Document:

Amended and Restated Lease by and between the Company and Eagle CPT, LLC

 Exhibit 10.13 
 AMENDED AND RESTATED LEASE 
 This Amended and Restated Lease
(“Lease”), dated as of November 1, 2011, is made by and between Eagle CPT, LLC, a Nevada limited liability company (“Lessor”), and Zulily, Inc., a Delaware corporation (“Lessee”) (collectively
the “Parties,” or individually a “Party”). This Lease is intended to amend and restate in its entirety that certain Lease dated September 2011 by and between Lessor and Lessee. 

1. Basic Provisions. 
 1.1 Premises: The “Premises” comprise a portion of that certain building commonly known as 700 Milan Drive, McCarran, Nevada (the “Building”), containing
approximately 632,120 square feet of gross leasable area, which Building, in turn, comprises a portion of the Project, as described below, all as generally depicted on the site plan attached hereto as Exhibit A. The Premises consist of
(a) approximately 171,080 square feet of gross leasable area (the “Initial Premises”), comprising approximately 27.06% of the Building, and (b) approximately 157,205 square feet of gross leasable area (the
“Expansion Premises”), comprising approximately 24.87% of the Building, and together comprise approximately 328,285 square feet of gross leasable area (51.93% total) within the Building 

1.2 Project: That certain industrial park located within the Tahoe Reno Industrial Center, Storey County, Nevada, and commonly
known as West America Commerce Center (the “Project”). The Project consists of three parcels. The parcel on which the Building is located is designated “Lot 1,” while the other two parcels are designated
“Lot 2” and “Lot 3.” 
 1.3 Term: The “Term” of this Lease shall
commence on November 1, 2011 (the “Commencement Date”) and shall expire on December 31, 2014 (“Expiration Date”). 
 1.4 Early Possession: From and after the date on which this Lease is fully executed, Lessee shall have access to the Premises for the limited purpose of installation of Lessee’s racking
systems, utility installations, and telecommunications systems, unloading and staging inventory, testing systems and processes, and training employees. (See also Paragraphs 3.2 and 3.3.) 

1.5 Rent Commencement: Lessee shall begin paying Base Rent (as defined below) on the Initial Premises commencing on May 1,
2012, and shall begin paying Base Rent on the Expansion Premises commencing on October 1, 2012. 

  
 1. 

 1.6 Base Rent: Lessee shall pay monthly base rent (“Base Rent”),
payable on the first day of each month of the Term; in accordance with the rates set forth below: 
  

									
	 Lease Months
	  	Monthly Base Rent/square
feet of gross leasable area	 	  	Monthly Base Rent	 
	 Nov 2011 – Apr 2012
	  	$	0.00	  	  	$	0.00	  
	 May 2012 – Oct 2012
	  	$	0.25	  	  	$	42,770.00	  
	 Oct 2012
	  	$	0.25	  	  	$	82,071.25	  
	 Nov 2012 – Oct 2013
	  	$	0.26	  	  	$	85,354.10	  
	 Nov 2013 – Oct 2014
	  	$	0.275	  	  	$	90,278.38	  
	 Nov 2014 – Dec 2014
	  	$	0.2875	  	  	$	94,381.94	  

 1.7 Base Rent Paid Upon Execution: $42,770.00 to be applied to Base Rent for the month of May 2012
(based on 171,080 square feet of gross leasable area in the Initial Premises). 
 1.8 Intentionally Omitted. 

1.9 Agreed Use: The Premises shall be used for warehouse, storage and distribution of retail goods, general office use, and
related ancillary legal purposes. (See also Paragraph 6.) 
 1.10 Real Estate Brokers: The following real estate brokers
(collectively, the “Brokers”) and brokerage relationships exist in this transaction: 
  

	 	(a)	Investment Property Advisors (Michael Schnabel) represents Lessor exclusively (“Lessor’s Broker”); and 

 

	 	(b)	CB Richard Ellis (Eric D. Bennett and Shawn Childs) represents Lessee exclusively (“Lessee’s Broker”). 

1.11 Exhibits: The following exhibits are attached to and form a part of this Lease: 

Exhibit A        Site Plan 

Exhibit B        Tenant Improvement Construction Agreement 

Exhibit C        Rules and Regulations 

Exhibit D        Notice of Lease Term Dates 

Exhibit E        ERISA Certification 

2. Premises. 
 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and conditions set forth in this
Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used in calculating rental, is an approximation which the Parties agree is reasonable, and the rental based thereon is not subject to
revision. The site plan which is attached as Exhibit A to this lease generally depicts the general layout of the Project and the location of the Premises, including the Zulily Parking Area and Zulily Truck Area (each defined below). It shall
not be deemed a warranty, representation or agreement on the part of Lessor that the Project will be (or has been) constructed exactly as indicated on said site plan, or that it will continue in the future to be exactly as indicated thereon.

  
 2. 

 (a) Condition of Premises. Lessor represents and warrants that the Premises shall be
in sound structural condition and otherwise in accordance with all applicable laws on the Commencement Date. In addition, Lessor shall deliver the Premises to Lessee in broom-clean condition and free of debris, with the existing Building-standard
plumbing, lighting, mechanical, water and sewer, HVAC and life safety systems and subsystems in good operating condition. If any of such Building systems or structural elements should malfunction or fail within the first one hundred eighty
(180) days of this Lease for reasons other than Lessee’s misuse or negligence, Lessor shall, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, malfunction or
failure, repair same at Lessor’s sole cost and expense (and not as an Operating Expense). Subject to the foregoing and except as expressly set forth elsewhere in this Lease and the Improvement Agreement, Lessor shall have no obligation to
perform any construction within the Premises, the Building or the Project, and Lessee shall lease the Premises in an AS-IS condition, it being expressly acknowledged that Lessee has had the full opportunity to inspect, and has approved the condition
of, the Premises, the Building and the Project. 
 2.2 Common Areas. From and after the Commencement Date (as defined
below), Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers, contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the
Common Areas (as defined below) as they exist from time to time, subject to any rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the
Project. The term “Common Areas” is defined as all areas and facilities outside the Premises and within the exterior boundary line of Lot 1 and interior utility raceways and installations within the Premises that are provided and
designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other tenants of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas,
loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store any property, temporarily or
permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at any time. In the event that any unauthorized storage shall occur
then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. Lessor or such
other person(s) as Lessor may appoint shall have the exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and
Regulations”) for the management, safety, care, and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the
Project and their invitees. Attached hereto as Exhibit C are the Rules and Regulations in effect as of the date of this Lease. Lessee agrees to abide by and conform to the Rules and Regulations and to cause its employees, suppliers, shippers,
customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the non-compliance with 

  
 3. 

 
said Rules and Regulations by other tenants of the Project, but will make reasonable efforts to resolve disputes in a timely manner. Lessor shall have the right, in Lessor’s sole discretion,
from time to time (i) 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; (ii) to close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; (iii) to designate other land
outside the boundaries of the Project to be a part of the Common Areas; (iv) to add additional buildings and improvements to the Common Areas; (v) to use the Common Areas while engaged in making additional improvements, repairs or
alterations to the Project, or any portion thereof; and (vi) to do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor may, in the exercise of sound business judgment, deem to
be appropriate. In the event that Lessor makes any of the Common Area changes set forth herein, Lessor and Lessee agree that there shall be no change to the square footage of the Premises as a result thereof, no increase in Lessee’s financial
obligations hereunder and Lessor shall use reasonable efforts to minimize any interference with Lessee’s business caused by such changes and the construction thereof. Lessor shall have the further right, in Lessor’s sole discretion and
with notice to Lessee of forty-five (45) days, to designate portions of the Common Area as “Exclusive Common Area” available only for the use of certain occupants of the Project. In the event Lessor designates a portion of the
Common Area as Exclusive Common Area for the benefit of one or more occupants and not for the benefit of Lessee, Lessee shall not have the right to use such Exclusive Common Area, and the Operating Expenses associated with maintaining such Exclusive
Common Area shall not be included in the cost pool(s) established by Lessor pursuant to Paragraph 4.2(a) of which Lessee is responsible for paying its Proportionate Share. Lessor shall not designate Exclusive Common Areas not for the benefit of
Lessee if the same would prevent Lessee from reasonable access to and use of the Premises or the parking to which Lessee is entitled pursuant to Paragraph 2.3. 
 (a) Vehicle Parking. Lessee shall be entitled to use the parking spaces in the area designated on the Site Plan as “Zulily Parking Area.” Said parking spaces shall be used for
parking by vehicles no larger than full-size passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles”; provided, however, that Lessee shall have the right to park passenger vehicles, trucks and trailers,
loaded or unloaded, within the area designated on the Site Plan as “Zulily Truck Area” and at loading docks serving the Premises. Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as
provided above. No vehicles other than Permitted Size Vehicles may be parked in the Zulily Parking Area (other than trucks and trailers within the Zulily Truck Area) without the prior written permission of Lessor. Lessee shall not permit or allow
any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities. Lessee
shall not service or store any vehicles in the Common Areas. If Lessee permits or allows any of the prohibited activities described in this paragraph, then Lessor shall have the right, without notice, in addition to such other rights and remedies
that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

  
 4. 

 2.3 Expansion of Lot 1 and Building. Lessor shall have the right, but not the
obligation, to expand Lot 1 by adding thereto approximately 13.5 acres of land to the immediate south of the current Lot 1 and consisting of a portion of APN 005-111-24 (the “Lot 1 Expansion Area”) and to construct on the Lot 1
Expansion Area and those portions of the Common Areas to the immediate south of the Building an additional approximately 241,808 square feet of leasable area (the “Building Addition”). From and after Substantial Completion of the
Building Addition, the Building Addition shall be considered part of the Building. From and after the addition of the Lot 1 Expansion Area, the Lot 1 Expansion Area shall, except to the extent contained within the footprint of the Building, be
considered part of the Common Areas. The cost of acquiring the Lot 1 Expansion Area and constructing the Building Addition shall not be included in Operating Expenses nor shall Lessee’s financial obligations hereunder increase as a result of
such additions. 
 3. Term. 
 3.1 Term. The Commencement Date, Expiration Date and Term of this Lease are as specified in Paragraph 1.3. 
 3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, all terms of this Lease (other than the obligation to pay Base Rent and Operating
Expenses) shall be in effect during such period, including, without limitation, the obligation to carry the insurance required hereunder, to maintain the Premises and to comply with all Rules and Regulations. 

3.3 Intentionally Omitted. 
 3.4 Lessee Compliance. Lessor shall not be required to tender possession of the Premises to Lessee, or to permit Early Possession, until Lessee complies with its obligation to provide evidence of
insurance in accordance with the provisions of this Lease. Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Commencement Date, including the payment of Rent,
notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent with the Commencement Date, the Commencement Date
shall occur but Lessor may elect to withhold possession until such conditions are satisfied. 
 4. Rent. 

4.1 Rent Defined. All obligations of Lessee to pay money to Lessor under the terms of this Lease are deemed to be rent
(“Rent”). 
 4.2 Operating Expenses Defined. As used herein, the following terms shall have the
following meanings: 
 (a) “Proportionate Share” shall mean the percentage factor determined by dividing the
gross leasable square footage contained in the Premises by the square footage of building space in Lot 1, subject to the following exceptions: (i) Lessee’s Proportionate Share of the Operating Expenses attributable to the common drive
shared by Lot 1 

  
 5. 

 
and Lot 2 shall mean the percentage factor determined by dividing the gross leasable square footage contained in the Premises by the square footage of building space in Lot 1 and Lot 2, and
(ii) Lessee’s Proportionate Share of the Operating Expenses attributable to the fire suppression facility serving Lot 1, Lot 2 and Lot 3 shall be the percentage factor determined by dividing the Gross Leasable Area contained in the
Premises by the building space in Lot 1, Lot 2 and Lot 3. 
 (b) “Operating Expenses” shall mean all costs and
expenses incurred by Lessor with respect to the ownership, maintenance and operation of Lot 1, including the Building and the fire suppression facility serving Lot 1, Lot 2 and Lot 3, and all costs and expenses incurred by Lessor with respect to the
ownership, maintenance and operation of the common drive shared by Lot 1 and Lot 2. Without limitation, Operating Expenses shall include: (i) costs of Lessor which are allocable to the Premises under the terms of any CC&Rs affecting the
Premises; (ii) insurance deductibles and the costs of and/or relating to the insurance maintained by Lessor with respect to the Building (provided however, with respect to any earthquake or flood insurance that Lessor does or may in the future
carry, Lessee’s Proportionate Share of any deductible thereunder shall not exceed $200,000); (iii) all costs paid or incurred by Lessor to maintain, repair or replace any portion of the Premises, the Building or the Common Areas or
facilities; (iv) Real Estate Taxes (as hereinafter defined); (v) electricity, gas, water and other utility charges for the Common Areas; (vi) license permits and inspection fees; (vii) supplies and materials used by Lessor or its
vendors in the operation and management of the Building and Common Areas and facilities; (viii) equipment not treated by Lessor as capital expenditures of the Building and Common Areas and facilities; (ix) personal property taxes on
property used in the operation, maintenance, service and management of the Building and Common Areas and facilities; (x) the cost of Lessor’s property manager, such cost not to exceed 3% of the gross rents of the Building, and
(xi) all other expenses necessary for the operation and management of the Building and Common Areas and facilities, except as otherwise set forth herein. To the extent any such expenditure constitutes a capital expenditure as reasonably
determined by Lessor in accordance with generally acceptable accounting principles, then such capital expenditure shall be amortized (including annualized interest on the unamortized cost at a rate of 8%) over its useful life as reasonably
determined by Lessor in accordance with generally acceptable accounting principles. 
 Notwithstanding the foregoing, Operating
Expenses shall not include the following: (1) interest, principal, points or amortization (except in connection with the financing of items which may be included in Operating Expenses) on any mortgage, deed of trust or any other debt instrument
encumbering the Building or the Project; (2) rent and other payments under any ground lease of the Project; (3) any costs for which Lessor has received reimbursement or contribution from any insurance carrier, condemning authority,
contractor warranty or third party in response to any claim made by Lessor; (4) Lessor’s general corporate overhead costs; (5) all costs relating to activities for the marketing, solicitation, negotiation and execution of new leases
of space in the Building or Project (or renewal of existing leases), including without limitation, costs of advertising, promotional materials, leasing commissions, legal fees, allowances, rental abatement and tenant improvements; (6) capital
reserves; (7) expenses that relate to preparation of rental space for a lessee or for services separately billed to, rendered to or for the benefit of other lessees but not made available to or for the benefit of Lessee; (8) legal expenses
relating to other lessees; (9) costs of repairing, maintaining or replacing the Building’s roof structure and membrane, foundation and structural components; (10) salaries of executive officers of Lessor; 

  
 6. 

 
(11) depreciation; (12) any fines, interest, penalties or costs of compliance incurred by Lessor (and attorneys’ fees relating thereto) as a result of Lessor’s violation of any
Applicable Requirements or due to the breach of this Lease or any other lease in the Building or Project by Lessor; (13) the cost to remediate, remove or otherwise comply with Applicable Regulations relating to Hazardous Substances, to the
extent Hazardous Substances were present upon, in or about the Premises, Building or Project prior to the Start Date or Hazardous Substances were brought onto the Premises, Building or Project after the Start Date by Lessor or its agents, employees
or invitees in violation of Applicable Requirements; (14) overhead profit increments paid to Lessor’s subsidiaries or affiliates for management or other services on or to the Premises, Building or Project or for supplies or other materials
to the extent that the cost of the services, supplies or materials materially exceeds the cost that would have been paid had the services, supplies or materials been provided by unaffiliated parties on a competitive basis; (15) salaries,
compensation and fringe benefits of ownership and management personnel to the extent that such persons (A) are above the grade of Building or Project manager or (B) provide services to properties other than the Building, except to the
extent equitably prorated as among the Project and other projects for which services of such personnel apply; (16) costs of selling the Building or Project; (17) charitable or political contributions or fees paid to trade associations; and
(18) costs for sculpture, paintings or other objects of art (and insurance thereon or extraordinary security in connection therewith). 
 (c) “Controllable Operating Expenses” shall mean all Operating Expenses other than utilities, snow removal, Real Estate Taxes and insurance. 

