Document:

Lease by and between East Arques Sunnyvale, LLC and Symyx Technologies, Inc.

 EXHIBIT 10.26 
 LEASE 
 BY AND BETWEEN 

EAST ARQUES SUNNYVALE, LLC 
 AND 
 SYMYX TECHNOLOGIES, INC. 

FOR THE PREMISES AT 1263 E. ARQUES, SUNNYVALE, CALIFORNIA 

 TABLE OF CONTENTS 

 

					
	 1. Premises
	  	 	2	  
		
	 2. Possession and Lease Commencement
	  	 	2	  
		
	 3. Term
	  	 	2	  
		
	 4. Use
	  	 	2	  
	 4.1 General
	  	 	2	  
	 4.2 Limitations
	  	 	2	  
	 4.3 Compliance with Regulations
	  	 	3	  
	 4.4 Hazardous Materials
	  	 	3	  
		
	 5. Rules and Regulations
	  	 	4	  
		
	 6. Rent
	  	 	4	  
	 6.1 Base Rent
	  	 	4	  
	 6.2 Additional Rent
	  	 	4	  
		
	 7. Operating Expenses
	  	 	4	  
	 7.1 Operating Expenses
	  	 	4	  
	 7.1.1 Taxes
	  	 	4	  
	 7.1.2 Insurance
	  	 	5	  
	 7.1.3 Common Area Maintenance
	  	 	5	  
	 7.1.4 Utilities
	  	 	5	  
	 7.1.5 Management Fee
	  	 	5	  
	 7.2 Payment of Estimated Operating Expenses
	  	 	5	  
	 7.3 Computation of Operating Expense Adjustment
	  	 	6	  
	 7.4 Net Lease
	  	 	6	  
	 7.5 Tenant Audit
	  	 	6	  
		
	 8. Insurance and Indemnification
	  	 	6	  
	 8.1 Landlord’s Insurance
	  	 	6	  
	 8.1.1 Property Insurance
	  	 	7	  
	 8.1.2 Optional Insurance
	  	 	7	  
	 8.2 Tenant’s Insurance
	  	 	7	  
	 8.2.1 Property Insurance
	  	 	7	  
	 8.2.2 Liability Insurance
	  	 	7	  
	 8.2.3 Worker’s Compensation and Employers’ Liability Insurance
	  	 	7	  
	 8.2.4 Commercial Auto Liability Insurance
	  	 	7	  
	 8.2.5 General Insurance Requirements
	  	 	8	  
	 8.2.6 Indemnification
	  	 	8	  
		
	 9. Waiver of Subrogation
	  	 	8	  
		
	 10. Landlord’s Repairs and Maintenance
	  	 	9	  
		
	 11. Tenant’s Repairs and Maintenance
	  	 	9	  
		
	 12. Alterations
	  	 	9	  
		
	 13. Signs
	  	 	10	  
		
	 14. Inspection/Posting Notices
	  	 	11	  
		
	 15. Utilities
	  	 	11	  
		
	 16. Subordination
	  	 	11	  
		
	 17. Financial Statements
	  	 	11	  
		
	 18. Estoppel Certificate
	  	 	12	  

					
	 19. Security Deposit
	  	 	12	  
		
	 20. Tenant’s Remedies
	  	 	12	  
		
	 21. Assignment and Subletting
	  	 	12	  
	 21.1 Assignment and Subletting
	  	 	12	  
	 21.1.1 General
	  	 	12	  
	 21.1.2 Conditions of Landlord’s Consent
	  	 	13	  
	 21.2 Bonus Rent
	  	 	13	  
	 21.3 Corporation
	  	 	13	  
	 21.4 Unincorporated Entity
	  	 	13	  
	 21.5 Liability
	  	 	13	  
		
	 22. Authority
	  	 	14	  
		
	 23. Condemnation
	  	 	14	  
	 23.1 Condemnation Resulting in Termination
	  	 	14	  
	 23.2 Condemnation Not Resulting in Termination
	  	 	14	  
	 23.3 Award
	  	 	14	  
	 23.4 Waiver of CCP Section 1265.130
	  	 	14	  
		
	 24. Casualty Damage
	  	 	14	  
	 24.1 General
	  	 	14	  
	 24.2 Within 120 Days
	  	 	14	  
	 24.3 Greater than 120 Days
	  	 	14	  
	 24.4 Greater than 180 Days
	  	 	15	  
	 24.5 Tenant’s Fault
	  	 	15	  
	 24.6 Insurance Proceeds
	  	 	15	  
	 24.7 Waiver
	  	 	15	  
	 24.8 Tenant’s Personal Property
	  	 	15	  
		
	 25. Holding Over
	  	 	15	  
		
	 26. Default
	  	 	16	  
	 26.1 Events of Default
	  	 	16	  
	 26.1.1 Abandonment
	  	 	16	  
	 26.1.2 Nonpayment of Rent
	  	 	16	  
	 26.1.3 Other Obligations
	  	 	16	  
	 26.1.4 General Assignment
	  	 	16	  
	 26.1.5 Bankruptcy
	  	 	16	  
	 26.1.6 Receivership
	  	 	16	  
	 26.1.7 Attachment
	  	 	16	  
	 26.2 Remedies Upon Default
	  	 	16	  
	 26.2.1 Termination
	  	 	16	  
	 26.2.2 Continuation After Default
	  	 	17	  
	 26.3 Damages After Default
	  	 	17	  
	 26.4 Late Charge
	  	 	17	  
	 26.5 Remedies Cumulative
	  	 	17	  
		
	 27. Liens
	  	 	17	  
		
	 28. Transfers by Landlord
	  	 	18	  
		
	 29. Right of Landlord to Perform Tenant’s Covenants
	  	 	18	  
		
	 30. Waiver
	  	 	18	  
		
	 31. Notices
	  	 	18	  
	 31.1 Rent
	  	 	18	  
	 31.2 Other
	  	 	19	  
		
	 32. Attorneys’ Fees
	  	 	19	  
		
	 33. Successors and Assigns
	  	 	19	  

					
	 34. Force Majeure
	  	 	19	  
		
	 35. Surrender of Premises
	  	 	19	  
		
	 36. Miscellaneous
	  	 	19	  
	 36.1 General
	  	 	19	  
	 36.2 Time
	  	 	19	  
	 36.3 Choice of Law
	  	 	19	  
	 36.4 Entire Agreement
	  	 	19	  
	 36.5 Modification
	  	 	20	  
	 36.6 Severability
	  	 	20	  
	 36.7 Recordation
	  	 	20	  
	 36.8 Examination of Lease
	  	 	20	  
	 36.9 Accord and Satisfaction
	  	 	20	  
	 36.10 Easements
	  	 	20	  
	 36.11 Drafting and Determination Presumption
	  	 	20	  
	 36.12 Exhibits
	  	 	20	  
	 36.13 No Light, Air or View Easement
	  	 	20	  
	 36.14 No Third Party Benefit
	  	 	20	  
	 36.15 Quiet Enjoyment
	  	 	20	  
	 36.16 Counterparts
	  	 	20	  
	 36.17 Multiple Parties
	  	 	20	  
	 36.18 Prorations
	  	 	21	  
		
	 37. Additional Provisions
	  	 	21	  
	 37.1 Addenda
	  	 	21	  
	 37.2 Base Rent
	  	 	21	  
	 37.3 Shell
	  	 	21	  
	 37.4 Tenant Work
	  	 	21	  
	 37.5 Beneficial Occupancy
	  	 	22	  
	 37.6 Extension Option
	  	 	22	  
		
	 EXHIBITS
	  			
		
	 Exhibit A Building
	  			
		
	 Exhibit B Premises
	  			
		
	 Exhibit C Landlord’s Plans and Specifications
	  			
		
	 Exhibit D Tenant’s Plans and Specifications
	  			

 BASIC LEASE INFORMATION 

INDUSTRIAL NET 
  

			
	LEASE	  	DATE: February 29, 2000
		
	TENANT:	  	Symyx Technologies, Inc., a Delaware corporation
		
	TENANT’S NOTICE ADDRESS:	  	1263 E. Arques Avenue, Sunnyvale, CA 94086 after the Commencement Date. Prior to the Commencement Date Tenant’s address will be Tenant’s billing
address.
		
	TENANT’S BILLING ADDRESS:	  	 3100 Central Expressway,

Santa Clara, CA 95051

		
	TENANT CONTACT:	  	PHONE NUMBER:
		
	LANDLORD:	  	East Arques Sunnyvale, LLC, a California limited liability company
		
	LANDLORD’S NOTICE ADDRESS:	  	 c/o South Bay Development

1690 Dell Avenue
 Campbell, CA
95008

		
	BUILDING DESCRIPTION:	  	That approximately 36,547 square foot, two-story building known as 1263 E. Arques, Sunnyvale, California, and the real property on which the Building is located, including all
improvements therein and thereon. The Building is shown in Exhibit A.
		
	PREMISES:	  	All of the rentable space in the two-story building comprised of approximately 36,547 square feet of rentable area known as 1263 E. Arques, Sunnyvale, California. The premises is
outlined on Exhibit B.
		
	PERMITTED USE:	  	Office, research and development, laboratory, light manufacturing, storage, shipping, receiving and other legally related uses.
		
	PARKING DENSITY:	  	Approximately 151 spaces.
		
	SCHEDULED TERM COMMENCEMENT DATE:	  	October 1, 2000
		
	LENGTH OF TERM:	  	Ten (10) years
		
	RENT: BASE RENT:	  	$91,367.50 (subject to adjustment as provided in Paragraph 37.2 hereof)
		
	SECURITY DEPOSIT:	  	$130,044.44
		
	TENANT’S PROPORTIONATE SHARE:	  	100%

 The foregoing Basic Lease Information is
incorporated into and made a part of this Lease. Each reference in this Lease to any of the Basic Lease Information shall mean the respective information above and shall be construed to incorporate all of the terms provided under the particular
Lease paragraph pertaining to such information. In the event of any conflict between the Basic Lease Information and the Lease, the latter shall control. 

  
 - 1 -

 LEASE 
 THIS LEASE is made as of the 29th day of February, 2000, by and between East Arques Sunnyvale, LLC, a California limited liability company (hereinafter called “Landlord”), and Symyx
Technologies, Inc., a Delaware corporation (hereinafter called “Tenant”). 
 1. Premises. Landlord leases to Tenant
and Tenant leases from Landlord, upon the terms and conditions hereinafter set forth, those premises (the “Premises”) outlined in red on Exhibit B and described in the Basic Lease Information. The Premises shall be all or part of a
building (the “Building”) as described in the Basic Lease Information. The Building is shown in Exhibit A and includes the real property of which it is a part. Tenant accepts the area of the Premises as specified in this Lease as the
approximate area of the Premises, and acknowledges and agrees that Tenant shall in no event be entitled to a recalculation of the square footage of the Premises and that no such recalculation shall reduce Tenant’s obligations under this Lease
in any manner, including without limitation the amount of Base Rent payable by Tenant or Tenant’s Proportionate Share. 

2. Possession and Lease Commencement. Landlord and Tenant acknowledge that Landlord has not yet completed the improvements constituting
the Building and the Premises. The term commencement date (“Term Commencement Date”) shall be the earlier of the date on which: (1) Tenant takes possession of some or all of the Premises and opens for business therein; or (2) the
improvements to be constructed in the Premises by Landlord shall have been substantially completed in accordance with the plans and specifications described on Exhibit C, whether or not substantial completion of the Building shall have occurred. If
for any reason Landlord cannot deliver possession of the Premises to Tenant on the scheduled Term Commencement Date, Landlord shall not be subject to any liability therefor, nor shall Landlord be in default hereunder nor shall such failure affect
the validity of this Lease, and Tenant agrees to accept possession of the Premises at such time as such improvements have been substantially completed, which date shall then be deemed the Term Commencement Date. Tenant shall not be liable for any
Rent for any period prior to the Term Commencement Date (but without affecting any obligations of Tenant under any work letter appended to this Lease). In the event of any dispute as to substantial completion of work performed or required to be
performed by Landlord, the certificate of Landlord’s architect or general contractor shall be conclusive. Substantial completion shall have occurred notwithstanding Tenant’s submission of a punchlist to Landlord, which Tenant shall submit,
if at all, within fifteen (15) days after the Term Commencement Date. Upon Landlord’s request, Tenant shall promptly execute and return to Landlord a Start-Up Letter in which Tenant shall confirm, among other things, the acceptance of the
Premises and the determination of the Term Commencement Date, in accordance with the terms of this Lease. 
 3. Term. The term
of this Lease (the “Term”) shall commence on the Term Commencement Date and continue in full force and effect for ten (10) years or until this Lease is terminated as otherwise provided herein. 

4. Use. 
 4.1
General. Tenant shall use the Premises for the permitted use specified in the Basic Lease Information (“Permitted Use”) and for no other use or purpose. Tenant shall control Tenant’s employees, agents, customers, visitors, invitees,
licensees, contractors, assignees and subtenants (collectively, “Tenant’s Parties”) in such a manner that Tenant and Tenant’s Parties cumulatively do not exceed the parking density specified in the Basic Lease Information (the
“Parking Density”) at any time. Tenant and Tenant’s Parties shall have the nonexclusive right to use, in common with any other parties occupying the Building, the parking areas, driveways and other common areas of the Building,
subject to such rules and regulations as Landlord may from time to time prescribe. 
 4.2 Limitations. Tenant shall not permit
any odors, smoke, dust, gas, substances, noise or vibrations to emanate from the Premises or from any portion of the common areas as a result of Tenant’s or any Tenant’s Party’s use thereof, nor take any action which would constitute
a nuisance or would disturb, obstruct or endanger any other tenants or occupants of the Building or interfere with their use of their respective premises or common areas. Storage outside the Premises of materials, vehicles or any other items is
prohibited. Tenant shall not use or allow the Premises to be used for any immoral, improper or unlawful purpose, nor shall 

  
 - 2 -

 
Tenant cause or maintain or permit any nuisance in, on or about the Premises. Tenant shall not commit or suffer the commission of any waste in, on or about the Premises. Tenant shall not allow
any sale by auction upon the Premises, or place any loads upon the floors, walls or ceilings which endanger the structure, or place any harmful substances in the drainage system of the Building. No waste, materials or refuse shall be dumped upon or
permitted to remain outside the Premises except in trash containers placed inside exterior enclosures designated for that purpose by Landlord. Landlord shall not be responsible to Tenant for the non-compliance by any other tenant or occupant of the
Building with any of the above-referenced rules or any other terms or provisions of such tenant’s or occupant’s lease or other contract. 
 4.3 Compliance with Regulations. By entering the Premises, Tenant accepts the Premises in the condition existing as of the date of such entry. Tenant shall at its sole cost and expense strictly comply
with all existing or future applicable municipal, state and federal and other governmental statutes, rules, requirements, regulations, laws and ordinances, including zoning ordinances and regulations, and covenants, easements and restrictions of
record governing and relating to Tenant’s use, occupancy or possession of the Premises, to Tenant’s use of the common areas, or to Tenant’s use, storage, generation or disposal of Hazardous Materials (hereinafter defined)
(collectively “Regulations”). Tenant shall at its sole cost and expense obtain any and all licenses or permits necessary for Tenant’s use of the Premises. Tenant shall at its sole cost and expense promptly comply with the requirements
of any board of fire underwriters or other similar body now or hereafter constituted. Tenant shall not do or permit anything to be done in, on, under or about the Building or bring or keep anything which will in any way increase the rate of any
insurance upon the Premises or the Building or upon any contents therein or cause a cancellation of said insurance or otherwise affect said insurance in any manner. Tenant shall indemnify, defend, protect and hold Landlord harmless from and against
any loss, cost, expense, damage, attorneys’ fees or liability arising out of the failure of Tenant to comply with any Regulation. Tenant’s obligations pursuant to the foregoing indemnity shall survive the expiration or earlier termination
of this Lease. 
 4.4 Hazardous Materials. “Hazardous Materials” shall mean and include, but not be limited to,
hazardous, toxic and radioactive materials and those substances defined as “hazardous substances,” “hazardous materials,” “hazardous wastes,” “toxic substances,” or other similar designations in any
Regulation. Tenant shall not cause, or allow any of Tenant’s Parties to cause, any Hazardous Materials to be used, generated, stored or disposed of on or about the Premises, the Building or surrounding land or environment in violation of any
Regulations. Tenant shall obtain written consent from the City of Sunnyvale prior to the introduction of any Hazardous Materials into the Building and comply on an ongoing basis with all governmental requirements relating thereto. Notwithstanding
the foregoing, Tenant may handle, store, use and dispose of products containing small quantities of Hazardous Materials for “general office purposes” (such as toner for copiers) to the extent customary and necessary for the Permitted Use
of the Premises; provided that Tenant shall always handle, store, use, and dispose of any such Hazardous Materials in a safe and lawful manner and never allow such Hazardous Materials to contaminate the Premises or the Building, or surrounding land
or environment. Tenant shall immediately notify Landlord of any Hazardous Materials’ contamination of any portion of the Building of which Tenant becomes aware, whether or not caused by Tenant. Landlord shall have the right at all reasonable
times to inspect the Premises and to conduct tests and investigations to determine whether Tenant is in compliance with the foregoing provisions, the costs of all such inspections, tests and investigations to be borne by Tenant. Tenant shall
indemnify, defend, protect and hold Landlord harmless from and against all liabilities, losses, costs and expenses (including attorneys’ and consultants’ fees), demands, causes of action, claims or judgments directly or indirectly arising
out of the use, generation, storage, release, or disposal of Hazardous Materials by Tenant or any of Tenant’s Parties in, on or about the Premises or the Building or surrounding land or environment, which indemnity shall include, without
limitation, damages for personal or bodily injury, property damage, damage to the environment or natural resources occurring on or off the Premises, losses attributable to diminution in value or adverse effects on marketability, the cost of any
investigation, monitoring, government oversight, repair, removal, remediation, restoration, abatement, and disposal, and the preparation of any closure or other required plans, whether such action is required or necessary prior to or following the
expiration or earlier termination of this Lease. Neither the consent by Landlord to the use, generation, storage, release or disposal of Hazardous Materials nor the strict compliance by Tenant with all laws pertaining to Hazardous Materials shall
excuse Tenant from Tenant’s obligation of indemnification pursuant to this Paragraph 4.4. Tenant’s obligations pursuant to the foregoing 

  
 - 3 -

 
indemnity shall survive the expiration or earlier termination of this Lease. Landlord shall be responsible for costs arising from pre-existing environmental conditions on the Premises upon demand
by Landlord, Tenant shall provide to Landlord (1) an itemization of Hazardous Materials that are currently used or have ever been used on the Premises, (2) copies of any reports provided to any governmental agency relating to Hazardous
Materials, and (3) evidence of compliance with all laws relating to Hazardous Materials. 
 5. Rules and Regulations.
Tenant shall faithfully observe and comply with any reasonable rules and regulations and any modifications or additions thereto which Landlord may from time to time prescribe in writing for the purpose of maintaining the proper care, cleanliness,
safety, traffic flow and general order of the Premises or the Building. Tenant shall cause Tenant’s Parties to comply with such rules and regulations. Landlord shall not be responsible to Tenant for the non-compliance by any other tenant or
occupant of the Building with any of such rules and regulations, any other tenant’s or occupant’s lease or any Regulations. 
 6. Rent. 
 6.1 Base Rent. Tenant shall pay to Landlord and Landlord shall receive,
without notice or demand throughout the Term, Base Rent as specified in the Basic Lease Information, payable in monthly installments in advance on or before the first day of each calendar month, in lawful money of the United States, without
deduction or offset whatsoever, at the Remittance Address specified in the Basic Lease Information or to such other place as Landlord may from time to time designate in writing. Base Rent for the first full month of the Term shall be paid by Tenant
upon Tenant’s execution of this Lease. If the obligation for payment of Base Rent commences on other than the first day of a month, then Base Rent shall be prorated and the prorated installment shall be paid on the first day of the calendar
month next succeeding the Term Commencement Date. The Base Rent payable by Tenant hereunder is subject to adjustment as provided in addenda appended to this Lease (if referred to in Paragraph 38.1). “Base Rent” shall mean the Base Rent
specified in the Basic Lease Information as it may be so adjusted from time to time. 
 6.2 Additional Rent. All monies other
than Base Rent required to be paid by Tenant hereunder, including, but not limited to, Tenant’s Proportionate Share of Operating Expenses, as specified in Paragraph 7 of this Lease, the interest and late charge described in Paragraphs 26.3 and
26.4, and any monies spent by Landlord pursuant to Paragraph 30, shall be considered additional rent (“Additional Rent”). “Rent” shall mean Base Rent and Additional Rent. 

7. Operating Expenses. 
 7.1 Operating Expenses. In addition to the Base Rent required to be paid hereunder, Tenant shall pay as Additional Rent, Tenant’s Proportionate Share, as defined in the Basic Lease Information, of
Operating Expenses (defined below) in the manner set forth below. “Operating Expenses” shall mean all expenses and costs of every kind and nature which Landlord shall pay or become obligated to pay, because of or in connection with the
ownership, management, maintenance, repair, preservation, replacement and operation of the Building and its supporting facilities (as determined in a reasonable manner) other than those expenses and costs which are specifically attributable to
Tenant or which are expressly made the financial responsibility of Landlord pursuant to this Lease. Operating Expenses shall include, but are not limited to, the following: 
 7.1.1 Taxes. All real property taxes and assessments, possessory interest taxes, sales taxes, personal property taxes, business or license taxes or fees, gross receipts taxes, service payments in lieu of
such taxes or fees, annual or periodic license or use fees, excises, transit charges, and other impositions, general and special, ordinary and extraordinary, unforeseen as well as foreseen, of any kind (including fees “in-lieu” of any such
tax or assessment) which are now or hereafter assessed, levied, charged, confirmed, or imposed by any public authority upon the Building, its operations or the Rent (or any portion or component thereof), or any tax, assessment or fee imposed in
substitution, partially or totally, of any of the above. Operating Expenses shall also include any taxes, assessments, or other fees or impositions with respect to the development, leasing, management, maintenance, alteration, repair, use or
occupancy by Tenant of the Premises or any portion thereof, or upon this transaction or any document creating or transferring an interest in the Premises (excluding, 

  
 - 4 -

 
however, any development or permit fees incurred in connection with the development of the Building and the land on which it is located). In the event that it shall not be lawful for Tenant to
reimburse Landlord for all or any part of such taxes, the monthly rental payable to Landlord under this Lease shall be revised to net Landlord the same net rental after imposition of any such taxes by Landlord as would have been payable to Landlord
prior to the payment of any such taxes. 
 7.1.2 Insurance. All insurance premiums and costs, including, but not limited to,
any deductible amounts, premiums and other costs of insurance incurred by Landlord, including for the insurance coverage set forth in Paragraph 8.1 herein. 
 7.1.3 Common Area Maintenance. 
 (a) Repairs, replacements, and general
maintenance of and for the Building and public and common areas of the Building, including, but not limited to, the roof, pest extermination, landscaped areas, parking and service areas, driveways, truck staging areas, rail spur areas, fire
sprinkler systems, sanitary and storm sewer lines, utility services, electric and telephone equipment and wiring servicing, exterior lighting, and any other items or areas which affect the operation or exterior appearance of the Building, which
determination shall be at Landlord’s discretion, except for: those items expressly made the financial responsibility of Landlord pursuant to Paragraph 10 hereof; those items to the extent paid for by the proceeds of insurance; and those items
attributable solely or jointly to specific tenants of the Building. 
 (b) Repairs, replacements, and general maintenance shall
include the cost of any capital improvements made to or capital assets acquired for the Building, including present or future repair work, are reasonably necessary for the health and safety of the occupants of the Building, or are required under any
governmental law or regulation, such costs or allocable portions thereof to be amortized over the useful life of such improvement in accordance with IRS rules and regulations, or if not applicable, in accordance with generally accepted accounting
principles, together with interest on the unamortized balance at the “prime rate” charged by Wells Fargo Bank, N.A. (San Francisco) or its successor at the time such improvements or capital assets are constructed or acquired, plus two
(2) percentage points, but in no event more than the maximum rate permitted by law. 
 (c) Payment under or for any
easement, license, permit, operating agreement, declaration, restrictive covenant or instrument relating to the Building. 

(d) All expenses related to services and costs of supplies and equipment used in maintaining the Premises, Building, the equipment
therein and the adjacent sidewalks, driveways, parking and service areas, including, without limitation, expenses related to service agreements regarding security and fire and other alarm systems, janitorial services to the extent not addressed in
Paragraph 11 hereof, window cleaning, elevator maintenance, Building exterior maintenance, landscaping and expenses related to the administration, management and operation of the Building, including without limitation salaries, wages and benefits.

