Document:

Standard Industrial/Commercial Multi-Tenant Lease

 Exhibit 10.10 
  

					
	

	 	 STANDARD INDUSTRIAL/COMMERCIAL
 MULTI-TENANT LEASE – GROSS
 AIR COMMERCIAL REAL ESTATE ASSOCIATION
	 	
		 	 	
		 	 	

 1. Basic Provisions (“Basic Provisions”). 
 1.1 Parties: This Lease (“Lease”), dated for reference purposes only December 15, 2003 , is made by and between Jay A.
Johnson & Delores M. Johnson as Joint Tenants (“Lessor”) and Santa Barbara Street Asylum, Inc., a Delaware Corporation (“Lessee”), (collectively the “Parties”, or individually a
“Party”). 
 1.2(a) Premises: That certain portion of the Project (as defined below), including all improvements
therein or to be provided by Lessor under the terms of this Lease, commonly known by the street address of 532 Coralridge Place, Unit A , located in the City of La Puente, County of Los Angeles, State of California, with zip code 91745, as outlined
on Exhibit A attached hereto (“Premises”) and generally described as (describe briefly the nature of the Premises): The front 6,500 sq.ft. portion of a larger 12,040 sq. ft. warehouse. 
 In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas (as defined in
Paragraph 2.7 below) as hereinafter specified, but shall not have any rights to the roof, exterior walls or utility raceways of the building containing the Premises (“Building”) or to any other buildings in the Project. The
Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Project.” (See also Paragraph 2.) 
 1.2(b) Parking: 18 unreserved vehicle parking spaces (“Unreserved Parking Spaces”); and 0 reserved vehicle parking spaces
(“Reserved Parking Spaces”). (See also Paragraph 2.6.) 
 1.3 Term: Two (2) years and one (1) months
(“Original Term”) commencing January 1, 2004 (“Commencement Date”) and ending January 31, 2006 (“Expiration Date”). (See also Paragraph 3.) 
 1.4 Early Possession: N/A (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3.) 
 1.5 Base Rent: $ 4,940.00 per month (“Base Rent”), payable on the first (1
st) day of each month commencing January 1, 2004 . (See also Paragraph 4.) 
 þ If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. 
 1.6 Lessee’s Share of Common Area Operating Expenses: Fifty percent ( 50 %) (“Lessee’s Share”). 
 1.7 Base Rent and Other Monies Paid Upon Execution: 
  

	 	(a)	Base Rent: $ 4,940.00 for the period January 2004. 

  

	 	(b)	Common Area Operating Expenses: $ 0.00 for the period. 

  

	 	(c)	Security Deposit: $ 4,940.00 (“Security Deposit”). (See also Paragraph 5.) 

  

	 	(d)	Other: $ 0.00 for. 

  

	 	(e)	Total Due Upon Execution of this Lease: $ 9,880.00. 

 1.8
Agreed Use: Distribution and storage of retail/non-hazardous goods and associated administrative needs. (See also Paragraph 6.) 
 1.9
Insuring Party. Lessor is the “Insuring Party”. (See also Paragraph 8.) 
 1.10 Real Estate Brokers: (See also
Paragraph 15.) 
 (a) Representation: The following real estate brokers (the “Brokers”) and brokerage relationships
exist in this transaction (check applicable boxes): 
 þ Lee & Associates – Industry, Inc. represents Lessor
exclusively (“Lessor’s Broker”); 
  ̈ No Broker represents Lessee exclusively
(“Lessee’s Broker”); or 
  ̈
                                        
represents both Lessor and Lessee (“Dual Agency”). 
 (b) Payment to Brokers: Upon execution and delivery of this
Lease by both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement (or if there is no such agreement, the sum of -0- or 0 % of the total Base Rent for the brokerage services rendered by the Brokers).

 1.11 Guarantor. The obligations of the Lessee under this Lease are to be guaranteed by None (“Guarantor”).
(See also Paragraph 37.) 
 1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda consisting of Paragraphs 50 through
51 and Exhibits A through – – – – – – – –, all of which constitute a part of this Lease. 
 2. Premises. 
 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for
the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used in calculating Rent, is an
approximation which the Parties agree is reasonable and any payments based thereon are not subject to revision whether or not the actual size is more or less. 
 2.2 Condition. Lessor shall deliver that portion of the Premises contained within the Building (“Unit”) to Lessee broom clean and free of debris on the Commencement Date or the Early Possession
Date, whichever first occurs (“Start Date”), and, so long as the required service contracts described in Paragraph 7.1(b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the
existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in
good operating condition on said date and that the structural elements of the roof, bearing walls and foundation of the Unit shall be free of material defects. If a non-compliance with such warranty exists as of the Start Date, or if one of such
systems or elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in this Lease, promptly after receipt of written notice
from Lessee setting forth with specificity the nature and 

  

									
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extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense. The warranty periods shall be as follows: (i) 6 months as
to the HVAC systems, and (ii) 30 days as to the remaining systems and other elements of the Unit. If Lessee does not give Lessor the required notice within the appropriate warranty period, correction of any such non-compliance, malfunction or
failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls—see Paragraph 7). 
 2.3 Compliance. Lessor warrants that the improvements on the Premises and the Common Areas comply with the building codes that were in effect at
the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws, covenants or restrictions of record, regulations, and ordinances in effect on the Start Date (“Applicable Requirements”).
Said warranty does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a).) made or to be made by Lessee. NOTE: Lessee is responsible for determining whether or not
the zoning is appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not comply with said warranty, Lessor shall, except as otherwise provided, promptly after receipt
of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. If Lessee does not give Lessor written notice of a non-compliance with this warranty within 6
months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense. If the Applicable Requirements are hereafter changed so as to require during the term of this Lease the
construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement or other physical modification of the Unit, Premises and/or Building (“Capital
Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows: 
 (a) Subject to Paragraph 2.3(c) below, if such
Capital Expenditures are required as a result of the specific and unique use of the Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however, that if such Capital
Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6 months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s
termination notice that Lessor has elected to pay the difference between the actual cost thereof and the amount equal to 6 months’ Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires
such Capital Expenditure and deliver to Lessor written notice specifying a termination date at least 90 days thereafter. Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises
without commencing such Capital Expenditure. 
 (b) If such Capital Expenditure is not the result of the specific and unique use of the
Premises by Lessee (such as, governmentally mandated seismic modifications), then Lessor and Lessee shall allocate the obligation to pay for the portion of such costs reasonably attributable to the Premises pursuant to the formula set out in
Paragraph 7.1(d); provided, however, that if such Capital Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to
terminate this Lease upon 90 days prior written notice to Lessee unless Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect
to terminate, and fails to tender its share of any such Capital Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance
Lessor’s share, or if the balance of the Rent due and payable for the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to
Lessor. 
 (c) Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary,
unexpected, and new Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee
shall be fully responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease. 
 2.4 Acknowledgements.
Lessee acknowledges that: (a) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental
aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (b) Lessee has made such investigation as it deems necessary with reference to such matters and
assumes all responsibility therefor as the same relate to its occupancy of the Premises, and (c) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with respect to said matters other
than as set forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises, and (ii) it
is Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 
 2.5 Lessee as
Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no force or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any
necessary corrective work. 
         2.6 Vehicle Parking. Lessee shall be entitled to use the number of
Unreserved Parking Spaces and Reserved Parking Spaces specified in Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by Lessor for parking. Lessee shall not use more parking spaces than said number. Said parking
spaces shall be used for parking by vehicles no larger than full-size passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles.” Lessor may regulate the loading and unloading of vehicles by adopting Rules and
Regulations as provided in Paragraph 2.9. No vehicles other than Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor. 
 (a) Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in
areas other than those designated by Lessor for such activities. 
 (b) Lessee shall not service or store any vehicles in the Common Areas.

 (c) If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right,
without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 
 2.7 Common Areas—Definition. The term “Common Areas” is defined as all areas and facilities outside the Premises and within
the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other tenants of the
Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. 
 2.8 Common Areas—Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers,
contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved
by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store
any property, temporarily or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at any time. In the event that any
unauthorized storage shall occur, then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall be immediately payable upon
demand by Lessor. 
 2.9 Common Areas—Rules and Regulations. Lessor or such other person(s) as Lessor may appoint shall have the
exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”) for the management, safety, care,
and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees. Lessee agrees to abide by and
conform to all such Rules and Regulations, and to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the non-compliance with said Rules and Regulations
by other tenants of the Project. 
 2.10 Common Areas—Changes. Lessor shall have the right, in Lessor’s sole discretion,
from time to time: 
 (a) To make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number
of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; 
 (b) To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; 
 (c) To designate other land outside the boundaries of the Project to be a part of the Common Areas; 
 (d) To add additional buildings and improvements to the Common Areas; 
 (e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof; and 
 (f) To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor may, in the exercise
of sound business judgment, deem to be appropriate. 
 3. Term. 
 3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3. 
 3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to pay Base Rent shall be abated for the period of such early possession. All other
terms of this Lease (including but not limited to the obligations to pay Lessee’s Share of Common Area Operating Expenses, Real Property Taxes and insurance premiums and to maintain the Premises) shall, however, be in effect during such period.
Any such early possession shall not affect the Expiration Date. 
 3.3 Delay In Possession. Lessor agrees to use its best commercially
reasonable efforts to deliver possession of the Premises to Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession as agreed, Lessor shall not be subject to any liability therefor, nor shall such failure
affect the validity of this Lease. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until it receives possession of the Premises. If possession is not delivered within 60 days after the Commencement Date, Lessee
may, at its option, by notice in writing within 10 days after the end of such 60 day period, cancel this Lease, in which event the Parties shall be discharged from all obligations hereunder. If such written notice is not received by 

  

									
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Lessor within said 10 day period, Lessee’s right to cancel shall terminate. Except as otherwise provided, if possession is not tendered to Lessee by the
Start Date and Lessee does not terminate this Lease, as aforesaid, any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise
have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If possession of the Premises is not delivered within 4 months after the Commencement Date, this Lease shall terminate unless other
agreements are reached between Lessor and Lessee, in writing. 
 3.4 Lessee Compliance. Lessor shall not be required to tender
possession of the Premises to Lessee until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and
after the Start Date, including the payment of Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent
with the Start Date, the Start Date shall occur but Lessor may elect to withhold possession until such conditions are satisfied. 
 4. Rent.

 4.1. Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are
deemed to be rent (“Rent”). 
 4.2 Common Area Operating Expenses. Lessee shall pay to Lessor during the term hereof,
in addition to the Base Rent, Lessee’s Share (as specified in Paragraph 1.6.) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following provisions:

 (a) “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs incurred by Lessor relating to
the ownership and operation of the Project, including, but not limited to, the following: 
 (i) The operation, repair and maintenance, in
neat, clean, good order and condition, but not the replacement (see subparagraph (e)), of the following: 
 (aa) The Common Areas and Common
Area improvements, including parking areas, loading and unloading areas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators, roofs, and
roof drainage systems. 
 (bb) Exterior signs and any tenant directories. 
 (cc) Any fire sprinkler systems. 
 (ii) The
cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered. 
 (iii) Trash disposal,
pest control services, property management, security services, and the costs of any environmental inspections. 
 (iv) Reserves set aside for
maintenance and repair of Common Areas. 
 (v) Any increase above the Base Real Property Taxes (as defined in Paragraph 10). 
 (vi) Any “Insurance Cost Increase” (as defined in Paragraph 8). 
 (vii) Any deductible portion of an insured loss concerning the Building or the Common Areas. 
 (viii) The
cost of any Capital Expenditure to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however, that Lessor shall allocate the cost of any such Capital Expenditure over a 12 year period and Lessee shall not be
required to pay more than Lessee’s Share of 1/144th of the cost of such Capital Expenditure in any given month. 
 (ix) Any other
services to be provided by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense. 
 (b) Any Common Area
Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building,
or other building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated
by Lessor to all buildings in the Project. 
 (c) The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a)
shall not be deemed to impose an obligation upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this
Lease to provide the same or some of them. 
 (d) Lessee’s Share of Common Area Operating Expenses shall be payable by Lessee within 10
days after a reasonably detailed statement of actual expenses is presented to Lessee. At Lessor’s option, however, an amount may be estimated by Lessor from time to time of Lessee’s Share of annual Common Area Operating Expenses and the
same shall be payable monthly or quarterly, as Lessor shall designate, during each 12 month period of the Lease term, on the same day as the Base Rent is due hereunder. Lessor shall deliver to Lessee within 60 days after the expiration of each
calendar year a reasonably detailed statement showing Lessee’s Share of the actual Common Area Operating Expenses incurred during the preceding year. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year exceed
Lessee’s Share as indicated on such statement, Lessor shall be credited the amount of such over-payment against Lessee’s Share of Common Area Operating Expenses next becoming due. If Lessee’s payments under this Paragraph 4.2(d)
during the preceding year were less than Lessee’s Share as indicated on such statement, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement. 
 (e) When a capital component such as the roof, foundations, exterior walls or a Common Area capital improvement, such as the parking lot paving,
elevators, fences, etc. requires replacement, rather than repair or maintenance, Lessor shall, at Lessor’s expense, be responsible for such replacement. Such expenses and/or costs are not Common Area Operating Expenses. 
 4.3 Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or deduction (except
as specifically permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month.
Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a waiver of
Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee
agrees to pay to Lessor the sum of $25. 
 5. Security Deposit. Lessee shall deposit with Lessor upon execution hereof the Security Deposit as
security for Lessee’s faithful performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of
any amount due Lessor or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of the Security Deposit, Lessee shall within 10
days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases during the term of this Lease, Lessee shall, upon written request from
Lessor, deposit additional monies with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the initial Security Deposit bore to the initial Base Rent. Should the Agreed
Use be amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the extent necessary, in Lessor’s reasonable judgment, to
account for any increased wear and tear that the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition of Lessee is, in Lessor’s reasonable judgment,
significantly reduced, Lessee shall deposit such additional monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in financial condition. Lessor shall not be required to
keep the Security Deposit separate from its general accounts. Within 14 days after the expiration or termination of this Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent, and otherwise within 30 days after the Premises have
been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment
for any monies to be paid by Lessee under this Lease. 
 6. Use. 
 6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable thereto, and for no other purpose. Lessee shall not use or permit the use of the
Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Lessor shall not unreasonably withhold or delay its consent to any written request for
a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical systems therein, and/or is not significantly more burdensome to the Premises. If
Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of Lessor’s objections to the change in the Agreed Use. 
 6.2 Hazardous Substances. 
 (a)
Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in
combination with other materials expected to be on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or
(iii) a basis for potential liability of Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or
crude oil or any products, by-products or fractions thereof. Lessee shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely
compliance (at Lessee’s expense) with all Applicable Requirements. “Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use,
transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at
the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given to persons entering or 

  

									
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occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to
be used in the normal course of the Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or
damage or expose Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or
the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or
increasing the Security Deposit. 
 (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous
Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report, notice, claim
or other documentation which it has concerning the presence of such Hazardous Substance. 
 (c) Lessee Remediation. Lessee shall not
cause or permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, take all investigatory and/or remedial
action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or materially
contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party. 
 (d) Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, harmless
from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by or for
Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas outside of the Project). Lessee’s obligations
shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation, removal, remediation, restoration and/or abatement, and shall
survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to Hazardous Substances, unless
specifically so agreed by Lessor in writing at the time of such agreement. 
 (e) Lessor Indemnification. Lessor and its successors
and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which existed as a result of Hazardous Substances on the
Premises prior to the Start Date or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but not be limited
to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. 
 (f) Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation measures required by governmental entities having jurisdiction with respect to the existence of Hazardous
Substances on the Premises prior to the Start Date, unless such remediation measure is required as a result of Lessee’s use (including “Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee
shall be responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor, including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry
out Lessor’s investigative and remedial responsibilities. 
 (g) Lessor Termination Option. If a Hazardous Substance Condition
(see Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall
continue in full force and effect, but subject to Lessor’s rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon
as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is
greater, give written notice to Lessee, within 30 days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such
notice. In the event Lessor elects to give a termination notice, Lessee may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance
Condition exceeds an amount equal to 12 times the then monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this
Lease shall continue in full force and effect, and Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance
thereof within the time provided, this Lease shall terminate as of the date specified in Lessor’s notice of termination. 
         6.3 Lessee’s Compliance with Applicable Requirements. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely
manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers and/or consultants which relate in any manner to the
Premises, without regard to whether said requirements are now in effect or become effective after the Start Date. Lessee shall, within 10 days after receipt of Lessor’s written request, provide Lessor with copies of all permits and other
documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or
actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any Applicable Requirements. 
 6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph 30) and consultants shall have the right to enter into Premises at any time, in the case of an emergency,
and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease. The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable
Requirements, or a contamination is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority. In such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long as such
inspection is reasonably related to the violation or contamination. 
 7. Maintenance; Repairs; Utility Installations; Trade Fixtures and Alterations.

 7.1 Lessee’s Obligations. 
 (a) In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with Applicable Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation),
Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive use, no matter where located), and Alterations in good order, condition and repair (whether or not the portion of the
Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such
portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical, lighting facilities, boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls,
ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee, in keeping the Premises in good order, condition and repair, shall exercise and perform
good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1(b) below. Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the
Premises and all improvements thereon or a part thereof in good order, condition and state of repair. 
 (b) Service Contracts. Lessee
shall, at Lessee’s sole expense, procure and maintain contracts, with copies to Lessor, in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if
any, if and when installed on the Premises: (i) HVAC equipment, (ii) boiler and pressure vessels, (iii) clarifiers, and (iv) any other equipment, if reasonably required by Lessor. However, Lessor reserves the right, upon notice
to Lessee, to procure and maintain any or all of such service contracts, and if Lessor so elects, Lessee shall reimburse Lessor, upon demand, for the cost thereof. 
 (c) Failure to Perform. If Lessee fails to perform Lessee’s obligations under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days prior written notice to Lessee (except in the case of an
emergency, in which case no notice shall be required), perform such obligations on Lessee’s behalf, and put the Premises in good order, condition and repair, and Lessee shall promptly reimburse Lessor for the cost thereof. 
 (d) Replacement. Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below, and without relieving Lessee of liability
resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item described in Paragraph 7.1(b) cannot be repaired other than at a cost which is in excess of 50% of the cost of replacing such item, then such item
shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease, on the date on which Base Rent is due, an amount equal to
the product of multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is 144 (ie. 1/144th of the cost per month). Lessee shall pay interest on the unamortized balance at a rate that is
commercially reasonable in the judgment of Lessor’s accountants. Lessee may, however, prepay its obligation at any time. 
 7.2
Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor,
subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair the foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or
smoke detection systems, fire hydrants, parking lots, walkways, parkways, driveways, landscaping, fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area
Operating Expense pursuant to Paragraph 4.2. Lessor shall not be obligated to paint the exterior or interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises.
Lessee expressly waives the benefit of any statute now or hereafter in effect to the extent it is inconsistent with the terms of this Lease. 
 7.3 Utility Installations; Trade Fixtures; Alterations. 
 (a) Definitions. The term “Utility
Installations” refers to all floor and window coverings, air lines, power panels, electrical distribution, security and fire protection systems, communication systems, lighting fixtures, HVAC equipment, plumbing, 

  

									
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and fencing in or on the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery and equipment that can be removed without
doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility Installations or Trade Fixtures, whether by addition or deletion. “Lessee Owned Alterations
and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a). 
 (b) Consent. Lessee shall not make any Alterations or Utility Installations to the Premises without Lessor’s prior written consent. Lessee
may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve puncturing, relocating or
removing the roof or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 3 month’s Base Rent in the aggregate or a sum equal to one month’s Base Rent in any one year.
Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor. Lessor may, as a precondition to granting such approval, require Lessee to utilize
a contractor chosen and/or approved by Lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans. Consent shall be
deemed conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and (iii) compliance
with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials. Lessee shall promptly
upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount in excess of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount equal to
150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with Lessor. 
 (c) Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s
or materialmen’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than 10 days notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of
non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse
judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a surety bond in an amount equal to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability
for the same. If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and costs. 
 7.4
Ownership; Removal; Surrender; and Restoration. 
 (a) Ownership. Subject to Lessor’s right to require removal or elect
ownership as hereinafter provided, all Alterations and Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner of all or any specified
part of the Lessee Owned Alterations and Utility Installations. Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the
property of Lessor and be surrendered by Lessee with the Premises. 
 (b) Removal. By delivery to Lessee of written notice from Lessor
not earlier than 90 and not later than 30 days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease. Lessor may
require the removal at any time of all or any part of any Lessee Owned Alterations or Utility Installations made without the required consent. 
 (c) Surrender; Restoration. Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating
order, condition and state of repair, ordinary wear and tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the
foregoing, if this Lease is for 12 months or less, then Lessee shall surrender the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned by the
installation, maintenance or removal of Trade Fixtures, Lessee owned Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee. Lessee shall also completely remove from
the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee, or any third party (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) even if such removal would
require Lessee to perform or pay for work that exceeds statutory requirements. Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c)
without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 
 8. Insurance; Indemnity.

 8.1 Payment of Premium Increases. 
                 (a) As used herein, the term “Insurance Cost Increase” is defined as any increase in the actual cost of the insurance
applicable to the Building and/or the Project and required to be carried by Lessor, pursuant to Paragraphs 8.2(b), 8.3(a) and 8.3(b), (“Required Insurance”), over and above the Base Premium, as hereinafter defined, calculated on an
annual basis. Insurance Cost Increase shall include, but not be limited to, requirements of the holder of a mortgage or deed of trust covering the Premises, Building and/or Project, increased valuation of the Premises, Building and/or Project,
and/or a general premium rate increase. The term Insurance Cost Increase shall not, however, include any premium increases resulting from the nature of the occupancy of any other tenant of the Building. If the parties insert a dollar amount in
Paragraph 1.9, such amount shall be considered the “Base Premium.” The Base Premium shall be the annual premium applicable to the 12 month period immediately preceding the Start Date. If, however, the Project was not insured for the
entirety of such 12 month period, then the Base Premium shall be the lowest annual premium reasonably obtainable for the Required Insurance as of the Start Date, assuming the most nominal use possible of the Building. In no event, however, shall
Lessee be responsible for any portion of the premium cost attributable to liability insurance coverage in excess of $2,000,000 procured under Paragraph 8.2(b). 
 (b) Lessee shall pay any Insurance Cost Increase to Lessor pursuant to Paragraph 4.2. Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the
corresponding Start Date or Expiration Date. 
 8.2 Liability Insurance. 
 (a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee and Lessor as an
additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be on an
occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000, an “Additional Insured-Managers or Lessors of Premises Endorsement” and
contain the “Amendment of the Pollution Exclusion Endorsement” for damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but
shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability
of Lessee nor relieve Lessee of any obligation hereunder. All insurance carried by Lessee shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 

(b) Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of, the
insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 
 8.3 Property
Insurance—Building, Improvements and Rental Value. 
 (a) Building and Improvements. Lessor shall obtain and keep in force a
policy or policies of insurance in the name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full replacement cost of the
Premises, as the same shall exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade
Fixtures, and Lessee’s personal property shall be insured by Lessee under Paragraph 8.4. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except
the perils of flood and/or earthquake unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the
Premises as the result of a covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property
insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the
deductible amount shall not exceed $1,000 per occurrence. 
 (b) Rental Value. Lessor shall also obtain and keep in force a policy or
policies in the name of Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value insurance”). Said insurance
shall contain an agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 
 (c) Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for the Common Areas or
other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 
 (d)
Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to insure Lessee Owned Alterations and Utility Installations unless the item in question has become the property of Lessor under the terms of this
Lease. 
 8.4 Lessee’s Property; Business Interruption Insurance. 
 (a) Property Damage. Lessee shall obtain and maintain insurance coverage on all of Lessee’s personal property, Trade Fixtures, and Lessee
Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds from any such insurance shall be used by Lessee for the replacement of
personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor with written evidence that such insurance is in force. 
  

									
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 (b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense
insurance in amounts as will reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the Premises as a
result of such perils. 
 (c) No Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of
coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 
 8.5 Insurance Policies. Insurance required herein shall be by companies duly licensed or admitted to transact business in the state where the Premises are located, and maintaining during the policy term a “General Policyholders
Rating” of at least B+, V, as set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be required by a Lender. Lessee shall not do or permit to be done anything which invalidates the required
insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject
to modification except after 30 days prior written notice to Lessor. Lessee shall, at least 30 days prior to the expiration of such policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing renewal thereof, or
Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease,
whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall not be required to, procure and maintain the same. 
 8.6 Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the other, and waive
their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by the amount of
insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee, as the case
may be, so long as the insurance is not invalidated thereby. 
 8.7 Indemnity. Except for Lessor’s gross negligence or willful
misconduct, Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens,
judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is brought against Lessor
by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any
such claim in order to be defended or indemnified. 
 8.8 Exemption of Lessor from Liability. Lessor shall not be liable for injury or
damage to the person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire,
steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results
from conditions arising upon the Premises or upon other portions of the Building, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor nor from the failure of
Lessor to enforce the provisions of any other lease in the Project. Notwithstanding Lessor’s negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or
profit therefrom. 
 9. Damage or Destruction. 
 9.1 Definitions. 
 (a) “Premises Partial Damage” shall mean damage or destruction to the improvements on the
Premises, other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent.
Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 
 (b) “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot
reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base Rent. Lessor shall notify Lessee in writing within 30 days from the date of the damage or
destruction as to whether or not the damage is Partial or Total. 
 (c) “Insured Loss” shall mean damage or destruction to
improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible
amounts or coverage limits involved. 
                 (d)
“Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading
required by the operation of Applicable Requirements, and without deduction for depreciation. 
 (e) “Hazardous Substance
Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises. 
 9.2 Partial Damage—Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense,
repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at
Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $5,000 or less, and, in such event, Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that
purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage in proceeds as and when required to
complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full replacement cost insurance coverage was not commercially reasonable and available, Lessor shall have no
obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof, within 10 days following receipt of written
notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said 10 day period, the party responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall
remain in full force and effect. If such funds or assurance are not received, Lessor may nevertheless elect by written notice to Lessee within 10 days thereafter to: (i) make such restoration and repair as is commercially reasonable with Lessor
paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have this Lease terminate 30 days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair
any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for
the repairs if made by either Party. 
 9.3 Partial Damage—Uninsured Loss. If a Premises Partial Damage that is not an Insured
Loss occurs, unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible at Lessor’s expense, in
which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be
effective 60 days following the date of such notice. In the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment
to pay for the repair of such damage without reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force
and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination
notice. 
 9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this Lease shall
terminate 60 days following such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except as provided in Paragraph
8.6. 
 9.5 Damage Near End of Term. If at any time during the last 6 months of this Lease there is damage for which the cost to
repair exceeds one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to Lessee within 30 days after the
date of occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option and
(b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s receipt of Lessor’s written notice
purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage
in insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option and provide such
funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 
 9.6 Abatement of Rent; Lessee’s Remedies. 
 (a) Abatement. In the event of Premises
Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall
be abated in proportion to the degree to which Lessee’s use of the Premises is impaired, but not to exceed the proceeds received from the Rental Value insurance. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor
shall have no liability for any such damage, destruction, remediation, repair or restoration except as provided herein. 
 (b)
Remedies. If Lessor shall be obligated to repair or restore the Premises and does not commence, in a substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior
to the commencement of such repair or restoration, give written notice to Lessor and to any Lenders of which Lessee has actual 

  

									
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notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice
and such repair or restoration is not commenced within 30 days thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and
effect. “Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 
 9.7 Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be
made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then required to be, used by Lessor.

 9.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction of
the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 
 10. Real Property Taxes. 
 10.1 Definitions. 
 (a) “Real Property Taxes.” As used herein, the term “Real Property Taxes” shall include any form of assessment; real
estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in
the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference to the Project address and where the
proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within which the Project is located. The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or
charge, or any increase therein, imposed by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project or any portion thereof or a change in the improvements thereon. 

(b) “Base Real Property Taxes.” As used herein, the term “Base Real Property Taxes” shall be the amount of Real
Property Taxes, which are assessed against the Premises, Building, Project or Common Areas in the calendar year during which the Lease is executed. In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate
tax year shall be included in the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common. 
 10.2 Payment of Taxes. Lessor shall pay the Real Property Taxes applicable to the Project, and except as otherwise provided in Paragraph 10.3, any
increases in such amounts over the Base Real Property Taxes shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. 
 10.3 Additional Improvements. Common Area Operating Expenses shall not include Real Property Taxes specified in the tax assessor’s records
and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor at the
time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee or at
Lessee’s request. 
 10.4 Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to the
Building shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the
assessor’s work sheets or such other information as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 
 10.5 Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all
personal property of Lessee contained in the Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed and billed
separately from the real property of Lessor. If any of Lessee’s said property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within 10 days after receipt of a written
statement setting forth the taxes applicable to Lessee’s property. 
 11. Utilities. Lessee shall pay for all water, gas, heat, light, power,
telephone, trash disposal and other utilities and services supplied to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.2, if at any time in Lessor’s sole judgment, Lessor determines that Lessee is
using a disproportionate amount of water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase in the size of the dumpster and/or an increase in the number of times per
month that the dumpster is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs. 
 12. Assignment and
Subletting. 
 12.1 Lessor’s Consent Required. 
 (a) Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease
or in the Premises without Lessor’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed. 
 (b) A
change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25% or more of the voting control of Lessee shall constitute a change in control for this purpose. 
 (c) The involvement of Lessee or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing, transfer,
leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will result in a reduction of the Net Worth of Lessee by an amount greater than 25% of such Net Worth
as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, whichever
was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. “Net Worth of Lessee” shall mean the net worth of Lessee (excluding any guarantors) established under generally accepted
accounting principles. 
 (d) An assignment or subletting without consent shall, at Lessor’s option, be a Default curable after notice
per Paragraph 13.1(c), or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or
(ii) upon 30 days written notice, increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises held by
Lessee shall be subject to similar adjustment to 110% of the price previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted
rent. 
 (e) Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive
relief. 
 12.2 Terms and Conditions Applicable to Assignment and Subletting. 
 (a) Regardless of Lessor’s consent, any assignment or subletting shall not: (i) be effective without the express written assumption by such
assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance of any other obligations
to be performed by Lessee. 
 (b) Lessor may accept Rent or performance of Lessee’s obligations from any person other than Lessee
pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its remedies for
Lessee’s Default or Breach. 
 (c) Lessor’s consent to any assignment or subletting shall not constitute a consent to any
subsequent assignment or subletting. 
 (d) In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any
Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible therefore to
Lessor, or any security held by Lessor. 
 (e) Each request for consent to an assignment or subletting shall be in writing, accompanied by
information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the
Premises, if any, together with a fee of $1,000 or 10% of the current monthly Base Rent applicable to the portion of the Premises which is the subject of the proposed assignment or sublease, whichever is greater, as consideration for Lessor’s
considering and processing said request. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested. 
 (f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed to have assumed and agreed to conform and comply with each and every term,
covenant, condition and obligation herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which
Lessor has specifically consented to in writing. 
 12.3 Additional Terms and Conditions Applicable to Subletting. The following terms
and conditions shall apply to any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 
 (a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect such Rent and
apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. Lessor shall not, by reason of the foregoing or any
assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby irrevocably authorizes and
directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee
shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 
 (b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall undertake the
obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to such
sublessor or for any prior Defaults or Breaches of such sublessor. 
  