(d) “Real Estate Taxes” shall mean all real property and personal property taxes, charges, and assessments which are
levied or assessed upon or imposed by any governmental authority during the term of this Lease, or with respect to each fiscal year falling in whole or in part during the term of this Lease with respect to Lot 1 or any part thereof, including the
land, buildings and any improvements, fixtures and equipment and all other property of Lessor, real or personal, comprising Lot 1 and used in connection with the operation thereof. As used herein, the term “Real Estate Taxes” shall
include, without limitation, any form of assessment, license fee, license tax, business license fee, business license tax, commercial rent tax, levy, charge, penalty, tax or similar imposition, imposed by any authority having the direct power to
tax, including any city, county, state or federal government, or any school, agricultural, lighting, drainage or other improvement or special assessment district thereof, including, but not limited to, the following: (i) any tax on
Lessor’s right to rental or other income from Lot 1 or as against Lessor’s business of leasing the space in Lot 1; (ii) any assessment, tax, fee, levy or charge in substitution, partially or totally, or any assessment, tax, fee, levy
or charge previously included within the definition of Real Estate Taxes; (iii) any assessment, tax, fee, levy, or charge allocable to or measured by the area of Lot 1 or the rental payable hereunder, including, without limitation, any gross
income tax or excise tax levied by the state, city or federal government, or any political subdivision thereof, with respect to the receipt of such rental, or upon or with respect to the possession, leasing, operating, management, maintenance,
alteration, repair, use or occupancy by Lessee of Lot 1, or any portion thereof; and (iv) any assessment, tax, fee, levy or charge, upon this transaction or any document to which Lessee is a party, creating or transferring an interest or an
estate in Lot 1. Without limiting the foregoing, the term “Real Estate Taxes” shall include any taxes paid by Lessor to any taxing authority pursuant to any lease by which Lessor holds possession of any part of the land comprising Lot 1.
If the tax statement from the 

  
 7. 

 
taxing authority does not allocate assessments with respect to the Project and assessments relating to any other improvements located upon the land, Lessor shall make a reasonable determination
of the proper allocation of such assessment bases, to the extent possible, upon records of the assessor. 
 Real Estate Taxes
also shall include the expense of contesting, in good faith, the amount or validity of any such taxes, charges or assessments, such expense to be applicable to the period of the item contested. Real Estate Taxes shall not, however, include income,
franchise, capital stock, transfer, estate, gift, succession or inheritance taxes unless such taxes are in lieu of real estate taxes, assessments, rental, occupancy and other like excise taxes. For purposes of this Lease, Real Estate Taxes for any
calendar year shall be those taxes the last timely payment date for which occurs within such calendar year. In case of special taxes or assessments payable in installments, only the amount of the installment(s) the last timely payment date for which
occurs on or after the first day and on or before the last day of such calendar year shall be included in Real Estate Taxes for that calendar year. 
 Lessor shall retain the sole right to participate in any proceedings to establish or contest, in good faith, the amount of Real Estate Taxes. If a complaint against valuation, protest of tax rates or
other action increases or decreases the Real Estate Taxes for any calendar year, resulting in an increase or decrease in rent hereunder, the Real Estate Taxes for the affected calendar year shall be recalculated accordingly and the resulting
increased rent plus the expenses incurred in connection with such contest, or decreased rent, less the expenses incurred in connection with such contest, shall be paid simultaneously with or applied as a credit against, as the case may be, the rent
next becoming due. 
 4.3 Payment of Proportionate Share of Operating Expenses. Lessee shall pay to Lessor, as additional
Rental, Lessee’s Proportionate Share of the Operating Expenses; provided, however, that, beginning with the second full calendar year of the Lease term and continuing in each of the subsequent calendar years of the term, the amount of
Lessee’s Proportionate Share of the Controllable Operating Expenses shall not be more than five percent (5%) greater than Lessee’s Proportionate Share of the Controllable Operating Expenses in the immediately preceding calendar year.
If this Lease commences on a date other than January 1 or expires or terminates on a date other than December 31, the annual Operating Expenses shall be prorated by multiplying one-twelfth (1/12) of the annual Operating Expenses by
the number of full or partial months between the Commencement Date and December 31 of the year of commencement or between January 1 of the year of expiration or termination and the Expiration Date or date of termination, as the case may
be. To provide for current payments of Operating Expenses, Lessee shall pay Lessee’s Proportionate Share of the Operating Expenses, as estimated by Lessor from time to time, in twelve (12) monthly installments, commencing on the first day
of the month following the month in which Lessor notifies Lessee of the amount of its estimated Proportionate Share. Lessor shall, on or before the beginning of each calendar year, estimate the amount of Operating Expenses for the upcoming calendar
year and, within one hundred twenty (120) days after the end of each calendar year, reconcile the estimated expenses paid by Lessee in the preceding year based on actual Operating Expenses for such calendar year paid by Lessor. If Lessee’s
Proportionate Share of the actual Operating Expenses shall be greater than or less than the aggregate of all installments so paid on account to Lessor for such twelve (12) month period, then within thirty (30) days of Lessee’s receipt
of Lessor’s statement of reconciled 

  
 8. 

 
Operating Expenses, Lessee shall pay to Lessor the amount of such underpayment, or Lessor shall credit Lessee for the amount of such overpayment against the next maturing installment(s) of rent,
as the case may be. The obligation of Lessee with respect to the payment of Lessee’s Proportionate Share of the Operating Expenses shall survive the termination of this Lease. Any payment, refund, or credit made pursuant to this Paragraph 4.3
shall be made without prejudice to any right of Lessee to dispute the statement as hereinafter provided, or of Lessor to correct any item(s) as billed pursuant to the provisions hereof. Lessor’s failure to give such statement shall not
constitute a waiver by Lessor of its right to recover rent that is due and payable pursuant to this paragraph. Lessor shall have the right, from time to time, to change to a fiscal year that does correspond to a calendar year, or vice versa. If
Lessor does so, Lessor shall appropriately prorate Operating Expenses for the year in which such change occurs. 
 4.4
Dispute of Operating Expenses. Lessee shall have the right, within ninety (90) days following receipt of a notice of reconciled Operating Expenses (or revised notice thereof), to deliver written notice to Lessor of Lessee’s intent
to challenge such reconciliation, which notice shall set forth in reasonable detail the basis for such challenge. If Lessee does not deliver such written notice within such ninety (90) day period, Lessee shall be deemed to have accepted
Lessor’s reconciliation. If Lessee timely provides such notice, and if the challenge raised by Lessee is not amicably settled between Lessor and Lessee within thirty (30) days after such notice of challenge, Lessee shall have the right,
during the ninety (90) days next following the expiration of such thirty (30) day period, to employ an independent certified public accountant to audit Operating Expenses. Any such audit shall be conducted during normal business hours of
Lessor in a diligent and prompt fashion and in such a manner as to minimize impact on the conduct of Lessor’s business. Provided that Lessor does not dispute the results of such audit (in which case the parties shall proceed to arbitration in
accordance with the provisions of Paragraph 54), any change in the reconciled Operating Expenses required by such accountant’s determination shall be made within thirty (30) days after such determination has been rendered. Lessee
understands that the actual itemization of, and the amount of individual items constituting, Operating Expenses is confidential, and, while Lessor shall keep and make available to such accountant all records in reasonable detail, and shall permit
such accountant to examine and audit such of Lessor’s records as may reasonably be required to verify such reconciled Operating Expenses, at reasonable times during business hours, Lessor shall not be required to (and the accountant and Lessee
shall not be permitted to) disclose to any person, firm or corporation, other than its legal and financial advisors, any such details. The expenses involved in such audit shall be borne by Lessee, unless the results of such audit determine that
Lessor overstated Lessee’s Proportionate Share of the Operating Expenses by more than five percent (5%), in which case Lessor shall promptly reimburse Lessee for the reasonable and actual costs of such audit up to a maximum of $5,000.

 4.5 Adjustments to Operating Expenses. If a clerical error occurs or Lessor or Lessor’s accountants discover new
facts, which error or discovery causes Operating Expenses for any period to increase or decrease, upon notice by Lessor to Lessee of the adjusted additional Operating Expenses for such calendar year, which notice must be given within one
(1) year after Lessor delivers its original statement of reconciled Operating Expenses for such calendar year, the adjusted additional Operating Expenses shall apply and any deficiency or overpayment of Lessee’s Proportionate Share of the
Operating Expenses, as the case may be, shall be paid by Lessee or taken as a credit by Lessee according to the provisions set forth above. This provision shall survive the termination of the Lease. 

  
 9. 

 4.6 Other Charges. All costs, expenses and other sums that Lessee assumes or agrees
to pay to Lessor pursuant to this Lease shall be deemed Rent and, in the event of nonpayment thereof, Lessor shall have all the rights and remedies herein provided for in case of nonpayment of Base Rent. 

4.7 Payment. Lessee shall cause payment of Base Rent and other rent or charges, as the same may be adjusted from time to time, to
be received by Lessor in lawful money of the United States, without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due. Base Rent and other Rent or charges for any period during the term
hereof which is for less than one (1) full calendar month shall be prorated based upon the actual number of days of said month. Payment of Base Rent and other Rent or charges shall be made to Lessor at its address stated herein or to such other
persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessor’s rights to the balance of such Base Rent and other Rent or charges,
regardless of Lessor’s endorsement or notation on any check so stating. 
 4.8 Rent Control. If the amount of Rent
or any other payment due under this Lease violates the terms of any governmental restrictions on such Rent or payment, then the Rent or payment due during the period of such restrictions shall be the maximum amount allowable under those
restrictions. Upon termination of the restrictions, Lessor shall, to the extent it is legally permitted, recover from Lessee the difference between the amounts received during the period of the restrictions and the amounts Lessor would have received
had there been no restrictions. 
 5. Intentionally Omitted. 

6. Use. 

6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, and for no other purpose. Lessee shall not use or
permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs owners and/or occupants of, or causes damage to neighboring properties. 

6.2 Hazardous Substances. 
 (a) Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal,
transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises,
(ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substances shall include,
but not be limited to, PCB’s, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof. Lessee shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous
Substances without the express 

  
 10.

 
prior written consent of Lessor, which consent may be given or withheld in Lessor’s sole discretion, and timely compliance (at Lessee’s expense) with all Applicable Requirements.
“Reportable Use” shall mean (i) the installation or use of any above ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or
with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements
requires that a notice be given to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials, in reasonable quantities, which are reasonably required to
be used in the normal course of the Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or
damage or expose Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or
the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or
increasing the Security Deposit. 
 (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that
a Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report,
notice, claim or other documentation which it has concerning the presence of such Hazardous Substance. 
 (c) Lessee
Remediation. Lessee shall not cause or knowingly permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s sole
cost and expense, take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or
neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party agent, representative
or contractor of Lessee. 
 (d) Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents,
employees and lenders, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous
Substance brought onto the Premises during the term of this Lease by or for Lessee, or any third party agent, representative or contractor of Lessee (provided, however, that Lessee shall have no liability under this Lease with respect to underground
migration of any Hazardous Substance under the Premises from adjacent properties which Lessee did not contribute to or exacerbate). Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person,
property or the environment created or suffered by Lessee, and the cost of investigation, removal, remediation, restoration and/or abatement thereof, and shall survive the expiration or termination of this Lease. No termination, cancellation or
release agreement entered into by Lessor and Lessee shall 

  
 11.

 
release Lessee from its obligations under this Lease with respect to Hazardous Substances, unless Lessor specifically agrees thereto in writing at the time of such agreement and such agreement
specifically identifies this paragraph of the Lease. 
 (e) Investigations and Remediations. Lessor shall retain the
responsibility and pay for any investigations or remediation measures required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Commencement Date, unless such remediation
measure is required as a result of Lessee’s use (including “Alterations”, as defined below) of the Premises, in which event Lessee shall be responsible for such payment if any violation is found. Lessee shall cooperate fully in
any such activities at the request of Lessor, including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities. To
Lessor’s actual knowledge, Lessor has delivered to Lessee a complete copy of the report of any third party that has investigated the potential presence of Hazardous Substances on the Premises at the request of Lessor. 

(f) Lessor’s Responsibilities. Lessor warrants and represents to Lessee that, to Lessor’s actual knowledge, the
Premises are free from Hazardous Substances. Lessor shall indemnify and hold Lessee harmless from and against any liability (but not consequential damages) arising from the presence of Hazardous Substances in or around the Premises caused by other
than Lessee or its agents, employees, guests, invitees or sublessees. 
 6.3 Lessee’s Compliance with Applicable
Requirements. With the exception of compliance of the Premises upon completion of Tenant Improvements in accordance with the provisions of Exhibit B with the requirements of the Americans with Disabilities Act as it may be amended from
time to time (“ADA”), which compliance shall be the responsibility of Lessor, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all applicable laws, covenants or
restrictions of record, regulations and ordinances applicable to the Premises (“Applicable Requirements”), including, without limitation, any requirements of the ADA subsequently imposed as a result of any changes to the Premises
made by Lessee, whether with or without Lessor consent, and also including the requirements of any applicable fire insurance underwriter or rating bureau and the recommendations of Lessor’s engineers and/or consultants which relate in any
manner to the Lessee’s use of Premises, without regard to whether said requirements are now in effect or become effective after the Commencement Date. Lessee shall indemnify and hold Lessor harmless from Lessee’s failure to comply with
this Paragraph 6.3, including without limitation, any failure by Lessee to comply with its ADA obligations. Lessee shall, within ten (10) days after receipt of Lessor’s written request, provide Lessor with copies of all permits and other
documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified by Lessor, and shall immediately upon receipt by Lessee, notify Lessor in writing (and immediately provide to Lessor copies of any
documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any Applicable Requirements. Notwithstanding the foregoing, in no
event shall Lessee be required to make structural alterations or changes to the Premises or Building unless and to the extent necessitated by Lessee’s Alterations or by the specific use of the Premises or nature of the goods being stored in the
Premises by Lessee (as opposed to the mere use of the Premises for warehousing and distribution of goods generally). 

  
 12.

 6.4 Inspection; Compliance. Lessor, it consultants, and any ground lessor, mortgagee
and/or beneficiary of a deed of trust (each, a “Lender”) under a ground lease, mortgage, deed of trust, or other hypothecation or security device recorded against the Project or any part thereof (collectively, “Security
Device”) shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times upon reasonable prior telephonic notice, for the purpose of inspecting the condition of the Premises and for
verifying compliance by Lessee with this Lease. The reasonable cost of any such inspections shall be paid by Lessee if any violation is found to exist and be the responsibility of Lessee hereunder. 

7. Maintenance and Repair 
 7.1 Lessee’s Obligations. Except as set forth in subsection (b), below, Lessee shall, at Lessee’s sole expense, keep the non-structural portions of the Premises, and every part thereof,
in good order, condition and repair, including, but not limited to, all equipment or facilities, such as plumbing, heating, ventilating, air-conditioning, electrical, lighting facilities, (but only to the extent such facilities serve only the
Premises and are not part of the common portion of shared facilities), fixtures, interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass and skylights. Notwithstanding the foregoing, Lessee shall not be
obligated to effect repairs to the Premises that are made necessary by reason of structural defects in the Building, and Lessor shall be responsible for such repairs. Lessee, in keeping the Premises in good order, condition and repair, shall
exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required below. Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep
the Premises, and each portion thereof, and all improvements thereon, in good order, condition and state of repair. Without limiting the foregoing, Lessee’s maintenance obligations shall be subject to each of the following: 

(a) Service Contracts. Lessee shall, at Lessee’s sole expense, procure and maintain contracts, in form and substance
reasonably satisfactory to Lessor, with copies to Lessor, for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on and exclusively serving the Premises:
(i) HVAC equipment, (ii) boiler, and pressure vessels, (iii) clarifiers, and (iv) any other equipment, if reasonably required by Lessor; provided, however, that Lessor reserves the right, upon notice to Lessee, to procure and
maintain any or all of such service contracts, and, if Lessor so elects, Lessee shall reimburse Lessor, promptly upon demand, for the cost thereof. 
 (b) Qualifications to Lessee’s Maintenance Obligations. In the event that (i) the HVAC system(s) or a major component of the HVAC system(s) or any major operating system need to be
replaced for reasons other than Lessee’s negligence, and the cost exceeds $2,000 for any single such replacement, or (ii) Lessee is required to make a repair or replacement that constitutes a capital expenditure, then, subject to the
reimbursement obligation of Lessee in the next sentence, Lessee shall have the right to elect to have Lessor effect the repair or replacement at Lessor’s initial cost; provided that, for HVAC replacements, Lessee shall be responsible for the
first $2,000 of such cost. Lessor shall amortize the cost of any repair or 

  
 13.

 
replacement made in accordance with the immediately preceding sentence over the useful life of the component repaired or replaced at a reasonable interest rate, all as reasonably determined by
Lessor in accordance with generally accepted accounting principles, and Lessee shall, in addition to Lessee’s Proportionate Share of Operating Expenses, pay each month to Lessor during the term of this Lease, as the same may be extended, the
monthly amount of such amortization. Lessor shall maintain all subgrade sewer and plumbing lines and the fire life safety equipment serving the Premises, and the cost of such maintenance shall be included in Operating Expenses. 

(c) Lessor’s Election. If Lessee fails to perform Lessee’s maintenance and repair obligations set forth in this Lease,
Lessor may at its option (but shall not be required to) enter upon the Premises after ten (10) days prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on
Lessee’s behalf and put the same in good order, condition and repair, and the cost thereof, together with interest at the Lease Rate (as defined below) shall become due and payable as additional Rent to Lessor, together with Lessee’s next
installment of Base Rent. Lessee shall indemnify, defend and hold Lessor, its employees, partners, directors, officers, representatives, agents and affiliates harmless from any and all claims of any kind or nature arising from or related to the
foregoing. 
 7.2 Lessor’s Obligations. Subject to the foregoing, Lessor shall keep and maintain in good and
tenantable condition and repair all the roof (including structural elements and coverings), bearing walls and foundations of the Building, Building systems, including HVAC, electrical, plumbing and the fire protection (but only those portions
thereof that are shared, and not including portions located in and exclusively serving the Premises), and the Common Areas; provided, however, that Lessor shall not be required to make repairs necessitated by reason of the negligence or willful
misconduct of Lessee, its servants, agents, employees or contractors, or anyone claiming under Lessee, or by reason of the failure of Lessee to perform or observe any conditions or agreements contained in this Lease, or caused by alterations,
additions or improvements made by Lessee or anyone claiming under Lessee. Notwithstanding anything to the contrary contained in this Lease, Lessor shall not be liable to Lessee for failure to make repairs as herein specifically required of it unless
Lessee has previously notified Lessor, in writing, of the need for such repairs and Lessor has failed to commence and complete said repairs within such period of time following receipt of Lessee’s written notification as is reasonable under the
circumstances. Lessor shall have no liability to Lessee nor shall Lessee’s obligations under this Lease be reduced or abated in any manner whatsoever by reason of any inconvenience, annoyance, interruption or injury to business arising from
Lessor’s making any repairs or changes which Lessor is required or permitted by this Lease or by any other lessee’s lease or required by law to make in or to any portion of the Project, Building or Premises unless arising from the gross
negligence or willful misconduct of Lessor. It is the intention of the Parties that the terms of this Lease govern the respective obligations of the Parties as to maintenance and repair of the Premises, and they expressly waive the benefit of any
statute now or hereafter in effect to the extent it is inconsistent with the terms of this Lease, including any statute now or hereafter in effect which would otherwise afford Lessee the right to make repairs at Lessor’s expense or to terminate
this Lease because of Lessor’s failure to keep the Premises in good order, condition and repair. 

  
 14.

 8. Utility Installations; Trade Fixtures; Alterations. 

8.1 Definitions; Consent Required. The term “Utility Installations” refers to all floor and window coverings, air
lines, power panels, electrical distribution, security and fire protection systems, communication systems, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term “Trade Fixtures” shall mean
Lessee’s machinery and equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility Installations or Trade Fixtures,
whether by addition or deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to the provisions set forth
below. Lessee shall not make any Alterations or Utility Installations to the Premises without Lessor’s prior written consent; provided that, Lessee may, however, make Alterations, which do not affect the structural components of the Building or
building systems, to the interior of the Premises (excluding the roof or ceiling) without such consent but upon written prior notice to Lessor, so long as the Utility Installations are not visible from the outside, do not involve puncturing,
relocating or removing the roof or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed $100,000 in the aggregate during the term, or $25,000 in any one year. 

