	 The outcome of each vote, including the number of votes for and against the resolution if precise count is
requested, must be announced by the chair and recorded in the minutes of the meeting. 

  

	30.8	 If there is a tie vote at an annual or special general meeting, the president, or, if the president is absent
or unable or unwilling to vote, the vice president, may break the tie by casting a second, deciding vote. 

  

	30.9	 Despite anything in bylaws 30.1 to 30.8 (inclusive), an election of council or removal of a council member must
be held by secret ballot, if the secret ballot is requested by an Eligible voter. 

  
 14 

	31.	 Electronic attendance at meetings - Delete. 

 

	32.	 Order of business 

 

	32.1	 The order of business at annual and special general meetings is as follows: 

 

	 	(a)	 certify proxies and corporate representatives and issue voting cards; 

 

	 	(b)	 determine that there is a quorum; 

 

	 	(c)	 elect a person to chair the meeting, if necessary; 

 

	 	(d)	 present to the meeting proof of notice of meeting or waiver of notice; 

 

	 	(e)	 approve the agenda; 

  

	 	(f)	 approve minutes from the last annual or special general meeting; 

 

	 	(g)	 deal with unfinished business; 

 

	 	(h)	 receive reports of council activities and decisions since the previous annual general meeting, including
reports of committees, if the meeting is an annual general meeting; 

  

	 	(i)	 ratify any new rules made by the strata corporation under section 125 of the Act; 

 

	 	(j)	 report on insurance coverage in accordance with section 154 of the Act, if the meeting is an annual general
meeting; 

  

	 	(k)	 approve the budget for the corning year in accordance with section 103 of the Act, if the meeting is an annual
general meeting; 

  

	 	(l)	 deal with new business, including any matters about which notice has been given under section 45 of the Act;

  

	 	(m)	 elect a council, if the meeting is an annual general meeting; 

 

	 	(n)	 terminate the meeting. 

Voluntary Dispute Resolution 
  

	33.	 Voluntary’ dispute resolution 

 

	33.1	 A dispute among owners, tenants, the strata corporation or any combination of them may be referred to a dispute
resolution committee by a party to the dispute if 

  

	 	(a)	 all the parties to the dispute consent, and 

 

	 	(b)	 the dispute involves the Act, the regulations, the bylaws or the rules. 

  
 15 

	33.2	 A dispute resolution committee consists of 

 

	 	(a)	 one owner or tenant of the strata corporation nominated by each of the disputing parties and one owner or
tenant chosen to chair the committee by the persons nominated by the disputing parties, or 

  

	 	(b)	 any number of persons consented to, or chosen by a method that is consented to, by all the disputing parties.

  

	33.3	 The dispute resolution committee must attempt to help the disputing parties to voluntarily end the dispute.

 Small Claims Court Proceedings 
  

	34.	 Authorization to proceed 

 

	34.1	 The strata corporation may proceed under the Small Claims Act, without further authorization by the
owners, to recover from an owner, by an action in debt in Small Claims Court, money owing to the strata corporation, including money owing as administration fees, bank charges, fines, penalties, interest or the costs, including legal costs, of
remedying a contravention of the bylaws or rules and to recover money which the strata corporation is required to expend as a result of the owner’s act, omission, negligence or carelessness or by that of an owner’s visitors, occupants,
guests, employees, agents, tenants or a member of the owner’s family. 

 Marketing Activities by Owners and Occupants 

 

	35.	 Sale of a strata lot 

 

	35.1	 Real estate signs must not be displayed in a strata lot or on the common property except in the location
designated by the strata corporation for real estate signs. 

 Insurance 

 

	36.	 Insuring against major perils 

 

	36.1	 The strata corporation must insure against major perils, as set out in regulation 9.1 (2), including, without
limitation, earthquakes. 

 Parking 
  

	37.	 Parking 

  

	37.1	 The strata council may allocate parking stalls to the owners in such manner as it sees fit. No person may park
any boat, trailer or camper or other similar item on common property, limited common property or land that is a common asset. 

  

	37.2	 An owner, occupant, tenant, employee, customer, agent, or visitor leaving a parked vehicle on the common
property, limited common property or land that is a common asset does so at their own risk. The strata corporation is not liable for any loss or damage to such vehicle. 

  
 16 

	37.3	 An owner, occupant, tenant, employee, customer, agent or visitor must not store a vehicle on common property,
limited common property or on land that is a common asset. 

  

	37.4	 An owner, occupant, tenant, employee, customer, agent or visitor must not park a vehicle on common property,
limited common property or land that is a common asset if that vehicle is: 

  

	 	(a)	 not roadworthy; 

  

	 	(b)	 unlicensed; or 

  

	 	(c)	 uninsured. 

  

	    	 On request by council, a vehicle owner must provide proof of current vehicle insurance, satisfactory to the
council. 

  

	37.5	 An owner, occupant or tenant must not park on any part of the common property, limited common property or land
that is a common asset except in parking stalls designated for their strata lot, without prior written permission of the council. 

  

	37.7	 An owner, occupant or tenant must not park at any time of day or night in parking stalls designated as visitor
stalls. 

  

	37.8	 Employees and visitors may park in parking stalls designated for visitor parking stalls for a maximum of 12
hours in a 24 hour period, whether or not those hours are consecutive hours. 

  

	37.9	 An owner, occupant or tenant must not park a vehicle or permit a vehicle to be parked or left unattended in a
way that interferes with or obstructs no parking zones, access lanes, sidewalks, walkways, passages, driveways, or parking stalls assigned to other strata lots. 

 

	37.10	 An owner, occupant or tenant must ensure that visitors, customers, employees and agents do not park a vehicle
or permit a vehicle to be parked or be left unattended in a way that interferes with or obstructs no parking zones, access lanes, sidewalks, walkways, passages, driveways, or parking stalls assigned to other strata lots. 

 

	37.11	 No person may double-park a vehicle. 

 

	37.12	 A vehicle parked in contravention of any of bylaws 37.1 to 37.11 (inclusive) will be subject to removal by a
towing company authorized by council, and all costs associated with such removal will be charged to the owner of the strata lot. 

  

	37.13	 An owner, occupant, tenant or visitor must not use any parking area as a work area for carpentry, renovations,
repairs (including, but not exhaustively, sawing, drilling and the use of any adhesive or hardening compounds) or perform any work on vehicles, including not exhaustively replacing or removing any automotive fluids, sanding, painting, motor tune
ups, repairs whether mechanical or otherwise. 

  

	37.14	 An owner must not sell; lease or license parking stalls to any person. 

  
 17 

	37.15	 An owner, occupant, or visitor operating a vehicle in the parking areas must not exceed 10 km/hour.

  

	37.16	 An owner, occupant or tenant may wash a vehicle, but must do so in a manner does not cause a nuisance or
annoyance to other owners, occupants or tenants. Once washing is completed, the owner, occupant or tenant must hose down the area and remove all dirt, refuse and excess water. 

Appearance of strata lots 
  

	38.	 Cleanliness 

  

	38.1	 An owner, tenant or occupant must not allow a strata lot to become unsanitary or untidy. Rubbish, dust,
garbage, boxes, packing cases and other similar refuse must not be thrown, piled or stored on common property. 

  

	38.2	 An owner, occupant, employee, customer, agent, or tenant leaving any personal property on the common property
does so at his or her own risk. The strata corporation is not liable for any loss or damage to such personal property. 

  

	38.3	 Personal property left on the common property may be removed and disposed of by the strata corporation at the
risk and expense of the owner. 

  

	39.	 Miscellaneous 

 

	39.1	 An owner, tenant or visitor must not hinder or restrict sidewalks, entrances, exits and other parts of the
common property. Hindrance and restriction includes the keeping of personal items and garbage. 

  

	39.2	 An owner, occupant or tenant must not erect or display or permit to be erected or displayed any signs, fences,
billboards, placards, advertising, notices or other fixtures of any kind on the common property or in a strata lot, unless authorized by the council. This shall include exterior painting and the addition of wood, ironwork, concrete or other
materials. 

  

	39.3	 An owner, occupant or tenant must not display or erect fixtures, poles, racks, storage sheds and similar
structures permanently or temporarily on common property, limited common property or land that is a common asset. 

  

	39.4	 An owner, occupant or tenant must not erect or hang over or outside any window or door of a strata lot or on
the common property, awnings, shades or screens with the prior written consent of the council. No television antenna, satellite dish or similar structure or appurtenances thereto may be erected on or fastened to the common property, limited common
property or any strata lot except as approved and authorized by the council. 

  

	39.5	 An owner, occupant or tenant must not do any act or thing or neglect or fail to do any act or thing which would
or could increase the risk of fire or the rate of fire insurance premium with respect thereto. 

  
 18 

	39.6	 An owner, occupant or tenant must not do or permit to be done anything that may cause damage to trees, plants,
bushes, flowers or lawns, and grounds so as to damage trees, plants bushes or lawns or to interfere with the cutting or watering of the lawns of the maintenance of the common property generally. 

 

	39.7	 An owner, occupant or tenant must report immediately to the strata council, or its designated representative,
any failure of the water pipes, sprinkler or electrical systems likely to cause danger or damage. 

  

	39.8	 An owner, occupant or tenant must not store any personal property on common property, limited common property
or land that is a common asset. 

  

	39.9	 An owner, occupant or tenant must not store hazardous or flammable substances on common property, limited
common property or land that is a common asset. 

  

	39.10	 An owner, occupant or tenant having a waste disposal container on strata property must keep the lids closed
when not in active use and is responsible for keeping the area around such container clean and free of debris. 

  

	40.	 Severability 

  

	40.1	 The provisions of these bylaws are deemed to be independent and severable and the invalidity in whole or in
part of any bylaw shall not affect the validity of the remaining bylaws or portions thereof, which shall continue in full, force and effect as if such invalid portion or portions had never been included herein. 

  
 19EX-10.27

 Exhibit 10.27 

AGREEMENT FOR PILOT LINE OPERATION 

BY AND BETWEEN 
 CYPRESS
SEMICONDUCTOR CORPORATION 
 AND 

D-WAVE SYSTEMS INC. 

  
 Page  1  of 28

 PILOT LINE OPERATION AGREEMENT 

This Pilot Line Operation Agreement (the “Agreement”) is entered into effective as of 31 July, 2006 (“Effective Date”) by
and between Cypress Semiconductor Corporation, a Delaware corporation with offices located at 198 Champion Court, San Jose, California, 95134(“Cypress”) and D-Wave Systems Inc., a company continued
under the federal laws of Canada and having its head office at Suite 100 - 4401 Still Creek Drive, Burnaby, British Columbia, V5C 6G9 (“Customer”) (the “Party” or “Parties” as applicable). 

RECITALS 
 WHEREAS,
Cypress owns and operates its 8” wafer pilot line (interchangeably referred to as “Lines” or “Pilot Lines”) in its facilities in San Jose; 

WHEREAS, the Line is equipped to run various Cypress process technologies; 

WHEREAS, Customer desires to purchase available capacity of Pilot Lines, such capacity to be used by Customer for the manufacture of wafers.

 WHEREAS, Customer desires a license to certain process technology and Cypress desires to grant to Customer certain modules of its
existing process technology as necessary for Customer’s use and operation of the Pilot Lines. 
 NOW THEREFORE, for valuable
consideration, the Parties hereby agree as follows: 
 ARTICLE I 

CERTAIN DEFINITIONS 

Section 1.1 “Affiliate” shall mean any entity which controls, is controlled by or is under
common control with Cypress or Customer. For purposes of this definition, “control” shall mean beneficial ownership of (i) more than fifty percent (50%) of the shares of the subject entity entitled to vote in the election of directors
(or, in the case of an entity that is not a corporation, for the election of the corresponding managing authority); or (ii) such lesser percentage as is the maximum control or ownership right permitted in the country where the subject entity
exists. A “Wholly Owned Affiliate” shall mean an entity that is at least eighty percent (80%) controlled by a Party to this Agreement. 

Section 1.2 “Change of Control” shall mean an event or series of related events under which
(a) an unrelated third party is or becomes the beneficial owner of shares of stock of a Party representing more than fifty percent (50%) of the combined voting power of the then outstanding capital stock or interests entitled to vote generally
in elections of such Party’s directors (the “Voting Interests”), as measured immediately following its acquisition of such shares, or (b) a Party consolidates or merges with or into an unrelated third party, or conveys, transfers
or leases all or substantially all of its assets to an unrelated third party, if the shareholders of a party’s Voting Interests immediately before such transaction do not own, directly or indirectly, immediately following such transaction, at
least fifty percent (50%) of the 

  
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combined voting power of the outstanding voting interests of the entity resulting from such transaction. 

Section 1.3 “Engineering Activities” means any
non-standard Activity requested by Customer, said non-standard Activity as defined in Cypress specification 001-05660. Customer
will pay additional costs for Engineering Activities as necessary and requested by Customer herein. Requests for Engineering Activities and the additional charges for such non-standard Activities shall be as
defined in the Cypress specification 001-05660. 
 Section 1.4
“Engineering Services” means services performed by Cypress’s personnel, agents or subcontractors. 

Section 1.5 “Intellectual Property Rights” shall mean any or all of the following and all rights
in, arising out of, or associated therewith: (i) all Patent Rights; (ii) all trade secrets and other rights in know-how and confidential or proprietary information; (iii) all copyrights,
copyrights registrations and applications therefor and all other rights corresponding thereto throughout the world; (iv) all mask works, mask work registrations and applications therefor, and any equivalent or similar rights in semiconductor
masks, superconductor masks, layouts, architectures or topology; and (v) any corresponding or equivalent rights to any of the foregoing anywhere in the world. 

Section 1.6 “Line” or “Pilot Line” shall mean the pilot semiconductor wafer
manufacturing line at the Premises, or any alternative replacement or substitute site thereto, as equipped to build 8” wafers, as the case may be. 

Section 1.7 A “Move” or “Activity” shall mean one (1) wafer
going through one (1) wafer production process step as delineated by Cypress in its normal operating practice as consistently applied. A wafer production process step constitutes the manipulations, actions performed and/or taken, and processes,
procedures and/or associated equipment used in a single physical transformation of a wafer or one or more layers thereon, including, but not limited to: (i) forming, depositing or growing a dielectric, semiconductive, superconductive and/or
conductive material layer; (ii) removing, etching or polishing a dielectric, semiconductive, superconductive and/or conductive material layer; (iii) (selectively) irradiating, patterning, masking and/or developing one (or more) layers of
polymeric, dielectric, semiconductive, superconductive and/or conductive materials; (iv) implanting dopant atoms, ions or compounds through or into a dielectric, semiconductive, superconductive and/or conductive material layer, or otherwise
changing or altering the chemical composition of such materials; (v) annealing, alloying, hardening, softening, planarizing or roughening a dielectric, semiconductive, superconductive and/or conductive material layer; and (vi) electrical
testing of wafers at 30 minutes per wafer or less. 
 Section 1.8 “Minimum Batch Size”
shall mean the minimum total number of wafers in a Process Batch. 

  
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 Section 1.9 “Moves per Inventory” (M/I) is
defined as the activities generated in a given day divided by the average Work In Progress (WIP) that is not on hold for engineering development or on problem lot for engineering evaluation. 

Section 1.10 “Non-Hold WIP” shall mean wafers which
can be processed and are not subject to any move-restrictions by Customer. 
 Section 1.11 “Patent
Rights” shall mean all of the following to the extent entitled to an Effective Filing Date prior to and during the term of this Agreement, and claiming, covering or encompassing any invention, design or other subject matter incorporated
in a module or otherwise derived directly or indirectly from or related directly or indirectly to their activities on the Line: (i) all patents, utility models, design registrations, certificates of invention and other governmental grants for
the protection of inventions or industrial designs anywhere in the world and all reissues, renewals, re-examinations and extensions thereof; (ii) all applications for any of the foregoing including
without limitation any international, provisional, divisional, continuation, continuation-in-part, and continuing prosecution applications; and (iii) all rights in,
arising out of, or associated with any of the foregoing anywhere in the world. As used above, “Effective Filing Date” means the earliest effective priority filing date in the particular country for any patent, utility model, design
registration, certificate of invention or other governmental grant for the protection of inventions or industrial designs or any application for any of the foregoing, as determined on a claim by claim basis. By way of example, it is understood that
the Effective Filing Date for a United States Patent is the earlier of (i) the actual filing date of the United States patent application which issued into such patent, (ii) the priority date under 35 U.S.C. § 119 for such patent, or
(iii) the priority date under 35 U.S.C. § 120 for such patent. 
 Section 1.12 “Pilot
Product” means wafer manufactured by Cypress for testing by Customer hereunder prior to qualification by Customer per Customer’s qualification specifications, excluding all Pre-Pilot
Products. 
 Section 1.13 “Premises” shall mean Cypress’ wafer fabrication facility located
at 3901 North First Street, San Jose, CA 95134. 
 Section 1.14
“Pre-Pilot Product” means prototypes of Products provided to Customer by Cypress. 

Section 1.15 “Problem Lot” means a Process Batch or Process Lot that is not moveable due to
unforeseen issues that must be dispositioned by engineering. 
 Section 1.16 “Process Engineer”
means an employee or contractor of Cypress assigned by Cypress to provide services to Customer under this Agreement. 

Section 1.17 “Process Lot” or “Process Batch” shall mean a group of
wafers that are processed together as a group. 
 Section 1.18 “Production Product” means
products or wafers ordered by Customer after qualification and issuance of a prototype approval by Customer. 

  
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 Section 1.19 “Proprietary Product” shall
mean a product made and/or sold by a Party hereto with respect to which: (i) there is no product made or sold by the other Party hereto or by a third party that is pin-compatible with such product;
(ii) has the same form, fit and function as a product defined in subsection (i) of this Section; or (iii) the making or selling Party is legally or contractually restricted from granting further licenses to make or sell such product.

 Section 1.20 “Resident Date” shall mean the date that Customer defines as the date in which
they will commence Activity Allocation with the ability to place people at the Premises. 
 Section 1.21
“Standard Operating Procedure” or “SOP” shall mean Cypress’s then-current standard pilot line operating procedure, including the standard operating manual, specification, and other applicable
documentation. 
 Section 1.22 “Wafer Starts” shall mean the amount of new wafers that
shall be allowed into the line. 
 ARTICLE II 

PILOT LINE OPERATION 

Section 2.1 Pilot Line Operation. Cypress operates the Pilot Line on seven days a week, for a total of one
hundred sixty eight (168) hours per week. Cypress operates the Pilot Line in accordance with its standard pilot line SOP. The Pilot Lines are operated on a four-shift basis per week. Cypress shall provide Customer a copy of its then-current SOP
prior to the Effective Date. 
 Section 2.2 Activity Allocation to Customer. 

(a) Cypress will continue to operate the Pilot Line in accordance with its then current SOP. Cypress shall allocate Wafer
Starts on a weekly basis and review and assign Activities on a daily basis, and shall provide the detail of such Activity allocation in Exhibit A attached hereto. 

(b) Subject to the terms and conditions set forth herein, the allocation of Activities to Customer will be made by Cypress in
its sole reasonable discretion and in accordance with Cypress’ SOP for the allocation of Activities for Cypress’ own use. Cypress shall ensure that Customer will have no lesser priority in such allocation over the course of each day
(including with respect to use of all equipment on the Line) than the priority of Cypress’ internal operating divisions and other Cypress Pilot Line partners for each day during such period. 

(c) Customer will have the responsibility of maintaining Customer’s Non-Hold WIP (Work In Progress) at levels defined by
Cypress to ensure they receive their Activity Allocation. Cypress will not be held accountable for Activity Allocation missed by Customer if Customer does not maintain the Non-Hold WIP level required by
Cypress. The standard procedure for calculating Non-Hold WIP is as follows: 

  
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	Daily Required Non-Hold WIP =	  		  	Quarterly Activity Allocation	 	
	  		  	(13 wk/qtr x 7 day/wk x 1.5 M/I)	 	

 (d) The minimum Process Batch size is twelve (12) wafers for wafers in the Pre-Pilot, Pilot Production and Production Phases. Any process batch that is smaller than 12 wafers will be charged as if 12 wafers are in the Process Batch, thus the minimum activity charge is 12 for any step. The
Maximum Process Batch size is 25 wafers. 
 Section 2.3 Carryforward. Customer acknowledges
that if for any reason whatever (including without limitation a fall in yield rates or other cause outside of Customer’s independent control) it does not use during any Cypress fiscal quarter the Activities allotted to it by Cypress as
aforesaid, Customer shall not have the right to carry forward any unused Activity allocation into any subsequent Cypress fiscal quarter. 

Section 2.4 Payment. 

(a) Cypress shall invoice Customer quarterly for the Activities carried out on behalf of Customer in that quarter at a cost of
$[*****] per Activity. 
 (b) The Activity unit cost includes: 

(i) access to the equipment listed in Exhibit B; 

(ii) access to Cypress’ MES (Manufacturing Execution System) system (Ingres) to provide equipment status, particle
monitoring data, process control charts and operations reports; 
 (iii) the on-site
support referred to in Section 2.9 below; and 
 (iv) up to [*****] hours ([*****] hours per week x 13 weeks) of
engineering support in the first three (3) months following the Resident Date, including training, initial recipe consultation, initial run card set up and verification. 