 7.1.4 Utilities. The cost of supplying any utilities which benefit all or a portion of the Premises or the Building to the
extent not addressed in Paragraph 15 hereof. 
 7.1.5 Management Fee. A management and accounting cost recovery fee equal to
two percent (2%) of the sum of Base Rent. 
 The above enumeration of services and facilities shall not be deemed to impose
an obligation on Landlord to make available or provide such services or facilities except to the extent Landlord has specifically agreed elsewhere in this Lease to make the same available or provide the same. Without limiting the generality of the
foregoing, Tenant acknowledges and agrees that it shall be responsible for providing adequate security for its use of the Premises and that Landlord shall have no obligation or liability with respect thereto, except to the extent Landlord has
specifically agreed elsewhere in this Lease to provide the same. 
 7.2 Payment of Estimated Operating Expenses. “Estimated
Operating Expenses” for any particular year shall mean Landlord’s estimate of the Operating Expenses for 

  
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such fiscal year made with respect to such fiscal year as hereinafter provided. Landlord shall have the right from time to time to revise its fiscal year and interim accounting periods so long as
the periods as so revised are reconciled with prior periods in a reasonable manner. During the last month of each fiscal year during the Term, or as soon thereafter as practicable, Landlord shall give Tenant written notice of the Estimated Operating
Expenses for the ensuing fiscal year. Tenant shall pay Tenant’s Proportionate Share of the Estimated Operating Expenses with installments of Base Rent for the fiscal year to which the Estimated Operating Expenses applies in monthly installments
on the first day of each calendar month during such year, in advance. If at any time during the course of the fiscal year, Landlord determines that Operating Expenses are projected to vary from the then Estimated Operating Expenses by more than ten
percent (10%), Landlord may, by written notice to Tenant, revise the Estimated Operating Expenses for the balance of such fiscal year, and Tenant’s monthly installments for the remainder of such year shall be adjusted so that by the end of such
fiscal year Tenant has paid to Landlord Tenant’s Proportionate Share of the revised Estimated Operating Expenses for such year. 
 7.3 Computation of Operating Expense Adjustment. “Operating Expense Adjustment” shall mean the difference between Estimated Operating Expenses and actual Operating Expenses for any fiscal year
determined as hereinafter provided. Within one hundred twenty (120) days after the end of each fiscal year, as determined by Landlord, or as soon thereafter as practicable, Landlord shall deliver to Tenant a statement of actual Operating
Expenses for the fiscal year just ended, accompanied by a computation of Operating Expense Adjustment. If such statement shows that Tenant’s payment based upon Estimated Operating Expenses is less than Tenant’s Proportionate Share of
Operating Expenses, then Tenant shall pay to Landlord the difference within twenty (20) business days after receipt of such statement. If such statement shows that Tenant’s payments of Estimated Operating Expenses exceed Tenant’s
Proportionate Share of Operating Expenses, then (provided that Tenant is not in default under this Lease) Landlord shall pay to Tenant the difference within twenty (20) days after delivery of such statement to Tenant. If this Lease has been
terminated or the Term hereof has expired prior to the date of such statement, then the Operating Expense Adjustment shall be paid by the appropriate party within twenty (20) days after the date of delivery of the statement. Should this Lease
commence or terminate at any time other than the first day of the fiscal year, Tenant’s Proportionate Share of the Operating Expense Adjustment shall be prorated by reference to the exact number of calendar days during such fiscal year that
this Lease is in effect. 
 7.4 Net Lease. This shall be a triple net Lease and Base Rent shall be paid to Landlord absolutely
net of all costs and expenses, except as specifically provided to the contrary in this Lease. The provisions for payment of Operating Expenses and the Operating Expense Adjustment are intended to pass on to Tenant and reimburse Landlord for all
costs and expenses of the nature described in Paragraph 7.A. incurred in connection with the ownership, management, maintenance, repair, preservation, replacement and operation of the Building and such additional facilities now and in subsequent
years as may be determined by Landlord to be necessary to the Building. 
 7.5 Tenant Audit. If Tenant shall dispute the amount
set forth in any statement provided by Landlord under Paragraph 7.2 or 7.3 above, Tenant shall have the right, not later than forty five (45) days following receipt of such statement and upon the condition that Tenant shall first deposit with
Landlord the full amount in dispute, to cause Landlord’s books and records with respect to Operating Expenses for such fiscal year to be audited by certified public accountants selected by Tenant and subject to Landlord’s reasonable right
of approval. The Operating Expense Adjustment shall be appropriately adjusted on the basis of such audit. If such audit discloses a liability for a refund in excess of five percent (5%) of Tenant’s Proportionate Share of the Operating
Expense Adjustment previously reported, the cost of such audit shall be borne by Landlord; otherwise the cost of such audit shall be paid by Tenant. If Tenant shall not request an audit in accordance with the provisions of this Paragraph 7.5 within
forty five (45) days after receipt of Landlord’s statement provided pursuant to Paragraph 7.2 or 7.3, such statement shall be final and binding for all purposes hereof. 

8. Insurance and Indemnification. 
 8.1 Landlord’s Insurance. All insurance maintained by Landlord shall be for the sole benefit of Landlord and under Landlord’s sole control. 

  
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 8.1.1 Property Insurance. Landlord agrees to maintain property insurance insuring the
Building with what is commonly known as “all-risk” coverage, including fire, vandalism, and malicious mischief in an amount not less than the replacement cost thereof, in the form and with deductibles and endorsements as selected by
Landlord. At its election, Landlord may also obtain earthquake, and/or flood insurance in amounts selected by Landlord. 

8.1.2 Optional Insurance. Landlord, at Landlord’s option, may also carry insurance against loss of rent, in an amount equal to the
amount of Base Rent and Additional Rent that Landlord could be required to abate to all Building tenants in the event of condemnation or casualty damage for a period of twelve (12) months. Landlord may also carry such other insurance as
Landlord may deem prudent or advisable, including, without limitation, liability insurance in such amounts and on such terms as Landlord shall determine. Landlord shall not be obligated to insure any furniture, machinery, goods, inventory or
supplies, or other personal property or fixtures which Tenant may keep or maintain in the Premises, or any leasehold improvements, additions or alterations within the Premises, unless Tenant so requests, specifically identifying such leasehold
improvements, additions or alterations to be insured, at Tenant’s cost. 
 8.2 Tenant’s Insurance. 

8.2.1 Property Insurance. Tenant shall procure at Tenant’s sole cost and expense and keep in effect from the date of this Lease and
at all times until the end of the Term, insurance on all personal property and fixtures of Tenant and all improvements, additions or alterations made by or for Tenant to the Premises (not insured by Landlord pursuant to paragraph 8.1.2) on an
“All Risk” basis, insuring such property for the full replacement value of such property. 
 8.2.2 Liability
Insurance. Tenant shall procure at Tenant’s sole cost and expense and keep in effect from the date of this Lease and at all times until the end of the Term Commercial General Liability insurance applying to the use and occupancy of the Premises
and the Building, and any part of either, and any areas adjacent thereto, and the business operated by Tenant or by any other occupant of the Premises. Such insurance shall include Broad Form Contractual Liability insurance coverage insuring all of
Tenant’s indemnity obligations under this Lease. Such coverage shall have a minimum combined single limit of liability of at least Five Million Dollars ($5,000,000), and a minimum general aggregate limit of Ten Million Dollars ($10,000,000),
with an “Additional Insured — Managers or Lessors of Premises Endorsement” and the “Amendment of the Pollution Exclusion Endorsement.” All such policies shall be written to apply to all bodily injury, property damage or
loss, personal injury and other covered loss, however occasioned, occurring during the policy term, shall be endorsed to add Landlord and any party holding an interest to which this Lease may be subordinated as an additional insured, and shall
provide that such coverage shall be “primary” and non-contributing with any insurance maintained by Landlord, which shall be excess insurance only. Such coverage shall also contain endorsements: (i) deleting any employee exclusion on
personal injury coverage; (ii) including employees as additional insureds; and (iii) providing for coverage of employer’s automobile non-ownership liability. All such insurance shall provide for the severability of interests of
insureds; and shall be written on an “occurrence” basis, which shall afford coverage for all claims based on acts, omissions, injury and damage, which occurred or arose (or the onset of which occurred or arose) in whole or in part during
the policy period. Tenant shall also procure at Tenant’s sole cost and expense and keep in effect during the Term of this Lease, Legal Liability Insurance covering direct physical damage and loss of use of the Building for which Tenant is
legally obligated in an amount of the full replacement value of the Building. 
 8.2.3 Worker’s Compensation and
Employers’ Liability Insurance. Tenant shall carry Workers’ Compensation Insurance as required by any Regulation, throughout the Term at Tenant’s sole cost and expense. Tenant shall also carry Employers’ Liability Insurance in
amounts not less than One Million Dollars ($1,000,000) each accident for bodily injury by accident; One Million Dollars ($1,000,000) policy limit for bodily injury by disease; and One Million Dollars ($1,000,000) each employee for bodily injury by
disease, throughout the Term at Tenant’s sole cost and expense. 
 8.2.4 Commercial Auto Liability Insurance. Tenant shall
procure at Tenant’s sole cost and expense and keep in effect from the date of this Lease and at all times 

  
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until the end of the Term commercial auto liability insurance with a combined limit of not less than Five Million Dollars ($5,000,000) for bodily injury and property damage for each accident.
Such insurance shall cover liability relating to any auto (including owned, hired and non-owned autos). 
 8.2.5 General
Insurance Requirements. All coverages described in this Paragraph 8.2 shall be endorsed to (i) provide Landlord with thirty (30) days’ notice of cancellation or change in terms; and (ii) waive all rights of subrogation by the
insurance carrier against Landlord. If at any time during the Term Landlord’s lender or lender’s requires that the amount or coverage of insurance which Tenant is required to carry under this Paragraph 8.2 be increased or if Tenant’s
use of the Premises should change with or without Landlord’s consent, Landlord shall have the right to require Tenant to increase the amount or change the types of insurance coverage required under this Paragraph 8.2. All insurance policies
required to be carried under this Lease shall be written by companies rated A X or better in “Best’s Insurance Guide” and authorized to do business in the State of California. In any event deductible amounts shall not exceed Five
Thousand Dollars ($5,000). Tenant shall deliver to Landlord on or before the Term Commencement Date, and thereafter at least thirty (30) days before the expiration dates of the expired policies, certified copies of Tenant’s insurance
policies, or a certificate evidencing the same issued by the insurer thereunder; and, in the event Tenant shall fail to procure such insurance, or to deliver such policies or certificates, Landlord may, at Landlord’s option and in addition to
Landlord’s other remedies in the event of a default by Tenant hereunder, procure the same for the account of Tenant, and the cost thereof shall be paid to Landlord as Additional Rent. 

8.2.6 Indemnification. Notwithstanding anything to the contrary contained in this Lease, Landlord shall in no event be liable and Tenant
hereby waives all claims against Landlord for any loss, damage, injury or death to or of any person or property (including without limitation personal property) caused by theft, fire, rain or water leakage, or from the breakage, leakage, obstruction
or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, electrical or other systems, or by acts of God (including without limitation flood or earthquake), acts of a public enemy, riot, strike,
insurrection, war, court order, requisition or order of governmental body or authority or for any damage or inconvenience which may arise through repair, except as expressly otherwise provided in Paragraph 10. In addition, Landlord shall in no event
be liable for injury to Tenant’s business or any loss of income or profit therefrom or for consequential damages, regardless of Landlord’s negligence or misconduct. Tenant shall indemnify, defend by counsel reasonably acceptable to
Landlord, protect and hold Landlord harmless from and against any and all claims, liabilities, losses, costs, loss of rents, liens, damages, injuries or expenses, including reasonable attorneys’ fees and court costs, arising out of or related
to: (1) claims of injury to or death of persons or damage to property occurring or resulting directly or indirectly from the use or occupancy of the Premises by Tenant or Tenant’s Parties, or from activities of Tenant or Tenant’s
Parties; (2) claims arising from work or labor performed, or for materials or supplies furnished to or at the request of Tenant in connection with performance of any work done for the account of Tenant within the Premises; (3) claims
arising from any breach or default on the part of Tenant in the performance of any covenant contained in this Lease; and (4) claims arising from the negligence or intentional acts or omissions of Tenant or Tenant’s Parties. The foregoing
indemnity by Tenant shall not be applicable to claims to the extent arising from the sole negligence or willful misconduct of Landlord. The provisions of this Paragraph shall survive the expiration or earlier termination of this Lease. 

9. Waiver of Subrogation. To the extent permitted by law and without affecting the coverage provided by insurance to be maintained
hereunder or any other rights or remedies, Landlord and Tenant each waive any right to recover against the other for: (a) damages for injury to or death of persons; (b) damages to property, including personal property; (c) damages to
the Premises or any part thereof; and (d) claims arising by reason of the foregoing due to hazards covered by insurance to the extent of proceeds recovered therefrom. This provision is intended to waive fully, any rights and/or claims arising
by reason of the foregoing, but only to the extent that any of the foregoing damages and/or claims referred to above are covered, and only to the extent of such coverage, by insurance actually carried by either Landlord or Tenant. This provision is
also intended to waive fully, and for the benefit of each party, any rights and/or claims which might give rise to a right of subrogation on any insurance carrier. Subject to all qualifications of this Paragraph 9, Landlord waives its rights as
specified in this Paragraph 9 with respect to any subtenant that it has approved pursuant to Paragraph 21 but only in exchange for 

  
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the written waiver of such rights to be given by such subtenant to Landlord. Each party shall cause each insurance policy obtained by it to provide that the insurance company waives all right of
recovery by way of subrogation against either party in connection with any damage covered by any policy. 
 10. Landlord’s
Repairs and Maintenance. Landlord shall at Landlord’s expense maintain in good repair, reasonable wear and tear excepted, the structural soundness of the roof, foundations, and exterior walls of the Building. The term “exterior walls”
shall not include windows, glass or plate glass, doors, dock bumpers or dock plates, special store fronts or office entries. Any damage caused by or repairs necessitated by any act of Tenant or Tenant’s Parties may be repaired by Landlord at
Landlord’s option and Tenant’s expense. Tenant shall immediately give Landlord written notice of any defect or need of repairs in such components of the Building after which Landlord shall have a reasonable opportunity and the right to
enter the Premises at all reasonable times to repair same. Landlord’s liability with respect to any defects, repairs, or maintenance for which Landlord is responsible under any of the provisions of this Lease shall be limited to the cost of
such repairs or maintenance, and there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of repairs, alterations or improvements in or to any
portion of the Premises or to fixtures, appurtenances or equipment in the Building, except as provided in Paragraph 24. By taking possession of the Premises, Tenant accepts them as being in good order, condition and repair and the condition in which
Landlord is obligated to deliver them. 
 11. Tenant’s Repairs and Maintenance. Tenant shall at all times during the Term
at Tenant’s expense maintain all parts of the Premises in a first-class, good, clean and secure condition and promptly make all necessary repairs and replacements, as determined by Landlord, including but not limited to, all windows, glass,
doors, walls, including demising walls, and wall finishes, floors and floor covering, heating, ventilating and air conditioning systems, non-structural roof elements, ceiling insulation, truck doors, hardware, dock bumpers, dock plates and levelers,
plumbing work and fixtures, downspouts, entries, skylights, smoke hatches, roof vents, electrical and lighting systems, and fire sprinklers, with materials and workmanship of the same character, kind and quality as the original. Tenant shall at
Tenant’s expense also perform regular removal of trash and debris. If Tenant uses rail and if required by the railroad company, Tenant agrees to sign a joint maintenance agreement governing the use of the rail spur, if any. Tenant shall, at
Tenant’s own expense, enter into a regularly scheduled preventative maintenance/service contract with a maintenance contractor for servicing all hot water, heating and air conditioning systems and equipment within or serving the Premises and
provide Landlord with copies of all service agreements, recommendations, and work completed by said contractor. The maintenance contractor and the contract must be approved by Landlord. The service contract must include all services suggested by the
equipment manufacturer within the operation/maintenance manual and must become effective and a copy thereof delivered to Landlord within thirty (30) days after the Term Commencement Date. Landlord may, upon notice to Tenant, enter into such a
service contract on behalf of Tenant or perform the work and in either case charge Tenant the cost thereof along with a reasonable amount for Landlord’s overhead. Notwithstanding anything to the contrary contained herein, Tenant shall, at its
expense, promptly repair any damage to the Premises or the Building resulting from or caused by any act of Tenant or Tenant’s Parties. 
 12. Alterations. 
 12.1 Tenant shall not make, or allow to be made, any
alterations, physical additions, improvements or partitions, including without limitation the attachment of any fixtures or equipment, in, about or to the Premises (“Alterations”) without obtaining the prior written consent of Landlord,
which consent shall not be unreasonably withheld with respect to proposed Alterations which: (a) comply with all applicable Regulations; (b) are, in Landlord’s opinion, compatible with the Building and its mechanical, plumbing,
electrical, heating/ventilation/air conditioning systems; and (c) will not interfere with the use and occupancy of any other portion of the Building by any other tenant or its invitees. Specifically, but without limiting the generality of the
foregoing, Landlord shall have the right of written consent for all plans and specifications for the proposed Alterations, construction means and methods, all appropriate permits and licenses, any contractor or subcontractor to be employed on the
work of Alterations, and the time for performance of such work, and may impose rules and regulations for contractors and subcontractors performing such work. Tenant shall also supply to Landlord any documents and information reasonably requested by
Landlord in connection with Landlord’s consideration 

  
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of a request for approval hereunder. Tenant shall cause all Alterations to be accomplished in a first-class, good and workmanlike manner, and to comply with all applicable Regulations. Tenant
shall at Tenant’s sole expense, perform any additional work required under applicable Regulations due to the Alterations hereunder. No consent by Landlord to any proposed Alteration or additional work shall constitute a waiver of Tenant’s
obligations under this Paragraph 12. Tenant shall reimburse Landlord for all costs which Landlord may incur in connection with granting approval to Tenant for any such Alterations other than the Tenant Improvements set forth in Exhibit B, including
any reasonable costs or expenses which Landlord may incur in electing to have outside architects and engineers review said plans and specifications. All such Alterations shall remain the property of Tenant until the expiration or earlier termination
of this Lease, at which time they shall be and become the property of Landlord if Landlord so elects; provided, however, that Landlord may, at Landlord’s option, require that Tenant, at Tenant’s expense, remove any or all Alterations made
by Tenant and restore the Premises by the expiration or earlier termination of this Lease, to their condition existing prior to the construction of any such Alterations. All such removals and restoration shall be accomplished in a good and
workmanlike manner so as not to cause any damage to the Premises whatsoever. If Tenant fails to remove such Alterations or Tenant’s trade fixtures or furniture, Landlord may keep and use them or remove any of them and cause them to be stored or
sold in accordance with applicable law, at Tenant’s sole expense. In addition to and wholly apart from Tenant’s obligation to pay Tenant’s Proportionate Share of Operating Expenses, Tenant shall be responsible for and shall pay prior
to delinquency any taxes or governmental service fees, possessory interest taxes, fees or charges in lieu of any such taxes, capital levies, or other charges imposed upon, levied with respect to or assessed against its personal property, on the
value of Alterations within the Premises, and on Tenant’s interest pursuant to this Lease, or any increase in any of the foregoing based on such Alterations. To the extent that any such taxes are not separately assessed or billed to Tenant,
Tenant shall pay the amount thereof as invoiced to Tenant by Landlord. 
 Notwithstanding the foregoing, Tenant shall have the
right to construct nonstructural alterations and improvements without Landlord’s prior approval, if the cost of such construction does not exceed $25,000 in any one calendar year. Upon Tenant’s request from time to time, Landlord shall
advise Tenant in writing whether Landlord will require Tenant to remove any alterations or improvements upon the termination or earlier expiration of this Lease. Tenant’s trade fixtures, furniture, equipment and other personal property
installed in the Premises shall at all times be Tenant’s property, and Tenant may remove any or all of such property from the Premises at any time and from time to time provided that Tenant repairs all damage caused by such removal. Landlord
shall have no lien whatsoever in any item of such property and Landlord waives all such liens. Within ten (10) days following Tenant’s request from time to time, Landlord shall execute documents in form reasonably acceptable to Tenant and
Landlord to evidence Landlord’s waiver of any lien in any of such property and giving any lenders holding a security interest or lien on such property reasonable rights of access to the Premises to remove such property, provided that such
lenders repair all damage caused by such removal and remove such property on a timely basis. 
 12.2 In compliance with
Paragraph 27 hereof, at least ten (10) business days before beginning construction of any Alteration, Tenant shall give Landlord written notice of the expected commencement date of that construction to permit Landlord to post and record a
notice of non-responsibility. Upon substantial completion of construction, Tenant shall cause a timely notice of completion to be recorded in the office of the recorder of the county in which the Building is located. 

13. Signs. All signs, notices and graphics of every kind or character, visible in or from public view or corridors, the common areas or
the exterior of the Premises, shall be subject to Landlord’s prior written approval, which Landlord shall have the right to withhold in its reasonable discretion, and shall be subject to any restrictions imposed by the City of Sunnyvale and the
Oakmead Park Development. Tenant shall not place or maintain any banners whatsoever or any window decor in or on any exterior window or window fronting upon any common areas or service area or upon any truck doors or man doors without
Landlord’s prior written approval which Landlord shall have the right to withhold in its absolute and sole discretion. Any installation of signs or graphics on or about the Premises shall be subject to any Regulations and to any other
requirements imposed by Landlord. Tenant shall remove all such signs or graphics by the termination of this Lease. Such installations and removals shall be made in such manner as to avoid injury to or defacement of the Premises, Building and any
other improvements 

  
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contained therein, and Tenant shall repair any injury or defacement including without limitation discoloration caused by such installation or removal. 

14. Inspection/Posting Notices. After reasonable notice, except in emergencies where no such notice shall be required, Landlord and
Landlord’s agents and representatives, shall have the right to enter the Premises to inspect the same, to clean, to perform such work as may be permitted or required hereunder, to make repairs or alterations to the Premises or to other tenant
spaces therein, to deal with emergencies, to post such notices as may be permitted or required by law to prevent the perfection of liens against Landlord’s interest in the Building or to exhibit the Premises to prospective tenants, purchasers,
encumbrancers or to others, or for any other purpose as Landlord may deem necessary or desirable; provided, however, that Landlord shall use reasonable efforts not to unreasonably interfere with Tenant’s business operations. Tenant shall not be
entitled to any abatement of Rent by reason of the exercise of any such right of entry. At any time within six (6) months prior to the expiration of the Term or following any earlier termination of this Lease or agreement to terminate this
Lease, Landlord shall have the right to erect on the Premises a suitable sign indicating that the Premises are available for lease. 
 15. Utilities. Tenant shall pay directly for all water, gas, heat, air conditioning, light, power, telephone, sewer, sprinkler charges and other utilities and services used on or from the Premises,
together with any taxes, penalties, surcharges or the like pertaining thereto, and maintenance charges for utilities and shall furnish all electric light bulbs, ballasts and tubes. If any such services are not separately metered to Tenant, Tenant
shall pay a proportion, as determined by Landlord, of all charges jointly serving other premises. Landlord shall not be liable for any damages directly or indirectly resulting from nor shall the Rent or any monies owed Landlord under this Lease
herein reserved be abated by reason of: (a) the installation, use or interruption of use of any equipment used in connection with the furnishing of any such utilities or services; (b) the failure to furnish or delay in furnishing any such
utilities or services when such failure or delay is caused by acts of God or the elements, labor disturbances of any character, or any other accidents or other conditions beyond the reasonable control of Landlord; or (c) the limitation,
curtailment, rationing or restriction on use of water, electricity, gas or any other form of energy or any other service or utility whatsoever serving the Premises. Landlord shall be entitled to cooperate voluntarily and in a reasonable manner with
the efforts of national, state or local governmental agencies or utility suppliers in reducing energy or other resource consumption. The obligation to make services available hereunder shall be subject to the limitations of any such voluntary,
reasonable program. 
 16. Subordination. Without the necessity of any additional document being executed by Tenant for the
purpose of effecting a subordination, the Lease shall be subject and subordinate at all times to: (a) all ground leases or underlying leases which may now exist or hereafter be executed affecting the Premises and/or the land upon which the
Premises are situated, or both; and (b) any mortgage or deed of trust which may now exist or be placed upon the Building, the land upon which the Premises are situated, or said ground leases or underlying leases, or Landlord’s interest or
estate in any of said items which is specified as security. Notwithstanding the foregoing, Landlord shall have the right to subordinate or cause to be subordinated any such ground leases or underlying leases or any such liens to this Lease. In the
event that any ground lease or underlying 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, notwithstanding any subordination, attorn to and
become the Tenant of the successor in interest to Landlord and Tenant shall not be disturbed in its possession under this Lease by such successor in interest so long as Tenant is not in default under this Lease. Within ten (10) business days
after request by Landlord, Tenant shall execute and deliver any additional documents evidencing Tenant’s attornment or the subordination of this Lease with respect to any such ground leases or underlying leases or any such mortgage or deed of
trust, in the form requested by Landlord or by any ground landlord, mortgagee, or beneficiary under a deed of trust, subject to such nondisturbance requirement. Landlord shall exercise diligent efforts to obtain a nondisturbance agreement from
Landlord’s existing lender in the customary form used by such lender. 
 17. Financial Statements. At the request of
Landlord from time to time, Tenant shall provide to Landlord Tenant’s current financial statements or other information discussing financial worth of Tenant and any guarantor, which Landlord shall use solely for purposes of this Lease and in
connection with the ownership, management, financing and disposition of the Building. Notwithstanding the foregoing, so long as Tenant is a publicly traded company, 

  
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Tenant shall be obligated to provide only those documents which Tenant is required to provide to the public or to governmental authorities. 