8.2 Consent. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor
shall be presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the
plans and specifications prior to commencement of the work, and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be
performed in a workmanlike manner with good and sufficient materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications for any Alterations or Utility Installations, whether or not Lessor’s consent is
required. For work which costs more than $100,000, Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount equal to one and one-half times the estimated cost of such Alteration or Utility Installation and/or
upon Lessee’s posting additional security for the completion of such Alterations or Utility Installations with Lessor. 

8.3 Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to
or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialmen’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than ten (10) days’ notice
prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If, notwithstanding the foregoing, any liens or encumbrances for any obligation or for work claimed to have
been furnished, done for, obligations incurred for or materials claimed to have been furnished to Lessee or any other party are asserted against the Project, or any portion thereof, such liens will be discharged by Lessee, by bond or otherwise,
within ten (10) days after demand by Lessor, at the cost and expense of Lessee, and Lessee further agrees to defend, indemnify and hold harmless Lessor from and against any such liens or claims or actions thereon, together with costs of suit
and attorneys’ fees incurred by Lessor in connection with any such claims or actions. If Lessee fails to discharge 

  
 15.

 
any such lien within such ten (10) day period, Lessor may, without waiving its rights and remedies based on such breach of Lessee and without releasing Lessee from any of its obligations,
cause such liens to be released by any means it shall deem proper, including payment in satisfaction of the claims giving rise to such liens. Lessee shall reimburse Lessor, within ten (10) days after demand therefor, for any sum paid or
incurred by Lessor to remove such liens. 
 8.4 Ownership; Removal; Surrender; and Restoration. 

(a) Ownership. Subject to Lessor’s right to require removal or elect ownership as hereinafter provided, all Alterations and
Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility
Installations. Unless Lessor requires removal as provided below, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the
Premises. 
 (b) Removal. By delivery to Lessee of written notice from Lessor not later than thirty (30) days prior
to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease; provided, however, that Lessor will not require removal of any such
items that were made with Lessor’s consent unless Lessor conditioned such consent on such removal at the end of the term. Lessor may require the removal at any time of all or any part of any Lessee Owned Alterations or Utility Installations
made without the required consent of Lessor 
 (c) Surrender/Restoration. Lessee shall surrender the Premises on or
before the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear, casualty damage
that is not Lessee’s responsibility to repair and Lessor’s obligations hereunder excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Lessee
shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee Owned Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for
Lessee, and the removal, replacement, or remediation of any soil, material or groundwater contaminated by Lessee. Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises
pursuant to this subparagraph without the express written consent of Lessor shall constitute a holdover under the provisions of this Lease. 
 8.5 Construction Covenants. 
 (a) Lessee acknowledges that labor
disruption during Lessor’s development, construction, ownership and operation of the Project would result in damages to Lessor. Accordingly, Lessee covenants and agrees that all work performed on the Premises, including tenant improvements,
which is covered by or the subject of collective bargaining agreements in effect from time-to-time for carpentry work between employers and the Southwest 

  
 16.

 
Regional Council of Carpenters shall be done in its entirety by general contractors signatory to and abiding by a collective bargaining agreement with the Carpenters Union (each, a
“Carpenter Entity”). Further, Lessee agrees that the foregoing construction covenant will be included in all of Lessee’s contracts and subcontracts relating to construction work at the Premises. In addition, Lessee shall be
responsible for all unpaid fringe benefit contributions of delinquent or bankrupt contractors or subcontractors for the carpentry work on the Premises. 
 (b) At least ten (10) days prior to the commencement of construction of any work to be performed by Lessee, Lessee shall submit to Lessor the names and addresses of all contractors and subcontractors
selected by Lessee to perform such work, and Lessor shall have the right to disapprove the use of any contractor that Lessor believes, in good faith, would result in labor disruption or otherwise interfere with the development, construction and
operation of the Project. Without limiting the foregoing, Lessor shall have the absolute right to disapprove any contractor or subcontractor whom Lessee proposes to use for carpentry work if such contractor or subcontractor is not signatory to and
abiding by a collective bargaining agreement with the Carpenters Union. Upon Lessee’s request, Lessor shall provide Lessee with a copy of the Carpenters Union collective bargaining agreement. 

(c) As used herein, the term “Qualified Non-Carpenter Entity” shall mean any contractor or subcontractor which is not a
Carpenter Entity but which has comparable experience and competence in the performance of the applicable work. Lessor shall pay to Lessee the difference between (i) the amounts paid by Lessee to Carpenter Entities performing carpentry and
millwright work in the Premises, and (ii) the cost that Lessee would have incurred if such work had been performed by Qualified Non-Carpenter Entities (“Increased Labor Cost”). The Increased Labor Cost shall be paid to Lessee
following completion of the applicable work, subject to Lessee’s delivery to Lessor of the lowest bid for performance of the carpentry and millwright work by a Carpenter Entity and the lowest bid from a Qualified Non-Carpenter Entity.

 9. Insurance; Indemnity. 
 9.1 Lessee’s Insurance. From and after the Commencement Date or the date of Early Possession of the Premises, whichever first occurs, and continuing thereafter until the expiration or sooner
termination of the term of the Lease, Lessee shall carry and maintain, at its sole cost and expense, the following types of insurance in the amounts specified and in the form hereinafter provided for: 

(a) Liability Insurance. A Commercial General Liability Policy of Insurance protecting Lessee and Lessor against claims for
bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing single limit
coverage in an amount not less than $1,000,000 per occurrence with an “Additional Insured-Managers or Lessors of Premises Endorsement” and contain the “Amendment of the Pollution Exclusion Endorsement” for damage caused by heat,
smoke or fumes from a hostile fire. The Policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the
performance of Lessee’s indemnity obligations under this 

  
 17.

 
Lease. The limits of said insurance shall not, however, limit the liability of Lessee nor relieve Lessee of any obligation hereunder. In addition, Lessee shall obtain and keep in force excess or
umbrella insurance in the amount of $5,000,000 which shall comply in all respects with requirements set forth herein for insurance. 
 (b) Property Insurance. A policy or policies of property damage insurance covering Lessee’s personal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such
insurance shall be full replacement cost coverage with a reasonable deductible. The proceeds from any such insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility
Installations. Lessee shall provide Lessor with written evidence that such insurance is in force. 
 (c) Comprehensive
Automobile Liability Insurance. Business automobile liability insurance, or equivalent form, with a combined single limit of not less than One Million Dollars ($1,000,000) per occurrence. Such insurance shall include coverage for owned,
non-owned and hired automobiles. If Lessee is not using automobiles in connection with its business, the foregoing coverage will not be required. 
 (d) Business Interruption. Business interruption insurance covering loss of income and extra expense in such amounts as will reimburse Lessee for loss of earnings, income and extra expense for at
least six (6) months attributable to all perils commonly insured against by prudent lessees, or attributable to the inaccessibility of or to the Premises, the Building or the Project as a result of such perils, or otherwise, preferably by the
same insurance carrier that issues Lessee’s property insurance. 
 (e) Worker’s Compensation. Workers’
compensation as required by law, including employer’s liability insurance, with limits of not less than $1,000,000. Such policy shall be in full compliance with all current laws governing Worker’s Compensation. 

(f) Other. Such other form(s) of insurance as Lessee, Lessor, or Lessor’s Lenders may reasonably require from time to time.
Such insurance shall be in such form and amounts, and cover such risks as would be maintained by a prudent lessee of comparable size in a comparable business. 
 9.2 Lessee Policy Requirements. Insurance required herein shall be provided by companies duly licensed or admitted to transact business in the state where the Premises are located, and maintaining
during the policy term a “General Policyholders Rating” of at least A-, VII, or such other rating as may be required by a Lender, as set forth in the most current issue of “Best’s Insurance Guide”. Lessee shall not do or
permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the earlier of the Commencement Date or the date of Early Possession, deliver to Lessor certificates evidencing the existence and amounts of the
required insurance. No such policy shall be cancelable or subject to material modification except after ten (10) business days’ prior written notice to Lessor. As used herein, “material modifications” shall mean changes that, if
implemented, would cause Lessee not to be in compliance with the insurance requirements set forth in this Lease, including reduction in policy limits below the minimum required limits described in Paragraph 9.1. Lessee shall, at least ten
(10) business days prior to the expiration of such policies, furnish Lessor with evidence of 

  
 18.

 
renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor
upon demand. Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. All public liability, property damage and other casualty policies shall be written as primary policies, not
contributing with and not in excess of coverage carried by Lessor, whose insurance shall be considered excess insurance only. If Lessee shall fail to procure and maintain the insurance required to be carried by it, Lessor may, but shall not be
required to, procure and maintain the same, in which case, Lessee shall reimburse Lessor for all costs incurred by Lessor in procuring and maintaining such insurance within thirty (30) days after written notice from Lessor. 

9.3 Lessor’s Insurance. During the term of this Lease, Lessor shall maintain casualty insurance covering the Building and the
Project (excluding Trade Fixtures, Lessee Owned Alterations and Utility Installations). Such insurance shall provide protection against any peril included within the classification “Fire and Extended Coverage.” Lessor shall also maintain
comprehensive public liability and property damage insurance with respect to the use, operation and condition of the Common Areas of the Building and the Project. Such insurance shall be in such amounts and with such deductibles as Lessor considers
appropriate. Lessor may, but shall not be obligated to, obtain and carry any other form or forms of insurance as it or Lessor’s Lenders may determine advisable. The cost of all insurance maintained by Lessor shall be included in Operating
Expenses. Notwithstanding any contribution by Lessee to the cost of insurance premiums as provided in this Lease, Lessee acknowledges that it has no right to receive any proceeds from any insurance policies maintained by Lessor. 

9.4 Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the
other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by
the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee,
as the case may be, so long as the insurance is not invalidated thereby, and to provide evidence thereof. 
 9.5 Indemnity.
Except for Lessor’s negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners, property managers and Lenders, from and
against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises
by Lessee. If any action or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate
with Lessee in such defense. Lessor need not have first paid any such claim in order to be defended or indemnified. Lessee shall pay for any increase in the premiums for Lessor’s property insurance applicable to the Building or the Project if
said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 

  
 19.

 9.6 Exemption of Lessor from Liability. Except for Lessor’s gross negligence or
willful misconduct, Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises,
whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures,
or from any other cause, whether the said injury or damage results from conditions arising upon the Premises or upon other portions of the Building of which the Premises are a part, or from other sources or places. Lessor shall not be liable for any
damages arising from any act or neglect of any other tenant of Lessor. Notwithstanding Lessor’s negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or
profit therefrom. 
 10. Damage and Destruction. 

10.1 Definitions. 
 (a) “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises, other, than Lessee Owned Alterations and Utility Installations, which can reasonably be
repaired in nine (9) months or less from the date of the damage or destruction. Lessor shall notify Lessee in writing within thirty (30) days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

 (b) “Premises Total Destruction” shall mean damage or destruction to the Premises, other than Lessee Owned
Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in nine (9) months or less from the date of the damage or destruction. Lessor shall notify Lessee in writing within thirty (30) days from the
date of the damage or destruction as to whether or not the damage is Partial or Total. 
 (c) “Insured Loss”
shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in this Lease,
irrespective of any deductible amounts or coverage limits involved. 
 (d) “Replacement Cost” shall mean the
cost to repair or rebuild the improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements,
and without deduction for depreciation. 
 (e) “Hazardous Substance Condition” shall mean the occurrence or
discovery of a condition involving the presence of, or a contamination by, a Hazardous Substance as defined in this Lease, in, on, or under the Premises. 
 10.2 Partial Damage - Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, Lessor shall, at Lessor’s expense (subject to receipt of adequate insurance proceeds), repair
such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect. 

  
 20.

 10.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an
Insured Loss occurs, unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible at Lessor’s
expense, in which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination
shall be effective 60 days following the date of such notice. 
 10.4 Total Destruction. Notwithstanding any other
provision hereof, if a Premises Total Destruction occurs, at the election of Lessor or Lessee, this Lease shall terminate thirty (30) days following such Premises total Destruction. If the damage or destruction was caused by the gross
negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, to the extent not covered by insurance required to be carried hereunder. If neither Lessor nor Lessee elects to terminate this
Lease, then the Premises Total Destruction shall be treated as a Premises Partial Damage and the provisions set forth above shall apply. 
 10.5 Damage Near End of Term. If at any time during the last year of this Lease there is damage for which the cost to repair exceeds three (3) months’ Base Rent, whether or not an Insured
Loss, Lessor or Lessee may terminate this Lease effective sixty (60) days following the date of occurrence of such damage by giving written termination notice to Lessee within thirty (30) days after the date of occurrence of such damage.
Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease, then Lessee may preserve this Lease by, (a) exercising such option and (b) providing Lessor with any shortage in insurance proceeds (or
adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is ten days after Lessee’s receipt of Lessor’s written notice purporting to terminate this Lease, or (ii) the day prior to the
date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor shall, at Lessor’s commercially
reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option and provide such funds or assurance during such period, then this Lease shall
terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 
 10.6 Abatement
of Rent; Lessee’s Remedies. 
 (a) Abatement. In the event of Premises Partial Damage or Premises Total
Destruction or a Hazardous Substance Condition for which Lessee is not responsible under this Lease, the Rent thereafter payable by Lessee for the remaining period required for the repair, remediation or restoration of such damage shall be abated in
proportion to the degree to which Lessee’s use of the Premises is impaired. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or
restoration except as provided herein. 
 (b) Remedies. If Lessor shall be obligated to repair or restore the Premises
and does not commence, in a substantial and meaningful way, such repair or restoration within sixty (60) days after such obligation shall accrue, Lessee may, at any time prior to the 

  
 21.

 
commencement of such repair or restoration, give written notice to Lessor and to any Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not
less than sixty (60) days following the giving of such notice. If Lessee gives such notice and such repair or restoration is not commenced within thirty (30) days thereafter, this Lease shall terminate as of the date specified in said
notice. If the repair or restoration is commenced within said thirty (30) days, this Lease shall continue in full force and effect. “Commence” shall mean either the unconditional authorization of the preparation of the required
plans, or the beginning of the actual work on the Premises, whichever first occurs. 
 10.7 Termination-Advance Payments.
Upon termination of this Lease pursuant to the provisions of the damage and destruction provisions of this Lease, an equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor.

 10.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or
destruction of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 
 11. Utilities and Personal Property Taxes. 
 11.1 Utilities. Lessor,
as part of the Tenant Improvements, shall stub and submeter all utilities and services supplied to the Premises, including water, gas, heat, light, power, and telephone, and trash disposal. Lessee shall pay for all utilities and services supplied to
the Premises, as measured by such sub-meters, together with any taxes thereon. If any such services cannot be separately metered to Lessee, Lessee shall pay a reasonable proportion of all charges jointly metered. 

11.2 Personal Property Taxes. Lessee shall pay, prior to delinquency, all taxes assessed against and levied upon Lessee Owned
Alterations, Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee. When possible, Lessee shall cause such property to be assessed and billed separately from the real property of Lessor. If any of
Lessee’s said personal property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within thirty (30) days after receipt of a written statement. 

12. Assignment and Subletting. 
 12.1 Lessor’s Consent Required. 
 (a) Lessee shall not voluntarily or
by operation of law assign, transfer, mortgage or encumber (collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent,
which consent, subject to the provisions of this Paragraph 12, shall not be unreasonably withheld. 
 (b) An assignment or
subletting without consent shall, at Lessor’s option, be a Default curable after notice pursuant to the terms of this Lease, or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such

  
 22.

 
unapproved assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or (ii) upon thirty (30) days written notice, increase the monthly Base
Rent to the fair market rental value or one hundred ten percent (110%) of the Base Rent then in effect, whichever is greater. Further, in the event of such Breach and rental adjustment, all fixed and non-fixed rental adjustments scheduled
during the remainder of the Lease term shall be increased to One Hundred Ten Percent (110%) of the scheduled adjusted rent. 
 (c) Lessee’s remedy for any breach of this Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or declaratory/injunctive relief. 

12.2 Terms and Conditions Applicable to Assignment and Subletting. 

(a) Regardless of Lessor’s consent, any assignment or subletting shall not: (i) be effective without the express written
assumption by such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance of any
other obligations to be performed by Lessee. 
 (b) Lessor may accept Rent or performance of Lessee’s obligations from any
person other than Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to
exercise its remedies for Lessee’s Default or Breach. 
 (c) Lessor’s consent to any assignment or subletting shall
not constitute a consent to any subsequent assignment or subletting. 
 (d) In the event of any Default or Breach by Lessee,
Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any
other person or entity responsible therefor to Lessor, or any security held by Lessor. 
 (e) Each request for consent to an
assignment or subletting shall be in writing, accompanied by information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited
to the intended use and/or required modification of the Premises, if any, together with an administrative fee to Lessor of $2,000. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably
requested. 
 (f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering
into such sublease, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such
obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing. 

  
 23.

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

(a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may
collect such Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. Lessor shall not, by reason of the
foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby
irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under
the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 

(b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such
sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 
 (c) Any matter requiring the consent of
the sublessor under a sublease shall also require the consent of Lessor. 
 (d) No sublessee shall further assign or sublet all
or any part of the Premises without Lessor’s prior written consent. 
 12.4 Intentionally Omitted. 

12.5 Standards for Consent to Assignment or Subletting. Once Lessor has received the fee referred to in Paragraph 12.2(e) and such
information as Lessor may reasonably request regarding the proposed assignee or subtenant, Lessor shall undertake to review Lessee’s request for consent to assign or sublease. In determining whether to give its consent to such assignment or
subletting, Lessor shall consider all commercially reasonable factors, including, but not limited to, the following: 
 (a) The
financial responsibility of the proposed assignee or sublessee; 
 (b) The nature of the occupancy and of the business to be
conducted on the Premises and its suitability for the Premises, Building and/or the Project; and 
 (c) The need for and nature
of any indicated alteration of the Premises by the proposed assignee or sublessee. 

  
 24.