									
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 (c) Any matter requiring the consent of the sublessor under a sublease shall also require the consent of
Lessor. 
 (d) No sublessee shall further assign or sublet all or any part of the Premises without Lessor’s prior written consent.

 (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the
Default of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee. 
 13. Default; Breach; Remedies. 
 13.1 Default;
Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms, covenants, conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of
one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period: 
 (a) The
abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security, or where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without
providing reasonable assurances to minimize potential vandalism. 
 (b) The failure of Lessee to make any payment of Rent or any Security
Deposit required to be made by Lessee hereunder, whether to Lessor or to a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or
property, where such failure continues for a period of 3 business days following written notice to Lessee. 
 (c) The failure by Lessee to
provide (i) reasonable written evidence of compliance with Applicable Requirements, (ii) the service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v) a requested
subordination, (vi) evidence concerning any guaranty and/or Guarantor, (vii) any document requested under Paragraph 41 (easements), or (viii) any other documentation or information which Lessor may reasonably require of Lessee under
the terms of this Lease, where any such failure continues for a period of 10 days following written notice to Lessee. 
 (d) A Default by
Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1(a), (b) or (c), above, where such Default continues for a period of
30 days after written notice; provided, however, that if the nature of Lessee’s Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30
day period and thereafter diligently prosecutes such cure to completion. 
 (e) The occurrence of any of the following events: (i) the
making of any general arrangement or assignment for the benefit of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee,
the same is dismissed within 60 days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not
restored to Lessee within 30 days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged
within 30 days; provided, however, in the event that any provision of this subparagraph (e) is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 

(f) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 
 (g) If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the termination of a
Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s refusal to honor the
guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance or security, which,
when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 
 13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after written notice (or in case of an
emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or
approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee upon receipt of invoice therefor. If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its
option, may require all future payments to be made by Lessee to be by cashier’s check. In the event of a Breach, Lessor may, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which
Lessor may have by reason of such Breach: 
                 (a) Terminate
Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the
unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental
loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the
Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary
course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’
fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately
preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages
caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to
recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously
given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the
unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
provided for in this Lease and/or by said statute. 
 (b) Continue the Lease and Lessee’s right to possession and recover the Rent as it
becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a termination
of the Lessee’s right to possession. 
 (c) Pursue any other remedy now or hereafter available under the laws or judicial decisions of
the state wherein the Premises are located. The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters
occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 
 13.3 Inducement Recapture.
Any agreement for free or abated rent or other charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which concessions are
hereinafter referred to as “Inducement Provisions”, shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease by Lessee, any
such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such an Inducement
Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this paragraph shall not be
deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 
 13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs
include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within 5 days after such amount shall be due, then, without
any requirement for notice to Lessee, Lessee shall pay to Lessor a one-time late charge equal to 10% of each such overdue amount or $100, whichever is greater. The parties hereby agree that such late charge represents a fair and reasonable estimate
of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of
the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent
shall, at Lessor’s option, become due and payable quarterly in advance. 
 13.5 Interest. Any monetary payment due Lessor
hereunder, other than late charges, not received by Lessor, when due as to scheduled payments (such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to
scheduled payments, or the 31st day after it was due as to non-scheduled payments. The interest (“Interest”) charged shall be equal to the prime rate reported in the Wall Street Journal as published closest prior to the date when
due plus 4%, but shall not exceed the maximum rate allowed by law. Interest is payable in addition to the potential late charge provided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 
 (a) Notice of Breach. Lessor shall not be deemed in breach of this
Lease unless Lessor fails within a reasonable time to perform an obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose
name and address shall have been furnished Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more
than 30 days are reasonably required for its performance, then Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 
  

									
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 (b) Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures
said breach within 30 days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s expense and offset from Rent an amount equal to the
greater of one month’s Base Rent or the Security Deposit, and to pay an excess of such expense under protest, reserving Lessee’s right to reimbursement from Lessor. Lessee shall document the cost of said cure and supply said documentation
to Lessor. 
 14. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the
exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than 10% of the floor area of
the Unit, or more than 25% of Lessee’s Reserved Parking Spaces, is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written notice of such taking (or in
the absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the
foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation
awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee shall be
entitled to any compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility
Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease is not
terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 
 15. Brokerage
Fees. 
 15.1 Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10 above, and unless
Lessor and the Brokers otherwise agree in writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee acquires from Lessor any rights to the Premises or other premises owned by Lessor and located within the Project,
(c) if Lessee remains in possession of the Premises, with the consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay
Brokers a fee in accordance with the schedule of the Brokers in effect at the time of the execution of this Lease. 
 15.2
Assumption of Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.10,
15, 22 and 31. If Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due,
Lessee’s Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition,
Lessee’s Broker shall be deemed to be a third party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed. 
 15.3 Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it has had no
dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith. Lessee and
Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto. 
 16. Estoppel
Certificates. 
 (a) Each Party (as “Responding Party”) shall within 10 days after written notice from the other Party
(the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Estoppel Certificate” form published by the AIR Commercial Real
Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 
 (b) If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without
modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been
paid in advance. Prospective purchasers and encumbrancers may rely upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from denying the truth of the facts contained in said Certificate. 
                 (c) If Lessor desires to finance, refinance, or sell the Premises, or any
part thereof, Lessee and all Guarantors shall deliver to any potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial
statements for the past 3 years. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 
 17. Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the
Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by
credit) any unused Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the
obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove
defined. Notwithstanding the above, and subject to the provisions of Paragraph 20 below, the original Lessor under this Lease, and all subsequent holders of the Lessor’s interest in this Lease shall remain liable and responsible with regard to
the potential duties and liabilities of Lessor pertaining to Hazardous Substances as outlined in Paragraph 6.2 above. 
 18. Severability. The
invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof. 
 19. Days. Unless otherwise specifically indicated to the contrary, the word “days” as used in this Lease shall mean and refer to calendar days. 
 20. Limitation on Liability. Subject to the provisions of Paragraph 17 above, the obligations of Lessor under this Lease shall not constitute personal obligations of Lessor, the individual partners of Lessor or
its or their individual partners, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall not seek recourse
against the individual partners of Lessor, or its or their individual partners, directors, officers or shareholders, or any of their personal assets for such satisfaction. 
 21. Time of Essence. Time is of the essence with respect to the performance of all obligations to be performed or observed by the Parties under this Lease. 
 22. No Prior or Other Agreements; Broker Disclaimer. This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no
other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own investigation as to the nature, quality, character and
financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Brokers have no responsibility with respect thereto or with respect to any default or breach hereof by either Party. The
liability (including court costs and attorneys’ fees), of any Broker with respect to negotiation, execution, delivery or performance by either Lessor or Lessee under this Lease or any amendment or modification hereto shall be limited to an
amount up to the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 

23. Notices. 
 23.1 Notice Requirements. All
notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage
prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for
delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice, except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice.
A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate in writing. 
 23.2 Date of Notice. Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the date of delivery
shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given 48 hours after the same is addressed as required herein and mailed with postage prepaid. Notices delivered by
United States Express Mail or overnight courier that guarantee next day delivery shall be deemed given 24 hours after delivery of the same to the Postal Service or courier. Notices transmitted by facsimile transmission or similar means shall be
deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via delivery or mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed
received on the next business day. 
 24. Waivers. No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee,
shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof. Lessor’s consent to, or approval of, any act shall not be
deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent.
The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of monies or damages due Lessor, notwithstanding any qualifying statements or conditions made by
Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment. 
 25. Disclosures Regarding The Nature of a Real Estate Agency Relationship. 
 (a) When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from the outset understand what type of agency relationship or representation it has with the
agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows: 
 (i)
Lessor’s Agent. A Lessor’s agent under a listing agreement with the Lessor acts as the agent for the Lessor only. A Lessor’s agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of
utmost care, integrity, honesty, and loyalty in dealings with the Lessor. To the Lessee and the Lessor: a. Diligent exercise of reasonable skills and care in performance of the agent’s duties. b. A duty of honest and fair dealing and
good faith. c. A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent attention and observation of, the Parties. An agent is not obligated to
reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 
  

									
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 (ii) Lessee’s Agent. An agent can agree to act as agent for the Lessee only. In these
situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has the following affirmative
obligations. To the Lessee: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: a. Diligent exercise of reasonable skills and care in performance of the
agent’s duties. b. A duty of honest and fair dealing and good faith. c. A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent attention and
observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 
 (iii) Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate licenses, can
legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both the Lessor
and the Lessee: a. A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee. b. Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or (ii). In representing both
Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in the listing or that the Lessee is willing to pay a
higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read all agreements to assure that
they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. 
 (b) Brokers have no responsibility with respect to any default or breach hereof by either Party. The liability (including court costs and attorneys’
fees), of any Broker with respect to any breach of duty, error or omission relating to this Lease shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s
liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 (c) Buyer and Seller agree to identify to
Brokers as “Confidential” any communication or information given Brokers that is considered by such Party to be confidential. 
 26. No Right To
Holdover. Lessee has the no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. In the event that Lessee holds over, then the Base Rent shall be increased to
150% of the Base Rent applicable immediately preceding the expiration or termination, and shall continue on a month to month basis subject to all terms and conditions contained herein. Nothing contained herein shall be construed as
consent by Lessor to any holding over by Lessee. 
 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but
shall, wherever possible, be cumulative with all other remedies at law or in equity. 
 28. Covenants and Conditions; Construction of Agreement. All
provisions of this Lease to be observed or performed by Lessee are both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease.
Whenever required by the context, the singular shall include the plural and vice versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it.

 29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be
governed by the laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 
 30. Subordination; Attornment; Non-Disturbance. 
 30.1
Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “Security Device”), now or
hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as
“Lender”) shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by
giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof. 
 30.2 Attornment. Subject to the non-disturbance provisions of Paragraph 30.3, Lessee agrees to attorn to a Lender or any other party who acquires
ownership of the Premises by reason of a foreclosure of a Security Device, and that in the event of such foreclosure, such new owner shall not: (a) be liable for any act or omission of any prior lessor or with respect to events occurring prior
to acquisition of ownership; (b) be subject to any offsets or defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the return of any security
deposit paid to any prior lessor. 
 30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution
of this Lease, Lessee’s subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that
Lessee’s possession of the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within 60 days after
the execution of this Lease, Lessor shall use its commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor is unable to
provide the Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement. 
 30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents; provided,
however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31. Attorneys’ Fees. If any Party or Broker brings an action
or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party” shall include, without
limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys’ fees
award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred
in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence
for such services and consultation). 
 32. Lessor’s Access; Showing Premises; Repairs. Lessor and Lessor’s agents shall have the right to
enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times for the purpose of showing the same to prospective purchasers, lenders, or tenants, and making such alterations, repairs, improvements or additions to the
Premises as Lessor may deem necessary. All such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the Premises any ordinary “For Sale” signs and Lessor may during the last 6 months
of the term hereof place on the Premises any ordinary “For Lease” signs. Lessee may at any time place on the Premises any ordinary “For Sublease” sign. 
 33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s prior written consent. Lessor shall not be obligated to exercise any standard of
reasonableness in determining whether to permit an auction. 
 34. Signs. Except for ordinary “For Sublease” signs which may be
placed only on the Premises, Lessee shall not place any sign upon the Project without Lessor’s prior written consent. All signs must comply with all Applicable Requirements. 
 35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual termination or cancellation hereof, or a termination
hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all existing subtenancies. Lessor’s failure within 10 days
following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such event constitute the termination of such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a Party is required to an act by or for the other Party, such consent
shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’ and other consultants’ fees) incurred in the consideration of, or
response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice and supporting
documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then existing
Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s consent shall not preclude the imposition by Lessor at the
time of consent of such further or other conditions as are then reasonable with reference to 

  

									
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the particular matter for which consent is being given. In the event that either Party disagrees with any determination made by the other hereunder and
reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following such request. 
 37. Guarantor. 
 37.1 Execution. The
Guarantors, if any, shall each execute a guaranty in the form most recently published by the AIR Commercial Real Estate Association, and each such Guarantor shall have the same obligations as Lessee under this Lease. 
 37.2 Default. It shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request to provide: (a) evidence of the
execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing the making of
such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty is still in effect. 
 38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants, conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession
and quiet enjoyment of the Premises during the term hereof. 
 39. Options. If Lessee is granted an option, as defined below, then the following
provisions shall apply. 
 39.1 Definition. “Option” shall mean: (a) the right to extend the term of or renew
this Lease or to extend or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase or the right of first
refusal to purchase the Premises or other property of Lessor. 
 39.2 Options Personal To Original Lessee. Any Option granted to
Lessee in this Lease is personal to the original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and, if requested by Lessor, with Lessee
certifying that Lessee has no intention of thereafter assigning or subletting. 
 39.3 Multiple Options. In the event that Lessee has
any multiple Options to extend or renew this Lease, a later Option cannot be exercised unless the prior Options have been validly exercised. 
 39.4 Effect of Default on Options. 
 (a) Lessee shall have no right to exercise an Option: (i) during the period
commencing with the giving of any notice of Default and continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii) during the time Lessee is
in Breach of this Lease, or (iv) in the event that Lessee has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option. 
 (b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to exercise an
Option because of the provisions of Paragraph 39.4(a). 
 (c) An Option shall terminate and be of no further force or effect, notwithstanding
Lessee’s due and timely exercise of the Option, if, after such exercise and prior to the commencement of the extended term, (i) Lessee fails to pay Rent for a period of 30 days after such Rent becomes due (without any necessity of Lessor
to give notice thereof), (ii) Lessor gives to Lessee 3 or more notices of separate Default during any 12 month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of this Lease. 
 40. Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard service or other security measures,
and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties. 
 41. Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and dedications that Lessor deems
necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utility raceways do not unreasonably
interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. 
 42.
Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have
the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that
there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much thereof as it was not legally required to pay. 
 43. Authority. If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual executing this Lease on
behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each party shall, within 30 days after request, deliver to the other party satisfactory evidence of such authority.

 44. Conflict. Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the
typewritten or handwritten provisions. 
 45. Offer. Preparation of this Lease by either party or their agent and submission of same to the other
Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 
 46. Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such
reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises. 
 47. Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have joint and several responsibility to comply with the terms of this Lease.

 48. Waiver of Jury Trial. The Parties hereby waive their respective rights to trial by jury in any action or proceeding involving the Property or
arising out of this Agreement. 
 49. Mediation and Arbitration of Disputes. An Addendum requiring the Mediation and/or the Arbitration of all
disputes between the Parties and/or Brokers arising out of this Lease  ̈ is  ̈ is not attached to this Lease. 
 50. The following documents are attached hereto and shall be made a part of this Agreement: 
 —Property
Information Sheet 
 —Disclosure for Lease 
 51. Notwithstanding anything to the contrary set forth in this Lease, the Base Rent shall be subject to increase on the 13th month and 25th month following the commencement date (the “Adjustment Dates”) as follows: the Base
Rent effective in the month immediately preceding the Adjustment Dates (without taking into account any abatement or other reduction in Base Rent then in effect) shall be multiplied by a fraction, the numerator of which is the CPI figure for the
month immediately proceeding the Adjustment Dates, and the denominator of which is the CPI figure for January 2005 and January 2006. As used herein, the term “CPI” means the Consumer Price Index for Urban Wage Earners and Clerical
Workers, Los Angeles/Riverside/Orange County, all items (1982-84=100), published by the U.S. Department of Labor, Bureau of Labor Statistics, or if such index is no longer published, the U.S. Department of Labor’s most comprehensive official
index then in use that most nearly corresponds to the index named above. If it is calculated from a base different from the base period 1982-84=100, figures used for calculating the CPI adjustments in this Lease shall first be converted to the base
period used under a formula supplied by the Bureau. If the described index shall no longer be published, another index generally recognized as authoritative shall be substituted by Landlord for all CPI adjustments under this Lease. 
 Notwithstanding the foregoing, on the Adjustment Dates, the Base Rent shall be increased from the prior Base Rent by no less than two percent (2%) per annum and by
no more than five (5%) percent annum, which increase shall be cumulative and compounded annually. 
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED
THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE
COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 
 ATTENTION: NO REPRESENTATION OR
RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 
 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL
INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR LESSEE’S INTENDED USE. 
  

									
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 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE
REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
 The parties hereto have executed this Lease at the place and on the dates
specified above their respective signatures. 
  

													
	Executed at:	 	  
	 		 	Executed at:	 	  

	on:	 	  
	 		 	on:	 	  

			
	By LESSOR:	 		 	By LESSEE:
			
	Jay A. Johnson & Delores M. Johnson	 		 	Santa Barbara Street Asylum, Inc.
		 		 		 		 	a Delaware Corporation
					
	By:	 	 /s/ Jay A. Johnson
	 		 	By:	 	 /s/ Orval Madden

	Name Printed:	 	Jay A. Johnson	 		 	Name Printed:	 	Orval Madden
	Title:	 		 		 		 	Title:	 	Chairman & CEO
					
	By:	 	  
	 		 	By:	 	  

	Name Printed:	 	Delores M. Johnson	 		 	Name Printed:	 	  

	Title:	 	  
	 		 	Title:	 	  

	Address:	 	  
	 		 	Address:	 	  

	  
	 		 	  

	  
	 		 	  

	Telephone: 	 	(        )	 	  
	 		 	Telephone: 	 	(        )	 	  

	Facsimile: 	 	(        )	 	  
	 		 	Facsimile: 	 	(        )	 	  

	Federal ID No.	 	  
	 		 	Federal ID No.	 	  

 These forms are often modified to meet changing requirements of law and needs of the industry. Always write or
call to make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 700 South Flower Street, Suite 600, Los Angeles, CA 90017. (213) 687-8777. 
 (c)Copyright 1998 By AIR Commercial Real Estate Association. 
 All rights reserved.

 No part of these works may be reproduced in any form without permission in writing. 
  

									
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	© 1998 – AIR Commercial Real Estate Association	 	REVISED	 	FORM MTG-2-11/98E

 AGREEMENT 
 THIS AGREEMENT (this “Agreement”) dated as of May 14, 2008 is entered into by and between Jay A. Johnson and Delores M. Johnson, as joint tenants and
lessor (“Lessor”), and Metropark USA, Inc. (formerly known as Santa Barbara Street Asylum, Inc.), as tenant (“Tenant”). 
 RECITALS 
 WHEREAS, on December 15, 2003,
Tenant entered into a Standard Industrial/Commercial Multi-Tenant Lease (the “Lease”) with Lessor for the lease of real property located at 532 Coral Ridge Place, City of Industry, California 91746 which is currently utilized
by Tenant for its combined headquarters and distribution facility (the “Property”); 
 WHEREAS,
the Lease formally expired on January 31, 2006; 
 WHEREAS, since the expiration of the
Lease, Tenant has continued to occupy the Property on a month-to-month basis with monthly base rent payments currently of $5,987.47 (plus the pro-rata share of utilities and common area expenses) per month, and on other terms and conditions
generally consistent with those set forth in the Lease (the “Current Lease Arrangement”); and 
 WHEREAS, Lessor and Tenant desire to memorialize the Current Lease Arrangement and specify certain details regarding the term and termination of the Current Lease Arrangement. 
 AGREEMENT 
 NOW, THEREFORE, in consideration of the foregoing, and the mutual promises set forth herein, the parties hereto agree as follows: 
 1. Affirmation, Approval and Ratification. Lessor and Tenant hereby affirm, approve and ratify the Current Lease Arrangement in all respects. Tenant shall continue to possess the right to lease the Property on
terms consistent with the Current Lease Arrangement for the time period set forth in Section 2 of this Agreement. 
 2. Termination.
Notwithstanding anything to the contrary in the Lease or otherwise, Tenant shall be obligated to surrender possession of the Property by no later than October 31, 2008 (the “Vacation Date”); provided,
however, that at any time before the Vacation Date, Tenant shall have a right to move from and surrender the Property to Lessor upon 90 days prior written notice to Lessor (the “Termination Notice”). In such an event,
the Tenant will be obligated to pay rent only until the earlier of the date Lessor leases the Property to a new tenant or October 31, 2008. Notwithstanding anything to the contrary in the Lease or otherwise, Lessor shall not have the right to
terminate the Current Lease Arrangement until the earlier of either (i) surrender of the Property when the Tenant moves out (as described above) or (ii) the Vacation Date. 
  

 3. Entire Agreement. This Agreement constitutes the entire agreement of the parties hereto related to the
subject matter hereof, and supersedes all prior agreements between the parties, whether written or oral, related to such subject matter. 
 4. Amendment
or Waiver. This Agreement may be amended or modified (or any provision of this Agreement waived) only upon the written consent of Lessor and Tenant.  
 5. Successors and Assigns. This Agreement shall be binding upon and shall inure to the benefit of the parties’ respective legal representatives, successors and assigns. 
 6. Authority. Each of the signatories hereto certifies that such party has all necessary authority to execute this Agreement. 
 7. Governing Law; Venue. This Agreement shall be governed by the laws of the State of California as applied to agreements entered into in the State of California
by and among residents of the State of California. 
 8. Counterparts; Facsimile. This Agreement may be executed in two or more counterparts,
each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Facsimile signatures shall be as effective as original signatures. 
 [Signature Page Follows] 
  

 IN WITNESS WHEREOF, the parties hereto have caused
this Agreement to be signed on the day and year first set forth above. 
  

			
	Lessor:
		
	By:	 	/s/ Jay A. Johnson
		 	Jay A. Johnson, as Joint Tenant
		
	By:	 	/s/ Delores M. Johnson
		 	Delores M. Johnson, as Joint Tenant
	
	Tenant:
	
	METROPARK USA, INC.
		
	By:	 	/s/ Efthimios P. Sotos
		 	Name: Efthimios P. Sotos
		 	Title:   Chief Operating and Financial Officer and SecretaryMulti-tenant Industrial Lease Agreement

 Exhibit 10.11 
 MULTI-TENANT 
 INDUSTRIAL LEASE 
 5750-5754 Grace Place 
 Between 
 WARLAND INVESTMENTS COMPANY 
 as

 Landlord 
 and

 METROPARK USA, INC. 
 as 
 Tenant 

 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page
			
	1.	  	PREMISES	  	1
			
	2.	  	TERM	  	2
			
	3.	  	RENT	  	2
			
	4.	  	PREPAID RENT	  	6
			
	5.	  	DEPOSIT	  	6
			
	6.	  	USE OF THE PREMISES AND BUILDING FACILITIES	  	7
			
	7.	  	SIGNAGE	  	7
			
	8.	  	PERSONAL PROPERTY TAXES	  	8
			
	9.	  	PARKING	  	8
			
	10.	  	UTILITIES	  	8
			
	11.	  	MAINTENANCE	  	9
			
	12.	  	ALTERATIONS	  	9
			
	13.	  	RELEASE AND INDEMNITY	  	10
			
	14.	  	INSURANCE	  	11
			
	15.	  	DESTRUCTION	  	12
			
	16.	  	CONDEMNATION	  	15
			
	17.	  	ASSIGNMENT OR SUBLEASE	  	16
			
	18.	  	DEFAULT	  	19
			
	19.	  	LANDLORD’S REMEDIES	  	19
			
	20.	  	ENTRY ON PREMISES	  	20
			
	21.	  	SUBORDINATION AND ATTORNMENT	  	21
			
	22.	  	NOTICE	  	21
			
	23.	  	WAIVER	  	21
			
	24.	  	SURRENDER OF PREMISES; HOLDING OVER	  	22
			
	25.	  	LANDLORD DEFAULT/LIMITATION OF LIABILITY AND TIME	  	22
			
	26.	  	[INTENTIONALLY DELETED]	  	22
			
	27.	  	HAZARDOUS MATERIALS AND INDOOR AIR QUALITY	  	23
			
	28.	  	SECURITY MEASURES	  	24
			
	29.	  	TELEPHONE AND DATA EQUIPMENT	  	24
			
	30.	  	MISCELLANEOUS PROVISIONS	  	25
			
	31.	  	LETTER OF CREDIT	  	27
			
	32.	  	OPTION TO EXTEND	  	28
			
	33.	  	EXPANSION PREMISES; RIGHT OF FIRST NOTICE	  	29
			
	34.	  	DELIVERY WARRANTY	  	29
			
	35.	  	HVAC INSTALLATION	  	29
			
	36.	  	TENANT’S SATELLITE	  	29

  

 - i - 

 TABLE OF CONTENTS 
 (continued) 
  

					
	 EXHIBITS TO LEASE
	  	 First Mentioned
In Section

	 “A”
	 	PREMISES PLAN	  	Basic Lease Terms
Paragraph (f)
			
	 “B”
	 	PROJECT DEPICTION	  	1.1
			
	 “C”
	 	WORK LETTER AGREEMENT	  	1.4
			
	 “D”
	 	DEPICTION OF PARKING SPACES	  	Basic Lease Terms
Paragraph (p)
			
	 “E”
	 	FORM OF TENANT ESTOPPEL CERTIFICATE	  	30.7
			
	 “F”
	 	FORM OF LETTER OF CREDIT	  	31
			
	 “G”
	 	BUILDING RULES AND REGULATIONS	  	1.1
			
	 “H”
	 	FORM OF COMMENCEMENT DATE MEMORANDUM	  	21(b)
			
	 “I-1”
	 	FORM OF NON-DISTURBANCE AGREEMENT	  	21(b)
			
	 “I-2”
	 	FORM OF NON-DISTURBANCE AGREEMENT	  	21(b)
			
	 “J”
	 	TENANT INSURANCE REQUIREMENTS	  	14
			
	 “K”
	 	INDEPENDENT CONTRACTOR INSURANCE REQUIREMENTS	  	14
			
	 “L”
	 	SATELLITE EQUIPMENT RULES AND REQUIREMENTS	  	36
			
	 “M”
	 	PERMITTED TRANSFERS	  	17.4(d)

  

 - ii - 

 MULTI-TENANT INDUSTRIAL LEASE 
 BASIC LEASE TERMS 
  

					
	 a.
	 	Reference Date:	  	This Lease (“Lease”) is dated for reference purposes only as of April 9, 2008
			
	 b.
	 	Tenant:	  	METROPARK USA, INC., a Delaware corporation
			
		 	Address for Notices (Section 22):	  	To the Premises (after the Term Commencement Date)
			
	 c.
	 	Guarantor :	  	None
			
	 d.
	 	Landlord:	  	WARLAND INVESTMENTS COMPANY, a California limited partnership
			
		 	Address for Notices (Section 22):	  	1299 Ocean Avenue, Suite 300 Santa Monica, California 90401
			
	 e.
	 	Tenant’s Use of Premises (Section 6):	  	Warehousing, packaging, distribution and ancillary office use for retail apparel and related legally permitted uses (without procurement of any change in zoning, variance or conditional use
permit)
			
	 f.
	 	Leased Premises (Section 1.1):	  	Approximately 52,755 square feet within 5750-5754 Grace Place, Commerce, California as depicted on attached Exhibit “A”
			
	 g.
	 	Total Building Area (Section 3.3):	  	102,067 square feet
			
	 h.
	 	Tenant’s Pro Rata Share (Section 3.3):	  	51.69%
			
	 i.
	 	Term of Lease (Section 2):	  	The term of this Lease shall be sixty-two (62) months (plus any partial month for any period between the Term Commencement Date and the first day of the next month if the Term Commencement
Date is not the first day of a calendar month) (the “Original Term”). Tenant shall have one (1) five (5)-year option to extend the Original Term pursuant to Section 32, below. “Term” shall mean the
Original Term and any Extension if duly exercised pursuant to Section 32, below.

  

 - 1 - 

					
			
		 	Term Commencement Date (Section 2):	  	The earlier of: (i) the date Landlord tenders possession of the Premises to Tenant with the HVAC Installation (as defined in Section 35, below) having been completed, or (ii) if Tenant
elects to commence its tenant improvements within the Premises (pursuant to the Work Letter Agreement attached hereto as Exhibit “C”) before Landlord has completed the HVAC Installation, the date Landlord tenders possession of
the Premises to Tenant; provided, however, Landlord shall not be required to give Tenant the keys or access to the Premises until Tenant has given Landlord written proof of insurance that meets the requirements of the Lease. Landlord shall be deemed
to have tendered possession upon Landlord’s notification that the keys for the Premises are available for pick-up at Landlord’s leasing office. Unless Tenant elects to commence its tenant improvements within the Premises as set forth in
subsection (ii) above, in no event shall the Term Commencement Date occur earlier than April 14, 2008.
			
		 	Target Term Commencement Date:	  	Six (6) weeks from the Reference Date
			
	 j.
	 	Base Rent Commencement Date (Section 3.1):	  	Term Commencement Date
			
	 k.
	 	Base Monthly Rent (Section 3.1):	  	Twenty Seven Thousand Nine Hundred Sixty and 15/100 Dollars ($27,960.15) per month; provided, however, Base Monthly Rent shall be abated by fifty percent (50%) for the second
(2nd) through fifth (5th) full calendar months of the Original Term (the “Abated Rent Period”). However, during the Abated Rent Period, Tenant shall continue to be responsible for all Tenant’s obligations under the
Lease, including payment of Common Area Operating Expenses.
			
	 l.
	 	Rent Adjustments (Section 3.2):	  	Base Monthly Rent shall be adjusted as follows: On every annual anniversary of the Term Commencement Date, the Base Monthly rent shall be increased by 3%, calculated by multiplying the
then-effective Base Monthly Rent by 1.03.
			
	 m.
	 	Initial Estimate of Additional Rent for Common Area Operating Expenses (Section 3.3):	  	Nine Thousand Forty-Five Dollars ($9,045.00) per month, subject to annual reconciliation (see Section 3.3)
			
	 n.
	 	Prepaid Rent (Section 4):
(payable upon Lease execution, which shall include Base Monthly Rent and Additional Rent for Common Area Operating Expenses)	  	Thirty-Seven Thousand Five Dollars and 15/100 ($37,005.15)
			
	 o.
	 	Letter of Credit (Section 5):
(delivered upon Lease execution)	  	Concurrently with Tenant’s execution and delivery of this Lease, Tenant shall deliver to Landlord a Letter of Credit pursuant to the terms and condition of Paragraph 31,
below.