18. Estoppel Certificate. Tenant agrees from time to time, within ten (10) days after request of Landlord, to deliver to Landlord,
or Landlord’s designee, an estoppel certificate stating that this Lease is in full force and effect, that this Lease has not been modified (or stating all modifications, written or oral, to this Lease), the date to which Rent has been paid, the
unexpired portion of this Lease, that there are no current defaults by Landlord or Tenant under this Lease (or specifying any such defaults), and such other matters pertaining to this Lease as may be reasonably requested by Landlord. Failure by
Tenant to execute and deliver such certificate shall constitute an acceptance of the Premises and acknowledgment by Tenant that the statements included are true and correct without exception. Tenant agrees that if Tenant fails to execute and deliver
such certificate within such ten (10) day period, Landlord may execute and deliver such certificate on Tenant’s behalf and that such certificate shall be binding on Tenant. Landlord and Tenant intend that any statement delivered pursuant
to this Paragraph may be relied upon by any mortgagee, beneficiary, purchaser or prospective purchaser of the Building or any interest therein. The parties agree that Tenant’s obligation to furnish such estoppel certificates in a timely fashion
is a material inducement for Landlord’s execution of the Lease, and shall be an event of default if Tenant fails to fully comply or makes any material misstatement in any such certificate. 

19. Security Deposit. Tenant agrees to deposit with Landlord upon execution of this Lease, a Security Deposit as stated in the Basic
Lease Information which sum shall be held by Landlord, without obligation to pay interest, as security for the performance of Tenant’s covenants and obligations under this Lease. The Security Deposit is not an advance rental deposit or a
measure of damages incurred by Landlord in case of Tenant’s default. Upon the occurrence of any event of default by Tenant, Landlord may from time to time, without prejudice to any other remedy provided herein or provided by law, use such fund
to the extent necessary to make good any arrears of Rent or other payments due to Landlord hereunder, and any other damage, injury, expense or liability caused by such event of default, and Tenant shall pay to Landlord, on demand, the amount so
applied in order to restore the Security Deposit to its original amount. Although the Security Deposit shall be deemed the property of Landlord, any remaining balance of such deposit shall be returned by Landlord to Tenant at such time after
termination of this Lease that all of Tenant’s obligations under this Lease have been fulfilled. Landlord may use and commingle the Security Deposit with other funds of Landlord. 

20. Tenant’s Remedies. The obligations and liability of Landlord to Tenant for any default by Landlord under the terms of this Lease
are not personal obligations of Landlord or of the individual or other partners of Landlord or its or their partners, directors, officers, or shareholders, and Tenant agrees to look solely to Landlord’s interest in the Building for the recovery
of any amount from Landlord, and shall not look to other assets of Landlord nor seek recourse against the assets of the individual or other 

partners of Landlord or its or their partners, directors, officers or shareholders. Any lien obtained to enforce any such judgment and any levy of
execution thereon shall be subject and subordinate to any then existing lien, mortgage or deed of trust on the Building. 
 21.
Assignment and Subletting. 
 21.1 Assignment and Subletting. 

21.1.1 General. Tenant shall not assign or pledge this Lease or sublet the Premises or any part thereof, whether voluntarily or by
operation of law, or permit the use or occupancy of the Premises or any part thereof by anyone other than Tenant, or suffer or permit any such assignment, pledge, subleasing or occupancy, without Landlord’s prior written consent except as
provided herein. If Tenant desires to assign this Lease or sublet any or all of the Premises, Tenant shall give Landlord written notice (the “Transfer Notice”) at least thirty (30) days prior to the anticipated effective date of the
proposed assignment or sublease, which shall contain all of the information reasonably requested by Landlord to address Landlord’s decision criteria specified hereinafter. Landlord shall then have a period of twenty (20) days following
receipt of the Transfer Notice to notify Tenant in writing that Landlord elects either: (1) to terminate this Lease as to the space so affected as of the date so requested by Tenant; or (2) to consent to the proposed assignment or
sublease, subject, however, to Landlord’s prior written consent of the proposed assignee or subtenant and of any related documents or agreements 

  
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associated with the assignment or sublease. If Landlord should fail to notify Tenant in writing of such election within said period, Landlord shall be deemed to have waived option (1) above,
but written consent by Landlord of the proposed assignee or subtenant shall be required. If Landlord does not exercise option (1) above, Landlord’s consent to a proposed assignment or sublet shall not be unreasonably withheld. Not
withstanding the foregoing, Landlord’s consent shall not be required for any proposed sublease or assignment to a parent, subsidiary or affiliate of Tenant or to any entity into which Tenant merges or which acquires all or substantially all of
the assets of Tenant. 
 21.1.2 Conditions of Landlord’s Consent. Without limiting the other instances in which it may be
reasonable for Landlord to withhold Landlord’s consent to an assignment or subletting, Landlord and Tenant acknowledge that it shall be reasonable for Landlord to withhold Landlord’s consent in the following instances: the use of the
Premises by such proposed assignee or subtenant would not be a Permitted Use or would violate any exclusivity arrangement which Landlord has with any other tenant or occupant or would increase the Parking Density of the Building; the proposed
assignee or subtenant is not of sound financial condition as determined by Landlord in Landlord’s sole discretion reasonably exercised; the proposed assignee or subtenant is a governmental agency; the proposed assignee or subtenant does not
have a good reputation as a tenant of property; the proposed assignee or subtenant is a person with whom Landlord is negotiating to lease space in the Building or is a present tenant of the Building; the assignment or subletting would entail any
Alterations which would lessen the value of the leasehold improvements in the Premises; or Tenant is in default of any obligation of Tenant under this Lease, or Tenant has defaulted under this Lease on three (3) or more occasions during any
twelve (12) months preceding the date that Tenant shall request consent. Failure by Landlord to consent to a proposed assignee or subtenant shall not cause a termination of this Lease. Upon a termination under Paragraph 21.1.1, Landlord may
lease the Premises to any party, including parties with whom Tenant has negotiated an assignment or sublease, without incurring any liability to Tenant. At the option of Landlord, a surrender and termination of this Lease shall operate as an
assignment to Landlord of some or all subleases or subtenancies. Landlord shall exercise this option by giving notice of that assignment to such subtenants on or before the effective date of the surrender and termination. 

21.2 Bonus Rent. Any Rent or other consideration realized by Tenant under any such sublease or assignment in excess of the Rent payable
hereunder, after the amortization of a reasonable brokerage commission and reasonable tenant improvement costs incurred by Tenant over the remaining term of the Lease, shall be divided and paid, seventy-five percent (75%) to Tenant, twenty-five
percent (25%) to Landlord. In any subletting or assignment undertaken by Tenant, Tenant shall diligently seek to obtain the maximum rental amount available in the marketplace for comparable space available for primary leasing. 

21.3 Corporation. If Tenant is a corporation, a transfer of corporate shares by sale, assignment, bequest, inheritance, operation of law
or other disposition (including such a transfer to or by a receiver or trustee in federal or state bankruptcy, insolvency or other proceedings) resulting in a change in the present control of such corporation or any of its parent corporations by the
person or persons owning a majority of said corporate shares, shall constitute an assignment for purposes of this Lease. The foregoing provisions of this paragraph 21.3 shall not be applicable to Tenant if Tenant is a publicly traded company.

 21.4 Unincorporated Entity. If Tenant is a partnership, joint venture, unincorporated limited liability company or other
unincorporated business form, a transfer of the interest of persons, firms or entities responsible for managerial control of Tenant by sale, assignment, bequest, inheritance, operation of law or other disposition, so as to result in a change in the
present control of said entity and/or a change in the identity of the persons responsible for the general credit obligations of said entity shall constitute an assignment for all purposes of this Lease. 

21.5 Liability. No assignment or subletting by Tenant, permitted or otherwise, shall relieve Tenant of any obligation under this Lease
or alter the primary liability of the Tenant named herein for the payment of Rent or for the performance of any other obligations to be performed by Tenant, including obligations contained in Paragraph 25 with respect to any assignee or subtenant.
Any assignment or subletting which conflicts with the provisions hereof shall be void. 

  
 - 13 -

 22. Authority. Landlord represents and warrants that it has full right and authority to
enter into this Lease and to perform all of Landlord’s obligations hereunder and that all persons signing this Lease on its behalf are authorized to do. Tenant represents and warrants that it has full right and authority to enter into this
Lease and to perform all of Tenant’s obligations hereunder and that all persons signing this Lease on its behalf are authorized to do. 
 23. Condemnation. 
 23.1 Condemnation Resulting in Termination. If the whole or
any substantial part of the Building of which the Premises are a part should be taken or condemned for any public use under governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in lieu thereof, and the
taking would prevent or materially interfere with the Permitted Use of the Premises, this Lease shall terminate and the Rent shall be abated during the unexpired portion of this Lease, effective when the physical taking of said Premises shall have
occurred. 
 23.2 Condemnation Not Resulting in Termination. If a portion of the Building of which the Premises are a part
should be taken or condemned for any public use under governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in lieu thereof, and the taking materially interferes with the Permitted Use of the Premises, and
this Lease is not terminated as provided in Paragraph 23.1 above, the Rent payable hereunder during the unexpired portion of the Lease shall be reduced, beginning on the date when the physical taking shall have occurred, to such amount as may be
fair and reasonable under all of the circumstances. 
 23.3 Award. Landlord shall be entitled to any and all payment, income,
rent, award or any interest therein whatsoever which may be paid or made in connection with such taking or conveyance and Tenant shall have no claim against Landlord or otherwise for the value of any unexpired portion of this Lease. Notwithstanding
the foregoing, any compensation specifically and separately awarded Tenant for Tenant’s personal property and moving costs, shall be and remain the property of Tenant. 
 23.4 Waiver of CCP Section 1265.130. Each party waives the provisions of California Civil Code Procedure section 1265.130 allowing either party to petition the superior court to terminate this Lease
as a result of a partial taking. 
 24. Casualty Damage. 

24.1 General. If the Premises or Building should be damaged or destroyed by fire, tornado, or other casualty (collectively,
“Casualty”), Tenant shall give immediate written notice thereof to Landlord. Within thirty (30) days after Landlord’s receipt of such notice, Landlord shall notify Tenant whether in Landlord’s estimation material restoration
of the Premises can reasonably be made either: (1) within one hundred eighty (180) days; or (2) in more than one hundred eighty (180) days from the date of such notice and receipt of required permits for such restoration.
Landlord’s determination shall be binding on Tenant. 
 24.2 Within 180 Days. If the Premises or Building should be damaged
by Casualty to such extent that material restoration can in Landlord’s estimation be reasonably completed within one hundred eighty (180) days after the date of such damage and receipt of required permits for such restoration, this Lease
shall not terminate. Provided that insurance proceeds, plus any voluntary contributions from Tenant are received by Landlord to fully repair the damage, Landlord shall proceed to rebuild and repair the Premises in the manner determined by Landlord,
except that Landlord shall not be required to rebuild, repair or replace any part of the uninsured Alterations which may have been placed on or about the Premises by Tenant. If the Premises are untenantable in whole or in part following such damage,
the Rent payable hereunder during the period in which they are untenantable shall be abated proportionately, and to the extent the Premises are unfit for occupancy. 
 24.3 Greater than 180 Days. If the Premises or Building should be damaged by Casualty to such extent that rebuilding or repairs cannot in Landlord’s estimation be reasonably completed in more than
one hundred eighty (180) days but within two hundred forty (240) days after the date of such damage and receipt of required permits for such rebuilding or repair, then Landlord shall have the option of either: (1) terminating this
Lease effective upon the date of the 

  
 - 14 -

 
occurrence of such damage, in which event the Rent shall be abated during the unexpired portion of this Lease; or (2) electing to rebuild or repair the Premises in the manner determined by
Landlord. Notwithstanding the above, Landlord shall not be required to rebuild, repair or replace any part of the uninsured Alterations which may have been placed, on or about the Premises by Tenant. If the Premises are untenantable in whole or in
part following such damage, the Rent payable hereunder during the period in which they are untenantable shall be abated proportionately, and to the extent the Premises are unfit for occupancy. In the event that Landlord should fail to complete such
repairs and rebuilding within two hundred forty (240) days after the date upon which Landlord is notified by Tenant of such damage and receipt of required permits, such period of time to be extended for delays caused by the fault or neglect of
Tenant or otherwise by Tenant or because of acts of God, acts of public agencies, labor disputes, strikes, fires, freight embargoes, rainy or stormy weather, inability to obtain materials, supplies or fuels, or delays of the contractors or
subcontractors or any other causes or contingencies beyond the reasonable control of Landlord, Tenant may at Tenant’s option within ten (10) days after the expiration of such two hundred forty (240) day period (as such may be
extended), terminate this Lease by delivering written notice of termination to Landlord as Tenant’s exclusive remedy, whereupon all rights hereunder shall cease and terminate thirty (30) days after Landlord’s receipt of such
termination notice. 
 24.4 Greater than 240 Days. If the Premises or Building should be so damaged by Casualty that rebuilding
or repairs cannot in Landlord’s estimation be completed two hundred forty (240) days after such damage and receipt of required permits for such rebuilding or repair, this Lease shall terminate and the Rent shall be abated during the
unexpired portion of this Lease, effective upon the date of the occurrence of such damage. 
 24.5 Tenant’s Fault.
Notwithstanding anything herein to the contrary, if the Premises or any other portion of the Building are damaged by Casualty resulting from the fault, negligence, or breach of this Lease by Tenant or any of Tenant’s Parties, Base Rent and
Additional Rent shall not be diminished during the repair of such damage and Tenant shall be liable to Landlord for the cost and expense of the repair and restoration of the Building caused thereby to the extent such cost and expense is not covered
by insurance proceeds. 
 24.6 Insurance Proceeds. Notwithstanding anything herein to the contrary, in the event that the
Premises or Building are damaged or destroyed and are not fully covered by the insurance proceeds received by Landlord or in the event that the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises requires that the
insurance proceeds be applied to such indebtedness, then in either case Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within thirty (30) days after the date of notice to Landlord
that said damage or destruction is not fully covered by insurance or such requirement is made by any such holder, as the case may be, whereupon all rights and obligations hereunder shall cease and terminate. 

24.7 Waiver. This Paragraph 24 shall be Tenant’s sole and exclusive remedy in the event of damage or destruction to the Premises or
the Building. As a material inducement to Landlord entering into this Lease, Tenant hereby waives any rights it may have under sections 1932, 1933(4), 1941 or 1942 of the Civil Code of California with respect to any destruction of the Premises,
Landlord’s obligation for tenantability of the Premises and Tenant’s right to make repairs and deduct the expenses of such repairs, or under any similar law, statute or ordinance now or hereafter in effect. 

24.8 Tenant’s Personal Property. In the event of any damage or destruction of the Premises or the Building, under no circumstances
shall Landlord be required to repair any injury or damage to, or make any repairs to or replacements of, Tenant’s personal property. 
 25. Holding Over. Unless Landlord expressly consents in writing to Tenant’s holding over, Tenant shall be only a Tenant at sufferance, whether or not Landlord accepts any Rent from Tenant or any
other person while Tenant is holding over without Landlord’s written consent. If Tenant shall retain possession of the Premises or any portion thereof without Landlord’s consent following the expiration of this Lease or sooner termination
for any reason, then Tenant shall pay to Landlord for each day of such retention one hundred fifty (150%) of the amount of daily rental as of the last month prior to the date of expiration or earlier termination. Tenant shall also indemnify,
defend, protect and hold Landlord harmless from any loss, liability or cost, including reasonable attorneys’ fees, resulting from delay by Tenant in surrendering the Premises, 

  
 - 15 -

 
including, without limitation, any claims made by the succeeding tenant founded on such delay. Acceptance of Rent by Landlord following expiration or earlier termination shall not constitute a
renewal of this Lease, and nothing contained in this Paragraph 25 shall waive Landlord’s right of reentry or any other right. Additionally, in the event that upon expiration or earlier termination of this Lease, Tenant has not fulfilled its
obligation with respect to repairs and cleanup of the Premises or any other Tenant obligations as set forth in this Lease, then Landlord shall have the right to perform any such obligations as it deems necessary at Tenant’s sole cost and
expense, and any time required by Landlord to complete such obligations shall be considered a period of holding over and the terms of this Paragraph 25 shall apply. The provisions of this Paragraph 25 shall survive any expiration or earlier
termination of this Lease. 
 26. Default. 
 26.1 Events of Default. The occurrence of any of the following shall constitute an event of default on the part of Tenant: 
 26.1.1 Abandonment. Abandonment of the Premises for a continuous period in excess of five (5) days. Tenant waives any right to notice Tenant may have under section 1951.3 of the Civil Code of the
State of California, the terms of this Paragraph 26.1 being deemed such notice to Tenant as required by said section 1951.3. 

26.1.2 Nonpayment of Rent. Failure to pay any installment of Rent or any other amount due and payable hereunder within five
(5) days after the date when said payment is due. 
 26.1.3 Other Obligations. Failure to commence to perform and
diligently prosecute to completion, any obligation, agreement or covenant under this Lease other than those matters specified in subparagraphs 1 and 2 of this Paragraph 26.1, such failure continuing for fifteen (15) days after written notice of
such failure. 
 26.1.4 General Assignment. A general assignment by Tenant for the benefit of creditors. 

26.1.5 Bankruptcy. The filing of any voluntary petition in bankruptcy by Tenant, or the filing of an involuntary petition by
Tenant’s creditors, which involuntary petition remains undischarged for a period of thirty (30) days. In the event that under applicable law, the trustee in bankruptcy or Tenant has the right to affirm this Lease and continue to perform
the obligations of Tenant hereunder, such trustee or Tenant shall, in such time period as may be permitted by the bankruptcy court having jurisdiction, cure all defaults of Tenant hereunder outstanding as of the date of the affirmance of this Lease
and provide to Landlord such adequate assurances as may be necessary to ensure Landlord of the continued performance of Tenant’s obligations under this Lease. 
 26.1.6 Receivership. The employment of a receiver to take possession of substantially all of Tenant’s assets or the Premises, if such appointment remains undismissed or undischarged for a period of
ten (10) days after the order therefor. 
 26.1.7 Attachment. The attachment, execution or other judicial seizure of all
or substantially all of Tenant’s assets or the Premises, if such attachment or other seizure remains undismissed or undischarged for a period of ten (10) days after the levy thereof. 

26.2 Remedies Upon Default. 
 26.2.1 Termination. In the event of the occurrence of any event of default, Landlord shall have the right to give a written termination notice to Tenant, and on the date specified in such notice,
Tenant’s right to possession shall terminate, and this Lease shall terminate unless on or before such date all Rent in arrears and all costs and expenses incurred by or on behalf of Landlord hereunder shall have been paid by Tenant and all
other events of default of this Lease by Tenant at the time existing shall have been fully remedied to the satisfaction of Landlord. At any time after such termination, Landlord may recover possession of the Premises or any part thereof and expel
and remove therefrom Tenant and any other person occupying the same, by any lawful means, and again repossess and enjoy the Premises without prejudice to any of the remedies that Landlord may have under this Lease, or at law or equity by any reason
of 

  
 - 16 -

 
Tenant’s default or of such termination. Landlord hereby reserves the right to recognize the continued possession of any subtenant. 

26.2.2 Continuation After Default. Even though an event of default may have occurred, this Lease shall continue in effect for so long as
Landlord does not terminate Tenant’s right to possession under Paragraph 26.2.1 hereof, and Landlord may enforce all of Landlord’s rights and remedies under this Lease and at law or in equity, including without limitation, the right to
recover Rent as it becomes due, and Landlord, without terminating this Lease, may exercise all of the rights and remedies of a landlord under section 1951.4 of the Civil Code of the State of California or any successor code section. Acts of
maintenance, preservation or efforts to lease the Premises or the appointment of a receiver under application of Landlord to protect Landlord’s interest under this Lease or other entry by Landlord upon the Premises shall not constitute an
election to terminate Tenant’s right to possession. 
 26.3 Damages After Default. Should Landlord terminate this Lease
pursuant to the provisions of Paragraph 26.2.1 hereof, Landlord shall have the rights and remedies of a Landlord provided by section 1951.2 of the Civil Code of the State of California, or any successor code sections. Upon such termination, in
addition to any other rights and remedies to which Landlord may be entitled under applicable law or at equity, Landlord shall be entitled to recover from Tenant: (1) the worth at the time of award of the unpaid Rent and other amounts which had
been earned at the time of termination, (2) the worth at the time of award of the amount by which the unpaid Rent that would have been earned after the date of termination until the time of award exceeds the amount of such Rent loss that Tenant
proves could have been reasonably avoided; (3) 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 the award exceeds the amount of such Rent loss that the Tenant proves could be
reasonably avoided; and (4) any other amount and court costs necessary to compensate Landlord for all detriment proximately caused by Tenant’s failure to perform Tenant’s obligations under this Lease or which, in the ordinary course
of things, would be likely to result therefrom. The “worth at the time of award” as used in (1) and (2) above shall be computed at the lesser of the “prime rate,” as announced from time to time by Wells Fargo Bank, N.A.
(San Francisco) or its successor, plus five (5) percentage points, or the maximum interest rate allowed by law (“Applicable Interest Rate”). The “worth at the time of award” as used in (3) above shall be computed by
discounting such amount at the Federal Discount Rate of the Federal Reserve Bank of San Francisco at the time of the award plus one percent (1%). If this Lease provides for any periods during the Term during which Tenant is not required to pay Base
Rent or if Tenant otherwise receives a Rent concession, then upon the occurrence of an event of default, Tenant shall owe to Landlord the full amount of such Base Rent or value of such Rent concession, plus interest at the Applicable Interest Rate,
calculated from the date that such Base Rent or Rent concession would have been payable. 
 26.4 Late Charge. In addition to its
other remedies, Landlord shall have the right without notice or demand to add to the amount of any payment required to be made by Tenant hereunder, and which is not paid and received by Landlord on or before the sixth day of each calendar month, an
amount equal to six percent (6%) of the delinquency for each month or portion thereof that the delinquency remains outstanding to compensate Landlord for the loss of the use of the amount not paid and the administrative costs caused by the
delinquency, the parties agreeing that Landlord’s damage by virtue of such delinquencies would be extremely difficult and impracticable to compute and the amount stated herein represents a reasonable estimate thereof. Any waiver by Landlord of
any late charges shall not constitute a waiver of other late charges or any other remedies available to Landlord. 
 26.5
Remedies Cumulative. All rights, privileges and elections or remedies of the parties are cumulative and not alternative, to the extent permitted by law and except as otherwise provided herein. Tenant waives any rights provided to Tenant under Code
of Civil Procedure section 1179, or any similar provision of law, which permits Tenant to obtain relief from forfeiture of this Lease. 
 27. Liens. Tenant shall at all times keep the Premises free from liens arising out of or related to work or services performed, materials or supplies furnished or obligations incurred by Tenant or in
connection with work made, suffered or done by or on behalf of Tenant in or on the Premises. In the event that Tenant shall not, within ten (10) business days following the imposition of any such lien, cause the same to be released of record by
payment or posting of a proper bond, Landlord shall have, in addition to all other remedies provided herein and by law, 

  
 - 17 -

 
the right, but not the obligation, to cause the same to be released by such means as Landlord shall deem proper, including payment of the claim giving rise to such lien. All sums paid by Landlord
on behalf of Tenant and all expenses incurred by Landlord in connection therefor shall be payable to Landlord by Tenant on demand with interest at the Applicable Interest Rate. Landlord shall have the right at all times to post and keep posted on
the Premises any notices permitted or required by law, or which Landlord shall deem proper, for the protection of Landlord, the Premises and any other party having an interest therein, from mechanics’ and materialmen’s liens, and Tenant
shall give Landlord not less than ten (10) business days prior written notice of the commencement of any work in the Premises which could lawfully give rise to a claim for mechanics’ or materialmen’s liens to permit Landlord to post
and record a timely notice of non-responsibility. 
 28. Transfers by Landlord. In the event of a sale or conveyance by Landlord
of the Building or a foreclosure by any creditor of Landlord, the same shall operate to release Landlord from any liability upon any of the covenants or conditions, express or implied, herein contained in favor of Tenant, to the extent required to
be performed after the passing of title to Landlord’s successor-in-interest and such successor’s assumption of Landlord’s obligations under this Lease. In such event, Tenant agrees to look solely to the responsibility of the
successor-in-interest of Landlord under this Lease with respect to the performance of the covenants and duties of Landlord to be performed after the passing of title to Landlord’s successor-in-interest. This Lease shall not be affected by any
such sale and Tenant agrees to attorn to the purchaser or assignee. Landlord’s successor(s)-in-interest shall not have liability to Tenant with respect to the failure to perform any of the obligations of Landlord, to the extent required to be
performed prior to the date such successor(s)-in-interest became the owner of the Building. 
 29. Right of Landlord to Perform
Tenant’s Covenants. All covenants and agreements to be performed by Tenant under any of the terms of this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any abatement of Rent. If Tenant shall fail to pay
any sum of money, other than Base Rent, required to be paid by Tenant hereunder or shall fail to perform any other act on Tenant’s part to be performed hereunder, including Tenant’s obligations under Paragraph 11 hereof, and such failure
shall continue for fifteen (15) days after notice thereof by Landlord, in addition to the other rights and remedies of Landlord, Landlord may make any such payment and perform any such act on Tenant’s part. In the case of an emergency, no
prior notification by Landlord shall be required. Landlord may take such actions without any obligation and without releasing Tenant from any of Tenant’s obligations. All sums so paid by Landlord and all incidental costs incurred by Landlord
and interest thereon at the Applicable Interest Rate, from the date of payment by Landlord, shall be paid to Landlord on demand as Additional Rent. 
 30. Waiver. If either Landlord or Tenant waives the performance of any term, covenant or condition contained in this Lease, such waiver shall not be deemed to be a waiver of any subsequent breach of the
same or any other term, covenant or condition contained herein. The acceptance of Rent by Landlord shall not constitute a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, regardless of Landlord’s
knowledge of such preceding breach at the time Landlord accepted such Rent. Failure by Landlord to enforce any of the terms, covenants or conditions of this Lease for any length of time shall not be deemed to waive or decrease the right of Landlord
to insist thereafter upon strict performance by Tenant. Waiver by Landlord of any term, covenant or condition contained in this Lease may only be made by a written document signed by Landlord. 