(c) Activities completed outside Cypress shall be invoiced to Customer at Cypress’ cost and shall also be charged as an
activity against Customer’s activity allocation. 
 Section 2.5 Additional Allocations. If
Customer desires, upon a thirty (30) day notice, they may increase their Move allocation by up to 35% for a fiscal quarter at a cost of $[*****] per Move. Additional allocations shall be provided at Cypress’ sole discretion, and according
to payment terms to be negotiated by the Parties. 
 Section 2.6 Resident Date. Customer shall
notify Cypress of its Resident Date, as applicable, within four (4) weeks from the Effective Date. 

  
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 Section 2.7 Safety. Customer acknowledges that
safety is of utmost importance to Cypress. Customer shall comply with Cypress’s environmental, health, and safety site policies, procedures, and programs. It is the Customer’s responsibility to understand all site policies, procedures, and
programs relating to environmental protection, safety and health and to ensure that Customer’s employees and subcontractors understand and comply with such policies, procedures, and programs. This includes, but is not limited to, Chemical
Handling, Lock-Out-Tag-Out, EHS and OHS safety rules, tool and use of safety gear. Customer also understands that all chemicals brought on to the Premises or any Cypress
location must be approved by Cypress’s Environmental Health and Safety officer in order to maintain compliance with Local, State and Federal codes. 

Section 2.8 Line Management. 

(a) Cypress’s Managing Director of SVTC shall exercise
day-to-day managerial authority over the Line, including without limitation over the allocation of Activities, within the parameters established by this Agreement.
Subject to the remainder of this Section, Cypress’s Managing Director of SVTC shall also be in charge of all aspects of the operation, development and planning of the Line. 

(b) An operating committee (“Operating Committee”) shall be constituted of employees of each Party with
decision-making authority and shall meet once every two weeks at a regularly scheduled time to review operational results and approve future operational matters, including changes to the Pilot Line operating procedures. The Operating Committee shall
attempt to resolve by good faith negotiations any operating disputes that arise with respect to the Line, or any other disputes arising under this Agreement, except as specifically set forth herein. 

(c) Cypress shall hold a daily Pilot Line operations meeting in which the daily Activities on the Line are reviewed, discussed
and planned. A representative of Customer (which may be a Process Engineer or Customer Personnel) is expected to attend all operations meetings. 

Section 2.9 Limited Support for Customer Personnel. Customer acknowledges that Cypress will not be
providing support or facilities for Customer Personnel except as shall be set forth elsewhere in this Agreement, and in particular without limiting the generality of the foregoing shall not make available to any such persons any clerical,
administrative or technical support personnel other than for the limited purposes explicitly referred to herein. In addition to the cubicle or other office space made available to Customer Personnel hereunder, Cypress shall make available office
telephones and internet connectivity in each cubicle and shall provide access to conference rooms (subject to allowing access to such rooms on an equal priority basis to other Cypress Pilot Line partners), break rooms, printers, faxes, copiers,
equipment for engineering only time for recipe development or optimization (subject to allowing access to such equipment on an equal priority basis to other Cypress Pilot Line partner engineering only time), and reasonable IT support for each of the
Customer Personnel. Cypress shall also ensure that all Customer Personnel are provided prompt and unqualified access at all times to data and information residing on Cypress equipment and computers relevant to Customer, including, 

  
 Page  7  of 28

 
without limitation, recipes, move information, WIP information, M/I metric data, run cards, e-test data and lab data. 

ARTICLE III 
 PROCESS
ENGINEERING SERVICES 
 Section 3.1 Engineering Services. 

(a) Cypress shall provide [*****] full-time (40 working hours per week, 52 weeks per year) Process Engineers to conduct
Engineering Activities in support for process development and integration of Customer’s process technologies into the Pilot Line. The Process Engineers shall provide services in accordance with the roles and responsibilities specified in
Exhibit D attached hereto. 
 (b) Customer shall have the right to reduce the amount of Engineering Services required on
ninety (90) days written notice to Cypress. 
 (c) If Customer desires, upon a thirty (30) day notice, they may
request additional Engineering Activities and/or Process Engineers from Cypress. Additional allocations shall be provided at Cypress’ sole discretion, and according to payment terms to be negotiated by the Parties. 

Section 3.2 Nomination of Process Engineers. 

(a) Cypress shall nominate the Process Engineers within two (2) weeks from the Effective Date, and shall provide Customer
with details as to each Process Engineer’s education, experience and employment history. 
 (b) Within one (1) week
Customer shall advise Cypress whether the nominated Process Engineers are acceptable. Customer shall have the right to reject a Process Engineer on reasonable grounds, including but not limited to, suitability of the Process Engineer’s
education, experience and employment history. 
 (c) In the event Customer rejects a Process Engineer, Cypress shall nominate
an alternate Process Engineer within one (1) week of Customer’s notice of rejection. Customer shall advise Cypress as to the acceptability of the alternate Process Engineer within one (1) week of Cypress’ nomination of same. 

(d) Within two (2) weeks of Customer’s notification to Cypress of the acceptability of the Process Engineers, the
Process Engineers shall be assigned to Customer. 
 Section 3.3 Dedication of Process Engineers. The Process
Engineers assigned to Customer shall be dedicated solely to Customer during the term of this Agreement and shall not be reassigned by Cypress without Customer’s written consent, not to be unreasonably withheld. 

  
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 Section 3.4 Replacement of Process Engineers. 

(a) Customer shall have the right to require replacement of a Process Engineer on reasonable grounds, including but not limited
to, progress on the Engineering Activities and the working relationship of the Process Engineer with Customer Personnel. 

(b) In the event Customer notifies Cypress that replacement of a Process Engineer is required, Cypress shall nominate an
alternate Process Engineer in accordance with the provisions of Section 3.2 above. 
 Section 3.5 Payment. 

(a) Cypress shall invoice Customer [*****] at the end of each quarter for Engineering Services and Customer will not be liable
to Cypress for any other costs in relation to the Engineering Services or the Process Engineers, including but not limited to insurance, employment-related benefits, vacation, taxes or pension costs. 

(b) In the event the level of Engineering Services is reduced by Customer, Cypress shall invoice Customer an amount equivalent
to the proportionate reduction of working hours of the Process Engineers. 
 Section 3.6 Direction of Process Engineers. 

(a) The Process Engineers shall carry out the Engineering Activities at Customer’s sole direction. 

(b) Notwithstanding Section 3.6(a) or any other provisions of the Agreement, the Parties acknowledge that the Process
Engineers shall remain employees of Cypress, and nothing in this Agreement renders the Process Engineers employees of Customer for the purposes of this Agreement or at law, nor do the Process Engineers have any express or implied right or authority
to assume or create any obligations on behalf of or in the name of Customer or to bind Customer to any contract, agreement or undertaking with any third party. 

ARTICLE IV 
 EQUIPMENT

 Section 4.1 The Pilot Line. The Pilot Line is equipped to run various process technologies
utilizing the equipment listed in Exhibit B. 
 Section 4.2 Equipment Ownership for the Line. Except
as otherwise set forth herein, Cypress shall own and bear all the costs associated with ownership of the Line. 
 Section 4.3
Customer Equipment. 

  
 Page  9  of 28

 (a) Upon Customer’s request, Cypress shall, at its sole discretion,
permit Customer to install Customer Equipment in a clean room on the Premises. Customer shall bear the responsibility and cost of such installation and clean room rental. “Customer Equipment” shall mean and include any upgrades to Customer
Equipment and any equipment on the Line owned by Customer. Customer shall pay the applicable taxing authority each tax invoice with respect to Customer Equipment. Customer shall also pay all costs to upgrade such Customer Equipment, provided that
any such upgrade is performed in accordance with Customer’s specifications. Cypress warrants that Customer has the right to remove any Customer Equipment in a way that minimizes disturbance to the Line on reasonable notice without any financial
responsibility to Cypress. Customer shall bear the cost of installation, deinstallation and removal of Customer Equipment and any damages resulting therefrom. 

(b) Customer shall bear all costs associated with ownership of any Customer Equipment or upgrade, including sales or use taxes
or property taxes imposed on or otherwise determined on the basis of any such equipment or upgrade, and any insurance costs associated with Customer Equipment. Neither party shall undertake any upgrade to equipment solely owned by the other party,
without such other party’s prior written approval. 
 (c) Cypress shall have no responsibility to Customer for loss or
damage to any Customer Equipment, unless such damage or loss is caused by an act or omission of Cypress. 
 (d) Customer
shall have no responsibility to Cypress for loss or damage to any equipment solely owned and used by Cypress, unless such loss or damage is caused by an act or omission of Customer. 

(e) Customer shall be responsible for securing insurance for Customer Equipment on Premises or Cypress’s facilities. 

Section 4.4 Equipment Maintenance. Except as set forth elsewhere herein, Cypress shall cover the costs of
maintaining all equipment and upgrades installed at all times on the Line, excluding the costs of maintaining Customer Equipment (as defined below). 

Section 4.5 Use of Equipment. All equipment listed in Exhibit B may be used in manufacturing the
products of either Party without cost to Customer other than such amount payable under ARTICLE VI. Customer Equipment shall only be used to manufacture Customer products or otherwise for the benefit of Customer and for no other purpose. Customer
will not have access to equipment that is not included in Exhibit B under this contract unless the new equipment replaces a piece of equipment listed in Exhibit B. 

Section 4.6 Right of Access to Equipment. Customer acknowledges that Cypress owns or otherwise assumes
responsibility for the infrastructure and facilities supporting the Line, as well as the equipment comprising the Line on the date hereof. Except as otherwise expressly set forth herein, each Party hereto shall have an unimpeded right of access to
all equipment and upgrades on the Line as if such Party was the co-owner of all such equipment or upgrade. 

  
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 Section 4.7 Customer solely owned equipment. Cypress, at
its sole discretion, may allow Customer to make modifications to the Premises reasonably necessary for the installation and operation of the Customer Equipment. Customer shall also follow all Local, State, and Federal codes in the installation of
their equipment. Notwithstanding anything to the contrary herein, Customer shall be entitled to enter immediately upon Premises and take possession of the Customer Equipment if it is being misused or used in breach of this Agreement. Customer shall
pay for the cost of installing Customer Equipment on the Premises, provided that Customer has provided its prior written approval of such cost. Cypress shall have no obligation to install or permit the installation of Customer Equipment on the
Premises if Customer refuses to pay for such installation. 
 ARTICLE V 

CUSTOMER PERSONNEL 

Section 5.1 Moving to Cypress Facilities. Subject in each case to Cypress’s prior review and approval
(which may not be unreasonably withheld), any time after the Resident Date, and with a four-week prior written notice to Cypress, Customer may move a maximum of 2 employees into 1 double cubicle or other office space to be provided by Cypress at the
Premises. 
 Section 5.2 Status of Personnel. 

(a) Customer acknowledges that all of the responsibilities and duties of the employer of all employees, contractors and agents
(“Personnel”, and, for greater clarity, Customer Personnel explicitly excludes the Process Engineers) of Customer working at Cypress’ facilities with respect to such persons’ compliance with Customer’s obligations under this
Agreement are those of Customer, and covenants and agrees that Customer itself will assume responsibility for such persons’ compliance as stated above. Without limiting the generality of the foregoing, Customer shall itself impose on each of
the Customer Personnel all of such persons’ obligations hereunder, by contract or otherwise, and otherwise ensure that the principal duty of each of the Customer Personnel shall be to Customer, notwithstanding the location of such
employee’s place of work and the constraints imposed there. 
 (b) Customer shall indemnify and hold harmless Cypress
against and from any claim, loss, cost expense or damage, including attorney’s fees and other legal expenses (“Loss”), against or suffered by Cypress or any Affiliate of Cypress resulting from any third party claim or claim by
Customer (i) that any such Customer Personnel is an employee of Cypress (such Losses including without limitation any employee benefit that any such person claims to be entitled to from Cypress as an employee of Cypress, unless a binding
determination is made that such a person is actually an employee of Cypress, and not Customer Personnel), (ii) based upon any grossly negligent or intentionally wrongful act or grossly negligent or intentionally wrongful omission of any such person
(such Losses including without limitation any fire or other catastrophic loss to the Line or any significant portion of the Line attributable to any such grossly negligent or intentionally wrongful act or grossly negligent or intentionally wrongful

  
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omission, or (iii) based upon any breach by any such person of any obligation of that person to Customer imposed by this Agreement. 

(c) If the entire Line is shut down solely as a result of grossly negligent or intentionally wrongful acts or omissions of
Customer Personnel, Cypress shall be entitled to recover from Customer all Losses associated with such shutdown of the entire Line. Cypress’ Loss shall be defined, for purposes of this paragraph, as $10 million per calendar quarter,
applied pro rata during the period beginning from such shutdown of the entire Line to the first day that the entire Line achieves at least 75% of the daily Moves that consist of Standard Activities for any consecutive two (2) day period that
were achieved on a daily average in the month before such shutdown, provided that the payment for Losses described in this paragraph is conditioned upon Cypress’ use of its best efforts to bring the entire Line back into operation as soon as
possible after any such shutdown. 
 (d) Cypress acknowledges that all of the responsibilities and duties of the employer of
all of the Cypress Personnel working at Cypress’ facilities with respect to such persons’ compliance with Cypress’s obligations under this Agreement are those of Cypress, and covenants and agrees that Cypress itself will assume
responsibility for such persons’ compliance as stated above. Without limiting the generality of the foregoing, Cypress shall itself impose on each of the Cypress Personnel all of such persons’ obligations hereunder, by contract or
otherwise. 
 (e) Cypress shall indemnify and hold harmless Customer against and from any claim, loss, cost expense or
damage, including attorney’s fees and other legal expenses (“Loss”), against or suffered by Customer or any Affiliate of Customer resulting from any third party claim or claim by Cypress Personnel (i) that any such Cypress
Personnel is an employee of Customer (such Losses including without limitation any employee benefit that any such person claims to be entitled to from Customer as an employee of Customer unless a binding determination is made that such a person is
actually an employee of Customer, and not Cypress), (ii) based upon any grossly negligent or intentionally wrongful act or grossly negligent or intentionally wrongful omission of any such person, or (iii) based upon any breach by any such
person of any obligation of that person to Cypress imposed by this Agreement. 
 (f) Each party’s indemnity obligations
hereunder are conditioned upon the party seeking indemnity providing the indemnifying party (a) prompt written notice of any such claim, (b) sole control over the defense and settlement of any such claim and (c) reasonable
cooperation, information and assistance, at the indemnifying party’s expense, in the defense of any such claim. 

Section 5.3 Security. 

(a) Customer acknowledges that security of Cypress’ facilities generally and of Cypress’ computer systems and
networks in particular is of paramount importance to Cypress. Customer Personnel will not be authorized to enter any zone of Cypress’ campus other than the Premises or the parking lot unaccompanied by an employee of

  
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Cypress. For security purposes, Cypress will require each one of the Customer Personnel to wear a security badge at all times that each is on Cypress’ property and to conform with the site
policies and procedures. 
 (b) No Customer Personnel will have access to any internal Cypress computer or networking
facilities except as agreed to. The access shall enable each such person to conduct technological development activities in accordance herewith. Without limiting the generality of the foregoing, each one of the Customer Personnel shall be assigned
his or her own password in order to obtain any such access. 
 (c) Cypress shall keep and maintain logs of access to its
network and systems by Customer Personnel, and in the event it is discovered that any such person shall have intentionally gained unauthorized access to any portion of Cypress’ systems or network and improperly removed, used or disclosed any
Confidential Information in material breach of this Agreement, such persons shall immediately be barred from all of Cypress’ facilities and such persons’ actions shall be deemed to constitute a breach of this Agreement by Customer. 

Section 5.4 Insurance. Customer represents that it shall procure, and at all times during the term of this
Agreement shall maintain, levels of insurance, as necessary to cover activities and obligations undertaken by Customer and its subcontractors while working on Premises or present at Cypress’s facility. Customer shall provide evidence of
insurance to Cypress on the Effective Date of this Agreement, and at any other time upon request by Cypress. 
 ARTICLE VI 

CUSTOMER PAYMENT ARRANGEMENTS 

Section 6.1 Regular Payments. 

(a) All information on prices, fees, costs to be paid by Customer thereof not otherwise set out in this Agreement or in Exhibit
C herein shall be negotiated in good faith by the Parties. Unless otherwise specifically stated in the applicable Exhibit, the payment terms shall be as described below in Section 5.9. 

(b) Each Party hereto shall carry at its expense at all times during the term hereof business interruption insurance as it
shall deem necessary. 
 Section 6.2 Taxes. Customer shall pay all taxes that Customer is required to pay
under applicable law. 
 Section 6.3 Extraordinary Expenses. To the extent that Customer intends to utilize
raw materials (e.g., EPI wafers) that are more expensive than those used by Cypress, or to take any other action that it expects (or should expect in the exercise of prudent technical and commercial judgment) will increase expenses of running the
Line above those obtaining in the normal course (any expense so incurred, an “Extraordinary Expense”), Cypress will invoice Customer in accordance with Section 6.6. No Extraordinary Expenses shall be incurred without the prior written
approval of Customer. 

  
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 Section 6.4 Reticle Expenses. 

(a) Customer will have the option to purchase photomasks through Cypress’s vendor at a
mark-up of 25%. 
 (b) Customer shall be responsible for reticle design, however,
Cypress shall provide tape-out support to Customer and will ensure that reticles are compatible with Cypress equipment unless customer chooses not to use Engineering Services during the reticle ordering
process. 
 Section 6.5 Training. Included in the
Start-Up Costs (see Section 6.1) shall be up to [*****] hours (equivalent to [*****] hours per week) of Cypress Engineering Services to be used for equipment training, wafer management training and
integration support. These hours of up to [*****] per week can be used by Customer during the first 2 years of this Agreement. 

Section 6.6 Non Recurring Engineering. After the initial set-up
included in the Start-Up Costs (see Section 6.1) Customer will have the option to purchase from Cypress additional start-up Engineering Services at a rate of [*****] per hour. Customer understands that
such Engineering Services may not always be available due to staffing availability. 
 Section 6.7
Installation/Deinstallation. Customer and Cypress shall in good faith negotiate the terms and conditions of the installation and deinstallation of Customer Equipment if Cypress grants Customer’s request for the installation of
Customer Equipment on Premises or Cypress facility pursuant to Section 3.4 above. 
 Section 6.8 Cleanroom
Rental. Customer shall sign Cypress’s Clean Room Rental Agreement if Cypress grants Customer’s request to install Customer Equipment pursuant to Section 3.4 above. 

Section 6.9 Payment Terms. 

(a) Customer will be invoiced monthly based upon Activities allocated as described in Section 2.2(a)(“Activity
Allocation”). The invoice will be for a minimum number of Moves equal to the monthly Activity Allocation. If the actual Moves for the preceding month are more than the Activity Allocation, the total Moves will be invoiced. 

(b) All other payments required hereunder shall be invoiced on a monthly basis at the beginning of each calendar month and will
be paid within thirty (30) days of receipt of a valid invoice. Each Cypress invoice hereunder shall be accompanied by a detailed report containing all supporting information, as Customer may reasonably request, necessary to determine the
amounts due hereunder. This report will include Activity Allocation, actual Moves, quantity of moves invoiced and other payment due and payable. 

ARTICLE VII 
 LICENSES

  
 Page  14  of 28

 Section 7.1 No License from Customer. Customer does not
grant Cypress any license or right to use any Customer technology, products or processes except as necessary for Cypress to provide Engineering Services or other services requested by Customer pursuant to this Agreement. 

Section 7.2 License from Cypress. 

(a) In exchange for a one-time payment of $[*****] by Customer to Cypress,
Cypress (on behalf of itself and its Affiliates) hereby grants to Customer a worldwide, non-exclusive, irrevocable and perpetual (except solely as set forth in Section 12.7), royalty free and paid up
right and license, under all Intellectual Property Rights, to use and modify only those steps of the Cypress’s recipes or process technology included in Cypress’s SVTC Standard Recipe Book (“Licensed Technology”) necessary to use
or modify Customer’s process technology (or processes) for the manufacture of Customer’s products, (including any unique equipment configurations and modifications used therein and any unique semiconductor, superconductor and/or integrated
circuit structures resulting from such module(s) and any Patent Rights and/or other intellectual property rights encompassing, covering or protecting such unique module(s), recipes, information, equipment configurations and/or modifications, and
structures), solely for the manufacture of Customer products at any location. Subject to the terms and conditions set forth herein, such right and license shall include (i) the right to have Customer products made by third party manufacturers,
and (ii) the right to sublicense such rights to third parties solely as a part of a license to such party of a complete Customer process for the manufacture of a Customer product. 