 Without limiting any other reasonable basis for withholding of consent, it shall be reasonable for Lessor to
withhold consent to a proposed assignment or subletting if either the proposed assignee or sublessee, and/or any person or entity which directly or indirectly, controls, is controlled by, or is under common control with, such proposed assignee or
sublessee is a tenant in the Project at the time of the request for consent, or if the proposed assignee or sublessee is a person with whom Lessor has, within the four (4) months prior to the request for consent, actively negotiated for a lease
of space in the Project. 
 12.6 Permitted Transfer. Notwithstanding any contrary provision of the Lease, if Lessee is
not in default, and provided the same is being done in good faith and not as a subterfuge in order to avoid Lessor’s rights of approval, Lessee may, without Lessor’s consent, assign this Lease to (i) an Affiliate of Lessee,
(ii) a successor to Lessee by merger, reincorporation, reorganization or consolidation, or (iii) a successor to Lessee by purchase of all or substantially all of Lessee’s assets or capital stock (a “Permitted Transfer”). As
used herein, “Affiliate” means, with respect to any party, a person or entity that controls, is under common control with, or is controlled by such party. In addition, a sale or transfer of all or substantially all of the memberships,
interests or stock of Lessee shall be deemed a Permitted Transfer if (x) such sale or transfer occurs in connection with any bona fide financing or capitalization for the benefit of Lessee, or (y) Lessee is, or in connection with the
proposed transfer becomes, a publicly traded entity. Lessor shall have no right to terminate this Lease in connection with, and shall have no right to any sums or other economic consideration resulting from, any Permitted Transfer. 

13. Default; Breach; Remedies. 
 13.1 Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms, covenants, conditions or rules under this Lease. A
“Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period: 

(a) The abandonment of the Premises; or the vacating of the Premises without apparent intent to return and without providing a
reasonable level of security, or which results in the coverage of the property insurance described in Paragraph 8.3 being jeopardized as a result thereof, or without providing reasonable security to minimize potential vandalism. 

(b) The failure of Lessee to make any payment of Rent (or to restore the Security Deposit) when due, where such failure continues for a
period of three (3) business days following written notice to Lessee (which notice requirement may be satisfied by delivery of a statutory notice to pay or quit); 
 (c) The failure to provide reasonable evidence of insurance or surety bond, or to fulfill any other obligation under this Lease which endangers or threatens life or property, where such failure continues
for a period of three (3) business days following written notice to Lessee. 
 (d) The failure by Lessee to provide
(i) reasonable written evidence of compliance with Applicable Requirements, (ii) the service contracts, (iii) the rescission of an 

  
 25.

 
unauthorized assignment or subletting, (iv) a Tenancy Statement, (v) a requested subordination, (vi) evidence concerning any guaranty and/or Guarantor, (vii) any document
requested under Paragraph 42 (easements), or (viii) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a period of ten (10) business days
following written notice to Lessee. 
 (e) A Default by Lessee as to the terms, covenants, conditions or provisions of this
Lease, or of the Rules and Regulations, other than those described in subparagraphs (a), (b) or (c), above, where such Default continues for a period of thirty (30) days after written notice; provided, however, that if the nature of
Lessee’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 if Lessee commences such cure within said thirty (30) day period and thereafter diligently
prosecutes such cure to completion. 
 (f) The occurrence of any of the following events: (i) the making of any general
arrangement or assignment for the benefit of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed
within sixty (60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to
Lessee within thirty (30) days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not
discharged within thirty (30) days; provided, however, in the event that any provision of this subparagraph is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining
provisions. 
 (g) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was knowingly and
materially false. 
 (h) If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of
a Guarantor, (ii) the termination of a Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing,
(iv) a Guarantor’s refusal to honor the guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within sixty (60) days following written notice of any such event,
to provide written alternative assurance or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this
Lease. 
 13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within any applicable
notice or grace period (or in case of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or
governmental licenses, permits or approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee immediately upon receipt of an invoice therefor. If any check given to Lessor by Lessee shall not be honored by
the bank upon which it is drawn, Lessor, at its option, may require all future payments to be made by Lessee to be by cashier’s 

  
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check. In the event of a Breach, Lessor may, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such
Breach: 
 (a) Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall
terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award
of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award
of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for
all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering
possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and leasing commissions. As used in provisions (i) and (ii) of the immediately preceding
sentence, the “worth at the time of award” is computed by allowing interest at the Lease Rate (as defined below). 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 at the time of award plus one percent (1%). Efforts by Lessor to mitigate damages caused by Lessee’s Breach of this Lease shall not waive
Lessor’s right to recover damages under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are
recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under this Lease was not previously given, a notice to pay rent or quit, or to perform or quit given to
Lessee under the unlawful detainer statute shall also constitute the notice required by this Lease. In such case, the applicable grace period required by this Lease and the unlawful detainer statute shall run concurrently, and the failure of Lessee
to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute. 

(b) Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or
assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a termination of the Lessee’s right to possession.

 Pursue any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are located,
including, without limitation, the right to restrain by injunction the violation or attempted violation of any of the covenants, agreements or conditions of this Lease. The expiration or termination of this Lease and/or the termination of
Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 

  
 27.

 13.3 Inducement Recapture. Any agreement for free or abated rent or other charges,
for any option to extend the term of this Lease, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which concessions are hereinafter
referred to as “Inducement Provisions,” shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease by Lessee, any such
Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any Rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such an Inducement
Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of Rent or the cure of the Breach which initiated the operation of this paragraph shall not be
deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 
 13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely
difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within five
(5) days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a one-time late charge equal to five percent (5%) of each such overdue amount. The parties hereby agree that such late
charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such
overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for three (3) consecutive installments of Base Rent, then
notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quarterly in advance. In the event any check tendered by Lessee is returned by Lessor’s bank for any reason, it will
be considered late and will be subject to all late charges plus a Twenty Dollar ($20.00) fee. After two such occasions in any twelve (12) month period, Lessor will have the right to receive further payments of Rent by a cashier’s check or
money order. 
 13.5 Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by
Lessor, when due as to scheduled payments (such as Base Rent) or within thirty (30) days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled payments, or the thirty-first
(31st) day after it was due as to non-scheduled payments, at the rate per annum (the “Lease Rate”) equal to a rate of interest equal to the prime rate as announced from time to time by Bank of America, N.A., plus three percent
(3%), but in no event more than the maximum rate allowed by law. Interest is payable in addition to the late charge provided in the immediately preceding paragraph. 
 13.6 Breach by Lessor. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform an obligation required to be performed by Lessor. For purposes of
this Paragraph, a reasonable time shall in no event be less than thirty (30) days after receipt by Lessor, and any Lender whose name and address shall have been 

  
 28.

 
furnished Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s
obligation is such that more than thirty (30) days are reasonably required for its performance, then Lessor shall not be in breach if performance is commenced within such thirty (30) day period and thereafter diligently pursued to
completion. Each Lender shall also have a reasonable period of time within which, at such Lender’s option, to remedy the breach. 
 14. Condemnation. 
 14.1 Permanent Taking. If the Premises or any
portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning
authority takes title or possession, whichever first occurs. If more than ten percent (10%) of the Premises, or more than twenty-five percent (25%) of the land area portion of the Project not occupied by the Building, is taken by
Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within ten (10) business days after Lessor shall have given Lessee written notice of such taking (or in the absence of such notice, within ten (10) business days
after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not timely terminate this Lease in accordance with the foregoing, this Lease shall remain
in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation. 

14.2 Condemnation Award. Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as
compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee may apply for a separate award for Lessee’s relocation expenses or loss of Trade Fixtures, without
regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation,
provided that Lessor shall not be obligated to incur cost in connection with the same in excess of the amount of any proceeds actually received by Lessor. 
 14.3 Temporary Taking. In the event of a taking of the Premises or any part thereof for temporary use, (i) this Lease shall be and remain unaffected thereby and Rent shall not abate, and
(ii) Lessee shall be entitled to receive for itself such portion(s) of any award made for such use for the period of the taking which is within the Term, provided that if such taking shall remain in force at the expiration or earlier
termination of this Lease, Lessee shall then pay to Lessor a sum equal to the reasonable cost of performing Lessee’s obligations under this Lease with respect to surrender of the Premises, and upon such payment Lessee shall be excused from such
obligations. For purposes of the foregoing, a temporary taking shall be defined as a taking for a period of one hundred eighty (180) days or less. 
 15. Brokers. 
 15.1 Representations and Indemnities. Lessee and
Lessor each represent and warrant to the other that it has had no dealings with any person, firm, broker or finder (other than 

  
 29.

 
the Brokers) in connection with this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith. Lessee and Lessor do each
hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings or actions of the
indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto. 
 15.2
Brokers’ Commissions. Lessor’s Broker and Lessee’s Broker shall be compensated in connection with this Lease in accordance with separate written agreements between Lessor and each such Broker. 

16. Estoppel Certificates. 
 (a) Each Party (as “Responding Party”) shall within ten (10) business days after written notice from the other Party (the “Requesting Party”) execute, acknowledge
and deliver to the Requesting Party a statement in writing in form of a commercially reasonable “Estoppel Certificate” form, plus such additional information, confirmation and/or statements as may be reasonably requested by the
Requesting Party, or Lessor’s Lender, if any. 
 (b) If the Responding Party shall fail to execute or deliver the Estoppel
Certificate within such ten business day period, the Requesting Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party,
(ii) there are no uncured defaults in the Requesting Party’s performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance. Prospective purchasers and encumbrancers may rely
upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from denying the truth of the facts contained in said Certificate. 
 (c) If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver to any potential lender or purchaser designated by Lessor such financial
statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the past three (3) years. All such financial statements shall be received by Lessor and such lender or
purchaser in confidence and shall be used only for the purposes herein set forth. 
 17. Definition Of Lessor. The term
“Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In the event of a transfer of
Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor. Upon such transfer or assignment and delivery of the Security
Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or covenants in this
Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. 
 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. 

  
 30.

 19. Days. Unless otherwise specifically indicated to the contrary, the word
“days” as used in this Lease shall mean and refer to calendar days. 
 20. Limitation On Liability. In
consideration of the benefits accruing hereunder, Lessee on behalf of itself and all successors and assigns of Lessee, covenants and agrees that, notwithstanding anything to the contrary and notwithstanding any applicable law to the contrary:

 (a) the liability of Lessor under this Lease (including any liability for any actual or alleged failure, breach or default
by Lessor under this Lease and/or negligence of Lessor hereunder) and any recourse against Lessor shall be limited solely to Lessor’s interest in the Project (and not any other assets of Lessor); and 

(b) the obligations of Lessor under this Lease do not constitute personal obligations of the members, partners or subpartners of Lessor,
or any of the managers, directors, officers or shareholders of Lessor or Lessor’s members, partners or subpartners, and Lessee shall not seek recourse against any such person or against any of their personal assets for satisfaction of any
liability with respect to this Lease. 
 21. Time Of Essence. Time is of the essence with respect to the performance of
all obligations to be performed or observed by the Parties under this Lease. 
 22. No Prior or Other Agreements. 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. 

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 courier) or may be sent by regular, certified or
registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this paragraph. The addresses noted adjacent to a Party’s
signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice, except that upon Lessee’s taking possession of the Premises,
the Premises shall constitute Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate in writing. 

23.2 Date of Notice. Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the date
of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given 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 guarantee next day delivery shall be deemed given twenty-four (24) hours after delivery of the same to the Postal Service or courier. Notices transmitted by
facsimile transmission or similar means shall be deemed delivered upon telephone confirmation of receipt, provided a copy is also delivered via delivery or mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed
received on the next business day. 

  
 31.

 24. Waivers. No waiver by Lessor of the Default or Breach of any term, covenant or
condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof. Lessor’s consent to, or
approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of
this Lease requiring such consent. The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of monies or damages due Lessor, notwithstanding any qualifying
statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment.

 25. Recording. No recordation of any memorandum of this Lease, or “short form” of this Lease, shall be
permitted without the prior written consent of Lessor, which shall be withheld or given in Lessor’s sole discretion. The Party requesting recordation shall be responsible for payment of any fees applicable thereto. 

26. Holdover. Provided that Lessee is not in default under the terms of this Lease beyond applicable notice and grace periods,
Lessee shall have the right to remain in the Premises at the expiration of the term of the Lease for a period up to six (6) months on the terms and conditions set forth herein, provided that the Base Rent payable during such period shall be one
hundred twenty-five percent (125%) of the Base Rent applicable during the month immediately preceding the expiration of the Lease term. Lessee shall, within such six (6) month period, have the right to shorten the period by delivering
written notice to Lessor not less than thirty (30) days prior to the date on which Lessee elects to have such period end, in which case Lessee shall vacate the Premises and return possession of the same to Lessor as though that date were the
Expiration Date with no further right to hold over. Except as set forth in the immediately preceding two sentences, Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. In
the event that Lessee holds over, then, without limiting Lessor’s rights and remedies, the Base Rent shall be increased to one hundred fifty percent (150%) of the Base Rent applicable during the month immediately preceding the expiration
or termination, and Lessee shall indemnify and hold harmless Lessor against any loss arising out of such holding over. Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee. 

27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative
with all other remedies at law or in equity. 
 28. Covenants and Conditions; Construction of Agreement. All provisions
of this Lease to be observed or performed by Lessee are both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the parties only and shall not be considered a part of this Lease. Whenever required
by the context, the singular shall include the plural and vice versa. This Lease shall not be construed as if prepared by one of the parties, but rather according to its fair meaning as a whole, as if both parties had prepared it. 

  
 32.

 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 of Nevada. Any litigation between the Parties hereto concerning this Lease shall be initiated in Storey County, Nevada, and the Parties hereby expressly
consent to the foregoing jurisdiction. 
 30. Subordination; Attornment; Non-Disturbance. 

30.1 Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any Security Device, now or
hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions thereof. Lessee agrees that each Lender shall have no liability or obligation to perform any of the
obligations of Lessor under this Lease. Any Lender may elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be
deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof. 
 30.2
Attornment. Subject to the non-disturbance provisions of the immediately following paragraph, Lessee agrees to attorn to a Lender or any other party who acquires ownership of the Premises by reason of a foreclosure of a Security Device, and
that in the event of such foreclosure, such new owner shall not: (i) be liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (ii) be subject to any offsets or defenses
which Lessee might have against any prior lessor, or (iii) be bound by prepayment of more than one (1) month’s rent. 
 30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s attornment shall be subject to receiving from the Lender a
non-disturbance agreement in such Lender’s standard from (a “Non-Disturbance Agreement”) which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and this Lease, including any options to extend
the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within thirty (30) days after the execution of this Lease, Lessor shall request a Non-Disturbance
Agreement from the holder of any pre-existing Security Device which is secured by the Premises. 
 30.4 Self-Executing.
The agreements contained in this paragraph shall be effective without the execution of any further documents; provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the
Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any subordination, attornment and/or Non-Disturbance Agreement provided for herein. 

31. Attorneys’ Fees. If any Party brings an action or proceeding involving the Premises to enforce the terms hereof or to
declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit,
whether or not such action or proceeding is pursued to decision or judgment. The term, 

  
 33.

 
“Prevailing Party” shall include, without limitation, a Party 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 of its claim or defense. The attorneys’ fees award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably
incurred. In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently
commenced in connection with such Default or resulting Breach. 
 32. Lessor’s Access; Showing Premises; Repairs.
Lessor and Lessor’s agents shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times for the purpose of showing the same to prospective purchasers, lenders, or lessees, and making
such alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary. All such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the Premises any ordinary “For
Sale” signs and Lessor may during the last twelve (12) months of the term hereof place on the Premises any ordinary “For Lease” signs. 
 33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s prior written consent. Lessor shall not be obligated to exercise any standard
of reasonableness in determining whether to permit an auction. 
 34. Signs. Lessee shall not place any sign upon the
Premises without Lessor’s prior written consent. All signs must comply with all Applicable Requirements. Lessor shall have the right to remove any signs or other matter installed without Lessor’s consent and/or violating Applicable
Requirements, without being liable to Lessee by reason of such removal, and to charge the cost of removal to Lessee as additional rent hereunder, payable within ten (10) days of written demand by Lessor. 

35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease
by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any
one or all existing subtenancies. Lessor’s failure within ten (10) days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such
event constitute the termination of such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this
Lease the consent of a Party is required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’,
attorneys’, engineers’ and other consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or
use of a Hazardous Substance, shall be paid by Lessee within ten (10) days after receipt of an invoice. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of
this Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by 

  
 34.

 
Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s consent shall not preclude the imposition by Lessor at the time of consent of such
further or other conditions as are then reasonable with reference to the particular matter for which consent is being given. In the event that either Party disagrees with any determination made by the other hereunder and reasonably requests the
reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within ten (10) business days following such request. 
 37. Intentionally Omitted. 
 38. Quiet Possession. Subject to
payment by Lessee of the Rent and performance of all of the covenants, conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the
term hereof. 
 39. Further Assurances. The parties agree to promptly sign all documents reasonably requested to give
effect to the provisions of this Lease. 
 40. Security Measures. Lessee hereby acknowledges that the rental payable to
Lessor hereunder does not include the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and
invitees and their property from the acts of third parties. 
 41. Reservations. Lessor reserves to itself the right,
from time to time, to grant, without the consent or joinder of Lessee, such easements (including reciprocal easements affecting the Premises and other buildings within the Project), rights and dedications that Lessor deems necessary, and to cause
the recordation of parcel maps and restrictions, so long as such easements, rights, dedications, maps and restrictions do not increase Lessee’s financial obligations hereunder and do not unreasonably interfere with the use of the Premises by
Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate any such easement rights, dedication, map or restrictions, and to abide by the terms of any such restrictions and/or agreements. 

42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to
the other under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall
survive the right on the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover
such sum or so much thereof as it was not legally required to pay. 
 43. Authority. If either Party hereto is a
corporation, trust, limited liability company, partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf.
Each party shall, within thirty (30) days after request, deliver to the other party satisfactory evidence of such authority. 

  
 35.

 44. Conflict. Any conflict between the printed provisions of this Lease and the
typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 
 45. Offer.
Preparation of this Lease by either Party or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto.