31. Notices. Each provision of this Lease or of any applicable governmental laws, ordinances, regulations and other requirements with
reference to sending, mailing, or delivery of any notice or the making of any payment by Landlord or Tenant to the other shall be deemed to be complied with when and if the following steps are taken: 

31.1 Rent. All Rent and other payments required to be made by Tenant to Landlord hereunder shall be payable to Landlord at
Landlord’s Remittance Address set forth in the Basic Lease Information, or at such other address as Landlord may specify from time to time by written notice delivered in accordance herewith. Tenant’s obligation to pay Rent and any other
amounts to Landlord under the terms of this Lease shall not be deemed satisfied until such Rent and other amounts have been actually received by Landlord. 

  
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 31.2 Other. All notices, demands, consents and approvals which may or are required to be
given by either party to the other hereunder shall be in writing and either personally delivered, sent by commercial overnight courier, or mailed, certified or registered, postage prepaid, and addressed to the party to be notified at the Notice
Address for such party as specified in the Basic Lease Information or to such other place as the party to be notified may from time to time designate by at least fifteen (15) days notice to the notifying party. Notices shall be deemed served
upon receipt or refusal to accept delivery. Tenant appoints as its agent to receive the service of all default notices and notice of commencement of unlawful detainer proceedings the person in charge of or apparently in charge of occupying the
Premises at the time, and, if there is no such person available during normal business hours, then such service may be made by attaching the same on the main entrance of the Premises. 

32. Attorneys’ Fees. In the event that Landlord places the enforcement of this Lease, or any part thereof, or the collection of any
Rent due, or to become due hereunder, or recovery of possession of the Premises in the hands of an attorney, Tenant shall pay to Landlord, upon demand, Landlord’s reasonable attorneys’ fees and court costs, whether incurred at trial,
appeal or review. In any action which Landlord or Tenant brings to enforce its respective rights hereunder, the unsuccessful party shall pay all costs incurred by the prevailing party including reasonable attorneys’ fees, to be fixed by the
court, and said costs and attorneys’ fees shall be a part of the judgment in said action. 
 33. Successors and Assigns.
This Lease shall be binding upon and inure to the benefit of Landlord, its successors and assigns, and shall be binding upon and inure to the benefit of Tenant, its successors, and to the extent assignment is approved by Landlord as provided
hereunder, Tenant’s assigns. 
 34. Force Majeure. If performance by a party of any portion of this Lease is made
impossible by any prevention, delay, or stoppage caused by strikes, lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes for those items, government actions, civil commotions, fire or
other casualty, or other causes beyond the reasonable control of the party obligated to perform, performance by that party for a period equal to the period of that prevention, delay, or stoppage is excused. Tenant’s obligation to pay Rent,
however, is not excused by this Paragraph 34. 
 35. Surrender of Premises. Tenant shall, upon expiration or sooner termination
of this Lease, surrender the Premises to Landlord in the same condition as existed on the date Tenant completed the Tenant Improvements described in Exhibit B, normal wear and tear, and casualty and condemnation excepted, including all holes in
walls repaired, all HVAC equipment in operating order and in good repair, and all floors broom cleaned, and free of any Tenant-introduced marking or painting, all to the reasonable satisfaction of Landlord. Tenant shall remove all of its debris from
the Building. At or before the time of surrender, Tenant shall comply with the terms of Paragraph 12.A. hereof with respect to Alterations to the Premises and all other matters addressed in such Paragraph. If the Premises are not so surrendered at
the expiration or sooner termination of this Lease, the provisions of Paragraph 25 hereof shall apply. All keys to the Premises or any part thereof shall be surrendered to Landlord upon expiration or sooner termination of the Term. 

36. Miscellaneous. 
 36.1 General. The term “Tenant” or any pronoun used in place thereof shall indicate and include the masculine or feminine, the singular or plural number, individuals, firms or corporations, and
their respective successors, executors, administrators and permitted assigns, according to the context hereof. 
 36.2 Time.
Time is of the essence regarding this Lease and all of its provisions. 
 36.3 Choice of Law. This Lease shall in all respects
be governed by the laws of the State of California. 
 36.4 Entire Agreement. This Lease, together with its exhibits, contains
all the agreements of the parties hereto and supersedes any previous negotiations. There have been no representations made by the Landlord or its agents or understandings made between the parties other than those set forth in this Lease and its
exhibits. 

  
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 36.5 Modification. This Lease may not be modified except by a written instrument signed by
the parties hereto. 
 36.6 Severability. If, for any reason whatsoever, any of the provisions hereof shall be unenforceable or
ineffective, all of the other provisions shall be and remain in full force and effect. 
 36.7 Recordation. Tenant shall not
record this Lease or a short form memorandum hereof. 
 36.8 Examination of Lease. Submission of this Lease to Tenant does not
constitute an option or offer to lease and this Lease is not effective otherwise until execution and delivery by both Landlord and Tenant. 
 36.9 Accord and Satisfaction. No payment by Tenant of a lesser amount than the total Rent due nor any endorsement on any check or letter accompanying any check or payment of Rent shall be deemed an accord
and satisfaction of full payment of Rent, and Landlord may accept such payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue other remedies. 

36.10 Easements. Landlord may grant easements on the Building and dedicate for public use portions of the Building without Tenant’s
consent; provided that no such grant or dedication shall materially interfere with Tenant’s use and enjoyment of the Premises. Upon Landlord’s request, Tenant shall execute, acknowledge and deliver to Landlord documents, instruments, maps
and plats necessary to effectuate Tenant’s covenants hereunder. 
 36.11 Drafting and Determination Presumption. The
parties acknowledge that this Lease has been agreed to by both the parties, that both Landlord and Tenant have consulted with attorneys with respect to the terms of this Lease and that no presumption shall be created against Landlord because
Landlord drafted this Lease. Except as otherwise specifically set forth in this Lease, with respect to any consent, determination or estimation of Landlord required or allowed in this Lease or requested of Landlord, Landlord’s consent,
determination or estimation shall be given or made solely by Landlord in Landlord’s good faith opinion, whether or not objectively reasonable. 
 36.12 Exhibits. The exhibits attached hereto are hereby incorporated herein by this reference. 
 36.13 No Light, Air or View Easement. Any diminution or shutting off of light, air or view by any structure which may be erected on lands adjacent to or in the vicinity of the Building shall in no way
affect this Lease or impose any liability on Landlord. 
 36.14 No Third Party Benefit. This Lease is a contract between
Landlord and Tenant and nothing herein is intended to create any third party benefit. 
 36.15 Quiet Enjoyment. Upon payment by
Tenant of the Rent, and upon the observance and performance of all of the other covenants, terms and conditions on Tenant’s part to be observed and performed, Tenant shall peaceably and quietly hold and enjoy the Premises for the term hereby
demised without hindrance or interruption by Landlord or any other person or persons lawfully or equitably claiming by, through or under Landlord, subject, nevertheless, to all of the other terms and conditions of this Lease. Landlord shall not be
liable for any hindrance, interruption, interference or disturbance by other tenants or third persons, nor shall Tenant be released from any obligations under this Lease because of such hindrance, interruption, interference or disturbance.

 36.16 Counterparts. This Lease may be executed in any number of counterparts, each of which shall be deemed an original.

 36.17 Multiple Parties. If more than one person or entity is named herein as Tenant, such multiple parties shall have joint
and several responsibility to comply with the terms of this Lease. 

  
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 36.18 Prorations. Any Rent payable to Landlord by Tenant for any fractional month shall be
prorated based on a month of 30 days. As used herein, the term “fiscal year” shall mean the calendar year or such other fiscal year as Landlord may deem appropriate. 
 37. Additional Provisions. 
 37.1 Addenda. Exhibits A through C attached hereto
are hereby incorporated into and made a part of this Lease as though fully set forth herein. 
 37.2 Base Rent. Base Rent, net
of Basic Operating Costs per Paragraph 7 of this Lease, for the Premises shall be as follows: 
  

					
	 Months
	  	Base Rent Per Month	 
		
	 1-12
	  	$	91,367.50	  
	 13-24
	  	 	95,022.00	  
	 25-36
	  	 	98,823.00	  
	 37-48
	  	 	102,776.00	  
	 49-60
	  	 	106,887.00	  
	 61-72
	  	 	111,163.00	  
	 73-84
	  	 	115,609.00	  
	 85-96
	  	 	120,233.00	  
	 97-108
	  	 	125,043.00	  
	 109-120
	  	 	130,044.00	  

 37.3 Shell. Landlord
shall, at its sole cost and expense and with no right of reimbursement from Tenant, pay all costs of constructing the building shell and associated site improvements which shall mean the shell of the Building as defined in Exhibit C attached hereto
and made a part hereof in substantial accordance with the plans and specifications provided to Tenant (all of which shall be collectively referred to as the “Building Shell”) 

37.4 Tenant Work. Tenant shall, with the aid of a licensed architect or engineer, and at Tenant’s sole cost and expense, complete
plans and specifications for Tenant’s interior improvements, submit them to Landlord for approval, and obtain Landlord’s approval prior to commencement of construction (“Tenant Work”). 

The Tenant Work shall include, but not be limited to the following: 

 

	 	(1)	HVAC system; 

  

	 	(2)	Interior lighting; 

  

	 	(3)	Insulation; 

  

	 	(4)	Office space within the Premises; 

  

	 	(5)	Lunch room/break room space within the Premises; 

  

	 	(6)	Interior walls and partitions and painting if required; 

  

	 	(7)	Plumbing within the Premises; 

  

	 	(8)	Floor and wall coverings; 

  

	 	(9)	All electrical distribution panels for Tenant power and lighting, distribution lines and outlets, circuits, switches and related metering and hook-up charges;

  

	 	(10)	Water and gas distribution and related metering and hook-up charges; 

  

	 	(11)	Telephone switch room, panel, distribution system; 

  

	 	(12)	Window coverings if required; 

  

	 	(13)	Interior and exterior Tenant signage; 

  

	 	(14)	Fire safety systems; 

  

	 	(15)	Restrooms; 

  

	 	(16)	Any roof screens for HVAC systems; 

  

	 	(17)	Any city and other agency fees; and 

  

	 	(18)	Other improvements specific to tenant’s occupancy. 

  

	 	(19)	Architectural design and structural engineering 

 All Tenant Works shall be completed in a good and workmanlike manner by Tenant at Tenant’s sole cost and expense, and all materials and equipment incorporated into the Tenant Improvements
(i) will be new and free of defects, (ii) will conform to all applicable laws, ordinances and regulations of all duly constituted authorities, including without limitation, Title 

  
 - 21 -

 
III of the Americans and Disabilities Act of 1990, all regulations issued thereunder and the Accessibility Guidelines for Buildings and Facilities issued pursuant thereto, as the same are in
affect on the date hereof and may be hereafter modified, amended or supplemented (“Applicable Laws”), and (iii) will conform to the final working drawings approved by Landlord and Tenant, including all changes or modifications thereto
approved by Landlord. The approved plan shall be attached to this Lease, as Exhibit D. Landlord conceptually approves the construction of improvements similar in quality to those installed at 3100 Central Expressway, Santa Clara, California, but
with not more than ten percent (10%) of the Premises allocated for “wet” laboratory use and the balance in “generic” improvements, subject to Landlord’s approval as to location and arrangement. 

Landlord will reasonably approve or disapprove said plans and specifications within five (5) days of receipt of plans and
specifications. Landlord may reasonably disapprove of said plans and specifications for reasons including, but not limited to: location, distribution and percentage of floor coverings, dropped ceiling, restrooms (two core minimum per floor),
plumbing, electrical, and/or mechanical systems which are inconsistent with future divisibility of the building for multi-tenant occupancy. If Landlord has not notified Tenant of approval or disapproval within five (5) days of receipt of plans
and specifications, the plans and specifications shall be deemed approved. 
 All substantive changes must be approved by
Landlord. 
 Tenant may select a general contractor subject to Landlord’s reasonable consent. Tenant and general contractor
shall diligently pursue to completion said improvements in accordance with the approved plans and specifications. Tenant acknowledges that Landlord may record a Notice of Non-Responsibility in regards to the construction of Tenant Improvements.

 37.5 Beneficial Occupancy. Upon execution of the Lease, Tenant shall have access to the Premises to construct Tenant
Improvements, and Tenant shall be subject to all terms and conditions of the Lease, excepting payment of Rent. Rental payments shall commence once on the Term Commencement Date. 

37.6 Extension Option. Provided Tenant is not in default of its obligations under this Lease, Tenant shall have one (1) five
(5) year option to extend the Term of the Premises in “as is” condition at the then current market rate. The option to extend is personal to the Tenant stated in the Lease and will not survive any assignment or sublet of the Lease. In
no event will the monthly rental be less than the rental for the last month of the previous term. Tenant shall give Landlord written notice of its intent to exercise its option at least one hundred eighty (180) days but not more than two
hundred seventy (270) days prior to the expiration of the current Lease term. Within thirty (30) days after Tenant exercises its option to release, Landlord will provide Tenant with fair market rental, as reasonably determined by Landlord,
as well as terms and conditions for the extended term. Tenant shall have thirty (30) days from notification by Landlord of current rent and terms and conditions to accept Landlord’s fair market rent, terms and conditions. 

The parties are obligated to negotiate in good faith to agree on the market rental for any option period. If the parties have not
mutually agreed on the market rental adjustment for any option period provided herein within thirty (30) days from notification by Landlord to Tenant of Landlord’s rental determination, each party hereto shall appoint one representative
who shall be a licensed real estate broker with a minimum of ten (10) years experience in leasing industrial space in Sunnyvale, California, to determine the fair market rental for the Premises. The two (2) representatives so appointed
shall determine the current rental value for the subsequent option period for the use to which Tenant is then utilizing the Premises pursuant to the terms and conditions of this Lease. The determination of said current rental value shall be made by
said two (2) representatives within sixty (60) days from notification by Landlord to Tenant of Landlord’s rental determination and they shall submit said determination in writing to Landlord and Tenant. 

If the two (2) representatives of the parties hereto cannot agree on the rental value for the Premises herein, said two
(2) representatives shall choose a third licensed real estate broker with a minimum of ten (10) years experience in the leasing of industrial space in Sunnyvale, California, to act as an arbitrator. If the two representatives cannot or do
not agree on a third representative, either party may have the third representative chosen by the American Arbitration 

  
 - 22 -

 
Association or by a judge of the Santa Clara County Superior Court. The current rental value for the subsequent option period shall be independently determined by the arbitrator, which said
determination shall be made within ninety (90) days from notification by Landlord to Tenant of Landlord’s rental determination. The role of the arbitrator shall then be to immediately select from the fair market rent proposals of the
representatives the one that most closely approximates the arbitrator’s determination of fair market rental value. The arbitrator shall have no right to adopt a compromise or middle ground or any modification of either of the two fair market
rent proposals. 
 The proposal the arbitrator chooses as most closely approximating his determination of the question in issue
shall constitute the decision and award and shall be final and binding upon the parties. Each party shall pay the charges of the representative appointed by such party. The charges and expenses of the arbitrator, as provided herein, shall be paid by
the parties hereto in equal shares. 
 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the day and the
year first above written. 
  

							
		 	LANDLORD
		 	 East Arques Sunnyvale, LLC,
 a California limited liability company

			
		 	By	 	         /S/ [Unreadable
Name]

		 		 	        Managing Member
		
		 	TENANT
		 	 Symyx Technologies, Inc.,
 a Delaware corporation,

			
		 	By	 	         /S/ Steven Goldby

		 		 	        Its	 	 CEO

			
		 	By	 	  

		 		 	        Its	 	  

  
 - 23 -

 EXHIBIT A 
 BUILDING 
 [OMITTED] 

 EXHIBIT B 
 PREMISES 
 [OMITTED] 

 EXHIBIT C 
 LANDLORD’S PLANS AND SPECIFICATIONS 
 [OMITTED] 

 EXHIBIT D 
 TENANT’S PLANS AND SPECIFICATIONS 
 [OMITTED] 

 FIRST AMENDMENT TO LEASE 

This First Amendment to Lease (“Amendment”) is made effective as of November 15, 2006, by and between EAST ARQUES
SUNNYVALE, LLC, a California limited liability company (“Landlord”) and SYMYX TECHNOLOGIES, INC., a Delaware corporation (“Tenant”). 
 RECITALS 
 A. Landlord and Tenant entered into a Lease dated
February 29, 2000 (“Lease”) for those certain premises, consisting of approximately thirty-six thousand five hundred forty-seven (36,547) rentable square feet, comprising all of the rentable square footage in that certain
building (“Building”) located at 1263 E. Arques, Sunnyvale, California, all as more particularly described in the Lease (“Premises”). 
 B. Landlord and Tenant now desire to amend the Lease referred to in Recital A above as more particularly described below. 
 NOW, THEREFORE, in consideration of the mutual covenants and agreements set forth below, and for other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties
hereto agree as follows: 
 1. Defined Terms. Except as otherwise expressly provided herein, all capitalized
terms used herein shall have the meanings ascribed to them in the Lease. 
 2. Term of Lease. 

(a) The term “Length of Term” set forth in the Basic Lease Information is hereby amended to mean the initial term expiring
on November 14, 2015. 
 (b) Paragraph 3 of the Lease is hereby deleted in its entirety and the following is
substituted in place thereof: 
 “3. Term. The term of this Lease (the “Term”) shall
commence on the Term Commencement Date and continue in full force and effect until November 14, 2015, unless sooner terminated or extended pursuant to the terms hereof. ” 

  
 1 

 3. Base Rent. 

(a) The provisions of Paragraph 37.2 of the Lease to the contrary notwithstanding, monthly Base Rent for the Premises, net of Basic
Operating Costs per Paragraph 7 of the Lease, for the period commencing on November 15, 2006 and ending on November 14, 2015, shall be as set forth below: 
  

			
	 Remaining Initial Lease Term
	  	 Base Rent Per Month

	 11/15/06-11/14/07
	  	$93,982.25
	 11/15/07-11/14/08
	  	$96,906.01
	 11/15/08-11/14/09
	  	$99,946.72
	 11/15/09-11/14/10
	  	$103,109.06
	 11/15/10-11/14/11
	  	$106,397.89
	 11/15/11-11/14/12
	  	$109,818.28
	 11/15/12-11/14/13
	  	$113,375.48
	 11/15/13-11/14/14
	  	$117,074.97
	 11/15/14-11/14/15
	  	$120,922.44

 (b) The
penultimate sentence of Paragraph 6.1 of the Lease is hereby deleted in its entirety, and the following is substituted in place thereof: 
 “The Base Rent payable by Tenant hereunder is subject to adjustment as provided in Paragraph 3(a) of the First Amendment to Lease made effective as of November 15, 2006, executed by Landlord and
Tenant.” 
 4. Extension Options. Paragraph 37.6 of the Lease is hereby deleted in its entirety and the
following is substituted in place thereof: 
 “Extension Option. Provided Tenant is not in default of its
obligations under this Lease, Tenant shall have two (2) options to extend the Term of the Lease for a period of five (5) consecutive years each as more particularly described below. Each extended term of the Lease is referred to
herein as an “Extended Term” and collectively as the “Extended Terms.” The first Extended Term of the Lease shall commence November 15, 2015. The second Extended Term of the Lease shall commence on the day
following the expiration of the first Extended Term referred to in the immediately preceding sentence. If Tenant timely exercises an option to 

  
 2 

 
extend pursuant to the terms of this Paragraph 37.6, Tenant shall accept the Premises for such applicable Extended Term in its then “as is” condition and on the same terms and
conditions as set forth in the Lease, as amended hereby, except that (i) Landlord shall have no obligation to construct or install any tenant improvements in the Premises for Tenant or provide any tenant improvement allowance, (ii) Tenant
shall have no further right to extend the Term of the Lease beyond the two (2) Extended Terms set forth in this Paragraph 37.6, and (ii) the monthly Base Rent payable during the applicable Extended Term shall be an amount equal to
ninety-five percent (95%) of the fair market rental value of the Premises (which may include adjustments to the monthly Base Rent during the applicable Extended Term based on cost of living or other rental adjustments), but in no event shall
such monthly Base Rent payable during the first Extended Term be less than Two Dollars ($2.00) per rentable square foot of the Premises (NNN) and in no event shall such monthly Base Rent payable by Tenant during the second Extended Term be less than
the monthly Base Rent payable by Tenant for the last month of the first Extended Term (without regard to any abatement of monthly Base Rent during such last month of the first Extended Term, if applicable). The parties hereto agree that the
existence of any “wet” laboratory tenant improvements installed in the Premises and paid for solely by Tenant shall not be taken into consideration in determining the fair market rental value of the Premises. The options to extend stated
herein are personal to Symyx Technologies, Inc. (and to any transferee pursuant to a Permitted Transfer as defined in Paragraph 21.3, as amended) and will not survive any assignment or sublet of the Lease (except an assignment or sublease to a
transferee pursuant to a Permitted Transfer as defined in Paragraph 21.3, as amended). Tenant shall give Landlord written notice of its intent to exercise the applicable extension option at least one hundred eighty (180) days but not more than
two hundred seventy (270) days prior to the date the Lease would expire but for the exercise of the applicable Extension Option. Tenant may not exercise the extension option for the second Extended Term unless it has timely exercised the
extension option for the first Extended Term. Within thirty (30) days after Tenant exercises its applicable extension option pursuant to the terms above, Landlord will provide Tenant with its determination of the Base Rent for the applicable
Extended Term (based on 95% of the monthly fair market rental value of the Premises, as reasonably determined by Landlord), but in no event shall such determination with respect to the first Extended Term be less than $2.00 per square foot per month
and in no event shall such determination with respect to the second Extended Term be less than the monthly Base Rent payable by Tenant for the last month of the first Extended Term (without regard to any abatement of monthly Base Rent during such
last month of the first Extended Term, if applicable). Tenant shall have thirty (30) days from notification by Landlord of the Base Rent to accept Landlord’s Base Rent determination. 

