Document:

Exhibit 10.02

 

TENTH AMENDMENT TO LEASE

 

THIS TENTH AMENDMENT TO LEASE (“Agreement”)
dated as of April 1, 2014 (the “Effective Date”), is made and entered into by and between HOLLIS STREET INVESTORS
II, LLC, a Delaware limited liability company (“Landlord”) and LEAPFROG ENTERPRISES, INC., a Delaware corporation
(“Tenant”).

 

BACKGROUND

 

A.           Landlord
and Tenant entered into that certain Lease Agreement dated November 14, 2000, for approximately 40,060 rentable square feet of
space (the “Premises”) located at 6401 Hollis Street, Suite 150, Emeryville, California, as more fully described
in the Lease.

 

B.           The
Lease has been amended by a First Amendment to Lease dated April 30, 2001.

 

C.           The
Lease has been amended by a Second Amendment to Lease dated February 22, 2002, whereby the Premises were expanded by an additional
30,770 rentable square feet and Tenant’s Pro Rata Share was increased to Fifty-One and Sixty-Two Hundredths Percent (51.62%).

 

D.           The
Lease has been amended by a Third Amendment to Lease dated March 27, 2003, whereby the Premises were expanded by an additional
31,980 rentable square feet and Tenant’s Pro Rata Share was increased to Seventy-Four and Ninety-Three Hundredths Percent
(74.93%).

 

E.           The
Lease has been amended by a Fourth Amendment to Lease dated March 27, 2003.

 

F.           The
Lease has been amended by a Fifth Amendment to Lease dated March 7, 2005, whereby the Lease Term was extended until March 31, 2016.

 

G.           The
Lease has been amended by a Sixth Amendment to Lease dated March 22, 2006, whereby the size of the Premises was increased by an
additional 34,393 rental square feet known as Suite 125.

 

H.           The
Lease has been amended by a Seventh Amendment to Lease dated December 6, 2010, whereby the Lease was terminated as to Suite 175
consisting of 30,770 rental square feet.

 

I.           The
Lease has been amended by an Eighth Amendment to Lease dated June 2, 2011, whereby Landlord granted Tenant use of “Rooftop
Equipment” (as defined therein).

 

    	 

    	 

    

 

J.           The
Lease has been amended by a Ninth Amendment to Lease dated December 9, 2013, whereby Landlord leased Suite 160 in the building
known as Building B, located at 1480 64th Street, Emeryville, California (“Building B”) on a temporary
basis.

 

K.          The
Lease Agreement, as amended from time to time, is referred to as the “Lease”.

 

L.           The
Premises, including Suite 160 in Building B, currently contain 109,562 rentable square feet.

 

M.          The current term of the Lease expires on March 31,
2016.

 

N.           Tenant
desires to lease Suite 150 in the Building B on a temporary basis.

 

O.           Landlord
and Tenant desire to amend the terms and conditions of the Lease as set forth in this Agreement.

 

P.           Capitalized
terms used but not otherwise defined herein shall have the meanings ascribed to them in the Lease.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the
covenants and agreements contained herein, the parties hereby mutually agree as follows:

 

1.          SUITE
150 PREMISES. From and after the Effective Date of this Agreement until January 31, 2015 (the “Suite
150 Term”), Tenant shall be allowed to occupy Suite 150 at 1480-64th Street, Emeryville, California (“Suite
150”). Suite 150 consists of approximately 4,352 rentable square feet. During the Suite 150 Term, the term “Common
Areas”, as defined in the Lease, shall include the common areas in Building B.

 

2.          SUITE
150 BASE RENT. The Base Rent for Suite 150 shall be Two and 50/100 Dollars ($2.50) per rentable square foot per month,
full service, for a total of Ten Thousand Eight Hundred Eighty and No/100 Dollars ($10,880.00) per month, fully serviced, payable
in advance on the first day of each month during the Suite 150 Term.

 

3.          CONDITION
OF SUITE 150. Tenant shall accept Suite 150 in its current ‘as is’ condition and acknowledges that Tenant is
not relying on any representations or warranties by Landlord, its agents or any other persons regarding Suite 150 or Building B.

 

4.          AUTHORITY.
Tenant represents and warrants that all necessary corporate actions have been duly taken to permit Tenant to enter into this
Agreement and that the person signing this Agreement on behalf of Tenant has been duly authorized and instructed to execute this
Agreement. Landlord represents and warrants that all necessary company actions have been duly taken to permit Landlord to enter
into this Agreement and that the person signing this Agreement on behalf of Landlord has been duly authorized and instructed to
sign this Agreement.