  

 - ii - 

					
	 p.
	 	Parking (Section 9):	  	One hundred twelve (112) in-common, unreserved passenger automobile parking spaces as depicted on Exhibit “D”
			
	 q.
	 	Exhibits:	  	Exhibits lettered “A” through “M” are attached hereto and made a part hereof

  

 - iii - 

 MULTI-TENANT INDUSTRIAL LEASE 
 1. PREMISES. 
 1.1 Landlord leases to Tenant the premises described in Paragraph (f) of the
Basic Lease Terms and in Exhibit “A” (the “Premises”) within the building known as 5750-5754 Grace Place, Commerce, California (the “Building”) which is a part of a project depicted
on Exhibit “B” (the “Project”). By entry on the Premises and subject only to Sections 34 and 35 below, Tenant acknowledges that it has examined the Premises and accepts the Premises in their “as
is” present condition. 
 1.2 Tenant and Tenant’s employees, suppliers, shippers, customers and invitees, during the Term of this
Lease shall have the nonexclusive right to use the Common Areas with other present and future tenants in the Building, and subject to the Rules and Regulations referred to below (attached as Exhibit “G” hereto) and to other
reasonable rules and regulations which Landlord may deem advisable for the Common Areas. However, subject to the terms and conditions of this Lease, Tenant shall have access to the Premises and the Common Areas seven (7) days per week,
twenty-four (24) hours per day. The term “Common Areas” means all areas and facilities outside the Premises and within the exterior boundaries of the Project that are provided and designated by Landlord from time to time
for the general use and convenience of Tenant and other tenants of the Building and their respective employees, agents, representatives, invitees and licensees. The Common Areas shall include, without limitation, the following: 
 1.2.1 The Building’s common entrances, lobbies, restrooms, stairways and accessways, loading docks, ramps, drives and platforms and
any passageways and serviceways thereto, and the common pipes, conduits, wires and appurtenant equipment serving the Premises; 
 1.2.2 Common loading and unloading areas, trash areas, parking areas, and similar areas and facilities on the Project; and 
 1.2.3 The common roadways, sidewalks, walkways, parkways, driveways and landscaped areas and similar areas and facilities in the Project which are made available for the use or benefit of all Building tenants and their invitees and other
visitors. 
 1.3 Landlord reserves the right from time to time without unreasonable interference with Tenant’s use or enjoyment of the
Premises pursuant to this Lease: 
 1.3.1 To install, use, maintain, repair and replace pipes, ducts, conduits, wires and
appurtenant meters and equipment for service to other parts of the Building above the ceiling surfaces, below the floor surfaces, within the walls and any central core areas, and to relocate any pipes, ducts, conduits, wires and appurtenant meters
and equipment included in the Premises which are located in the Premises or located elsewhere outside the Premises; 
 1.3.2
To make changes to the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic,
landscaped areas and walkways; 
 1.3.3 To temporarily close or designate for other uses any of the Common Areas for purposes
of improvement, maintenance or repair, so long as reasonable access to the Premises remains available; 
 1.3.4 To designate
other land outside the boundaries of the Project and other buildings within the Building to be a part of the Common Areas; 
 1.3.5 To add additional improvements to the Common Areas or the Project; 
 1.3.6 To use the Common Areas while
engaged in making additional improvements, repairs or alterations to the Building or the Project, or any portion thereof; and 
 1.3.7 To do and perform such other acts and make such other changes in, to or with respect to the Common Areas, the Building or the Project as Landlord may, in the exercise of sound business judgment, deem to be appropriate. 
  

 - 1 - 

 1.4 Provided Tenant does not interfere with the HVAC Installation (as defined in Section 35, below),
Tenant shall have the right, at Tenant’s sole cost, expense and liability, to install tenant improvements within the Premises pursuant to the Work Letter Agreement attached hereto as Exhibit “C”. 
 2. TERM. The Original Term of this Lease is for the period set forth in Paragraph (i) of the Basic Lease Terms, beginning on the Term Commencement Date. If
Landlord, for any reason, cannot deliver possession of the Premises to Tenant on the Target Term Commencement Date, this Lease shall not be void or voidable, nor shall Landlord be liable to Tenant for any loss, damage or liability resulting from
such delay. However, provided such delay is not caused by or through Tenant, Tenant shall not be responsible for payment of Rent until the Term Commencement Date. Upon determination of the Term Commencement Date, Landlord shall deliver a
Commencement Date Memorandum in substantially the form of attached hereto as Exhibit “H” which Tenant shall promptly countersign and return to Landlord. If, however, Landlord does not tender possession to Tenant (with the HVAC
Installation having been completed) within ninety (90) days following the Target Completion Date plus any Force Majeure Delays and/or any Tenant Delays (as defined in Section 15, below), then Tenant as Tenant’s sole and exclusive
remedy for such delay, shall have the right to terminate this Lease, at any time after expiration of such period, by delivering to Landlord written notice that Tenant intends to terminate this Lease if the Premises are not so tendered within
thirty (30) days after written notice thereof to Landlord. If the Premises are not so tendered within such additional 30-day period (which additional period shall be extended by one (1) business day for each business day of delay in the
substantial completion of the restoration that is caused by any Force Majeure Delay or Tenant Delay), this Lease shall terminate, and neither party shall thereafter have any rights or liabilities hereunder. For purposes of this Lease, a
“Lease Year” shall consist of twelve (12) consecutive calendar months. The first Lease Year shall begin on the Term Commencement Date or, if the Term Commencement Date does not occur on the first day of a calendar month, on the
first day of the calendar month next following the Term Commencement Date. Each succeeding Lease Year shall commence on the annual anniversary of the first Lease Year. 
 3. RENT. Base Monthly Rent and the Additional Rent for Common Area Operating Expenses are sometimes collectively referred to in this Lease as “Rent”. 
 3.1 Base Rent. Beginning on the Base Rent Commencement Date, Tenant shall pay Landlord monthly base rent in the initial amount in
Paragraph (k) of the Basic Lease Terms which shall be payable monthly in advance on the first day of each and every calendar month (“Base Monthly Rent”); provided, however, the first month’s Rent is due and payable upon
execution of this Lease. If this Lease provides for postponement or suspension of monthly rental payments or for one or more periods of “free” rent or other rent concessions (collectively, “Abated Rent”), Tenant shall be
credited with having paid all of the Abated Rent on the expiration of the Term only if Tenant has (i) occupied all or substantially all of the Premises for the entire Term, and (ii) fully, faithfully and punctually performed all of
Tenant’s obligations, including, without limitation, the payment of all Rent (other than the Abated Rent) and all other monetary obligations, and has surrendered the Premises in the condition required by this Lease. Upon the occurrence of a
Tenant Default (as defined in Section 18, below), the Abated Rent shall immediately become due and payable in full, and the Lease shall be enforced as if there were no Abated Rent or other Rent concession. In such case, Abated Rent shall be
calculated based on the full initial Rent payable under the Lease. 
 3.2 Rental Adjustments. The Base Monthly Rent shall be adjusted
on the basis set forth in Paragraph (l) of the Basic Lease Terms. 
 3.3 Additional Rent for Common Area Expenses. The
purpose of this Section 3.3 is to ensure that Tenant bears a share of all expenses related to the use, maintenance, ownership, repair or replacement, taxes, assessments, and insurance of the Building. Accordingly, Tenant shall pay to Landlord,
in accordance with the provisions of this Section 3.3, Tenant’s Pro Rata Share (as set forth in Paragraph (h) of the Basic Lease Terms and defined in Section 3.3.1(e)) of Real Estate Taxes (defined in Section 3.3.1(a),
below), Common Insurance Charges (defined in Section 3.3.1(b), below), and Common Area Maintenance Charges (defined in Section 3.3.1(d), below) (collectively, “Common Area Operating Expenses”). 
  

 - 2 - 

 3.3.1 Definitions. 
 (a) Real Estate Taxes Defined. “Real Property Taxes” means (i) any and all forms of tax, assessment, license
fee, excise, bond, levy, charge or imposition (collectively referred to herein as “Taxes”, general, special, ordinary or extraordinary, imposed, levied or assessed against the Building or any interest of Landlord or any mortgagee
thereof in the same, by any authority or entity having the direct or indirect power to tax, including without limitation, any city, county, state or federal government, or any fire, school, redevelopment, agricultural, sanitary, street, lighting,
security, drainage or other authority, political subdivision or improvement district thereof, (ii) any Tax in substitution, partially or totally, of any Taxes now or previously included within the definition of Real Property Taxes, including
without limitation, those imposed, levied or assessed to increase tax increments to governmental agencies, or for services such as (but not limited to) fire protection, police protection, street, sidewalk and road maintenance, refuse removal or
other governmental services previously provided without charge (or for a lesser charge) to property owners and/or occupants, (iii) any Taxes allocable to or measured by the area of the Building, the Premises or the Project or any Rent payable
hereunder, including without limitation, any gross receipts tax or excise tax on the receipt of such Rent or upon the possession, leasing, operation, maintenance, repair, use or occupancy by Tenant or Landlord of the Premises, and (iv) any
Taxes on the transfer or transaction directly or indirectly represented by this Lease, by any subleases or assignments hereunder, by any document to which Tenant is a party, creating or transferring (or reflecting the creation or transfer) of an
interest or estate in the Building or in Landlord. Real Property Taxes shall not include any general franchise, income, estate or inheritance tax imposed on Landlord. 
 (b) Common Insurance Charges. “Common Insurance Charges” means the cost of the following insurance: 
 (i) All Risk Insurance. All Risk insurance (Landlord’s “All Risk Insurance”) insuring the Building
(other than the Tenant’s inventory, trade fixtures, Alterations (defined below)) against loss or damage by (a) fire, sprinkler damage, vandalism and all other perils customarily covered under an All Risk policy, (b) at the election of
Landlord in its discretion, earthquake and/or flood, and (c) such other perils or risks, insurance against which is required by a lender providing financing for the Building from time to time, or which Landlord determines is customarily carried
in comparable projects, in each case in an amount equal to their full replacement cost, less such deductibles as Landlord shall determine; 
 (i) Public Liability Insurance. Public liability and property damage insurance with respect to the Building, including, without limitation, the Common Areas and other buildings on the Property and all
individual premises, with limits in such amounts as Landlord shall determine; 
 (ii) Other. Such other insurance
coverage with respect to the Building or Property as shall be required from time to time by any lender providing financing for the Property or as shall be determined by Landlord to be customarily carried with respect to comparable projects.

 (d) Common Area Maintenance Charges. 
 (i) “Common Area Maintenance Charges” shall collectively mean all amounts expended in connection with the operation,
repair, replacement and maintenance of the Common Areas, whether capital or non-capital in nature, and whether paid to Landlord or to a third party in connection with the same, including, without limitation, all amounts expended for all of the
following: 
 (1) General maintenance and repairs, replacements, resurfacing, repaving, painting, restriping, cleaning, and
sweeping; 
 (2) Refuse collection/removal and maintenance of refuse receptacles; 
  

 - 3 - 

 (3) Maintenance, repair and replacement of the non-structural roof (roof
membrane) of the Building (including the cost of any service contract therefor); 
 (4) Maintenance, repair and
replacement of exterior glass (window cleaning), sidewalks, curbs, irrigation systems, directional signs and other markers and bumpers; 
 (5) Gardening, including planting, replanting and pruning of landscaping; 
 (6) Pest
control; 
 (7) Maintenance and repair of any fire protection systems, fire protection monitoring systems, Common Area
lighting systems, Common Area storm drainage systems and any other common use utility systems; 
 (8) Fire Department or Fire
District mitigation costs; 
 (9) Policing, including the cost of personnel employed to implement such services including, if
Landlord deems necessary, the cost of security guards; 
 (10) Personal property taxes, assessments and possessory interest
taxes, or amounts equivalent thereto if no possessory interest tax is assessed, on personal property located on, comprising or used in connection with the operation, repair or maintenance of the Common Areas; 
 (11) Any parking charges, utilities surcharges, or any other costs levied, assessed or imposed by, or at the direction of, or resulting
from, statutes or regulations, or interpretations thereof, promulgated by any governmental authority in connection with the use or occupancy of the Building, the parking facilities serving the Building or any other portion of the Common Areas;

 (12) Costs and expenses pertaining to a security system located in the Common Area for the tenants of the Building, if
Landlord deems necessary; 
 (13) Costs and expenses for maintaining any access roads, if any; 
 (14) Depreciation and maintenance of operating machinery and equipment (if owned) and rental paid for such machinery and equipment
(if rented); 
 (15) A reserve established to provide for the full replacement of all asphalt and pavement contained in the
Common Areas at the end of the presently estimated useful life of such material; 
 (16) A reserve established to provide for
the full repainting of the exterior of the Buildings on the Project at the end of the presently estimated useful life of existing exterior paint; and 
 (17) All costs of Landlord to supervise and administer the Common Areas, which shall include such fees as may be paid to a third party in connection with the same and shall in any event include a fee paid to Landlord
to supervise and administer the Building in an amount equal to ten percent (10%) of all Common Area Operating Expenses for each calendar year. 
 (ii) Capital Expenditures. To the extent any Common Area Charges are considered capital expenditures, such capital expenditures shall be amortized over their useful life (as reasonably determined by Landlord)
but in any event not to exceed ten (10) years using the higher of Landlord’s actual cost of funds if any or the maximum legal interest rate per annum. 
  

 - 4 - 

 (e) Tenant’s Pro Rata Share. “Tenant’s Pro Rata Share”
is the percentage number representing from time to time a fraction, the numerator of which is the number of rentable square feet contained in the Premises, and the denominator of which is the number of rentable square feet then
contained in all the Buildings. Tenant’s Pro Rata Share as of the Reference Date is specified in Paragraph (h) of the Basic Lease Terms. Based thereon, the initial estimate of Additional Rent for Common Area Expenses is set forth in
Paragraph (m) of the Basic Lease Terms. 
 (i) Exceptions. From time to time Landlord may make arrangements with
one or more tenants to handle separately all or a portion of some element or elements of Common Area Operating Expenses. In such case, costs incurred with respect to such element or elements as to such tenants shall not be included in Common Area
Operating Expenses, and Tenant’s Pro Rata Share of each such element (to the extent the costs of which is not entirely borne by the other tenants with whom the arrangement is made) shall be calculated as the percentage number representing a
fraction, the numerator of which is the number of rentable square feet of space contained in the Premises and the denominator of which is the number of rentable square feet of space contained in the buildings located on the
Property which are not subject to any such separate arrangement. 
 (ii) Structural Components Excluded. Except to the
extent caused by the acts or omissions (whether intentional or negligent) of Tenant or its employees, agents, contractors, suppliers, licensees or invitees and subject to Section 14.5, below, any repair or replacement of the Structural
Components (as defined in Section 11, below) shall not be included in Common Area Operating Expenses. 
 (iii) Common
Area ADA Work Excluded. Any costs incurred by Landlord for ADA compliance with respect to the Common Area shall be included in Common Area Operating Expenses, other than those costs that are (a) Tenant’s responsibility pursuant to
Section 6, below (in which case all such costs shall be borne exclusively by Tenant, or (b) triggered by another tenant of the Building. 
 3.3.2 Procedures. 
 (a) Estimated Monthly Installments. On or before May 1
of each calendar year, Landlord shall endeavor to deliver to Tenant a written estimate of Tenant’s Pro Rata Share of the projected Common Area Operating Expenses for any twelve (12)-month period (“Estimated Statement”).
Tenant shall pay to Landlord such estimated Tenant’s Pro Rata Share in equal monthly installments, in advance on the first day of each month, and Landlord shall endeavor to submit to Tenant by April 1 following the end of each such
calendar year, a statement showing in reasonable detail the actual Common Area Operating Expenses during such period (“Actual Statement”), and the parties shall make any payment or allowance necessary to adjust Tenant’s
estimated payments to the actual Tenant’s Pro Rata Share of Common Area Operating Expenses for such period as indicated by the Actual Statement. Any payment due Landlord shall be payable by Tenant within thirty (30) days following demand
from Landlord. Any amount due Tenant shall be credited against installments of Rent next becoming due from Tenant to Landlord under this Lease or within thirty (30) days following the expiration of this Lease. Despite the expiration or early
termination of this Lease, when the final determination is made of Tenant’s Pro Rata Share of Common Area Operating Expenses for the year in which the expiration or early termination occurs, Tenant shall pay within thirty (30) days
following demand any adjustment due to Landlord and any amount due to Tenant shall be promptly paid by Landlord. 
  

 - 5 - 

 (b) Tenant Specific Charges. Notwithstanding the provisions of
Section 3.3.1(d), Additional Rent for Common Area Maintenance Charges shall not include the following (collectively, “Tenant Specific Charges”): (i) any repairs to or replacements of any portion of the heating and
air-conditioning unit and lines exclusively servicing the Premises (including, without limitation, the replacement of condensers and compressors) where such repair and maintenance is beyond the maintenance generally set forth in industry-standard
HVAC maintenance service contracts, and (ii) the cost for Tenant requested service calls for HVAC repair, electrical, lighting and plumbing repairs, key duplication, and similar services. Tenant Specific Charges shall be separately invoiced to
Tenant and shall be paid as additional rental hereunder with the next installment of Rent. 
 (c) Rent Without Offset and
Late Charge. All Rent shall be paid by Tenant to Landlord monthly in advance on the first day of every calendar month, at the address shown in Paragraph (d) of the Basic Lease Terms, or such other places as Landlord may designate in writing
from time to time. All Rent shall be paid without prior demand or notice and without any deduction or offset whatsoever. All Rent shall be paid in lawful currency of the United States of America. All Rent due for any partial month shall be pro rated
at the rate of 1/30th of the total monthly Rent per day. Tenant acknowledges that late payment by Tenant to Landlord of Rent or other sums due under this Lease will cause Landlord to incur costs not contemplated by this Lease, the exact amount
of such costs being extremely difficult and impracticable to ascertain. Such costs include, without limitation, processing and accounting charges and late charges that may be imposed on Landlord by the terms of any encumbrance or note secured by the
Premises. Therefore, if Rent or other sum due from Tenant is not received on the due date, Tenant shall pay to Landlord an additional sum equal to ten percent (10%) of such overdue payment. However, notwithstanding the immediately preceding
sentence, for the first such late payment occurring in any Lease Year, Tenant shall not be charged a late fee until Landlord has provided Tenant with written notice of the non-payment of Rent and five (5) business days following the date of
such notice has elapsed without Landlord receiving the delinquent Rent. Landlord and Tenant hereby agree that such late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of any such late payment.
Additionally, all such delinquent rent or other sums, plus this late charge, shall bear interest at the then maximum lawful rate permitted to be charged by Landlord. Any payments of any kind returned for insufficient funds will be subject to an
additional handling charge of Fifty Dollars ($50.00). 
 4. PREPAID RENT. Upon the execution of this Lease and as a condition for Landlord’s
benefit to the effectiveness of this Lease, Tenant shall pay to Landlord the prepaid rent set forth in Paragraph (n) of the Basic Lease Terms. Such prepaid rent shall be applied toward the rent due for the first month of the Original Term.
Landlord’s obligations with respect to the prepaid rent are those of a debtor and not of a trustee, and Landlord can commingle the prepaid rent with Landlord’s general funds. Landlord shall not be required to pay Tenant interest on the
prepaid rent. Landlord shall be entitled to immediately endorse and cash Tenant’s prepaid rent; however, such endorsement and cashing shall not constitute Landlord’s acceptance of this Lease. In the event Landlord does not accept this
Lease, Landlord shall return said prepaid rent, without interest thereon. 
 5. DEPOSIT. In the event Landlord either requires or receives a security
deposit under this Lease (including, without limitation, pursuant to the provisions of Section 31 below), the provisions of this Section 5 shall apply. Upon a Tenant Default (as defined in Section 18, below), Landlord shall be able to
use any security deposit or any portion of it to cure the default or to compensate Landlord for any damages sustained by Landlord resulting from Tenant’s default. Upon demand, Tenant shall immediately pay to Landlord a sum equal to the portion
of any security deposit expended or applied by Landlord to maintain any security deposit in the amount initially deposited with Landlord. If Tenant is not in default at the expiration or termination of this Lease, Landlord shall return any security
deposit to Tenant, less any accrued Rent, costs incurred to repair any damages and cleaning fee. Landlord’s obligations with respect to any security deposit are those of a debtor and not of a trustee, and Landlord can commingle any security
deposit with Landlord’s general funds. Landlord shall not be required to pay Tenant interest on any security deposit. In no event shall Tenant be entitled to apply any security deposit to the last month’s rental installment due and payable
under the Lease. Tenant acknowledges and agrees that any security deposit may be applied towards any rent or other sum in default or otherwise owing to Landlord by Tenant following the expiration or earlier termination of this Lease as allowed under
Section 1951.2 of the California Civil Code. In connection therewith, Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code. 
  

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 6. USE OF THE PREMISES AND BUILDING FACILITIES. Tenant shall use the Premises solely for the purposes set forth in
Paragraph (e) of the Basic Lease Terms and for no other purpose without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole and absolute discretion. Tenant acknowledges that neither Landlord nor any
agent of Landlord has made any representation or warranty with respect to the Premises or with respect to the suitability of the Premises or the Building for the conduct of Tenant’s business, nor has Landlord agreed to undertake any
modification, alteration or improvement to the Premises or the Building, except as provided in writing in this Lease. Tenant acknowledges that Landlord may from time to time, at its sole discretion, make such modifications, alterations, deletions or
improvements to the Building as Landlord may deem necessary or desirable, without compensation or notice to Tenant; provided, however, such actions shall not unreasonably interfere with Tenant’s use or enjoyment of the Premises. Tenant shall
promptly comply with all laws, statutes, ordinances, orders and regulations, now or hereinafter enacted, affecting the Premises, the Building and the Project, including, without limitation, The Americans with Disabilities Act of 1990
(42 U.S.C. Section 1211 et seq.) and regulations and guidelines promulgated thereunder as all of the same may be amended and supplemented from time to time (collectively, the “ADA”), Title 24 of the California
Code of Regulations, and any amendments thereto (collectively, “Laws”), and the rules and regulations attached to this Lease as Exhibit “G” and to any reasonable modifications to these rules and regulations as
Landlord may adopt from time to time. To the extent of any inconsistency between the terms and conditions of this Lease and the terms and conditions of such rules and regulations, the terms and conditions of this Lease shall control. Notwithstanding
any factors developed by the courts as a means of allocating the obligation to make alterations to the Premises and the Building in order to comply with present or future applicable laws, ordinances or regulations, it is the intention of the parties
that such obligations are those of the Tenant. Except to the extent compliance is required by Tenant in connection with Tenant’s use of the Common Areas or otherwise pursuant to this Lease (including, without limitation, in connection with any
approved alterations to the Premises that impact the Common Areas), Landlord shall comply with all Laws on Landlord’s part to be observed in connection with the maintenance and repair of the Common Areas. Landlord makes no representation or
warranty as to the compliance of the Premises and the Building with the ADA. The parties hereby agree that: (a) Tenant shall be responsible for ADA Title III compliance in the Premises, including any tenant improvements or other work to be
performed in the Premises under or in connection with this Lease, and (b) Landlord may perform or require that Tenant perform, and Tenant shall be responsible for the cost of, ADA Title III “path of travel” requirements
triggered by any tenant improvements or alterations to the Premises, or as a result of Tenant’s use of the Premises. Tenant shall be solely responsible for requirements under Title I of the ADA relating to Tenant’s employees. Tenant
shall not do or permit anything to be done in or about the Premises or bring or keep anything in the Premises that will in any way increase the premiums for fire or casualty insurance carried by other tenants in the Building, or subject Landlord to
a claim of damages or liability arising from hazardous or toxic waste or by-products associated with or arising from Tenant’s use of the Premises or Building. Tenant shall promptly, upon demand, reimburse Landlord for any additional insurance
premium charged by reason of Tenant’s failure to comply with the provisions of this Section 6. Tenant will not perform any act or carry on any practice that may injure the Premises, the Building or the Project that may be a nuisance or
menace to other tenants in the Building; or that shall in any way interfere with the quiet enjoyment of such other tenants. If sound or vibration insulation is required to muffle noise produced by Tenant on the Premises, or ventilation and/or
insulation is required to remove fumes generated by Tenant, Tenant at its own cost shall provide all necessary insulation and/or ventilation. Tenant shall not do anything on the Premises which will overload any existing parking or service to the
Premises. Pets and/or animals of any type shall not be kept on the Premises. 
 7. SIGNAGE. All signage shall be subject to Landlord’s prior
written approval and comply with rules and regulations set forth by Landlord as may be modified from time to time. All signage shall be at Tenant’s sole cost and expense, and shall be manufactured, installed and maintained in strict conformance
with Landlord’s requirements. No exterior signage shall be erected by Tenant without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole and absolute but good faith discretion. Tenant shall place no
window covering (e.g., shades, blinds, curtains, drapes, screens, tinting material or security bars), stickers, 
  

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signs, lettering, banners or advertising or display material on or near exterior windows or doors if such materials are visible from the exterior of the
Premises, without Landlord’s prior written consent; provided, however, interior white vertical blinds shall be permitted. Similarly, Tenant may not install any alarm boxes, foil protection tape or other security equipment on the Premises
without Landlord’s prior written consent, which may be withheld in Landlord’s sole and absolute but good faith discretion. Any material violating this provision may be destroyed by Landlord without compensation to Tenant. Additionally,
upon the expiration or earlier termination of this Lease, Tenant shall pay Landlord for the costs incurred by Landlord to remove any of Tenant’s signage. 
 8. PERSONAL PROPERTY TAXES. Tenant shall pay before delinquency all taxes, assessments, license fees and public charges levied, assessed or imposed upon its business operations as well as upon other personal property in or about the
Premises. 
 9. PARKING. 
 9.1 During the
Term of this Lease, Tenant shall have the non-exclusive right (in common with other tenants of the Building and any others to whom Landlord has or may grant such rights) to use the number of unreserved, in-common passenger automobile spaces set
forth in Paragraph (p) of the Basic Lease Terms within the Project designated on attached Exhibit “D”, all for use only by Tenant, Tenant’s customers, suppliers, employees, licensees and business invitees.
Tenant’s parking shall be limited to passenger cars and/or pickup utility vehicles. Tenant shall not cause large trucks or other large vehicles to be parked within such parking area. Vehicles shall be parked only in striped parking spaces and
not in driveways, loading areas or other locations not specifically designated for parking. Overnight parking and storage outside the Premises are prohibited. Landlord reserves the right at any time to grant similar non-exclusive use to other
tenants, to promulgate non-discriminatory rules and regulations relating to the use of such parking areas, including reasonable restrictions on parking by tenants and employees, to designate specific spaces for the use of any tenant, to make changes
in the parking layout from time to time, and to establish reasonable time limits on parking. 
 9.2 Any vehicle violating the vehicle
regulations herein or other vehicle regulations promulgated by Landlord shall be subject to removal at the owner’s expense. If Tenant parks more vehicles in the parking area than the number set forth in Paragraph (p) of the Basic Lease
Terms, such conduct shall be deemed a breach of this Lease. Any costs (including, without limitation, attorneys’ fees) incurred by Landlord in connection with the enforcement of the provisions of this Section 9 against Tenant or against
any employee, contractor, agent, customer, supplier or business invitee or licensee of Tenant shall be reimbursed to Landlord by Tenant as additional Rent. 
 9.3 Notwithstanding the provisions of Section 9.1, above, Tenant shall have the right, as needed for Tenant’s employees who are traveling on company business, to utilize up to five (5) parking spaces to
park overnight for maximum of five (5) consecutive days at a time. Landlord shall not be responsible for any damage, destruction or theft of or from such vehicles, and Tenant hereby releases Landlord from any and all Claims (as defined in
Section 13, below) arising therefrom, including without limitation, any Claims arising from or in connection with any third party criminal conduct (including, theft and vandalism) and any Claims arising from or in connection with
Landlord’s active or passive negligence, and any Claims arising from such overnight parking shall be covered by and included in (i) the insurance Tenant is required to procure and maintain pursuant to this Lease, (ii) Tenant’s
indemnification and hold harmless provisions of Section 13, below, and (iii) the release and limitation of liability provisions of Section 13, below. Further, the overnight parking spaces shall be included as part of Tenant’s
allocated common area parking spaces, not in addition thereto. 
 10. UTILITIES. Tenant shall pay for all water, gas, heat, light, power, sewer,
electricity, telephone or other service metered, chargeable or provided to the Premises. Landlord reserves the right to install separate meters for any such utility and to charge Tenant for the cost of such installation. Tenant shall contract
directly with the utility companies to provide such utilities, and for the maintenance of any utility lines, including, without limitation telephone equipment, cabling and/or wiring. 
  