(b) Notwithstanding any other provision of this Agreement, Customer shall not have a license to make, have made, use, offer to
sell, sell, import, export, lease or otherwise dispose of products which compete with Cypress’ Proprietary Products; provided, however, that Cypress acknowledges and agrees that nonvolatile memory products do not (and shall not be deemed to)
compete with any Cypress’ Proprietary Products, now or in future. 
 (c) Cypress shall take or cause its Affiliates to
take whatever action is necessary to convey the license contemplated hereby by such Affiliates. Cypress shall defend, indemnify, and hold harmless Customer and their respective officers, agents, and employees from any losses, liabilities, damages
and expenses (including attorneys’ fees) resulting from any third party claim that the Licensed Technology infringes, violates or misappropriates the intellectual property or proprietary rights of any third party. Cypress shall not be so
obligated to defend, indemnify, or hold harmless Customer and/or their respective officers, agents, and employees to the extent that any such claim is based upon modification to the Cypress baseline 0.09um process technology made by or on behalf of
Customer. 
 Section 7.3 Infringement Claims. Upon the reasonable request of a Party receiving a claim from
a third party that its intellectual property has been infringed, the other Party agrees to provide information and non-monetary assistance to such requesting Party (at the requesting Party’s expense) as
may be reasonably necessary for said requesting Party’s defense against such 

  
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third party infringement claim. Any Party receiving such third party infringement claim may settle or make an agreement with said third party without the prior consent of the other Party as long
as said other Party’s assets and business activities are not affected by such third party settlement or agreement. 

Section 7.4 No Other Rights. Except as expressly provided in this ARTICLE VII and ARTICLE VIII hereof,
neither Party grants to the other Party any license, right, title or interest in or to any Intellectual Property Rights, technical information or other subject matter, whether by implication, estoppel or otherwise. Each Party shall ensure that the
sale or other transfer of any product hereunder does not imply or convey any right or license to a third party under any Intellectual Property Right of the other Party (except as expressly provided herein) even if such product may only be used in or
with another component or subject matter covered by such Intellectual Property Right. The licenses granted in this Agreement shall not be construed as granting or implying any right of enforcement for a Party under the technology or Intellectual
Property Rights of the other Party. All rights not specifically granted herein are reserved by the Party owning the respective technology and Intellectual Property Rights. 

ARTICLE VIII 
 TECHNOLOGY
OWNERSHIP 
 Section 8.1 Joint Development. Cypress and Customer acknowledge that in order to integrate
Customer’s process technology into Cypress’ Pilot Line, intellectual effort will be required by both Parties. 

Section 8.2 Ownership of Arising Intellectual Property. Any Intellectual Property Rights that are invented,
developed, created, improved or authored pursuant to this Agreement shall be owned as follows: 
 (a) Cypress shall own all
right, title and interest in and to any modifications, improvements or derivative works of any of the Licensed Technology and all Intellectual Property Right therein, made or conceived of during the term of this Agreement (“Cypress
Technology.”) 
 (b) Subject to Cypress’s rights in Cypress Technology, Customer shall own all right, title and
interest in and to any Intellectual Property Rights therein that are modifications, improvements or derivative works of any Superconducting Technology, made or conceived during the term of this agreement. “Superconducting Technology” shall
mean technology in possession of superconducting properties, such as zero electrical resistance, when operated at cryogenic temperatures, and comprised of superconducting devices, such as Josephson junctions. 

ARTICLE IX 

REPRESENTATIONS AND WARRANTIES; LIABILITY LIMIT 

  
 Page  16  of 28

 Section 9.1 Cypress Warranties. Cypress represents,
warrants and covenants to Customer that (i) Cypress has the full right and authority to enter into this Agreement and grant the rights and licenses granted herein; (ii) Cypress has not previously granted and will not grant any rights that
prevent Cypress from fulfilling its obligations under this Agreement; (iii) Cypress is not controlled (as defined in Section 1.2 hereof) by any other entity as of the Effective Date; (iv) Cypress will comply with all applicable laws
and regulations in connection with its performance under this Agreement; (v) the Licensed Technology does not, and will not, contain any confidential or proprietary information of or Intellectual Property of, nor infringe, violate or
misappropriate the Intellectual Property of, any third party, and no claims of any such infringement, violation or misappropriation have been made by any third party; and (vi) Cypress does not currently have any Proprietary Products, business
or customers that relate to Superconducting Technology. 
 Section 9.2 Customer Warranties. Customer
represents, warrants and covenants to Cypress that (i) Customer has the full right and authority to enter into this Agreement and grant the rights and licenses granted herein; (ii) Customer has not previously granted and will not grant any
rights that prevent Customer from fulfilling its obligations under this Agreement; (iii) Customer is not controlled (as defined in Section 1.2 hereof) by any other entity as of the Effective Date. 

Section 9.3 Disclaimer of Warranties. EXCEPT AS OTHERWISE PROVIDED ELSEWHERE IN THIS AGREEMENT, CYPRESS AND
CUSTOMER EXPRESSLY DISCLAIM ANY WARRANTIES OR CONDITIONS, EXPRESS, IMPLIED, STATUTORY OR OTHERWISE, WITH RESPECT TO DEVELOPMENT ACTIVITIES HEREUNDER, AND THE CYPRESS AND CUSTOMER TECHNOLOGY, INCLUDING, WITHOUT LIMITATION, ANY WARRANTY OF
MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, OR THE VALIDITY OR ENFORCEABILITY OF CYPRESS OR CUSTOMER TECHNOLOGY, PATENTED OR UNPATENTED. 

Section 9.4 Limitation on Liability. EXCEPT FOR BODILY INJURY AND EXCEPT IN CONNECTION WITH A PARTY’S
BREACH OF CONFIDENTIALITY OBLIGATIONS HEREUNDER, NEITHER PARTY WILL BE LIABLE WITH RESPECT TO ANY SUBJECT MATTER OF THIS AGREEMENT UNDER ANY CONTRACT, NEGLIGENCE, STRICT LIABILITY OR OTHER LEGAL OR EQUITABLE THEORY FOR ANY SPECIAL, INCIDENTAL OR
CONSEQUENTIAL DAMAGES. THE FOREGOING SHALL NOT BE DEEMED TO LIMIT EITHER PARTY’S PAYMENT OBLIGATIONS IN THE EVENT OF EARLY TERMINATION. 

ARTICLE X 

CONFIDENTIALITY 

Section 10.1 Confidential Information. The Parties have signed a Non Disclosure Agreement (NDA) to cover any
disclosure of Confidential Information prior to the signing of this Agreement. Except as expressly provided herein, the Parties agree that, for the term of this Agreement and for seven (7) years thereafter, the receiving Party shall keep in
confidence and not publish or otherwise disclose and shall not use for any purpose any information furnished to it by the other Party hereto pursuant to this Agreement or prior thereto, whether directly or

  
 Page  17  of 28

 
indirectly, and whether in writing, orally or by the inspection of tangible objects or data (including without limitation documents, prototypes, samples, plant and equipment) of a confidential or
proprietary nature (“Confidential Information”). Without limiting the generality of the foregoing, Confidential Information shall include enterprise software, each Party’s technology, products and manufacturing processes, and
financial information concerning Cypress’s and Customer’s customers, suppliers and their respective products and proposed products. Each Party shall take all steps necessary (including, without limitation, establishing password protection
schemes with respect to equipment and computers) to ensure that all Confidential Information is only accessible by (and disclosed to) those employees who have a need to know such information in order to carry out the express purposes of this
Agreement and who are bound in writing to confidentiality obligations no less restrictive than those set forth herein. Notwithstanding the foregoing, Confidential Information shall not include information that, in each case as demonstrated by
written documentation: 
 (a) was already known to the receiving Party, other than under an obligation of confidentiality, at
the time of disclosure; 
 (b) was generally available to the public or otherwise part of the public domain at the time of
its disclosure to the receiving Party; 
 (c) became generally available to the public or otherwise part of the public domain
after its disclosure and other than through any act or omission of the receiving Party in breach of this Agreement; 
 (d)
was subsequently lawfully disclosed to the receiving Party without restriction by a person other than a Party or developed by employees of the receiving Party who did not have access to any information or materials disclosed by the disclosing Party;
or 
 (e) was independently developed by the receiving Party without the use of the disclosing Party’s Confidential
Information. 
 A material breach of a Party’s obligations under this Section 10.1 shall constitute a material breach of this
Agreement. 
 Section 10.2 Independent Development. The disclosing Party acknowledges that the receiving
Party may currently or in the future be developing information internally, or receiving information from other parties, that is similar to the Confidential Information. Nothing in this Agreement will prohibit the receiving party from developing or
having developed for it products, concepts, systems or techniques that are similar to or compete with the products, concepts, systems or techniques contemplated by or embodied in the Confidential Information provided that the receiving Party does
not violate any of its obligations under this Agreement in connection with such development. Neither Party shall have any obligation to limit or restrict the assignment of its employees or consultants as a result of their having had access to
Confidential Information. 
 Section 10.3 Permitted Disclosures. Notwithstanding the provisions of
Section 10.1 above, each Party hereto may disclose the other Party’s information to the extent such disclosure 

  
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is reasonably necessary for exercising the rights expressly granted to it under this Agreement (including the right to grant sublicenses, if applicable), filing or prosecuting patent
applications, prosecuting or defending litigation, complying with applicable governmental regulations, submitting information to tax or other governmental authorities, provided that if a Party is required to make any such disclosure of the other
Party’s Confidential Information, to the extent it may legally do so, it will give reasonable advance notice to the latter Party of such disclosure and, save to the extent inappropriate in the case of patent applications or otherwise, will
secure confidential treatment of such information prior to its disclosure (whether through protective orders or otherwise). If the Party whose Confidential Information is to be disclosed has not filed a patent application with respect to such
Confidential Information, it may require the other Party to delay the proposed disclosure (to the extent the disclosing Party may legally do so), for up to ninety (90) days, to allow for the filing of such an application. 

Section 10.4 Terms of Agreement; Publicity. Each of the Parties hereto agrees not to disclose to any third
party the financial terms of this Agreement without the prior written consent of the other Party hereto, except to advisors, independent accountants, investors and others on a
need-to-know basis under circumstances that reasonably ensure the confidentiality thereof, or to the extent required by law. Any press release relating to this Agreement
or to the Line which is issued by one Party and which mentions the other Party shall be jointly released by the Parties or, if released by one Party, approved by the other Party. 

ARTICLE XI 

NONSOLICITATION 

Section 11.1 Nonsolicitation. During the period beginning on the Effective Date, neither Party shall,
directly or indirectly, without the prior written consent of the other Party (i) solicit, encourage, or take any other action which is intended to induce or encourage, any employee of the other Party or of any of its Affiliates to terminate his
or her employment with the other Party or its Affiliate, as the case may be, or (ii) except as otherwise set forth herein, interfere in any manner with the contractual or employment relationship between the other Party and its Affiliates, on
the one hand, and their respective employees, on the other hand. 
 ARTICLE XII 

TERM AND TERMINATION 

Section 12.1 Initial Term. The initial term of this Agreement shall end on the 5th anniversary of the
Resident Date. 
 Section 12.2 Renewal. The term will be extended automatically by one year starting upon
the 5th anniversary of the Resident Date, unless either Party shall have given the other Party ninety (90) days prior written notice of its intention to terminate this Agreement. 

Section 12.3 Post-Development Manufacturing. On or before the later of the eighteen (18) month anniversary of
the Resident Date and six (6) months prior to manufacturing 

  
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production, the Parties shall negotiate in good faith terms for a post-development manufacturing agreement. 

Section 12.4 Early Termination. 

(a) Customer may terminate this Agreement after the Resident Date upon giving Cypress ninety (90) days written notice,
such notice being effective to prevent a scheduled increase in Activity allotment from occurring. Customer shall make an immediate non-refundable payment for ninety (90) days of Moves at the current
Activity allotment, which Activities and Moves shall occur during the notice period. 
 (b) In the event that the Line is not
in normal operation, or the average Activities allotted to Customer on the Line for any forty-five (45) day period is less than fifty percent (50%) of Move Allotment, for a reason not attributable to any negligence or intentional misconduct of
Customer, or if the Line is permanently damaged and Cypress indicates that it does not intend to rebuild the Line, such action will be considered to be an early termination by Cypress as of the day the Line ceases to be in normal operation. Cypress
shall not incur any costs in the event of termination by Customer pursuant to this Section 12.4(b). 
 (c) In the event
that Cypress’s interest in the Pilot Line is sold, transferred or proposed to be sold or transferred to a third party (“Transfer”), in whole or in part, Customer shall have the right to immediately terminate this Agreement upon giving
Cypress written notice. The forgoing sentence shall not apply in the event of a Transfer of Cypress’s interest to a Cypress Affiliate. Cypress shall immediately return to Customer or destroy (at Customer’s option) all of Customer’s
Confidential Information in its possession. No part of Customer’s Confidential Information may be disclosed to the third party without the prior written consent of Customer. 

(d) In the event that operation of the Line, in whole or in part, is proposed by Cypress or a transferee to be shut down for a
period longer than thirty (30) days, Customer shall have advance notice of such a plan not less than 120 days in advance, and Customer shall have the right to immediately terminate this Agreement upon giving Cypress written notice. 

(e) Termination pursuant to Section 12.4(b), Section 12.4(c) or Section 12.4(d) shall not trigger any obligation
or liability on Customer to make any payment to Cypress, including, but not limited to the payment referenced in Section 12.4(a). 

Section 12.5 Termination for Breach. 

(a) Either Party to this Agreement may terminate this Agreement in the event the other Party shall have materially breached or
defaulted in the performance of any of its material obligations hereunder, and such default shall have continued for thirty (30) days after written notice thereof was provided to the breaching Party by the non-breaching Party. Failure to make a
timely payment required under this Agreement shall be a material breach or default hereunder. Any termination shall become effective at the 

  
 Page  20  of 28

 
end of such thirty (30) day period unless the breaching Party (or any other party on its behalf) has cured any such breach or default prior to the expiration of the thirty (30) day
period. In the event either Party terminates this Agreement because of the material breach of the other Party, the non-breaching Party’s termination of this Agreement shall not trigger any obligation to
make the payment referenced in Section 12.4 above. 
 (b) The Parties to this Agreement acknowledge that the harm to the
other Party suffered as a result of any infringement or misappropriation of the other Party’s unlicensed intellectual property may be far-reaching and substantial. Accordingly, upon written notification
to a Party of any infringement or misappropriation of the other Party’s intellectual property that has not been cured as set forth in part (a) of this section, the notifying Party may make application to the Mediator to mediate the
dispute; if Cypress is the notifying Party, it may also make application to the Mediator to remove Customer Personnel from Cypress’s premises under Section 12.6 hereof. 

Section 12.6 Customer Personnel. No later than the date of termination hereof, or as ordered by the Mediator,
Customer shall cause all Customer Personnel to have removed all of their personal property from Cypress premises. After that date, no such persons shall have any right to access Cypress premises, except such reasonable access as Cypress and Customer
shall agree in advance in writing in furtherance of the purposes hereof. 
 Section 12.7 Survival; Effect of
Termination. Section 5.2 and ARTICLE VII, ARTICLE VIII, ARTICLE IX, ARTICLE X, and ARTICLE XIII shall survive the expiration and any termination of this Agreement for any reason, except that if Cypress terminates this Agreement pursuant
to Section 12.5(a) as a result of Customer’s theft of Cypress’s intellectual property under this Agreement, the license granted in Section 7.2 shall not survive. 

ARTICLE XIII 

MISCELLANEOUS 

Section 13.1 Governing Law. This Agreement and any dispute arising from the performance or breach hereof
shall be governed by and construed and enforced in accordance with, the laws of the State of New York, without reference to conflicts of laws. 

Section 13.2 Jurisdiction; Venue. The Parties hereby submit to the exclusive jurisdiction and venue of the
state courts of New York (or, if there is federal jurisdiction, the United States District Courts in the Southern District of New York), and the Parties consent to the personal and exclusive jurisdiction of these courts. Notwithstanding the
foregoing, either Party may apply, after compliance with the provisions of Section 13.5, to any court or administrative body of competent jurisdiction to enforce its intellectual property or proprietary rights or to obtain a temporary
restraining order, preliminary injunction, permanent injunction or other injunctive relief to protect its interests, without breach of this Section 13.2 and without any abridgment of the powers of the courts set forth above. The prevailing
party in any action or proceeding arising out of this Agreement shall be entitled to an award of its costs and attorneys’ fees. 

  
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 Section 13.3 Assignment. 

(a) Without the prior written consent of the other Party, neither Party, either voluntarily or by operation of law, shall
assign, transfer or otherwise dispose of (collectively “Transfer”) this Agreement in whole or in part; provided, however, that this Agreement or a Party’s rights and licenses hereunder may be Transferred: 

(i) by Cypress to a Cypress Affiliate or by Customer to a Customer Affiliate (but only so long as any such affiliate remains a
Cypress Affiliate or a Customer Affiliate, as applicable) without the prior written consent of the other Party, and 
 (ii)
in connection with a Change of Control of one Party without the consent of the other Party, provided that written notice of such Transfer is given to the other Party within fourteen (14) days of the consummation of such Transfer and the
remaining or surviving entity agrees in writing to be bound by the terms of this Agreement. 
 (b) Any attempted or purported
Transfer of this Agreement which does not comply with this Section shall be null and void, have no force or effect, and confer no rights upon any third parties. However, if the only non-compliance is a result
of failure to provide notice within fourteen (14) days under Section 13.3(a)(ii), then the non-complying party can cure by providing the required notice at a later time. Subject to compliance with the provisions of this Section, the
provisions of this Agreement shall be binding upon and inure to the benefit of the Parties and their respective successors, assigns and transferees. 

Section 13.4 Force Majeure. Nonperformance of any Party shall be excused to the extent that performance is
rendered impossible by strike, fire, earthquake, flood, governmental acts or orders or restrictions, or any other reason where failure to perform is beyond the reasonable control of the nonperforming Party. If a Party’s performance is prevented
by a Force Majeure condition for a period of more than forty-five days, the other Party may terminate this Agreement without further obligation or liability. 

Section 13.5 Dispute Resolution and Mediation. 

(a) In the event a dispute arises under this Agreement which cannot be resolved by the Operating Committee, the dispute shall
be brought to the attention of the presidents of Cypress and Customer for a prompt meeting to resolve the dispute. If this meeting fails to resolve the dispute, the Parties shall refer the dispute to a mediator selected by the Parties, except for
claims for injunctive or other equitable relief, which may be brought in any court of competent jurisdiction. The Parties shall select a Mediator to mediate such disputes which may arise under this Agreement within 30 days of the Effective Date
hereof. In the event of a referral of a dispute to the Mediator, each Party shall submit, in writing, its position on such dispute to the Mediator and conduct a one day mediation session. If the matter is not resolved or if an alternative method of
dispute resolution is not agreed upon within thirty (30) days after the one day mediation, either 

  
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Party may begin litigation proceedings. This procedure shall be a prerequisite before either Party may take any additional action hereunder (except as set forth above). 

(b) In the event that Cypress reasonably suspects that a violation of Section 10.1 has occurred, Cypress may immediately
petition the Mediator, in writing, for Customer Personnel to be removed from Cypress’ premises, who is empowered, under this Agreement, to order the removal of Customer Personnel from Cypress’ premises if Cypress proves that Customer has
materially breached such Section of this Agreement. 
 Section 13.6 No Implied Waivers; Rights Cumulative.
No failure on the part of either Party hereto to exercise and no delay in exercising any right under this Agreement, or provided by statute or at law or in equity or otherwise, shall impair, prejudice or constitute a waiver of any such right, nor
shall any partial exercise of any such right preclude any other or further exercise thereof or the exercise of any other right. 

Section 13.7 Independent Contractors. Nothing contained in this Agreement is intended implicitly, or is to be
construed, to constitute Cypress or Customer as partners in the legal sense. No Party hereto shall have any express or implied right or authority to assume or create any obligations on behalf of or in the name of any other Party or to bind any other
Party to any contract, agreement or undertaking with any third party. 
 Section 13.8 Notices. All notices,
requests and other communications hereunder shall be in writing and shall be (1) personally delivered or (2) sent by facsimile and registered or certified mail, return receipt requested, postage prepaid, in each case to the respective
address specified below, or such other address as may be specified in writing to the other Party hereto: 
  

			
	 Cypress:
	  	 Cypress Semiconductor Corporation

3901 North First Street
 San Jose, CA 95134

Attn: Shahin Sharifzadeh, EVP WW Manufacturing
 cc: Cypress Legal
Department

		
	 Customer:
	  	 D-Wave Systems Inc.

Suite 100 - 4401 Still Creek Drive
 Burnaby, British Columbia, V5C
6G9
 Attn: Jeremy P. Hilton, VP Technology
 Cc: D-Wave Legal Department

 Section 13.9 Modification. No amendment or modification of any provision of
this Agreement shall be effective unless in writing signed by both Parties hereto. No provision of this Agreement shall be varied, contradicted or explained by any oral agreement, course of dealing or performance or any other matter not set forth in
an agreement in writing and signed by both Parties. 
 Section 13.10 Severability. If any provision hereof
should be held invalid, illegal or unenforceable in any jurisdiction, this Agreement shall be deemed amended by the insertion of a valid, legal and enforceable substitute provision that most nearly reflects the original intent of the

  
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Parties, and all other provisions hereof shall remain in full force and effect in such jurisdiction and shall be liberally construed in order to carry out the intentions of the Parties hereto as
nearly as may be possible. Such invalidity, illegality or unenforceability shall not affect the validity, legality or enforceability of such provision in any other jurisdiction. 