 46. Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the
modification. As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of
normal financing or refinancing of the Premises. 
 47. Multiple Parties. If more than one person or entity is named
herein as either Lessor or Lessee, such multiple Parties shall have joint and several responsibility to comply with the terms of this Lease. 
 48. ERISA. It is a condition precedent to Lessor’s obligations under this Lease that Lessee execute and deliver to Lessor an ERISA Certification substantially in the form of Exhibit E
attached hereto and incorporated herein by reference. 
 49. Unavoidable Delays. If the performance of Lessor of any act
required herein, including, without limitation, the design, planning, permitting, construction and completion of the Tenant Improvements, is prevented or delayed by reason of strikes, lockouts, labor disputes, governmental delays, acts of God, fire,
floods, epidemics, freight embargoes, unavailability of materials and supplies, development moratoriums imposed by any governmental authority, or other causes beyond the reasonable control of Lessor, Lessor shall be excused from performing that
obligation for the period equal to the period of prevention or delay. 
 50. Financial Information. Upon reasonable
request, Lessee shall furnish Lessor with true and complete copies of (i) Lessee’s most recent audited annual financial statements, (ii) Lessee’s most recent unaudited quarterly financial statements, and (iii) any other
financial information or summaries that Lessee typically provides to its lenders or shareholders 
 51. Captions, Articles
and Paragraph Numbers. The captions appearing in the body of this Lease have been inserted as a matter of convenience and for reference only and in no way define, limit or enlarge the scope or meaning of this Lease. All references to paragraph
numbers refer to paragraphs in this Lease. 
 52. Counterparts. This Lease may be executed in multiple counterparts, all
of which shall constitute one and the same Lease. 
 53. Interpretation. Neither Party, nor its attorney, shall be deemed
the drafter of this Lease for purposes of interpreting or construing any of the provisions of this Lease in any 

  
 36.

 
judicial proceeding which may hereafter arise between the Parties or their respective assigns or successors-in-interest. This Lease shall be interpreted in accordance with the fair meaning
thereof, and not strictly for or against any Party hereto. Lessee acknowledges that it has read this Lease in its entirety and has had the opportunity to freely negotiate any or all of the terms hereof before executing the same. 

54. Arbitration. In any case where this Lease expressly provides for submission of a dispute or matter to arbitration (but not
otherwise), the same shall be settled by arbitration in Las Vegas, Nevada, before one arbitrator in accordance with the procedural rules of the American Arbitration Association (or any successor thereto) then in effect. The decision of the
arbitrator shall be final, conclusive and binding on the parties, but the powers of the arbitrator are hereby expressly limited to the determination of factual issues, and the arbitrator shall have no power to reform, supplement or modify this
Lease. The arbitrator shall make only required findings of fact incident to an arbitrable dispute, which findings shall be set forth in reasonable detail in a written decision by the arbitrator. Lessor and Lessee shall share equally in the cost and
expenses of such arbitration, and each shall separately pay its own attorneys’ fees and expenses, unless the arbitrator finds that one of the parties did not act in good faith in connection with the dispute or the conduct of the arbitration
proceeding, in which case the arbitrator may award all or part of said costs, expenses and fees to the other Party. 
 55.
Options to Extend. 
 55.1 Grant of Initial Option. Lessor hereby grants to Lessee an option (the “Initial
Option”) to extend the Term of this Lease for an additional term of five (5) years (the “Initial Option Term”), with all terms, covenants and conditions of this Lease unmodified and in full force and effect except for
Minimum Monthly Rent, which shall be as set forth below. In order to exercise the Initial Option, Lessee must give Lessor written notice of its intention to do so (“Initial Option Notice”) on or before February 28, 2014. In the
Initial Option Notice, Lessee shall have the right to specify an amount of square footage up to a total of 241,808 square feet that Lessee will lease in the event that, in response to the Initial Option Notice, Lessor opts to construct the Building
Addition (or portion thereof) and relocate a portion of the Premises thereto in accordance with the provisions of Section 55.2. 
 55.2 Lessor’s Election re Initial Option. Within ten (10) business days following the later of (a) receipt of the Initial Option Notice or (b) December 31, 2013, Lessor
shall, in its sole and absolute discretion, either (i) elect to have Lessee remain in the Premises for the entire Initial Option Term, or (ii) elect to cause the Building Addition to be constructed in the Lot 1 Expansion Area containing
square footage equal to at least the greater of 146,640 square feet or the higher amount specified in Lessee’s Initial Option Notice, if any, and to cause Lessee to relocate from the most northerly 146,640 square feet of the Initial Premises
into the Building Addition (or, if Lessor has constructed more than the amount of space to which Lessee is to be relocated, into the most northerly portion of the Building Addition). In the event Lessor makes the election in subpart (ii), above,
Lessee shall, within thirty (30) days following notice from Lessor of such election, certify to Lessor that Lessee has a minimum net worth (the “Required Minimum Net Worth”) equal to $10,000,000. Such certification shall be
made either by delivery of Lessee’s December 31, 2012 audited financial statement showing satisfaction of the Required Minimum Net Worth or by delivery of a current financial statement prepared in

  
 37.

 
accordance with generally accepted accounting standards and certified as true and correct by an officer of Lessee showing satisfaction of the Required Minimum Net Worth; provided that, if Lessee
has specified in Lessee’s Initial Option Notice more that 146,640 square feet, the Required Minimum Net Worth shall be $15,000,000. If Lessor has made the election in subpart (ii), above, and Lessee does not timely deliver the foregoing
certification to Lessor, Lessee’s Initial Option Notice shall be deemed withdrawn and of no further force or effect. If Lessor has not made the election in subpart (ii), above, and has instead elected to have Lessee remain in the Premises for
the entire Initial Option Term, Lessee shall have no obligation to satisfy any Required Minimum Net Worth or to provide certification regarding the same. 
 55.3 First Option Term Rent For Original Premises. During the First Option Term, the Minimum Monthly Rent shall be as follows: 

(a) If Lessor makes the election in subpart (i) of Section 55.2 to have Lessee remain in the Premises for the entire Initial
Option Term, Minimum Monthly Rent shall be as set forth below. 
  

					
	 Lease Months
	  	Monthly Base
Rent/square
feet of gross
leasable area	 
	 Jan 2015 – Oct 2015
	  	$	0.2875	  
	 Nov 2015 – Oct 2016
	  	$	0.30	  
	 Nov 2016 – Oct 2017
	  	$	0.31	  
	 Nov 2017 – Oct 2018
	  	$	0.318	  
	 Nov 2018 – Oct 2019
	  	$	0.3257	  
	 Nov 2019 – Dec 2019
	  	$	0.3338	  

 (b) If Lessor makes the election in subpart (ii) of Section 55.2 to cause the Building
Addition to be constructed and to relocate a portion of the Premises to the Building Addition, the Minimum Monthly Rent for the portion of the Premises located within the Initial Premises and the Expansion Premises (i.e., not located within the
Building Addition), shall be as set forth in subsection (a), above. Until the relocation to the Building Addition, such rent shall also apply to the portion of the Premises from which Lessee is to be relocated until such time as the relocation has
occurred. The Minimum Monthly Rent for the portion of the Premises located in the Building Addition, shall, on a per square foot basis, initially be the sum of $0.295 multiplied by a fraction, the numerator of which shall be the Index (as defined
below) in effect on January 1, 2015 and the denominator of which shall be the Index in effect on January 1, 2012, but in no event shall such initial rent be less than $0.295 per square foot of gross leasable area. On January 1, 2016,
and on each subsequent anniversary of the commencement of the First Option Term, the Minimum Monthly Rent shall be increased by 2.5%. As used herein, “Index” shall mean the Consumer Price Index for All Urban Consumers (Los
Angeles/Orange County/Riverside Area: Base 1982-84 = 100), as published by the United States Department of Labor. In the event that the Index is no longer published, Landlord shall select another index that reasonably approximates the changes
measured by the Index. 
 55.4 Moving Costs and Improvements in Connection with Relocation. If Lessor makes the election
in subpart (ii) of Section 55.2 to cause the Building Addition to be constructed and to relocate a portion of the Premises to the Building Addition, Lessor shall, prior to such relocation, at Lessor’s sole cost and expense, make the
following improvements to the portion of the Premises to be located within the Building Addition: 
 (a) Provide an additional
and separate 2,500 square feet of office space and at least 4 male and 4 female restrooms at the south entrance to the portion of the Premises located in the Building Addition. 

  
 38.

 (b) A minimum of twelve (12) dock high doors with mechanical in-pit levelers, seals,
and powered dock locks. The location of the outfitted docks shall be identified by the Tenant 
 (c) Number the interior and
exterior loading doors in sequential order. 
 Further, Lessor shall reimburse Lessee for the reasonable out-of-pocket costs
incurred by Lessee in connection with such relocation, including transfer of racking systems and personal property, up to a maximum amount of four hundred thousand dollars ($400,000). In addition, but only in the event Lessor has elected, pursuant
to Section 55.2, to construct the Building Addition or portion thereof and relocate Lessee, Lessor shall reimburse Lessee for additional improvements made to the Premises by Lessee up to a maximum reimbursement of seventy five thousand dollars
($75,000). Such improvements shall be made by Lessee in accordance with the provisions of Section 8 of this Lease. In order to obtain any portion of the foregoing reimbursement, Lessee shall submit to Lessor, not later than the date twelve
(12) months following relocation of Lessee to the Building Addition pursuant to Section 55.2, an application or applications for payment accompanied by reasonable evidence of the expenditure and incorporation of work into the Premises and
waiver of lien claims associated therewith. 
 55.5 Grant of Second Option. Provided that Lessee has exercised the First
Option (and such exercise has not been deemed withdrawn by virtue of Lessee’s failure to provide evidence to Lessor of its satisfaction of the Net Worth Requirement), Lessor hereby grants to Lessee a second option (the “Second
Option”) to extend the Term of this Lease for an additional term of five (5) years (the “Second Option Term”), with all terms, covenants and conditions of this Lease unmodified and in full force and effect except for
Minimum Monthly Rent, which shall calculated in accordance with Sections 55.6 and 55.7, below. In order to exercise the Second Option, Lessee must give Lessor written notice of its intention to do so (“Second Option Notice”) on or
before July 1, 2019. 
 55.6 Second Option Term Rent. The Base Rent payable during the Second Option Term shall be
equal to ninety-five percent (95%) of the then prevailing fair market rental value of the Premises as determined herein. Lessor shall initially determine fair market rental value by using commercially reasonable good faith judgment. As used
herein, “fair market rental value” shall mean the projected prevailing rental rate as of the first day of the Second Option Term for renewal and extension leases for similar premises situated in the Project. Lessor shall provide
written notice of such amount within thirty (30) days after receipt of the Second Option Notice. Lessee shall have fifteen (15) days (“Lessee’s Review Period”) after receipt of Lessor’s notice of the fair market
rental value within which to accept such fair market rental value or to reasonably object thereto in writing. In the event Lessee objects to the fair market rental value submitted by Lessor, Lessor and Lessee shall attempt in good faith to agree

  
 39.

 
upon such fair market rental value, using their best good faith efforts. If Lessor and Lessee fail to reach agreement on such fair market rental value within fifteen (15) days following
Lessee’s Review Period (the “Outside Agreement Date”), then each party’s determination shall be submitted to arbitration in accordance with the next paragraph. 

55.7 Arbitration. 
 (a) Lessor and Lessee shall each appoint one arbitrator who shall by profession be a real estate broker who shall have been active over the five (5) year period ending on the date of such appointment
in the leasing of industrial and warehouse properties in the Reno/Sparks, Nevada area. The determination of the arbitrators shall be limited solely to the issue of whether Lessor’s or Lessee’s submitted fair market rental value for the
Premises is closer to the actual fair market rental value for the Premises as determined by the arbitrators, taking into account the requirements of this paragraph regarding same. Each such arbitrator shall be appointed within fifteen (15) days
after the Outside Agreement Date. 
 (b) The two arbitrators so appointed shall within fifteen (15) days of the date of
the appointment of the last appointed arbitrator agree upon and appoint a third arbitrator who shall be qualified under the same criteria set forth hereinabove for qualification of the initial two arbitrators. 

(c) The three arbitrators shall within fifteen (15) days of the appointment of the third arbitrator reach a decision as to whether
the parties shall use Lessor’s or Lessee’s submitted fair market rental value, and shall notify Lessor and Lessee thereof. Such decision shall be based upon the factors described in this paragraph. 

(d) The decision of the majority of the three arbitrators shall be binding upon Lessor and Lessee. 

(e) If either Lessor or Lessee fails to appoint an arbitrator within the time period specified hereinabove, the arbitrator appointed by
one of them shall reach a decision, notify Lessor and Lessee thereof, and such arbitrator’s decision shall be binding upon Lessor and Lessee. 
 (f) If the two arbitrators fail to agree upon and appoint a third arbitrator, both arbitrators shall be dismissed and the matter to be decided shall be forthwith submitted to arbitration under the
provisions of the American Arbitration Association. 
 (g) The cost of arbitration shall be paid by Lessor and Lessee equally.

 (h) If, for any reason, the fair market rental value has not yet been determined by the date on which the Second Option Term
commences, Lessee shall continue to pay the Base Rent in effect immediately prior to the Second Option Term until such time as there shall have been a determination pursuant to the foregoing arbitration provisions, and once the arbitrator(s)
determine the fair market value, any overpayment or underpayment shall be reconciled within thirty (30) days. 

  
 40.

 55.8 Effect of Failure by Lessee to Give Notice. As used in this section,
“Option” shall refer to both the Initial Option and the Second Option, and “Option Notice” shall refer to the Initial Option Notice and the Second Option Notice. Should Lessee fail to give a timely and effective
Option Notice, Lessee shall be deemed to have elected not to exercise the applicable Option, and this Lease shall expire in accordance with its terms. Time is of the essence with respect to the requirement that Lessee give an Option Notice, and
Lessee’s failure to timely exercise do so shall constitute a material, irredeemable and incurable failure to satisfy a condition precedent to the vesting of such right, and Lessee hereby expressly waives any right to claim relief from
forfeiture, or any other equitable relief, from the consequences of an untimely exercise of its right to extend the term of this Lease. Lessor shall have no obligation to notify Lessee in advance of the impending deadline for the exercise of an
Option. Notwithstanding anything to the contrary set forth above, Lessee shall not have the right to exercise an Option during the time commencing from the date Lessor gives Lessee a written notice that Lessee is in default under any material
provision of this Lease and continuing until the default described in said notice is cured. The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to exercise the Option
prior to satisfaction of the foregoing conditions precedent. 
 56. Intentionally Omitted. 

57. Right of First Refusal. Subject and subordinate to the existing right of first refusal of the occupant of the premises to the
north of the Premises (currently, Toys “R” Us), which Toys “R” Us shall not have with respect to the Building Addition, Lessee shall have the following continuing right of first refusal: In the event that, during the Term of this
Lease, Lessor receives a written offer to lease any other portions of the Building (which offer must contain the material terms of the proposed lease) that Lessor is inclined to accept, Lessor shall first deliver to Lessee written notice of such
offer setting forth the terms of the same which shall include a copy of the written offer (“Right of Refusal Notice”). By way of clarification, the offer that triggers the Right of Refusal Notice shall be acceptable to Lessor with
respect to all material economic terms and would form the basis of a lease to be fully negotiated between the parties. Lessee shall have a period of ten (10) business days following receipt of the Right of Refusal Notice within which to notify
Lessor of its election to lease the space subject to such Right of Refusal Notice on the terms contained in such notice (subject to the caveat in the next sentence), silence being deemed Lessee’s election not to lease such space. If the Right
of Refusal Notice is delivered within the first eighteen (18) months of the Lease Term and Lessee timely elects to lease the space that is the subject of the Right of Refusal Notice, the Base Rent and Term applicable to such space shall be the
same Base Rent and Term for the balance of this Lease. (By way of clarification, if the first month of the lease for the space that is the subject of the Right of First Refusal is the same month as the thirteenth Lease Month under this Lease, Lessee
shall pay Base Rent for such space at the rate of $0.26 per square foot of gross leasable area and the term of the lease for such space shall be fifty four (54) months, notwithstanding any different terms in the Right of Refusal Notice.) If
Lessee elects not to or does not timely elect to lease the space that is the subject of the Right of Refusal Notice, Lessor shall thereafter have the right to lease such space to the third party that presented the offer to Lessor on terms and
condition not materially more favorable to the lessee than those set forth in the original offer without the necessity for providing any further Right of Refusal Notice. If Lessor fails to consummate such leasing transaction within six
(6) months following the Right of Refusal 

  
 41.

 
Notice, or if the economic terms thereof change in a manner that is materially more favorable to the lessee, or if the space becomes available later again after such initial leasing, then
Lessee’s right of first refusal granted herein shall be renewed as to such space. As used herein, the term “materially more favorable” shall include a reduction of rent if the same is more than ten percent (10%) of the original
proposed rent. If Lessee timely elects to lease the space that is the subject of the Right of Refusal Notice, Lessor and Lessee shall execute a lease prepared by Lessor containing the terms described in the Right of Refusal Notice and otherwise
conforming to the terms of this Lease (absent this right of first refusal, the right of early termination, any option to extend, or any obligation on the part of Lessor to perform work in the subject space unless and only to the extent any of the
same are specified in Lessor’s Right of Refusal Notice.) 
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND
PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE
THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 

  
 42.

 The parties hereto have executed this Lease as of the date first set forth above. 

 

					
	Lessor:
	
	 EAGLE CPT, LLC,
 a
Nevada limited liability company

		
	By:	 	Strategic Property Advisers, Inc.,
		 	a California Corporation
	Its:	 	Asset Manager
			
		 	By:	 	 /s/ Peter G. Aylward

		 		 	Peter G. Aylward
		 		 	President

  

			
	Address for notices:
	
	c/o Strategic Property Advisers, Inc.
	3250 Vista Diego Road
	Jamul, California 91935
	Attention: Peter Aylward
	
	Lessee:
	
	Zulily, Inc., a Delaware corporation
		
	By:	 	  

	Name:	 	  

	Its:	 	  

 

			
	Address for notices:
	
	Zulily, Inc.
	2200 1st Avenue South, Suite 400
	Seattle, WA 98134
	Attention:	 	  

  
 43.

 The parties hereto have executed this Lease as of the date first set forth above. 