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 11. MAINTENANCE. Landlord shall maintain Building foundation (excluding the slab, which shall be the Tenant’s
sole obligation except in the event of a casualty pursuant to Section 15, below) exterior and interior bearing walls, structural roof consisting of the steel roof trusses and roof decking (collectively, the “Structural
Components”), the roof membrane, the skylights, and the Common Areas in good condition, which obligation shall include the maintenance, replacement and repair of the electrical, plumbing, sprinkler, and sewage systems to the extent serving
the entire Building, including those located under the floor slab of the Premises, including those portions of the systems lying outside the Premises, electrical room doors, window frames, exterior glass cleaning, gutters and downspouts on the
Building; provided, however, the cost of all such maintenance shall be considered “Additional Rent for Common Area Expenses” for purposes of Section 3.3. Except as provided above, Tenant shall maintain and repair the Premises
in good condition, including, without limitation, maintaining and repairing all Building Cable (as hereinafter defined) located in and exclusively serving the Premises, interior plumbing (including any hot water heaters and adjoining pipes),
electrical exclusively servicing the Premises, all non-bearing walls, floors, ceilings, insulation, the floor slab, exterior doors servicing the Premises (including the truck doors for the Premises), plate glass, exterior and interior windows and
fixtures as well as damage caused by Tenant, its agents, employees or invitees (subject to Section 14.5, below). Further, Tenant shall, at Tenant’s sole cost and expense, procure and maintain a quarterly service contract with the
contractor who performed the HVAC Installation (the “HVAC Service Contract”). Tenant shall deliver a copy of the most recent HVAC Service Contract to Landlord. Upon expiration or termination of this Lease, Tenant shall surrender the
Premises to Landlord in accordance with Sections 12 and 24 of this Lease, except for damage caused by fire or other casualty. The term “Building Cable” is used in this Lease to refer to all Building telephone cable, fiber
optic wiring and other communications cabling and wiring within the Building. 
 12.
ALTERATIONS. Tenant shall not make any alterations to or that could affect the Structural Components, the Building roof membrane, the Building systems (including the HVAC units and systems), the exterior of the Building (including any changes
to the existing landscaping), without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole, subjective and absolute discretion. Tenant shall, however, have the right to make interior, non-structural
alterations that do not affect the Building systems with the Landlord’s prior written consent, which consent shall not be unreasonably withheld. Landlord’s consent shall be deemed to have been given if not withheld by the tenth
(10th) day following Landlord’s receipt of all plans, specifications and working drawings determined by Landlord’s architect to be
sufficient to permit an informed decision with respect to the proposed interior non-structural alteration. If Landlord gives its consent to such alterations, Landlord may post notices of nonresponsibility and require Tenant to comply with other
rules and regulations as Landlord may establish from time to time, including submission of plans and specifications for Landlord’s approval, the posting of performance and payment bonds for any alterations the estimated cost of which is in
excess of $100,000.00, and reimbursement to Landlord for the cost of any engineering or consulting firms required by Landlord to review Tenant’s proposed plans and for an independent roofing consultant and any roofing contractor required by
Landlord if said alterations involve roof penetrations or other work on the roof. In consideration for Landlord’s review of Tenant’s proposed plans and alterations, upon completion of construction, Landlord shall receive, as additional
Rent, an amount equal to four percent (4%) of the total construction cost but in no event less than $300.00 per alteration occurrence. Any alterations made shall remain on and be surrendered with the Premises upon expiration or termination of
this Lease, except that Landlord, in its sole, subjective and absolute discretion, may elect to require Tenant to remove any alterations (including the initial tenant improvements constructed pursuant to the Work Letter Agreement to the extent
Landlord requires removal) which Tenant may have made to the Premises. However, after completion of the initial tenant improvements, Tenant shall have the right upon submitting to Landlord a request for consent to any subsequent alterations to
concurrently request Landlord’s determination whether Landlord will require that such proposed alterations be removed upon expiration or earlier termination of the Lease. If such a request is made, Landlord shall notify Tenant, concurrently
with Landlord’s response to the request for approval, whether Landlord will require the removal of such alterations. Landlord’s failure to notify Tenant within ten (10) business days following receipt of the request shall be deemed to
be Landlord’s determination to require that such alterations be removed upon expiration or earlier termination of the Term. If Landlord elects or is deemed to have elected to require removal of such alterations, then Tenant, at Tenant’s
cost, shall restore the Premises to the condition designated by Landlord in its election, before the last day of the Term or within thirty (30) days after notice of its election is given, whichever is later. Notwithstanding the foregoing,
Tenant shall have the right to make non-structural, interior 

  

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alterations to the Premises that do not affect Building systems costing no more than Fifty Thousand Dollars ($50,000.00) in any one Lease Year (the
“Cost Threshold”) without obtaining Landlord’s prior consent (“Pre-Permitted Alterations”); provided, however, for any proposed Pre-Permitted Alterations, Tenant shall deliver to Landlord at least
fifteen (15) days prior written notice together with reasonably sufficient supporting documentation that the proposed alterations are non-structural, affect only the interior of the Premises, do not affect the Building systems, and are within
the Cost Threshold for that Lease Year. Tenant shall, at Landlord’s election, remove all such Pre-Permitted Alterations upon expiration or earlier termination of the Lease. 
 For all alterations approved by Landlord (including all Pre-Permitted Alterations), Tenant shall contract with a licensed California contractor approved by Landlord, for the construction of such alterations,
shall secure all appropriate governmental approvals and permits, and shall complete such alterations with due diligence in compliance with plans and specifications approved by Landlord. All permitted alterations performed by or through Tenant under
this Section 12 shall comply with all applicable Laws. Any valuations or cost analyses of any alterations which are to be submitted to any governmental authority or with the County must be approved by Landlord in its sole and absolute but good
faith discretion. All such construction shall be performed in a manner which will not interfere with the quiet enjoyment of other tenants of the Building. Tenant shall pay all costs for such construction and shall keep the Premises and the Building
free and clear of all mechanics’, materialmen’s, design professionals’, and other liens which may result from construction by or through Tenant. In the event any such lien is filed as a result of any work undertaken by or through
Tenant and such lien is not removed within five (5) days after written demand by Landlord, Landlord shall have the right (but not the obligation) to satisfy the claim or post a release bond in the statutory amount, in which case any and all
costs incurred by Landlord (including any attorneys’ fees) shall be reimbursed by Tenant to Landlord as additional Rent with the next ensuing payment of Base Monthly Rent. 
 13. RELEASE AND INDEMNITY. 
 13.1 Subject to Section 14.5, below, Tenant shall indemnify,
defend (with counsel acceptable to Landlord) and hold Landlord and its Lenders, Landlord’s successors and assigns, constituent partners, members, trustees, beneficiaries, co-managing directors, and employees (collectively, the
“Indemnified Parties”) harmless against and from any and all claims, demands, actions, causes of actions, judgments, damages, liabilities, obligations, costs and expenses, including, without limitation, attorneys’ and
consultants’ fees (individually, a “Claim” and collectively, “Claims”) arising from or in connection with (i) the construction, repair, alteration, improvement, use, occupancy or enjoyment of the Premises
by Tenant, by any Tenant’s Parties (as defined in Section 13.2, below), by any other person permitted thereon, including, without limitation, any labor dispute involving Tenant and/or any failure by Tenant to comply with any Laws as
set forth in Section 6, above, (ii) any activity, work or thing done, permitted or suffered by Tenant or any Tenant Party in or about the Premises, the Building, the Common Areas or the Project, (iii) any breach or default in the
performance of any obligation on Tenant’s part to be performed under the terms of this Lease, (iv) any injuries suffered by Tenant’s employees, or (v) any negligent (whether active or passive) or wrongful act or omission of
Tenant, of any Tenant Parties, or of any other guest or invitee of Tenant in or about the Project. The foregoing shall include, but not be limited to, the defense or pursuit of any claim or any action or proceeding involved therein, and whether or
not (in the case of claims made against Landlord) litigated and/or reduced to judgment. In case any action or proceeding is brought against the Indemnified Parties or any of them by reason of any such Claim, Tenant upon notice from Landlord, shall
defend the same at Tenant’s expense by competent counsel approved in writing by Landlord. Landlord need not have first paid any such claim in order to be so indemnified. However, Tenant’s indemnification and hold harmless obligations shall
not include any Claims that result from (i) the negligence or willful misconduct of the Indemnified Parties or any of their employees, agents or contractors, or (ii) Landlord’s breach of any obligation on Landlord’s part to
be performed under this Lease (collectively, “Landlord Retained Risks”). However, notwithstanding the immediately preceding sentence, but subject to Section 14.5, below, Landlord Retained Risks shall not include, and Tenant
shall retain all indemnification and hold harmless responsibility and liability for, any Claims based in whole or part on any Claims resulting from the acts, omissions, negligence (whether active or passive) or willful misconduct of the Indemnified
Parties that arise from a risk required to be insured by Tenant hereunder. Tenant hereby waives against the Indemnified Parties all Claims arising from or in connection with any risks that are not Landlord Retained Risks. Tenant’s obligations
under this Section 13.1 shall survive the expiration or earlier termination of this Lease. 
  

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 13.2 No Indemnified Party shall be liable to Tenant or its partners, members, directors, officers,
shareholders, contractors, agents, employees, invitees, sublessees or licensees (collectively, “Tenant’s Parties”) for any loss or damage to any of Tenant’s Parties except to the extent caused solely by a Landlord Retained
Risk. Further, under no circumstances shall any Indemnified Party be liable for consequential damages arising out of any loss of the use of the Premises (including, without limitation, for lost profits or business opportunities) or any equipment,
inventory, information, or facilities therein by Tenant or by any person claiming through or under Tenant. The effect of such releases and waivers of the right to recover damages shall not be limited by the amount of insurance carried or required,
or by any deductibles applicable thereto. 
 14. INSURANCE. 
 14.1 Tenant shall, at Tenant’s expense, obtain and keep in full force during the Term the types of insurance meeting the requirements set forth on attached Exhibit “J”. Concurrently with its
execution and delivery of this Lease and thereafter within five (5) business days following written demand therefor from Landlord, Tenant shall deliver certificates of such insurance required hereunder together with evidence of payment of the
current premiums therefor to Landlord. In the event Tenant fails to provide certificates evidencing renewal of each such policy at least thirty (30) days before expiration of the policy (as required pursuant to attached
Exhibit “J”) or within five (5) business days after written request by Landlord, Landlord shall have the right, but not the obligation, to order such insurance and charge the cost thereof plus a ten (10%)
administrative fee to Tenant, which amount shall be payable by Tenant to Landlord upon demand. Failure of Landlord to demand such certificate or other evidence of full compliance with the insurance requirements contained in this Lease or failure of
Landlord to identify a deficiency from evidence that is provided to Landlord shall not be construed as a waiver of Tenant’s obligation to maintain such insurance. Tenant’s failure to provide evidence of such coverage to Landlord within the
time periods set forth above may, in Landlord’s sole discretion, constitute an immediate Tenant Default under this Lease. By requiring insurance herein, Landlord does not represent that coverage and limits will necessarily be adequate to
protect Tenant, and such coverage and limits shall not be deemed as a limitation on Tenant’s liability under the indemnities granted to Landlord in this Lease. Tenant’s failure to procure the required insurance shall not excuse Tenant from
any obligations hereunder and shall subject Tenant to contractual damages. 
 14.2 During the Term, Landlord shall insure the Building (in
addition to, and not in lieu of any insurance which Tenant is obligated to maintain) against damage with all risk insurance and public liability insurance, and any other coverages Landlord or its Lender determines to be appropriate, all in such
amounts and with such deductibles as Landlord considers appropriate. Landlord may, but shall not be obligated to, obtain and carry any other form or forms of insurance as it or its Lender may determine advisable. Such insurance may be procured
through a policy of blanket insurance. The allocated costs of such insurance shall be borne by Tenant pursuant to Section 3.3. Tenant shall not be named as an additional insured therein. Notwithstanding any contribution by Tenant to the cost of
insurance premiums as provided under this Lease, Tenant acknowledges that it has no right to receive any proceeds from any insurance policies carried by Landlord. 
 14.3 Tenant will not keep, use, sell or offer for sale in or upon the Premises any article which may be prohibited by any insurance policy periodically in force covering the Building or which shall invalidate the
insurance policies carried by Tenant or Landlord. If Tenant’s use of the Premises, whether or not Landlord has consented to the same, results in any increase in premiums for the insurance periodically carried by Landlord with respect to the
Building, Tenant shall pay any such increase in premiums as additional rent within ten (10) days after being billed therefor by Landlord. In determining whether increased premiums are a result of Tenant’s use of the Premises, a schedule
issued by the organization computing the insurance rate on the Building or the Tenant Improvements, if any, showing the various components of such rate shall be conclusive evidence of the several items and charges which make up such rate. Tenant
shall promptly comply with all reasonable requirements of the insurance authority or any present or future insurer relating to the Premises. If any of Landlord’s insurance policies shall be canceled or cancellation shall be threatened or the
premium or coverage thereunder changed or threatened to be changed in any way because of the use of the Premises or any part thereof by Tenant or any assignee or subtenant of Tenant or by anyone Tenant permits on the Premises and, if Tenant fails to
remedy 

  

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the condition giving rise to such threatened or actual cancellation, or threatened or actual change in coverage or premiums, then, within
forty-eight (48) hours after notice thereof, Landlord may, at its option, either terminate this Lease or enter upon the Premises and attempt to remedy such condition, and Tenant shall promptly pay the cost thereof to Landlord as additional
rent. Landlord shall not be liable for any damage or injury caused to any property of Tenant or of others located on the Premises resulting from such entry. If Landlord is unable or elects not to remedy such condition, then Landlord shall have all
of the remedies for a Tenant default provided for in this Lease. 
 14.4 Without limiting the foregoing, any contractor (including,
without limitation, the janitorial contractor) or any other third party engaged by or through Tenant to perform any alterations, maintenance, repairs, or other services within the Premises or elsewhere within the Building or Project (including,
without limitation, within any telephone or electrical rooms) shall deliver to Landlord evidence of liability insurance meeting the requirements set forth on attached Exhibit “K” or shall otherwise satisfy Landlord as to such
contractor’s financial capability as determined by Landlord in Landlord’s sole subjective discretion. 
 14.5 Each policy of
property insurance obtained by either party shall expressly waive all rights of subrogation against the other party and its respective officers, directors, general partners, employees, agents and representatives or shall contain the ISO endorsement
CG 2404 (subrogation waiver). Landlord and Tenant waive any rights of recovery (whether in contract or in tort) against the other for injury or loss due to hazards covered by policies of insurance containing such a waiver of subrogation clause or
endorsement to the extent of the injury or loss covered thereby. All property insurance required to be provided by Tenant under this Lease shall release Landlord from any claims for damage to any person on the Premises and elsewhere on the Project
and to Tenant’s fixtures, personal property, improvements and alterations in or on the Premises or the Project, caused by or resulting from risks insured against under the insurance policies required to be carried by Tenant and in force at the
time of such damage. All property insurance carried by Landlord shall release Tenant from any claims for damage to any person on the Premises and elsewhere on the Project caused by or resulting from risks to the extent covered under the insurance
policies carried by Landlord and in force at the time of such damage. 
 14.6 Notwithstanding Section 14.1, above, Tenant shall be
entitled to insure the liability and casualty risks required to be insured by Tenant through a blanket policy of insurance obtained by Tenant provided (i) such blanket policy provides the coverage required by this Lease and specifically names
Landlord as an additional insured (for liability coverage only) and identifies the Premises such that a contract of indemnity exists between Landlord and the provider of such insurance, (ii) such policy expressly allocates to the Premises
sufficient funds to cover the perils required to be insured hereunder and states the proper amounts of coverage, and (iii) Tenant provide Landlord certificates of the same as and when required by Landlord under this Lease. Under no
circumstances shall Tenant have the right to self-insure other than for plate glass coverage as set forth in attached Exhibit “J”. 
 15. DESTRUCTION. 
 15.1 Damage Affecting Premises. If any portion of the Premises is rendered untenantable by damage
or destruction from any cause (including any casualty to parking areas or driveways), or if such damage or destruction materially impairs Tenant’s use of the Premises (“Damage”), the following shall apply: 
 15.1.1 Determination of Extent of Damage. Landlord shall promptly (in any event, within thirty (30) days following the date
Landlord receives actual notice from Tenant of the casualty (the “Notice Date”)) notify Tenant in writing as to how long, in Landlord’s reasonable judgment, it will take to substantially restore the Damage following
Landlord’s receipt of insurance proceeds (the “Completion Estimate”). Landlord’s failure to so notify Tenant within such 30-day period shall, if Tenant so chooses, be deemed to be Landlord’s determination that such
restoration will take longer than two hundred ten (210) days as measured from the Notice Date. 
 15.1.2 Rights to
Terminate Following Major Damage or Damage Near End of Term. In the event that Landlord determines that (a) such restoration will take longer than two hundred ten (210) days as measured from the Notice Date, or (b) such
restoration will take a shorter period but the remaining Term of this Lease following such restoration period is less than the 

  

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estimated period of repair, then Landlord or Tenant may terminate this Lease by delivering written notice to the other within thirty (30) days following
the Notice Date. In the event the Parties elect to keep the Lease in effect, Landlord shall repair such Damage, subject to the remaining provisions of this Section 15. The failure to deliver such written election within thirty (30) days
after the Notice Date shall be deemed to be an election to keep the Lease in effect. Any termination in connection with a casualty near the end of the Term as set forth above shall not be effective in the event that (a) Tenant then has, or
would with the passage of time have, the right to extend this Lease pursuant to the Option, and (b) Tenant notifies Landlord in writing, within ten (10) business days following Tenant’s receipt of Landlord’s termination
notice that Tenant is exercising the Option, provided that the Option Period shall not commence until the time set forth in Section 36, below, and, if such Damage is not an insured Loss (as defined in Section 15.2.1 below). Tenant
concurrently delivers to Landlord the estimated amount of repair or restoration. 
 15.2 Restoration of Damage. 
 15.2.1 Insured Losses. In the event that any Damage occurs which was caused by an event covered by the insurance maintained by
Landlord for the Building irrespective of any deductible amounts or coverage limits involved (an “Insured Loss”) and this Lease is not terminated pursuant to Section 15.1.2, above, Landlord shall promptly commence and
diligently proceed to restore the Damage (including the floor slab, if applicable) (except to the extent that the Damage relates to Tenant’s trade fixtures, equipment or other personal property) as soon as reasonably possible after receipt of
the insurance proceeds and applicable pro rata deductible amount from Tenant. 
 15.2.2 Uninsured Losses. If, however,
the Damage is not an Insured Loss and this Lease is not terminated pursuant to Section 15.1.2, above, then, Landlord may, at Landlord’s option, either: (i) repair such Damage as soon as reasonably possible at Landlord’s expense,
in which event this Lease shall continue in full force and effect, or (ii) give written notice to Tenant within thirty (30) days after the Notice Date to terminate this Lease as of the date of the Damage. In either case, Landlord
shall make its election and notify Tenant thereof in writing within thirty (30) days after the Notice Date and in the event that Landlord elects to restore, then such notice shall contain a time estimate for completion of restoration. If
Landlord’s reasonable estimate of the time necessary to restore the Premises exceeds two hundred ten (210) days as measured from the Notice Date, then Tenant shall have the right to terminate this Lease upon delivery of written notice
thereof to Landlord within thirty (30) days after Tenant’s receipt of Landlord’s notice. Tenant’s failure to deliver such notice within said thirty (30) day period shall be deemed acceptance of Landlord’s election to
restore. In the event Landlord elects instead to terminate this Lease, Tenant shall have the right within thirty (30) days after the receipt of such notice to give written notice to Landlord of Tenant’s commitment to pay for the
restoration of such Damage solely at Tenant’s expense and without reimbursement from Landlord. Tenant shall provide Landlord with the required funds or satisfactory assurance thereof within thirty (30) days following Tenant’s
commitment. In such event this Lease shall continue in full force and effect, and Landlord shall proceed with the restoration as soon as reasonably possible after the required funds are available. If Tenant does not give such notice and provide the
funds or assurance thereof in the manner and within the times specified above, then this Lease shall terminate as of the date of the uninsured loss. 
 15.3 Outside Date for Completion. If Landlord is obligated to restore any Damage pursuant to this Section 15 and such restoration is not substantially completed within the longer of the estimated
completion time period set forth in Completion Estimate or two hundred ten (210) days from the Notice Date (provided that such periods shall be extended by one (1) business day for each business day of delay in the substantial completion
of the restoration that is caused by any Force Majeure Delay or Tenant Delay (as those terms are defined in Section 15, below)), Tenant shall have the right, as Tenant’s sole and exclusive remedy, at any time after expiration of such
period, to deliver to Landlord written notice that Tenant intends to terminate this Lease if the repair or restoration is not substantially completed within thirty (30) days after written notice thereof to Landlord. If the restoration of the
Damage is not substantially completed within such additional 30-day period (which additional period shall be extended by one (1) business day for each business day of delay in the substantial completion of the restoration that is caused by any
Force Majeure Delay or Tenant Delay), this Lease shall terminate. 
  

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 15.4 “Force Majeure Delay” as used in the Lease shall mean any delay in the completion
of any work to be undertaken by Landlord which delay is attributable to any: (1) actual delay or failure to perform attributable to any strike, lockout or other labor or industrial disturbance (whether or not on the part of the employees of
either Party hereto), civil disturbance, future order claiming jurisdiction, act of a public enemy, war, riot, sabotage, blockade, embargo, inability to secure customary materials, supplies or labor through ordinary sources by reason of regulation
or order of any government or regulatory body; (2) delay attributable to the failure of Landlord to secure building permits and approvals within the time period normally prevailing for obtaining such permits despite Landlord’s commercially
reasonable efforts to obtain them; (3) reasonable delays in completing the construction because of delays in planning or construction due to changes in any applicable law or policy (including, without limitation, Title 24 of the California Code
of Regulations, and the ADA) or the interpretation thereof; or (4) delay attributable to lightning, earthquake, fire, storm, hurricane, tornado, flood, washout, explosion; (5) delays attributable to the construction or installation
(including delays for the planning, permitting or advance ordering of components) for any specialty leasehold improvements, or (6) any other cause beyond the reasonable control of the party from whom performance is required, or any of its
contractors or other representatives. In no event shall Force Majeure Delays extend any time period set forth in Section 15 by more than sixty (60) days. “Tenant Delays” shall mean any delays caused in whole or in part by
or through Tenant and/or Tenant’s representatives or contractors, including, without limitation, Tenant’s failure to cooperate with Landlord in the procurement of required licenses and permits, and/or failure to approve any plans and
specifications in a timely fashion to the extent Tenant’s approval is required, commercially advisable, or desired by Landlord, any interference by any of Tenant’s contractor, subcontractors, employees, representatives and/or agents with
any obligations to be performed on the part of Landlord, requests for changes or postponements in construction (including postponements required by requested changes orders), submission of inaccurate or incomplete information to Landlord, failure to
pay any fees or charges when due, and/or failure to provide any required authorizations in a timely fashion where such authorization is required, commercially advisable, or desired by Landlord. Tenant shall pay all costs and expenses incurred by
Landlord which result from Tenant Delays, including, without limitation, any costs of and expenses attributable to increases in the cost of labor or materials. 
 15.5 Upon any termination of this Lease under any of the provisions of this Section 15, the parties shall be released without further obligation to the other from the date possession of the Premises is
surrendered to Landlord, except for items which have previously accrued and are then unpaid. 
 15.6 In the event of repair, reconstruction
or restoration by Landlord as provided in this Section 15, the rental payable under this Lease shall only be abated proportionately to the degree to which Tenant’s use of the Premises is impaired during the period of such repair,
reconstruction or restoration. Tenant shall not be entitled to any compensation or damages (consequential or otherwise) for (i) loss in the use of the whole or any part of the Premises, or (ii) any inconvenience or annoyance occasioned by
such damaged, repair, reconstruction or restoration. 
 15.7 Tenant shall not be released from any of its obligations under this Lease except
to the extent and upon the conditions expressly stated in this Section 15. Notwithstanding anything to the contrary contained in this Section 15, if Landlord is delayed or prevented from repairing or restoring the damaged Premises within
one (1) year after the occurrence of such damage or destruction by reason of acts of God, war, governmental restrictions, inability to procure the necessary labor or materials, or other Force Majeure Delay, Landlord, at its option, may
terminate this Lease, whereupon Landlord shall be relieved of its obligation to make such repairs or restoration, and Tenant shall be released from its obligations under this Lease as of the end of the one-year period. 
 15.8 If Landlord is obligated to or elects to repair or restore as herein provided, Landlord shall be obligated to repair or restore only those portions
of the Building and the Premises which were originally provided at Landlord’s expense, and the repair and restoration of items not provided at Landlord’s expense shall be the obligation of Tenant. 
 15.9 If at any time during the last year of the Term there is damage (whether or not an Insured Loss) and the estimated repair time pursuant to the
Completion Notice is more than one-half of the remaining Term, either party may, at such party’s option, 

  

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terminate this Lease effective sixty (60) days following the Notice Date by giving written notice to the other of such party’s election to do so
within thirty (30) days after the date of occurrence of such damage. However, if Tenant at that time has an exercisable option to extend the Term, then Tenant may preserve this Lease by performing the following, within thirty (30) days
following the Notice Date, or before the expiration of the time provided in such option for its exercise, whichever is earlier (“Exercise Period”): (i) exercising such option, and (ii) providing Landlord with the estimated
construction cost to repair the damage in the event the damage is the result of a loss that is not an Insured Loss together with such supporting documentation as Landlord may reasonably require. If Tenant duly exercises such option during the
Exercise Period and provides Landlord with the necessary funds to cover any such shortage or unavailability in insurance proceeds, Landlord shall repair such damage as soon as reasonably possible, and this Lease shall continue in full force and
effect. If Tenant fails to exercise such option and provide such funds during the Exercise Period, then Landlord may at Landlord’s option terminate this Lease by giving written notice to Tenant of Landlord’s election to do so within
ten (10) days after the expiration of the Exercise Period, notwithstanding any term or provision in Section 16, below to the contrary. 
 15.10 The provisions of Civil Code Section 1932, subsection 2, and Section 1933, subsection 4, which permit termination of a lease upon destruction of the leased premises, are hereby waived by Tenant and Landlord, and
the provisions of this Lease shall govern in case of such destruction. Except as herein provided, Tenant shall not be released from any of its obligations under this Lease, the Rent and other expenses payable by Tenant under this Lease shall not
abate, and Landlord shall have no liability to Tenant for any damage or destruction to the Premises, the Building or the Building or any inconvenience or injury to Tenant by reason of any maintenance, repairs, alterations, decorations, additions, or
improvements to the Premises, Building, or Building. 
 16. CONDEMNATION. 
 16.1 Definitions. The following definitions shall apply: (1) “Condemnation” means (a) the exercise of any governmental
power of eminent domain, whether by legal proceedings or otherwise by condemnor, and (b) the voluntary sale or transfer by Landlord to any condemnor either under threat of condemnation or while legal proceedings for condemnation are proceeding;
(2) “Date of Taking” means the date the condemnor has the right to possession of the property being condemned; (3) “Award” means all compensation, sums or anything of value awarded paid or received on a
total or partial condemnation; and (4) “Condemnor” means any public or quasi-public authority, or private corporation or individual, having a power of condemnation. 
 16.2 Obligations to be Governed by Lease. If during the Term of the Lease there is any taking of all or any part of the Premises or the Building,
the rights and obligations of the parties shall be determined pursuant to this Lease. Each party waives the provisions of Code of Civil Procedure section 1265.130 allowing either party to petition the Superior Court to terminate this Lease in
the event of a partial taking of the Premises. 
 16.3 Permanent, Total or Partial Taking. If the Premises are totally taken by
Condemnation, this Lease shall terminate on the Date of Taking. If any portion of the Premises is taken by Condemnation, this Lease shall remain in effect, except that Tenant can elect to terminate this Lease if the remaining portion of the Premises
is rendered unsuitable for Tenant’s continued use of the Premises as determined by Tenant in Tenant’s good faith business judgment. If Tenant elects to terminate this Lease, Tenant shall notify Landlord of the date of termination, which
date shall not be earlier than thirty (30) days nor later than ninety (90) days after Tenant has notified Landlord of its election to terminate; except that this Lease shall terminate on the Date of Taking if the Date of Taking falls on a
date before the date of termination as designated by Tenant. If any portion of the Premises is taken by condemnation and this Lease remains in full force and effect, on the Date of Taking the Rent shall be reduced by an amount in the same ratio as
the total number of square feet in the Premises taken bears to the total number of square feet in the Premises immediately before the date of taking. 
 16.4 Temporary Taking. If the Condemnation (either of part or of all of the Premises) is temporary in nature, then (i) this Lease shall continue in full force, and (ii) Rent shall abate to the extent
that Tenant does not use and vacates the Premises, and Landlord shall be entitled to receive and retain any portion of the Award comprising lost Rent as more particularly set forth in Section 16.5, below. For purposes of this Section 16.4,
a temporary Condemnation shall be any Condemnation in effect for a period of two hundred seventy (270) days or less. 
  

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 16.5 Retention of Condemnation Award and Obligation to Restore. Any Award shall be the sole
property of Landlord, whether such award is made as compensation for diminution in the value of the leasehold or the taking of the fee, or as severance damages; provided Tenant shall be entitled to that portion of the Condemnation Award for loss or
damage to Tenant’s trade fixtures and removable personal property, the unamortized cost of Tenant’s improvements and alterations to the Premises (in the event Landlord elects to surrender such ownership to Tenant) and relocation expenses.
If this Lease if not terminated as a result of the Condemnation as set forth above, Landlord shall, to the extent of the Condemnation Award received by Landlord, repair any damage to the Premises caused by the Condemnation (except to the extent
Tenant has been reimbursed therefor by the Condemnor). 
 17. ASSIGNMENT OR SUBLEASE. 
 17.1 Tenant shall not assign or sublease all or any part of the Premises or allow any other person or entity to occupy or use all or any part of the
Premises (collectively, a “Transfer”) without first obtaining Landlord’s consent, which may be given or withheld in accordance with the standards set forth in this Section 17, which the parties agree are reasonable
restrictions and conditions pursuant to California Civil Code section 1995.250. No withholding of consent by Landlord for any reason deemed sufficient by Landlord shall give rise to any claim by Tenant or any proposed assignee or subtenant or
entitle Tenant to terminate this Lease, to recover contract damages or to any abatement of rent. In this connection, Tenant hereby expressly waives its rights under California Civil Code Section 1995.310. If Tenant is a partnership, a
withdrawal or change, voluntary, involuntary or by operation of law of any general partner, or the dissolution of the partnership, shall be deemed a Transfer. If Tenant consists of more than one person, a purported assignment, voluntary or
involuntary or by operation of law from one person to the other shall be deemed a Transfer. Notwithstanding anything to the contrary, Tenant shall not be permitted to have more than one (1) sublease of the Premises at any one time. 

17.2 In connection with any proposed Transfer, at least thirty (30) days before the effective date of the proposed Transfer, Tenant shall provide
Landlord with written notice of Tenant’s intent to assign or sublet (“Tenant’s Notice”) and shall furnish (i) the name and identity of the proposed assignee or sublessee (“Transferee”); (ii) such
financial and related information respecting the Transferee as Landlord shall reasonably request; (iii) such business history and experience information as Landlord shall reasonably request; (iv) all terms and conditions of the proposed
Transfer, including, for any proposed sublease, a copy of the proposed Transfer documents, (v) a bank reference of Transferee, (vi) the name and description of business experience of the individuals and entities who are the owners of the
equity interests in the proposed Transferee, and (vii) if a guarantee is to be provided, it shall be in a form and substance satisfactory to Landlord’s legal counsel and its shall be accompanied by financial statements (prepared in
accordance with generally accepted accounting principles) for the two most recently completed fiscal years of the proposed guarantor(s) of the proposed Transferee’s obligations as to “Tenant” hereunder. Whether Landlord refuses
to consent to such Transfer, or consents to such Transfer, then this Lease shall remain in full force and effect in accordance with it terms. Whether or not Landlord consents to a proposed Transfer under the provisions of this Section 17,
(i) Tenant shall pay Landlord’s processing and investigation costs, which shall be the greater of Five Hundred Dollars ($500.00) or actual costs as determined by Landlord, and attorneys’ fees incurred in determining whether or
not to so consent, and (ii) Tenant shall not be relieved of any responsibility under this Lease. If Landlord consents to any Transfer, Tenant shall pay to Landlord, as additional Rent, fifty percent (50%) of all net sums or other
consideration received by Tenant promptly after its receipt. Tenant shall not be required to pay such costs, fees and net sums or other consideration referenced in the two (2) foregoing sentences in connection with a “Permitted
Transfer” to a “Tenant Affiliate” pursuant to attached Exhibit “M”. As used in this Paragraph, “net sums or other consideration” shall be calculated after first deducting reasonable costs
incurred by Tenant in connection with the Transfer, including commissions payable to a broker not affiliated with Tenant, space modification costs in connection with the Transfer, reasonable legal costs, rent concessions to the Transferee, and lease
take-over costs. Landlord’s waiver of or consent to any Transfer shall not relieve Tenant from Tenant’s primary obligations under this Lease whether or not accrued. Any Transferee approved by Landlord shall execute an agreement reasonably
acceptable to Landlord 

  

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agreeing to be bound by the terms of this Lease. If this Lease is assigned or if the Premises or any part thereof is subleased or occupied by anybody other
than Tenant, Landlord may collect Rent from the assignee, subtenant, or occupant and apply the net amount collected to the Rent due hereunder, but no such assignment, underletting, subleasing, occupancy or collection shall be deemed an acceptance of
the assignee, subtenant, or occupant as tenant (except as expressly set forth in this Section 17) or as a release of Tenant from the further performance by Tenant of the covenants on the part of the Tenant to be performed as herein contained.
The acceptance of Rent from any other person shall not be deemed to be a waiver of any of the provisions of this Lease or the consent to a Transfer of the Premises. Tenant shall not mortgage or encumber this Lease or Tenant’s interest thereon.