Section 13.11 Counterparts. This Agreement may be executed in one or more counterparts, each of which shall
be deemed an original, and all of which together, shall constitute one and the same instrument. 
 Section 13.12
Headings. Headings used herein are for convenience only and shall not in any way affect the construction of or be taken into consideration in interpreting this Agreement. 

Section 13.13 Entire Agreement. This Agreement constitutes the entire agreement, both written or oral, with
respect to the subject matter hereof, and supersedes all prior or contemporaneous understandings or agreements, whether written or oral, between the Parties with respect to such subject matter. 

IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be duly executed and delivered in duplicate originals as of the date
first above written. 
  

									
	CYPRESS SEMICONDUCTOR CORPORATION	 		 	D-WAVE SYSTEMS INC.
					
	Signature:	 	 /s/ Shahin Sharifzadeh
	 		 	Signature:	 	 /s/ Herbert J. Martin

					
	Printed Name:	 	Shahin Sharifzadeh	 		 	Printed Name:	 	Herbert J. Martin
					
	Title:	 	EVP WW Manufacturing	 		 	Title:	 	CEO
					
	Date:	 	 7/31/06
	 		 	Date:	 	 7/21/06

  
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 EXHIBIT C 

TO THE PILOT LINE AGREEMENT  

PRICES, FEES, AND COSTS 
  

 
 ARTICLE XIVSVTC, a Division of Cypress Semiconductor 

 

			
	 To:
	  	Jeremy Hilton, DWave
	From:	  	Julian Searle, SVTC.
	Date:	  	05/22/2006
	Subject:	  	SVTC Business Proposal for Dwave
	Reference:	  	Dwave Process flow: PP File [2nd Cypress Fab Requirement 6DEO2]
	Quotation:	  	WW18-2006-Dwave

 Dear Jeremy, 
 SVTC is pleased
to present the following wafer fabrication and engineering services proposal to develop your Superconducting Technology. As a customer, your team will fully leverage our SVTC infrastructure. This organization has demonstrated success over many years
by rapidly and repeatedly developing technology for volume manufacturing. Given our alignment on these topics, this document summarizes the elements of the business agreement. 
  

	 	•	 	 (5) Year Agreement with the first (2) years being a firm commitment for activity allocation and full time
engineering support. The subsequent years are for SVTC commercial manufacturing of the developed process. 

  

	 	•	 	 The activity allocations are based on an estimate of [*****] activities per wafer at a rate of
[*****] wafers per week in the first (4) Quarters, ramping to [*****] wafers per week in the second year. This is estimated from the referenced DWave process flow document 

 

	 	•	 	 First Year Activity allocation commitment: 

 

	 	•	 	 Q1: [*****] A’s @ $[*****] /A = $[*****]

 

	 	•	 	 Q2: [*****] A’s @ $[*****] /A = $[*****]

 

	 	•	 	 Q3: [*****] A’s @ $[*****] /A = $[*****]

 

	 	•	 	 Q4: [*****] A’s @ $[*****] /A = $[*****]

 

	 	•	 	 Total Year One Activity Allocation Funding = $[*****]

 

	 	•	 	 Second Year Activity allocation commitment: 

 

	 	•	 	 Q1: [*****] A’s @ $[*****] /A = $[*****]

 

	 	•	 	 Q2: [*****] A’s @ $[*****] /A = $[*****]

 

	 	•	 	 Q3: [*****] A’s @ $[*****] /A = $[*****]

 

	 	•	 	 Q4: [*****] A’s @ $[*****] /A =
$[*****]

  
 Page  25  of 28

	 	•	 	 Total Year One Activity Allocation Funding = $[*****] 

 

	 	•	 	 Activity Allocation Funding Includes: 

 

	 	•	 	 Access to SVTC equipment set as defined in Appendix A. 

 

	 	•	 	 Access to SVTC CAM system (Ingres) to provide equipment status, particle monitoring data, process control charts
and operations reports. 

  

	 	•	 	 On site support and office cubicles for up to [*****] engineers on-site

  

	 	•	 	 Engineering support for initial first quarter work for up to [*****] hours per week. This support includes

  

	 	•	 	 Training 

  

	 	•	 	 Initial recipe consultation 

 

	 	•	 	 Initial run card set up and verification 

 

	 	•	 	 Cycle Time commitment 

  

	 	•	 	 1.5 M/I (Moves per Inventory) averaged over a period of one quarter 

 

	 	•	 	 If SVTC is unable to transact all activities in a quarter due M/I <1.5, then Dwave will be charged only for
activities actually executed during that quarter 

  

	 	•	 	 (2) Full Time Engineers for support for process development and integration solutions 

 

	 	•	 	 $[*****] /Qtr 

  

	 	•	 	 Total year one funding = $[*****] 

 

	 	•	 	 Total year two funding = $[*****] 

 

	 	•	 	 Access to Cypress SVTC standard recipe library: $[*****] 

 

	 	•	 	 Reticle’s 

  

	 	•	 	 Cypress SVTC preferential pricing @ Toppan +[*****]%. SVTC will provide
tape-out support to Dwave and also will ensure that reticles are compatible with SVTC operations. Dwave is responsible for the design of the reticle. 

 

	 	•	 	 ASP is approximately $[*****] for [*****]um masks and $[*****] for [*****]um masks 

 

	 	•	 	 Outside Process Steps Pricing: 

 

	 	•	 	 SVTC cost for outside processing, plus 

 

	 	•	 	 Process steps completed outside are billed as activity events against total quarterly allocation

  

	 	•	 	 Silicon Wafers: Material Cost 

 

	 	•	 	 Counted as an activity cost 

 

	 	•	 	 Min lot size in the FAB - [*****] wafers per lot 

 

	 	•	 	 Post Development Manufacturing 

  
 Page  26  of 28

	 	•	 	 Commercials to be defined and agreed upon by Q6 of the agreement, and/or (6) months prior to manufacturing
production. 

  

	 	•	 	 In addition to the above Si Processing services, SVTC would like to offer to Dwave the following additional
services. Commercials to be discussed after understanding DWave needs. 

  

	 	•	 	 Option to install Dwave owned sputter tool in SVTC clean room, approximately a 12x12 footprint.

  

	 	•	 	 Clean Room Rental based on standard facilitization: $[*****]/Qtr. 

 

	 	•	 	 Consulting: Provide technical and management consulting. This includes guidance based on years of development
best practices perfected by Cypress/SVTC. 

  

	 	•	 	 Design: This includes complete RTL to GDS-II type of design support and
access to several Silicon-proven IP. 

 We are looking forward to discuss the content of this proposal and work through your feedback and
inputs to arrive upon a mutually beneficial relationship. Thank you for the opportunity to earn your business. 
 Sincerely, 

/s/ Julian Searle 
 Julian Searle 

Business Development Manager. 
 3901 North First Street, San Jose
CA. 95134 
 Tel: 408-943-4773, Fax: 408-943-2745 

  
 Page  27  of 28

 EXHIBIT D 

TO THE PILOT LINE AGREEMENT 

ENGINEERING ROLES AND RESPONSIBILITIES 

The SVTC contracted Engineers shall work under direct guidance of Dwave. Dwave will be responsible for setting the milestone and project expectations and will
be responsible for the overall functionality of any Dwave products and process flows. The below list is a summary of what tasks the SVTC contracted Engineers will provide as needed to Dwave on a best effort basis. 

Set up Scanner Jobs 
 Metrology
Set up (Measurement recipes) 
 Tool Training 

Process Tool Selection 
 Choose
Recipes 
 Create / Modify Recipes 

Write Run cards 
 Resolve
customer integration issues 
 Problem Lot Dispositioning 

Process parameter consulting 

Development suggestions 
 Yield
improvement activities 
 Design rule consulting (CD, O/L Specs, etc.) 

Tape out support 
 SPC Chart Set
up 
 SPC Chart Management (reviews, etc.) 

Set up Tool Quals (customer specific) 

Tool Performance Optimization 

Photochem work (hand dispense, tests, etc.) 

Contamination Recovery Procedures (Substitute Process Checklist setup) 

Process shift recovery procedures (OCAPs) 

Photo rework procedures 

  
 Page  28  of 28

 ADDENDUM TO PILOT LINE OPERATION AGREEMENT 

This Addendum to Pilot Line Operation Agreement (this “Addendum”) is made and entered into as of August 2nd, 2006 (the “Addendum Effective Date”) by and between Cypress Semiconductor Corporation, a Delaware corporation (“Cypress”) and Dwave Systems inc (“Dwave”) (each of
Cypress and Dwave, a “Party” and collectively, the “Parties”), as an addendum and amendment to the Pilot Line Operation Agreement between the Parties effective July 31st, 2006
(the “Agreement”). 
 In consideration of the mutual covenants contained herein, the parties agree as follows: 

 

	 	1.	 Section 3.5a: Payment of the Agreement as amended by the Addendum is hereby deleted and
replaced in its entirety with the following: 

 “Section 3.5a Cypress shall invoice customer per the following table
for Engineering services and customer will not be liable to Cypress for any other costs in relation to Engineering Services or the Process Engineers, including but not limited to insurance, employment related benefits, vacation, taxes or pension
costs. Payment terms are Net 30. 
  

					
	 Invoice Date;
	  	Amount:	 
	 August 30th 2006
	  	 	[*****]	 
	 November 30th 2006
	  	 	[*****]	 
	 January 30th 2007
	  	 	[*****]	 
	 April 30th 2007
	  	 	[*****]	 
	 July 30th 2007
	  	 	[*****]	 
	 October 30th 2007
	  	 	[*****]	 
	 January 30th 2008
	  	 	[*****]	 
	 April 30th 2008
	  	 	[*****]	 

  

	 	2.	 Exhibit C: Prices, Fees and Costs of the agreement as amended by the Addendum is hereby modified
to include the following: 

  

					
	 Invoice Date:
	  	Amount:	 
	 August 15th 2006
	  	 	[*****]	 
	 December 30th 2006
	  	 	[*****]	 

 Invoices for the SVTC Standard Reticle library shall be per the above table. 

IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be duly executed and delivered in duplicate originals as of the date first above written.

  

									
	CYPRESS SEMICONDUCTOR CORPORATION	 		 	DWAVE SYSTEMS, INC.
					
	Signature:	 	 /s/ Bert Bruggeman
	 		 	Signature:	 	 /s/ David Gillard

					
	Printed Name:	 	Bert Bruggeman	 		 	Printed Name:	 	David Gillard
					
	Title:	 	Managing Director, SVTC	 		 	Title:	 	CFO
					
	Date:	 	 8/2/06
	 		 	Date:	 	 August 14, 2006

			
	SVTC Technologies, LLC	  	Company Confidential

  

AMENDMENT dated April 1st, 2008 to 

AGEEMENT FOR PILOT LINE OPERATION BY AND BETWEEN CYPRESS 

SEMICUNDUCTOR AND D-WAVE SYSTEMS, INC., Dated 31 July 2006 

D-Wave Systems and Cypress Semiconductor are parties to the above entitled Agreement, henceforth
referred to as the “Agreement.” The operating entity within Cypress Semiconductor that was obligated to perform and that has performed the services pursuant to the Agreement, was sold in March, 2007 and is now no longer legally affiliated
with Cypress. The successor entity is SVTC Technologies, LLC., (“SVTC”), a Delaware limited liability company, whose address is 3901 North First Street, San Jose, CA 95134, (the same address as stated for the “Premises” in
section 1.13 of the Agreement). If not previously provided, this Amendment serves to satisfy the notice requirements of Section 13.3 of the Agreement. Accordingly, SVTC and D-Wave, who referred to in the
Agreement as “Customer,” do hereby agree to amend the Agreement as follows: 
 1.    The first paragraph of the Agreement
shall be modified to reflect that SVTC has taken the place of Cypress as a party to the Agreement. The SVTC address will be as stated above. 

2.    All references to “Cypress” in the Agreement are deemed to be changed to “SVTC.” 

3.    Section 1.3 is amended to state as follows: “Engineering Activities” means a wafer or group of wafers going
through a non standard process flow as requested by Customer, said Activity as defined in specification 001-05660. Customer will pay additional costs for Engineering Activities as necessary and requested by
Customer herein. Requests for Engineering Activities and the additional charges for such Activities shall be as defined in the specification 001-05660.” 

4.    Section 3.3 is amended to state as follows: “SVTC will use its best efforts to assure that the Process Engineers assigned to
Customer shall be dedicated to Customer during the term of this Agreement and not be reassigned by SVTC, provided however, that SVTC reserves the right to make changes as required to comply with all it contractual obligations and in light of
possible staff limitations. If a reassignment is required, Customer will be notified at least four weeks in advance and be provided with the rational for the required change.” 

5.    Section 3.6 (a) is amended to state as follows: “The Process Engineers shall carry out the Engineering Activities at
Customer’s sole direction, provided they stay within SVTC guidelines and standard operating procedures. Other than the forgoing Engineering Activities, the assigned Process Engineers shall abide by all SVTC employee rules and procedures and
remain under the operation control of their assigned manager.” 
 6.    Section 8.2 (b) is amended to state as follows:
“Subject to SVTC’s rights in SVTC Technology, Customer shall own all right, title and interest in and to any Intellectual Property Rights that are modifications, improvements or derivative works of any Superconducting Technology, including
such modifications, improvements or derivative works that are made or conceived pursuant to this Agreement. “Superconducting Technology” shall mean technology in possession of superconducting properties, such as zero electrical resistance,
when operated at 

  
 Page 1 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  
 cryogenic
temperatures, and comprised of superconducting devices, such as Josephson junctions.” 
 7.    Section 9.1 is amended to state as
follows: “SVTC represents, warrants and covenants to Customer that (i) SVTC has the full right and authority to enter into this Agreement and grant the rights and licenses granted herein; (ii) SVTC has not previously granted and will
not grant any rights that prevent SVTC from fulfilling its obligations under this Agreement; (iii) SVTC is not controlled (as defined in Section 1.2 hereof) by any other entity as of the Effective Date; (iv) SVTC will comply with all
applicable laws and regulations in connection with its performance under this Agreement; (v) that to the best of its knowledge the Licensed Technology does not, and will not, contain any confidential or proprietary information of or
Intellectual Property of, nor infringe, violate or misappropriate the Intellectual Property of, any third party, and no claims of any such infringement, violation or misappropriation have been made by any third party; and (vi) SVTC represents
that it does not currently have any Proprietary Products that relate to Superconducting Technology” 
 8.    Section 13.8 is
amended to substitute SVTC as the entity at the above address, Attn: Scott Marquardt with cc: Legal Department. 
 9.    The Exhibit A
To The Pilot Line Agreement is replaced by the Schedule A-Description Of Services attached hereto. 
 The parties warrant and represent that this Amendment
has been signed by each party’s duly authorized representative, who has authority to enter into contracts on behalf of such party. 
  

									
	AGREED AND ACKNOWLEDGED	 		 	
	For SVTC	 		 	For Customer
					
	By:	 	 

	 		 	By:	 	 

	Signature	 	Signature

  
 Page 2 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  

Schedule A-Description of Services 
 SVTC
shall provide D-Wave with access to SVTC’s Pilot Line for a three and one half (3.5) year period commencing upon the Start Date in order to process silicon wafers in support of D-Wave development of the process flow for a quantum computer using manufacturing processes that exist or are being developed by D-Wave and SVTC engineers, and D-Wave will be allocated a specific number of Activities, as well as other support and services, as described herein (“Services”). SVTC shall use commercially reasonable efforts to perform the Services
requested by D-Wave, subject to the ability of SVTC to perform these Services on SVTC’s existing equipment and equipment contributed by D-Wave using standard
materials and process recipes that are compatible with the equipment and resources of SVTC. 
 Services to be provided: 

 

			
	 	  	 Metric

	 Fab Access
	  	Yes
	 Included Activities
	  	[*****]/quarter
	 Recipe Library Access
	  	Limited
	 Full Time Equivalent Engineers
	  	[*****]
	 Cubicle and Office Space(s)
	  	1 closed office (4 engineers)
	 Engineers Training
	  	[*****] engineers. To be completed by YE 2008

 Terms: 
  

	 	1.	 Recipe Library access as per Section 4.5 Use Of Equipment and Section 7.2 License from
Cypress of the “Agreement for Pilot Line Operation” 

	 	2.	 Activities will be counted per SVTC activity spec 001-05660 (SVTC
Production Activities Methodology and Accounting) attached at the end of this proposal. 

	 	3.	 Minimum wafer lot size in the SVTC Pilot Line for this project will be 12 wafers. Any lot requested by D-Wave that is less than 12 wafers will be counted as a 12-wafer lot for accounting and billing purposes 

	 	4.	 One Fulltime Equivalent Engineer (FTEE) is equal to forty hours of engineering time/week 

	 	5.	 Fees for all services provided by SVTC to D-Wave will be invoiced at
the end of each month and payment shall be due within 30 days 

  
 Page 3 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  
 SVTC Fab Access
and Start-Up Services: 
  

					
	 Fab Access Services Include:

	1.	  	24X7 operational support for Activities on the SVTC Pilot Line.
	2.	  	 24 X 7 access to SVTC equipment installed as of the contract date in SVTC San
Jose

	3.	  	 SVTC provided Customer Program Manager to coordinate all services

	4.	  	 Access to the SVTC San Jose MES system and runcard generation program

	5.	  	 SVTC metrology systems and data management

	6.	  	 On-Site Housing
	  	 1 closed office (4 engineers)

	7.	  	 Cycle Time Commitment
	  	Standard - 1.5 M/l (Moves per Inventory) averaged over a period of one quarter for non hold inventory

 Additional Services: 
  

			
	 Additional Services available upon request as Extraordinary
Expense

	 Process Engineering Support
	  	Process Module Development and/or Integration at [*****]/hour for services not covered by Fulltime Equivalent Engineers (FTEE)
	 Reticles
	  	OPC and Procurement Support available
	 Foundry Transfer
	  	Specific capabilities available
	 Analytical Services
	  	Full service capabilities available
	 Training
	  	Additional engineering training available

 Prices, Fees and Costs: 
  

					
	 Quarterly fees
	  	Quarterly
Q2-Q3-Q4 ‘08	  	Quarterly
(till contract end)
	 Fab Access Fee
	  	[*****]	  	[*****]
	 Included
Activities(1)
	  	[*****]	  	[*****]
	 Additional Activities Fees(2)
	  	[*****]/act	  	[*****]/act
	 Engineering Fee
	  	[*****]	  	[*****]
	 Engineering
(FTE)(3)
	  	[*****]	  	[*****]
	 Additional engineering hours
	  	[*****]/hr
	 Office space (1 office)
	  	[*****]	  	[*****]
	 TOTAL
	  	[*****]	  	[*****]

 Clarification notes: 

Note 1-SVTC will track Activities on a quarterly basis and D-Wave shall pay for any overages per the Agreement. These
Activities must be used during the current quarter and cannot be rolled over to subsequent quarters. 
 Note 2-Additional Activities are subject to
availability at SVTC’s sole discretion and are allocated in increments of 500 act/Q. Additional activities requests must be made with at least 15 days advance notice. 

Note 3-SVTC will make the reasonable effort to assign to the program adequate engineering resources with the expertise listed in Exhibit A 

  
 Page 4 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  
 Additional
Activities, Engineering Hours, Additional Tool Training, access to additional equipment and resources, and other Extraordinary Expenses (“Additional Services”) shall be made available at SVTC’s sole discretion and shall be agreed to
in writing prior to being performed by SVTC. D-Wave shall pay for all Additional Services per the terms of the “Agreement for Pilot Line Operation”. 

Hionix process development 
 Certain wafer activities are
performed at Hionix, a supplier not affiliated with SVTC. All wafer activities run by SVTC engineers at Hionix will not be charged to Customer. All wafer activities run by SVTC operators and technicians will be charged at the standard rate of
[*****] activity. 
 Customer is responsible for all charges billed by Hionix. 

Payment Terms: Net 30 days. 
 Early
Termination Fee: 
 Customer may cancel the contract at any time with 90 days written notice and Customer will pay for the outstanding balance through
the date that the contract becomes terminated. 

  
 Page 5 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  

Title: SVTC Production Activities Methodology and Accounting 

Spec 001-05660 

ARTICLE I Purpose/Scope 
 Purpose: The purpose of this
specification is to define and understand activities and how they are accounted for. 
 Scope: This specification covers manufacturing operations for SVTC.

 ARTICLE II Responsibilities 
 It is the
responsibility of the Fab Director that all activity counting be fair and accurate as well as represent the work and time contributed by SVTC technical production resources. 

It is the responsibility’ of the Fab Manager to train SVTC Fab personnel on correct barcoding procedures as well as to verify that all activity counting
is correct and within the guidelines of this specification. 
 ARTICLE III Referenced Documents 

00-00064—SVTC Record Retention Policy 

08-00049—FAB 1 Photoresist Rework 

27-00002—Product Request Notice 

ARTICLE IV Materials: N/A 
 ARTICLE V Equipment: N/A

 ARTICLE VI Safety: N/A 
 ARTICLE VI Critical
Requirements Summary: N/A 
 ARTICLE VII Operating Procedures and Responsibilities 

This Section defines the terms Activity, Engineering Activity, Process Step, Batch, Split, Lot and RSC. 