The parties are obligated to negotiate in good faith to agree on the monthly fair market rental for the Premises for the applicable
Extended Term. If the parties 

  
 3 

 
have not mutually agreed on the Base Rent for the applicable Extended Term (based on 95% of the monthly fair market rental value of the Premises [which may include adjustments to the monthly Base
Rent during the applicable Extended Term based on cost of living or other rental adjustments], but in no event less than $2.00 per square foot per month for the first Extended Term and no less than the monthly Base Rent payable by Tenant for the
last month of the first Extended Term (without regard to any abatement of monthly Base Rent during such last month of the first Extended Term, if applicable) for the second Extended Term) within thirty (30) days from notification by Landlord to
Tenant of Landlord’s rental determination, each party hereto shall appoint one representative who shall be a licensed real estate broker with a minimum of ten (10) years experience in leasing industrial space in Sunnyvale, California, to
determine the fair market rental for the Premises during the applicable Extended Term. The two (2) representatives so appointed shall determine the monthly fair rental value for the applicable Extended Term considering the use to which
Tenant is then utilizing the Premises pursuant to the terms and conditions of this Lease. The parties hereto agree that the existence of any “wet” laboratory tenant improvements installed in the Premises and paid for solely by Tenant shall
not be taken into consideration by the aforementioned real estate brokers (or the third real estate broker referred to in the immediately following paragraph, if applicable) in determining the fair market rental value of the Premises. The
determination of said fair market rental value shall be made by said two (2) representatives within sixty (60) days from notification by Landlord to Tenant of Landlord’s rental determination and they shall submit said determination in
writing to Landlord and Tenant. 
 If the two (2) representatives of the parties hereto cannot agree on the fair market
rental value for the Premises herein, said two (2) representatives shall choose a third licensed real estate broker with a minimum of ten (10) years experience in the leasing of industrial space in Sunnyvale, California, to act as an
arbitrator. If the two representatives cannot or do not agree on a third representative, either party may have the third representative chosen by the American Arbitration Association or by a judge of the Santa Clara County Superior
Court. The fair market rental value for the applicable Extended Term shall be independently determined by the arbitrator, which said determination shall be made within ninety (90) days from notification by Landlord to Tenant of
Landlord’s rental determination. The role of the arbitrator shall then be to immediately select from the fair market rent proposals of the representatives the one that most closely approximates the arbitrator’s determination of fair
market rental value. The arbitrator shall have no right to adopt a compromise or middle ground or any modification of either of the two fair market rent proposals. 
 The proposal the arbitrator chooses as most closely approximating his determination of the fair market rental value of the Premises for the applicable Extended Term shall constitute the final
determination of the fair market rental 

  
 4 

 
value of the Premises for the applicable Extended Term, shall be final and binding upon the parties and the Base Rent for such applicable Extended Term shall be equal to ninety-five percent of
such fair market rental determination but in no event shall such monthly Base Rent payable during the first Extended Term be less than Two Dollars ($2.00) per rentable square foot of the Premises (NNN) and in no event shall such monthly Base Rent
payable by Tenant during the second Extended Term be less than the monthly Base Rent payable by Tenant for the last month of the first Extended Term (without regard to any abatement of monthly Base Rent during such last month of the first Extended
Term, if applicable). Each party shall pay the charges of the representative appointed by such party. The charges and expenses of the arbitrator, as provided herein, shall be paid by the parties hereto in equal shares.” 

5. Permitted Transfer. The following provisions shall be deemed added at the end of Paragraph 21.3 of the Lease:

 “Notwithstanding anything contained in Paragraph 21.3 above, Tenant may assign this Lease to a successor to Tenant by
purchase, merger, consolidation or reorganization (an “Ownership Change”) or assign this Lease or sublet all or a portion of the Premises to an Affiliate without the consent of Landlord, provided that all of the following conditions are
satisfied (a “Permitted Transfer”): (a) Tenant is not in breach or default of any of its obligations under this Lease (beyond the applicable cure period); (b) in the event of an Ownership Change, Tenant’s successor
shall own substantially all of the assets of Tenant and have a net worth which is at least equal to Tenant’s net worth as of the day prior to the proposed Ownership Change; and (c) Tenant shall give Landlord written notice at least five
(5) business days prior to the effective date of the Permitted Transfer. Tenant’s notice to Landlord shall include information and documentation evidencing the Permitted Transfer and showing that each of the above conditions has been
satisfied. If requested by Landlord, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. The term “Affiliate” as used in this Paragraph 21.3 shall mean an entity controlled by, controlling
or under common control with Tenant.” 
 6. Lab Use. 

(a) Paragraph 37.4 of the Lease is hereby amended, in part, to delete therein the following words: “but with not more than
ten percent (10%) of the Premises allocated for “wet” laboratory use” and to substitute in place thereof the words “but not more than fifty percent (50%) of the Premises allocated for “wet” laboratory
use”. Landlord hereby agrees that, subject to the terms and conditions of the Lease, as amended (including, without limitation, the 

  
 5 

 
provisions of Paragraph 12.1 and 12.2 of the Lease), Tenant shall have the right to use not more than fifty percent (50%) of the Premises for “wet” laboratory use. 

Landlord may, at Landlord’s option, require that Tenant, at Tenant’s expense, remove any or all lab equipment and/or plumbing
and electrical for such lab equipment and restore the Premises by the expiration or earlier termination of the Term of the Lease to the condition existing prior to the construction or installation of such lab equipment, plumbing or electrical
improvements. All such removal and restoration shall be accomplished in a good and workmanlike manner so as to not cause any damage to the Premises whatsoever. If Landlord requires the removal of any such lab equipment and/or plumbing or
electrical improvements and Tenant fails to remove the same prior to the expiration or earlier termination of the Term of the Lease, then Landlord may retain and use such lab equipment, plumbing and/or electrical improvements or remove them and
cause them to be stored or sold in accordance with applicable law, at Tenant’s sole cost and expense. 
 7. Lease
Terms. Except as otherwise modified herein, the terms and conditions of the Lease shall remain unmodified and in full force and effect. In the event of any conflict or inconsistency between the terms of this Amendment and the terms of
the original Lease, the terms of this Amendment shall control. 
 8. Counterparts. This Amendment may be
executed in counterparts, each of which shall be deemed an original and which together shall constitute one instrument. 

[balance of page is intentionally blank; signature page follows on next page] 

  
 6 

 IN WITNESS WHEREOF, the parties have executed this Amendment as of the date set forth below.

  

			
	LANDLORD:
	
	 EAST ARQUES SUNNYVALE, LLC,
 a California limited liability company

		
	By:	 	 /s/ Scott Trobbe

		
	Name:	 	Scott Trobbe
	Its:	 	Member
	Date:	 	January 16, 2007
	
	TENANT:
	
	 SYMYX TECHNOLOGIES, INC.,
 a Delaware corporation

		
	By:	 	 /s/ Jeryl L. Hilleman

		
	Name:	 	Jeryl L. Hilleman
	Its:	 	 Executive Vice President

and Chief Financial Officer

	Date:	 	January 18, 2007Lease by and between Oakmead Ventures LLC and Symyx Technologies, Inc.

 Exhibit 10.27 
 STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE MODIFIED NET 
 1. Basic
Provisions (“Basic Provision”). 
 1.1 Parties: This Lease (“Lease”), dated for
reference purposes only, September 27, 2005, is made by and between Oakmead Ventures LLC, a California Limited Liability Company (“Landlord”) and Symyx Technologies, Inc., A Delaware Corporation
(“Tenant”), (collectively the “Parties,” or individually a “Party”). 

1.2(a) Premises: Initially that certain portion of an approximately 60,000 square foot Building located at 415 Oakmead
Parkway consisting initially of approximately 30,000 sq. ft. of space, including all improvements therein or to be removed by Landlord under the terms of this Lease, and commonly known as Suite 415A Oakmead Parkway, located in the City of
Sunnyvale, County of Santa Clara, State of California, with zip code 95054 as outlined on Exhibit A attached hereto (“Premises”). : On June 1, 2007 the definition of Premises shall
be modified and expanded to then include the entire Building located at 415 Oakmead Parkway consisting of approximately 60,000 sq. ft. of space, including all improvements therein or to be removed by Landlord under the terms of this Lease, and
commonly known as Suites 415A and 415B Oakmead Parkway, located in the City of Sunnyvale, County of Santa Clara, State of California, with zip code 95054 as outlined on Exhibit A attached hereto
(“Premises”). The “Building” is that certain building containing the Premises and generally described as an approximately 60,000 sq. ft. R&D building. The allocation of the Building between 415A and
415B will be mutually agreed to by the parties. 
 In addition to Tenant’s rights to use and occupy the Premises as hereinafter specified,
Tenant shall have non-exclusive rights to the Common Areas (as defined in Paragraph 2.7 below) as hereinafter specified. 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 “Industrial Center.” (Also see Paragraph 2.) 
 1.2(b) Parking: All vehicle parking spaces within the Industrial Center. (Also, see Paragraph 2.6) 
 1.3 Term: Ten years and -0- months (“Original Term”) commencing upon December 1, 2005 (“Commencement Date”) and ending November 15, 2015
(“Expiration Date”). (Also Paragraph 3.) 
 1.4 Early Possession: Upon Lessor purchasing the
property (“Early Possession Date”). (Also Paragraphs 3.2 and 3.3.) 
 1.5 Base
rent: $21,600 per month (“Base Rent”), payable on the first day of each month commencing on December 1, 2005 (Also see Paragraph 4. ) This rent is for 415 A or  1/2 of the building. Landlord shall be free to lease the balance
of the building (415B) for a term through 5/30/07 to another tenant. On June 1, 2007 the definition of the Premises shall be expanded to include the balance of the building defined as both 415A and 415B and the Base Rent shall be
adjusted upward to $45,000 NNN per month with the base rent of $45,000 increasing 3% annually thereafter starting June 1, 2008. 
 1.6(a) Base Rent Paid Upon Execution: $21,600 as Base Rent for the first month. 
 1.6(b) Tenant’s Share of Common Area Operating Expenses: 50% until June 1, 2007 then 100% (“Tenant’s Share”). 

1.7 Security Deposit: $55,344 (“Security Deposit”). (Also see Paragraph 5) 

1.8 Permitted Use: office, R&D, Lab, light manufacturing, warehousing or other legal uses (“Permitted
Use”) (Also see Paragraph 5.) 
 1.9 Insuring Party. Landlord is the “Insuring
Party.” (Also see Paragraph 8) 
 1.10(a) Real Estate Brokers. The following real estate
broker(s) (collectively, the “Brokers”) and brokerage relationships exist in this transaction and are consented to by the Parties (check applicable boxes): 

 

	 ̈	***** represents Landlord exclusively (“Landlord’s Broker”); 

 

	x	Grubb & Ellis represents Tenant exclusively (“Tenant’s Broker”); or 

 

	 ̈	***** represents both Landlord and Tenant (“Dual Agency”). (/also see Par. 15.) 

1.10(b) Payment to Brokers. Upon the execution of this Lease by both Parties, Landlord shall pay to said Broker(s)
according to separate written agreement between Landlord and said Broker(s). 
 1.11 Guarantor. Intentionally
Deleted. 
 1.12 Addenda and Exhibits. Attached hereto is an Exhibit A all of which constitute a
part of this Lease. 
 MULTI-TENANT - MODIFIED NET 
 Eight-L 1993 
 Initials /

  
 1 

 2. Premises, Parking and Common Areas. 

2.1 Letting. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, for the term, at
the rental, and upon all of the terms, covenants and conditions set forth in this Lease. The leaseable area is measured to the outside edge of the outside walls, to the centerline of any demising walls, including a pro rata share of the electrical
room and other common spaces. Unless otherwise provided herein, any statement of square footage set forth in this Lease, or that may have been used in calculating rental and/or Common Area Operating Expenses, is an approximation which Landlord
and Tenant agree is reasonable and the rental and Tenant’s Share (as defined in Paragraph 1.6(b) based thereon is not subject to revision whether or not the actual square footage is more or less. 

2.2 Condition. Landlord shall deliver the Premises to Tenant clean and free of debris on the Commencement
Date. Landlord does warrant to Tenant that any of the existing plumbing from Building to the street, electrical systems from street to the master control box, fire sprinkler system except for the distribution, and loading doors, in the
Premises will be in good working order but all other systems are “as is.” All correction of anything non-compliant that are to be in good working order shall be the obligation of Landlord at Landlord’s sole cost and expense, any
other corrections or work shall be at Tenant’s sole cost. 
 2.3 Warranties. Tenant acknowledges that
neither landlord nor any of its agents made any representations or warranties respecting the project, the buildings, or the leased premises, upon which tenant relied in entering into this lease, which are not expressly set forth in this lease.
Tenant further acknowledges that neither Landlord nor any of its agents made any representations as to (i) whether the leased premises may be used for tenant’s intended use under existing law or; (ii) the suitability of the leased
premises for the conduct of tenant’s business or; (iii) the exact square footage of the leased premises; that tenant relied solely upon its own investigations respecting said premises (including but not limited to the electrical and fire
sprinkler systems, security, environmental aspects, seismic and earthquake requirements, and compliance with the American with Disabilities Act and applicable zoning, municipal, county, state and federal laws, ordinances and regulations and any
covenants or restrictions of record (collectively, “Applicable Laws”) and that upon its execution of this lease, accepts the leaseable area as specified herein. Tenant expressly waives any and all claims for damage by reason of
any statement, representation, warranty, promise or other agreement of landlord or landlord’s agent(s), if any, not contained in this lease or in any addenda hereto. 
 2.4 Tenant as Prior Owner/Occupant. The warranties made by Landlord in this Paragraph 2.2 shall be of no force or effect if immediately prior to the date set forth in Paragraph 1.1 Tenant
was the owner or occupant of the Premises. In such event, Tenant shall, at Tenant’s sole cost and expense, correct any non-compliance of the Premises with said warranties. 

2.5 Vehicle Parking. Tenant shall be entitled to use all Parking Spaces specified in Paragraph 1.2(b) on those
portions of the Common Areas as exists at the Commencement Date. Said parking spaces shall be used for parking by vehicles no larger than full-size passenger automobiles, SUVs or pick-up trucks, herein called “Permitted Size
Vehicles.” Vehicles other than Permitted Size Vehicles shall be parked and loaded or unloaded as directed by Landlord in the Rules and Regulations (as defined in Paragraph 40) issued by Landlord. (Also see Paragraph 2.9.)

 (a) Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees,
suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities. 
 (b) Landlord shall at the Commencement Date of this Lease, provide the parking facilities required by Applicable Law and this Lease. 

2.6 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 Industrial Center and Interior utility raceways within the Premises that are provided and designated by the Landlord from time to time for the general non-exclusive use of Landlord, Tenant
and other tenants of the Industrial Center and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roadways, sidewalks, walkways, parkways,
driveways and landscaped areas. 
 2.7 Common Areas - Tenant’s Rights. Landlord hereby grants to Tenant,
for the benefit of Tenant 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 Landlord under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Industrial Center. 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 Landlord or
Landlord’s designated agent, which consent may be revoked at any time. In the event that any unauthorized storage shall occur then Landlord 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 Tenant, which cost shall be immediately payable upon demand by Landlord. 

  
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 2.8 Common Areas - Rules and Regulations. Landlord or such other
person(s) as Landlord 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 with respect thereto in
accordance with Paragraph 40. Tenant 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. Landlord shall not be
responsible to Tenant for the non-compliance with said rules and regulations by other tenants of the Industrial Center. 

2.9 Common Areas - Changes. Landlord shall have the right prior to June 1, 2007 only and to be effective only until
June 1, 2007, in Landlord’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 Industrial Center 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 Industrial Center, 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 Industrial Center as Landlord 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 an Early Possession Date is specified in Paragraph 1.4 and if Tenant
totally or partially occupies the Premises after the Early Possession Date but prior to the Commencement Date, the obligation to pay Base Rent or Operating Expenses shall be abated for the period of such early occupancy. All other terms of this
Lease, however, (including but not limited to the obligations to carry the insurance required by Paragraph 8) shall be in effect during such period. Any such early possession shall not affect nor advance the Expiration Date of the Original
Term. 
 3.3 Delay in Possession. If for any reason Landlord cannot deliver possession of the Premises to
Tenant by the Early Possession Date, if one is specified in Paragraph 1.4, or if no Early Possession Date is specified, by the Commencement Date, Landlord shall not be subject to any liability therefor, nor shall such failure affect the validity of
this Lease, or the obligations of Tenant hereunder, or extend the term hereof, but in such case, Tenant shall not, except as otherwise provided herein, be obligated to pay rent or perform any other obligation of Tenant under the terms of this
Lease. If the Commencement Date does not happen by January 15 , 2006, Tenant may, at its option, by notice in writing to Landlord within ten (10) days after January 15, 2006, cancel this Lease, in which event the parties shall be
discharged from all obligations hereunder; provided further, however, that if such written notice of Tenant is not received by Landlord within said ten (10) day period, Tenant’s right to cancel this Lease hereunder shall terminate and be
of no further force or effect. 
 4. Rent 

4.1 Base Rent. Tenant shall pay Base Rent and other rent or charges, as the same may be adjusted
from time to time, to Landlord in lawful money of the United States, without offset or deduction, on or before the
1st day of each month. Base Rent and all other rent
and charges for any period during the term hereof which is for less than one full month shall be prorated based upon the actual number of days of the month involved. Payment of Base Rent and other charges shall be made to Landlord at its
address stated herein or to such other persons or at such other addresses as Landlord may from time to time designate in writing to Tenant. 
 4.2 Common Area Operating Expenses. Tenant shall pay to Landlord during the term hereof, in addition to the Base Rent, Tenant’s Share (as specified in Paragraph 1.6(b)) 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 Landlord relating to the ownership and operation of the Industrial Center,
including, but not limited to, the following: 
 (i) The operation, repair and maintenance, in neat, clean, good order and
condition, of the following: 
 (aa) The Common Areas, including parking areas, loading and unloading 

  
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areas, trash areas, roadways, sidewalks, walkways, parkways, driveways, landscaped areas, striping, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators and
roof. 
 (bb) Exterior signs and any tenant directories. 

(cc) Fire detection and sprinkler systems. 
 (ii) The cost of water, gas, electricity and telephone to service the Common Areas. 
 (iii) Trash disposal, property management fees of 2% of the gross monthly rental and security services and the costs of any environmental inspections. 

(iv) Reserves set aside for maintenance and repair of Common Areas. 

(v) Real Property Taxes (as defined in Paragraph 10.2) to be paid by Landlord for the Building and the Common Areas under Paragraph
10 hereof. 
 (vi) The cost of the premiums for the insurance policies maintained by Landlord under Paragraph 8 hereof.

 (vii) One half of any deductible portion of an insured loss concerning the building or the Common Areas, except that
Tenant shall pay all of the deductible for any insurance requested by Tenant to be carried by Landlord for any tenant installed improvements. Except that Tenant shall pay the lesser of one half any deductible or 2.5% of the total replacement value
of the building shell and $20 for tenant improvements and Tenant shall be solely responsible for any remaining deductibles regarding any tenant improvements over $20 per ft. 
 (viii) Any other services to be provided by Landlord 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 Building or to any other
building in the industrial Center or to the operation, repair and maintenance thereof, shall be allocated entirely to the Building or to such 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 Landlord to all buildings in the Industrial Center. 

(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 Landlord to either have said improvements or facilities or to provide those services unless the Industrial Center already has the same, Landlord already provides the services, or Landlord has agreed elsewhere in this Lease to
provide the same or some of them. 
 (d) Following shall not be included within Operating Expenses: (i) the cost
of constructing tenant improvements for any other tenant of the Building; (ii) the cost of special services, goods, or materials provided to any other tenant of the Building; (iii) repairs covered by proceeds of insurance or from funds
provided by Tenant or any other tenant of the Building; (iv) legal fees, advertising costs, or other related expenses incurred by Landlord in connection with the leasing of space to individual tenants of the Building; (v) repairs,
alterations, additions, improvements, or replacements needed to rectify or correct any defects in the original design, materials, or workmanship of Premises or common areas; (vi) damage and repairs necessitated by the negligence or willful
misconduct of Landlord, Landlord’s employees, contractors, or agents; (vii) executive salaries or salaries of service personnel to the extent that such personnel perform services not in connection with the management, operation, repair, or
maintenance of the Premises; (viii) Landlord’s general overhead expenses not related to the Premises; (ix) legal fees, accountants’ fees, and other expenses incurred in connection with disputes of tenants; (x) costs incurred
due to a violation by Landlord of the terms and conditions of a lease; (xi) costs of any service provided to Tenant or other occupants of the Building for which Landlord is reimbursed. 

(e) Tenant’s Share of Common Area Operating Expenses shall be payable by Tenant within thirty (30) days after a reasonably
detailed statement of actual expenses is presented to Tenant by Landlord. At Landlord’s option, however, an amount may be estimated by Landlord from time to time of Tenant’s Share of annual Common Area Operating Expenses and the same
shall be payable monthly or quarterly, as Landlord shall designate, during each 12-month period of the Lease term, on the same day as the Base Rent is due hereunder. Landlord shall deliver to Tenant within sixty (60) days after the
expiration of each calendar year a reasonably detailed statement showing Tenant’s Share of the actual Common Area Operating Expenses incurred during the preceding year. If Tenant’s payments under this Paragraph 4.2(d) during said
preceding year exceed Tenant’s Share as indicated on said statement, Landlord shall be credited the amount of such over-payment against Tenant’s Share of Common Area Operating Expenses next becoming due or reimbursed if not sufficient
due. If Tenant’s payments under this Paragraph 4.2(d) during said preceding year were less than Tenant’s Share as indicated on said statement, Tenant shall pay to Landlord the amount of the deficiency within thirty (30) days
after delivery by Landlord to Tenant of said statement. 
 (f) Not more often than once each calendar year, Tenant, upon
thirty (30) days advance written notice thereof to Landlord, at Tenant’s sole cost and expense, may retain an independent Certified Public Accountant reasonably acceptable to Landlord, or utilize an employee of Tenant, to review and audit
Landlord’s books and records with regard to the Operating Expenses for the Premises and the calculations of Tenant’s 

  
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proportionate share thereof. If it is reasonably determined by such auditors that Tenant overpaid its share of Operating Expenses or that Operating Expenses were over billed, Landlord shall
refund to Tenant the amount of such overpayment within thirty (30) days. If it is reasonably determined by such auditors that Tenant underpaid its share of any Operating Expenses, Tenant shall pay to Landlord the amount of such deficiency
within thirty (30) days. If it is reasonably determined by such auditors that Tenant overpaid its share of any Operating Expenses by more than five percent (5%), Landlord shall reimburse Tenant for the reasonable costs of Tenant’s
audit not to exceed one thousand dollars ($1,000). 
 5. Security Deposit. Tenant shall deposit with Landlord upon
Tenant’s execution hereof the Security Deposit set forth in Paragraph 1.7 as security for Tenant’s faithful performance of Tenant’s obligations under this Lease. If Tenant fails to pay Base Rent or other rent or charges due
hereunder, or otherwise Defaults under this Lease (as defined in Paragraph 13.1), Landlord may use, apply or retain all or any portion of said Security Deposit, Tenant shall within ten (10) days after written request therefore deposit monies
with Landlord sufficient to restore said Security Deposit to the full amount required by this Lease. Any time the Base Rent increases during the term of this Lease, Tenant shall, upon written request from Landlord, deposit additional monies
with Landlord as an addition to the Security Deposit so that the total amount of the Security Deposit shall at all times bear the same proportion to the then current Base Rent as the initial Security Deposit bears to the initial Base Rent set forth
in Paragraph 1.5. Landlord shall not be required to keep all or any part of the Security Deposit separate from its general accounts. Landlord shall, at the expiration or earlier termination of the term hereof and after Tenant has vacated
the Premises, return to Tenant (or, at Landlord’s option, to the last assignee, if any, of Tenant’s interest herein), that portion of the Security Deposit not used or applied by Landlord. Unless otherwise expressly agreed in writing
by Landlord, no part of the Security Deposit shall be considered to be held in trust, to bear interest or other increment for its use, or to be prepayment for any monies to be paid by Tenant under this Lease. 

6. Use. 

6.1 Permitted Use. 
 (a) Tenant shall use and occupy the Premises only for the Permitted Use set forth in Paragraph 1.8, or any other legal use which is reasonably comparable thereto, and for no other
purpose. Tenant shall not use or permit the use of the Premises in a manner that is unlawful, creates waste or a nuisance, or that disturbs owners and/or occupants of, or causes damage to the Premises or neighboring premises or properties.

 (b) Landlord hereby agrees to not unreasonably withhold or delay its consent to any written request by Tenant,
Tenant’s assignees or subtenants, and by prospective assignees and subtenants of Tenant, its assignees and subtenants, for a modification of said Permitted Use, so long as the same will not impair the structural integrity of the improvements on
the Premises or in the Building or the mechanical or electrical systems therein, does not conflict with uses by other Tenants, is not significantly more burdensome to the Premises or the Building and the improvements thereon, and is otherwise
permissible pursuant to this Paragraph 6. If Landlord elects to withhold such consent, Landlord shall within five (5) business days after such request give a written notification of same, which notice shall include an explanation of
Landlord’s reasonable objections to the change in use. 
 6.2 Hazardous Substances. 