 17.3 Landlord shall not unreasonably withhold its consent to a proposed Transfer; provided, however, Landlord’s consent shall be
deemed to be reasonably withheld if the proposed Transfer does not satisfy all of the following conditions: 
 (a) The
Transfer shall be on the same terms and conditions set forth in Tenant’s Notice given to Landlord; 
 (b) No Transfer
shall be valid, and no Transferee shall take possession of any of the Premises until an original of the duly executed counterpart of the Transfer documentation (signed by authorized signatories of both Tenant and Transferee) has been delivered to
Landlord; 
 (c) No Transferee shall have the right to further assign or sublet; 
 (d) Any proposed subletting will not result in more than two subleases of portions of the Premises being in effect at any one time during
the Term; 
 (e) The proposed Transferee shall not be an existing tenant of the Project nor have been negotiating with
Landlord or with any affiliate of Landlord during the last six (6) months for space in the Project or for space within buildings owned by any such affiliate; 
 (f) No Transferee shall be a governmental entity; 
 (g) The portion of the Premises to be sublet or assigned shall be regular in shape with appropriate means of ingress and egress;

 (h) The proposed use of the Premises by the Transferee shall be permitted by the use provisions of this Lease; 

(i) No proposed Transfer would result in a requirement for increased parking capacity; 
 (j) The Transferee has the financial capability to fulfill the obligations imposed by the Transfer; 
 (k) The Transferee is not a real estate developer or landlord and/or is not acting directly or indirectly on behalf of a real estate
developer or a landlord; 
 (l) The Transferee has a reputation in the community for financial reliability and the bank or
other financial references support in full the financial statements delivered to Landlord on behalf of the Transferee; 
 (m)
The Transferee demonstrates, in Landlord’s business judgment, that it is able to perform the obligations on Transferee’s part to be performed under the Lease; and 
 (n) The Transferee shall not have been involved in any civil or criminal litigation, investigations or proceedings with its prior landlord
or landlords or is otherwise involved in any civil or criminal litigation, investigations or proceedings which are unsatisfactory in the reasonable opinion of Landlord. 
 Tenant acknowledges that the foregoing conditions to a requested Transfer are reasonable. 
  

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 17.4 The occurrence of any of the following shall be deemed a Transfer under this Lease, and shall, at
the election of Landlord, constitute a non-curable Tenant Default under this Lease, however, in the event Tenant is or becomes a publicly traded company, the following transfer restrictions shall not apply to the sale and purchase of such shares in
the open market: 
 (a) If Tenant is a corporation, a transfer, on a cumulative basis, of fifty (50%) of the voting
control of Tenant (unless Tenant is a corporation which is an issuer of security registered under Section 12(b) or 12(g) of the Securities Exchange Act of 1934), or if Tenant is a partnership, a transfer, on a cumulative basis, of
fifty (50%) or more of the interests in the profits and losses of Tenant; 
 (b) If Tenant is a partnership or a limited
liability company, a transfer, on a cumulative basis, of fifty (50%) or more of the interests in the profits and losses of Tenant, or the withdrawal, voluntary or involuntary or by operation of law as applicable, of any general partner or
member, or the dissolution of the partnership or limited liability company; 
 (c) If Tenant is a corporation, partnership or
limited liability company, a sale, encumbrance or other transfer of fifty percent (50%) or more of its assets in the aggregate, in one or more transactions, shall also be a Transfer under this Lease and in addition shall be void as to Landlord
without Landlord’s prior written consent; 
 (d) Any of the following acts (collectively, “Acts of
Insolvency”): (e) if Tenant becomes a bankrupt or insolvent, makes an assignment for the benefit of creditors, or institutes proceeds under the Bankruptcy Act in which Tenant is a bankrupt; or, if Tenant is a partnership or consists of
more than one person or entity, if any partner of the partnership or such other person or entity becomes a bankrupt or insolvent, or makes an assignment for the benefit of creditors; or (f) if a writ of attachment or execution is levied on this
Lease; or (g) if in any proceeding to which Tenant is a party, a receiver is appointed with the authority to take possession of the Premises. 
 Notwithstanding subsections (a), (b) and (c) above, Tenant shall be permitted to engage in transactions for the purpose of raising capital (and not to circumvent the assignment and subletting provisions of this Lease), provided
that the Net Worth of Tenant after such transaction does not decrease by more than twenty-five percent (25%) of the Net Worth of Tenant as represented in Tenant’s February 2008 audited financial statements prepared by Ernst &
Young. “Net Worth of Tenant” for purposes of this Lease shall be the tangible, unconsolidated net worth of Tenant established under generally accepted accounting principles consistently applied. 
 The occurrence of any of the transactions or events in subparagraphs (a) through (d), above, or the violation by Tenant of any provision of this
Section 17, shall give Landlord the right (but not the obligation) to require that the security deposit or Letter of Credit, as applicable, be increased to an amount equal to six (6) times the then Base Monthly Rent. 
 17.5 Under no circumstances shall Tenant or any broker or agent representing Tenant place any signs, banners or other advertising or notices anywhere on
the Premises promoting or advertising the availability of any space in the Building. 
 17.6 Notwithstanding any contrary provision of this
Section 17 (except for Section 17.4(c), above, which in an event of a conflict between this Section 17.6 and Section 17.4(c), Section 17.4(c) shall prevail), Landlord’s consent to any Transfer of this Lease or the
Premises shall not be required for any “Permitted Transfer” to a “Tenant Affiliate” pursuant to attached Exhibit “M”; provided, however, (i) notwithstanding any Permitted Transfer, Tenant shall at all
times continue to remain directly and primarily liable under this Lease, (ii) the Guarantor (if any) shall continue to remain liable under the Guaranty (and Guarantor shall, upon written demand by Landlord, as a condition for Landlord’s
benefit to the effectiveness of any proposed Permitted Transfer, consent in writing to the Permitted Transfer and ratify the Guaranty), (iii) at least thirty (30) days before any such proposed Permitted Transfer, Tenant shall provide
Landlord with written notice of the proposed Permitted Transfer together with reasonable supporting documentation substantiating that the proposed Permitted Transfer qualifies as a Permitted Transfer pursuant to Exhibit “M”,
and (iv) no such assignment or subletting otherwise permitted by this Section 17 and Exhibit “M” may be made by Tenant to an assignee or sublessee that is then insolvent or then involved in a bankruptcy
proceeding. 
  

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 18. DEFAULT. The occurrence of any one or more of the following events shall constitute a default hereunder by
Tenant (each, a “Tenant Default”): 
 18.1 Abandonment of the Premises by Tenant. Notwithstanding the provisions of
Civil Code Section 1951.3, “abandonment” means any absence by Tenant from the Premises for five (5) days or longer while in default of any provision of this Lease; 
 18.2 The failure by Tenant to make any payment of Rent or any other payment required to be made by Tenant under this Lease, as and when due, where such
failure shall continue for a period of three (3) days after written notice thereof from Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under Code of Civil Procedure
Section 1161 regarding unlawful detainer actions; 
 18.3 The failure by Tenant to observe or perform according to the provisions of
Sections 14, 21, 30.7, 30.8 and 30.9 where such failure continues for more than five (5) business days after notice from Landlord. 
 18.4 Except where a specific time period is otherwise set forth for Tenant’s performance in this Lease, the failure by Tenant to observe or perform any of the express or implied covenants or provisions of this Lease to be observed or
performed by Tenant, other than as specified in Sections 18.1 or 18.2, where such failure shall continue for a period of ten (10) days after written notice thereof from Landlord to Tenant. Any such notice shall be in lieu of, and not
in addition to, any notice required under Code of Civil Procedure Section 1161 regarding unlawful detainer actions. If the nature of Tenant’s default is such that it is reasonably capable of being cured but more than ten (10) days are
required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within the ten (10)-day period and thereafter diligently prosecute such cure to completion, which completion shall occur not later than
sixty (60) days from the date of such notice from Landlord. The foregoing shall not however limit Landlord’s rights to perform Tenant’s obligations and charge Tenant for the costs thereof pursuant to Section 19, below;

 18.5 An Act of Insolvency that is not discharged within thirty (30) days; and/or 
 18.6 If the performance of Tenant’s obligations under this Lease is guaranteed: (i) the death of a guarantor, (ii) the termination of a
guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a guarantor becoming insolvent or the subject of a bankruptcy filing, or (iv) a guarantor’s refusal to honor the
guaranty. 
 18.7 If at any time (i) the issuing bank terminates or revokes the Letter of Credit (as defined in Section 31, below),
(ii) if at least sixty (60) days before the schedule expiration of the Letter of Credit, Landlord does not receive adequate written assurance from the issuing bank that the issuing bank has renewed the Letter of Credit or is committed to
renew the Letter of Credit as required by Section 31, below, and/or (iii) if Tenant fails to replenish the Letter of Credit to the extent drawn upon pursuant to Section 32, below. 
 Additionally, following any two consecutive late payments of Rent, Landlord shall have the option (i) to require that Base Monthly Rent be paid
quarterly rather than monthly, or (ii) to require that Tenant increase the security deposit or Letter of Credit, as applicable, by one-hundred percent (100%). Furthermore, if any payment due from Tenant is by a check which is returned
unpaid from the bank or financial institution on which it is drawn, Landlord shall have the right at any time thereafter to insist that all further payments due from Tenant be made by certified or bank cashier’s check. 
 19. LANDLORD’S REMEDIES. Landlord shall have the following remedies in the event of a Tenant Default, which remedies are not exclusive; they are cumulative
and in addition to any remedies now or later allowed by law: 
 19.1 Landlord may terminate Tenant’s right to possession of the Premises
at any time. No act by Landlord other than giving notice to Tenant shall terminate this Lease. Acts of maintenance, efforts to relet the Premises, or the appointment of a receiver on Landlord’s initiative to protect Landlord’s interest
under this Lease shall not constitute a termination of Tenant’s right to possession. Landlord shall terminate this Lease and any and all rights of Tenant hereunder, by any lawful means, in which event, Landlord, 

  

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without the requirement of any further notice to Tenant, shall have the right immediately to enter the Premises and take full possession thereof, in which
event Landlord shall also have the right to recover from Tenant (i) the worth at the time of award made on account of the default resulting in such termination (“Award”), together with interest thereon at the maximum lawful
interest rate per annum, of any unpaid portion of the Rent which had been earned by Landlord at the time of such termination, (ii) the worth at the time of Award, together with interest thereon at the maximum lawful interest rate per annum, of
the amount by which any unpaid portion of the Rent which would have been earned after such termination until the time of Award exceeds the amount of loss of any unpaid portion of the Rent which Tenant proves could have reasonably been avoided,
(iii) the worth at the time of Award, discounted at the discount rate of the Federal Reserve Bank of San Francisco at the time of the Award plus one percent, of the amount by which any unpaid portion of the Rent for the balance of the Term
exceeds the amount of loss of any unpaid portion of the Rent which Tenant proves could have reasonably been avoided, and (iv) any and all other amounts necessary to compensate Landlord for all detriment proximately caused by such Default or
which in the ordinary course of business would be likely to result therefrom, including, without limitation, any costs or expenses incurred by Landlord in maintaining or preserving the Premises after such Default, preparing the Premises for
reletting to a new tenant, accomplishing any repairs or alterations to the Premises for purposes of such reletting, rectifying any damage thereto occasioned by the act or omission of Tenant and any other costs necessary or appropriate to relet the
Premises. 
 19.2 Alternatively, Landlord shall have the remedy described in California Civil Code Section 1951.4, which provides that
the Landlord may continue this Lease in full force and effect after Tenant’s breach and abandonment and enforce any of its other rights and remedies hereunder, including, without limitation, the right to recover all of the Rent as it becomes
due under this Lease. However, any acts of maintenance or preservation or efforts to relet the Premises by Landlord or the appointment of a receiver by Landlord to protect its right, title and interest in and to the Premises or any portion thereof
or this Lease shall neither constitute termination of this Lease nor interference with such rights of Tenant to possession, assignment and sublease. 
 19.3 Without limiting Landlord’s rights and remedies set forth herein, if Tenant fails to perform any affirmative duty or obligation of Tenant under this Lease within the applicable cure period, after written
notice to Tenant (or in case of an emergency, without notice), Landlord may at its option (but without obligation to do so), perform such duty or obligation on Tenant’s behalf, including but not limited to the performance of required
maintenance, repairs and/or replacements, the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or approvals. The costs and expenses of any such performance by Landlord plus a ten percent (10%)
administrative fee shall be due and payable as additional rent by Tenant to Landlord upon invoice therefore together with reasonable supporting documentation. If any check given to Landlord by Tenant shall not be honored by the bank upon
which it is drawn, Landlord, at its option, (i) may require all future payments to be made under this Lease by Tenant to be made only by cashier’s check and/or (ii) require that Tenant increase the security deposit or Letter of
Credit, as applicable, by one hundred percent (100%). 
 20. ENTRY ON PREMISES. Landlord and its authorized representatives shall have the right
to enter the Premises at all reasonable times for any of the following purposes: (a) to determine whether the Premises are in good condition and whether Tenant is complying with its obligations under this Lease; (b) to do any necessary
maintenance and to make any restoration to the Premises or the Building that Landlord has the right or obligation to perform; (c) to post “for sale” signs at any time during the Term, to post “for rent”
or “for lease” signs during the last one hundred eighty (180) days of the Term, or during any Tenant Default; (d) to show the Premises to prospective brokers, agents, buyers, lenders, tenants or persons interested in
an exchange, at any time during the Term; or (e) to repair, maintain or improve the Building and to erect scaffolding and protective barricades around and about the Premises but not so as to prevent entry to the Premises or to unreasonably
interfere with Tenant’s use of the Premises and to do any other act or thing necessary for the safety or preservation of the Premises or the Building. Landlord shall not be liable in any manner for any inconvenience, disturbance, loss of
business, nuisance or other damage arising out of Landlord’s entry onto the Premises as provided in this Section 20. Tenant shall not be entitled to an abatement or reduction of Rent if Landlord exercises any rights reserved in this
Section 20. Landlord shall conduct his activities on the Premises as provided herein in a manner that is reasonable and will cause the 

  

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least inconvenience, annoyance or disturbance to Tenant. If Tenant re-keys the doors in or to the Premises using anyone other than Landlord’s locksmith,
Tenant shall pay for the cost to re-key using Landlord’s locksmith. Landlord shall at all times have and retain two (2) sets of keys with which to unlock all doors in or to the Premises, excluding Tenant’s vaults and safes. Tenant
shall not alter any lock or install a new or additional lock or bolt on any door of the Premises without prior written consent of Landlord, which may be withheld in Landlord’s sole and absolute discretion. To the extent any approval is given,
Tenant shall in any event use Landlord’s approved locksmith. All locks shall be keyed to Landlord’s master keying system for the Project or the Building. 
 21. SUBORDINATION AND ATTORNMENT. Unless Landlord or any beneficiary or mortgagee with a lien on the Building or any ground lessor with respect to the Building elects otherwise as provided below, this Lease shall be subject and
subordinate at all times to the following (provided, in connection with any such subordination to an existing or future mortgage, deed of trust or other security instrument, Tenant receives, if requested, a non-disturbance and attornment agreement)
without the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination: 
 (a)
The lien and provisions of any mortgage or deed of trust which may now exist or hereafter be executed by which the Building, any ground lease, or Landlord’s interest or estate in any of those items, is encumbered; and 
 (b) All ground leases which may now exist or hereafter be executed affecting the Building. 
 Landlord, any such beneficiary or mortgagee, or any such ground lessor, shall at any time have the right to elect to subordinate or cause to be
subordinated to this Lease any such liens and provisions or ground lease. Any such election under the preceding sentence shall be made by giving notice thereof to Tenant at least sixty (60) days before the election is to become effective. If
any ground lease terminates for any reason or any mortgage or deed of trust is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Tenant shall, at the election of any successor-in-interest to Landlord and notwithstanding any
subordination, attorn to and become the Tenant of the successor-in-interest to Landlord. Tenant waives any right to declare this Lease terminated or otherwise ineffectual because of any such foreclosure, conveyance or ground lease termination.
Tenant shall execute and deliver, within ten (10) business days following written demand by Landlord, any additional documents required by a lender evidencing the priority or subordination of this Lease and Tenant’s obligation to attorn to
and become the Tenant of any successor-in-interest to Landlord as provided for under this Section 21 including, without limitation, a subordination, non-disturbance and attornment agreement substantially in the form of attached
Exhibit “I-1”, Exhibit “I-2” or such other subordination, non-disturbance and attornment agreement in the form generally promulgated by such lender. Tenant’s failure to sign and return any such documents within
ten (10) business days of request shall constitute a material default by Tenant under this Lease. Tenant shall directly pay all fees charged by Landlord’s lender in connection with any non-disturbance agreement requested by Tenant.

 22. NOTICE. Any notice, consent, or approval required or permitted to be given under this Lease must be in writing and may be given by personal
delivery, by Federal Express or other nationally recognized courier service or by certified mail, and shall be deemed sufficiently given when actually received by the intended party, whether personally delivered or mailed by certified mail, if to
Tenant at the address designated in Paragraph (b) of the Basic Lease Terms until the commencement of the Term only, and thereafter at the Premises, and if to Landlord at the addresses designated in Paragraph (d) of the Basic Lease Terms.
Either party may specify a different address for notice purposes by written notice to the other, except that Landlord may in any event use the Premises as Tenant’s address for notice purposes. 
 23. WAIVER. No delay or omission in the exercise of any right or remedy by Landlord shall impair such right or remedy or be construed as a waiver. No act or
conduct of Landlord, including without limitation, acceptance of the keys to the Premises, shall constitute an acceptance of the surrender of the Premises by Tenant before the expiration of the Term. Only written notice from Landlord to Tenant shall
constitute acceptance of the Premises and accomplish termination of the Lease. Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary
Landlord’s consent to or approval of any subsequent act by Tenant. Any waiver by Landlord of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of the Lease. 
  

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 24. SURRENDER OF PREMISES; HOLDING OVER. Upon expiration of the Term, Tenant shall surrender to Landlord the
Premises and all improvements and alterations in good condition, except for casualty damage and ordinary wear and tear and alterations Tenant is obligated to remove under the provisions of Section 12 herein and pursuant to the Work Letter
Agreement attached hereto as Exhibit “C”. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice or by Tenant performing all of its
obligations under this Lease. Additionally, upon the expiration or earlier termination of this Lease, Tenant shall pay Landlord for the costs incurred by Landlord to remove any of Tenant’s signage. Tenant shall remove all personal property
including, without limitation, all wallpaper, paneling and other decorative improvements or fixtures and shall perform all restoration made necessary by the removal of any alterations or Tenant’s personal property before the expiration of the
Term, including for example, restoring all wall surfaces to a patched and “paint ready” condition. Landlord can elect to retain or dispose of in any manner Tenant’s personal property not removed from the Premises by Tenant prior to
the expiration of the Term. Tenant waives all claims against Landlord for any damage to Tenant resulting from Landlord’s retention or disposition of Tenant’s personal property. Tenant shall be liable to Landlord for Landlord’s costs
for storage, removal or disposal of Tenant’s personal property. Upon the expiration or earlier termination of this Lease, Tenant shall, at Landlord’s sole option and at Tenant’s sole cost and expense, either (i) remove all
Building Cable existing within the Premises and within the common ducts and shafts of the Building, using all necessary care in removing such Building Cable in order to avoid any damage to the Building, or (ii) not remove all or any portion of
the Building Cable, provided that Tenant shall leave any such Building Cable clearly labeled and in good working order with all connections intact. 
 If Tenant, with Landlord’s written consent, remains in possession of the Premises after expiration or termination of the Term, or after the date in any notice given by Landlord to Tenant terminating this Lease, such possession by
Tenant shall be deemed to be a month-to-month tenancy terminable on written thirty (30)-day notice at any time, by either party. All provisions of this Lease, except those pertaining to term and rent, shall apply to the month-to-month tenancy,
except Tenant shall pay monthly rent in an amount equal to two hundred percent (200%) of Base Monthly Rent for the last full calendar month during the regular term plus one hundred percent (100%) of all Additional Rent. 
 25. LANDLORD DEFAULT/LIMITATION OF LIABILITY AND TIME. If Landlord fails to perform any obligations on its part to be performed under this Lease, no Landlord
default shall arise unless and until Landlord fails to cure such default within thirty (30) days following actual receipt of written notice setting forth in detail the alleged default (provided, however, if such default cannot reasonably be
cured within such thirty (30)-day period, Landlord shall not be in default if Landlord commences such cure as soon as reasonably possible and diligently prosecutes it to completion). In consideration of the benefits accruing under this Lease,
Tenant and all successors and assigns agree that, in the event of any actual or alleged failure, breach or default under this Lease by Landlord: (a) in no event shall Tenant have the right to terminate this Lease as a result of Landlord’s
default, and Tenant’s remedies shall be limited to damages and/or injunctive relief; (b) the sole and exclusive remedy shall be against the Landlord’s interest in the Building; (c) no partner of Landlord shall be named as a party
in any suit or proceeding (except as may be necessary to secure jurisdiction of the partnership, if applicable); (d) no partner of Landlord shall be required to answer or otherwise plead to any service of process; (e) no judgment will be
taken against any partner of Landlord; (f) no writ of execution will ever be levied against the assets of any partner of Landlord; (g) the obligations of Landlord under this Lease do not constitute personal obligations of the individual
partners, directors, officers or shareholders of Landlord, and Tenant shall not seek recourse against the individual partners, directors, officers or shareholders of Landlord or any of their personal assets for satisfaction of any liability in
respect to this Lease; and (h) any claim, defense, or other right of Tenant arising in connection with this Lease or negotiations before this Lease was signed, shall be barred unless Tenant files an action or interposes a defense based thereon
within one hundred eighty (180) days after the date of the alleged event on which Tenant is basing its claim, defense or right. 
 26. [INTENTIONALLY
DELETED]. 
  

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 27. HAZARDOUS MATERIALS AND INDOOR AIR QUALITY. Landlord and Tenant agree as follows with respect to the
existence or use of “Hazardous Material” (as defined below) on the Premises: 
 27.1 Tenant shall not cause or permit
any Hazardous Material to be brought upon, kept or used in or about the Premises or transported to or from the Premises by Tenant, its agents, employees, contractors or invitees (for purposes of this Section 27.1, “Tenant”),
without the prior written consent of Landlord which Landlord shall not unreasonably withhold as long as Tenant demonstrates to Landlord’s reasonable satisfaction that such Hazardous Material is necessary for Tenant’s business, will be
used, stored and transported only in incidental quantities, and will be used, kept, stored and transported in a manner that complies with all Laws pertaining to any such Hazardous Material. If Tenant breaches the obligations stated in the preceding
sentence, or if the presence, transportation or release of Hazardous Material on, to or from the Premises caused or permitted by or through Tenant (whether affirmatively or through Tenant’s active or passive negligence) results in contamination
or alleged contamination of the Premises or any surrounding property, or if contamination of the Premises or any surrounding property by Hazardous Material otherwise occurs for which Tenant is legally liable to Landlord for damage resulting
therefrom, then Tenant shall indemnify, defend and hold Landlord, Landlord’s constituent partners, managing director, agents, employees, successor and assigns (collectively, the “Indemnified Parties”) harmless from any and all
claims, judgments, damages, penalties, fines, costs, liabilities or losses (including, without limitation, diminution in value of the Premises, damages for the loss or restriction on use of rentable or usable space or of any amenity of the Premises,
damages arising from any adverse impact on marketing of space in the Building, and sums paid in settlement of claims, attorneys’ fees, consultant fees and expert fees) which arise during or after the Term as a result of such contamination. This
indemnification of the Indemnified Parties by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work required by any federal, state or local
governmental agency or political subdivision because of Hazardous Material present or alleged to be present in the soil or groundwater on or under the Premises. Without limiting the foregoing, if the presence or alleged presence, release or
transportation of any Hazardous Material on the Premises caused or permitted by Tenant results in any contamination of the Premises or surrounding property, Tenant shall promptly take all actions at its sole expense as are necessary to return the
Premises or surrounding property to the condition existing prior to the introduction of any such Hazardous Material to the Premises or surrounding Property; provided that (i) Landlord’s approval of the proposed remedial actions shall first
be obtained, which approval shall not be unreasonably withheld so long as the proposed remedial actions would not potentially have any adverse long-term or short-term effect on the Premises, and (ii) such actions are calculated to cause the
least amount of inconvenience to other Tenants. The provisions of this Section 27.1 shall survive the expiration or earlier termination of this Lease. 
 27.2 Notwithstanding anything in this Lease to the contrary, it shall not be unreasonable for Landlord to withhold its consent to any proposed assignment, sublease or transfer of the Premises or this Lease if
(i) the proposed transferee’s anticipated use of the Premises involves the generation, storage, use, treatment, disposal or transportation of Hazardous Material; (ii) the proposed transferee has been required by any prior landlord,
lender or governmental authority to take remedial action in connection with Hazardous Material contaminating a property if the contamination resulted from such transferee’s actions or use of the property in question; or (iii) the proposed
transferee is subject to any enforcement order issued by any governmental authority in connection with the use, disposal, transportation or storage of a Hazardous Material. 
 27.3 As used in this Lease, the term “Hazardous Material” means any flammable items, explosives, radioactive materials, hazardous or
toxic substances, material or waste or related materials, including any substances defined as or included in the definition of “hazardous substances”, “hazardous wastes”, “hazardous materials”,
or “toxic substances” now or subsequently regulated under any applicable federal, state or local laws, ordinances or regulations, including without limitation, petroleum-based products and materials, paints, solvents, lead,
cyanide, DDT, printing inks, acids, pesticides, ammonia compounds and other chemical products, asbestos, petroleum (or fractions thereof), PCB’s and similar compounds, and including any different products and materials which are subsequently
found to have adverse effects on the environment or the health or safety of persons. 
  

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 27.4 Without limiting the foregoing provisions of this Section 27, to prevent the generation,
growth, or deposit of any mold, mildew, bacillus, virus, pollen or other micro-organism (collectively, “Biologicals”) and the deposit, release or circulation of any indoor contaminants, including emissions from paint, carpet
and drapery treatments, cleaning, maintenance and construction materials and supplies, pesticides, pressed wood products, insulation, and other materials and products (collectively with Biologicals, “Contaminants”), that could
adversely affect the health, safety or welfare of any tenant, employee, or other occupant of the Building or their invitees (each, an “Occupant”), Tenant shall, at Tenant’s sole cost and expense, at all times during the Term:
(i) maintain the humidity level and the air exchange rate within the Premises at a level recommended to prevent or minimize the growth of any Biologicals and the circulation of any other Contaminants, (ii) maintain, operate and repair the
Premises pursuant to Section 11, in such a manner to prevent or minimize the accumulation of stagnant water and moisture in planters, kitchen appliances and vessels, carpeting, insulation, water coolers and any other locations where stagnant
water and moisture could accumulate, and (iii) otherwise maintain, operate and repair the Premises to prevent the generation, growth, deposit, release or circulation of any Contaminants. Tenant shall comply with the foregoing obligations
irrespective of the source of the moisture. Tenant shall immediately advise Landlord if Tenant observes any condition in the Premises giving rise to a reasonable suspicion of the presence of any Contaminants, and, in any event, if any governmental
entity or any Occupant alleges that its health, safety or welfare has or could be adversely affected by any such Contaminants. Landlord may then elect to engage the services of an industrial hygiene testing laboratory (or alternatively or
concurrently require Tenant to do the same) to determine whether the cause of any alleged adverse health effect is or could be attributable to any Contaminants present within the Premises. Tenant shall be responsible for all such testing costs and
for any consequential damages and costs (including, without limitation, any third-party claims, loss of rental, remediation, removal and/or abatement costs, and increase in insurance premiums) resulting from Tenant’s failure to comply in whole
or in part with the terms of this Section 27.4. 
 28. SECURITY MEASURES. Tenant acknowledges that Landlord shall have no obligation whatsoever
to provide guard service, security systems or other security measures for the benefit of Tenant, the Premises, the Common Area or the Building. As material consideration to Landlord under this Lease, Tenant hereby assumes all responsibility for the
protection of Tenant, its employees, agents, licensees and invitees (collectively, “Tenant’s Personnel”) and the property (including inventory) of Tenant and Tenant’s Personnel from the actions (including the criminal
actions) of third parties. Landlord may elect, but shall have no obligation, to provide security services to the Premises, Common Area and/or Building, in which event the cost thereof shall be included within the definition of Common Area
Maintenance Expenses as set forth in Section 11. Tenant shall have no obligation to provide security services to the Common Area. 
 29. TELEPHONE
AND DATA EQUIPMENT. Landlord shall have no responsibility for providing to Tenant any telephone equipment, including wiring, within the Premises or for providing telephone service or connections from the utility to the Premises, except as
required by law. Tenant shall not alter, modify, add to or disturb any telephone or data wiring in the Premises without Landlord’s prior written consent. Any telephone or data equipment installed by Tenant within the Premises or used by Tenant
or any of its agents, employees and invitees within the Premises shall at all times comply with all applicable laws, codes, rules and regulations and shall not cause any interference with (1) any of the Building’s mechanical and electrical
equipment and machinery, and any of the elevator, air ventilation and cooling, life-safety or other Building systems, or (2) any Building wireless system or telecommunications facilities in place as of the date of installation of such telephone
or data equipment by Tenant. Tenant agrees to consult with Landlord in advance of any installation of any system or equipment under this section that may result in such interference at the earliest practicable state of consideration of such project.
Subject to Section 14.5, above, Tenant shall be liable to Landlord for any damage to the telephone or data wiring in the Building due to the act, negligent (affirmatively or through Tenant’s active or passive negligence) or otherwise, of
Tenant or any employee, contractor or other agent of Tenant. Tenant’s access to the telephone closets within the Building shall be pursuant to procedures established by Landlord. Tenant shall promptly notify Landlord of any actual or suspected
failure of telephone or data service to the Premises, Building or Project. All costs incurred by Landlord for the installation, maintenance, repair and replacement of telephone wiring within the Premises shall be charged to Tenant plus a ten
percent (10%) administrative fee, which amount shall be payable by Tenant to Landlord upon demand. Landlord shall not be liable to 

  