An Activity is the movement of a one wafer through a Process Step. 

A Batch is either a single wafer or a group of wafers utilizing fab equipment to move through a specified process. 

A Process Step is either a single step or a group of sub steps that promote or support a single major step. A Process Step is further defined as a step that
is part of a manufacturing process or the learning of said processes. 

  
 Page 6 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  
 An Engineering
Activity is a wafer or group of wafers going through a non standard process flow. 
 A Split is when a lot is divided so that each group of wafers may be
processed separately 
 A Lot is a group of wafers started together with a specific number ID, and traveler. 

A Lot is a wafer or group of wafers defined by a lot number. A batch is a wafer or group of wafers that is being moving through a specified process. 

An RSC means Run Status Change. It is a document typically attached to a traveler that changes either the method or number of wafers to be processed for any
given step. 
 Activity counting in its natural form is defined as a Batch of material moving through a Process Step. One Lot with one wafer through a
Process Step counts as one Activity. 
 One lot through a Process Step counts as one multiplied by the number of wafers in the Lot. If a Lot has 16 wafers
and moves through a Process Step then 16 activities are documented and accrued. 
 As reference to these definitions we can use the following example; 

PDME—Pad Mask Etch is the step name 

The subsequent sub steps that support the main step are 
  

	 	1.	 Etch Lot 

  

	 	2.	 Etch Check 

  

	 	3.	 D-Strip Plasma Strip 

 

	 	4.	 Solvent Strip—Wet Solvent Strip 

 

	 	5.	 Descum—Gasonics 

 

	 	6.	 Final Inspect 

The main step PDME and the subsequent sub steps are defined then as the Process Step. The main step PDME is part of a manufacturing process 

A technician reads a Lot traveler. The traveler requests the Lot of 16 wafers move through PDME. 

After checking that the wafer count and scribe are correct, the technician proceeds through each sub step (1-6)
Section 8.3. Each sub step requires that a barcode label is read and that date, time and initials are added to the Lot traveler for documentation purposes. 

  
 Page 7 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  
 When the Lot is
complete through the last of the sub steps i.e. Final Inspect, then the lot is said to be complete; out of the step. 
 The 16 wafers in the Lot were run
together so the lot is considered one Batch. When the technician barcodes through the Final Inspect the Ingress Database is automatically updated 
 The
Batch was successfully processed through a group of sub-steps which supported the Process Step. 16 Activities were accrued. 

Example 2: A Lot has 16 wafers. At implant step PTI we perform a Split so that 1/2 of the Lot receives a larger dose of phosphorus at a greater acceleration.
The second half of the Lot receives the standard or control implant dose and acceleration. 
 At the implant step the lot is sorted and split as required so
that the control wafers (8) and the split wafers (8) are separated into two Batches. Each Batch is then run as defined by the RSC. 
 As defined
in section 8.4 each Batch is always equal to the original Lot size. In this example we’ve run 2 Batches each containing 8 wafers. In a Split situation each Batch is counted as the full Lot. So each Batch is counted as 16 wafers. We ran 2
Batches on this Lot through this Process Step, consequently 32 activities were accrued. 
 The Split can be ordered by the customer using two different
methods. 
  

	 	1.	 Write the Split as part of the traveler in the appropriate step. 

 

	 	a.	 Implant 1, Implant 2, etc. 

 

	 	2.	 Write and attach an RSC that explains the split. Reference Specification
27-00002. 

 The Engineering Activity is recorded using the Ingres database system 

The Engineering Activity is documented on the RSC. The production representative verify’s that the RSC is correct and then checks for Splits or other
Engineering Activities. Once confirmed, the step and Engineering Activity is written on the RSC. 
 After the production supervisor verifies the Engineering
Activity count the customer is to acknowledge the engineering activity by counter signing the RSC. This confirms the acknowledgement and acceptance of the forecasted Engineering Activities. 

*** 
 8.3.6.1.2 If the Split or Look Ahead Wafer is performed by
Customer/engineer, no extra activity is charged. 

  
 Page 8 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  
 When the Lot gets
to the RSC Split step the fab technician informs either the on site supervisor, the expeditor or the lead that he has an RSC Split. The expeditor confirms the RSC and then enters the information into the Ingress Database. 

The number of Splits is multiplied by the total number of wafers in the Lot equaling the Engineering Activity for that step. 

Reference Form A. 
 Form A is entitled “Golden Run
Card.” It is a graphic representation of a four step flow. The Golden Run Card demonstrates Engineering Activity counts for a standard, 2 way and 3 way Splits. 
  

	 	1.	 12 wafers through 4 standard steps 

 

	 	2.	 12 wafers through 3 standard steps with a look ahead through FOM. The Look ahead wafer was created as part of
the short loop flow. 

  

	 	3.	 Same as #2 except the Look ahead wafer was created using an attached RSC. 

 

	 	4.	 12 wafers through 3 standard steps. At STINITE there is a 2 way Split. The split was created as part of the
short loop flow. 

  

	 	5.	 Same as #4 except the Split was created using an attached RSC. 

 

	 	6.	 12 wafers through 3 standard steps. There is a 3 way Split at STINITE. The 3 way split was created as part of
the short loop flow. 

  

	 	7.	 Same as #7 except the Split was created using an attached RSC. 

Reference Form B. 
 Form B is entitled RSC Engineering
Activities and is a flow chart which demonstrates Engineering Activities for Splits, Look ahead’s, Metrology measurement and Photo reworks 
  

	 	1.	 Splits 

  

	 	a.	 Demonstrates Activity flow and rules that govern Split lot creation procedures 

 

	 	2.	 Look Ahead 

  

	 	a.	 Defines Engineering Activity for a Look Ahead wafer through a step. 

 

	 	3.	 Metrology – Measurements 

  
 Page 9 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  

	 	a.	 Defines Engineering Activity for various wafer group sizes through a measurement equipment in the fab.

  

	 	4.	 Photo Re-work 

 

	 	a.	 Defines rules for rework Engineering Activity. Makes allowances for Production errors. Reference 08-00049. 

 ARTICLE IX Quality Requirements: N/A 

ARTICLE X Records 
 Storage location and retention period
for records is specified in procedure 00-00064 (SVTC Record Retention Policy). 
 ARTICLE XI Preventive
Maintenance 
 ARTICLE XII Posting Sheets/Forms/Appendix 

Form A: Golden Run Card 
 *** 

Form B: Engineering Activities Flow Chart 

  
 Page 10 of 14

  
 

 

  
 Page 11 of 14

  
 

 

  
 Page 12 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  

Document History Page 
 Document
Title:             ADDENDUM dated                     TO 

Document Number: 
  

							
	 Rev.
	  	ECN
No.	  	 Orig. of
Change
	  	 Description of Change

	**	  	403339	  	TE	  	New Spec defining Activity accounting and reporting for SVTC.
	*A	  	412528	  	TE	  	Update Form B: Engineering Activities Flow Chart.
	*B	  	422884	  	TE/ SBSTMP	  	Update Form B: Engineering Activities Flow Chart.
	*C	  	470505	  	SBS/ SBSTMP	  	Update Form B: Engineering Activities Flow Chart – RSC Split Wfrs lot as child lot.
	*D	  	483839	  	SBS/ SBSTMP	  	Updated Form B: @ CD Overlay.
	*E	  	507804	  	RP	  	 Added section: 8.3.6.1.2 regarding wafer activity.

Added box to Form B that reads: No change if ENG. or customer perform.

	F	  	NA	  	TM	  	Removed Cypress references

  
 Page 13 of 14

			
	SVTC Technologies, LLC	  	Company Confidential

  

Document History Page 

Document Title:                 
        ADDENDUM dated                     TO 

Document Number: 

Distribution:    SVTC Operations 

Posting:            None 

  
 Page 14 of 14

 AMENDMENT 

dated Jun 3rd, 2008 to 

AMENDMENT dated April 1st, 2008 to 

AGREEMENT FOR PILOT LINE OPERATION BY AND BETWEEN CYPRESS 

SEMICONDUCTOR AND D-WAVE SYSTEMS, INC., Dated 31 July 2006 

An AMENDMENT dated April 1st, 2008 to AGREEMENT FOR PILOT LINE OPERATION BY AND BETWEEN CYPRESS SEMICONDUCTOR AND
D-WAVE SYSTEMS, INC., Dated 31 July 2006 (the “Amendment”) was entered into effective as of April 1st, 2008 (“Effective Date”) by and between SVTC
TECHNOLOGIES, LLC, a Delaware limited liability company, with principal offices at 3901 North First Street, San Jose, CA 95134, USA, (“SVTC”) and D-Wave Systems
Inc., a company continued under the federal laws of Canada and having its head office at 4401 Still Creek Dr Suite 100, Burnaby, British Columbia, V5C 6G9 (“Customer”). SVTC and Customer collectively are the parties. 

The parties hereby agree to amend the Amendment as follows: 

Schedule A – Description Of Services 
 Section: Price, Fees
and Costs 
 Clarification notes 
 Note 2 shall read: 

Additional Activities are subject to availability at SVTC’s sole discretion. Additional activities requests must be made with at least 15 days advance
notice. 
 Except as specifically set forth in this Amendment, the parties make no other changes to the Agreement. All capitalized terms
that are not defined in this Amendment One are defined as per the Agreement. 
 The parties warrant and represent that each party’s
duly authorized representative, who has authority to enter into contracts on behalf of such party, has signed this Amendment. 
  

											
	AGREED AND ACKNOWLEDGED	  		  		  	
	For SVTC	  	For Customer	  	
						
	By:	 	 

	 		  	By:	  	 

	  	
	Signature	  	Signature	  	
						
	Date of signature:	 	 7/21/08
	 		  	Date of signature:	  	 7/14/08
	  	

 AMENDMENT 4 

This Amendment, (“Amendment”), dated December 29, 2008 (“Effective Date”) is to the Agreement for Pilot Line Operation dated
July 31, 2006 between SVTC Technologies, LLC (“SVTC”) (as the legal successor in interest to Cypress Semiconductor Corporation) and D-Wave Systems Inc.
(“D-Wave”), as amended August 2, 2006, April 1, 2008 and June 3, 2008 (the “Agreement”). The Agreement mandates that all changes must be in a writing signed by the parties.
Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to the following: 

1.    Modification of Schedule A – Description of Services. For the period starting January 1, 2009 and ending
December 31, 2009, Schedule A to the Agreement is replaced by Exhibit A4, attached hereto. On January 1, 2010, the Agreement and Schedule A shall revert to the terms as set out in the Agreement as amended April 1, 2008 and
June 3, 2008. 
 2.    Effect of this Amendment. In the event of any conflict between the Agreement and this
Amendment, this Amendment shall control. Except as amended or otherwise set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect. All terms of article 12 (Miscellaneous) of the Agreement shall apply to
this Amendment and the interpretation thereof. 
 LIST OF ATTACHMENTS: Following is a list of attachments to this Amendment, including all Schedules
and Exhibits. Any future added attachment must include a dated Amendment or provision referencing the Agreement and must be executed by all parties. 

Exhibit A4 
 With due authority from our
respective companies, we hereby signify our consent to this Agreement by signing below, 
  

											
	SVTC Technologies, LLC	  	Customer:	  	D-Wave Systems Inc.	  	
	Signature:	  	 /s/ Bert Bruggeman
	  		  	Signature:	  	 /s/ Warren H.J. Wall
	  	
	Printed Name:	  	Bert Bruggeman	  		  	Printed Name:	  	Warren H.J. Wall	  	
	Title:	  	VP, Operations	  		  	Title:	  	VP & Chief Operating Officer	  	
	Date:	  	 2/6/09
	  		  	Date:	  	 FEB 6, 2009
	  	

 SVTC Technologies 

3901 North First Street, San Jose, CA 95134 

T 408-240-7000 

www.svtc.com 

 D-Wave Systems 

AMEND448213-002 
  

 
 Exhibit A4 

Commercial Terms 
 For D-Wave’s 2009 Development at SVTC 
 1.0 DESCRIPTION OF SERVICES:

 SVTC shall provide D-Wave with access to SVTC’s Line for the one year period starting January 1,
2009 (the “Start Date”) and ending December 31, 2009 (the “End Date”), collectively, the “Project Duration”, in order to process silicon wafers in support of D-Wave’s
Proposal for 2009 Development at SVTC. SVTC will use manufacturing processes that exist or are being developed by D-Wave and/or SVTC engineers, and D-Wave will be
allocated a specific number of Activities, as well as other support and services, as described herein (“Services”). SVTC shall use commercially reasonable efforts to perform the Services requested by
D-Wave, subject to the ability of SVTC to perform these Services on SVTC’s existing equipment and equipment contributed by D-Wave using standard materials and
process recipes that are compatible with the equipment and resources of SVTC. 
 2.0 SUMMARY OF SERVICES
TO BE PROVIDED: 
  

			
	 	  	Metric
	 •  Fab Access

•  Included Activities
	  	 Yes, as set out below
 [*****]/quarter, to be
counted per SVTC activity spec 001-05660 (SVTC Production Activities Methodology and Accounting) attached to this Exhibit A4

	 •  Recipe Library Access

 
 •  Engineering Services

•  Cubicle and Office Space(s)
	  	 Yes, per Section 4.5 Use of Equipment and Section 7.2 License from Cypress of the Agreement

Yes, as set out below
 1 closed office (4 engineers)

 3.0 SVTC SERVICE DEFINITIONS: 

Fab Access Services Include: 
  

	1.	 24 x 7 operational support for Activities on the SVTC Line 

 

	2.	 24 x 7 access to SVTC equipment installed as of the date of this Amendment in SVTC San Jose

  

	3.	 SVTC provided Customer Program Manager (CPM) to coordinate all services 

 

	4.	 Access to the SVTC MES system for runcard generation and wafer flow management 

 

	5.	 SVTC metrology systems and data management 

 

	6.	 Cycle Time Commitment (Standard - 1.5 M/l (Moves per Inventory) averaged over a period of one quarter for non
hold inventory 

  

					
	12-19-2008	  	Page 1	  	Confidential

 D-Wave Systems 

CMD452793 
  

 
 Engineering Services – Fixed Fee Process Engineering Support: 

 

	1.	 Up to [*****] Hours / Quarter for four Quarters 

 

	2.	 Contracted engineering time may be utilized for the following development tasks: 

 

	 	a.	 New Recipe Creation: Creation of a new recipe or modification of an existing recipe in order to process D-Wave wafers 

  

	 	b.	 New Recipe Development: Development of new recipes to certain defined specs using best known methods

  

	 	c.	 Consulting on technical questions 

 

	 	d.	 Problem lot disposition 

 

	 	e.	 Outsource investigations and Demo support 

 

	3.	 These services are to be executed under D-Wave’s direction and
management 

  

	4.	 SVTC will make reasonable efforts to assign to the program adequate engineering resources with the expertise
listed in Exhibit A of the Amendment dated April 1, 2008. 

 4.0 ADDITIONAL SERVICES: 

 

			
	 Additional Services available upon request as Extraordinary
Expense

		
	Process Engineering Support	  	Process Module Development and/or Integration for services not covered by Fixed Fee Process Engineering Support set out herein
		
	 Reticles
	  	Reticle layout, frame build, OPC and procurement support available priced upon request
		
	 Foundry Transfer
	  	Specific capabilities available
		
	 Analytical Services
	  	Full service capabilities available priced upon request
		
	 Training
	  	Additional Engineering training available

 5.0 PRICES, FEES AND COSTS: 

 

									
	 Item
	  	Fees	 	  	Frequency	 
	 Fab Access
  

•  Included Activities: [*****] / Quarter

 
 •  Customer Engineering Tool
Access (upon Certification)
  
 10 Wafer Minimum Lot Size (Any
lot requested by customer less than 10 wafers will be counted as a 10-wafer lot for accounting & invoicing purposes)
	  	 	[*****]	 	  	 	quarterly	 
	 Activity Fee for activities in excess of the included [*****] Activities / Quarter
	  	 	[*****]	 	  	 	per Activity	 
	 Engineering Services - Fixed Fee Process Engineering Support

 
 •  Up to [*****] Hours /
Quarter
  
 •  Duration for 4
quarters
	  	 	[*****]	 	  	 	quarterly	 
	 Engineering Services for hours exceeding contracted hours per quarter
	  	 	[*****]	 	  	 	hourly	 

  

					
	12-19-2008	  	Page 2	  	Confidential

 D-Wave Systems 

AMEND448213-002 
  

 
 6.0 FEE SCHEDULE: 

 

																					
	Fees	  	1st Quarter	 	  	2nd Quarter	 	  	3rd Quarter	 	  	4th Quarter	 	  	Total	 
	 Fab Access
	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 
	 Included Activities
	  	 	[*****]	 	  	 	[*****	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 
	 Engineering Services
	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 
	 Included Engineering Hours
	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 
	 Total
	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 	  	 	[*****]	 

 7.0 TERMS: 
  

	1)	 On January 1, 2010, the Agreement and Schedule A shall revert to the terms as set out in
the Agreement as amended April 1, 2008 and June 3, 2008 and this Exhibit A3 shall be of no force and effect. 

  

	2)	 Fees for all services provided by SVTC to D-Wave shall be invoiced
the first day of each SVTC fiscal quarter. Any activities or engineering hours in excess of the contracted amount will be invoiced at the end of the quarter with the contract amount calculated to the SVTC fiscal work week calendar.

  

	3)	 Q109 Quarterly Fees will be paid upon the signing and execution by SVTC and
D-Wave of this Amendment. Q209-Q409 Quarter Fees will be held in escrow for SVTC for up-front payment at the beginning of each respective quarter.

  

	4)	 With 30 days notice, D-Wave may increase the amount of Engineering
Services requested by up to [*****] Hours (quarterly). In such a case, the quarterly charges for Engineering Services shall be increased by the number of hours increased times [*****] per hour. 

 

	5)	 With 90 days notice, D-Wave may reduce the amount of Engineering
Services requested by up to [*****] Engineering Hours (quarterly). In such a case, the quarterly charges for Engineering Services shall be reduced by the number of hours reduced times [*****] per hour. 

 

	6)	 If D-Wave consumes fewer than the quarterly Activity Allocation
([*****] activities) in any given quarter, D-Wave may roll forward up to [*****] activities (“Carry-Forward Activities”) to subsequent quarters, to be applied to any excess activities (beyond the
Activity Allocation) used in subsequent quarters, up to and including the quarter ending December 31, 2010. All unused Carry-Forward Activities shall expire at the end of the 2010 calendar year. 

 

	7)	 Additional Activities, Engineering Hours, Additional Tool Training, access to additional equipment and
resources, and other Extraordinary Expenses (“Additional Services”) shall be made available at SVTC’s sole discretion and shall be agreed to in writing prior to being performed by SVTC. D-Wave
shall pay for all Additional Services per the terms of the Agreement. 

  

	8)	 Hionix Process Development. Certain wafer activities are performed at Hionix, a supplier not affiliated with
SVTC. All wafer activities run by SVTC engineers at Hionix will not be charged to D-Wave. D-Wave will be responsible for all charges billed by Hionix.

 8.0 LICENSED TECHNOLOGY: 

The Services listed above and SVTC’s process technology, including recipes and steps, used in the performance of services shall be provided and licensed
to D-Wave under the terms, conditions and limitations of the Agreement and this Amendment, which shall override and supersede any terms and conditions in any other documents. 

  

					
	12-19-2008	  	Page 3	  	Confidential

					
	VIA MAIL & EMAIL PDF	  		  	

 Joe Hustein 

SVTC Legal Counsel 

408-240-7143 

Tanya J. Rothe 
 General Counsel and Director of
Intellectual Property 
 D-Wave Systems Inc. 

100 – 4401 Still Creek Drive 
 Burnaby, BC V5C 6G9 Canada

 March 25, 2009 
 Dear Tanya, 

This letter is to confirm our telephone conversations that our companies agree to two minor changes in the recently executed Amendment 4 to the
agreement between our companies. Specifically, in Exhibit A4 to the Amendment 4, the reference in Section 7.0 (Terms), sub-section 1) where it says Exhibit “A3”, it shall be changed
“A4” and the second change is that the second sentence of sub-section 3), mentioning fees held in escrow shall be deleted in its entirety. 

Please sign and date below and return a copy for our files. Thanks for your help in resolving this so expeditiously. 

 

	
	Sincerely,
	
	 /s/ Joe Hustein

	Joe Hustein

 On behalf of D-Wave Systems Inc., I agree to the above, 

 

							
	Signature:	 	 /s/ WARREN WALL
	 	 Date:
	 	 April 7, 2009

	Print name and title:	 	 WARREN WALL, COO
	 		 	

 SVTC Technologies 

3901 North First Street, San Jose, CA 95134 

T 408 240-7000 F 408 240-7010 

www.svtc.com 

 D-Wave Systems 

AMEND448213-003 
  

 
 AMENDMENT 5 

This Amendment 5. (“Amendment”), dated July 1, 2009 (“Effective Date”) is to the Master Services Agreement dated July 31, 2006
(“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc. (“Company”). The Agreement mandates that all changes must be in writing signed by the parties.
Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to the following: 

Beginning July 1, 2009 and continuing until December 31, 2009 after which it expires, the Company shall have the option to pay a one-time fee of [*****] for the right to have one (1) hot lot at a time. 
 Hot lot status-is provided on-the following terms: 
 - Once a lot has been
designated a hot lot by the Company, it shall remain as a hot lot until is fully completed. 
 - Minimum number of steps for hot lot status
is 10 
 - M/I commitment is 2.8 
 Effect
of this Amendment: In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. 