 

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5.          BROKERS.
Each of Landlord and Tenant warrants and represents that it has dealt with no real estate broker in connection with this Agreement
and that no broker is entitled to any commission on account of this Agreement. The party who breaches this warranty shall defend,
hold harmless and indemnify the other from any loss, cost, damage or expense, including reasonable attorneys’ fees, arising
from the breach; Landlord’s indemnity of tenant shall include claims by the Broker. Landlord is solely responsible for paying
the commission of the Broker in accordance with a separate agreement.

 

6.          FULL
FORCE AND EFFECT. Except as expressly modified above, all terms and conditions of the Lease remain in full force and effect
and are hereby ratified and confirmed. Landlord and Tenant hereby acknowledge and agree that, except as provided in this Agreement,
the Lease has not been modified, amended, canceled, terminated, released, superseded or otherwise rendered of no force or effect.

 

[Signatures follow on next page.]

 

    	3

    	 

    

 

	
        Designated Address for Landlord:

         

        Hollis Street Investors II LLC

        c/o Bentall Kennedy (U.S.) Limited Partnership

        Attn: Dir. of Asset Management

        1215 Fourth Avenue, Suite 2400

        Seattle, WA 98161

        Facsimile: 206-682-4769

         

        and to:

         

        Hollis Street Investors II LLC

        c/o Bentall Kennedy (U.S.) Limited Partnership

        Attn: Dir. of Asset Management

        7315 Wisconsin Ave., Ste. 350 West

        Bethesda, MD 20814

        Facsimile: 301-656-9339

         

        and to:

         

        MEPT Edgemoor REIT, LLC

        c/o NewTower Trust Company

        Attn: President/MEPT or Patrick O. Mayberry

        3 Bethesda Metro Center, Suite 1600

        Bethesda, MD 20814

        Facsimile: 240-235-9961

         
	 	
        LANDLORD:

         

        Hollis Street Investors II LLC, a Delaware limited
        liability company

         

        By: Hollis Street Investors,
        L.L.C, a Delaware limited liability company, its Sole Member

         

        By: MEPT Hollis Street LLC, a
        Delaware limited liability company, its Manager

         

        By: MEPT Edgemoor REIT LLC, a
        Delaware limited liability company, its Manager

         

        By: Bentall Kennedy (U.S.) Limited
        Partnership, its Authorized Signatory

         

        By: Bentall Kennedy (U.S.) G.P.
        LLC, its General Partner

         

        By: /s/ Bruce Tuesley              

        Name: Bruce Tuesley              

        Its: Vice President                 

         

        By: /s/ Scott M. Matthews         

        Name: Scott M. Matthews         

        Its: Senior Vice President          

         

	
        Designated Address for Tenant:

         

        Leapfrog Enterprises, Inc.

        Attn: Director of Real Estate and Facilities

        6401 Hollis Street

        Emeryville, CA 94608

         

        With a copy to:

         

        Leapfrog Enterprises, Inc.

        Attn: General Counsel

        6401 Hollis Street

        Emeryville, CA 94608
	 	
        TENANT:

         

        Leapfrog Enterprises, Inc., a Delaware corporation

         

        By: /s/ Raymond L. Arthur             

        Name: Raymond L. Arthur             

        Its: CFO                                         

         

 

    	4Exhibit 10.03

 

ELEVENTH AMENDMENT TO LEASE

 

THIS ELEVENTH AMENDMENT TO LEASE (“Agreement”)
dated this 16 day of September, 2014, is made and entered into by and between HOLLIS STREET INVESTORS II, L.L.C., a Delaware limited
liability company (“Landlord”) and LEAPFROG ENTERPRISES, INC., a Delaware corporation (“Tenant”).

 

BACKGROUND

 

A.           Landlord
and Tenant entered into that certain Lease Agreement dated November 14, 2000, for approximately 40,060 rentable square feet of
space (the “Premises”) located at 6401 Hollis Street, Suite 150, Emeryville, California, as more fully described
in the Lease.

 

B.           The
Lease has been amended by a First Amendment to Lease dated April 30, 2001.

 

C.           The
Lease has been amended by a Second Amendment to Lease dated February 22, 2002, whereby the Premises were expanded by an additional
30,770 rentable square feet and Tenant’s Pro Rata Share was increased to Fifty-One and Sixty-Two Hundredths Percent (51.62%).