 

					
	Lessor:
	
	 EAGLE CPT, LLC,
 a
Nevada limited liability company

		
	By:	 	Strategic Property Advisers, Inc.,
		 	a California Corporation
	Its:	 	Asset Manager
			
		 	By:	 	  

		 		 	Peter G. Aylward
		 		 	President

  

			
	Address for notices:
	
	c/o Strategic Property Advisers, Inc.
	3250 Vista Diego Road
	Jamul, California 91935
	Attention: Peter Aylward
		
	Lessee:	 	
	
	Zulily, Inc., a Delaware corporation
		
	By:	 	 /s/ Mike Potter

	Name:	 	 Mike Potter

	Its:	 	 COO

 

			
	Address for notices:
	
	Zulily, Inc.
	2200 1st Avenue South, Suite 400
	Seattle, WA 98134
	Attention:	 	 Kristin Smith

  
 44.

 EXHIBIT A 

[SITE PLAN] 
  

 
  

  
 EXHIBIT A

 1. 

 

 

 EXHIBIT B 

TENANT IMPROVEMENT CONSTRUCTION AGREEMENT 
 Lessor shall construct the following improvements (“Tenant Improvements”) in the Premises in accordance with this Tenant Improvement Construction Agreement (“Improvement
Agreement”). 
 Initial Premises. Within the Initial Premises: 

1. Office Space: Lessor shall construct (i) 2,500 square feet of office space containing three (3) private offices, an open
bullpen space for cubicles, a break room with sink, counter and cupboards, a small mail/copy/printer room, a conference room, and men’s and women’s office restrooms, and (ii) a Receiving Office, truckers waiting area with one
restroom, large break room (suitable for 50-75 people) with sink and accommodations for a refrigerator, vending machines, water cooler, etc., and a small IT office with a lockable door and HVAC, and additional warehouse restrooms to accommodate
approximately 150 employees, all pursuant to the space plan attached to this Improvement Agreement as Schedule 1 (the “Plan”). 
 2. Warehouse Restrooms: Lessor shall construct and men’s and women’s warehouse restrooms in the locations shown on the Plan. 

3. Emergency Lighting: Lessor will ensure that the existing T-5 fixtures shall be at the appropriate ratio to comply with applicable
building and fire codes. 
 4. Loading Docks/Loading Dock Doors: Lessor shall update six (6) of the existing dock doors (to
be designated by Lessee prior to execution of this Lease) with mechanical in-pit levelers, seals, and powered dock locks, will number the interior and exterior of the loading doors in sequential order, will ensure that all loading doors are
operating properly and warrant the operation of these doors for the initial twelve (12) months of the lease term, excluding negligence by Lessee, and will ensure that all dock seals are in acceptable condition and/or replaced. 

5. Warehouse Floor: Lessor shall wash the warehouse floor and deliver the floor level and free of obstructions (previous rack anchors) or
pits. 
 6. Separate Meters: Lessor shall install separate meters for all utilities and services serving the Premises.

 Expansion Premises. Within the Expansion Premises: 

1. Loading Docks/Loading Dock Doors. Lessor shall install/update a minimum of six (6) dock high doors with mechanical in-pit
levelers, seals, and powered dock locks. The location of the six (6) outfitted docks shall be identified by Lessee, but must be selected from the existing leveler locations. Lessor shall number the interior and exterior loading doors in
sequential order. 

  
 EXHIBIT B

 1. 

 2. Office Space. Lessor shall expand the new office area to include additional restrooms, a
breakroom and additional offices to be located within the existing open office areas pursuant to the Plan. 
 In addition to the
foregoing work, Lessor shall make such additional discretionary improvements (the “Discretionary Improvements”) as Lessee may reasonably designate up to a total cost of fifty thousand dollars ($50,000). One of such Discretionary
Improvements shall be a server room (with HVAC) for Lessee’s IT equipment. In order to effect any other such additional work, Lessee shall notify Lessor of the Discretionary Improvements not later than six (6) months after the Commencement
Date. Lessor shall not be obligated to perform any Discretionary Improvements costing in excess of $25,000 unless Lessee has first deposited with Lessor the additional cost therefore. As used herein, Substantial Completion of the Tenant Improvements
shall not include completion of the Discretionary Improvements. However, Lessor shall use reasonably good faith efforts to cause the Discretionary Improvements to be completed concurrently with the Tenant Improvements and shall, in any event,
construct the Discretionary Improvements in a diligent manner. If such Discretionary Improvements are to be made after the Commencement Date, then Lessee shall provide Lessor reasonable access to the Premises to complete such work. 

The Tenant Improvements shall be constructed at Lessor’s sole cost and expense (and not as an Operating Expense) by a general
contractor selected by Lessor (“Contractor”). All improvements constructed by Lessor or its Contractor shall be constructed in accordance with the Plans and all Applicable Requirements. Such improvements shall be diligently pursued
to completion, subject to force majeure and Lessee Delays (as defined below), shall be completed in a good and workmanlike manner, and shall be lien free on completion. Lessor shall have no obligation to contribute or advance any funds, or undertake
any work or improvements except as provided expressly herein, and Lessee shall bear all other costs for all work, improvements, furniture, fixtures, and equipment not specified herein. 

As used in this Lease, Lessor shall be deemed to have achieved “Substantial Completion” of the Tenant Improvements at
such time as (i) Lessor can deliver possession to the Premises in a manner commercially useable by Lessee, with all improvements in place, subject only to “punch list” items, i.e., items to completed, added, or modified but which do
not unreasonably interfere with Lessee’s use and enjoyment of the Premises (which punch list items shall be completed within thirty (30) days of Substantial Completion), and (ii) Lessee is legally permitted to use the Premises as
evidenced by a certificate of occupancy issued by the County, an equivalent document issued by or on behalf of the County, or the certification to that effect by the Architect. 

As used herein, “Lessee Delay” shall mean (a) Lessee’s failure to timely perform any of its obligations
pursuant to this Improvement Agreement or the Lease; (b) Lessee’s changes to the Plan after Lessor’s and Lessee’s final approval thereof; or (c) any other act or failure to act by Lessee to the extent (and only to the
extent) that any such delay actually causes a delay in Lessor substantially completing the Tenant Improvements. 
 If the Term
of the Lease has not already commenced pursuant to the provisions of the Lease and Substantial Completion of the Tenant Improvements has been delayed on account of 

  
 EXHIBIT B

 2. 

 
Lessee Delays, then promptly following actual Substantial Completion of the Tenant Improvements, Lessor shall notify Lessee, in writing, of the date Substantial Completion of the Tenant
Improvements would have occurred but for such Lessee Delays, and the first business day following such date shall thereafter be deemed to be the Commencement Date for all purposes under the Lease. 

Upon Substantial Completion of the Tenant Improvements, Lessor and Lessee shall jointly prepare and initial a punch list of items
remaining to be completed pursuant to the plans and specifications on the final Plan approved by Lessor and Lessee. When prepared and initialed by Lessor and Lessee, such punch list shall be referred to herein as the “Punch List,”
provided, however, that if Lessee fails to cooperate with Lessor in the completion thereof or, alternatively, refuses to initial the same within five (5) business days following Lessor’s written demand, such a punch list prepared by Lessor
shall be deemed to constitute the Punch List. Lessor shall cause the Contractor to pursue completion of the items contained in the Punch List. 
 Lessor acknowledges that Lessee intends to move forward on an accelerated schedule that may result in Lessee commencing conduct of business from the Premises (for other than the uses for which Early
Occupancy is granted pursuant to Paragraph 1.4) prior to Substantial Completion of the Tenant Improvements. Lessor shall use reasonable efforts to accommodate Lessee’s accelerated schedule, which efforts shall include making available to Lessee
access to restrooms within the Premises and/or vacant portions of the Building or other temporary restroom facilities. Without limiting its other obligations under this Lease, Lessee shall be responsible for compliance with all Applicable
Requirements bearing on its occupancy and use of the Premises and such temporary facilities. 

  
 EXHIBIT B

 3. 

 

 

  
 

 

  
 

 

 EXHIBIT C 

RULES AND REGULATIONS 
 WEST AMERICA COMMERCE CENTER 
 1. Lessee shall comply with all requirements
necessary for the security of the Project. Lessor reserves the right to deny entrance to the Project or have any person removed from the Project in any case where the conduct of such person involves a hazard or nuisance to any Lessee of the Project
or to the public or in the event of fire or other emergency, riot, civil commotion, or similar disturbance involving risk to the Project, Lessees, or the general public. Anything to the foregoing notwithstanding, Lessor shall have no duty to provide
security protection for the Project at any time or to monitor access thereto. 
 2. Lessor shall not be responsible for, and
Lessee hereby indemnifies and holds Lessor harmless from any liability in connection with the loss, theft, misappropriation, or other disappearance of furniture, furnishings, fixtures, machinery, equipment, money, jewelry, or other items of personal
property from the Premises. Lessee assumes any and all responsibility for protecting its Premises from theft and robbery. 
 3.
Lessor reserves the right to exclude or expel from the Project any person who, in the reasonable judgment of Lessor, is intoxicated or under the influence of liquor or drugs or who shall in any manner act in violation of the rules and regulations of
the Project. 
 4. Lessee shall not disturb Lessor, the other occupants of the Project or others having business in the Project,
by the use of any musical or sound producing instruments, or by making unseemly noises, odors or vibrations; provided, however, Lessee may install a “paging system” inside the Premises so long as it cannot be heard outside of the Premises.

 5. Lessee shall not obstruct or interfere with the rights of Lessor, other Lessees of the Project or of persons having
business in the Project or in any way injure or annoy such Lessees or persons. 
 6. Lessee shall not bring any dogs or other
animals into the Project. 
 7. No cooking shall be done or permitted by Lessee in the Premises beyond the use of a microwave
oven or other small appliances. 
 8. Parking in unmarked areas, blocking of walkways, loading areas, entrances, or alleyways
shall not be permitted. Should such a situation exist, Lessor, at its option, shall have the right to tow such vehicle away at the owner’s expense. Lessee will from time to time, upon request of Lessor, supply Lessor with a list of license
plate numbers or vehicles owned or operated by its employees and agent. 
 9. There shall be no automobile parking in the truck
courtyard areas, unless all other available automobile parking stalls are filled. 

  
 EXHIBIT C

 1. 

 10. Lessee is not allowed to lease to another company or entity any designated or in-common
parking afforded to the Lessee per the lease. 
 11. Overnight truck parking is permitted only in dock area directly adjacent to
Lessee’s premises and dock doors. However, Lessee shall not have the right to place trucks or trailers in the dock areas on a permanent or semi-permanent basis for storage, it being understood that the dock areas are for temporary parking of
trucks for normal loading and unloading and for overnight parking of local delivery trucks used in the ordinary course of Lessee’s business. 
 12. Canvassing, soliciting, and peddling in the Project is prohibited, and Lessee shall cooperate to prevent the same. Lessee shall notify the Manager promptly of any unauthorized person who is soliciting
from or causing annoyance to Lessees, their employees, guests, or invitees. 
 13. The sidewalks, entries, passages, courtyards,
and loading / unloading areas shall not be obstructed or used for purposes other than ingress or egress by Lessee, Lessee’s employees, agents, or invitees. 
 14. Lessee shall not throw anything out of the doors of the Premises. Lessee shall not deposit any trash, refuse, cigarettes, or other substances of any kind within or out of the Project except in refuse
containers provided therefore. Lessee shall not place in any refuse container any material which cannot be disposed of in the ordinary and customary manner of trash / refuse disposal. All refuse containers must be located entirely within the
Premises or in the trash enclosures provided by Lessor. 
 15. Lessee shall not use landscaped areas for any activities, storage
or passageways without Lessor prior written authorization. 
 16. Lessee shall not use the Premises for lodging, sleeping, or
for any illegal purpose that will damage the Premises, or the reputation thereof, or for any purposes other than those specified in Lessee’s Lease. 
 17. Lessee shall not commit any act or permit anything in or about the Project which shall or might subject Lessor to any liability or responsibility for injury to any person or property by reason of any
business or operation being carried on, in or about the Project or for any other reason subject to the terms of this Lease. 

18. Lessee may not install or use in the premises any air conditioning unit, engine, boiler, generator, machinery, heating unit, stove,
water cooler, ventilator, radiator, or any other similar apparatus without the express prior written consent of Lessor. 
 19.
No signs, awnings, showcases, advertising devices, or other projections or obstructions shall be attached to the outside walls of the Premises or attached or placed upon any common areas without the express prior written consent of Lessor. No
blinds, drapes, or other window coverings shall be installed in the Premises without the express prior written consent of Lessor. No sign, picture, advertisement, window display, or other public display or notice shall be inscribed, exhibited,
painted, or affixed by Lessee upon or within any part of the Premises in such a fashion as to be seen from the outside of the Premises of the Project without the express 

  
 EXHIBIT C

 2. 

 
prior written consent of Lessor. In the event of the violation of any of the foregoing by Lessee, Lessor may, within five (5) days of written notice to Lessee, remove the articles
constituting the violation without any liability unless a loss other than said removal arises from Lessor’s willful or negligent acts or omissions, and Lessee shall reimburse Lessor for the reasonable expenses incurred in such removal upon
demand and upon submission of applicable bills as Additional Rent under this Lease. 
 20. Lessee shall not use the name of the
Project or the name of Lessor in its business name, trademarks, signs, advertisements, descriptive material, letterhead, insignia, or any other similar item. 
 21. Lessor shall have the right, exercisable with reasonable notice and without liability to Lessee, to change the name and the street address of the Project. 

22. The directory of the Project (if any) will be provided exclusively for the display of the name and location of the Lessees only, and
Lessor reserves the right to exclude any other names therefrom. 
 23. No Lessee and no employees or invitees of any Lessee
shall go upon the roof of the building(s) in the Project except for the purpose of installing or maintaining permitted equipment. The roofs are not part of the Premises, and may not be used by Lessee for any other purpose. 

24. Lessee shall not overload the floor of the Premises and shall not deface the building(s). 

25. Lessor will have reasonable approval over where and how telephone wires are to be introduced. No boring or cutting for or stringing
of wires will be allowed without the consent of Lessor. 
 26. No Lessee shall lay linoleum, tile, carpet or other similar floor
coverings so that the same shall be affixed to the floor of the Premises in any manner except as approved by the Lessor. The expense of repairing any damage resulting from a violation of this rule or removal of any floor covering shall be borne by
the Lessee by whom, or by whose contractors, employees or invitees, the floor covering shall have been laid. 
 27. Employees of
Lessor shall not be requested to perform any work or do anything outside of their regular duties unless under special instructions from the Lessor. 
 28. Lessee shall provide Lessor with the name of a designated responsible employee to represent Lessee in all matters pertaining to fire regulations. 

Lessor reserves the right to rescind, alter or waive any of these rules and regulations and to make such other and further rules and
regulations as in its judgment shall, from time to time, be needed for the safety, protection, care, and cleanliness of the Project, the operation thereof, the preservation of good order therein, and the protection and comfort of the Lessees and
their agents, employees, and invitees, which rules and regulations, when made and written notice thereof is given to Lessee, shall be binding upon Lessee in like manner as if originally herein prescribed. In the event of any direct conflict between
the terms of these rules and regulations and the Lease, the terms of the Lease shall control. 

  
 EXHIBIT C

 3. 

 EXHIBIT D 

SAMPLE FORM OF 
 NOTICE OF LEASE TERM DATES 
  

									
	To:	 	  
	 		 	Date:	 	  

 Re: Lease dated
                    , 200     between Eagle CPT, LLC, a Nevada limited liability company (“Lessor”), and
                                        , a
                     (“Lessee”), concerning premises located in that certain building commonly known as
                    , which building comprises a portion of that certain industrial park located within the Tahoe Reno Industrial Center and commonly
known as West America Commerce Center, Storey County, Nevada. 
 Ladies and Gentlemen: 

In accordance with the above Lease, we wish to mutually advise and/or confirm as follows: 

 

	 	1.	That the Premises have been accepted by Lessee as substantially complete in accordance with the Lease, and that there are no construction deficiencies.

  

	 	2.	That Lessee is in possession of the Premises and acknowledges that under the provisions of the Lease and Term of the Lease commences
                         and ends on
                     for a Term of
                        . 

  

	 	3.	That in accordance with the Lease, Rent commenced on
                    . 

  

	 	4.	That the Premises consist of                  square feet of gross leasable area.

  

			
	AGREED AND ACCEPTED:
	
	  

	a	 	  

 

			
	By:	 	  

	Name:	 	  

	Its:	 	  

  
 EXHIBIT D

 1. 

 EXHIBIT F 
 ERISA CERTIFICATION 
 The undersigned (the “Lessee”) understands and
acknowledges that the Carpenters Pension Trust of Southern California, which is a member of Eagle CPT, LLC, a Nevada limited liability company (the “Lessor”), is governed by, and subject to regulation under, the Employee Retirement
Income Security Act of 1974, as amended (“ERISA”). ERISA prohibits pension trusts, such as Lessor, from leasing their property to, or acquiring properties subject to leases, with certain persons defined in ERISA as
“parties-in-interest.” 
  

	1.	The term “party-in-interest” means, as to a particular pension trust (the “Pension Trust”): 

 

	 	A.	any fiduciary (including, but not limited to, any administrator, officer, trustee, or custodian), counsel, or employee of such Pension Trust; 

 

	 	B.	a person providing services to such Pension Trust; 

  

	 	C.	an employer any of whose employees are covered by such Pension Trust; 

  

	 	D.	an employee organization any of whose members are covered by such Pension Trust; 

 

	 	E.	an owner, direct or indirect, of fifty percent (50%) or more of: 

  

	 	(i)	the combined voting power of all classes of stock entitled to vote or the total value of shares of all classes of stock of a corporation, 

 

	 	(ii)	the capital interest or the profits interest of a partnership, or 

  

	 	(iii)	the beneficial interest of a trust or unincorporated enterprise, 

 which is an employer or an employee organization described in subparagraph (C) or (D); 
  

	 	F.	a relative (hereinafter defined) of any individual described in subparagraph (A), (B), (C) or (E); 

 

	 	G.	a corporation, partnership, or trust or estate of which (or in which) fifty percent (50%) or more of: 

 

	 	(i)	the combined voting power of all classes of stock entitled to vote or the total value of shares of all classes of stock of a corporation, 

 

	 	(ii)	the capital interest or the profits interest of a partnership, or 

  

	 	(iii)	the beneficial interest of such trust or estate, 

 is owned directly or indirectly, or held by persons described in subparagraphs (A), (B), (C), (D) or (E); 

  
 EXHIBIT F

 1. 