With due authority from our respective companies, we hereby signify our consent to this Agreement by signing below, 

 

			
		 	SVTC Technologies, LLC
		
	Signature:	 	 /s/ Brian A. Stein

	Printed Name:	 	 Brian A. Stein

	Title:	 	 CFO

	Date:	 	 8/24/09

		
	Customer:	 	D-Wave Systems Inc,
		
	Signature:	 	 /s/ Warren Wall

	Printed Name:	 	 Warren Wall

	Title:	 	 COO

	Date:	 	 July 23, 2009

  

					
	07-02-2009	  	Page 1 of 1	  	Confidential

 D-Wave Systems 

AMEND448213-004 
  

 
 AMENDMENT 6 

This Amendment 6, (“Amendment”), dated November 2, 2009 (“Effective Date”) is to the Master Services Agreement dated July 31,
2006 between SVTC Technologies, LLC (“SVTC”) (as the legal successor in interest to Cypress Semiconductor Corporation), and D-Wave Systems Inc. (“Company”), as previously amended on
August 2, 2006, April 1, 2008, June 3, 2008, December 29, 2008 and July 1, 2009 (collectively the “Agreement”). The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided
below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to the following: 

Modification of Exhibit A4 - Commercial Terms 

For the calendar quarter beginning September 28, 2009 and ending December 27, 2009, the Fab Access fee as stated in Exhibit A4 of
Amendment 4 dated December 29, 2008 shall be modified to reflect the following: 
 The Fab Access fee for the quarter is increased from
[*****] as currently stated to a quarterly fee of [*****], such amount will include 5.000 activities during the quarter. The [*****] fee is a minimal financial commitment to be paid even if less than the [*****] allocation of activities is used. If
the actual number of activities exceeds [*****], each additional activity shall be additionally billed at the rate of [*****] per activity. The [*****] fee and [*****] activity allocation was calculated by adding [*****] activities at [*****] per
activity plus another [*****] activities at [*****] per activity. 
 Effect of this Amendment. In the event of any conflict between the Agreement and this
Amendment, this Amendment shall control. Except as amended or otherwise set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect and shall apply to this Amendment and the interpretation thereof. 

With due authority from our respective companies, we hereby signify our consent to this Agreement by signing below, 

 

			
		 	SVTC Technologies, LLC
		
	Signature:	 	 /s/ Brain A. Stein

	Printed Name:	 	 Brain A. Stein

	Title:	 	 CFO

	Date:	 	 11/5/09

		
	Customer:	 	D-Wave Systems Inc.
		
	Signature:	 	 /s/ Warren Wall

	Printed Name:	 	 Warren Wall

	Title:	 	 CHIEF OPERATING OFFICER

	Date:	 	 NOVEMBER 5, 2009

  

					
	10-29-2009	  	Page 1 of 1	  	Confidential

 D-Wave Systems 

AMEND448213-005 
  

 
 AMENDMENT 7 

This Amendment, (“Amendment”), dated December 28, 2009 (“Effective Date”) is to the Pilot Line Operation Agreement dated July 31, 2006
(“Agreement”) between SVTC Technologies, LLC (“SVTC”), as successor interest on the Agreement to Cypress Semiconductor, and D-Wave Systems Inc. (“Company” or “D-Wave”). The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended
language. Accordingly, the parties agree to the following: 
  

	 	l)	 The Agreement is hereby amended to include attached Exhibit A7 describing services that will be provided by
SVTC for Customer starting on the Effective Date. SVTC will provide to Customer the services described in Exhibit A7 for the fees set forth therein, subject to any additional terms and conditions set forth therein. Starting on December 28, 2009,
attached Exhibit A7, including the service and fee provisions therein, shall replace and supersede the provisions of prior Exhibit A to the Agreement in its entirety. 

Effect of this Amendment. In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise
set forth in this Amendment, all terms and conditions of the Agreement remain in full force and effect and shall apply to this Amendment and the interpretation thereof. 

LIST OF ATTACHMENTS: Following is a list of attachments to this Amendment, including all Schedules and Exhibits. Any future added attachment must
include a dated Amendment or provision referencing the Agreement and must be executed by all parties. 
 Exhibit A 7 – Commercial Terms

 With due authority from our respective companies, we hereby signify our consent to this Agreement by signing below. 

 

			
		 	SVTC Technologies, LLC
		
	 Signature:
	 	 /s/ Brian A Stein

	 Printed Name:
	 	 Brian A Stein

	 Title:
	 	 CFO

	 Date:
	 	January 22, 2010
		
	 Customer:
	 	D-Wave Systems inc.
		
	 Signature:
	 	 /s/ Warren Wall

	 Printed Name:
	 	 Warren Wall

	 Title:
	 	 COO

	 Date:
	 	 

  

					
	12-23-2009	  	Page 1 of 5	  	Confidential

 D-Wave Systems 

AMEND448213-005 
  

 
 Exhibit A7 

Commercial Terms 
 For D-Wave Systems Inc.’s Continuing Development 
  

			
	START DATE: 12-28-2009	  	DURATION: Six (6) Quarters

 SVTC proposes the date (“Start Date”) above is the date on which SVTC will begin providing the following services
under these revised commercial terms. The above Project Duration will commence upon the (“Start Date”) and continue for one SVTC fiscal quarter, ending June 27, 2012. On June 28, 2012, the Agreement and Schedule A shall revert to the
terms as set out in the Agreement as amended August 2, 2006, April 1, 2008, June 3, 2008, December 29, 2008 and July 27, 2009. 
 1.0
DESCRIPTION OF SERVICES: 
 SVTC shall provide services in support of
D-Wave Systems Inc.’s Continuing Development. SVTC will use manufacturing processes that exist or are being developed by D-Wave Systems Inc., and D-Wave Systems Inc. will be allocated a specific number of Activities, as well as other support and services, as described herein (“Services”). SVTC shall use commercially reasonable efforts to perform the
Services requested by D-Wave Systems Inc., subject to the ability of SVTC to perform these Services on SVTC’s existing equipment and equipment contributed by D-Wave
Systems Inc. using standard materials and process recipes that are compatible with the equipment and resources of SVTC. 
 2.0 SUMMARY
OF SERVICES TO BE PROVIDED: 
  

	 	•	 	 Fab Access 

  

	 	•	 	 Engineering Services 

  

	 	•	 	 Process Library Access 

 

	 	•	 	 On-site Lockable Office Space 

3.0 SVTC SERVICE DEFINITIONS: 

Fab Services: 
  

	1.	 24 X 7 operational support for processing wafers in the SVTC Line 

 

	2.	 24 X 7 access to SVTC equipment installed as of the date of this Amendment in SVTC San Jose

  

	3.	 Activities will be counted per SVTC activity spec W1-0003 (SVTC
Production Activities Methodology and Accounting) attached to this Exhibit A7 

  

	4.	 SVTC provided Customer Program Manager (CPM) to coordinate all services 

 

	5.	 Access to the SVTC MES system for runcard generation and wafer flow management 

 

	6.	 On-Site Workspace: Workspace with phones and internet access

  

	7.	 SVTC metrology systems and data management 

 

	8.	 Cycle Time Commitment: 1.5 M/l (Move Activities per Inventory) averaged over one quarter for non-hold inventory 

  

					
	12-23-2009	  	Page 2 of 5	  	Confidential

 D-Wave Systems 

AMEND448213-005 
  

 
 Engineering Services: 

 

	1.	 Contracted engineering time may be utilized for the following development tasks 

 

	 	a.	 New Recipe Creation: Creation of a new recipe or modification of an existing recipe in order to process
Customer wafers 

  

	 	b.	 New Recipe Development: Development of new recipes to certain defined specs using best known methods

  

	 	c.	 Consulting on technical questions 

 

	 	d.	 Problem lot disposition 

 

	 	e.	 Outsource investigations and Demo support 

 

	2.	 These services are to be executed under customers direction and management 

4.0 ADDITIONAL SERVICES: 
  

			
	Additional Services are subject to availability at SVTC’s sole discretion for additional fees
		
	Additional Start Up Services	  	Additional engineers up to [*****] per year may be started up for an additional per engineer fee for the duration of the program
		
	Additional Cubicles & Lockable Office Space	  	Subject to availability priced upon request
		
	Reticles	  	Reticle layout, frame build, OPC and procurement support available priced upon request
		
	 Analytical Services
	  	Full service capabilities available priced upon request

 5.0 SVTC SERVICE FEES: 

 

									
	 Item
	  	Fees	 	  	Frequency	 
	 Fab Services

•  Included Activities: see Section 6.0 Fee Schedule below

 
 10 Wafer Minimum Lot Size (Example: Any lot requested by customer
less than 10 wafers will be counted as a 10-wafer lot for accounting & invoicing purposes)
	  	 	See Section 6.0	 	  			
	 Engineering Services - Fixed Fee Process Engineering Support
  

•  Included Engineering Hours: see Section 6.0 Fee Schedule below

 
 •  Duration for 6
quarters
	  	 	See Section 6.0	 	  			
			
	 Additional Items
	  	Fees	 	  	Frequency	 
	 Additional On-Site Workspace and facilities

•  Lockable for 4 additional engineers
	  	 	Included	 	  			
	 Equipment Hosting Fee
	  	 	See Section 6.0	 	  			

  

					
	12-23-2009	  	Page 3 of 5	  	Confidential

 D-Wave Systems 

AMEND448213-005 
  

 
 6.0 FEE SCHEDULE: (CY IS
CALENDAR YEAR; Q IS QUARTER; ALL ARE SVTC FISCAL QUARTERS) 

 

													
	 Fees
	  	CY Q1 2010	  	CY Q2 2010	  	CY Q3 2010	  	CY Q4 2010	  	CYQ1 2011	  	CY Q2 2011
	 Fab Services
	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]
	 Included Activities
	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]
	 Excess Activity Fee for activities in excess of the included
activities
	  	[*****]/Act	  	[*****]/Act	  	[*****]/Act	  	[*****]/Act	  	[*****]/Act	  	[*****]/Act
	 Engineering Services
	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]
	 Included Engineering Hours
	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]
	 Excess Hours for Engineering Services for hours exceeding
contracted hours per quarter
	  	[*****]/Hr	  	[*****]/Hr	  	[*****]/Hr	  	[*****]/Hr	  	[*****]/Hr	  	[*****]/Hr
	 Equipment Hosting Fee
	  	NA	  	NA	  	[*****]	  	[*****]	  	[*****]	  	[*****]
	 Total
	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]	  	[*****]

 7.0 TERMS: 
  

	1)	 Fees for all contracted services provided by SVTC to D-Wave shall be
invoiced the first day of each SVTC fiscal quarter and will be due within 30 days of date of invoice. Fees incurred in excess of the contracted fees for Fab Services (Excess Activities) and Engineering Services (Excess Hours) will be invoiced at the
end of each fiscal quarter. Other than the foregoing, SVTC shall invoice Customer when services are rendered, products shipped and/or deliverables are provided in the SVTC fiscal month that they occur. Payments shall be due within 30 days from date
of invoice. 

  

	2)	 Fees for contracted services provided by SVTC to D-Wave, for the
period commencing on January 1, 2010 and ending May 31, 2010 shall be invoiced the last day of each SVTC fiscal month and will be due within 30 days of date of invoice. Actual usage plus any adjustments to fulfill the contracted fee
requirements shall be invoiced at the end of the 3rd month of the fiscal quarter. 

  

	3)	 Additional Activities, Engineering Hours, Additional Tool Training, access to additional equipment and
resources, and other Extraordinary Expenses (“Additional Services”) shall be made available at SVTC’s sole discretion and shall be agreed to in writing prior to being performed by SVTC D-Wave
Systems Inc. shall pay for all Additional Services per the terms of the Master Services Agreement. 

  

	4)	 With 60 days notice. D-Wave may increase or decrease the amount of
Engineering Services requested by up to [*****] Hours (quarterly). In such a case, the quarterly charges for Engineering Services shall be increased or decreased by the number of hours increased or decreased times [*****] per hour.

  

	5)	 Hionix Process Development. Certain wafer activities are performed at Hionix, a supplier not affiliated with
SVTC. All wafer activities run by SVTC engineers at Hionix will not be charged to D-Wave. D-Wave will be responsible for all charges billed by Hionix.

  

	6)	 SVTC firmly commits that they will install the [*****] in the San Jose facility and will supply the space
and facilities necessary to support the tool in the timeframe specified by D-Wave if D-Wave wishes to proceed. SVTC is not yet able to provide firm installation costs
for the [*****] , but will have pricing secured prior to January 15th, 2010. All costs estimates will be provided to D-Wave for its review and approval. A management surcharge will be applied by

  

					
	12-23-2009	  	Page 4 of 5	  	Confidential

 D-Wave Systems 

AMEND448213-005 
  

 
 SVTC for its supervision of the work and this charge will be fully
disclosed to D-Wave. D-Wave is not obligated to move forward with tool installation at SVTC. 

 

	7)	 If installed, SVTC will agree to support the [*****] with SVTC personnel and/or to facilitate coverage by
[*****] or another qualified third party vendor. The vendor selection for service support will be at the discretion of D-Wave, subject to approval of SVTC. Should D-Wave
select a support vendor other than SVTC, a mutually agreed upon management fee for SVTC will be assessed. 

  

	8)	 The Equipment Hosting Fee shall cover all D-Wave activities
processed in the D-Wave owned [*****] and there shall be no additional activity charge assessed against D-Wave, regardless of whether the material is run by D-Wave personnel or SVTC personnel. 

  

	9)	 The 90 days referred to in Section 12.4(a) of the Master Services Agreement is reduced to 60 days.

  

	10)	 Hot lot status shall be billed at a rate of $[*****]K per every two quarters and shall extend for the
duration on this agreement. 

 8.0 LICENSED TECHNOLOGY: 

The Services listed above and SVTC’s process technology, including recipes and steps, used in the performance of services shall be provided and licensed
to Customer under the terms, conditions and limitations of the Agreement, which shall override and supersede any terms and conditions in any other documents. 

  

					
	12-23-2009	  	Page 5 of 5	  	Confidential

 D-Wave Systems 

AMEND448213-006 
  

 
 AMENDMENT 8 

This Amendment, (“Amendment”), dated February 22, 2010 (“Effective Date”) is to the Pilot Line Operation Agreement dated
July 31, 2006 (“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc, (“Company”), SVTC is the legal successor in interest to Cypress Semiconductor on
the Agreement. The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree
to the following: 
 SVTC and Company agree that the fees for office space, as described in Schedule A to the prior Amendment dated April 1,
2008, shall continue and remain in effect for the Duration stated in Amendment 7, dated December 28, 2009, 
 Effect of this Amendment. In the event of
any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect and shall apply to this
Amendment and the interpretation thereof, 
 With due authority from our respective companies, we hereby signify our consent to this
Agreement by signing below, 
  

			
		 	SVTC Technologies, LLC
		
	 Signature:
	 	 /s/ Brain A. Stein

	 Printed Name:
	 	 Brain A. Stein

	 Title:
	 	 Chief Financial Officer

	 Date:
	 	 March 15, 2010

		
	 Customer:
	 	D-Wave Systems Inc.
		
	 Signature:
	 	 /s/ Warren Wall

	 Printed Name:
	 	 Warren Wall

	 Title:
	 	 COO

	 Date:
	 	 March 1, 2010

  

					
	02-22-2010	  	Page 1 of 1	  	Confidential

 D-Wave Systems 

AMEND448213-007 
  

 
 AMENDMENT 9 

This Amendment 9, (“Amendment”), dated March 18, 2010 (“Effective Date”) is to the Pilot Line Operation Agreement dated July 31,
2006 (“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc. (“Customer”). SVTC is the legal successor in interest to Cypress Semiconductor on the
Agreement. The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to
the following: 
  

	 	1)	 SVTC and Customer agree to defer a portion of the CY Q2, 2010 (SVTC Fiscal Quarter 1 2011) (April, May and June
of 2010) quarterly commitments to pay fees for Fab Services Activities and Engineering Service hours. Customer’s current quarterly commitment as stated in Table 6, of Exhibit A7, attached to prior Amendment 7, is [*****] Activities and [*****]
Engineering Services hours. The commitments will be modified as follows. 

  

	 	2)	 Fab Services Activities: 

The modified commitment shall be reduced to [*****] Activities for the quarter, spread over the three months. Fees covering [*****] Activities
will be invoiced the last day of each of the first two SVTC fiscal months of the quarter and will be due within 30 days of invoice. The remaining [*****] Activities of the [*****] commitment, plus any adjustments due to higher actual usage, will be
invoiced on the last day of the third SVTC fiscal month and payment shall be due within 30 days from date of invoice. 
 Customer agrees that
it shall be financially committed to pay for the [*****] Activities deferred from the prior [*****] Activities commitment during the following two quarters (July, August and September of 2010 and October, November and December of 2010), such
commitment in addition to the prior quarterly commitments as stated in Table 6, of Exhibit A7, attached to prior Amendment 7, for those quarters. Fees for the [*****] Activities shall be invoiced at the agreed rate for the applicable quarter, either
when actually used or to the extent not used, then the last day of SVTC’s December fiscal month and payment shall be due within 30 days from date of invoice. 
  

	 	3)	 Engineering Service Hours: 

The modified commitment shall be reduced to [*****] Engineering Services hours for the quarter, spread over the three months. Fees covering
[*****] Engineering Services hours will be invoiced the last day of each of the first two months and will be due within 30 days of invoice. The remaining [*****] Engineering Services hours of the [*****] hours commitment, plus any adjustments due to
higher actual usage, will be invoiced on the last day of the third SVTC fiscal month and payment shall be due within 30 days from date of invoice. 

Customer agrees it shall be financially committed to pay for the [*****] Engineering Services hours deferred from the prior [*****] hours
commitment, during the following two quarters (July, August and September of 2010 and October, November and December of 2010), such commitment in addition to the prior quarterly commitments as stated in Table 6, of Exhibit A7, attached to prior
Amendment 7, for those quarters. Fees for the [*****] hours shall be invoiced at the agreed rate for the applicable quarter, either when actually used or to the extent not used, then the last day of SVTC’s December fiscal month and payment
shall be due within 30 days from date of invoice. 
 Effect of this Amendment: In the event of any conflict between the Agreement and this Amendment, this
Amendment shall control. Except as amended or otherwise set forth in this Amendment, all terms and conditions 

  

					
	03-18-2010	  	Page 1 of 2	  	Confidential

 D-Wave Systems 

AMEND448213-007 
  

 
 of the agreement remain in full force and effect and shall apply to this Amendment and
the interpretation thereof. 
 With due authority from our respective companies, we hereby signify our consent to this Agreement by signing
below, 
  

			
		 	SVTC Technologies, LLC
		
	 Signature:
	 	 /s/ Brian A. Stein

	 Printed Name:
	 	 Brian A. Stein

	 Title:
	 	 Chief Financial Officer

	 Date:
	 	 April 7, 2010

		
	 Customer:
	 	D-Wave Systems Inc.
		
	 Signature:
	 	 /s/ Warren Wall

	 Printed Name:
	 	 Warren Wall

	 Title:
	 	 COO

	 Date:
	 	 April 7, 2010

  

					
	03-18-2010	  	Page 2 of 2	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-008 
 Initials: SVTC:
BAS Customer: WW 
  
  

AMENDMENT 10 
 This Amendment 10,
(“Amendment”), dated August 2, 2010 (“Effective Date”) is to the Pilot Line Operation Agreement dated July 31, 2006 between SVTC Technologies, LLC (‘‘SVTC”), and
D-Wave Systems Inc. (“D-Wave”), as previously amended on August 2, 2006, April 1, 2008, June 3, 2008, December 29, 2008, July 1, 2009,
November 2, 2009, December 28, 2009, February 22, 2010 and March 18, 2010 (collectively the “Agreement”). SVTC is the legal successor in interest to Cypress Semiconductor on the Agreement. The Agreement mandates that
all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to the following: 

 

	 	1)	 The Agreement is hereby amended to include attached Exhibit A10 describing services that will be provided by
SVTC for D-Wave starting on the Effective Date. 

  

	 	2)	 Section 7 subparagraph 6 of Exhibit A7, attached to Amendment 7, date December 28, 2009 is deleted in
its entirety. The referenced Endura system was never installed and no costs were ever incurred. 