 

D.           The
Lease has been amended by a Third Amendment to Lease dated March 27, 2003, whereby the Premises were expanded by an additional
31,980 rentable square feet and Tenant’s Pro Rata Share was increased to Seventy-Four and Ninety-Three Hundredths Percent
(74.93%).

 

E.           The
Lease has been amended by a Fourth Amendment to Lease dated March 27, 2003.

 

F.           The
Lease has been amended by a Fifth Amendment to Lease dated March 7, 2005, whereby the Lease Term was extended until March 31, 2016.

 

G.           The
Lease has been amended by a Sixth Amendment to Lease dated March 22, 2006, whereby the size of the Premises was increased by an
additional 34,393 rentable square feet known as Suite 125.

 

H.           The
Lease has been amended by a Seventh Amendment to Lease dated December 6, 2010, whereby the Lease was terminated as to Suite 175
consisting of 30,770 rentable square feet.

 

I.           The
Lease has been amended by an Eighth Amendment to lease dated June 2, 2011, whereby Landlord granted Tenant use of “Rooftop
Equipment” (as defined therein).

 

    	 

    	 

    

 

J.           The
Lease has been amended by a Ninth Amendment to Lease dated December 9, 2013, whereby Landlord leased Suite 160 in the building
known as Building B, located at 1480 64th Street, Emeryville, California (“Building B”) on a temporary
basis.

 

K.          The
Lease has been amended by a Tenth Amendment to Lease dated April 1, 2014, whereby Landlord leased Suite 150 in Building B on a
temporary basis.

 

L.           The
Lease Agreement, as amended from time to time, is referred to as the “Lease”.

 

M.          The Premises, including Suite 160 and Suite 150 in
Building B, currently contain 113,914 rentable square feet.

 

N.           The
current term of the Lease expires on March 31, 2016.

 

O.           Tenant
desires to extend each of the Suite 150 Term and the Temporary Premises Term and to amend the terms and conditions of the Lease
as set forth in this Agreement.

 

P.           Capitalized
terms used but not otherwise defined herein shall have the meanings ascribed to them in the Lease.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the
covenants and agreements contained herein, the parties hereby mutually agree as follows:

 

1.          EXTENSION
OF TEMPORARY PREMISES TERM. The current Temporary Premises Term with respect to Suite 160 in Building B expires on January
31, 2015. The Temporary Premises Term is hereby extended by fourteen (14) months from February 1, 2015 (the “Temporary
Premises Extension Commencement Date”), to terminate on March 31, 2016.

 

2.          TEMPORARY
PREMISES BASE RENT. From and after the Temporary Premises Extension Commencement Date, the Base Rent for the Temporary
Premises shall be Two and 75/100 Dollars ($2.75) per rentable square foot per month, full service, for a total of Eight Thousand
Six Hundred Four and 75/100 Dollars ($8,604.75) per month, fully serviced, payable in advance on the first day of each month during
the Temporary Premises Term.

 

3.          EXTENSION
OF SUITE 150 TERM. The current Suite 150 Term with respect to Suite 150 in Building B expires on January 31, 2015. The
Suite 150 Term is hereby extended by fourteen (14) months from February 1, 2015 (the “Suite 150 Extension Commencement
Date”), to terminate on March 31, 2016.

 

4.          SUITE
150 BASE RENT. From and after the Suite 150 Extension Commencement Date, the Base Rent for Suite 150 shall be Two and 75/100
Dollars ($2.75) per rentable square foot per month, full service, for a total of Eleven Thousand Nine Hundred Sixty-Eight and No/100
Dollars ($11,968.00) per month, fully serviced, payable in advance on the first day of each month during the Suite 150 Term.

 

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5.          TENANT’S
PERCENTAGE SHARE. Tenant shall pay Operating Expenses for the Temporary Premises and Suite 150 as additional Rent. As of
the Temporary Premises Extension Commencement Date, Tenant’s Percentage Share (also referred to as “Tenant’s
Prorata Share”) of Operating Expenses for the Temporary Premises shall be Three and Fifty-Five Hundredths Percent (3.55%).
As of the Suite 150 Extension Commencement Date, Tenant’s Percentage Share of Operating Expenses for Suite 150 shall be Four
and Ninety-Three Hundredths Percent (4.93%). Tenant’s Percentage Share for purposes of this Agreement has been calculated
as the ratio that the stipulated rentable area of each of the Temporary Premises and Suite 150 bear to the stipulated rentable
area of Building B. If during the Temporary Premises Term or Suite 150 Term there is a physical change in the rentable area of
the Temporary Premises or Suite 150, respectively, or Building B (as distinguished from a change in the method of measuring any
such rentable area), there shall be a corresponding adjustment to Tenant’s Percentage Share with respect to the Temporary
Premises and/or Suite 150, as applicable.