	 	H.	an employee, officer, director (or an individual having powers or responsibilities similar to those of officers or directors), or a ten percent (10%) or more
shareholder directly or indirectly, of a person described in subparagraph (B), (C), (D), (E), or (G), or of the Pension Trust; or 

  

	 	I.	a ten percent (10%) or more (directly or indirectly in capital or profits) partner or joint venturer of a person described in subparagraph (B), (C), (D),
(E) or (G). 

  

	2.	The term “employer” means any person acting directly as an employer, or indirectly in the interest of an employer, in relation to a Pension Trust, and
includes a group or association of employers acting for an employer in such capacity. 

  

	3.	The term “employee” means an individual employed by an employer. 

 

	4.	The term “person” means an individual, partnership, joint venture, corporation, mutual company, joint-stock company, trust, estate, unincorporated
organization, association, or employee organization. 

  

	5.	The term “relative” means a spouse, ancestor, lineal descendant, or spouse of a lineal descendant. 

 

	6.	The term “administrator” means: 

  

	 	(i)	the person specifically so designated by the terms of the instrument under which the Pension Trust is operated; 

 

	 	(ii)	if an administrator is not so designated, the Pension Trust sponsor; or 

  

	 	(iii)	in the case of a Pension Trust for which an administrator is not designated and a Pension Trust sponsor cannot be identified, such other person as the Secretary may by
regulation prescribe. 

 The undersigned hereby covenants, warrants and represents that it is not a party-in-interest with respect
to a Pension Trust. 
 This ERISA Certification shall form a part of any Estoppel Statement from the undersigned, an agreement and a part of any
lease between the undersigned and the Lessor. 
  

			
	Dated:	 	  

		
	Lessee:	 	  

		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

  
 EXHIBIT F

 2.Agreement of Lease by and between the Company and KTR Ohio LLC

 Exhibit 10.14 

 
 AGREEMENT OF LEASE 

 
  

							
		  	Premises:	  	 3051 Creekside Parkway
 Obetz, Ohio 43137
	  	

 TABLE OF CONTENTS 

 

							
	 Section
	  	 	  	Page	 
			
	1.	  	Reference Data and Definitions	  	 	1	  
			
	2.	  	Demise of Premises	  	 	5	  
			
	3.	  	Possession	  	 	5	  
			
	4.	  	Term	  	 	7	  
			
	5.	  	Base Rent	  	 	8	  
			
	6.	  	Additional Rent for Operating Expenses and Real Estate Taxes	  	 	10	  
			
	7.	  	Use Compliance With Law	  	 	15	  
			
	8.	  	Alterations and Tenant’s Property	  	 	17	  
			
	9.	  	Repairs and Other Work	  	 	18	  
			
	10.	  	Liens	  	 	20	  
			
	11.	  	Subordination	  	 	21	  
			
	12.	  	Inability to Perform	  	 	22	  
			
	13.	  	Destruction	  	 	22	  
			
	14.	  	Insurance	  	 	23	  
			
	15.	  	Eminent Domain	  	 	25	  
			
	16.	  	Assignment; Subleasing	  	 	26	  
			
	17.	  	Utilities and Services	  	 	27	  
			
	18.	  	Default	  	 	28	  
			
	19.	  	Insolvency or Bankruptcy	  	 	30	  
			
	20.	  	Fees and Expenses; Indemnity; Payment	  	 	31	  
			
	21.	  	Access to Premises	  	 	32	  
			
	22.	  	Notices	  	 	32	  
			
	23.	  	No Waiver	  	 	32	  

  

- i - 

							
			
	24.	  	Estoppel Certificates	  	 	33	  
			
	25.	  	Rules and Regulations	  	 	33	  
			
	26.	  	Tenant’s Taxes	  	 	33	  
			
	27.	  	Miscellaneous	  	 	34	  

 EXHIBITS 

A—Site Plan 
 B—Plans and
Specifications; Improvements 
 C—Fair Market Rent Determination 
 SCHEDULES 
 1—Subordination, Non-Disturbance and Attornment Agreement 

2—Construction Schedule 

  

- ii - 

 AGREEMENT OF LEASE 

AGREEMENT OF LEASE (the “Lease”) made as of the             
day of November, 2011 (“Date of Lease”) between KTR OHIO LLC, a Delaware limited liability company (the “Landlord”), and ZULILY, Inc., a Delaware corporation (the “Tenant”). 

Landlord and Tenant agree as follows: 
 1. Reference Data and Definitions. The following sets forth some of the basic lease information and definitions used in this Lease: 

1.1 “Additional Rent” shall mean Real Estate Taxes, Operating Expenses and all other sums (exclusive of Base Rent) payable by
Tenant to Landlord under this Lease. 
 1.2 “Base Rent” shall mean the annual Base Rent payable by Tenant to Landlord
from and after the Commencement Date. The Base Rent payable by Tenant to Landlord shall be in the amounts set forth below for the periods set forth below: 
  

					
	 Period
  
	 	 Annual

Base Rent
  
	 	
Monthly Installment

of Annual Base Rent

 

	 		 
	 Months 1 –
5  
  
	 	$0.00	 	$0.00
	 		 
	 Months 6 – 12

 
	 	N/A	 	$107,547.71
	 		 
	 Months 13 – 24

 
	 	$1,843,675.00	 	$153,639.58
	 		 
	 Months 25 – 36

 
	 	$2,101,789.50	 	$175,149.13
	 		 
	 Months 37 – 48

 
	 	$2,164,843.19	 	$180,403.60
	 		 
	 Months 49 – 60

 
	 	$2,229,788.48	 	$185,815.71
	 		 
	 Months 61 – 65

 
	 	N/A	 	$191,390.18

 1.3 “Broker” shall mean CB Richard Ellis. 

1.4 “Building” shall mean the approximately 737,471 square foot building located at 3051 Creekside Parkway, Obetz, Ohio.

 1.5 “Commencement Date” shall mean the later to occur of (i) January 1, 2012, or (ii) the Existing
Tenant Surrender Date, subject to the terms of Section 4.1 and 4.2 of this Lease. 

 1.6 “Concession Costs” shall mean leasing commissions, legal expenses, and all
other costs such as construction allowances, rent concessions, moving expenses, incurred in leasing, subleasing or assigning a lease or this Lease. 
 1.7 “Controllable Operating Expenses” shall mean the Operating Expenses described in Sections 6.1(b) (other than snow removal costs which shall not constitute a Controllable Operating Expense),
6.1(c), 6.1(f), 6.1(i) and 6.1(k). 
 1.8 “Early Access Date” shall mean the later to occur of
(i) December 15, 2011 or (ii) the Existing Tenant Surrender Date; provided, however, that there shall be no Early Access Date in the event the Existing Tenant Surrender Date occurs from and after January 1, 2012. Temporary
contingent space will be made available to Tenant by December 1, 2011 pursuant to the terms of a certain Occupancy License Agreement by and between Landlord, as licensor, and Tenant, as licensee. 

1.9 “Excess Assignment Consideration” shall mean an amount, if any, equal to: (A) the consideration whenever paid by any
assignee for the assignment, less (B) Concession Costs, reasonably incurred by Tenant in connection with such assignment. 

1.10 “Excess Sublease Rent” shall mean an amount, if any, equal to: (A) (i) all rent or other consideration paid to
Tenant by any subtenant, for and during each month less (ii) the portion of Tenant’s Concession Costs reasonably incurred by Tenant in connection with such subletting and allocable to such month, less (B) (i) the monthly
installment of Base Rent for such month plus (ii) such other rent or consideration attributable to such month, which would otherwise be required to be paid by Tenant to Landlord. In determining the amount of Excess Sublease Rent with respect to
a sublease for less than all of the Premises, the amount of the monthly installment of Base Rent to be deducted pursuant to clause (B)(i) of this Section 1.10 shall be determined by multiplying the then applicable square foot rate of the
monthly installment of Base Rent by the area of the portion of the Premises which has been sublet. 
 1.11 “Existing
Tenant” shall mean Mars Petcare US, LLC. 
 1.12 “Existing Tenant Surrender Date” shall mean the date upon which
the Existing Tenant vacates the Premises and surrenders possession of the Premises to Landlord. 
 1.13 “Improvements”
shall mean the build-out work to be constructed by Landlord as described on Exhibit B. 
 1.14 “Initial
Space” shall mean the approximately 300,000 square foot area within the Building labeled as              on the Site Plan. 

1.15 “Landlord” shall mean the Landlord named on page 1 of this Lease or any subsequent owner of such Landlord’s interest
in the Premises. 

  

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 1.16 “Landlord’s Address”: 

c/o KTR Property Trust I 
 5 Tower Bridge 
 300 Barr Harbor Drive, Suite 150 

Conshohocken, PA 19428 
 Attn: Stephen J. Butte 
 1.17 “Lease Interest Rate” shall mean the
lesser of (A) 300 basis points in excess of the Prime Rate in effect from time to time or (B) the maximum amount or rate that lawfully may be charged in the circumstances, if such a maximum exists. 

1.18 “Lease Taxes” shall mean any tax, assessment, levy or other charge (other than any income, franchise, state or inheritance
tax) by any federal, state or local law now or hereafter imposed directly or indirectly upon Landlord with respect to this Lease or the value thereof, or upon Tenant’s use or occupancy of the Premises, or upon the Base Rent, Additional Rent or
any other sums payable under this Lease or upon this transaction. 
 1.19 “Net Improvement Allowance” shall mean, from
time to time, the result of the Tenant Improvement Allowance less all amounts paid by Landlord on account of Tenant Work Costs. 

1.20 “Operating Expenses” shall have the meaning set forth in Section 6.1. 

1.21 “Permitted Use” shall mean warehousing and order fulfillment and shipping, photography and ancillary office uses.

 1.22 “Premises” shall mean the Building together with the parcel of land and all appurtenances thereto on which the
Building is located as depicted on the Site Plan, together with all other improvements which may hereafter be constructed on such parcel of land. 
 1.23 “Prime Rate” shall mean the rate of interest announced from time to time by Wells Fargo Bank, N.A. or its successor as its prime rate or, if such rate is discontinued, such comparable rate
as Landlord reasonably designates by notice to Tenant. 
 1.24 “Real Estate Taxes” shall mean all real estate taxes
and assessments, general or special, ordinary or extraordinary, foreseen or unforeseen (other than Lease Taxes) assessed or imposed upon the Premises, if any. If, due to a future change in the method of taxation, any tax shall be levied or imposed
in substitution, in whole or in part, for (or in lieu of) any tax or addition to or increase in any tax which would otherwise be included within the definition of Real Estate Taxes, then such other tax shall be deemed to be included within Real
Estate Taxes. Real Estate Taxes shall not include excess profits taxes, franchise taxes, gift taxes, capital stock taxes, documentary or mortgage transfer or stamp taxes, inheritance and succession taxes, estate taxes, federal and state income
taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Building). 
 1.25 “Rent” shall mean Additional Rent and Base Rent, collectively. 

  

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 1.26 “Security Deposit” shall mean the sum of $600,000 to be posted in the form of
the L/C as more particularly described in Section 5.3 below, which amount shall be subject to reduction pursuant to the terms of Section 5.3 below. 
 1.27 “Site Plan” shall mean the site plan depicting the Premises annexed to this Lease as Exhibit A. 
 1.28 “Substantial Completion” and “Substantially Complete” shall mean, with respect to the Premises, the date when (i) the construction of the Improvements is substantially
completed, excepting only “punch list items” (as that term is commonly used in the construction industry) that will not materially interfere with completion of Tenant Work and/or Tenant’s use of the Premises; and (ii) a temporary
or permanent certificate of occupancy has been issued for the Premises provided that such temporary or permanent certificate of occupancy shall not be a condition of Substantial Completion if either the progress with any Tenant Work or Tenant’s
failure to obtain any permits, approvals or licenses necessary for its specific use of the Premises prevents or delays its issuance. 
 1.29 “Tenant” shall mean the Tenant named on page 1 of this Lease and such person’s permitted successors and assigns, subject to the provisions of this Lease. 

1.30 “Tenant’s Address” shall mean: 
 2200 First AVE South 
 4th Floor 

Seattle, WA 98134 
 1.31 “Tenant Delays” shall mean delays in the design, construction or Substantial Completion of the Improvements by or on behalf of Landlord to the extent caused or contributed by Tenant or its
agents, employees, representatives, contractors, subcontractors, consultants or invitees. 
 1.32 “Tenant Improvement
Allowance” shall mean the tenant improvement allowance of $955,500.00 to be provided by Landlord to Tenant with respect to the design, development, construction and completion of the Tenant Work. 

1.33 “Tenant Work” shall mean any build out, fixturing and space preparation of any portion of the Premises to be performed by
Tenant. 
 1.34 “Tenant Work Costs” shall mean any and all reasonable, third party costs and expenses paid or incurred
by Tenant to perform Tenant Work. 
 1.35 “Term” shall mean the sixty-five (65) month period commencing on the
Commencement Date and terminating on the last day of the calendar month in which the sixty-five (65) month anniversary of the day immediately preceding the Commencement Date occurs, which is presently projected to be the period commencing on
January 1, 2012 and expiring on May 31, 2017. 

  

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 2. Demise of Premises. Subject to the terms of this Lease, and from and after the
Commencement Date, Landlord leases to Tenant and Tenant leases from Landlord the Premises. 
 3. Possession. 

3.1 Improvement Work. Landlord shall, at Landlord’s sole cost and expense (except as otherwise provided herein), furnish all
of the design, material, labor and equipment required to construct the Improvements as described on Exhibit B attached hereto. Landlord shall construct the Improvements in a good and workmanlike manner, and in accordance with all
applicable statutes, ordinances and building codes, governmental rules, regulations and orders relating to construction of the Improvements (but not matters arising because of Tenant Work or specific to the particular business Tenant seeks to engage
in the Premises). Landlord shall diligently proceed with the construction of the Improvements and use good faith efforts to Substantially Complete the Improvements to the Premises in accordance with the schedule attached as Schedule 2 hereto
(“Construction Schedule”); provided, however, if Landlord fails to so Substantially Complete the Improvements in accordance with the Construction Schedule, then (a) the validity of this Lease and the obligations of Tenant under this
Lease shall not be affected, and (b) Tenant shall have no claim against Landlord (and Landlord shall have no liability) hereunder, at law or in equity, arising from Landlord’s failure to Substantially Complete the Improvements in
accordance with the Construction Schedule. In the event the Improvements are not Substantially Completed within the timeframe for Substantial Completion set forth in the Construction Schedule, Landlord shall continue to use reasonable efforts to
cause the Improvements to be Substantially Completed promptly thereafter. Tenant shall reasonably cooperate with Landlord to permit Landlord to complete the Improvements. In the event any accrued Tenant Delays cause Landlord to pay or incur costs or
expenses in connection with the design, construction and Substantial Completion of the Improvements in excess of the costs or expenses that would otherwise have been paid or incurred by Landlord, Tenant shall pay any such reasonable out-of-pocket
excess costs and expenses to Landlord (“Tenant Delay Costs”), as Additional Rent, within thirty (30) days after Landlord submits invoices for any such excess costs or expenses. 

3.2 Tenant’s Access. From and after Early Access Date, Landlord shall provide Tenant with access to the Initial Space;
provided, however, that if the Existing Tenant Surrender Date occurs from and after January 1, 2012, then Landlord shall provide Tenant with access to the entire Premises on the Commencement Date. From and after the Commencement Date, all
references herein to the term “Initial Space” shall automatically be replaced with “Premises”. Tenant shall perform any Tenant Work in the Initial Space in accordance with, and subject to the limitations contained in this
Section 3.2. Prior to commencing any Tenant Work, Tenant shall provide Landlord with: (i) copies of all plans and specifications pertaining to the Tenant Work for which such access is being requested; (ii) copies of all licenses and
permits required in connection with the performance of the work for which such access is being requested; and (iii) certificates of insurance naming Landlord as additional insured/loss payee as reasonably applicable. The access to the Initial
Space provided to Tenant pursuant to this Section 3.2 shall be subject to the conditions that all of Tenant and Tenant’s agents, contractors, workmen, mechanics, suppliers, and invitees, which shall be chosen in Tenant’s sole and
absolute discretion, shall use commercially reasonable efforts to work in harmony and not interfere with Landlord and its agents and contractors in doing its work in, to, or on the 

  

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Improvements. If at any time such entry or occupancy shall cause or create an imminent likelihood of such disharmony or interference, Landlord, in Landlord’s reasonable discretion, shall
have the right to suspend such access upon twenty-four (24) hours’ written notice to Tenant until such time as Tenant, at Tenant’s sole cost, has used commercially reasonable efforts to remedy such disharmony or interference;
provided, however, in no event shall Tenant be required to use unionized contractors, laborers or materialmen. Tenant agrees that any such entry into and occupancy of the Initial Space shall be deemed to be under all of the terms, covenants,
conditions and provisions of the Lease, except as to the covenant to pay Rent. 
 3.3 Tenant Work Costs. Tenant shall
perform all Tenant Work subject to the provisions of this Lease applicable to Alterations. Tenant shall perform and complete the Tenant Work in accordance with all applicable laws, ordinances, rules and regulations, the plans and specifications
approved by Landlord and in a good workmanlike and lien-free fashion. Tenant shall pay all contractors, laborers and materialmen involved with the Tenant Work directly. Landlord shall reimburse Tenant for all Tenant Work Costs paid or incurred by
Tenant on a monthly basis on the express condition that all of the following conditions have been satisfied: (i) the Net Improvement Allowance then remaining exceeds the Tenant Work Costs for which Tenant is seeking reimbursement;
(ii) Tenant submits to Landlord all of the following in form acceptable to Landlord: a detailed description of all Tenant Work Costs for which Tenant is seeking reimbursement as well as the Tenant Work related to such Tenant Work Costs,
conditional lien waivers from all contractors and subcontractors performing Tenant Work waiving all lien rights in connection with Tenant Work performed by them prior to such date and a certification from its contractor that all Tenant Work for
which reimbursement is sought has been performed; and (iii) no event of default on the part of Tenant exists hereunder beyond applicable notice and cure periods (if any). If Landlord receives a request from Tenant seeking reimbursement for
Tenant Work Costs and the conditions to reimbursement described in the preceding sentence have been satisfied, Landlord shall reimburse Tenant for such Tenant Work Costs within thirty (30) days. Notwithstanding anything contained herein to the
contrary, in no event shall the sum of all Tenant Work Costs paid by Landlord to Tenant exceed the Tenant Improvement Allowance. 
 3.4 Delivery of Possession, Punch List, and Acceptance Agreement. As soon as the Improvements are Substantially Completed for the Premises, Landlord and Tenant shall together walk through the
Premises and inspect all Improvements so Substantially Completed, using reasonable efforts to discover all uncompleted or defective construction in the Improvements. After such inspection has been completed, each party shall sign an acceptance
agreement in a reasonably agreed upon form (herein the “Acceptance Agreement”), which shall include, by attachment, a list of all “punch list” items which the parties agree are to be corrected by Landlord in connection with the
Premises. Landlord shall use reasonable efforts to complete and/or repair such “punch list” items within thirty (30) days after executing the applicable Acceptance Agreement. Tenant’s commencement of business operations from and
in any part of the Premises shall be deemed to be an acceptance by Tenant of the Improvements, except for the agreed upon punch list items. Tenant agrees that Tenant is familiar with the condition of the Premises, and Tenant hereby accepts the
foregoing on an “AS-IS,” “WHERE-IS” basis except to the extent of (i) Landlord’s repair and maintenance obligations hereunder and (ii) Landlord’s obligation to deliver the Premises to Tenant on the
Commencement Date (x) with all structural components thereof (including, without limitation, foundations, load bearing walls and the roof) 