(a) Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean
any product, substance, chemical, material or waste whose presence, nature, quantity and/or intensity of existence, use, manufacture, disposal, transportation, spill, release or effect, 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 Landlord to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substance shall include, but not be limited to, hydrocarbons, petroleum, gasoline, crude oil or any products or
by-products thereof. Tenant shall not engage in any activity in or about the Premises which constitutes a Reportable Use (as hereinafter defined) of Hazardous Substances without complying with all Applicable Requirements (as defined in
Paragraph 6.3). “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 (iii) the presence in, on or about the Premises of a Hazardous Substance with
respect to which any Applicable Laws require that a notice be given to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Tenant may, without Landlord’s prior consent, but in compliance
with all Applicable requirements, use any ordinary and customary materials reasonably required to be used by Tenant in the normal course of the Permitted Use, so long as such use is not a Reportable Use and does not expose the Premises or
neighboring properties to any meaningful risk of contamination or damage or expose Landlord to any liability therefor. In addition, Landlord may (but without any obligation to do so) condition its consent to any Reportable Use of any Hazardous
Substance by Tenant upon Tenant’s giving Landlord such additional assurances as Landlord, in its reasonable discretion, deems necessary to protect itself, the public, the Premises and the environment against damage, contamination or injury
and/or liability therefor. 
 (b) Duty to Inform Landlord. If Tenant knows, or has reasonable cause to believe,
that a Hazardous Substance has contaminated the Premises, the Common Area or the Building, Tenant shall immediately give Landlord written notice thereof, together with a copy of any statement, report, notice, registration, application, permit,
business plan, license, claim, action, or proceeding given to, or received from, any governmental authority or private party concerning the presence, spill, release, discharge of, or exposure to, such Hazardous

  
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Substance including but not limited to all such documents as may be involved in any Reportable Use involving the Premises. Tenant shall not cause or permit any Hazardous Substance to be
spilled or released in, on, under or about the Premises (including, without limitation, through the prompting or sanitary sewer system). 
 (c) Indemnification by Tenant. Tenant shall indemnify, protect, defend and hold Landlord, its agents, employees, lenders and ground lessor, if any, and the Premises, harmless from and
against any and all damages, liabilities, judgments, costs, claims, liens, expenses, penalties, loss of permits and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by or for
Tenant or by anyone under Tenant’s control. Tenant’s obligations under this paragraph 6.2(c) shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or
suffered by Tenant, and the cost of investigation (including consultants’ and attorneys’ fees and testing), removal, remediation, restoration and/or abatement thereof, or of any contamination therein involved, and shall survive the
expiration or earlier termination of this Lease. No termination, cancellation or release agreement entered into by Landlord and Tenant shall release Tenant from its obligations under this Lease with respect to Hazardous Substances, unless
specifically so agreed by Landlord in writing at the time of such agreement. 
 (d) Indemnification by
Landlord. Tenant represents that it has received the “Phase I” report dated October 11, 2005 for the Premises. Landlord shall indemnify, protect, defend and hold Tenant, its agents and employees harmless from and against
any and all damages, liabilities, judgments, costs, claims, expenses, penalties, loss of permits and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance on, in or under the Premises as of the Commencement
Date. Landlord’s obligation under this Paragraph 6.2(d) shall include, but not be limited to, the effects of any contamination or injury to person or property, and the cost of investigation (including consultants’ and
attorneys’ fees and testing), removal, remediation, restoration and/or abatement thereof, and shall survive the expiration or earlier termination of this Lease. 
 6.3 Tenant’s Compliance with Requirements. Tenant shall, at Tenant’s sole cost and expense, fully, diligently and in a timely manner, comply with all “Applicable
Requirements,” which term is used in this Lease to mean all laws, rules, regulations, ordinances, directives, covenants, easements and restrictions of record, permits, and the requirements of any applicable fire insurance underwriter or
rating bureau, relating in any manner to the Premises (including but not limited to matters pertaining to (i) industrial hygiene, (ii) environmental conditions on, in, under or about the Premises, including soil and ground water conditions
caused by Tenant or its agents, or invitees, and (iii) the use, generation, manufacture, production, installation, maintenance, removal, transportation, storage, spill, or release of any Hazardous Substance), now in effect or which may
hereafter come into effect as such Applicable Requirements arise from Tenant’s particular use, Tenant Improvements, Alterations or other actions by Tenant or its agents. Tenant shall, within five (5) days after receipt of
Landlord’s written request, provide Landlord with copies of all documents and information, including but not limited to permits, registrations, manifests, applications, reports and certificates, evidencing Tenant’s compliance with any
Applicable Requirements specified by Landlord, and shall immediately upon receipt, notify Landlord in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or
involving failure by Tenant or the Premises to comply with any Applicable Requirements. 
 6.4 Inspection; Compliance
with Law. Landlord, Landlord’s agents, employees, contractors and designated representatives, and the holders of any mortgages, deeds of trust or ground leases on the Premises (“Lenders”) 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 inspecting the condition of the Premises and for verifying compliance by Tenant with this Lease and all Applicable Requirements (as defined
in Paragraph 6.3), and Landlord shall be entitled to employ experts and/or consultants in connection therewith to advise Landlord with respect to Tenant’s activities, including but not limited to Tenant’s installation, operation, use,
monitoring, maintenance, or removal of any Hazardous Substance on or from the Premises. The costs and expenses of any such inspections shall be paid by the party requesting same, unless a Default or Breach of this Lease by Tenant or a violation
of Applicable Requirements or a contamination, caused or materially contributed to by Tenant, is found to exist or to be imminent, or unless the inspection is requested or ordered by a governmental authority as the result of any such existing or
imminent violation or contamination. In such case, Tenant shall upon request reimburse Landlord or Landlord’s Lender, as the case may be, for the costs and expenses of such inspections. 

7. Maintenance, Repairs, Utility Installations, Trade Fixtures and Alterations. 

7.1 Tenant’s Obligations. 
 (a) Subject to the provision of Paragraphs 2.2 (Condition), 7.2 (Landlord’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Tenant shall, at Tenant’s sole cost and
expense and at all times, keep the Premises and every part thereof in good order, condition and repair (whether or not such portion of the Premises requiring repair, or the means of repairing the same, are reasonably or readily accessible to Tenant,
and whether or not the need for such repairs occurs as a result of Tenant’s use, any prior use, the elements or the age of such portion of the Premises), including, without limiting the generality of the foregoing, all equipment or facilities
specifically serving the Premises, such as plumbing, heating, air conditioning, ventilating, electrical, lighting facilities, boilers, fired or unfired pressure vessels, fire hose connections if within the Premises, fixtures, interior walls,
interior surfaces of exterior walls, ceilings, roof membrane, floors, windows, doors, plate glass, and skylights, but excluding any items which are the responsibility of Landlord pursuant to Paragraph 7.2 below. Tenant, in keeping the Premises
in good order, condition and repair, shall exercise and perform good maintenance practices. Tenant’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. 

  
 6 

 (b) Tenant shall, at Tenant’s sole cost and expense, procure and maintain a
contract, with copies to Landlord, in customary form and substance for and with a contractor specializing and experienced in the inspection, maintenance and service of the heating, air conditioning and ventilation system for the Premises.

 (c) If Tenant fails to perform Tenant’s obligations under this Paragraph 7.1, Landlord may enter upon the Premises
after ten (10) days’ prior written notice to Tenant (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Tenant’s behalf, and put the Premises in good order, condition and
repair, in accordance with Paragraph 13.2 below. 
 7.2 Landlord’s Obligations. Subject to the provisions
of Paragraphs 2.2 (Condition), 4.2 (Common Area Operating Expenses ), 7 (Use), 7.1 (Tenant’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Landlord, 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 and/or standpipe and hose (if located in the Common Areas) or other automatic fire extinguishing system
including fire alarm and/or smoke detection systems and equipment, 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. Landlord shall not be obligated to paint the exterior or interior surfaces of exterior walls nor shall Landlord be obligated to maintain, repair or replace
windows, doors or plate glass of the Premises. Tenant expressly waives the benefit of any statute now or hereafter in effect which would otherwise afford Tenant the right to make repairs at Landlord’s expense or terminate this Lease
because of Landlord’s failure to keep the Building, Industrial Center or Common Areas in good order, condition and repair. 

7.3 Utility Installations, Trade Fixtures, Alterations. 

(a) Definitions; Consent Required. The term “Utility Installations” is used in this Lease to refer
to all air lines, power panels, electrical distribution, security, fire protections systems, communications systems, lighting fixtures, heating, ventilating and air conditioning equipment, plumbing, and fencing in, on or about the Premises. The
term “Trade Fixtures” shall mean Tenant’s machinery and equipment which can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements
on the Premises which are provided by Landlord under the terms of this Lease, other than Utility Installations or Trade Fixtures. “Tenant-Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility
Installations made by Tenant that are not yet owned by Landlord pursuant to Paragraph 7.4(a). Tenant shall not make nor cause to be made any Alterations or Utility Installations in, on, under or about the Premises without Landlord’s prior
written consent. Tenant may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without Landlord’s consent but upon notice to Landlord, so long as they are not visible from the outside
of the Premises, do not involve puncturing, relocating or removing the roof, or changing or interfering with the fire sprinkler or fire detection systems and the cost thereof for each Alteration does not exceed $75,000.00 with any Alteration cost
within a six (6) month period to be considered as one Alteration for purposes of this limit. 

(b) Consent. Any Alterations or Utility Installations that Tenant shall desire to make and which require the consent of
the Landlord shall be presented to Landlord in written form with detailed plans. All consents given by Landlord, whether by virtue of Paragraph 7.3(a) or by subsequent specific consent, shall be deemed conditioned
upon: (i) Tenant’s acquiring all applicable permits required by governmental authorities; (ii) the furnishing of copies of such permits together with a copy of the plans and specifications for the Alteration or Utility
Installation to Landlord prior to commencement of the work thereon; and (iii) the compliance by Tenant with all conditions of said permits in a prompt and expeditious manner. Any Alterations of Utility Installations by Tenant during the
term of this Lease shall be done in a good and workmanlike manner, with good and sufficient materials, and be in compliance with all Applicable Requirements. Tenant shall promptly upon completion thereof furnish Landlord with as-built plans and
specifications therefor. 
 (c) Lien Protection. Tenant shall pay when due all claims for labor or materials
furnished or alleged to have been furnished to or for Tenant 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. Tenant shall give
Landlord not less than ten (10) days’ notice prior to the commencement of any work in, on, or about the Premises, and Landlord shall have the right to post notices of non-responsibility in or on the Premises as provided by law. If
Tenant shall, in good faith, contest the validity of any such lien, claim or demand, then Tenant shall, at its sole expense, defend and protect itself, Landlord and the Premises against the same and shall pay and satisfy any such adverse judgment
that may be rendered thereon before the enforcement thereof against the Landlord or the Premises. If Landlord shall require, Tenant shall furnish to Landlord a surety bond satisfactory to Landlord in an amount equal to one and one-half times
the amount of such contested lien claim or demand, indemnifying Landlord against liability for the same, as required by law for the holding of the Premises free from the effect of such lien or claim. In addition, Landlord may require
Tenant to pay Landlord’s attorneys’ fees and costs in participating in such action if Landlord shall decide it is to its best interest to do so and a release bond has not been recorded. 

7.4 Ownership, Removal, Surrender, and Restoration. 
 (a) Ownership. Subject to Landlord’s right to require their removal and to cause Tenant to become the owner thereof as hereinafter provided in this Paragraph 7.4, all Alterations and
Utility Installations made to the Premises by Tenant shall be the property of and owned by Tenant, but considered a part of the Premises. Landlord may, at any time and at its option, elect in writing to Tenant to be the owner of all or any
specified part of the Tenant-Owned Alterations and Utility Installations. Unless otherwise instructed per Subparagraph 7.4(b) hereof, 

  
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all Tenant-Owned Alterations and Utility Installations shall, at the expiration or earlier termination of this Lease, become the property of Landlord and remain upon the Premises and be
surrendered with the Premises by Tenant. 
 (b) Removal. Unless otherwise agreed in writing, Landlord may
require at the time of giving consent and for those not needing or getting consent, then upon thirty (30) days notice prior to Lease expiration or any time prior to Lease termination earlier than expiration, that any or all Tenant-Owned
Alterations or Utility Installations or Tenant Improvements be removed by the expiration or earlier termination of this Lease, notwithstanding that their installation may have been consented to by Landlord. Landlord may require the removal at
any time of all or any part of any Alterations or Utility Installations made without the required consent of Landlord. 

(c) Surrender/Restoration. The voluntary or other surrender of this lease by Tenant, or a mutual cancellation thereof, shall
not work a merger, and shall, at the option of Landlord, terminate all or any existing subleases or subtenancies, or may, at the option of Landlord, operate as an assignment to Landlord of any or all such subleases or subtenancies. Immediately
prior to the expiration or sooner termination of this Lease, Tenant shall remove all of Tenant’s signs from the exterior of the Building and shall remove all of Tenant’s equipment, trade fixtures, furniture, supplies, wall decorations and
other personal property from the Leased Premises, and shall vacate and surrender the Leased Premises to Landlord in the same condition, broom clean and freshly repainted, as existed at the Lease Commencement Date plus the Tenant Improvements and
Alterations that do not have to be removed. Tenant shall repair all damage to the Leased Premises caused by Tenant or by Tenant’s removal of Tenant’s property and all damage to the exterior of the Building caused by Tenant’s
removal of Tenant’s signs. Tenant shall patch and refinish, to Landlord’s reasonable satisfaction, all penetrations made by Tenant or its employees to the floor, walls or ceiling of the Leased Premises, whether such penetrations were
made with Landlord’s approval or not. Tenant shall replace all stained or damaged ceiling tiles and shall repair or replace, as necessary, all wall coverings and clean or replace, as may be required, floor coverings to the reasonable
satisfaction of Landlord. Tenant shall replace all burned out light bulbs and damaged or stained light lenses. Tenant shall repair all damage caused by Tenant to the exterior surface of the Building and the paved surfaces of the outside
areas adjoining the Leased Premises and, where necessary, replace or resurface same. Additionally, Tenant shall, prior to the expiration or sooner termination of this Lease, remove any improvements, constructed or installed by Tenant which
Landlord requests be so removed by Tenant per Paragraph 7.4(b) above, and repair all damage caused by such removal. If the Leased Premises are not surrendered to Landlord in the condition required by this Article at the expiration or
sooner termination of this Lease, Landlord may, at Tenant’s expense, so remove Tenant’s signs, property and/or improvements not so removed and make such repairs and replacements not so made or hire, at Tenant’s expenses, independent
contractors to perform such work. Tenant shall be liable to Landlord for all costs incurred by Landlord in returning the Leased Premises to the required condition. Tenant shall be deemed to have impermissibly held over until such time as
such required work is completed unless Landlord has taken over such required work at Tenant’s cost. Tenant shall pay Base Monthly Rent and Additional Rent in accordance with the terms of the Holding Over paragraph until such work is completed
unless Landlord has taken over such required work at Tenant’s cost and does not complete same within 30 days. 
 8. Insurance;
Indemnity. 
 8.1 Payment of Premiums. The cost of the premiums for the insurance policies maintained by
Landlord under this Paragraph 8 shall be a Common Area Operating Expense pursuant to Paragraph 4.2 hereof. Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the
corresponding Commencement Date or Expiration Date. 
 8.2 Liability Insurance. 

(a) Carried by Tenant. Tenant shall obtain and keep in force during the term of this Lease a Commercial General
Liability policy of insurance protecting Tenant, Landlord and any Lender(s) whose names have been provided to Tenant in writing (as additional insureds) against claims for bodily injury, personal injury and property damage based upon, involving 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 “Additional Insured-Managers or Landlords 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 Tenant’s indemnity obligations
under this Lease. The limits of said insurance required by this Lease or as carried by Tenant shall not, however, limit the liability of Tenant nor relieve Tenant of any obligation hereunder. All insurance to be required by this Lease or
as carried by Tenant shall not, however, limit the liability of Tenant nor relieve Tenant of any obligation hereunder. All insurance to be carried by Tenant shall be primary to and not contributory with any similar insurance carried by
Landlord, whose insurance shall be considered excess insurance only. 
 (b) Carried by Landlord. Landlord shall
also maintain liability insurance described in Paragraph 8.2(a) above, in addition to and not in lieu of, the insurance required to be maintained by Tenant. Tenant shall not be named as an additional insured therein. 

8.3 Property Insurance-Building, Improvements and Rental Value. 

(a) Building and Improvements. Landlord shall obtain and keep in force during the term of this Lease a policy or
policies in the name of Landlord, with loss payable to Landlord and to any Lender(s), insuring against loss or damage to the Premises. Such insurance shall be for full replacement cost, as the same shall exist

  
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from time to time, or the amount required by any Lender(s), but in no event more than the commercially reasonable and available insurable value thereof if, by reason of the unique nature or age
of the improvements involved, such latter amount is less than full replacement cost. Tenant-Owned Alterations and Utility Installations, Trade Fixtures and Tenant’s personal property shall be insured by Tenant pursuant to Paragraph
8.4. If the coverage is available and commercially appropriate, Landlord’s policy or policies shall insure against all risks of direct physical loss or damage (and at Landlord’s option the perils of flood and/or earthquake), including
coverage for any additional costs resulting from debris removal and reasonable amounts of coverage for the enforcement of any ordinance or law regulating the reconstruction or replacement of any undamaged sections of the Building required to be
demolished or removed by reason of the enforcement of any building, zoning, safety or land use laws as the result of a covered loss, but not including plate glass insurance. Said policy or policies shall also contain an agreed valuation
provision in lieu of any co-insurance 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. 
 (b) Rental
Value. Landlord shall also obtain and keep in force during the term of this Lease a policy or policies in the name of Landlord, with loss payable to Landlord and any Lender(s), insuring the loss of the full rental and other charges payable
by all tenants of the Building to Landlord for at least one year (including all Real Property Taxes, insurance costs, all Common Area Operating Expenses and any scheduled rental increases). Said insurance may provide that in the event the Lease
is terminated by reason of an insured loss, the period of indemnity for such coverage shall be extended beyond the date of the completion of repairs or replacement of the Premises, to provide for one full year’s loss of rental revenues from the
date of any such loss. Said insurance shall contain an agreed valuation provision in lieu of any co-insurance clause, and the amount of coverage shall be adjusted annually to reflect the projected rental income, Real Property Taxes, insurance
premium costs and other expenses, if any, otherwise payable, for the next 12-month period. Common Area Operating Expenses shall include any deductible amount in the event of such loss only to the extent set forth in Paragraph 4.2. 

(c) Adjacent Premises. Tenant shall pay for any increase in the premiums for the property insurance of the Building and
for the Common Areas if said increase is caused by Tenant’s acts, omissions, use or occupancy of the Premises. 

(d) Tenant’s Improvements. Since Landlord is the Insuring Party, Landlord shall not be required to insure
Tenant-Owned Alterations and Utility Installations or Tenant Improvements and Tenant shall procure their own insurance. Notwithstanding anything herein to the contrary, in all events Tenant shall maintain Tenant’s own insurance on its trade
fixtures, lab equipment, and machinery and their related piping. 
 8.4 Tenant’s Property
Insurance. Subject to the requirements of Paragraphs 8.3 and 8.5, Tenant at its cost shall either by separate policy or, at Landlord’s option, by endorsement to a policy already carried, maintain insurance coverage on all of
Tenant’s personal property, Trade Fixtures and Tenant-Owned Alterations and Utility Installations, Tenant Improvements in, on, or about the Premises similar in coverage to that carried by Landlord as the Insuring Party under Paragraph
8.3(a). Such insurance shall be full replacement cost coverage. The proceeds from any such insurance shall be used by Tenant for the replacement of personal property and the restoration of Trade Fixtures and Tenant-Owned Alterations and
Utility Installations and Tenant Improvements. Upon request from Landlord, Tenant shall provide Landlord with written evidence that such insurance is in force. 
 8.5 Insurance Policies. Insurance required hereunder shall be in companies duly licensed 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, or such other rating as may be required by a Lender, as set forth in the most current issue of “Best’s Insurance Guide.” Tenant shall not do or permit
to be done anything which shall invalidate the insurance policies referred to in this Paragraph 8. Tenant shall cause to be delivered to Landlord, within seven (7) days after the earlier of the Early Possession Date or the Commencement
Date, certified copies of, or certificates evidencing the existence and amounts of, the insurance required under Paragraph 8.2(a) and 8.4. No such policy shall be cancelable or subject to modification except after thirty
(30) days’ prior written notice to Landlord. Tenant shall at least ten (10) days prior to the expiration of such policies, furnish Landlord with evidence of renewals or “insurance binders” evidencing renewal thereof, or
Landlord may order such insurance and charge the cost thereof to Tenant, which amount shall be payable by Tenant to Landlord upon demand. 
 8.6 Waiver of Subrogation. Without affecting any other rights or remedies, Tenant and Landlord each hereby release and relieve the other, and waive their entire right to recover damages
(whether in contract or in tort) against the other, for loss or damage to their property arising out of or incident to the perils required to be insured against under Paragraph 8. 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. Landlord and Tenant agree to have their respective insurance companies issuing property damage insurance waive any right to
subrogation that such companies may have against Landlord or Tenant, as the case may be, so long as the insurance is not invalidated thereby. 
 8.7 Indemnity. Tenant, shall, during the term of this lease, indemnify and save harmless Landlord and any agents of Landlord from any and all loss, damage, claims of damage, obligations,
cause or causes of action, or liabilities of any kind or nature (including reasonable costs of attorney’s fees if Landlord is made a party to any action which Tenant’s indemnity runs hereunder) by reason of injury or death of any person or
persons or damage to any property of any kind and to whomsoever belonging, including injury or death to the person or damage to the property of Tenant, Tenant’s officers, directors, employees, agents, guests, subtenants and assignees,
concessionaires and licensees, and any other person, firm or corporation selling or manufacturing merchandise or services upon or from the demised premises, or any part thereof, from any cause or cause whatsoever which result

  
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from Tenant’s use or from any other activity done, permitted or suffered by Tenant. As a material part of the consideration to Landlord, Tenant hereby assumes all risk of damage to
property or injury to persons in or about the Premises from any cause whatsoever (except that which is cause by the sole active negligence or willful misconduct by Landlord or its Agents or by the failure of Landlord to observe any of the terms and
conditions of this lease, if such failure has persisted for an unreasonable period after written notice of such failure). . Tenant’s obligations under this paragraph shall survive the termination of this lease. 

8.8 Exemption of Landlord from Liability. Landlord shall not be liable for injury or damage which may be sustained by
Tenant or to the person or goods, wares, merchandise or other property of Tenant, Tenant’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, earthquake, steam, electricity, gas, water or rain, which may leak or from or into any part of the premises 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 said injury or damage results from conditions arising upon the Premises or upon other portions of the Building of which the Premises are a part, from other sources or places, and regardless of whether the
cause of such damage or injury or the means of preparing the same is accessible or not. Landlord shall not be liable for any damages arising from any act or neglect of any other tenant of Landlord nor from the failure by Landlord to enforce the
provisions of any other lease in the Industrial Center. Notwithstanding Landlord’s negligence or breach of this Lease, Landlord shall under no circumstances be liable for injury to Tenant’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 Premises, other than Tenant-Owned Alterations and Utility Installations, the time of repair is less than 360 days from the date of casualty. 

(b) “Premises Total Destruction” shall mean damage or destruction to the Premises, other than Tenant-Owned
Alterations and Utility Installations, the time of repair is more than 360 days from the date of casualty . 

(c) Intentionally Omitted 
 (d) “Insured Loss” shall mean damage or destruction to the Premises, other than Tenant-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. 
 (e) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Landlord 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 building codes, ordinances or laws, and without deduction for depreciation. 
 (f) “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 Premises Partial or Total Damage - Insured or Uninsured
Loss. If Premises Partial or Total Damage that is an Insured or Uninsured Loss occurs, then Landlord shall, at Landlord’s expense, repair such damage (but not Tenant’s Trade Fixtures or Tenant-Owned Alterations and Utility
Installations or Tenant Improvements) as soon as reasonably possible, but only to the extent of the available insurance proceeds, if any, plus deductibles, and this Lease shall continue in full force and effect. In the event, however, that
there is a shortage of insurance proceeds and such shortage is due to any reason including the fact that some but not all of which may include the fact that, by reason of the unique nature of the improvements in the Premises, full replacement cost
insurance coverage was not commercially reasonable and available, then Landlord shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Tenant provides Landlord with the
funds to cover same, or adequate assurance thereof, within ten (10) days following receipt of written notice of such shortage and request therefor. If Landlord receives said funds or adequate assurance thereof within said ten (10) day
period, Landlord shall complete them as soon as reasonably possible and this Lease shall remain in full force and effect. If Landlord does not receive such funds or assurance within said period, Landlord may nevertheless elect by written notice
to Tenant within ten (10) days thereafter to make such restoration and repair as is commercially reasonable with Landlord paying any shortage in proceeds, in which case this Lease shall remain in full force and effect. If Landlord does not
receive such funds or assurance within such ten (10) day period, and if Landlord does not so elect to restore and repair, then this Lease shall terminate sixty (60) days following the occurrence of the damage or destruction. Unless
otherwise agreed, Tenant shall in no event have any right to reimbursement from Landlord for any funds contributed by Tenant to repair any such damage or destruction. Tenant shall repair any damage or destruction done to Tenant’s Tenant
Improvements. 
 9.3 Intentionally Deleted. 