 

6.          OPERATING
EXPENSES BASE AMOUNT. The “Base Year” with respect to the Temporary Premises and Suite 150 shall be 2014.

 

7.          PREMISES.
For the avoidance of doubt, the term “Premises” as used in the Lease shall include the Temporary Premises and Suite
150.

 

8.          AUTHORITY.
Tenant represents and warrants that all necessary corporate actions have been duly taken to permit Tenant to enter into this
Agreement and that the person signing this Agreement on behalf of Tenant has been duly authorized and instructed to execute this
Agreement. Landlord represents and warrants that all necessary company actions have been duly taken to permit Landlord to enter
into this Agreement and that the person signing this Agreement on behalf of Landlord has been duly authorized and instructed to
sign this Agreement.

 

9.          BROKERS.
Each of Landlord and Tenant warrants and represents that it has dealt with no real estate broker in connection with this Agreement
and that no broker is entitled to any commission on account of this Agreement. The party who breaches this warranty shall defend,
hold harmless and indemnify the other from any loss, cost, damage or expense, including reasonable attorneys’ fees, arising
from the breach; Landlord’s indemnity of Tenant shall include claims by the Broker. Landlord is solely responsible for paying
the commission of the Broker in accordance with a separate agreement.

 

10.         FULL
FORCE AND EFFECT. Except as expressly modified above, all terms and conditions of the Lease remain in full force and effect
and are hereby ratified and confirmed. Landlord and Tenant hereby acknowledge and agree that, except as provided in this Agreement,
the Lease has not been modified, amended, canceled, terminated, released, superseded or otherwise rendered of no force or effect.

 

[Signature page follows.]

 

    	3

    	 

    

 

	
        Designated Address for Landlord:

         

        Hollis Street Investors II LLC

        c/o Bentall Kennedy (U.S.) Limited Partnership

        Attn: Dir. of Asset Management

        1215 Fourth Avenue, Suite 2400

        Seattle, WA 98161

        Facsimile: 206-682-4769

         

        and to:

         

        Hollis Street Investors II LLC

        c/o Bentall Kennedy (U.S.) Limited Partnership

        Attn: Dir. of Asset Management

        7315 Wisconsin Ave., Ste. 350 West

        Bethesda, MD 20814

        Facsimile: 301-656-9339

         

        and to:

         

        MEPT Edgemoor REIT, LLC

        c/o NewTower Trust Company

        Attn: President/MEPT or Patrick O. Mayberry

        3 Bethesda Metro Center, Suite 1600

        Bethesda, MD 20814

        Facsimile: 240-235-9961

         
	 	
        LANDLORD:

         

        Hollis Street Investors II LLC, a Delaware limited
        liability company

         

        By: Hollis Street Investors,
        L.L.C, a Delaware limited liability company, its Sole Member

         

        By: MEPT Hollis Street LLC, a
        Delaware limited liability company, its Manager

         

        By: MEPT Edgemoor REIT LLC, a
        Delaware limited liability company, its Manager

         

        By: Bentall Kennedy (U.S.) Limited
        Partnership, its Authorized Signatory

         

        By: Bentall Kennedy (U.S.) G.P.
        LLC, its General Partner

         

        By: /s/ Bruce Tuesley         

        Name: Bruce Tuesley         

        Its: Vice President             

         

        By: /s/ Mark D. Reinikka      

        Name: Mark D. Reinikka      

        Its: Senior Vice President     

                        10/13/14

         

	
        Designated Address for Tenant:

         

        Leapfrog Enterprises, Inc.

        Attn: Director of Real Estate and Facilities

        6401 Hollis Street

        Emeryville, CA 94608

         

        With a copy to:

         

        Leapfrog Enterprises, Inc.

        Attn: General Counsel

        6401 Hollis Street

        Emeryville, CA 94608
	 	
        TENANT:

         

        Leapfrog Enterprises, Inc., a Delaware corporation

         

        By: /s/ Raymond L. Arthur                   

        Name: Raymond L. Arthur                   

        Its: CFO9/30/14                                  

         

         

 

    	4

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