  

	 	3)	 Section 7 subparagraph 7 of Exhibit A7, attached to Amendment 7, date December 28, 2009 is deleted,
replaced and superseded with the following: 

 D-Wave has purchased an [*****]
which is to be installed at SVTC for use with services provided to D-Wave by SVTC. D-Wave shall pay SVTC for the installation of the [*****] as detailed in attached
Exhibit A10 and the [*****] constitutes “Customer Equipment” under the Agreement. Upon installation, SVTC will support the [*****] with SVTC personnel and/or facilitate coverage by the original equipment manufacturer or another qualified
third party vendor. The vendor selection for service support will be at the discretion of D-Wave, subject to approval of SVTC acting reasonably. 

SVTC acknowledges and agrees that SVTC has no interest in the [*****] and that neither SVTC nor anyone claiming through SVTC will make any
claim whatsoever to the tool. SVTC shall provide such documents and/or information as is reasonably requested by D-Wave in order for D-Wave to protect D-Wave’s ownership interest in the [*****], including but not limited to documents and/or information D-Wave requires to acquire insurance coverage or to effect UCC or
similar registrations in any jurisdiction D-Wave reasonably deems necessary. 
 As set out in
Section 4.3(a) of the Agreement, D-Wave may remove the tool in a way that minimizes disturbance to the Line on reasonable notice without any financial responsibility to SVTC. 

As set out in Section 4.5 of the Agreement, the [*****] shall only be used to manufacture D-Wave
products or otherwise for the benefit of D-Wave and for no other purpose, and in particular, SVTC shall ensure that except with the written consent of D-Wave, magnetic
materials shall not be used in conjunction with or to operate or to maintain the [*****]. 
  

	 	4)	 Section 7 subparagraph 8 of Exhibit A7, attached to Amendment 7, date December 28, 2009 shall be
replaced and superseded with the following. 

 Due to the payment of the Equipment Hosting Fee, all D-Wave Activities processed in the [*****] 

  

					
	07-30-2010	  	Page 1 of 3	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-008 
 Initials: SVTC:
             Customer: WW 
  

 
 shall not be counted in the Included Activities and there shall be no
additional Activity charge assessed against D-Wave, regardless of whether the [*****] processing is performed by D-Wave or SVTC personnel. 

Effect of this Amendment: In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise
set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect and shall apply to this Amendment and the interpretation thereof. 

LIST OF ATTACHMENTS: Following is a list of attachments to this Amendment, including all Schedules and Exhibits. Any future added attachment must
include a dated Amendment or provision referencing the Agreement and must be executed by all parties. 
 Exhibit A - Commercial Terms 

With due authority from our respective companies, we hereby signify our consent to this Agreement by signing below, 

 

			
		 	SVTC Technologies, LLC
		
	 Signature:
	 	 /s/ Brian A. Stein

	 Printed Name:
	 	 Brian A. Stein

	 Title:
	 	 Chief Financial Officer

	 Date:
	 	 9/2/10

		
	 Customer:
	 	D-Wave Systems Inc.
		
	 Signature:
	 	 /s/ Warren Wall

	 Printed Name:
	 	 Warren Wall

	 Title:
	 	 COO

	 Date:
	 	 sept 1, 2010

  

					
	07-30-2010	  	Page 2 of 3	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-008 
 Initials: SVTC:
BAS Customer: WW 
  
  

Exhibit A10 
 Commercial
Terms 
 For D-Wave Systems Inc.’s [*****] Equipment Installation 

 

			
	 START DATE: 08-02-2010
	  	 DURATION: Three (3) Months

 SVTC proposes the date above on which SVTC will begin providing the following services under the Pilot Line Operation Agreement
(“Start Date”). Project Duration is the period of time for the project described in this Amendment. 
 1.0 DESCRIPTION
OF SERVICES: 
 SVTC shall install the [*****] by D-Wave into SVTC FAB. SVTC shall
use a licensed subcontractor, of SVTC’s choosing, to perform the necessary installation work. 
 2.0 SVTC SERVICE FEE
SCHEDULE: 
  

									
	 Item
	  	Fees	 	  	Frequency	 
	 a) Installation of [*****] tool
	  				  			
	 • Materials
	  	 	[*****]	 	  			
	 • Labor
	  	 	[*****]	 	  			
		  	  
	  
	 	  	  
	  
	 
	 Total
	  	 	[*****]	 	  	 	Onetime fee	 
		  	  
	  
	 	  	  
	  
	 

 3.0 TERMS: 
  

	1)	 Fees for services provided by SVTC to Customer shall be invoiced 15 days Prior to the start of the
installation work and shall be due 30 days from date of invoice. 

	2)	 Equipment Hosting Fees shall be charged per the commercial terms in Exhibit A7 attached to Amendment 7.
Equipment Hosting Fees will be prorated from date of commencement of installation. 

  

					
	07-30-2010	  	Page 3 of 3	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-009 
 Initials: SVTC: JM
Customer: WW 
  
  

AMENDMENT 11 
 This Amendment 11,
(“Amendment”), dated January 1, 2011 (“Effective Date”) is to the Pilot Line Operation Agreement dated July 31, 2006 (“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc. (“Company”). SVTC is the legal successor in interest to Cypress Semiconductor on the Agreement. The Agreement mandates that all changes must be in a writing signed by the parties.
Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to the following: 
  

	 	1)	 Company desires to reduce the Engineering Services listed in Section 6, of Exhibit A7 in Amendment 7,
dated December 28, 2009. Section 7, subparagraph 4, requires 60 days notice for a request for a reduction, however, Company has provided less than 60 days notice. 

 

	 	2)	 SVTC agrees this time to waive the 60 day requirement and to this time accept Company’s request to reduce
the number of Engineering Hours from [*****] hours to [*****] hours during the period of time for CY Q1 2011 and CY Q2 2011 (January 1, 2011 to June 30, 2011). The hourly rate shall remain the same at [*****]/hour. 

Effect of this Amendment: In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise
set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect and shall apply to this Amendment and the interpretation thereof. 

With due authority from our respective companies, we hereby signify our consent to this Agreement by signing below, 

 

			
		 	SVTC Technologies, LLC
		
	Signature:	 	 /s/ Jon Myers

	Printed Name:	 	 Jon Myers

	Title:	 	 Vice President, Sales and Marketing

	Date:	 	 12/23/2010

  

			
	Company:	 	D-Wave Systems Inc.
		
	Signature:	 	 /s/ Warren Wall

	Printed Name:	 	 Warren Wall

	Title:	 	 COO

	Date:	 	 December 23, 2010

  

					
	12-14-2010	  	Page 1 of 1	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-010 
 Initials: SVTC:
MM Customer:              
  

 
 AMENDMENT 12 

This Amendment 12, (“Amendment”), dated March 28, 2011 (“Effective Date”) is to the Pilot Line Operation Agreement dated
July 31, 2006 (“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc. (“Company”). SVTC is the legal successor in interest to Cypress Semiconductor on
the Agreement. The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree
to the following: 
  

	 	1)	 The Agreement is hereby amended to include attached Exhibit A12 describing services that will be provided by
SVTC for Customer starting on the Effective Date. SVTC will provide to Company the services described in Exhibit A12 for the fees set forth therein, subject to any additional terms and conditions set forth therein. Starting on March 28, 2011,
attached Exhibit A12, including the service and fee provisions therein, shall replace and supersede the provisions of prior Exhibit A7 to the Agreement in its entirety. 

Effect of this Amendment: In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise
set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect and shall apply to this Amendment and the interpretation thereof. 

LIST OF ATTACHMENTS: Following is a list of attachments to this Amendment, including all Schedules and Exhibits. Any future added attachment must
include a dated Amendment or provision referencing the Agreement and must be executed by all parties. 
 Exhibit A12 - Commercial Terms 

With due authority from our respective companies, we hereby signify our consent to this Agreement by signing below, 

 

			
		 	SVTC Technologies, LLC
		
	Signature:	 	 /s Michael Moore

	Printed Name:	 	 Michael Moore

	Title:	 	 VP, General Manager Silicon Services

	Date:	 	 march 29, 2011

  

			
	Company:	 	D-Wave Systems Inc.
		
	Signature:	 	 /s/ Warren Wall

	Printed Name:	 	 Warren Wall

	Title:	 	 COO

	Date:	 	 MARCH 29, 2011

  

					
	02-23-2011	  	Page 1 of 5	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-010 
 Initials: SVTC: MM
Customer:             
  

 
 Exhibit A12 

Commercial Terms 
 For D-Wave Systems Inc.’s Continuing Development 
  

			
	START DATE: 03-28-2011	 	DURATION: Eight (8) Quarters

 SVTC proposes the date above on which SVTC will begin providing the following services under the Agreement (“Start
Date”). Project Duration is the period of time for the project described in this Amendment. 
  

	1.0	 DESCRIPTION OF SERVICES: 

SVTC shall provide research and development services in support of D-Wave Systems Inc.’s Continuing Development.
SVTC will use manufacturing processes that exist or are being developed by D-Wave Systems Inc. (D-Wave), and D-Wave will be
allocated a specific number of Activities, as well as other support and services, as described herein (“Services”). SVTC shall use commercially reasonable efforts to perform the Services requested by
D-Wave, subject to the ability of SVTC to perform these Services on SVTC’s existing equipment and equipment contributed by D-Wave using standard materials and
process recipes that are compatible with the equipment and resources of SVTC. 
 2.0 SUMMARY OF SERVICES
THAT MAY BE PROVIDED: 
  

	 	•	 	 Fab Services 

  

	 	•	 	 Engineering Services 

  

	 	•	 	 Process Library Access 

 

	 	•	 	 Additional On-Site Workspace including Lockable Office Space

 3.0 SVTC SERVICE DEFINITIONS: 

Fab Services: 
  

	1.	 24 X 7 operational support for processing wafers in the SVTC Line 

 

	2.	 24 X 7 access to SVTC equipment installed as of the date of this Amendment in SVTC San Jose

  

	3.	 Activities will be counted per SVTC activity spec W1-0003 (SVTC
Production Activities Methodology and Accounting) attached to this Exhibit A12. 

  

	4.	 SVTC provided Customer Program Manager (CPM) to coordinate all services 

 

	5.	 Access to the SVTC MES system for wafer flow management 

 

	6.	 On-Site Workspace: Workspace with phones and internet access

  

	7.	 SVTC metrology systems and data management 

 

	8.	 Cycle Time Commitment: 1.5 M/I (Move Activities per Inventory) averaged over one quarter for non-hold inventory 

  

					
	02-23-2011	  	Page 2 of 5	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-010 
 Initials: SVTC: MM
Customer:             
  

 
 Engineering Services: (Defined in the Agreement) 

 

	1.	 Contracted engineering services may be utilized for the following development tasks 

 

	 	a.	 New Recipe Creation: Creation of a new recipe or modification of an existing recipe in order to process
Customer wafers 

  

	 	b.	 New Recipe Development: Development of new recipes to certain defined specs using best known methods

  

	 	c.	 Consulting on technical questions 

 

	 	d.	 Problem lot disposition 

 

	 	e.	 Outsource investigations and Demo support 

 

	 	f.	 Project meeting attendance as normally scheduled or as requested by customer 

 

	2.	 These services are to be executed in collaboration with customer direction and management

  

	4.0	 ADDITIONAL SERVICES**: 

 

			
	 Additional Training
 Services

 
	 	 Additional engineers up to [*****] per year may be started up for an additional per engineer fee for the duration of the program, priced upon
request
  

	 Additional Cubicles &
 Lockable Office
Space
  
	 	 Subject to availability priced upon request
  

	 Reticles
  
	 	 Reticle layout, frame build, OPC and procurement support available priced upon request

 

	 Analytical Services
  
	 	 Full service capabilities available priced upon request
  

	** Additional Services subject to availability

  

					
	02-23-2011	  	Page 3 of 5	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-010 
 Initials: SVTC:
MM Customer:             
  

 

	5.0	 SVTC SERVICE FEE SCHEDULE: 

 

							
	Item	  	Fees	 	  	 Frequency

	 a)  Fab Services-Tiered Pricing

Tier 1

•  Included Activities: [*****]

•  Activity Rate: [*****] per activity

10 Wafer Minimum Lot Size (Example: Any lot requested by D-Wave less than 10 wafers will be
counted as a 10-wafer lot for accounting & invoicing purposes)
	  	 	[*****]	 	  	quarterly
	 Activity Fee for activities in excess of [*****] activities
	  	 	[*****]	 	  	per activity
	 b)  Fab Services-Tiered Pricing

Tier 2

•  Included Activities: [*****]

•  Activity Rate: [*****] per activity

10 Wafer Minimum Lot Size (Example: Any lot requested by D-Wave less than 10 wafers will be
counted as a 10-wafer lot for accounting & invoicing purposes)
	  	 	[*****]	 	  	quarterly
	 Activity Fee for activities in excess of the included [*****] activities
	  	 	[*****]	 	  	per activity
	 b)  Engineering Services-Process Engineering Support -Allocation

•  Included Hours: Up to [*****] Hours / Quarter
	  	 	[*****]	 	  	quarterly
	 Engineering Services for hours exceeding Allocation
	  	 	[*****]	 	  	hourly
			
	 Additional Items
	  	Fees	 	  	 Frequency

	 c)  Additional On-Site Workspace and
facilities
 •  Lockable for 4 engineers (in addition to the facilities provided in the
Agreement, including but not limited to Sections 2.9 and 5.1)
	  	 	[*****]	 	  	quarterly
	 d)  Equipment Hosting Fee
	  	 	[*****]	 	  	quarterly

  

	6.0	 TERMS: 

 

  

					
	02-23-2011	  	Page 4 of 5	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-010 
 Initials: SVTC:
MM Customer:             
  

 

	1)	 Fees for all contracted services provided by SVTC to D-Wave shall be
invoiced 15 days prior to the start of each SVTC fiscal quarter and will be due on the first day of the quarter. Fees incurred in excess of the contracted fees for Fab Services (Excess Activities) and Engineering Services (Excess Hours) will be
invoiced at the end of each fiscal quarter. Other than the foregoing, SVTC shall invoice D-Wave when services are rendered, products shipped and/or deliverables are provided in the SVTC fiscal month that they
occur. Payments shall be due within 30 days from date of invoice. 

	2)	 D-Wave must provide SVTC with advanced written notice of its
election of the Fab Services Tier, section 5 above, at least 30 days prior to the start of an SVTC fiscal quarter. If no written notice is received 30 days prior to the beginning of the first quarter covered by this Exhibit A12, the Fab Services
Tier will be set to Tier 1 for that quarter. The Fab Services Tier cannot be altered during a quarter. If no written notice is received 30 days prior to the beginning of subsequent quarters, the Fab Services Tier will be set to the level of the
prior quarter. 

	3)	 Additional Activities, Engineering Hours, Additional Tool Training, access to additional equipment and
resources, and other Extraordinary Expenses (“Additional Services”) shall be made available at SVTC’s sole discretion and shall be agreed to in writing prior to being performed by SVTC. D-Wave
Payments shall be due within 30 days from date of invoice. 

	4)	 The Equipment Hosting Fee shall cover all D-Wave activities
processed in the D-Wave owned [*****] system and there shall be no additional activity charge assessed against D-Wave, regardless of whether the material is run by D-Wave personnel or SVTC personnel. 

	5)	 Hot lot status shall be billed at a rate of [*****] per every two quarters and shall extend for the duration
on this agreement. 

	6)	 With 30 days notice, D-Wave may increase or decrease the Engineering
Services Allocation requested by up to [*****] Hours (quarterly). In such a case, the quarterly charges for Engineering Services shall be increased or decreased by the number of hours increased or decreased times [*****] per hour. D-Wave may only request one engineering allocation change per quarter. D-Wave may not decrease the Engineering Services Allocation below [*****] hours and may not increase the
Engineering Services Allocation above [*****] hours. 

	7)	 With 60 days notice, D-Wave may cancel the Additional On-site Workspace and facilities set out in Section 5.0(c) of this Schedule A12. To avoid further charges D-Wave must completely vacate the Additional On-site Workspace and facilities prior to the 60th day after giving notice. 

	8)	 The 90 days referred to in Section 12.4(a) of the Agreement is reduced to 60 days.

  

	7.0	 LICENSED TECHNOLOGY: 

The Services listed above and SVTC’s process technology, including recipes and steps, used in the performance of services shall be
provided and licensed to D-Wave under the terms, conditions and limitations of the Agreement, which shall override and supersede any terms and conditions in any customer provided documents. 

  

					
	02-23-2011	  	Page 5 of 5	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-011 
 Initials: SVTC: KAK
Customer: WW 
  
  

 
 AMENDMENT 13 

This Amendment 13, (“Amendment”), dated June 15, 2011 (“Effective Date”) is to the Pilot Line Operation Agreement dated July 31,
2006 (“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc. (“Customer”). SVTC is the legal successor in interest to Cypress Semiconductor on the
Agreement. The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to
the following: 
  

	 	1)	 SVTC and Customer agree the Minimum Financial Commitment for Activities and Engineering Services Hours, for
SVTC fiscal quarter 2 (June 27, 2011 through September 25, 2011), shall be [*****] which will include [*****] Activities and [*****] which will include [*****] Hours. SVTC shall invoice Customer for Activities in excess of the MFC at the rate
of [*****] per Activity and Engineering Services Hours in excess of the MFC at the rate of [*****] per Hour. 

  

	 	2)	 SVTC and Customer agree the Minimum Financial Commitment for Activities and Engineering Services Hours, for
SVTC fiscal quarter 3 (September 26, 2011 through December 25, 2011), shall be [*****] which will include [*****] Activities and [*****] which will include [*****] Hours. SVTC shall invoice Customer for Activities in excess of the MFC at the
rate of [*****] per Activity and Engineering Services Hours in excess of the MFC at the rate of [*****] per Hour. Customer may increase its Activities forecast, increasing the MFC for that quarter, or may decrease its Activities forecast to no lower
than tier 1, as stated is subsection a), of section 5 of Exhibit A12 to the Agreement; such changes in forecast to be provided in writing to SVTC on or before August 30, 2011. Customer may increase its Hours forecast no higher than [*****],
increasing the MFC for that quarter, or may decrease its forecast to no lower than [*****], decreasing the MFC for that quarter; such changes in forecast to be provided in writing to SVTC on or before August 30, 2011. 

Effect of this Amendment: In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise
set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect and shall apply to this Amendment and the interpretation thereof. 

  

					
	06-15-2011	  	Page 1 of 2	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-011 
 Initials:
SVTC:             Customer: WW 
  

 
  

With due authority from our respective companies, we hereby signify our consent to this Agreement by signing below, 

 

			
	SVTC Technologies, LLC
		
	Signature:	 	 /s/ Kevin Kassekert

	Printed Name:	 	 Kevin Kassekert

	Title:	 	 General Manager

	Date:	 	 6/24/11

		
	Customer:	 	D-Wave Systems Inc.
		
	Signature:	 	 /s/ WARREN WALL

	Printed Name:	 	 WARREN WALL

	Title:	 	 COO

	Date:	 	 JUNE 24, 2011

  

					
	06-15-2011	  	Page 2 of 2	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-012 
 Initials: SVTC: KK
Customer:             
  

 
 AMENDMENT 14 

This Amendment 14, (“Amendment”), dated August 29, 2011 (“Effective Date”) is to the Pilot Line Operation Agreement dated
July 31, 2006 (“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc. (“Customer”). SVTC is the legal successor in interest to Cypress Semiconductor on
the Agreement. The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree
to the following: 
 For SVTC fiscal quarter 3 (September 26, 2011 through December 25, 2011), SVTC and Customer agree to revise
Section 6, Term 1 in Amendment 12 to the following: 
 - One third of the quarterly MFC fees for Activities and Engineering Services
Hours, as specified in Amendment 13, will be due on the first day of each calendar month(October 1st, November 1st and December 1st). Fees incurred in excess of the MFC will be invoiced at the end of each SVTC fiscal month and payment shall be due within 30 days from date of invoice. 

Effect of this Amendment: In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise
set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect. 
 With due authority from our
respective companies, we hereby signify our consent to this Agreement by signing below, 
  

			
		 	 SVTC Technologies, LLC

	Signature:	 	 /s/ Kevin Kassekert

	Printed Name:	 	 Kevin Kassekert

	Title:	 	 General Manager

	Date:	 	 9/12/11

		
	Customer:	 	D-Wave Systems Inc.
		
	Signature:	 	 /s/ Warren Wall

	Printed Name:	 	 Warren Wall

	Title:	 	 COO

	Date:	 	 SEP 9, 2011

  

					
	09-02-2011	  	Page 1 of 1	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-013 
 Initials: SVTC: KK
Customer: WW 
  
  

AMENDMENT 15 
 This Amendment 15,
(“Amendment”), dated March 13, 2012 (“Effective Date”) is to the Pilot Line Operation Agreement dated July 31, 2006, as amended numerous times (“Agreement”) between SVTC Technologies, LLC (“SVTC”),
and D-Wave Systems Inc. (“Company”). SVTC is the legal successor in interest to Cypress Semiconductor on the Agreement. The Agreement mandates that all changes must be in a writing signed by the
parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to the following: 

 

	 	1)	 For SVTC fiscal quarter 1 of SVTC fiscal year 2013 (March 26, 2012 through July 1, 2012), SVTC and
Customer agree to revise Section 6, Term 1 in Amendment 12 to the following: 

  

	 	2)	 Fees for all contracted services provided by SVTC to D-Wave shall be
due per the payment schedule in the table below. Fees incurred in excess of the contracted fees for Fab Services (Excess Activities) and Engineering Services (Excess Hours) will be invoiced at the end of each fiscal quarter. Other than the
foregoing, SVTC shall invoice D-Wave when services are rendered, products shipped and/or deliverables are provided in the SVTC fiscal month that they occur. Payments shall be due within 30 days from date of
invoice. 