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Tenant and Tenant waives all claims against Landlord whatsoever, whether for personal injury, property damage, loss of use of the Premises, or otherwise, due
to the interruption or failure of telephone services to the Premises. Tenant hereby holds Landlord harmless and agrees to indemnify, protect and defend Landlord from and against any liability for any damage, loss or expense due to any failure or
interruption of telephone or data service to the Premises for any reason and to the Building and Project caused by Tenant. Tenant agrees to obtain loss of rental insurance adequate to cover any damage, loss or expense occasioned by the interruption
of telephone or data service. 
 30. MISCELLANEOUS PROVISIONS. 
 30.1 Time of Essence. Time is of the essence of each provision of this Lease. 
 30.2
Successor. This Lease shall be binding on and inure to the benefit of the parties and their successors, except as provided in Section 17 herein. 
 30.3 Landlord’s Consent. Any consent required by Landlord under this Lease must be granted in writing and, except as otherwise expressly provided in the Lease, may be withheld by Landlord in its sole and
absolute discretion. 
 30.4 Attorneys’ Fees and Other Charges. If Landlord becomes a party to any litigation concerning this
Lease, the Premises or the Building, by reason of any act or omission by, through, or on behalf of Tenant, Tenant’s agents, employees, business invitees, or licensees, Tenant shall be liable to Landlord for reasonable attorneys’ fees and
court costs incurred by Landlord in the litigation. If either party commences an action against the other party arising out of or in connection with this Lease, the prevailing party shall be entitled to recover from the other party reasonable
attorneys’ fees and costs of suit. If Landlord employs a collection agency to recover delinquent charges, Tenant agrees to pay all collection agency fees charged to Landlord in addition to rent, late charges, interest and other sums payable
under this Lease. Tenant shall pay a charge of Five Hundred Dollars ($500.00) to Landlord for preparation of a demand for delinquent rent. 
 30.5 Landlord’s Successors. In the event of a sale or conveyance by Landlord of the Building the same shall operate to release Landlord from any liability under this Lease, and in such event Landlord’s successor in interest
shall be solely responsible for all obligations of Landlord under this Lease. 
 30.6 Interpretation. This Lease shall be construed
and interpreted in accordance with the laws of the state in which the Premises are located. This Lease constitutes the entire agreement between the parties with respect to the Premises and the Building, except for such guarantees or modifications as
may be executed in writing by the parties from time to time and any addenda and exhibits attached to this Lease. All previous representations, preliminary negotiations and agreements of whatsoever kind with respect to the Premises, the Building or
the Project, except those contained herein, are superseded and of no further force or effect. No person, firm or corporation has at any time any authority from Landlord to make representations or promises on behalf of Landlord and Tenant expressly
agrees that if any such representations or promises have been made, Tenant hereby waives all right to rely thereon, unless they are specifically included in this Lease in writing. No verbal agreement or implied covenant shall be held to vary the
provisions hereof, any statute, law or custom to the contrary notwithstanding. When required by the context of this Lease, the singular shall include the plural, and the masculine shall include the feminine and/or neuter. “Party”
shall mean Landlord or Tenant. If more than one person or entity constitutes Landlord or Tenant, the obligations imposed upon that party shall be joint and several. The enforceability, invalidity or illegality of any provision shall not render the
other provisions unenforceable, invalid or illegal. 
 30.7 Estoppel Certificates. Tenant, for itself and its subtenants, hereby
covenants and agrees (i) to execute, acknowledge and deliver to Landlord, from time to time during the Term within ten (10) business days after landlord provides Tenant with written notice to do so, an estoppel certificate substantially in
the form attached hereto as Exhibit “E” certifying in writing (a) that this Lease is in full force and effect, unmodified or modified solely as set forth in such estoppel certificate, and (b) that Tenant has fully and
completely performed and complied with each and all of its covenants, agreements, terms and conditions under this Lease for more than thirty (30) days without exception or except only as set forth in such estoppel certificate, (ii) that
any such estoppel certificate 

  

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may be conclusively relied upon by a prospective purchaser or encumbrance of the Premises, and (iii) that the failure of Tenant to so deliver such
estoppel certificate in such period of time shall be conclusive upon Tenant (a) that this Lease is in full force and effect, without modification except as may be represented by Landlord, (b) that the Rent has not been prepaid under this
Lease, except as required pursuant to the provisions of Paragraph (n) of the Basic Lease Terms of this Lease, and (c) that Landlord has as of the date on which Tenant failed to deliver such estoppel certificate, fully and completely
performed and complied with each and all of its covenants, agreements, terms and conditions under this Lease, without exception. At Landlord’s option, the failure to deliver such statement within such time shall be a material default of this
Lease by Tenant. 
 30.8 Financing. In the event any of Landlord’s lenders require, as a condition to financing, modifications to
this Lease which do not increase any of Tenant’s obligations (when viewed cumulatively) or diminish Tenant’s rights hereunder, Landlord shall submit to Tenant such written amendment with the required modifications. 
 30.9 Financial Statements. When reasonably requested by Landlord, Tenant shall, upon ten (10) business days’ notice from Landlord,
provide Landlord with a current financial statement and financial statements of the two (2) years prior to the current financial statement year. Such statement(s) shall be safeguarded by Landlord and shall be prepared in accordance with
generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Tenant’s failure to comply with its obligations under this Section 30.9 shall
constitute a material default under this Lease. 
 30.10 Recording. Tenant shall not under any circumstances record this Lease; should
either party desire to evidence this Lease of record, Landlord and Tenant agree to execute and acknowledge a memorandum of lease in a form acceptable to Landlord. Should Tenant be the party requesting recordation, Tenant shall be responsible for all
costs of recordation and any documentary transfer tax associated therewith. 
 30.11 Exhibits. The Exhibits attached hereto are made a
part of this Lease and incorporated herein by reference. 
 30.12 Waiver of Trial by Jury and Filing of Lis Pendens. Landlord and
Tenant hereby waive their respective right to trial by jury of any cause of action, claim, counterclaim or cross-complaint in any action, proceeding and/or hearing brought by either Landlord against Tenant or Tenant against Landlord on any matter
whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises, or any claim of injury or damage, or the enforcement of any remedy under any law, statute or
regulation, emergency or otherwise, now or hereafter in effect. As further material consideration to Landlord entering into this Lease with Tenant, Tenant hereby waives all rights to record a lis pendens against the Premises, the Building, the
Project or any part thereof under Section 405 of the California Code of Civil Procedure, or any other provision of law, if a dispute arises concerning this Lease or Tenant’s use or occupancy of the Premises. The provisions of this
Section 30.12 shall survive the expiration or earlier termination of this Lease. If the right to waive trial by jury is deemed unenforceable under California law as of the date of full and complete execution of this Lease, and if thereafter
during the Lease Term it becomes the law under the State of California that the waiver of a trial by jury by agreement of parties to a contract is in fact enforceable, the parties hereto agree to be bound by such waiver of a right to trial by jury
if and at such time that such change in law occurs. 
 30.13 Tenant as Corporation, Partnership or Limited Liability Company. Tenant
represents and warrants (1) that each individual executing this Lease on behalf of Tenant is duly authorized to execute and deliver this Lease on behalf of Tenant in accordance with a duly adopted resolution of the Board of Directors of Tenant
in accordance with the governing documents of Tenant, and (2) that this Lease is binding upon and enforceable by Landlord against Tenant in accordance with its terms. Concurrently with Tenant’s execution and delivery of the Lease,
Tenant shall deliver to Landlord a certified copy of a resolution of its Board of Directors authorizing or ratifying the execution of this Lease 
 30.14 No Offer. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of the Premises, offer, or option for lease, and it is not effective as a lease or otherwise until execution by
and delivery to both Landlord and Tenant. 
  

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 31. LETTER OF CREDIT. Concurrently with Lease signing and
as a condition for Landlord’s benefit to the effectiveness of this Lease, Tenant shall deliver to Landlord an original, irrevocable standby letter of credit (the “Letter of Credit”) naming Landlord as beneficiary in the initial
amount of One Hundred Thirty Nine Thousand Eight Hundred and 75/100 Dollars ($139,800.75), which amount may be adjusted pursuant to this Section, and in the form of the attached Exhibit “F”, which Letter of Credit
shall be maintained throughout the Term. Provided there has been no prior Tenant Default or a violation of Section 17 of the Lease, Tenant may reduce the amount of the Letter of Credit as follows: (i) on the first day of the
twenty-fifth (25th) full calendar month of the Original Term to $118,840.60, (ii) on the first day of the
thirty-seventh (37th) full calendar month of the Original Term to $83,880.45, and (iii) on the first day of the forty-ninth
(49th) full calendar month of the Original Term to $55,920 (each an “LOC Reduction”), provided, however, in the event of a
Tenant Default or a violation of Section 17 of the Lease after a LOC Reduction, Tenant shall immediately replenish the Letter of Credit to One Hundred Thirty-Nine Thousand Eight Hundred and 75/100 Dollars ($139,800.75). All LOC
Reduction requests by Tenant to the issuing bank shall be in writing executed by Tenant and Landlord. Landlord shall have the right to draw upon the Letter of Credit at any time in the event of a Tenant Default or a violation of Section 17 of
the Lease or to otherwise compensate Landlord for any damage Landlord incurs as a result of Tenant’s failure to perform any of its obligations hereunder. The Letter of Credit shall (i) be issued by Wells Fargo Bank, N.A. or another
major commercial bank reasonably acceptable to Landlord, with a Los Angeles, California service and claim point for the Letter of Credit, (ii) have an expiration date not earlier than the one hundred twentieth (120th) day after the expiration date of the Term (“Expiration Date”), and (iii) shall provide that Landlord may make partial
and multiple draws thereunder, up to the face amount thereof. In addition, the Letter of Credit shall provide that in the event of Landlord’s assignment or transfer of its interest in this Lease, the Letter of Credit shall be freely
transferable by Landlord, without charge and without recourse, to the assignee or transferee of such interest and the issuer shall confirm the same to Landlord and such assignee or transferee. The Letter of Credit shall provide for payment to
Landlord upon the issuer’s receipt of a sight draft from Landlord together with Landlord’s certificate certifying that the requested sum is due and payable from Tenant and Tenant has failed to pay such sum. If the Letter of Credit has an
expiration date earlier than the Expiration Date, then throughout the Term hereof (including any renewal or extension of the Term), Tenant shall provide evidence of renewal of the Letter of Credit to Landlord at least sixty (60) days prior to
the date the Letter of Credit expires or Landlord shall have the right to draw upon the Letter of Credit. If Landlord draws on the Letter of Credit pursuant to the terms hereof, Tenant shall immediately replenish the Letter of Credit or provide
Landlord with an additional letter of credit conforming to the requirements of this Section so that the amount available to Landlord from the Letter of Credit(s) provided hereunder is at all times the amount required under this Lease. Tenant’s
failure to deliver any replacement, additional or extension of the Letter of Credit, or evidence of renewal of the Letter of Credit, within the time specified under this Lease shall be an automatic Tenant Default and entitle Landlord to draw upon
the full amount of the Letter of Credit, and any such cash amount not applied to any then existing Tenant Default shall be held as a cash security deposit pursuant to Section 5, above. If Landlord liquidates the Letter of Credit as provided in
the preceding sentence, Landlord shall hold the funds received from the Letter of Credit as security for Tenant’s performance under this Lease, and Landlord shall not be required to segregate such security deposit from its other funds and no
interest shall accrue or be payable to Tenant with respect thereto. No holder of any mortgage or deed of trust constituting a lien against the Building or the Project, nor any purchaser at any judicial or private foreclosure sale of the Building or
the Project, shall be responsible to Tenant for such security deposit unless and only to the extent such holder or purchaser shall have actually received the same. If Tenant is not in default at the expiration or termination of this Lease, Landlord
shall return to Tenant the original of the Letter of Credit then held by Landlord within sixty (60) days following expiration or earlier termination; provided, however, that in no event shall any such return be construed as an admission by
Landlord that Tenant has performed all of its covenants and obligations hereunder, and, in any event, the original of the Letter of Credit shall be returned (if not drawn upon) upon the complete cure of any such Tenant Default. 
  

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 32. OPTION TO EXTEND. Landlord grants to Tenant an option (the “Option”) to extend the Term
for one (1) period of five (5) years (the “Extension”) on the same terms and conditions as set forth in the Lease, except that the Base Monthly Rent shall be adjusted on the first day of the Extension (the
“Adjustment Date”) to the “fair rental value” of the Premises on the Adjustment Date as follows: 
 (a) At least one hundred eighty (180) days before the Adjustment Date, Landlord and Tenant shall meet in an effort to negotiate, in good faith, the fair rental value of the Premises as of the Adjustment Date for the first year of the
Extension Term. If Landlord and Tenant have not agreed upon the fair rental value of the Premises at least one hundred (100) days before the Adjustment Date, Landlord and Tenant shall attempt to agree in good faith upon a single appraiser not
later than seventy-five (75) days before the Adjustment Date. If Landlord and Tenant are unable to agree upon a single appraiser within this time period, then Landlord and Tenant shall each appoint one (1) appraiser not later than
sixty-five (65) days before the Adjustment Date. Within ten (10) days thereafter, the two (2) appointed appraisers shall appoint a third appraiser. If either Landlord or Tenant fails to appoint its appraiser within the prescribed time
period, the single appraiser appointed shall determine the fair rental value of the Premises. If both parties fail to appoint appraisers within the prescribed time periods, then the first appraiser thereafter selected by a party shall determine the
fair rental value of the Premises. Each party shall bear the cost of its own appraiser, and the parties shall share equally the cost of a single or a third appraiser, if applicable. Each appraiser shall have at least ten (10) continuous years
experience in the appraisal of Class A office/industrial buildings in Los Angeles County, California and shall be a member of one or more professional organizations such as MAI or an equivalent. 
 (b) For purposes of such appraisal, “fair rental value” shall mean the price that a ready and willing tenant would pay, as of
the Adjustment Date, as monthly rent to a ready and willing landlord of comparable commercial/industrial buildings for space comparable to the Premises in Commerce, California for the first year of the Extension Term, if that property were exposed
for lease on the open market for a reasonable period of time with a lease comparable to the Lease and with tenant improvements comparable to those in the Premises (excluding the depreciated costs of any tenant improvements) and taking into account
visibility and frontage on major streets. If a single appraiser is chosen, then such appraisal shall determine the fair rental value of the Premises. Otherwise, the fair rental value of the Premises shall be the arithmetic average of the two of the
three appraisals which are closest in amount, and the third appraisal shall be disregarded. In no event shall the fair rental value be less than the Base Monthly Rent payable by Tenant during the calendar month immediately preceding the Adjustment
Date, nor there be any rent concession or additional tenant improvement allowance for the Extension term. Landlord and Tenant shall instruct the appraiser(s) to complete their determination of the fair rental value not later than thirty (30)
days before the Adjustment Date. If the fair rental value is not determined before the Adjustment Date, then Tenant shall continue to pay to Landlord the monthly rent in effect immediately prior to such Extension, until the fair rental value is
determined. When the fair rental value of the Premises is determined, Landlord shall deliver notice of that amount to Tenant, and Tenant shall pay to Landlord, within ten (10) days after receipt of such notice, the difference between the
monthly rent actually paid by Tenant to Landlord and the new monthly rent determined under this Section 32. 
 (c) On the
first anniversary of the Adjustment Date and every twelve (12) months thereafter, the Base Monthly Rent shall increase every twelve (12) months by three percent (3.0%), calculated by multiplying the Base Monthly Rent then in effect by
1.03. 
 (d) The Option shall be exercised only by written unconditional notice received by Landlord at least two hundred
seventy (270) days before expiration of the Original Term. Time is of the essence in Tenant’s delivery of such notice. If Landlord does not timely receive Tenant’s written unconditional notice of the exercise of the Option, the Option
under this Section 32 shall immediately lapse, and there shall be no further right to extend the Original Term or to the Extension. The Option shall be exercisable by Tenant on the express condition for Landlord’s benefit that no Tenant
Default exists either at the time of the exercise of the Option or at the commencement of the Extension. If Tenant timely exercises the Option under this Section 32, “Term” shall mean, for all purposes under the Lease, the sum of
(i) the Original Term, plus (ii) the term of the Extension. Tenant’s election to exercise the Option shall be deemed an acceptance of the Building and the Premises in their then “as is” condition. 
  

 - 28 - 

 (e) The Option is personal to Tenant and to any Tenant Affiliate that is an assignee of
the Lease. In the event of any assignment or sublease of Tenant’s interest in the Lease before the permitted exercise of the Option other than to a Tenant Affiliate that is an assignee of this Lease, the Option shall not be transferred to any
such transferee but shall instead automatically lapse. 
 33. EXPANSION PREMISES; RIGHT OF FIRST NOTICE. If, during the Original Term, space
becomes available for lease within the Project (“Expansion Premises”), Landlord shall notify Tenant of such availability (the “Availability Notice”). Landlord’s delivery of the Availability Notice shall be
Landlord’s sole and exclusive obligation to Tenant with respect to the availability of Expansion Premises. Landlord and Tenant shall each have the right, in their sole, subjective and absolute discretion, to approach the other for purposes of
entering into discussions for Tenant to lease the Expansion Premises on terms and conditions mutually acceptable to Landlord and Tenant, each in their sole, subjective and absolute discretion. Nothing in this Section 33 shall expressly or
implicitly obligate Landlord or Tenant to enter into negotiations or into a contract for the lease of the Expansion Premises or create any reliance by either Landlord or Tenant that a contract for the lease of any Expansion Premises shall be
executed. Should the parties enter into discussions or negotiations to lease any Expansion Premises, Landlord and Tenant shall each have the right, in their sole, subjective and absolute discretion, to terminate such discussions or negotiations at
any time for any reason or no reason. 
 34. DELIVERY WARRANTY. Landlord shall deliver the Premises to Tenant as of the Term Commencement Date broom
clean and free of debris. As of the Term Commencement Date only, Landlord warrants that the existing plumbing, electrical and HVAC equipment servicing the Premises and the loading doors servicing the Premises shall be in good working order (the
“Premises Delivery Warranty”). If Landlord does not receive reasonably detailed written notice of any breach of the Premises Delivery Warranty (a “Repair Notice”) within thirty (30) days from the Term
Commencement Date, then the Premises Delivery Warranty and all of Landlord’s obligations thereunder shall expire. To the extent Landlord does receive a Repair Notice within the forgoing thirty (30)-day period, then Landlord shall, at
Landlord’s sole cost and expense, promptly remedy such breach of the Premises Delivery Warranty. Notwithstanding the foregoing, the Premises Delivery Warranty shall be not apply to any damage or operational failure of the Premises plumbing,
electrical and/or HVAC equipment or any of the loading doors to extent any such damage or operational failure results from the acts or omissions of Tenant, its agents, contractors, subcontractors, employees, agents and/or licensees, including,
without limitation, in connection with the construction of the tenant improvements pursuant to the Work Letter Agreement. 
 35. HVAC INSTALLATION.
Landlord shall replace the Building’s existing roof-mounted HVAC units with HVAC units with the capacity to supply sufficient HVAC services for a standard office environment containing approximately 15,000 square feet of space (collectively,
“HVAC Installation”) and use its commercially reasonable best efforts to complete the HVAC Installation on or before the Target Term Commencement Date. The HVAC Installation shall be deemed to have been completed on the effective
date that the HVAC contractor engaged to perform the HVAC Installation certifies such completion to Landlord. Tenant and/or its contractors shall not be permitted to be at the Premises on the day that Landlord’s contractor removes the existing
HVAC units and installs the replacement HVAC units. 
 36. TENANT’S SATELLITE. Tenant shall have the right to install a single small satellite
dish on the roof of the Building pursuant to the Satellite Equipment Rules and Regulations attached hereto as Exhibit “L”. 
 [SIGNATURE BLOCKS ON IMMEDIATELY FOLLOWING PAGE] 
  

 - 29 - 

 [SIGNATURE BLOCKS FOR MULTI-TENANT INDUSTRIAL LEASE, 
 DATED, APRIL 9, 2008, BETWEEN WARLAND INVESTMENTS 
 COMPANY AND METROPARK USA, INC.] 
  

									
		 	LANDLORD:    	 	 WARLAND INVESTMENTS COMPANY, a
 California limited partnership

					
		 		 		 	By:	 	/s/ Carl W. Robertson
		 		 		 		 	Carl W. Robertson,
		 		 		 		 	Co-Managing Director
					
		 		 		 	By:	 	/s/ John C. Law
		 		 		 		 	John C. Law,
		 		 		 		 	Co-Managing Director
			
		 	TENANT:	 	 METROPARK USA, INC., a
 Delaware corporation

					
		 		 		 	By:	 	/s/ Efthimios P. Sotos
		 		 		 		 	Its: COFO
					
		 		 		 	By:	 	 
		 		 		 		 	Its:______________________________________________

  

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 Page 1 of 1 
  

 EXHIBIT “A” 
 PREMISES PLAN 
 

 
 EXHIBIT “A” 
 Page 1 of 1 

 EXHIBIT “B” 
 PROJECT DEPICTION 
 

 
  

 EXHIBIT “B” 
 Page 1 of 1 

 EXHIBIT “C” 
 WORK LETTER AGREEMENT 
 Tenant and Landlord are executing simultaneously with this Work
Letter Agreement (“Agreement”) that certain Multi-Tenant Industrial Lease (the “Lease”) covering the Premises described as an approximately 52,755 square feet portion of 5750-5754 Grace Place,
Commerce, California. This Agreement is incorporated into and made a part of the Lease. All capitalized terms herein have the same definition as in the Lease. In consideration of the mutual covenants contained in the Lease and for other valuable
consideration, Tenant and Landlord agree that the Premises shall be improved as set forth below. 
 1. Tenant’s Construction Obligations. Tenant,
at its sole cost, shall employ DeForest Construction, Inc., a California corporation, which is a fully licensed and bonded general contractor (“Contractor”), to construct all tenant improvements within the Premises in strict
accordance with the plans and specifications to be approved by Landlord as set forth below (the “Tenant Improvements”). Landlord shall have no responsibility for construction of the Tenant Improvements, and Tenant will remedy, at
Tenant’s expense, and will be responsible for any and all defects in all such construction that may appear during or after the completion thereof. Tenant shall promptly reimburse Landlord as additional rent for any extra expense incurred by
Landlord by reason of faulty work done by Tenant or Tenant’s contractors or by reason of inadequate cleanup. Landlord has pre-approved basic conceptual plans for the Tenant Improvements which are attached hereto on Schedule 2 to this
Agreement (the “Approved Plan”). 
 2. Approval of Plans and Specifications. 
 2.1 Tenant shall prepare and deliver to Landlord for Landlord’s review and approval three (3) sets, plus one (1) reproducible set, of
all of the final working drawings for the Tenant Improvements which shall substantially conform to the Approved Plan (“TI Drawings”). Concurrently with submission of the TI Drawings Tenants shall submit to Landlord for
review Tenant’s proposed signage, which shall be consistent with the Sign Criteria. Upon completion of Landlord’s review, Tenant shall have five (5) days in which to resubmit, if necessary, revised TI Drawings to Landlord for
Landlord’s review and approval. Landlord shall not have any obligation to approve any TI Drawings that (i) do not conform to applicable statutes, ordinances or regulations or is disapproved by any governmental agency,
(ii) requires building service beyond the level normally provided to other tenants in the Project, (iii) overload the floor, (iv) may, as determined by Landlord, in Landlord’s sole and absolute discretion, adversely impact the
structural integrity of the Building or any of the Building systems, (v) can be seen from the exterior of the Building, (vi) increase any of Landlord’s costs, or (vii) are, in Landlord’s sole opinion, of a nature or quality
that is inconsistent with the objectives of Landlord for the Project. If Tenant and Landlord are unable to agree on the TI Drawings, such dispute shall be resolved by the Project architect, DeRevere & Associates, whose determination
shall be final. Following such approval of the TI Drawings, both parties shall sign and deliver to each other duplicate copies of the TI Drawings. Thereafter, changes may be made only in strict accordance with the construction contract for
the Tenant Improvements, and Landlord shall have approval rights therein to any material changes. The term “Approved Drawings” shall include such changes. 
 2.2 Upon receipt of a request by Tenant to approve the TI Drawings for any part thereof, Landlord shall have ten (10) business days following
receipt of the request together with all reasonable supporting documentation in which to review in good faith the submitted drawings and other documents to determine whether they meet the standards for the Building. On or before the expiration of
the review period, Landlord shall prepare and submit to Tenant in writing any comments, suggestions, modifications or objections it may have to the submitted drawings or documents. 
 2.3 If the Tenant Improvements include any floor covering other than traditional carpeting, then Tenant shall, at its sole cost and expense, perform a
moisture test. Notwithstanding anything to the contrary, Tenant may not waive any moisture barrier requirement or recommendation without Landlord’s approval, which may be withheld in its sole and absolute discretion. 
  

 EXHIBIT “C” 
 Page 1 of 11 

 2.4 Landlord will not require Tenant to remove the hard walls and additional restroom, that as depicted
on the Approved Plan, upon the expiration or earlier termination of the Lease. However, as part of Landlord’s review and approval of the TI Drawings, Landlord will determine whether Landlord will require the removal of any other components of
the Tenant Improvements (i.e., the ceiling, lighting and flooring). If Landlord does not designate that any portion of the Tenant Improvements shall be permitted to remain on the Premises, such Tenant Improvements shall be removed by Tenant at
Tenant’s sole cost upon the expiration or earlier termination of the Lease. 
 3. Approval of Contractor, Subcontractors and Materialmen. At
least ten (10) business days prior to commencement of construction, Tenant shall furnish to Landlord the names and addresses of all contractors, subcontractors and materialmen employed or to be employed in connection with construction of the
Tenant Improvements. Within five (5) business days after receiving this list together with the qualifications and experience of such contractors and subcontractors, Landlord may disapprove of the use of any contractor, subcontractor or
materialman set forth on that list. If Landlord fails to notify Tenant of any such disapproval within this five (5) business day period, Landlord shall be deemed to have so approved. 
 4. Construction Costs. Tenant shall pay for all costs to construct the Tenant Improvements. Construction shall not commence until Landlord has fully approved the
plans and specifications for the Tenant Improvements as set forth in Paragraph 2, above. Tenant shall be solely responsible, at its cost but with Landlord’s reasonable cooperation, for obtaining all required licenses and permits in
connection with the permitted use of the Premises, including, without limitation, any certificate of occupancy or equivalent permit. Tenant shall be solely responsible, at Tenant’s cost, for procurement of Tenant’s business license.
Additionally, Tenant shall (i) reimburse Landlord for the fees of any consultants or contractors incurred by Landlord in connection with the Tenant Improvements (“Consultants’ Costs”), and (ii) pay
Landlord’s construction administrative fee equal to one percent (1%) of the cost of completing the Tenant Improvements. 
 5. Inspection of
Progress of Construction. Landlord and its agents shall have the right at all times during construction of the Tenant Improvements to enter upon the Premises during construction. If the construction is not in substantial compliance with the
Approved Drawings or with applicable statutes, regulations, or ordinances, Lessor may direct Contractor to conform construction, at Tenant’s cost, to such standards. Notwithstanding the foregoing, Landlord is under no obligation to construct or
supervise construction of the Tenant Improvements. Any inspection by Landlord shall be for the sole purpose of protecting Landlord’s interests and is not to be relied upon in any regard by Tenant. Furthermore, any inspection by Landlord shall
not be representation that there has been or will be compliance with the plans and specifications, applicable laws, regulations or ordinances or that the construction is free from faulty material or workmanship. Tenant hereby assumes all such risks
and shall make or cause to be made any and all such other inspections as Tenant may desire for its own protection and/or as required by law. 
 6.
Indemnification of Landlord. Tenant shall indemnify, defend and hold Landlord harmless from and against all Claims (as defined in Section 13 of the Lease) arising from or in connection with construction of the Tenant Improvements,
including without limitation any and all personal injuries and all mechanics’ and materialmen’s liens arising therefrom. 
 7. Notices. Upon
completion of the Tenant Improvements, Tenant shall diligently work with Landlord to cause a Notice of Completion to be recorded with the County Recorder of Los Angeles County. Tenant irrevocably appoints Landlord as agent to file for record any
notices of completion, cessation of labor, or other notice that Landlord deems necessary to file for record to protect any of Landlord’s interests under this Agreement. Any valuations or cost analyses of the Tenant Improvements which are to be
submitted to any governmental authority or with the County must be approved by Landlord in its sole and absolute but good faith discretion. 
 8.
Insurance. No construction shall proceed without workers’ compensation and public liability insurance and property damage insurance, all in amounts and with companies satisfying the requirements of Section 14 of this Lease. Before
commencing the construction, certificates of such insurance shall be furnished to Lessor by Tenant, the general contractor, and each major subcontractor and supplier entering the Project. If requested, the original policies thereof shall be
submitted for Landlord’s approval. All such policies shall provide that thirty (30) days’ written notice must be given to Landlord and Landlord’s lender before termination or cancellation. 
  

 EXHIBIT “C” 
 Page 2 of 11 

 9. Commencement Date. Under no circumstances shall Contractor’s failure to complete the Tenant Improvements
in a timely manner in any way affect the Term Commencement Date as established pursuant to paragraph i of the Basic Lease Terms. 
 10. Construction
Rules and Regulations. Tenant shall cause Contractor and all subcontractors and suppliers to comply with the construction rules and regulations attached hereto as Schedule 1. 
 11. Roof Work. Without limiting the foregoing, except as expressly set forth in the Lease, Tenant shall have no right to conduct any work on or to the roof of the
Building, including causing any roof penetrations, without procuring Landlord’s consent in full compliance with this Work Letter Agreement. In the event Landlord consents to such roof work as part of the Approved Drawings, Tenant shall
coordinate all such roof work with Landlord’s approved roofing consultant and roofing contractor and shall pay all costs and fees charged by them. 
 12. Miscellaneous. 
 12.1 All of Tenant’s contractors, subcontractors, employees, servants and agents must work in
harmony and shall not interfere with any work undertaken by or through Landlord, or with the work of any other tenant of the Project or its contractors. 
 12.2 Any work to be performed in adjacent tenant’s areas shall be pursued only after obtaining that tenant’s and Landlord’s express written permission and shall be done only if any agent or employee of
Landlord is present. Tenant shall reimburse Landlord for the expense of any such employee or agent. 
 12.3 If any shutdown of plumbing,
electrical, or air conditioning equipment becomes necessary, Tenant shall notify Landlord, and Landlord will determine when such shutdown shall be done only if an agent or employee of Landlord is present. Tenant will reimburse Landlord for any
resulting expenses including the expense of any such employee of agent. 
 12.4 Tenant shall not be required to post payment or performance
bonds in connection with its construction of the Tenant Improvements. 
  

 EXHIBIT “C” 
 Page 3 of 11 

 

 
 WARLAND INVESTMENTS COMPANY 
 SCHEDULE 1 
 CONSTRUCTION WORK RULES AND REGULATIONS 
  

			
	 PROPERTY OWNER:
	  	Warland Investments Company
	 SENIOR PROPERTY MANAGER:
	  	Susan Garey (714) 895-5908
	 ASSISTANT PROPERTY MANAGER:
	  	Debbie Kimberlin (714) 895-5908
	 MANAGEMENT FAX NUMBER:
	  	(714) 898-3453

 The following information outlines the construction work rules and regulations (“R&Rs”),
which will be followed by all construction firms working at 5750 5754 Grace Place, Commerce, California. These R&Rs apply to general construction, Tenant lease space construction, and all other construction related activities. No deviation or
exception will be permitted without the expressed, written approval of Warland Investments Company (“Landlord”) who owns and manages the property. Questions or comments should be directed to the Property Manager at Landlord.