9.4 Intentionallly Deleted. 
 9.5 Damage Near End of Term. If at any time during the last twelve (12) months of the term of this 

  
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Lease there is damage for which the cost to repair exceeds two month’s Base Rent, whether or not an Insured Loss, either Landlord or Tenant may terminate this Lease effective sixty
(60) days following the date of occurrence of such damage by giving written notice to the other of its election to do so within thirty (30) days after the date of occurrence of such damage. Provided, however, if Tenant at that time
has an exercisable option to extend this Lease, then Tenant may preserve this Lease by exercising such option and then Paragraph 9.2 above shall apply. If Tenant fails to exercise such option, then this Lease shall terminate as of the date set
forth in the first sentence of this Paragraph 9.5. 
 9.6 Abatement of Rent; Tenant’s Remedies. 

(a) In the event of (i) Premises Partial Damage or (ii) Hazardous Substance Condition for which Tenant is not legally
responsible, the Base Rent, Common Area Operating Expenses and other charges, if any, payable by Tenant hereunder for the period during which such damage or condition, its repair, remediation or restoration continues, shall be abated in proportion
to the degree to which Tenant’s use of the Premises is impaired. Except for abatement of Base Rent, Common Area Operating Expenses and other charges, if any, as aforesaid, all other obligations of Tenant hereunder shall be performed by
Tenant, and Tenant shall have no claim against Landlord for any damage suffered by reason of any such damage, destruction, repair, remediation or restoration. 
 (b) If Landlord shall be obligated to repair or restore the Premises under the provisions of this Paragraph 9 and shall not commence, in a substantial and meaningful way and prosecute diligently to
conclusion, the repair or restoration of the Premises within ninety (90) days after such obligation shall accrue or it is reasonably determined that the repairs will take longer than 360 days after the casualty, Tenant may, at any time within
twenty (20) days after notice of the time to repair or prior to the commencement of such repair or restoration after ninety (90) days after the casualty, give written notice to Landlord and to any Lenders of which Tenant has actual notice
of Tenant’s election to terminate this Lease on a date not less than sixty (60) days following the giving of such notice. If Tenant gives such notice to Landlord and such Lenders because of the delay in commencement of the repair and
restoration and such repair or restoration is not commenced within thirty (30) days after receipt of such notice, this Lease shall terminate as of the date specified in said notice. If Landlord or a Lender commences the repair or
restoration of the Premises within thirty (30) days after the receipt of such notice, this Lease shall continue in full force and effect unless terminated due to the duration of repair as set forth above. “Commence” as
used in this Paragraph 9.6 shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever occurs first. 

9.7 Hazardous Substance Conditions. If a Hazardous Substance Condition occurs, unless Tenant is legally responsible
therefor (in which case Tenant shall make the investigation and remediation thereof required by Applicable Requirements and this Lease shall continue in full force and effect, but subject to Landlord’s rights under Paragraph 6.2(c) and
Paragraph 13), Landlord shall investigate and remediate such Hazardous Substance Condition, as soon as reasonably possible at Landlord’s expense. 
 9.8 Termination - Advance Payments. Upon termination of this Lease pursuant to this Paragraph 9, Landlord shall return to Tenant any advance payment made by Tenant to Landlord and so much
of Tenant’s Security Deposit as has not been, or is not then required to be, used by Landlord under the terms of this Lease. 
 9.9 Waiver of Statutes. Landlord and Tenant agree that the terms of this Lease shall govern the effect of any damage to or destruction of the Premises and the Building with respect to the
termination of this Lease and hereby waive the provisions of any present or future statute to the extent it is inconsistent herewith. 

10. Real Property Taxes. 
 10.1 Payment of Taxes. Landlord shall pay the Real Property Taxes, as defined in Paragraph 10.2, applicable to the Industrial Center, and except as otherwise provided in Paragraph 10.3,
any such amounts shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. 
 10.2 Real Property Tax Definition. As used herein, the term “Real Property Taxes” shall include any form of real estate tax or assessment, general, special, ordinary or
extraordinary, and any license fee, commercial rental tax, improvement bond or bonds, levy or tax (other than inheritance, personal income or estate taxes) imposed upon the Industrial Center by any authority having the direct or indirect power to
tax, including any city, state or federal government, or any school, agricultural, sanitary, fire, street, drainage, or other improvement district thereof, levied against any legal or equitable interest of Landlord in the Industrial Center or any
portion thereof, Landlord’s right to rent or other income therefrom, and/or Landlord’s business of leasing the Premises. 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, or changes in Applicable Law taking effect, during the term of this Lease, including but not limited to a change in the ownership of the Industrial Center or in the improvements thereon,
the execution of this Lease, or any modification, amendment or transfer thereof, and whether or not contemplated by the Parties. 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. 
 10.3 Additional Improvements. Tenant shall pay to Landlord the Common Area Operating Expenses as 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 Tenant or at Tenant’s request. 
 10.4 Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to 

  
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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 or the industrial center, such proportion to
be determined by Landlord from the respective valuations assigned in the assessor’s work sheets or such other information as may be reasonably available. Landlord’s reasonable determination thereof, in good faith, shall be conclusive.

 10.5 Tenant’s Property Taxes. Tenant shall pay prior to delinquency all taxes assessed against and
levied upon Tenant-Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Tenant contained in the Premises or stored within the Industrial Center. When possible, Tenant shall cause its
Tenant-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 Landlord. If any of Tenant’s said property shall be
assessed with Landlord’s real property, Tenant shall pay Landlord the taxes attributable to Tenant’s property within ten (10) days after receipt of a written statement setting forth the taxes applicable to Tenant’s property.

 11. Utilities. Tenant shall pay directly for all utilities and services supplied to the Premises, including but not limited
to electricity, water, telephone, security, gas, sewer, trash removal and cleaning of the Premises, together with any taxes thereon. If any such utilities or services are not separately metered to the Premises or separately billed to the
Premises, Tenant shall pay to Landlord a reasonable proportion to be determined by Landlord of all such charges jointly metered or billed with other premises in the Building, in the manner and within the time periods set forth in Paragraph
4.2(d). Landlord shall not be liable to Tenant for injury, damage, loss of Tenant’s business or profits, from any failure, interruption, rationing or other curtailment in the supply of electric, gas, water or other utilities from whatever
cause. Tenant shall not consume water in excess of that usually furnished or supplied for reasonable and normal drinking and lavatory use in connection with an office environment (as determined by Landlord), without first procuring the written
consent of Landlord, which Landlord may refuse, and in the event of consent, Landlord may have installed a water meter in the Premises to measure the amount of water consumed. The cost of any such meter and of its installation, maintenance and
repair shall be paid for by the Tenant, and Tenant agrees to pay to Landlord promptly upon demand for all such water consumed as shown by said meters, at the rates charged for such services by the local public utility plus any additional expense
incurred in keeping account of the water so consumed. If a separate meter is not installed, the excess cost for such water shall be established by an estimate made by a utility company or electrical engineer hired by Landlord at Tenant’s
expense. 
 12 Assignment and Subletting. 
 12.1 Landlord’s Consent Required. 
 (a) Tenant shall not
assign this lease, nor any right hereunder, nor sublet the premises, nor any part thereof, without the prior written consent of Landlord. In exercising its reasonable discretion Landlord may consider all commercially relevant factors involved
in the leasing of the premises including but not limited to the a) the creditworthiness and financial stability of the prospective assignee or subtenant; b) references of prior landlords; c) the past history of such subtenant, with respect to
involvement in litigation and bankruptcy proceedings; d) the use, generation or disposal of hazardous materials. The presence of one negative factor enumerated above shall be deemed reasonable justification for Landlord’s withholding
consent. 
 (b) The involvement of Tenant or its assets in any transaction, or series of transactions (by way of merger,
sale, acquisition, financing, refinancing, transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Tenant’s assets occurs, which results or will result in a reduction of the Net Worth of
Tenant, as hereinafter defined, by an amount equal to or greater than twenty-five percent (25%) of such Net Worth of Tenant as it was represented to Landlord at the time of full execution and delivery of this Lease or at the time of the most
recent assignment to which Landlord has consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, at whichever time said Net Worth of Tenant was or is greater, shall be considered an assignment of
this Lease by Tenant to which Landlord may reasonably withhold its consent. “Net Worth of Tenant” for purposes of this Lease shall be the net worth of Tenant (excluding any Guarantors) established under generally accepted
accounting principles consistently applied. 
 (c) An assignment or subletting of Tenant’s interest in this Lease
without Landlord’s specific prior written consent shall, at Landlord’s option, be a Default curable after notice per Paragraph 13.1. 
 (d) Tenant’s remedy for any breach of this Paragraph 12.1 by Landlord shall be limited to compensatory damages and/or injunctive relief. 

12.2 Terms and Conditions Applicable to Assignment and Subletting. 

(a) Regardless of Landlord’s consent, any assignment or subletting shall not (i) be effective without the express written
assumption by such assignee or subtenant of the obligations of Tenant under this Lease, (ii) release Tenant of any obligations hereunder, nor (iii) alter the primary liability of Tenant for the payment of Base Rent and other sums due
Landlord hereunder or for the performance of any other obligations to be performed by Tenant under this Lease. 

(b) Landlord may accept any rent or performance of Tenant’s obligations from any person other than Tenant pending approval or
disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of any rent for performance shall constitute a waiver or estoppel of Landlord’s right to exercise its remedies for the
Default or Breach by Tenant of any of the terms, covenants or conditions of this Lease. 

  
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 (c) The consent of Landlord to any assignment or subletting shall not constitute a
consent to any subsequent assignment or subletting by Tenant or to any subsequent or successive assignment or subletting by the assignee or subtenant. However, Landlord may consent to subsequent or successive assignment or subletting by the
assignee or subtenant. 
 (d) In the event of any Default or Breach of Tenant’s obligation under this Lease, Landlord
may proceed directly against Tenant, any guarantors or anyone else responsible for the performance of the Tenant’s obligations under this Lease, including any subtenant, without first exhausting Landlord’s remedies against any other person
or entity responsible therefor to Landlord, or any security held by Landlord. 
 (e) Each request for consent to an
assignment or subletting shall be in writing, accompanied by information relevant to Landlord’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or subtenant, including but not
limited to the intended use and/or required modification of the Premises, if any, together with a non-refundable deposit of $1,000, as reasonable consideration for Landlord’s considering and processing the request for consent. Tenant
agrees to provide Landlord with such other or additional information and/or documentation as may be reasonably requested by Landlord. 
 (f) Any assignee of, or subtenant under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed, for the benefit of Landlord, 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 Tenant 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 Landlord has specifically consented in writing. 
 12.3 Additional
Terms and Conditions Applicable to Assignment and Subletting. The following terms and conditions shall apply to any subletting or assignment by Tenant of all or any part of the Premises and shall be deemed included in all subleases and
assignments under this Lease whether or not expressly incorporated therein: 
 (a) Tenant hereby assigns and transfers to
Landlord 50% off all Tenant’s interest in all profits arising after the payment of brokers commissions and attorneys’ fees and attributing .0125 cents per $1.00 dollars of tenant improvements spent in the premises arising from the rentals,
income or other consideration arising from any sublease or assignment of all or a portion of the Premises hereafter made by Tenant, and Landlord may collect such sums and apply same toward Tenant’s obligations under this Lease. Landlord
shall not, by reason of the foregoing provision or any other assignment of such sublease to Landlord, nor by reason of the collection of the rents from a subtenant, be deemed liable to the subtenant for any failure of Tenant to perform and comply
with any of Tenant’s obligations to such subtenant under such Sublease. In the event Tenant is in monetary Breach of the Lease, Tenant hereby irrevocably authorizes and directs any such subtenant, upon receipt of a written notice from
Landlord and notice of such Breach, to pay to Landlord the rents and other charges due and to become due under the sublease. Subtenant shall rely upon any such statement and request from Landlord and shall pay such rents and other charges to
Landlord without any obligation or right to inquire as to whether any Breach exists and notwithstanding any notice from or claim from Tenant to the contrary. Tenant shall have no right or claim against such subtenant, or, until the Breach has
been cured, against Landlord, for any such rents and other charges so paid by said subtenant to Landlord and any rents so collected by Landlord shall be applied to Tenant’s obligations under this Lease. 

(b) In the event the Lease is terminated due to a Breach by Tenant, Landlord, at its option and without any obligation to do so, may
require any subtenant to attorn to Landlord, in which event Landlord shall undertake the obligations of the sub landlord under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Landlord
shall not be liable for any prepaid rents or security deposit paid by such subtenant to such sub landlord or for any other prior defaults or breaches of such sub landlord under such sublease. 

(c) No subtenant under a sublease or assignee approved by Landlord shall further assign or sublet all or any part of the Premises
without Landlord’s prior written consent. 
 (d) Landlord shall deliver a copy of any notice of Default or Breach by
Tenant to the subtenant, who shall have the right to cure the Default of Tenant within the grace period, if any, specified in such notice. The subtenant shall have a right of reimbursement and offset from and against Tenant for any such
Defaults cured by the subtenant. 
 12.4 Permitted Transfer. Notwithstanding anything to the contrary in this
Lease and after ten (10) days prior written notice to Landlord, Tenant may, without Landlord’s prior written consent and not subject to any recapture or bonus rent provisions, sublet the Premises or assign the Lease to: (i) a
subsidiary, affiliate, division or corporation controlling, controlled by or under common control with Tenant; (ii) a successor corporation related to Tenant by merger, consolidation, nonbankruptcy reorganization, or government action; or
(iii) a purchaser of substantially all of Tenant’s assets located in the Premises. In the even of either (ii) or (iii) above, the assignee must have a net worth greater than that of Tenant just prior to the merger or
acquisition. Any of the above are referenced hereafter as “Permitted Transfer” and the transferee is referenced as “Permitted Transferee”. For the purpose of this Lease, sale of Tenant’s capital stock through any
public exchange or issuances for purposes of raising financing shall not be deemed an assignment, subletting, or any other transfer of the Lease or the Premises. Notwithstanding anything herein to the contrary , in all events Tenant shall remain
liable for this lease. 

  
 13 

 13. Default; Breach; Remedies. 

13.1 Default; Breach. Landlord and Tenant agree that if any attorney is consulted by Landlord in connection with a
Tenant Default or Breach (as hereinafter defined), $350.00 is a reasonable minimum sum per such occurrence for legal services and costs in the preparation and service of a notice of Default, and that Landlord may include the cost of such services
and costs in said notice as rent due and payable to cure said default. a “Default” by Tenant is defined as a failure by Tenant to observe, comply with or perform any of the terms, covenants, conditions or rules applicable
to Tenant under this Lease. A “Breach” by Tenant is defined as the occurrence of any one or more of the following Defaults, and, where a grace period for cure after notice is specified herein, the failure by Tenant to cure such
Default prior to the expiration of the applicable grace period, and shall entitle Landlord to pursue the remedies set forth in Paragraphs 13.2 and/or 13.3. 
 (a) The abandonment of the Premises or the failure to complete the initial tenant improvements for 415 A in a timely manner. 
 (b) Except as expressly otherwise provided in this Lease, the failure by Tenant to make any payment of Base Rent, Tenant’s Share of Common Area Operating Expenses, or any other monetary payment
required to be made by Tenant hereunder as and when due, the failure by Tenant to provide Landlord with reasonable evidence of insurance or surety bond required under this Lease, or the failure of Tenant to fulfill any obligation under this Lease
which endangers or threatens life or property, where such failure continues for a period of three (3) days following written notice thereof by or on behalf of Landlord to Tenant. 

(c) Except as expressly otherwise provided in this Lease, the failure by Tenant to provide Landlord with reasonable written evidence
(in duly executed original form, if applicable) of (i) compliance with Applicable Requirements per Paragraph 6.3, (ii) the inspection, maintenance and service contracts required under Paragraph 7.1(b), (iii) the rescission of an
unauthorized assignment or subletting per Paragraph 12.1, (iv) a Tenancy Statement per Paragraphs 16 or 37, (v) the subordination or non-subordination of this Lease per Paragraph 30, (vi) the guaranty of the performance of
Tenant’s obligations under this Lease if required under Paragraphs 1.11 and 37, (vii) the execution of any document requested under Paragraph 42 (easements), or (viii) any other documentation or information which Landlord may
reasonably require of Tenant under the terms of this lease, where any such failure continues for a period of five (5) days following written notice by or on behalf of Landlord to Tenant. 

(d) A Default by Tenant as to the terms covenants, conditions or provisions of this Lease, or of the rules adopted under
Paragraph 40 hereof that are to be observed, complied with or performed by Tenant, other than those described in Subparagraphs 13.1(a), (b), or (c), above, where such Default continues for a period of thirty (30) days after written notice
thereof by or on behalf of Landlord to Tenant; provided however, that if the nature of Tenant’s Default is such that more than thirty (30) days are reasonably required for its cure, then it shall not be deemed to be a Breach of this Lease
by Tenant if Tenant commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion. 
 (e) The occurrence of any of the following events: (i) the making by Tenant of any general arrangement or assignment for the benefit of creditors; (ii) Tenant’s becoming a
“debtor” as defined in 11 U.S. Code Section 101 or any successor statute thereto (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty (60) days); (iii) the appointment of a trustee
or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant within thirty (30) days; or (iv) the attachment,
execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where such seizure is not discharged within thirty (30) days; provided, however, in the event
that any provision of this Subparagraph 13.1(e) is contrary to any applicable law, such provision shall be of no force or effect, and shall not affect the validity of the remaining provisions. 

(f) The discovery by Landlord that any financial statement of Tenant or of any Guarantor, given to Landlord by Tenant or any
Guarantor, was materially false. 
 (g) 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’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 breach basis, and Tenant’s failure, within sixty (60) days
following written notice by or on behalf of Landlord to Tenant of any such event, to provide Landlord with written alternative assurances of security, which, when coupled with the then existing resources of Tenant, equals or exceeds the combined
financial resources of Tenant and the Guarantors that existed at the time of the execution of this Lease. 

13.2 Remedies. If Tenant fails to perform any affirmative duty or obligation of Tenant under this Lease, within ten
(10) days 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
obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or approvals. The costs and expenses of any such performance by Landlord shall be due and payable by Tenant to Landlord upon invoice therefor. If
two checks or more given to Landlord by Tenant shall not be honored by the bank upon which they are drawn, Landlord, at its own option, may require all future payments to be made under this Lease by Tenant to be made only by cashier’s
check. In the event of a Breach of this Lease by Tenant (as defined in Paragraph 13.1), with or without further notice or demand, and without limiting Landlord in the exercise of any right or remedy which Landlord may have by reason of such
Breach, Landlord may: 

  
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 (a) Terminate Tenant’s right to possession of the Premises by any lawful means, in
which case this Lease and the term hereof shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. In such event Landlord shall be entitled to recover from Tenant: (i) the worth at the time of the
award of 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 Tenant 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 Tenant proves could be reasonably avoided; and (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused by the Tenant’s failure to perform its obligations under this Lease or which in the
ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises and reasonable
attorneys’ fees. 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 San
Francisco or the Federal Reserve Bank District in which the Premises are located at the time of award plus one percent (1%). Efforts by Landlord to mitigate damages caused by Tenant’s Default or Breach of this Lease shall not waive
Landlord’s right to recover damages under this Paragraph 13.2. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Landlord shall have the right to recover in such proceeding the unpaid rent and
damages as are recoverable therein, or Landlord may reserve the right to recover all or any part thereof in a separate suit for such rent and/or damages. If a notice and grace period required under Subparagraph 13.1 (b), (c) or
(d) was not previously given, a notice to pay rent or quit, or to perform or quit, as the case may be, given to Tenant under any statute authorizing the forfeiture of leases for unlawful detainer shall also constitute the applicable notice for
grace period purposes required by Subparagraph 13.1 (b), (c) or (d). In such case, the applicable grace period under the unlawful detainer statue shall run concurrently after the one such statutory notice, and the failure of Tenant to cure
the Default within the greater of the two (2) such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Landlord to the remedies provided for in this Lease and/or by said statute. 

(b) Continue the Lease and Tenant’s right to possession in effect (in California under California Civil Code
Section 1951.4) after Tenant’s Breach and recover the rent as it becomes due, provided Tenant has the right to sublet or assign, subject only to reasonably limitations. Landlord and Tenant agree that the limitations on assignment and
subletting in this Lease are reasonable. Acts of maintenance or preservation, efforts to relet the Premises, or the appointment of a receiver to protect the Landlord’s interest under this Lease, shall not constitute a termination of the
Tenant’s right to possession. 
 (c) Pursue any other remedy now or hereafter available to Landlord under the laws or
judicial decisions of the state wherein the Premises are located. 
 (d) The expiration or termination of this Lease and/or
the termination of Tenant’s right to possession shall not relieve Tenant from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or by reason of Tenant’s occupancy of the
Premises. 
 13. 3. Intentionally Omitted. 
 13. Late Charges. Tenant hereby acknowledges that late payment by Tenant to Landlord of rent and other sums due hereunder will cause Landlord 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 Landlord by the terms of any ground lease,
mortgage or deed of trust covering the Premises. Accordingly, if any installment of rent or other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) days after such amount shall be due, then,
without any requirement for notice to Tenant, Tenant shall pay to Landlord a late charge equal to ten percent (10%) of such overdue amount. However, no late charge shall be due until after the first late payment in any twelve
(12) month period where Tenant is given a three (3) day written notice that the payment is late. So long as Tenant pays within that notice period, no late charge will be due on that payment. The parties hereby agree that such
late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. Acceptance of such late charge be Landlord shall in no event constitute a waiver of Tenant’s Default or Breach with
respect to such overdue amount, nor prevent Landlord from exercising any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for three (3) consecutive
installments of Base Rent, then notwithstanding Paragraph 4.1 or any other provision of this Lease to the contrary, Base Rent shall, at Landlord’s option, become due and payable quarterly in advance. 

13.5 Breach by Landlord. Landlord shall not be deemed in breach of this Lease unless Landlord fails within a reasonable
time to perform an obligation required to be performed by Landlord. For purposes of this Paragraph 13.5, a reasonable time shall in no event be less than thirty (30) days after receipt by Landlord, and by any Lender(s) whose name and
address shall have been furnished to Tenant in writing for such purpose, of written notice specifying wherein such obligation of Landlord has not been performed; provided, however, that if the nature of Landlord’s obligation is such that more
than thirty (30) days after such notice are reasonably required for its performance, then Landlord shall not be in breach of this Lease if performance is commenced within such thirty (30) day period and thereafter diligently pursued to
completion. 
 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 (all of which are herein called “condemnation”), this Lease shall terminate as to the part so taken as of the date the condemning authority takes title or possession, whichever first
occurs. If more than ten percent (10%) of the floor area of the Premises, or more than ten percent (10%) of the 

  
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portion of the Common Areas designated for Tenant’s parking, is taken by condemnation, Tenant may, at Tenant’s option, to be exercised in writing within ten (10) days after
Landlord shall have given Tenant written notice of such taking (or in the absence of such notice, within ten (10) days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority
takes such possession. If Tenant 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 the
same proportion as the rentable floor area of the Premises taken bears to the total rentable floor area of the Premises. No reduction of the Base Rent shall occur if the condemnation does not apply to any portion of the Premises. Any award
for the taking of all or any part of the Premises under the power of eminent domain or any payment made under threat of the exercise of such power shall be the property of Landlord, whether such award shall be made as compensation for diminution of
value of the leasehold or for the taking of the fee, or as severance damages; provided, however, that Tenant shall be entitled to any compensation, separately awarded to Tenant for Tenant’s relocation expenses and/or loss of Tenant’s Trade
Fixtures and for the unamortized costs of Tenant Improvements. In the event that this Lease is not terminated by reason of such condemnation, Landlord shall to the extent of its net severance damages received, over and above Tenant’s Share
of the legal and other expenses incurred by Landlord in the condemnation matter, repair any damage to the Premises caused by such condemnation authority. 
 15. Broker’s Fees. 
 15.1 Procuring
Cause. The Broker(s) named in Paragraph 1.10 is/are the procuring cause of this Lease. 
 15.2 Additional
Terms. Unless Landlord and Broker(s) have otherwise agreed in writing, Landlord agrees that: (a) if Tenant exercises any Option (as defined in Paragraph 39.1) granted under this Lease or any Option subsequently granted, or
(b) if Tenant acquires any rights to the Premises or other premises in which Landlord has an interest, or (c) if Tenant remains in possession of the Premises with the consent of Landlord after the expiration of the term of this Lease after
having failed to exercise an Option, or (d) if said Brokers are the procuring cause of any other lease or sale entered into between the Parties pertaining to the Premises and/or any adjacent property in which Landlord has an interest, or
(e) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then as to any of said transactions, Landlord shall not be liable to said Broker(s) to pay a fee. 