  

									
	 Fees
	  	1st
Instalment	  	2nd
Instalment	  	Total	 
	 Fab Services
	  	[*****]	  	[*****]	  	 	[*****]	 
	 Included Activities
	  	[*****]	  	[*****]	  	 	[*****]	 
	 Engineering Services
	  	[*****]	  	[*****]	  	 	[*****]	 
	 Included Engineering Hours
	  	[*****]	  	[*****]	  	 	[*****]	 
	 Additional On-Site
Workspace
	  	[*****]	  	N/A	  	 	[*****]	 
	 Hot Lot Status (for SVTC fiscal Q1 and Q2)
	  	[*****]	  	N/A	  	 	[*****]	 
	 Equipment Hosting Fee
	  	[*****]	  	N/A	  	 	[*****]	 
	 Taxes
	  	[*****]	  	[*****]	  	 	[*****]	 
	 Total
	  	[*****]	  	[*****]	  	 	[*****]	 
	 Payment Schedule
	  		  		  			
	 Due on or before 3/23/2012
	  	[*****]	  	
	 Due on or before 4/2/2012
	  	[*****]	  	
	 Due on or before 6/22/2012
	  		  	[*****]

 Effect of this Amendment. In the event of any conflict between the Agreement and this Amendment, this Amendment shall control.
Except as amended or otherwise set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect and shall apply to this Amendment and the interpretation thereof. 

(Signatures on following page) 

  

					
	03-13-2012	  	Page 1 of 2	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-013 
 Initials: SVTC: KK
Company: WW 
  
  

 
 With due authority from our respective companies, we hereby signify our
consent to this Agreement by signing below, 
  

			
		 	SVTC Technologies, LLC
		
	Signature:	 	 /s/ Kevin Kassekert

	Printed Name:	 	 Kevin Kassekert

	Title:	 	 Vice President, Silicon Services

	Date:	 	 3/15/2012

		
	Customer:	 	D-Wave Systems Inc.
		
	Signature:	 	 /s/ WARREN WALL

	Printed Name:	 	 WARREN WALL

	Title:	 	 COO

	Date:	 	 MARCH 14, 2012

  

					
	03-13-2012	  	Page 2 of 2	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-014 
 Initials:
SVTC:             Company: WW 
  

 
 AMENDMENT 16 

This Amendment, (“Amendment”), dated June 25, 2012 (“Effective Date”) is to the Pilot Line Operation Agreement dated July 31,
2006 (“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc. (“Customer”). SVTC is the legal successor in interest to Cypress Semiconductor on the
Agreement. The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree to
the following: 
  

	 	1)	 The Agreement is hereby amended to include attached Exhibit A16 describing services that will be provided by
SVTC for Customer starting on the Effective Date. SVTC will provide to Customer the services described in Exhibit A16 for the fees set forth therein, subject to any additional terms and conditions set forth therein. Starting on June 25, 2012,
attached Exhibit A16, including the service and fee provisions therein, shall replace and supersede the provisions of prior Exhibit A12 to the Agreement in its entirety. 

Effect of this Amendment. In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise
set forth in this Amendment, all terms and conditions of the Agreement remain in full force and effect. 
 LIST OF ATTACHMENTS: Following is a list
of attachments to this Amendment, including all Schedules and Exhibits. Any future added attachment must include a dated Amendment or provision referencing the Agreement and must be executed by all parties. 

 

 Exhibit A16 - Commercial Terms 

With due authority from our respective companies, we hereby signify our consent to this Agreement by signing below, 

 

			
		 	SVTC Technologies, LLC
		
	Signature:	 	 /s/ Kevin Kassekert

	Printed Name:	 	 Kevin Kassekert

	Title:	 	 Vice President, Silicon Services

	Date:	 	  

		
	Customer:	 	D-Wave Systems Inc.
		
	Signature:	 	 /s/ WARREN WALL

	Printed Name:	 	 WARREN WALL

	Title:	 	 COO

	Date:	 	 JUNE 15, 2012

  

					
	06-13-2012	  	Page 1 of 6	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-014 
 Initials:
SVTC:             Customer: WW 
  

 
 Exhibit A16 

Commercial Terms 
 For D-Wave Systems Inc.’s Continuing Development 
  

	 START DATE: 06-25-2012 
	 DURATION: Eight (8) Quarters 

SVTC proposes the date above on which SVTC will begin providing the following services under the Master Services Agreement (’’Start Date”).
Project Duration is the period of time for the project described in this Amendment. 
  

	1.0	 DESCRIPTION OF SERVICES: 

SVTC shall provide research and development services in support of D-Wave Systems Inc.’s Continuing Development.
SVTC will start with semiconductor processes that exist or are being developed by D-Wave Systems Inc., and will provide other support as described herein (“Services”). SVTC shall use commercially
reasonable efforts to perform the Services requested by D-Wave Systems Inc., subject to the ability of SVTC to perform these Services on SVTC’s existing equipment and using standard materials and process
recipes that are compatible with the equipment and resources of SVTC. 
  

	2.0	 SUMMARY OF SERVICES THAT MAY
BE PROVIDED: 

  

	 	•	 	 Fab Services 

	 	•	 	 Engineering Services 

	 	•	 	 Process Library Access 

	 	•	 	 Additional On-Site Workspace including Lockable Office Space

  

	3.0	 SVTC SERVICE DEFINITIONS: 

 

	
	Fab Services:
	
	 1.  24 X 7 operational support for processing wafers in the SVTC Line

	
	 2.  24 X 7 access to SVTC equipment installed as of the date of this Amendment in SVTC
San Jose

	
	 3.  Activities will be counted per SVTC activity spec
W1-0003 (SVTC Production Activities Methodology and Accounting) attached to this Exhibit A12.

	
	 4.  SVTC provided Customer Program Manager (CPM) to coordinate all
services

	
	 5.  Access to the SVTC MES system for wafer flow management

	
	 6.  On-Site Workspace: Workspace with phones
and internet access

	
	 7.  SVTC metrology systems and data management

	
	 8.  Cycle Time Commitment: 1.5 M/l (Move Activities per Inventory) averaged over one
quarter for non-hold inventory

  

					
	06-13-2012	  	Page 2 of 6	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-014 
 Initials:
SVTC:             Customer: WW 
  

 
 Engineering Services: (Defined in the Agreement) 

 

	1.	 Contracted engineering services may be utilized for the following development tasks 

 

	 	a.	 New Recipe Creation: Creation of a new recipe or modification of an existing recipe in order to process
Customer wafers 

  

	 	b.	 New Recipe Development: Development of new recipes to certain defined specs using best known methods

  

	 	c.	 Consulting on technical questions 

 

	 	d.	 Problem lot disposition 

 

	 	e.	 Outsource investigations and Demo support 

 

	 	f.	 Project meeting attendance as normally scheduled or as requested by Customer 

 

	2.	 These services are to be executed in collaboration with customers direction and management

  

	4.0	 ADDITIONAL SERVICES**: 

 

			
	 Additional Training Services
	  	Additional engineers up to [*****] per year may be started up for an additional per engineer fee for the duration of the program, priced upon request
		
	 Additional Cubicles &
 Lockable
Office Space
	  	Subject to availability priced upon request
		
	 Reticles
	  	Reticle layout, frame build, OPC and procurement support available priced upon request
		
	 Analytical Services
	  	Full service capabilities available priced upon request
	
	 **Additional Services subject to availability

  

					
	06-13-2012	  	Page 3 of 6	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-014 
 Initials:
SVTC:             Customer: WW 
  

 

	5.0	 SVTC SERVICE FEE SCHEDULE: 

 

									
	 Fab Services—Tiered
Pricing
	  	Fees	 	  	Frequency	 
	 a)  Fab Services—Tiered Pricing

Tier 1

•  Included Activities: [*****]

•  Activity Rate: [*****] per activity

10 Wafer Minimum Lot Size (Example: Any lot requested by D-Wave less than 10 wafers will be
counted as a 10-wafer lot for accounting & invoicing purposes)
	  	  
  
	  
 [*****]
	  
  
	  	  
  
	  
 quarterly
	  
  

			
	 Activity Fee for activities in excess of [*****] activities
	  	 	[*****]	 	  	 	per activity	 
			
	 b)  Fab Services—Tiered Pricing

Tier 2

•  Included Activities: [*****]

•  Activity Rate: [*****] per activity

10 Wafer Minimum Lot Size (Example: Any lot requested by D-Wave less than 10 wafers will be
counted as a 10-wafer lot for accounting & invoicing purposes)
	  	  
  
	  
 [*****]
	  
  
	  	  
  
	  
 quarterly
	  
  

			
	 Activity Fee for activities in excess of the included [*****] activities
	  	 	[*****]	 	  	 	per activity	 
			
	 c)  Fab Services—Tiered Pricing

Tier 3

•  Included Activities: [*****]

•  Activity Rate: [*****] per activity

10 Wafer Minimum Lot Size (Example: Any lot requested by D-Wave less than 10 wafers will be
counted as a 10-wafer lot for accounting & invoicing purposes)
	  	  
  
	  
 [*****]
	  
  
	  	  
  
	  
 quarterly
	  
  

			
	 Activity Fee for activities in excess of the included [*****] activities
	  	 	[*****]	 	  	 	per activity	 
			
	 d)  Fab Services—Tiered Pricing

Tier 4

•  Included Activities: [*****]

•  Activity Rate: [*****] per activity

10 Wafer Minimum Lot Size (Example: Any lot requested by D-Wave less than 10 wafers will be
counted as a 10-wafer lot for accounting & invoicing purposes)
	  	  
  
	  
 [*****]
	  
  
	  	  
  
	  
 quarterly
	  
  

			
	 Activity Fee for activities in excess of the included [*****] activities
	  	 	[*****]	 	  	 	per activity	 
			
	 Engineering Services
	  	Fees	 	  	Frequency	 
	 e)  Engineering Services—Process Engineering Support—Allocation (Year
1)
 •  Included Hours: Up to [*****] Hours / Quarter
	  	 	[*****]	 	  	 	quarterly	 
			
	 Engineering Services for hours exceeding Allocation
	  	 	[*****]	 	  	 	hourly	 
			
	 f)   Engineering Services—Process Engineering Support—Allocation
(Year 2)
 •  Included Hours: Up to [*****] Hours / Quarter
	  	 	[*****]	 	  	 	quarterly	 
			
	 Engineering Services for hours exceeding Allocation
	  	 	[*****]	 	  	 	hourly	 

  

					
	06-13-2012	  	Page 4 of 6	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-014 
 Initials:
SVTC:             Customer: WW 
  

 

									
	 Additional Items
	  	Fees	 	  	Frequency	 
	 g)  Additional On-Site Workspace and
facilities
 •  Lockable for 4 engineers (in addition to the facilities provided in the
Agreement, including but not limited to Sections 2.9 and 5.1)
	  	 	[*****]	 	  	 	quarterly	 
			
	 h)  Equipment Hosting Fee
	  	 	[*****]	 	  	 	quarterly	 
			
	 i)   Integrated Partner (Outsourced development steps, such as [*****] and
[*****] and does not include reticles, will be pass through to D-wave with a 20% mark-up)
	  	 	20%	 	  	 	pass through	 

  

	7.0	 TERMS: 

 

	1)	 Fees for all contracted services provided by SVTC to D-Wave shall be
invoiced 15 days prior to the start of each SVTC fiscal quarter and will be due on the final day of the quarter in which the invoice has been submitted. Fees incurred in excess of the contracted fees for Fab Services (Excess Activities) and
Engineering Services (Excess Hours) will be invoiced at the end of each fiscal quarter. Other than the foregoing, SVTC shall invoice D-Wave when services are rendered, products shipped and/or deliverables are
provided in the SVTC fiscal month that they occur. Payments shall be due within 30 days from date of invoice. 

  

	2)	 D-Wave must provide SVTC with advanced written notice of its
election of the Fab Services Tier, section 5 above, at least 30 days prior to the start of an SVTC fiscal quarter. The Fab Services Tier cannot be altered during a quarter. If no written notice is received 30 days prior to the beginning of
subsequent quarters, the Fab Services Tier will be set to the level of the prior quarter. Upon contract signature D-Wave must provide written notice of its election of the Fab Services Tier for the first (1st) quarter (June 25, 2012 through September 23, 2012) of the agreement. 

  

	3)	 Incentive: SVTC shall provide D-wave an additional [*****]
activities and [*****] engineering hours free of charge. These additional activities and engineering hours are to be used within the second quarter (September 24, 2012 through December 23, 2012) of this agreement. Any unused hours at the
end of the second quarter of this agreement shall expire. 

  

	4)	 Subject to the approval of D-Wave’s Board of Directors and to D-Wave obtaining all required approvals (including, but not limited to all required shareholder and government approvals) following execution of this Amendment and each time SVTC makes a request under this section,
which approvals may be withheld by the Board of Directors or the relevant approving person(s) in their sole and absolute discretion: 

(a) When the estimated cost of Activity and Engineering services in any quarter to which this Amendment applies exceeds [*****] by at least
[*****] (the “Excess Amount”), 50% of the Excess Amount will be paid for by D-Wave in the form of equity instead of cash (“Base Equity”), and SVTC may, by written notice in its invoice for
the upcoming quarter, request that more than the Base Equity be paid for by D-Wave in the form of equity instead of cash (the additional amount to be specified in the notice (“Additional Equity”),
and the Base Equity and the Additional Equity, if any, together being the “Equity Amount”, and the maximum Equity Amount being [*****]), be paid for by D-Wave in the form of equity instead of cash
(the “SVTC Shares”), the SVTC Shares to be non-voting shares of the class and series and at the price last offered to D-Wave’s Major Shareholders (as
defined in the Amended and Restated Shareholders’ Agreement dated November 24, 2010, as amended, between D-Wave and certain of its shareholders), in a number equal to the Equity Amount divided by the
price of the relevant shares; and 
 (b) At the next meeting of D-Wave’s Board of
Directors following SVTC having completed the additional Activity and Engineering services in the relevant quarter to D-Wave’s satisfaction, D-Wave having obtained
all required non-Board approvals (including, but not limited to all required shareholder and government approvals, which approvals may be withheld by the relevant approving person(s) in their sole and absolute
discretion) and SVTC having provided all required information, signatures and any other paperwork or documentation, D-Wave will seek approval of its Board of Directors to issue SVTC Shares to SVTC, which
approval may be withheld by the Board of Directors in its sole and absolute discretion, in which case D-Wave will, within 30 days of the Board of Directors’ rejection of approval pay the Equity Amount to
SVTC in cash; 
 (c) D-Wave will use commercially reasonable efforts to obtain any approval
required for it to comply with this section, however, if D-Wave is not able to obtain all required approvals before 30 days before the end of the quarter following the 

  

					
	06-13-2012	  	Page 5 of 6	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-014 
 Initials:
SVTC:             Customer: WW 
  

 
 quarter in which the additional Activity and Engineering services to
which the Equity Amount applies were performed, D-Wave will pay SVTC the Equity Amount in cash and no shares will be issued to SVTC; and 

(d) At any time during the applicability of this Amendment and at its sole and absolute discretion,
D-Wave may advise SVTC in writing that SVTC will no longer have the option of partial compensation in the form of equity set out in this section, at which point any outstanding Equity Amount for which shares
have not been issued and all further payments to SVTC shall be payable to SVTC fully in cash. 
  

	5)	 Additional Activities, Engineering Hours, Additional Tool Training, access to additional equipment and
resources, and other Extraordinary Expenses (“Additional Services”) shall be made available at SVTC’s sole discretion and shall be agreed to in writing prior to being performed by SVTC. D-Wave
Payments shall be due within 30 days from date of invoice. 

  

	6)	 The Equipment Hosting Fee shall cover all D-Wave activities
processed in the D-Wave owned [*****] system and there shall be no additional activity charge assessed against D-Wave, regardless of whether the material is run by D-Wave personnel or SVTC personnel. 

  

	7)	 Starting at the beginning of the second quarter (September 24, 2012 through December 23, 2012) of this
agreement Hot lot status shall be billed at rate of [*****] per quarter and shall extend for the duration on this agreement. 

  

	8)	 D-Wave will commit to a minimum [*****] engineering hours ([*****]
FTE) and a maximum of [*****] engineering hours ([*****] FTE) in each quarter, the amount to be set 30 days prior to the start of each quarter (varying no more than [*****] hours per quarter) and to a minimum [*****] hours ([*****] FTE) per year.
The price per hour will be set according to the Engineering Services Allocation as described in section 5.0 above. 

  

	9)	 With 60 days notice, D-Wave may cancel the Additional On-site Workspace and facilities set out in Section 5.0(c) of this Schedule A12. To avoid further charges D-Wave must completely vacate the Additional On-site Workspace and facilities prior to the 60th day after giving notice. 

 

	9)	 The 90 days referred to in Section 12.4(a) of the Agreement is reduced to 60 days.

  

	8.0	 LICENSED TECHNOLOGY: 

The Services listed above and SVTC’s process technology, including recipes and steps, used in the performance of services shall be provided and licensed
to Customer under the terms, conditions and limitations of the Master Services Agreement, which shall override and supersede any terms and conditions in any customer provided documents. 

  

					
	06-13-2012	  	Page 6 of 6	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-015 
 Initials:
SVTC:             Customer: WW 
  

 
 AMENDMENT 17 

This Amendment, (“Amendment”), dated September 10, 2012 (“Effective Date”) is to the Pilot Line Operation Agreement dated
July 31, 2006 (“Agreement”) between SVTC Technologies, LLC (“SVTC”), and D-Wave Systems Inc. (“Customer”). SVTC is the legal successor in interest to Cypress Semiconductor on
the Agreement. The Agreement mandates that all changes must be in a writing signed by the parties. Except as provided below, all the provisions of the Agreement shall remain in effect and apply to the amended language. Accordingly, the parties agree
to the following: 
  

	 	1)	 The parties agree that Section 7.0 term 4 of Exhibit A16 to the Agreement shall not apply during the time
frame of SVTC fiscal quarter 2 (June 25, 2012 to September 23, 2012) and quarter 3 (September 24, 20-12 to December 23, 2012) and that D-Wave will pay SVTC in
cash the full amount of the Activities and Engineering Services for those SVTC fiscal quarters. 

  

	 	2)	 Section 7.0 term 3 of Exhibit Al 6 to the Agreement shall be deleted in its entirety and the following
substituted in its place: 

 “3) Incentive: SVTC shall provide D-Wave an
additional [*****] activities and [*****] engineering hours free of charge. These additional activities and engineering hours are to be used within the third quarter (December 24, 2012 to March 31, 2013) of this agreement. Any unused hours at
the end of the third quarter of this agreement shall expire.” 
  

	 	3)	 Customer agrees to prepay to SVTC on or before September 21, 2012 all of the quarterly amounts for Fab
Services (activities) and Engineering Services (engineering hours), as specified below, that would be due to SVTC for its fiscal quarter 3 (September 24, 2012 through December 23, 2012) at one and half times the value of such quarterly commitment.

 Quarter 3 Commitment: 
  

	 	•	 	 Fab Services Tier 3—equal to [*****] activities) 

 

	 	•	 	 Engineering Services—equal to [*****] hours) 

 

	 	4)	 The foregoing paragraphs of this Amendment will be effective only upon written verification from SVTC’s
Board of Directors that the Q3 Fab-1 Operations Plan is approved and sufficiently funded to continue Services for the current D-Wave process of record to the end of Q3,
except that the portion of paragraph 1 above that pertains to SVTC’s fiscal quarter 2 (June 25, 2012 to September 23, 2012) shall be immediately effective, irrespective of the Board approval provided for herein. 

Effect of this Amendment. In the event of any conflict between the Agreement and this Amendment, this Amendment shall control. Except as amended or otherwise
set forth in this Amendment, all terms and conditions of the agreement remain in full force and effect and shall apply to this Amendment and the interpretation thereof. 

<signatures on following page> 

  

					
	09-10-2012	  	Page 1 of 2	  	Confidential

 D-Wave Systems Inc. 

AMEND448213-015 
 Initials:
SVTC:             Customer: WW 
  

 
 With due authority from our respective companies, we hereby signify our
consent to this Agreement by signing below, 
  

			
		 	SVTC Technologies, LLC
		
	 Signature:
	 	 /s/ Kevin Kassekert

	 Printed Name:
	 	 Kevin Kassekert

	 Title:
	 	 Vice President, General Manager Silicon Services

	 Date:
	 	  

  

			
	 Customer:
	 	D-Wave Systems Inc.
		
	 Signature:
	 	 /s/ WARREN WALL

	 Printed Name:
	 	 WARREN WALL

	 Title:
	 	 COO

	 Date:
	 	 SEPT 14, 2012

  

					
	09-10-2012	  	Page 2 of 2	  	Confidential

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