 1. Prior to any construction activities, Contractor shall agree to abide by and conform to these R&Rs and shall acknowledge such
agreement for itself and all others performing any portion of the work by or through Contractor, including subcontracts and materials supplier’s by executing these R&Rs where shown. 
 2. If Contractor is hired directly by the Tenant, the Tenant will be primarily responsible for the Tenant’s Contractor and its Subcontractors,
workmen, suppliers, etc. Any action detrimental to the Building(s) is the sole responsibility of the Tenant. Tenant’s Contractor shall be responsible for enforcing these R&Rs with all the Subcontractors, workmen and anyone else working
on the premises. 
 3. Plans and specifications setting forth all work to be performed by Contractor shall be submitted and approved by
Landlord in writing prior to work being commenced. Upon completion, Contractor shall deliver to Landlord the approved drawings marked to show final changes of any derivations from original approved plans. 
 4. All costs, including but not limited to, costs for permits, fees and licenses necessary for the execution of work shall be the sole and exclusive
obligation of Contractor or its Subcontractors provided however, such costs may, if agreed by tenant, be passed on to the Tenant for whom work is performed. 
 5. Immediately upon being awarded a job, the Superintendent of the successful bidder is required to set-up a field office. The field office can vary from a table in the corner of the construction space for a small job
to a separate office for larger projects. The following is a checklist of items to set-up and is maintained at all times on the job: 
 A.
Full set of Project Drawings and Specifications (as submitted for building permit). 
 B. Addendum Drawings and specifications 
 C. First Aid Kit 
 D. Safety Posters and
Safety Manual 
 E. Safety Equipment 
 F. Memorandums and Drawing Transmittals 
 G. Daily Log 
 H. Inspection Logs 
 I. Visitor Log and Release Forms 
  

 EXHIBIT “C” 
 Page 4 of 11 

 J. Extra Work Authorization 
 K. Hard Hats as required 
 L. Office supplies (as applicable) 
 M. Office furniture 
 N. Drawing Transmittals

 O. Schedule (bar chart minimum) 
 6. The field office should also contain a full set of project files in a locked cabinet. These files should contain all correspondence and copies of contracts and insurance certificates with all subcontractors. 
 7. Contractor shall maintain supervisory personnel on site at all times and will provide direct supervision of any and all Work being performed including
the delivery of materials. Such supervisory personnel shall be fully empowered to coordinate, respond for and authorize Subcontractors to perform such Work as is necessary to enable the Work to proceed. 
 8. Contractor shall be responsible for all its actions on site as well as those of its Subcontractors. Any damage to the Building caused by Contractor
shall be promptly repaired by Contractor at no cost to Landlord. Care shall be taken to protect ceiling, walls, doors, and carpets of tenant areas when moving construction materials, trash, etc. This shall be accomplished by installing Masonite on
the floor, and plastic on doors, walls, and ceilings. Clean up of these areas upon completion of the job is the responsibility of Contractor. 
 9. All risk of loss to all property of Contractor and its Subcontractor, including but not limited to, tools and materials located on the Premises, shall be the sole and exclusive responsibility of the General Contractor and its
Subcontractors and Landlord shall have no responsibility of the General Contractor and its Subcontractors and Landlord shall have no responsibility therefore. 
 10. Contractor shall give all notices and comply with laws, rules, regulations and orders of any public authority bearing on the performance of the Work. 
 11. Since each job differs in scope, it is necessary that Contractor set up job meetings according to the job needs. Each Contractor’s Superintendent
must set his own time interval between job meetings, notify Landlord of their scheduling and once the intervals are set, maintain them on a regular basis. 
 12. All construction workers must be properly, permanently, and visually identified. The identification system must be approved prior to the start of any work and may take the form of hard hats with numbered decals or
badges for attachment to clothing. All companies will maintain an updated list of authorized workers with Landlord and will notify Landlord of each change. 
 13. All workers shall maintain their actions while in the Building(s) in a professional manner to include but not limited to: 
 A. No abusive language. 
 B. No smoking or drinking on property. 
 C. No use of radios in areas which are accessible to the public or from which the public may hear them being played. 
 14. Landlord reserves the right to add other restrictions to those listed above as may be deemed necessary to provide for the comfort and safety of the
tenants. 
 15. No storage of supplies or trash will be allowed in the Building(s) at any time. All work and adjacent areas are to be kept
cleaned and free of trash, debris and non-useful materials at all times at Contractor’s cost. Failure to do so will result in Landlord providing this service and charging Contractor accordingly. Landlord must approve placement of roll up trash
dumpsters prior to placement. Trash dumpsters must be in good condition, free of any graffiti or un-appropriate signs, words or language. If trash dumpsters are used at curbside, Contractor must obtain and pay for street use permits and maintain the
area in a clean fashion. Building trash containers are not to be used. 
  

 EXHIBIT “C” 
 Page 5 of 11 

 16. No storage of flammable substances will be allowed in the Building(s) unless approved by Landlord and
in accordance with approved building codes and regulations. 
 17. No interviewing of job applicants or Subcontractors will be allowed on-site
without prior approval by Landlord and prior scheduled appointment. 
 18. There will be absolutely no use of Tenant and/or Building property
to include, but not limited to, telephones, dollies, ladders, copiers, vacuums, etc. unless specifically approved in writing by the Tenant and/or Landlord in advance of their use. 
 19. All deliveries will be scheduled with Landlord. A prior notification of at least twenty-four (24) hours but not more than seven (7)
days is required. 
 20. Contractors shall provide and keep available fire extinguisher(s) within the demised premise during construction.

 21. Forty-eight hours advance written notice to Landlord is required for the following: 
 A. Cutting into duct, water line, existing power lines, temporary disconnecting of any meter, (fire sprinkler) or prior to moving any air handling
equipment, thermostat, etc. 
 B. Use of toxic materials or varnishing. Including how ventilation and protection of adjacent areas will be
handled. Use of toxic materials may require after hours work. 
 C. Any core drilling. All core drilling must be evaluated and approved
by Contractor’s structural engineer with submittal to Landlord for written approval. 
 D. Any welding or dust related work that will
require the covering of smoke detectors. 
 E. Contractor shall provide temporary electrical devices within the demised premises for their
subcontractor’s use. Contractor will not be permitted to run extension cords through public space on occupied floors or through occupied Tenant spaces. 
 22. Contractor shall coordinate with and provide advance notice in writing to Landlord when access to occupied space is required. Contractor shall give notice according to the following schedule. 
 A. Less than one hour required in the space; provide twenty-four (24) hours’ advance notice. 
 B. Less than one day required in the space; provide three (3) days’ advance notice. 
 C. More than one day required in the space; provide seven (7) days’ advance notice. 
 23. Contractor shall not be permitted any identifying signage or advertising unless approved by Landlord in writing. 
 24. Contractor’s materials and tool storage will be limited to the work Premises. Contractor may be permitted storage in other areas of the
Building(s) at the option of Landlord and as available. 
 25. Access to any adjacent space is not allowed unless coordinated by Landlord. All
construction crews shall stay in their respective workspace at all times. Construction personnel shall not use floor sinks, restroom sinks or toilets for cleanup or disposal of any material. 
  

 EXHIBIT “C” 
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 26. Pre-filters shall be installed over all return air openings on floor under construction. If Building
filters or equipment require replacement or cleaning due to construction dust, Contractor will be charged. 
 27. Contractor should cover air
transfers when working next to tenanted space to control the transmission of dust and dirt. Covering must be removed at the completion of daily construction. Keep all Tenant entrance and exit doors closed to restrict the movement of dust or dirt.
Close off temporary openings with polyurethane. Corridor doors must remain closed unless materials are being delivered._ All HVAC filters in fan rooms shall also be delivered in operable condition at time of completion (thus a
temporary filter should be added to the existing filter). 
 28. Wet paint sign must be posted in all public areas when appropriate.

 29. Contractor shall turn off lights and all other equipment at night after completion of work for the day. 
 30. Contractor shall arrange for pre-inspection of common area and Tenant suites prior to construction to identify items subject to potential claim for
breakage, theft, abuse, damage, etc. Pre-inspections shall be attended by the General Superintendent, Subcontractor Foreman, Tenant Representative, and Landlord. 
 31. Contractor shall not interfere with other Tenants in such a manner as to cause unnecessary inconvenience or disruption, such as core drilling, operation of powder actuate tools, hammering, or any construction that
would transmit sound through walls and floors. Work of this nature must be scheduled before 7:30 a.m. and after 6:00 p.m. The Management office reserves the right to stop work if deemed necessary. 
 32. Contractor’s use of elevators is limited to construction deliveries, which must be scheduled before 7:30 a.m. and after 6:00 p.m.
Prior to use of elevators, Contractor must properly protect flooring, walls and ceiling of elevators. 
 33. Prior to construction
commencement, Contractor shall provide a list of the subcontractors and any other onsite personnel shall not be changed without the prior written consent of Landlord. 
 34. Landlord shall have the right from time to time as may be required, to inspect or perform work within the Building(s). Landlord shall have the right to suspend Contractor’s Work in the Building if such Work,
in the opinion of Landlord, is presenting or may present a danger to life, safety, or property, or in an emergency situation. 
 35.
Contractor shall be solely responsible for obtaining the Certificate of Occupancy (or equivalent approval) and shall submit to Landlord the original thereof prior to occupancy of the premises for the purposes of conducting business. 
 36. It is expressly understood and agreed that the construction Contract shall be for the direct benefit of Landlord, who is the owner of the Building(s)
and the real property on which the work is to be done. Accordingly, Landlord shall be granted the right to pursue in its own name any rights or remedies against Contractor including, without limitation, claims for damages granted to other parties
under the Contract. 
 37. No Contractor shall be allowed to start any work in the Building(s) without having a current Certificate of
Insurance on file with the Management Office. Contractor must keep current insurance certificates on all subcontractors. Any Contractor/subcontractor performing work found not to have current insurance shall be immediately ordered off the premises.
General contractors shall list the following as additionally insured: 
 WARLAND INVESTMENTS COMPANY 
 38. Contractor must indemnify and hold harmless Warland Investments Company against and from any and all liabilities, obligations, losses,
penalties, actions, suits, claims, damages, expenses, disbursements (including legal fees and expenses) and costs of any kind or nature in any way relating to or arising out of the work performed by Contractor. To satisfy this requirement,
Contractor must sign and return the attached standard form Indemnification/Hold Harmless and Subrogation Letter. 
  

 EXHIBIT “C” 
 Page 7 of 11 

 39. Contractor and/or subcontractors should assist with Building emergencies once notified by Landlord or
other designated authority. This could be from immediate evacuation of a Building once an alarm is sounded to assisting with evacuation and executing a plan to terminate the alarm/emergency situation. 
 40. All contractors working over the weekend and after the normal hours shall provide Landlord a list of workers twenty-four (24) hours
prior to the worker being on site or they will be denied access. The list should also include an estimated time Contractors will be working, the location of the work to be done, the number of employees and the working Supervisor who will be present
in the Building(s) during the performance of the work. 
 These Construction Rules and Regulations have been agreed upon, approved and accepted by the
undersigned and on the date indicated below. 
 CONTRACTOR: 
  

			
		
	Company:	 	 
		
	By:	 	 
		
	 Print Name:
	 	 
		
	 Title:
	 	 
		
	 Date:
	 	 

  

 EXHIBIT “C” 
 Page 8 of 11 

 SCHEDULE 1 
 THE APPROVED PLAN 
 

 
 THE EXISTING SPACE PLAN FOR REFERENCE PURPOSES 
  

 EXHIBIT “C” 
 Page 9 of 11 

 

 
 THE APPROVED DEMO PLAN 
  

 EXHIBIT “C” 
 Page 10 of 11 

 

 
 THE APPROVED BUILDING PLAN 
  

 EXHIBIT “C” 
 Page 11 of 11 

 EXHIBIT “D” 
 DEPICTION OF PARKING SPACES 
 

 
  

 EXHIBIT “D” 
 Page 1 of 1 

 EXHIBIT “E” 
 FORM OF TENANT ESTOPPEL CERTIFICATE 
 TO: WARLAND INVESTMENTS COMPANY
(“Landlord”): 
 The undersigned, _____________________________________ (“Tenant”), hereby certify to __________________ a
_____________________________________________, as of the date of the Certificate as follows: 
 1. Attached hereto is a true, correct and complete copy of
that certain lease dated __________, 2008, between Landlord and Tenant (the “Lease”), which demises premises which is an approximately 52,755 square feet portion of 5750-5754 Grace Place, Commerce, California (the
“Premises”). The Lease is now in full force and has not been amended, modified or supplemented, except as set forth in Paragraph 4, below. 
 2. The term of the Lease commenced on __________, 2008. 
 3. The term of the Lease shall expire on __________, 2___. There are ________ options to
extend the Lease term for a total period of ____ years, none of which has been exercised. There are no options to expand the Premises. 
 4. The Lease has:
(Initial one) 
 (_____) not been amended, modified, supplemented, extended, renewed or assigned. 
 (_____) been amended, modified, supplemented, extended, renewed or assigned by the following described agreements, copies of which are attached hereto:

 _______________________________________________________________________ 
 _______________________________________________________________________ 
 5. Tenant has accepted and is now in possession of the Premises. 
 6. The amount of fixed monthly rent is
$            . 
 7. The amount of security deposits (if any) is
$            . No other security deposits have been made. 
 8. Tenant is paying the full
lease rental, which has been paid in full as of the date of this Certificate. No rent or other amount under the Lease has been paid for more than thirty (30) days in advance of its due date. 
 9. All work required to be performed by Landlord under the Lease has been completed. 
 10. To Tenant’s actual knowledge, There are no defaults on the part of the Landlord or Tenant under the Lease. 
 11. To
Tenant’s actual knowledge, Tenant has no defense as to its obligations under the Lease and claims no set-off or counterclaim against Landlord. 
 12.
Tenant has no right to any concession (rental or otherwise) or similar compensation in connection with renting the space it occupies except as provided in the Lease. 
 13. The Letter of Credit (as defined in the Lease) is in full force and effect. 
 All provisions of the Lease and the
amendments thereto (if any) referred to above are hereby ratified. 
 The foregoing certification is made with the knowledge that Landlord is about to
sell the Property to ______________ or that ____________________ is about to fund a loan to Landlord, which sale/loan Tenant understands is scheduled to close on 

  

 EXHIBIT “E” 
 Page 1 of 2 

 
____________, and that in either case the named party is relying upon the representations herein made in proceeding with that execution. If there is any
change in the information provided in this Certificate between now and the closing described above, Tenant shall immediately inform you of that change. 
 This Certificate has been duly executed and delivered by the authorized officers of the undersigned as of ________________, 20__. 
  

											
	“TENANT”:	 		 	___________________________________________________, a
		 		 	____________________________________________________
					
		 		 		 	By:	 	 
						
		 		 		 		 	Its:	 	 
					
		 		 		 	By:	 	 
						
		 		 		 		 	Its:	 	 

  

 EXHIBIT “E” 
 Page 2 of 2 

 EXHIBIT “F” 
 FORM OF LETTER OF CREDIT 
 Draft for discussion purposes
only 
 Note: A consultation fee of $200.00 per hour may be charged to your unit after the first hour for any review and drafting done
an this transaction by the Standby Letter of Credit Dept. 

	
	  
	  
	
	 begin format

	
	 

 TRADE SERVICES DIVISION, NORTHERN CALIFORNIA 
 ONE FRONT STREET, 21st FLOOR 
 SAN FRANCISCO, CALIFORNIA 94111 
 Contact Phone: 1(800) 798-2815 
 Email: sftrade@wellsfargo.com 
  

			
	 IRREVOCABLE LETTER OF CREDIT
  

	 Warland Investments Company
	  	Letter of Credit No. _______
	1299 Ocean Avenue, Suite 300	  	Date: ______ ___ , 2008
	Santa Monica, CA 90401	  	

 Ladies and Gentlemen: 
 We have been informed by the Account Party (as defined below), but do not independently verify that this Letter of Credit is issued in connection with a Multi-Tenant Industrial Lease dated Need Date Prior
to Letter of Credit Issuance between Warland Investments Company (“Warland”), as Landlord and Account Party as Tenant (as such lease may be amended, restated or replaced, the “Lease”) wherein Warland leases to
Account Party the premises commonly known as 5750-5754 Grace Place, Commerce California (the “Premises”). The preceding sentence is inserted in this Letter of Credit for informational purposes only and will not affect, or become a part of,
the terms and conditions of this Letter of Credit except to define the terms “Lease”, “Account Party” and “Premises” elsewhere in this Letter of Credit. 
 At the request and for the account of Metropark USA, Inc., 532 Coral Ridge Place, City of Industry, CA 91746 (the “Account Party”), we hereby
establish our Irrevocable Letter of Credit in your favor in the amount of One Hundred Thirty Nine Thousand Eight Hundred & 75/100’s United States Dollars (US$139,800.75) available with us at our above office by payment of your draft(s)
drawn on us at sight accompanied by your signed and dated certificate worded in one of the formats as follows: 
 “The undersigned, an
authorized representative of the beneficiary (“Beneficiary”) of Wells Fargo Bank Letter of Credit No.                  (the “Credit”) hereby
certifies that (i) a “Tenant Default” (as defined in Lease) has occurred under Section 18 of the Lease and (ii) as a result of such Tenant Default, the amount of the draft presented under the Credit concurrently with this certificate is
due, owing and unpaid by the Account Party. The terms “Lease and “Account Party” referred to in this certificate have the definitions given to them in the Credit.” 
 or 
 “The undersigned, an authorized representative of the beneficiary
(“Beneficiary”) of Wells Fargo Bank Letter of Credit No.                  (the “Credit”) hereby certifies that (i) a breach has occurred
pursuant to Section 17 of the Lease and (ii) as a result of such breach of Section 17 of the Lease, the amount of the draft presented under the Credit concurrently with this certificate is due, owing and unpaid by the Account Party. The terms
“Lease and “Account Party” referred to in this certificate have the definitions given to them in the Credit.” 
 or

 “The undersigned, an authorized representative of the beneficiary (“Beneficiary”) of Wells Fargo Bank Letter of Credit
No.                 (the “Credit”) hereby certifies that (i) a “Tenant Default” (as defined in Lease) has occurred under Section 18 of the
Lease and a breach has occurred pursuant to Section 17 of the Lease and (ii) as a result of such Tenant Default and breach of Section 17 of the Lease, the amount of the draft presented under the Credit concurrently with this certificate is due,
owing and unpaid by the Account Party. The terms “Lease and “Account Party” referred to in this certificate have the definitions given to them in the Credit.” 
  

 EXHIBIT “F” 
 Page 1 of 3 

 This Letter of Credit expires at our above office on December 31, 2009, but shall be automatically
extended, without written amendment, to December 31 in each succeeding calendar year up to, but not beyond, December 31, 2013 unless you have received written notice sent by us to you at your address above (or such other address as is specified in
an amendment to this Letter of Credit consented to by you or the address of a transfer beneficiary specified in our advice of transfer to this Letter of Credit or such other address as is specified in an amendment to this Letter of Credit consented
to by such transfer beneficiary) by registered mail or express courier that we elect not to extend the expiration date of this Letter of Credit beyond the date specified in such notice, which date will be December 31, 2009 or any subsequent December
31 occurring before December 31, 2013 and be at least sixty (60) calendar days after the date you receive such notice. Upon you receiving such notice of the non-extension of the expiration date of this Letter of Credit, you may also draw under this
Letter of Credit by presentation to us at our above address, on or before the expiration date specified in such notice, of your draft drawn on us at sight accompanied by your signed and dated certificate worded as above. 
 Partial and multiple drawings are permitted under this Letter of Credit. 
 Each draft must be marked “Drawn under Wells Fargo Bank, N.A. Letter of Credit No. ______ .” 
 Each draft must also be accompanied by the original of this Letter of Credit for our endorsement on this Letter of Credit of our payment of such draft. 
 If any instructions accompanying a drawing under this Letter of Credit request that payment is to be made by transfer to an account with us or at another bank, we and/or such other bank may rely on an account number
specified in such instructions even if the number identifies a person or entity different from the intended payee. 
 This Letter of Credit
is transferable and may be transferred more than once, but in each case only in the amount of the full unutilized balance hereof to any single transferee who you shall have advised us pursuant to Exhibit A has succeeded Warland Investments Company
or a successor owner as owner of the “Premises” (as that terms is defined in the Letter of Credit). Any such transfer may be affected only through ourselves and only upon presentation to us at our above-specified office of a duly executed
instrument of transfer in the format attached hereto as Exhibit A together with the original of this Letter of Credit. Any transfer of this Letter of Credit may not change the place of expiration of this Letter of Credit from our above-specified
office. Each transfer shall be evidenced by our endorsement on the reverse of the original of this Letter of Credit, and we shall deliver the original of this Letter of Credit so endorsed to the transferee. All charges in connection with any
transfer of this Letter of Credit (including our transfer fee of 1/4% of the amount transferred, minimum $175.00) are for the Account Party’s account. 
 This Letter of Credit is subject to the Uniform Customs and Practice For Documentary Credits (2007 Revision International Chamber of Commerce Paris, France Publication No. 600), and engages us in accordance with the
terms thereof, We hereby engage with you that all drafts drawn under and in compliance with the terms of this Letter of Credit will be duly honored. 
 Notwithstanding any other provision of this Letter of Credit, drawings may also be presented to
our affiliate Wells Fargo HSBC Trade Bank, N.A., 9000 Flair Drive, 3rd Floor, El Monte, CA 91731 (“Wells El Monte”) and any presentation
made to Wells El Monte will be considered to be a presentation made to our above office. 
  

			
	 Very truly yours
  

	WELLS FARGO BANK, N.A.
		
	BY:	 	 
		 	(AUTHORIZED SIGNATURE)

  

 EXHIBIT “F” 
 Page 2 of 3 

			
		  	Exhibit A
		  	Wells Fargo Bank, N.A
		  	Letter of Credit No. _____
		  	
		  	Date:                         

  

			
	Wells Fargo Bank, N.A.	  	
	Trade Services Division, Northern California	  	
	One Front Street, 21st Floor	  	
	San Francisco, California 94111	  	

 Subject: Your Letter of Credit No. _______ 
 Ladies and Gentlemen: 
 For value received, we hereby irrevocably assign and transfer all our rights under
the above-captioned Letter of Credit, as heretofore and hereafter amended, extended or increased, to: 
  

			
	 	  	
	 [insert name of transferee]
	  	
		
	 	  	
		
	 	  	
	[insert address]	  	

 By this transfer, all of our rights in the Letter of Credit are transferred to the transferee, and
the transferee shall have sole rights as beneficiary under the Letter of Credit, including sole rights relating to any amendments, whether increases or extensions or other amendments, and whether now existing or hereafter made. You are hereby
irrevocably instructed to advise future amendment(s) of the Letter of Credit to the transferee without our consent or notice to us. 
 Enclosed are the original Letter of Credit and the original of all amendments to this date. Please notify the transferee of this transfer and of the terms and conditions of the Letter of Credit as transferred. This transfer will not become
effective until the transferee is so notified. 
 The transferee has succeeded Warland Investments Company or a successor owner as owner of
the “Premises” (as that terms is defined in the Letter of Credit) 
  

					
	 Very truly yours,
  

	[insert name of transferor]
		
	By:	 	 
		 	Name:	 	 
		 	Title:	 	 

  

					
	Signature of Transferor Guaranteed
	[insert name of bank]
		
	By:	 	 
		 	Name:	 	 
		 	Title:	 	 
		 	[a corporate notary acknowledgement or a certificate of authority with corporate seal is acceptable in lieu of bank guarantee above]

  
  
  

			
	 	  	
		
	end format	  	
	 	  	

  
  

	
	Agreed to and accepted by:
	
	  
	APPLICANT

 EXHIBIT “F” 
 Page 3 of 3 

 EXHIBIT “G” 
 BUILDING RULES AND REGULATIONS 
 Except as specifically provided in the Lease to which
these Rules and Regulations are attached, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside or inside of the Building or the Project without the prior written consent of Landlord.
Landlord shall have the right to remove, at Tenant’s expense and without notice, any sign installed or displayed in violation of this rule. All approved signs or lettering on doors and walls shall comply with all then-applicable governmental
requirements and shall be printed, painted, affixed or inscribed at the expense of Tenant by a person or company designated by Landlord. 
 1. Tenant shall
not place anything against or near glass partitions or doors or windows, other than the Building standard window covering, which is visible from outside the Premises. 
 2. Tenant shall not obstruct any sidewalks, halls, passages, exits, entrances, elevators, escalators, or stairways of the Building or the Project. The halls, passages, exits, entrances, elevators, escalators and
stairways are not open to the general public, but are open, subject to reasonable regulations, to Tenant’s business invitees. Landlord shall in all cases retain the right to control and prevent access thereto of all persons whose presence in
the judgment of Landlord would be prejudicial to the safety, character, reputation and interest of the Project and its tenants; provided that nothing contained in these Rules and Regulations shall be construed to prevent such access to persons with
whom any tenant normally deals in the ordinary course of its business, unless such persons are engaged in illegal or unlawful activities. No tenant and no employee or invitee of any tenant shall go upon the roof of the Building except to the extent
expressly permitted in the Lease. 
 3. The directory of the Building will be provided exclusively for the display of the name and location of tenants only
and Landlord reserves the right to exclude any other names therefrom. 
 4. Landlord will furnish Tenant, free of charge, two (2) sets of access keys
for each entry door to the Premises. A charge of $10/key for each replacement card shall be assessed as additional Rent. Tenant shall not make or have made additional access card keys, and Tenant shall not alter any lock or install any new
additional lock or bolt on any entry door to the Premises. Tenant, upon the termination of its tenancy, shall deliver to Landlord the access cards to all doors which have been furnished to Tenant, and in the event of loss of any access cards so
furnished, shall pay Landlord the cost of the access card(s). 
 5. [Intentionally Deleted]. 
 6. Without limiting Section 6 of the Lease, Tenant shall not place a load upon any floor of the Premises which exceeds the load per square foot which such floor was designed to carry and which is allowed by
law. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, furniture or other property brought into the Building. Heavy objects shall, if considered necessary by Landlord, stand on such platforms as
determined by Landlord to be necessary to properly distribute the weight, which platforms shall be provided at Tenant’s expense. Business machines and mechanical equipment belonging to Tenant, which cause noise or vibration that may be
transmitted to the structure of the building or to any space therein to such a degree as to be objectionable to any tenants in the Building, shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other
devises sufficient to eliminate noise or vibration. The persons employed to move such equipment in or out of the Building must be acceptable to Landlord. Landlord will not be responsible for loss of, or damage to, any such equipment or other
property from any cause, and all damage done to the Building or Project by maintaining or moving such equipment or other property shall be repaired at the expense of Tenant. 
 7. Tenant shall not use or keep in the Premises any firearms, explosives, kerosene, gasoline or inflammable or combustible fluid or material other than those limited quantities necessary for the operation or
maintenance of office equipment, refrigerators, microwaves, 

  

 EXHIBIT “G” 
 Page 1 of 4 

 
vending machines and the like. Tenant shall not use or permit to be used in the Premises any foul or noxious gas or substance, or permit or allow the
Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason of noise, odors or vibrations, nor shall Tenant bring into or keep in or about the Premises any birds or animals (other
than dogs specifically trained for assistance to disabled persons). 
 8. Tenant shall not use any method of heating or air conditioning other than that
supplied by Landlord. 
 9. Landlord reserves the right, exercisable after thirty (30) days’ written notice to Tenant and without liability to
Tenant, to change the name and street address of the Building. 
 10. Landlord shall not be liable for damages for any error with regard to the admission to
or exclusion from the Building of any person. Landlord reserves the right to prevent access to the Building in case of invasion, mob, riot, public excitement or other commotion by closing and locking the doors or by other appropriate action.

 11. Tenant shall not obtain for use on the Premises ice, drinking water, food, beverage, towel or other similar services or accept upon the Premises
sandwich or other food services, barbering or shoeshine service, or similar non-office related or business vendors without Landlord’s prior written approval (which shall not be unreasonably withheld). 
 12. The lavatories, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no
inappropriate substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose employees or invitees, shall have caused it.

 13. Tenant shall not sell, or permit the sale at retail of newspapers, magazines, periodicals, theater tickets or any other goods or merchandise to the
general public in or on the Premises. Tenant shall not make any room-to-room solicitation of business from other tenants in the Project. Tenant shall not use the Premises for any business or activity other than that specifically provided for in this
Lease. 
 14. Except as otherwise expressly provided in the Lease, Tenant shall not install any radio or television antenna, loudspeaker, satellite dishes or
other devices on the roof(s) or exterior walls of the Building or the Project. Tenant shall not interfere with radio or television broadcasting or reception from or in the Project or elsewhere. 
 15. Except for cosmetic decorations, Tenant shall not mark, drive nails, screw or drill into the partitions, woodwork or plaster or in any way deface the Premises or any
part of the Premises, except in accordance with the provisions of the Lease pertaining to alterations. Landlord reserves the right to reasonably direct electricians as to where and how telephone and telegraph wires are to be introduced to the
Premises. Except to the extent Landlord provides consent pursuant to approval of plans submitted for review and approval pursuant to the provisions of the Lease, Tenant shall not cut or bore holes in floors or ceilings for wires or any other
purpose. Tenant shall not affix any floor covering to the floor of the Premises in any manner except as reasonably approved by Landlord. Tenant shall, at its sole cost, repair any damage resulting from noncompliance with this rule. 
 16. Tenant shall not install, maintain or operate upon the Premises any vending machines without the prior written consent of Landlord, which shall not be unreasonably
withheld. 
 17. Canvassing, soliciting and distribution of handbills or any other written material, and peddling in the Project are prohibited, and Tenant
shall cooperate with Landlord to prevent such activities. 
 18. Landlord reserves the right to exclude or expel from the Project any person who, in
Landlord’s judgment, is intoxicated or under the influence of liquor or drugs or who is in violation of any of these Rules and Regulations or any other rules and regulations of the Building. 
 19. Tenant shall store all its trash and garbage within its Premises or in other facilities provided by Landlord. Tenant shall not place in any trash box or receptacle
any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions issued from time to time by Landlord. 
  