15.3 Assumption of Obligations. Any buyer or transferee of Landlord’s interest in this Lease, whether such transfer
is by agreement or by operation of law, shall be deemed to have assumed Landlord’s obligation under this Paragraph 15. 

15.4 Representations and Warranties. Tenant and Landlord each represent and warrant to the other that it has had no
dealings with any person, firm, broker or finder other than as named in Paragraph 1.10(a) in connection with the negotiation of this Lease and/or the consummation of the transaction contemplated hereby, and that no broker or other person, firm
or entity other than said named Broker(s) is entitled to any commission or finder’s fee in connection with said transaction. Tenant and Landlord 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, and/or attorneys’ fees
reasonably incurred with respect thereto. 
 16. Tenancy and Financial Statements. 

16.1 Tenancy Statement. Each Party (as “Responding Party”) shall within ten (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 a form similar to the then most current “Tenancy Statement” form
published by the American Industrial Real Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 

16.2 Financial Statement. If Landlord desires to finance, refinance, or sell the Premises or the Building, or any part
thereof, Tenant and all the Guarantors shall deliver to any potential lender or purchaser designated by Landlord such financial statements of Tenant and such Guarantors as may be reasonably required by such lender or purchaser, including but not
limited to Tenant’s financial statements for the past three (3) years. All such financial statements shall be received by Landlord and such lender or purchaser in confidence and shall be used only for the purposes herein set forth.

 17. Landlord’s Liability. The term “Landlord” as used herein shall mean the owner or owners at the
time in question of the fee title to the Premises. In the event of a transfer of Landlord’s title or interest in the Premises or in this Lease, Landlord shall deliver to the transferee or assignee (in cash or by credit) any unused Security
Deposit held by Landlord at the time of such transfer or assignment. Except as provided in Paragraph 15.3, upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Landlord shall be relieved of all
liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by Landlord. Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Landlord shall be binding only
upon the Landlord as herein above defined. Notwithstanding any other terms or provisions of this lease, Tenant agrees that in the event of any default or breach by Landlord with respect to any of the terms of the Lease to be observed and
performed by Landlord (a) Tenant shall look solely to the estate and property (which is the subject of this lease) of Landlord or any successor in interest in the property and the Building, for the satisfaction of Tenant’s remedies for the
collection of a judgment (or other judicial process) requiring the payment of money by Landlord; (b) no other property or assets of Landlord, its partners, members, shareholders, officers or any successor in interest

  
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shall be subject to levy, execution or other enforcement procedure for the satisfaction if Tenant’s remedies;(c) no personal liability shall at any time be asserted or enforceable
against Landlord, it’s partner’s, members or successors in interest (except to the extent permitted in (a) above), and no judgment will be taken against any partner, member, shareholder, officer or director of Landlord. The provisions
of this section shall apply only to the Landlord and the parties herein described, and shall not be for the benefit of any insurer nor any other third party. 
 18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof.

 19. Interest on Past-Due Obligations. Any monetary payment due Landlord hereunder, other than late charges, not received by
Landlord within ten (10) days following the date on which it was due, shall bear interest from the date due at the prime rate charged by the largest state chartered bank in the state in which the Premises are located plus four percent
(4%) per annum, but not exceeding the maximum rate allowed by law, in addition to the potential late charge provided for in Paragraph 13.4. 
 20. 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. 

21. Rent Defined. All monetary obligations of Tenant to Landlord under the terms of this Lease are deemed to be rent. 

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. Landlord and Tenant 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 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. Each Broker shall be an intended third party beneficiary of the provisions of this Paragraph 22. 

23. Notices. 

23.1 Notice Requirements. All notices required or permitted by this Lease shall be in writing and may be delivered in
person (by hand or by messenger or courier service) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission during normal business hours, 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 notice purposes. Either Party may
by written notice to the other specify a different address for notice purposes, except that upon Tenant’s taking possession of the Premises, the Premises shall constitute Tenant’s address for the purpose of mailing or delivering notices to
Tenant. A copy of all notices required or permitted to be given to Landlord hereunder shall be concurrently transmitted to such party or parties at such addresses as Landlord may from time to time hereafter designate by written notice to
Tenant. 
 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 forty-eight (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 guarantees next day delivery shall be deemed given twenty-four (24) hours after delivery of the same to the United
States Postal Service or courier. If any notice is transmitted by facsimile transmission or similar means, the same shall be deemed served or delivered upon telephone or facsimile confirmation of receipt of the transmission thereof, provided a
copy is also delivered via delivery or mail. If notice is received on a Saturday or a Sunday or a legal holiday, it shall be deemed received on the next business day. 
 24. Waivers. No waiver by Landlord of the Default or Breach of any term covenant or condition hereof by Tenant, shall be deemed a waiver of any other term, covenant or condition hereof,
or of any subsequent Default or Breach by Tenant of the same or any other term, covenant or condition hereof. Landlord’s consent to, or approval of, any such act shall not be deemed to render unnecessary the obtaining of Landlord’s
consent to, or approval of, any subsequent or similar act by Tenant, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent. Regardless of Landlord’s knowledge of a Default
or Breach at the time of accepting rent, the acceptance of rent by Landlord shall not be a waiver of any Default or Breach by Tenant of any provision hereof. Any payment given Landlord by Tenant may be accepted by Landlord on account of moneys
or damages due Landlord, notwithstanding any qualifying statements or conditions made by Tenant in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by
Landlord at or before the time of deposit of such payment. 
 25. Recording. Either Landlord or Tenant shall, upon request of
the other, execute, acknowledge and deliver to the other a short form memorandum of this Lease for recording purposes. The Party requesting recordation shall be responsible for payment of any fees or taxes applicable thereto. 

26. No Right To Holdover. Tenant has no right to retain possession of the Premises or any part thereof beyond the expiration or earlier
termination of this Lease. In the event that Tenant holds over in violation of this Paragraph 26 then the Base Rent payable from and after the time of the expiration or earlier termination of this Lease shall be increased to one hundred fifty
percent (150%) of the Base Rent applicable during the month immediately preceding such expiration or earlier termination. Nothing contained herein shall be construed as a consent by Landlord to any holding over by Tenant. 

  
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 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. All
provisions of this Lease to be observed or performed by Tenant are both covenants and conditions. 
 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 by Landlord upon the real property of which the Premises are a part, to any and all advances made
on the security thereof, and to all renewals, modifications, consolidations, replacements and extensions thereof. Tenant agrees that the Lenders holding any such Security Device shall have no duty, liability or obligation to perform any of the
obligations of Landlord under this Lease, but that in the event of Landlord’s default with respect to any such obligation, Tenant will give any Lender whose name and address have been furnished Tenant in writing for such purpose notice of
Landlord’s default pursuant to Paragraph 13.5. If any Lender shall elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device and shall give written notice thereof to Tenant, 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, Tenant 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: (i) be liable for any act or omission of any prior Landlord or with respect to events occurring prior to acquisition of ownership,
(ii) be subject to any offsets or defenses which Tenant might have against any prior Landlord, or (iii) be bound by prepayment of more than one month’s rent. 
 30.3 Non-Disturbance. With respect to Security Devices entered into by Landlord after the execution of this lease, Tenant’s subordination of this Lease shall be subject to receiving
assurance (a “non-disturbance agreement”) from the Lender that Tenant’s possession and this Lease, including any options to extend the term hereof, will not be disturbed so long as Tenant is not in Breach hereof and attorns to the
record owner of the Premises. 
 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 Landlord or a Lender in connection with a sale, financing or refinancing of Premises, Tenant and Landlord shall execute such further writings
as may be reasonably required to separately document any such subordination or non-subordination, attornment and/or non-disturbance agreement as is provided for herein. 
 31. Attorneys’ Fees. If any Party or Broker brings an action or proceeding to enforce the terms hereof or 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’ fee award shall not be computed in accordance with any court fee schedule, but shall be such as to full reimburse all attorneys fees reasonably
incurred. Landlord shall be entitled to attorneys’ fees, costs and expenses incurred in 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. Broker(s) shall be intended third party beneficiaries of this Paragraph 31. 

32. Landlord’s Access; Showing Premises; Repairs. Landlord and Landlord’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 make such alterations, repairs, improvements or additions to the Premises or to the
Building, as Landlord may reasonably deem necessary. Landlord may at any time place on or about the Premises or Building any ordinary “For Sale” signs and Landlord may at any time during the last one hundred eighty (180) days of
the term hereof place on or about the Premises any ordinary “For Lease” signs. All such activities of Landlord shall be without abatement of rent or liability to Tenant. 
 33. Auctions. Tenant shall not conduct, nor permit to be conducted, either voluntarily or involuntarily, any auction upon the Premises without first having obtained Landlord’s prior
written consent. Notwithstanding anything to the contrary in this Lease, Landlord shall not be obligated to exercise any standard of reasonableness in determining whether to grant such consent. 

34. Signs. Tenant shall be able to, at Tenant’s sole cost, place any sign upon the exterior of the Premises or the Building as
allowed by the City of Sunnyvale with Landlord’s reasonable approval. The installation of any sign on 

  
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the Premises by or for Tenant shall be subject to the provisions of Paragraph 7 (Maintenance, Repairs, Utility Installations, Trade Fixtures and Alterations). Tenant shall have the exclusive
right to any signage at or on the Premises or Building. Tenant shall remove all such signage at its sole cost at Lease termination. 

35. Termination; Merger. Unless specifically stated otherwise in writing by Landlord, the voluntary or other surrender of this Lease by
Tenant, the mutual termination or cancellation hereof, or a termination hereof by Landlord for Breach by Tenant, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, Landlord shall, in the event of any such
surrender, termination or cancellation, have the option to continue any one or all of any existing subtenancies. Landlord’s failure within ten (10) days of following any such event to make a written election to the contrary by written
notice to the holder of any such lesser interest, shall constitute Landlord’s election to have such event constitute the termination of such interest. 
 36. Consents. 
 (a) Except for Paragraph 33 (Auctions) or 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. Landlord’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 Tenant for any Landlord consent pertaining to this Lease or the
Premises, including but not limited to consents to an assignment a subletting or the presence or use of a Hazardous Substance, shall be paid by Tenant to Landlord upon receipt of an invoice and supporting documentation therefor. Landlord’s
consent to any act, assignment of this Lease or subletting of the Premises by Tenant shall not constitute an acknowledgment that no Default or Breach by Tenant 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 Landlord at the time of such consent. 

(b) All conditions to Landlord’s consent authorized by this Lease are acknowledged by Tenant as being reasonable. The
failure to specify herein any particular condition to Landlord’s consent shall not preclude the impositions by Landlord at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter
for which consent is being given. 
 37. Guarantor. 
 37.1 Form of Guaranty. If there are to be any Guarantors of this Lease per Paragraph 1.11, the form of the guaranty to be executed by each such Guarantor shall be in the form most
recently published by the American Industrial Real Estate Association, and each such Guarantor shall have the same obligations as Tenant under this lease, including but not limited to the obligation to provide the Tenancy Statement and information
required in Paragraph 16. 
 37.2 Additional Obligations of Guarantor. It shall constitute a Default of the
Tenant under this Lease if any such Guarantor fails or refuses, upon reasonable request by Landlord to give: (a) evidence of the due execution of the guaranty called for by this Lease, including the authority of the Guarantor (and of the party
signing on Guarantor’s behalf) to obligate such Guarantor on said guaranty, and resolution of its board of directors authorizing the making of such guaranty, together with a certificate of incumbency showing the signatures of the persons
authorized to sign on its behalf, (b) current financial statements of Guarantor as may from time to time be requested by Landlord, (c) a Tenancy Statement, or (d) written confirmation that the guaranty is still in effect. 

38. Quiet Possession. Upon payment by Tenant of the rent for the Premises and the performance of all of the covenants, conditions and
provisions on Tenant’s part to be observed and performed under this Lease, Tenant shall have quiet possession of the Premises for the entire term hereof subject to all of the provisions of this Lease. 

39. Options. 

39.1 Definition. As used in this Lease, the word “Option” has the following meaning: (a) the right to
extend the term of this Lease or to renew this Lease or to extend or renew any lease that Tenant has on other property of Landlord. 
 39.2 Options Personal to Original Tenant. Each Option granted to Tenant in this Lease is personal to the original Tenant named in Paragraph 1.1 hereof and any Permitted Transferee, and
cannot be voluntarily or involuntarily assigned or exercised by any person or entity other than said original Tenant and any Permitted Transferee while the original Tenant or any Permitted Transferee is in full and actual possession of the Premises
and without the intention of thereafter assigning or subletting. The Options, if any, herein granted to Tenant are not assignable, either as a part of an assignment of this Lease or separately or apart therefrom, and no Option may be separated
from this Lease in any manner, by reservation or otherwise. 
 39.3 Multiple Options. In the event that Tenant
has any multiple Options to extend or renew this Lease, a later option cannot be exercised unless the prior Options to extend or renew this Lease have been validly exercised. 
 39.4 Effect of Default on Options. 
 (a) Tenant shall have no
right to exercise an Option, notwithstanding any provision in the grant of Option to the contrary: (i) during the period commencing with the giving of any notice of Default under Paragraph 13.1 and continuing until the noticed Default is cured,
or (ii) during the time Tenant is in Breach of this 

  
 19 

 
Lease, or (iii) in the event that Landlord has given to Tenant three (3) or more notices of separate Defaults under Paragraph 13.1 during the twelve (12) month period immediately
preceding the exercise of the Option, whether or not the Defaults are cured. 
 (b) The period of time within which an
Option may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise an Option because of the provisions of Paragraph 39.4(a) 
 40. Rules and Regulations. Tenant agrees that it will abide by, and keep and observe all reasonable rules and regulations (“Rules and Regulations”) which Landlord
may make from time to time 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 Industrial Center and their invitees. 
 41. Security Measures. Tenant hereby acknowledges that the rental payable to
Landlord hereunder does not include the cost of guard service or other security measures, and that Landlord shall have no obligation whatsoever to provide same. Tenant assumes all responsibility for the protection of the Premises, Tenant, its
agents and invitees and their property from the acts of third parties. 
 42. Reservations. Landlord reserves the right, from
time to time, to grant, without the consent or joinder of Tenant, such easements, rights of way, utility raceways, and dedications that Landlord deems necessary, and to cause the recordation of parcel maps and restrictions, so long as such
easements, rights of way, utility raceways, dedications, maps and restrictions do not reasonably interfere with the use of the Premises by Tenant. Tenant agrees to sign any documents reasonably requested by Landlord to effectuate any such
easement rights, dedication, map or restrictions. 
 43. 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 under the provisions of this Lease. 
 44. Authority. If either Party hereto is a corporation, trust, limited liability company, or general or limited partnership, 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 it’s behalf and that such entity is duly authorized and existing and qualified to do business in California and that Tenant has the full right and
legal authority to enter into this lease. 
 45. 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. 

46. Offer. Preparation of this Lease by either Landlord or Tenant or Landlord’s agent or Tenant’s agent and submission
of same to Tenant or Landlord shall not be deemed an offer to lease. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 
 47. Amendments. This Lease may be modified only in writing, signed by the parties in interest at the time of the modification. The Parties shall amend this Lease from time to time to
reflect any adjustments that are made to the Base Rent or other rent payable under this Lease. As long as they do not materially change Tenant’s obligations hereunder, Tenant agrees to make such reasonable non-monetary modification to this
Lease as may be reasonably required by an institutional insurance company or pension plan Lender in connection with the obtaining of normal financing or refinancing of the property of which the Premises are a part. 

48. Multiple Parties. Except as otherwise expressly provided herein, if more than one person or entity is named herein as either
Landlord or Tenant, the obligations of such multiple parties shall be the joint and several responsibility of all persons or entities named herein as such Landlord or Tenant. 
 49. This lease is contingent upon Landlord purchasing the building by December 15, 2005. 
 50. Tenant Improvements: Upon notice from Tenant and Tenant depositing with Lessor $600,000 in cash (Lessor to deposit said money in Landlord’s name in a savings account at Wells
Fargo however all interest will accrue to Tenant and be returned to Tenant unless Tenant defaults hereunder), Landlord shall at its sole cost and expense demolish all the interior improvements (“Landlord Work”) in  1/2 the building and return the Premises to shell condition which shell
condition shall include, but not be limited to the removal of all HVAC units and patch the roof. The parties shall agree on the definition shell condition prior to execution of this Lease. If the Landlord Work for 415A is not complete within thirity
(30) days of Tenant having posted the security deposit for the Tenant Improvements, then Tenant shall be permitted to do the demolition and deduct the cost of the demolition from the Base Rent. Upon Tenant finishing the Tenant Improvements
(as defined below), Landlord shall immediately return the cash deposit and all interest to Tenant. Upon notice from Tenant and Tenant depositing with Landlord an additional $600,000 cash to be held in the same manner as the first cash deposit,
Landlord shall at its sole cost and expense demolish all the interior improvements in the second half of the building and return the Premises to shell condition as defined above (“Landlord Work”). If the Landlord Work for 415B is not
complete within thirity (30) days of Tenant having posted the security deposit for the Tenant Improvements, then Tenant shall be permitted to do the demolition and deduct the cost of the demolition from the Base Rent. Upon Tenant finishing
Tenant Improvements in this half of the building, Lessor shall return the cash deposit and all accrued interest to Lessee. 

  
 20 

 This is not a rent or lease guarantee but is rather a guarantee to replace the improvements being demolished
by Landlord at the request of Tenant. The Landlord hereby approves of office, R&D, lab, wet lab, light manufacturing and warehouse Tenant Improvements being constructed in the Premises by Tenant. There will be no restriction to the amount
of lab space allowed in the facility. 
 All Tenant Improvements are to be designed in a first class code compliant manner,
built and paid for by Tenant. Landlord to approve Tenant’s plans, Landlord’s approval shall not be unreasonably withheld or delayed. Tenant must improve the space to at least an 75% office/lab/r&d buildout. Tenant shall contract
with their own general contractor, subject to Landlord’s sole approval (Southbay Construction is hereby approved), and timely pay for all improvements to the Premises. Tenant shall commence all Tenant Improvements within 6 months of
turnover of space to Tenant and diligently pursue the construction. till completion or landlord shall have the option to terminate this lease. Tenant improvements shall include, but not be limited to all drywall, insulation, wall coverings,
window coverings, floor coverings, restrooms, HVAC, fire sprinklers distributed (must be semi recessed in dropped ceiling areas), lights, electric, plumbing, doors, plans and permits. All dropped ceilings to be a minimum of ten foot in
height (12 foot in lobby-lobby may be a gypboard ceiling) with a standard white 2x4 grid with white doublelook ceiling tiles and 3 tube 2x4 drop in flourescent lights with parabolic or prismatic lenses. All doors to be solid core
prefinished birch- 9’ in height. All offices and conference rooms to have a minimum of 3’ sidelight glass. Hallways to be a minimum of six feet wide. Carpet to be a minimum of 32 ounces looped pile. Building must be balanced with
100% HVAC distributed (a minimum of 1 ton per every 350 sq. ft.) with either a VAV system or multiple prepackaged gas/electric units (Carrier or Trane). Tenant to install at least two tiled restroom cores (with a separate mens and womens room ) at a
mutually acceptable location to landlord. These building standards are defined here to set a minimum standard of improvements to be performed by Tenant, Tenant shall be allowed to upgrade any or all of these finishes and Lessor shall not
unreasonably withhold their approval. 
 Landlord at Landlord’s sole cost and expense shall immediately paint the Building
in colors selected by Tenant and shall provide Tenant a $25,000 tenant improvement allowance to upgrade the entrance to the Building and build a walkway between this Building and 1263 Arques. 
 51. OPTION TO EXTEND: Subject to the terms and conditions set forth below, Tenant may at its option extend the Terms of this Lease for (1) period of ten
(10) years. Such period is called the “Renewal Term.” The Renewal Term shall be upon the same terms contained in this Lease, except that (i) Landlord shall have no obligation to provide Tenant with any Tenant
Improvement Allowance or demolition in connection with the Renewal Term, (ii) the Base Rental during the Renewal Term shall be calculated as set forth below, and (iii) any reference in the Lease to the “Term” of the Lease shall
be deemed to include the Renewal Term and apply thereto, unless it is expressly provided otherwise. Tenant shall have no additional extension options. 
 A. The Base Rent during the Renewal Term shall be at ninety five percent (95%) of the then fair market rate (defined hereinafter) for such space for a term commencing of the first day of the
Renewal Term. “Market Rate” shall mean the then prevailing market rate for a comparable term commencing on the first day of the Renewal Term for tenants of comparable size and creditworthiness for comparable space in the Building and
other first class R&D/Office buildings in the Sunnyvale-Oakmead Area. In no event shall the rent be less than $53,700 and shall increase a minimum of 3% per year. 

B. To exercise any option, Tenant must deliver a binding written notice to Landlord not sooner than ten (10) months nor later
than six (6) months prior to the expiration of the initial Term of this Lease. Thereafter, the Market Rate for the Renewal Term shall be calculated pursuant to Subsection A above and Landlord shall inform Tenant of the Market
Rate. If the parties cannot agree on the Market Rate, the parties shall each appoint a real estate broker or appraiser (with at least 10 years experience in R&D leasing in Silicon Valley) to determine the Market Rate. If the lower of the
two is within 90% of the higher of the two valuations, then the Market Rent shall be the average of the two. If the lower of the two valuations is less than 90% of the higher valuation, then the two brokers/appraisers originally selected by the
parties shall select a third broker/appraiser who shall present their final determination of Market Rate to the third broker/appraiser, and the third broker/appraiser shall pick one of those two as being the Market Rate. The determination of the
third broker/appraiser shall be binding on the parties. The market rent shall be determined within 60 days of the date of Tenant’s exercise of its option. In no event shall the rent be less than $53,732 and shall increase by a minimum of
3% per year. If Tenant fails to timely give its notice of exercise, Tenant will be deemed to have waived its option to extend. 

52. First Right of Offering: The Tenant shall have the right of first offer to purchase the property should Landlord decide to
sell the property. At the time Landlord decides to sell the property, Landlord shall give Tenant written notice of the price that Landlord intends to sell the building for and Tenant shall have 10 business days to inform Landlord by written
notice that it intends to purchase the building for all cash within 90 days. Failure of Tenant to purchase the building at that time will make this right of first offer null and void forever. If Tenant fails to inform Landlord in writing
that it intends to purchase the building within 10 business days then Landlord shall be free to sell the property to any third party as long as the purchase price is within 10% of the price previously offered to Tenant. If the price is lower than
10% then Tenant shall have five (5) business days to match said offer. Tenant shall purchase the building “AS IS” and sign a 1542 waiver releasing Landlord of all liability known or unknown upon the close of escrow. Said Right of
First Offer shall be subordinate to the rights of a lender that is acquiring the property through a deed in lieu or a foreclosure. 
 LANDLORD
AND TENANT 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 LANDLORD 

  
 21 

 
AND TENANT WITH RESPECT TO THE PREMISES. 
 THIS LEASE PREPARED FOR YOUR
ATTORNEY’S REVIEW AND APPROVAL. FURTHER, EXPERTS SHOULD BE CONSULTED TO THE PRESENCE OF ASBESTOS, UNDERGROUND STORAGE TANKS OR HAZARDOUS SUBSTANCES. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE
ASSOCIATION OR BY THE REAL ESTATE BROKERS OR THEIR CONTRACTORS, AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF
THEIR OWN COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. IF THE SUBJECT PROPERTY IS IN A STATE OTHER THAN CALIFORNIA, AN ATTORNEY FROM THE STATE WHERE THE PROPERTY IS LOCATED SHOULD BE CONSULTED. 

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 Landlord:	 		  	By Tenant:
			
	 Oakmead Ventures, LLC
 By D&M Investors Fund I LLC
 Its: Managing Member

by D&M Ventures LP
 Its: Sole
Member
 by David Dollinger Living Trust

Its: General Partner
	 		  	Symyx Technologies, Inc.
 A Delaware
Corporation

									
					
	By:	 	  
	 		  	By:	 	  

					
		 	David Dollinger, Trustee	 		  		 	Jeryl L. Hilleman
		 		  		 	Executive Vice President &
		 		  		 	Chief Financial Officer

									
					
	Address:	 	555 Twin Dolphin Dr. #500	 		  	Address:	 	3100 Central Expressway
		 	Redwood City, Ca. 94010	 		  		 	Santa Clara, CA 95051
			
	Telephone: (650) 508-8666	 		  	Telephone: (408) 773-4070
			
	Facsimile: (650) 508-8686	 		  	Facsimile: (408) 773-4068

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