 EXHIBIT “G” 
 Page 2 of 4 

 20. The Premises shall not be used for the storage of merchandise held for sale to the general public, or for lodging or
for manufacturing of any kind, nor shall the Premises be used for any improper, immoral or objectionable purpose. No cooking shall be done or permitted on the Premises without Landlord’s consent, which shall not be unreasonably withheld, except
the use by Tenant of Underwriters’ Laboratory approved equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted, and the use of a microwave oven for employees use shall be permitted, provided that such equipment
and use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 
 21. Tenant shall not use in
any space or in the public halls of the Project any hand truck except those equipped with rubber tires and side guards or such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the
Building. 
 22. Without the written consent of Landlord, which shall not be unreasonably withheld, Tenant shall not use the name of the Building or the
Project in connection with or in promoting or advertising the business of Tenant except as Tenant’s address. 
 23. Tenant shall comply with all safety,
fire protection and evacuation procedures and regulations established by Landlord or any governmental agency. 
 24. Tenant assumes any and all reasonable
responsibility for protecting its Premises from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed. 
 25. To the extent Landlord reasonably deems it necessary (i) to provide to third parties access to portions of the Common Areas in order to comply with any applicable Laws, Landlord may do so without breaching this Lease,
and (ii) to exercise exclusive control over any portions of the Common Areas for the mutual benefit of the tenants in the Project, Landlord may do so subject to nondiscriminatory additional Rules and Regulations which do not increase
Tenant’s obligations or decrease Tenant’s rights. 
 26. Tenant’s requirements will be attended to only upon appropriate application to
Landlord’s asset management office for the Project by an authorized individual. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless under special instructions from Landlord, and no employee of
Landlord will admit any person (Tenant or otherwise) to any office without specific instructions from Landlord. 
 27. No smoking shall be permitted in the
Building. Tenant shall cause all employees, agents, contractors and representatives of Tenant to smoke in areas outside of the Building that may from time to time be designated as smoking areas by Landlord, and, if such areas are not so designated,
then such persons shall in any event not smoke near the main entries of the Building. Tenant acknowledges (A) the reasonableness of such restrictions, (B) that such restrictions may or may not be convenient for Tenant’s employees,
agents, contractors, or representatives, and (C) that such restrictions are for the benefit of Landlord and are not intended for the benefit of Tenant or any of Tenant’s employees, agents, contractors, or representatives. 

28. Tenant shall comply with all crime prevention programs, hazardous materials disclosure and control programs, and water conservation programs in which Landlord is
required to participate pursuant to applicable Laws. 
 29. Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or
any other tenant, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against Tenant or any
other tenant of the Project. 
 30. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in
part, the terms, covenants, agreements and conditions of the Lease. In the event of any inconsistency between the terms and conditions of these Rules and Regulations and the terms and conditions of the Lease, the terms and conditions of the Lease
shall control. 
  

 EXHIBIT “G” 
 Page 3 of 4 

 31. Landlord reserves the right to modify these Rules and Regulations and adopt such other reasonable and
non-discriminatory rules and regulations as, in its judgment, may from time to time be needed for safety and security, for care and cleanliness of the Project and for the preservation of good order in the Project provided such changes do not
increase Tenant’s obligations or decrease Tenant’s rights. Tenant agrees to abide by all the Rules and Regulations stated herein and any additional rules and regulations which are adopted. To the extent Landlord’s consent for any item
under these Rules and Regulations is requested, Landlord may grant or withhold its consent either (a) in its sole and absolute discretion if the request for consent affects any exterior portion of the Building, any structural components of the
Building or the Common Areas, Landlord’s overall development plans for the Project, or would require any consents from any governmental agency, or (b) otherwise will not be unreasonably withheld in Landlord’s good faith business
judgment. 
 32. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, contractors, clients,
customers, invitees, guests and other users of the Premises. 
 33. Except for occasional visitors, Tenant shall not permit children within the Premises.

  

 EXHIBIT “G” 
 Page 4 of 4 

 EXHIBIT “H” 
 FORM OF COMMENCEMENT DATE MEMORANDUM 
  

							
	 To:
	 	 	 		  	Date :                     , 2008
		 	 	 		  	
		 	 	 		  	

 Re: Multi-Tenant Industrial Lease dated ______________, 2008 (the “Lease”),
between WARLAND INVESTMENTS COMPANY, a California limited partnership (“Landlord”) and METROPARK USA INC., a Delaware corporation (“Tenant”) concerning an approximately 52,755 square feet portion
of 5750-5754 Grace Place, Commerce, California (the “Premises”) 
 In accordance with Section 2 of the Lease, we wish to confirm
as follows: 
 1. Tenant has accepted possession of the Premises. 
 2. The Term commenced on                         , 2008 and will end on
                        , 2013 
 3. In accordance with the Lease, Base Monthly Rent is _______________________ Dollars ($___________) and commenced to accrue on
                        , 2008. 
 4. Rent is due and payable in advance on the first (1sr) day of every month during the Term of the Lease. Your rent checks should be made payable to “Warland Investments Company” at 1299 Ocean Avenue,
Suite 300, Santa Monica, California 90401. 
  

			
	 WARLAND INVESTMENTS COMPANY,
 a
California limited partnership

		
	By:	 	 
		 	Carl W. Robertson,
		 	Co-Managing Director
		
	By:	 	 
		 	John C. Law,
		 	Co-Managing Director

  

					
	 Acknowledged and Agreed to by Tenant:

	
	 METROPARK USA INC.,
 a Delaware corporation

		
	 By:
	 	 
			
		 	 Its:
	 	 

  

 EXHIBIT “H” 
 Page 1 of 1 

 EXHIBIT “I-1” 
 FORM OF NON-DISTURBANCE AGREEMENT 
  

							
	 RECORDING REQUESTED BY AND
  
 WHEN RECORDED MAIL TO:
	 		 	
				 
	 	 	 	 		 	
				 
	 	 	 	 		 	
				 
	 	 	 	 		 	
				 
	 Attn: 
	 	 	 		 	
				 
	 	 	 	 	 	 	 

 (SPACE ABOVE THIS LINE FOR RECORDER’S USE) 
 SUBORDINATION, NON-DISTURBANCE 
 AND ATTORNMENT AGREEMENT 
 THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (“Agreement”) is entered
into as of ___________, 20__, between Metropark USA Inc., a Delaware corporation (“Tenant”), WARLAND INVESTMENTS COMPANY (“Borrower”), 1299 Ocean Avenue, Suite 300, Santa Monica,
California 90401 and ___________________ (“Lender”), whose address is ________________________________. 
 RECITALS: 
 A. Tenant is the lessee or successor to the lessee and Borrower is the lessor or successor to the lessor of a certain lease
dated __________, 2008 (the “Lease”). 
 B. Lender has made, or will make, to Borrower a mortgage loan to be secured by a Mortgage, Deed to
Secure a Debt, or Deed of Trust and Security Agreement from Borrower to Lender (the “Mortgage”) on the fee title and/or leasehold interest in the real estate, wherein the premises covered by the Lease are located, as described
in Exhibit A attached hereto. 
 C. Borrower and Lender have executed, or will execute, an Absolute Assignment of Leases and Rents (the
“Assignment”) pursuant to which the Lease is assigned to Lender. 
 D. Lender has required the execution of this Agreement by Borrower
and Tenant as a condition to Lender making the requested mortgage loan or consenting to the Lease. 
 E. Tenant acknowledges as its consideration for
entering into this Agreement that Tenant will benefit by entering into an agreement with Lender concerning their relationship in the event of foreclosure of the Mortgage by Lender. 
 AGREEMENT: 
 NOW, THEREFORE, in consideration of the mutual covenants and agreements contained
herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and in order to induce Lender to make the requested mortgage loan or consent to the Lease, Tenant, Borrower, and Lender hereby agree and
covenant as follows: 
 1. Assignment of Rents. Borrower hereby acknowledges, confirms, and agrees that the Lease has been, or will be, assigned to
Lender pursuant to the Assignment, and Lender acknowledges that the Assignment contains a license back to Borrower permitting Borrower to collect all rents, income, and other sums payable under the Lease. 
  

 EXHIBIT “I-1” 
 Page 1 of 3 

 2. Revocation of License-Back. Upon revocation, pursuant to the Assignment, of the license back, Borrower
acknowledges that all rents, income, and other sums payable under the Lease shall be paid to Lender. 
 3. Covenants for Benefit of Lender. Tenant and
Borrower agree for the benefit of Lender that: 
 (a) Tenant shall not pay and Borrower shall not accept, any rent or additional rent more than one month
advance except as may be specifically required in the Lease; and 
 (b) Tenant and Borrower will not enter into any agreement for the cancellation,
surrender, amendment, or modification of the Lease without Lender’s prior written consent. Tenant will not terminate the Lease because of a default thereunder by Borrower unless Tenant shall have first given Lender notice and a reasonable
opportunity to cure such default. 
 4. Subordination. Tenant and Lender hereby agree that the Lease is and shall at all times be subject and
subordinate in all respects to the Mortgage and to all renewals, modifications, and extensions thereof, subject to the terms and conditions hereinafter set forth in this Agreement. 
 5. Non-Merger. Borrower, Tenant, and Lender agree that unless Lender shall otherwise consent in writing, the fee title to, or any leasehold interest in, the real estate and the leasehold estate created by the
Lease shall not merge but shall remain separate and distinct, notwithstanding the union of said estates either in the Borrower or the Tenant or any third party by purchase, assignment, or otherwise. 
 6. Non-Disturbance and Attornment. If the interests of Borrower in the real estate are acquired by Lender by foreclosure, deed in lieu of foreclosure, or any
other method or by any third party at any such foreclosure sale or through a deed in lieu of foreclosure (a “Foreclosure Purchaser”), then: 
 (a) If Tenant shall not then be in default in the payment of rent or other sums due under the Lease or be otherwise in material default under the Lease, Lender agrees that the Lease and the rights of Tenant thereunder shall continue in full
force and effect and shall not be terminated or disturbed except in accordance with the terms of the Lease or this Agreement; 
 (b) Tenant agrees to attorn
to Lender as its lessor; Tenant shall be bound under all of the terms, covenant, and conditions of the Lease for the balance of the term thereof remaining, including any renewal options which are exercised in accordance with the terms of the Lease;

 (c) The interests so acquired shall not merge with any other interests of Lender in the real estate if such merger would result in the termination of the
Lease; and 
 (d) If, notwithstanding any other provisions of this Agreement, the acquisition by Lender of the interest of Borrower in the real estate
results, in whole or part, in the termination of the Lease, there shall be deemed to have been created a lease between Lender and Tenant on the same terms and conditions as the Lease for the remainder of the term of the Lease, with renewal options,
if any. 
 The provisions of this paragraph shall be effective and self-operative immediately upon Lender succeeding to the interests of Borrower without the
execution of any other instrument. 
 7. Liability of Lender as Landlord. If the interests of Borrower in the real estate are acquired by Lender by
foreclosure, deed in lieu of foreclosure or any other method, Lender shall be bound to Tenant under all of the terms, covenants, and conditions of the Lease, and Tenant shall, from and after Lender’s acquisition of the interests of Borrower in
the real estate, have the same remedies against Lender for the breach of the Lease that Tenant would have had under the Lease against Borrower if Lender had not succeeded to the interests of Borrower, provided, however, that Lender shall not be:

 (a) Liable for any act or omission of any landlord (including Borrower) prior to the date of Lender’s acquisition of the interests of Borrower
in the real estate, except for matters of a continuing nature (such as failure of maintenance and repair) provided such matters are reasonably susceptible to cure and then only to the extent and for so long as Lender’s ownership of the
Property; or 
  

 EXHIBIT “I-1” 
 Page 2 of 3 

 (b) Subject to any offsets or defenses which Tenant might have against any landlord (including Borrower) prior to
the date of Lender’s acquisition of the interests of Borrower in the real estate; or 
 (c) Liable for the return of any security deposit under the
Lease unless such security deposit shall have been actually deposited with Lender; or 
 (d) Liable to Tenant, whether before or after Lender acquires
Borrower’s interest in the real estate, (i) under any indemnification provisions set forth in the Lease (including, without limitation, any environmental indemnification) or (ii) for any damages Tenant may suffer as a result of
any representation set forth in the Lease, the breach of any warranty set forth in the Lease, or any act of, or failure to act by any party other than Lender and its agents, officers, and employees. 
 All references to “Lender” in sections 6 and 7, above, shall also refer to any Foreclosure Purchaser. 
 8. Miscellaneous. This Agreement may not be modified orally or in any other manner except by an agreement in writing signed by the parties hereto or their
respective successors-in-interest. This Agreement shall inure to the benefit of and be binding upon the parties hereto, their respective heirs, successors, and assigns. Upon recorded satisfaction of the Mortgage this Agreement shall become null and
void and be of no further effect. 
 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first above written.

  

											
		 	TENANT:	 	 METROPARK USA INC.,
 a Delaware
corporation

						
		 		 		 		 	By:	 	 
		 		 		 		 	Its:	 	 
						
		 		 		 		 	By:	 	 
		 		 		 		 	Its:	 	 
			
		 	BORROWER:    	 	 WARLAND INVESTMENTS COMPANY,
 a
California limited partnership

						
		 		 		 		 	By:	 	 
		 		 		 		 		 	 John C. Law,
 Co-Managing Director

						
		 		 		 		 	By:	 	 
		 		 		 		 		 	 Carl W. Robertson,
 Co-Managing
Director

			
		 	 LENDER:
	 	 
		 		 	a ___________________________________________________
						
		 		 		 		 	By:	 	 
		 		 		 		 	Its:	 	 

  

 EXHIBIT “I-1” 
 Page 3 of 3 

 EXHIBIT “I-2” 
 FORM OF NON-DISTURBANCE AGREEMENT 
 Record and return to: 
 [>Principal Life Insurance Company/>Principal Commercial Funding, LLC/>Principal Real Estate Investors, LLC/>U.S. BANK NATIONAL ASSOCIATION,
a national banking association]> 
 801 Grand Avenue 
 Des Moines, IA 50392-1360 
 ATTN: > 
 NON-DISTURBANCE 
 AND ATTORNMENT AGREEMENT 
 THIS AGREEMENT, made and entered into as of the > day of >, 20>, by and between [>PRINCIPAL LIFE INSURANCE COMPANY, an Iowa
corporation/>PRINCIPAL COMMERCIAL FUNDING, LLC, a Delaware limited liability company/>U.S. BANK NATIONAL ASSOCIATION, a national banking association/>(list other client)]>, with an address for purposes of notice at c/o Principal Real
Estate Investors, LLC, 801 Grand Avenue, Des Moines, Iowa 50392-1360 (hereinafter called “Lender”) and >, with its principal office at > (hereinafter called “Lessee”); 
 WITNESSETH: 
 WHEREAS, Lessee has by a
written lease dated >, as amended by > (hereinafter called the “Lease”), leased from the landlord named in the Lease (hereinafter called “Lessor”), all or part of certain real estate and improvements thereon located
at >, as more particularly described in Exhibit A attached hereto (the “Demised Premises”); and 
 [>WHEREAS, Lessor is
encumbering the Demised Premises as security for a loan (the “Loan”) from Lender to Lessor (the “Mortgage”); and]> 
 [>WHEREAS, Lessor has previously encumbered the Demised Premises as security for a loan (the “Loan”) from Lender to Lessor in the form of a > (hereinafter called the “Mortgage”); and]> 
 WHEREAS, Lessee and Lender have agreed to the following with respect to their mutual rights and obligations pursuant to the Lease and the Mortgage;

  

 EXHIBIT “I-2” 
 Page 1 of 3 

 NOW, THEREFORE, for and in consideration of Ten Dollars ($10.00) paid by each party to the other and the
mutual covenants and agreements herein contained and other good and valuable consideration, the receipt whereof is hereby acknowledged, the parties hereto do hereby covenant and agree as follows: 
 (1) In the event of any foreclosure of the Mortgage or any conveyance in lieu of foreclosure, provided that the Lessee shall not then be in default
beyond any grace period under the Lease and that the Lease shall then be in full force and effect, then Lender shall neither terminate the Lease nor join Lessee in foreclosure proceedings, nor disturb Lessee’s possession, and the Lease shall
continue in full force and effect as a direct lease between Lessee and Lender. Lender further agrees not to join Lessee in any foreclosure proceeding except to the extent necessary under applicable law, but such joinder shall not be in derogation of
the rights of Lessee as set forth in this Agreement. 
 (2) After the receipt by Lessee of notice from Lender of any foreclosure of the
Mortgage or any conveyance of the Demised Premises in lieu of foreclosure, Lessee will thereafter attorn to and recognize Lender or any purchaser at any foreclosure sale or otherwise as its substitute lessor on the terms and conditions set forth in
the Lease. 
 (3) Lessee hereby agrees that if Lessee has the right to terminate the Lease or to claim a partial or total eviction, or to
abate or reduce rent due to a Lessor default under the Lease, Lessee will not exercise such right until it has given written notice to Lender, and Lender has failed within thirty (30) days after both receipt of such notice and the date when it
shall have become entitled to remedy the same, to commence to cure such default and thereafter diligently prosecute such cure to completion within ninety (90) days of Lender’s commencement to cure such default. 
 [>(4) Lessee agrees that if the Lease is terminated pursuant to the terms of the Lease, or otherwise, Lessee will remit any payments made in
connection with such termination directly and immediately to Lender./>Intentionally Deleted.]> 
 [>Lessor hereby agrees that such
payments shall be held by Lender [>in an interest bearing account]> as additional security for the Loan, and [>applied at Lender’s sole discretion/>the funds shall be governed by the terms of that certain Property Reserves Agreement
between Lessor and Lender.]> 
 (5) This Agreement and its terms shall be governed by the laws of the state where the Demised Premises are
located and shall be binding upon and inure to the benefit of Lender and Lessee and their respective successors and assigns, including, without limitation, any purchaser at any foreclosure sale or otherwise. This Agreement may not be modified orally
or in any manner other than by an agreement, in writing, signed by the parties. 
 (6) This Agreement may be executed in counterparts, each
of which shall be deemed to be an original, and such counterparts when taken together shall constitute but one agreement. 
 (Signatures on
next page) 
  

 EXHIBIT “I-2” 
 Page 2 of 3 

 IN WITNESS WHEREOF, this Agreement has been fully executed under seal on the day and year first above
written. 
 > 
  

			
	>, Lessee
		
	By	 	 
		 	Name:
		 	Title:
		
	By	 	 
		 	Name:
		 	Title:

  

 EXHIBIT “I-2” 
 Page 3 of 3 

 EXHIBIT “J” 
 TENANT INSURANCE REQUIREMENTS 
 Tenant shall procure and maintain at all times, at
Tenant’s own expense, during the term of this Lease, the insurance coverages and requirements specified below, insuring all operations related to the Lease. 
 The kinds and amounts of insurance are as follows: 
 (a) Workers’ Compensation and Employers Liability Insurance. 

Workers’ Compensation and Employers Liability Insurance in accordance with the Laws of the State of California, or any other applicable
jurisdiction, covering all employees and Employers’ Liability coverage with limits of not less than One Million Dollars ($1,000,000) each accident or illness including a Waiver of Subrogation in favor of the Landlord. 
 (b) Commercial Liability Insurance (Primary and Umbrella). 
 Commercial General Liability insurance or equivalent, with limits of not less than Five Million Dollars ($5,000,000) per occurrence, for Bodily Injury, personal injury and Property Damage Liability. Coverage
extensions shall include the following: all premises and operations, including the Building, all common areas, products/completed operations, defense, cross liability or severability of interest, blanket contractual liability, Fire Legal Liability,
Amendment of the Pollution exclusion to include Hostile Fire, Waiver of Subrogation in favor of landlord, an “additional insured-Manager or Lessors of Premises” endorsement (ISO CG 20 11). Coverage shall be on a primary and
non-contributory basis, arising directly or indirectly with the lease. 
 (c) Commercial Automobile Insurance (Primary and Umbrella).

 When any motor vehicles (owned, non-owned and hired) are used in connection with work to be performed, the Tenant shall provide Commercial
Automobile Insurance with limits of not less than Five Million Dollars ($5,000,000) per occurrence, for bodily injury and property damage. Coverage extensions shall include a Waiver of Subrogation in favor of the landlord. 
 (d) All Risk Property Insurance. 
 All risk
property insurance coverage shall be maintained by the Tenant for eighty percent (80%) of the full replacement cost (without a co-insurance penalty) to protect against loss, damage to or destruction of all Personal Property including
Tenant’s Improvements and Alterations in or about the premises. All risk policy form to include the following: Sprinkler Leakage and Earthquake Sprinkler Leakage, Plate Glass (or Tenant may elect to self-insure plate glass), rental income in an
amount not less than the base rent and estimated additional rent for common area charges payable for each lease year. Landlord shall be designed as a loss payee under such all risk property insurance coverage. 
 Tenant shall additionally comply, at Tenant’s sole cost and expense, with any and all insurance requirements no or in the future required by any
lender. 
  

 EXHIBIT “J” 
 Page 1 of 1 

 EXHIBIT “K” 
 INDEPENDENT CONTRACTOR INSURANCE REQUIREMENTS 
  

			
	 Owner Name:
	  	Warland Investments Company
		
	 Certificate Holder:
	  	Warland Investments Company
		
	 Certificate should be sent to:
	  	 1299 Ocean Avenue, Suite 300
 Santa Monica,
California 90401

 1. Insurance Carrier: All policies shall be maintained with insurance companies holding a
General Policyholders Best’s Rating of “A-” or better and a Financial Rating of “XI” or better. 
 2. General
Liability Insurance: 
 A. Commercial General Liability Insurance with a combined single limit of not less than Two Million
Dollars ($2,000,000), (combined primary and excess-umbrella) for bodily injury and property damage; and 
 B. Comprehensive Automobile
Liability Insurance (covering owned vehicles, leased vehicles, and all other vehicles) with a combined single limit of not less than One Million Dollars ($1,000,000) which shall include bodily injury and property damage. 
 3. Workers’ Compensation and Employers Liability: Statutory Workers Compensation Insurance in accordance with law with a Waiver of
Subrogation, and Employer’s Liability Insurance with a minimum coverage of One Million Dollars ($1,000,000); 
 4. Landlord and
Manager are Specifically Named as an Additional Insured: An Additional Insured Endorsement should be attached to Certificate of Insurance listing Warland Investments Company as additional insured. 
 Each of the policies of insurance required to be carried pursuant to the terms of this paragraph shall contain: 
 (i) a clause requiring written notice to be delivered to Manager by the insurer not less than thirty (30) days prior to any cancellation of such
policy of insurance, in whole or in part, or a reduction as to coverage or amount thereunder, 
 (ii) the condition that such insurance is
primary and any liability insurance maintained by Manager or any other additional insured is excess and non-contributory, and 
 (iii)
Severability of Interest and Cross Liability clauses. 
  

 EXHIBIT “L” 
 Page 1 of 1 

 EXHIBIT “L” 
 SATELLITE EQUIPMENT RULES AND REGULATIONS 
 These Roof Satellite Equipment Rules and
Regulations (“Rules”) are incorporated into and made a part of that certain Multi-Tenant Industrial Lease, dated April 9, 2008, (the “Lease”) between Warland Investments Company
(“Landlord”) and Metropark USA, Inc., a Delaware corporation (“Tenant”). Subject to Section 12 of the Lease (Alterations), Tenant shall have the right to install and maintain one (1) small satellite
dish and related cabling and equipment (collectively, the “Satellite Equipment”) for the purposes servicing the Premises on the roof of the Building, subject to the following terms and conditions: 
 (a) Any and all Satellite Equipment desired by Tenant shall be ordered, installed, maintained, repaired, utilized, and, upon Lease expiration or earlier termination,
removed at the sole expense and liability of Tenant, and Landlord shall bear no such cost or liability in connection therewith. Tenant shall be solely responsible for any and all damage to any portion of the Building (including, without limitation,
damage to the Building roof and/or voidance of any roof warranty) in connection with the installation, use, maintenance, repair, and/or removal of the Satellite Equipment, and any costs incurred by Landlord in connection therewith shall be paid by
Tenant to Landlord as additional rent. 
 (b) Installation of the Satellite Equipment shall be considered a structural Alteration pursuant to Section 12
of the Lease. Such installation and any repairs or modifications of the Satellite Equipment shall be under the supervision of Landlord’s roofing consultant and roofing contractor (collectively, the “Roofing Service
Providers”), and Tenant shall be responsible for all costs and fees incurred in connection therewith, which shall be paid as additional rent under the Lease. Tenant shall provide Landlord and the Roofing Service Providers with complete
plans and specifications for the proposed Satellite Equipment and its installation (the “Equipment Plans”). Landlord’s prior written approval shall be required of the Equipment Plans, including for the size, weight, design, and
method of installation (and such installation shall be performed in accordance with all requirements and criteria imposed by the Roofing Consultant). Adequate screening of the Satellite Equipment, as determined by Landlord, shall be required.
Installation shall be in strict accordance with the approved Equipment Plans. The Satellite Equipment shall be located, installed, and operated so as to not interfere with the operation of any other communications or other equipment now or hereafter
located on the roof, in the Building, or in or on other buildings in the vicinity of the Project. Notwithstanding the foregoing, any and all supervision and the review and approval of the Equipment Plans by Landlord shall only be to protect
Landlord’s interests in the Project and as an accommodation to Tenant, and under no circumstances shall Landlord assume any liability or obligations in connection therewith. 
 (c) Prior to commencement of any such work affecting the Satellite Equipment (whether initial installation or any ensuing maintenance or repair), (i) Tenant shall have complied with all requirements of preceding
paragraph (b), (ii) Tenant’s contractors shall supply Landlord with such written indemnities, insurance certificates (meeting the insurance requirements of the Lease), financial statements, and/or such other items as Landlord
determines in its discretion to be necessary to protect its financial interests and the interests of the Project, (iii) all persons entering upon the Project for such purpose and all persons requiring roof access shall agree to abide by any and
all Project rules and regulations, building and other codes, job site rules and such other requirements as are determined by Landlord. Upon completion of installation, Tenant shall cause its contractors to deliver to Landlord reasonably detailed
approved plans marked to show final changes for the Satellite Equipment. Although, with the prior permission of Landlord’s property manager and subject to the terms of these Rules, Tenant shall have the right to access the Building electrical
room, Tenant shall have no right to retain keys to the Building electrical room. 
 (d) Landlord shall have no responsibility for any interruption in the
services of the Satellite Equipment, and, to the extent any such service is interrupted (including, without limitation, as a result of Landlord’s maintenance or repair of the Building or the Project), curtailed or discontinued, Landlord shall
have no obligation or liability with respect thereto, and it shall be the sole obligation of Tenant at its expense to obtain substitute service. Tenant hereby waives any and all Claims against Landlord based upon any such interruption in service,
including any Claims based in whole or in part on Landlord’s active or passive negligence. 
  

 EXHIBIT “L” 
 Page 1 of 2 

 (e) Landlord shall have the right upon written notice to Tenant given no later than thirty (30) days prior to the
expiration or earlier termination of the Term, to require Tenant to (i) remove the Satellite Equipment or (ii) if removal would, in Landlord’s sole and absolute determination, damage the roof of the Building, abandon and leave
the Satellite Equipment in place, without additional payment to Tenant or credit against rent. In the event Landlord requires removal of the Satellite Equipment, (1) Landlord shall have the right to require such removal to be supervised by the
Roofing Service Providers with the cost and fees to be borne by Tenant, and (2) Tenant shall, at Tenant’s sole cost, repair any damage to the Building, including the roof, and repaint any affected areas of the building caused by such
removal to the satisfaction of Landlord and the Roofing Service Providers. 
 (f) These Rules shall be considered a part of Tenant’s obligations to be
performed under the Lease, and a default by Tenant under these Rules shall be considered to be a default under the Lease. If Landlord is required to bring any action against Tenant arising from or in connection with Tenant’s failure to comply
with these Rules, Tenant shall pay Landlord, as additional rent, any and all attorneys’ fees and court costs incurred by Landlord as a result of bringing such action. 
  

 EXHIBIT “L” 
 Page 2 of 2 

 EXHIBIT “M” 
 PERMITTED TRANSFERS 
 This Exhibit is attached to and made a part of that certain
Mutli-Tenant Industrial Lease (the “Lease”), dated April 9, 2008, between Warland Investments Company, a California limited partnership (“Landlord”) and Metropark USA, Inc., a Delaware corporation
(“Tenant”) for the premises known as an approximately 52,755 square feet portion of 5750-5754 Grace Place, Commerce, California (the “Premises”). Defined or initially capitalized terms used in this Rider shall have
the same meaning as in the Lease. The provisions of this Rider shall supersede any inconsistent provisions of the Lease to the extent of the inconsistency. 
 Pursuant to Section 17 of the Lease, Tenant may, without the prior written consent of Landlord (but with prior written notice and substantiating documents as required by Section 17), at any time assign this Lease or sublet
the Premises to any of the following (each, a “Tenant Affiliate”): 
 (a) any parent, subsidiary or affiliate or related corporation or entity,

 (b) any corporation resulting from a consolidation or merger of Tenant into or with any other entity where the surviving corporation assumes by laws all
obligations of Tenant under this Lease as a matter of law, or 
 (c) to a corporation or other entity which has acquired more than fifty percent (50%)
of each class of outstanding voting capital stock of Tenant or substantially all of Tenant’s physical assets. 
 With respect to any such permitted
sublease or assignment (a “Permitted Transfer”) under this Exhibit each of the following shall apply as a condition precedent to the effectiveness of such a Permitted Transfer, except that clause (v) shall, under the
circumstances set forth below, constitute a condition subsequent to the effectiveness of such Permitted Transfer: 
 (i) The Premises may only
be used for the use permitted under this Lease; 
 (ii) Except for a Permitted Transfer described in clause (b), above, the assignee or
subtenant (each a “Transferee”) shall execute a written assumption of the obligations of Tenant pursuant to this Lease in form and substance reasonably satisfactory to Landlord and to any Lender, and deliver a copy of such executed
assumption to Landlord and such Lender; 
 (iii) Except for a Permitted Transfer described in clause (a), above, the Transferee or
survivor shall have an unconsolidated, tangible net worth equal to the Net Worth of Tenant as represented in Tenant’s February 2008 audited financial statements prepared by Ernst & Young; 
 (iv) Except for a Permitted Transfer described in clause (b), above where Tenant is not the surviving entity (and, in which event, the Transferee
surviving entity shall assume full direct liability hereunder), Tenant shall not be released from any of its obligations pursuant to this Lease; and 
 (v) At least thirty (30) days prior to the effective date of the Permitted Transfer, Tenant shall deliver to Lender and Landlord a written notice of the Permitted Transfer identifying the Transferee, the effective date of the Permitted
Transfer, the facts which bring such Permitted Transfer within the scope of this Exhibit and any changes in the address for notices and billings to Tenant pursuant to this Lease. If prior disclosure of the proposed Permitted Transfer is prohibited
by applicable law, then such notice shall be provided no later than ten (10) days after the effective date of the Permitted Transfer. 
  

 EXHIBIT “M” 
 Page 1 of 2 

 As used herein, a “parent” of Tenant shall be any person or entity which owns a majority of the
outstanding voting stock or profit and loss interests of Tenant, a “subsidiary” of Tenant shall be any entity as to which Tenant owns a majority of the outstanding voting stock or profit and loss interests of such entity, and an
“affiliate” or related corporation or entity” of Tenant means a person or entity, corporation or otherwise, that through one or more intermediaries, controls or is controlled by, or is under common control with, Tenant. As used
herein, the word “control” means the right and power to direct or cause the direction of the management of policies of the person or entity, corporation or otherwise, through ownership or voting securities (including
shareholder agreements) 
  

 EXHIBIT “M” 
 Page 2 of 2

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