  

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in sound and watertight condition, (y) with all mechanical, electrical, plumbing, heating, ventilation and air conditioning, and life safety systems and equipment in good working order
(except to the extent of damage caused by Tenant or any Tenant Party (as hereinafter defined)) and (z) in compliance with all applicable codes relating to the Premises on Date of Lease, except codes specific to Tenant’s particular use of
the Premises, as opposed to general warehousing and distribution uses. Notwithstanding the foregoing, for a period of twelve (12) months after the Commencement Date, Landlord warrants that loading doors shall be in good working condition,
except that to the extent of repairs needed as a result of a Tenant Necessitated Repair (as hereinafter defined). Tenant acknowledges that Landlord has not made any representation as to the condition of the foregoing or the suitability of the
foregoing for Tenant’s intended use, except as may be herein expressly set forth. Tenant represents and warrants that Tenant has made its own inspection of the foregoing. Landlord shall not be obligated to make any repairs, replacements or
improvements (whether structural or otherwise) of any kind or nature to the foregoing in connection with, or in consideration of, this Lease, except (a) as set forth herein and (b) with respect to the Improvements. Landlord agrees to make
reasonable efforts to enforce, upon Tenant’s request, all manufacturer’s or contractor’s warranties, if any, issued in connection with any of the Improvements or the Premises. 

3.5 Landlord’s Representation. Notwithstanding anything to the contrary set forth in this Lease: Landlord represents and
warrants to Tenant that, to Landlord’s actual knowledge, as of the Commencement Date, the Premises shall be in compliance with all applicable laws relating to the Premises, including without limitation, the ADA (as hereinafter defined) except
for non-compliance resulting from the Tenant Work (or the state of completion of the Tenant Work) or Tenant’s specific use of the Premises. 
 4. Term. 
 4.1 Lease Contingency. Notwithstanding anything to the
contrary contained herein, the effectiveness and commencement of this Lease is subject to approval, to the reasonable satisfaction of Tenant, of those certain Payroll Tax and Sales Tax incentives (the “Incentives”) by the Ohio Tax Credit
Authority. The approval by the Ohio Tax Credit Authority of the Incentives described in that certain Letter dated November 28, 2011 from the Ohio Department of Development to Mr. Mike Potter (Chief Operating Office of Tenant) shall in all
events be deemed satisfaction of this contingency, in which case Tenant shall have no right to terminate this Lease pursuant to this Section 4.1. Each party agrees promptly to execute and deliver any other documents or agreements required by
such agencies for the completion of such incentive process. If approval of said Incentives in form and amount reasonably satisfactory to Tenant is not received on or before 12:00 noon on December 6, 2011, then Tenant, by written notice to
Landlord, may cancel this Lease by written notice to Landlord delivered no later than 12:00 noon on December 6, 2011, in which case Landlord shall promptly return to Tenant all sums theretofore paid by Tenant hereunder. 

4.2 Commencement Date. The term of this Lease shall commence on the Commencement Date. If the Commencement Date has not occurred
by January 15, 2012, which date shall be subject to extension on account of delays in the Commencement Date resulting from Force Majeure Events, then Tenant shall have the option, in it sole and absolute discretion and as its sole remedy
hereunder, at law or in equity, to cancel this Lease by delivery of written notice to Landlord no later than the Existing Tenant Surrender Date, in which case Landlord shall promptly return to Tenant all sums theretofore paid by Tenant hereunder.

  

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 4.3 Rent Commencement. Tenant’s obligation to pay Base Rent and Additional Rent
shall commence on the Commencement Date; provided, however, that simultaneously with the execution and delivery of this Lease, Tenant shall deposit with Landlord the Base Rent for the sixth (6th) month of the Lease ($107,547.71). From and after
the Commencement Date and throughout the initial Term, Tenant shall pay annual Base Rent to Landlord in the amount and in the monthly installments required by Section 1.2. 

4.4 Renewal Options. If Tenant is not in material default (beyond applicable periods for notice and cure) under this Lease at the
time the applicable option to renew described below (each a “Renewal Option”) is exercised or as of the commencement of the applicable Renewal Period (as hereinafter defined), Tenant shall have three (3) options to extend the Term,
each for a period of five (5) years (each a “Renewal Period”) commencing on the first day following the last day of the initial Term, the expiration of the first Renewal Period, or the expiration of the second Renewal Period, as
applicable, upon the same terms and conditions as are contained in this Lease, except as hereinafter provided. Base Rent for the first year of the applicable Renewal Period shall be equal to ninety-five percent (95%) of the Fair Market Value
Rental (as defined in Exhibit C attached hereto). The Renewal Option shall be exercised by written notice to Landlord given no earlier than twelve (12) months nor later than six (6) months prior to the last day of the initial
Term, the first Renewal Period or the second Renewal Period, as applicable, and the failure to timely exercise such right shall mean that such right is null and void. 

4.5 Termination Option. If Tenant is not in material default (beyond applicable periods for notice and cure)
under this Lease at the time the Termination Option (as hereinafter defined) is exercised or as of the Termination Date (as hereinafter defined), Tenant shall have the one time option to terminate this Lease (the “Termination Option”) as
of the last day of the calendar month in which the forty-first (41st) month anniversary of the Commencement Date occurs by providing written notice to Landlord of such election (the “Termination Notice”) not less than six (6) months prior to the
Termination Date. As a condition to the effectiveness of the exercise of the Termination Option by Tenant, Tenant must pay to Landlord the sum of $1,968,000 (the “Termination Fee”) simultaneously with its exercise of the Termination
Option. If Tenant timely exercises the Termination Option and pays the Termination Fee to Landlord as aforesaid, this Lease shall terminate as of the Termination Date. If Tenant fails to either timely deliver a Termination Notice or pay the
Termination Fee, Tenant shall have no right to terminate this Lease and the Lease shall not terminate as of the Termination Date. 
 5. Base Rent. 
 5.1 Payment. Base Rent shall be payable by Tenant to
Landlord in equal monthly installments on or before the first day of each calendar month, in advance. All payments of Base Rent and Additional Rent shall be made without prior demand and without offset, deduction or counterclaim of any kind, in
lawful money of the United States of America. Such payments shall be made at Landlord’s Address or at such other place as Landlord shall 

  

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designate from time to time. Tenant’s agreements to lease the Premises and pay Base Rent, Additional Rent and all other sums payable under this Lease are independent of any other covenant,
agreement or term of this Lease except as otherwise provided in this Lease. 
 5.2 Late Charges. Any Rent payable by
Tenant to Landlord under this Lease which is not paid within five (5) days after the same is due will be automatically subject to a late payment charge, as Additional Rent, of five percent (5%) of the delinquent amount, in each instance,
to cover Landlord’s additional administrative costs. In addition to the late charge set forth above, Tenant shall also be required to pay interest on all such unpaid sums (including any late charge(s)), at a per annum rate equal to the Lease
Interest Rate plus four percent (4%) (the “Default Rate”) on all such outstanding charges of Rent, said interest charges, as applicable, to be payable on the first (1st) of each month throughout the Term of this Lease, without
further notice or demand therefore by Landlord. Such late charges and interest will be due and payable as set forth herein and will accrue from the date that such Rent (including late charges and interest) sums are payable under the provisions of
this Lease until actually paid by Tenant. 
 5.3 Security Deposit. Simultaneously with the execution and delivery of this
Lease, Tenant shall deliver the Security Deposit to Landlord in the amount of $600,000 (the “Security Amount”). The Security Deposit shall be posted in the form of an irrevocable, standby letter of credit (“L/C”) issued by a
national U.S. banking institution reasonably acceptable to Landlord, and in form and substance reasonably satisfactory to Landlord. The Security Deposit shall be retained by Landlord as security for the faithful performance and observance by Tenant
of its obligations under this Lease, it being expressly agreed that the Security Deposit is not an advance rental deposit or a measure of Landlord’s damages. In addition to any other items that Landlord may reasonably require the L/C shall:
(a) name Landlord as its beneficiary; (b) have an initial term of no less than one year; (c) renew for one year periods unless the issuer provides Landlord with at least 60 days’ advance written notice that the L/C will not be
renewed; (d) the L/C shall permit partial draws; (e) the sole and exclusive condition to any draw on the L/C shall be that Landlord certifies to the issuer that either or both of the following is/are true: (I) Tenant is the debtor in
a pending bankruptcy proceeding; and (II) an event of default by Tenant has occurred under this Lease beyond applicable notice and cure periods; and (f) be transferable to successor landlords, including, successors by foreclosure or deed in
lieu of foreclosure, on as many occasions as desired upon payment of a normal and customary fee chargeable to Tenant and not Landlord. Notwithstanding the foregoing, in the event that: (x) the expiration date of any L/C occurs before the
expiration date of this Lease, (y) the issuer has advised Landlord that the issuer will not automatically renew the L/C; and (z) Tenant fails to deliver to Landlord at least forty-five (45) days prior to the expiration of such L/C
either (A) an amendment thereto extending the expiration date of such L/C for not less than twelve (12) months, (B) a new L/C, in form and substance in accordance with (a) through (f) above and otherwise satisfactory to
Landlord (in its reasonable discretion), or (C) a cash Security Deposit in place of the L/C, then Landlord may draw on such L/C and thereafter (in addition to any other remedies available to Landlord under this Lease) hold such proceeds as a
cash Security Deposit and apply the proceeds in whatever manner or for whatever purpose Landlord reasonably deems appropriate in the event that an event of default occurs under this Lease on the part of Tenant beyond applicable notice and cure
periods. If an event of default occurs hereunder on the part of Tenant beyond applicable notice and cure periods, Landlord may, without notice to Tenant, draw on the L/C (or any cash Security Deposit) and apply the proceeds to the liabilities of
Tenant hereunder, in 

  

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addition to any and all other remedies available to Landlord under this Lease. In the event Landlord draws against the L/C (or any cash Security Deposit), Tenant shall, upon demand, at
Tenant’s option, immediately either (aa) deposit with Landlord a sum equal to amount drawn under the L/C (or any cash Security Deposit) or (bb) deliver to Landlord an additional L/C in an amount equal to the amount drawn. If Tenant fully and
faithfully complies with all the covenants hereunder, the Security Amount (or any balance thereof) together with Landlord’s written consent to the cancellation of any and all outstanding L/Cs constituting part of the Security Deposit shall be
delivered to Tenant within thirty (30) days after the last to occur of (1) the date the Term expires or terminates or (2) delivery to Landlord of possession of the Premises. Landlord may assign the L/C or cash Security Deposit to any
purchaser of Landlord’s interest in the Premises or any successor landlord, if applicable, whereupon Landlord shall be discharged from any further liability with respect to the L/C or cash Security Deposit. In the event that Landlord exercises
its right under the preceding sentence, Tenant shall fully cooperate with Landlord, in all reasonable respects, to cause an L/C to be assigned and conveyed to, or reissued to, such purchaser or successor landlord, as the case may be, and Tenant
shall bear any expenses incurred in connection therewith. Provided Tenant is not, and has not been, in default of any of its obligations under this Lease at any time prior to or as of the applicable date hereinafter set forth for the reduction in
the Security Amount (each, a “Reduction Date”), the Security Amount shall be immediately reduced as follows: (aa) on the first day of the ninth (9th) month of the Term, by $200,000 such that the Security Amount shall be $400,000; and
(bb) on the first day of the thirty-seventh (37th) month of the Term, by $200,000 such that the Security Amount shall be $200,000 for the remainder of the Term. If Tenant is in default of any of its obligations hereunder beyond any applicable
notice and cure periods as of or prior to any Reduction Date, then no future reductions in the Security Amount shall occur. Tenant may effectuate any of the above reductions by delivering to Landlord (xx) a new L/C in the form required hereby
in the new Security Amount (after the applicable reduction), or (yy) an amendment to the existing L/C reducing the Security Amount, as appropriate, with no other modifications to the L/C. 

6. Additional Rent for Operating Expenses and Real Estate Taxes. 

6.1 Definitions. “Operating Expenses” shall mean any and all reasonable costs and expenses paid or incurred by Landlord
in connection with the management, operation, maintenance and repair of the Premises including, without limitation: 
  

	 	(a)	the cost of electricity, gas, water, sewer service, and other systems and utilities serving the Premises, and the cost of supplies and equipment and maintenance and
service contracts in connection therewith, to the extent the same are not paid by Tenant directly to the applicable utility or service provider; 

  

	 	(b)	the cost of repairs, replacements and maintenance, including, without limitation, the cost of snow removal with respect to the Premises, subject to the terms of clauses
(g) and (h) below; 

  

	 	(c)	the cost of all repairs and maintenance associated with the landscaped areas, surface parking areas and truck courts of the Premises, including, without limitation, the
cost of associated roof maintenance in connection with the Premises, subject to the terms of clauses (g) and (h) below; 

  

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	 	(d)	the cost of fire, extended coverage, boiler, sprinkler, apparatus, public liability, property damage, rent, earthquake and other insurance as Landlord carries with
respect to the Premises, including the amounts of any deductible payment for such insurance incurred by Landlord in connection with any claim thereunder; 

  

	 	(e)	an annual management fee not to exceed 3% of the annual Base Rent paid hereunder; 

 

	 	(f)	reasonable fees, charges and other costs, including, without limitation, consulting fees, attorneys’ fees and accounting fees of all contractors engaged by
Landlord in connection with the operation, maintenance or repair of the Premises; 

  

	 	(g)	the cost of any capital improvements made to the Premises after the date of this Lease designed to reduce Operating Expenses (amortized over the useful life in
accordance with generally accepted accounting principles consistently applied, “GAAP”), together with interest on the unamortized balance(s) at the rate of ten percent (10%) per annum (or the actual cost of financing to Landlord);

  

	 	(h)	the cost of any capital improvements made to the Premises after the date of this Lease that are required under any Law (as hereinafter defined) (amortized in accordance
with GAAP), together with interest on the unamortized balance(s) at the rate of ten percent (10%) per annum (or the actual cost of financing to Landlord); 

 

	 	(i)	the cost of supplies, materials and equipment used in the management, operation, maintenance and repair of the Premises, including, without limitation, any rental fees
for any such supplies, materials and equipment; 

  

	 	(j)	fees, costs and disbursements incurred in connection with good faith proceedings to contest, determine, or reduce Operating Expenses or Real Estate Taxes;

  

	 	(k)	the fee for a bi-annual roof inspection contract, not to exceed $3,000, the costs of Landlord Maintenance (as hereinafter defined) pursuant to Section 9.3 and fire
monitoring of the Building; and 

  

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	 	(l)	the cost payable by the Premises pursuant to any declaration of protective covenants or comparable recorded instrument affecting the Premises 

“Operating Expenses” shall not include: 
  

	 	(1)	leasing commissions, accountants’ or attorneys’ fees, costs and disbursements and other expenses incurred in connection with proposals, negotiations, or the
defense of Landlord’s title to or interest in the Premises or any part thereof, including in connection with Tenant leases; 

  

	 	(2)	except as specifically provided in this Lease with regard to amortization of capital improvement costs, fees and interest on debt or amortization or principal payments
on any mortgages or deeds of trust or any other borrowings of Landlord; 

  

	 	(3)	except as provided in this Lease with regard to capital expenditures, any other expense that under GAAP would not be considered a maintenance or operating expense;

  

	 	(4)	salaries, benefits or other compensation paid to leasing agents, promotional directors, officers, directors and executives of Landlord above the rank of building
managers, or not involved in the day-to-day operations or management of the Premises (except for out-of-pocket expenses of such persons related to the Premises); 

 

	 	(5)	costs incurred as a result of latent defects; 

  

	 	(6)	all contributions to any organizations, whether political or charitable; 

  

	 	(7)	interest or penalties for late payments; 

  

	 	(8)	any cost or expenditure for which Landlord is reimbursed, whether by insurance proceeds, warranties, service contracts or otherwise, except through rent adjustment or
other tax or operating expense pass-through provisions; 

  

	 	(9)	ground lease rental; 

  

	 	(10)	depreciation; 

  

	 	(11)	costs incurred by Landlord to comply with its obligations under Section 7.4 (Hazardous Materials) and under its indemnity; 

  

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	 	(12)	costs paid to Landlord or to affiliates of Landlord for services in the Building to the extent the same materially exceed or would materially exceed the costs for such
services if rendered by first class unaffiliated third parties on a competitive basis (other than the management fee paid to Landlord’s affiliate, which shall not be included in this exclusion); 

 

	 	(13)	costs of correcting defects in any portion of the Building due to faulty design or construction (other than by Tenant); 

 

	 	(14)	interest, fines or penalties assessed as a result of Landlord’s failure to make payments in a timely manner unless such failure is commercially reasonable under
the circumstances; 

  

	 	(15)	any reserve for future Building repair or replacement or any contingency fund; 

 

	 	(16)	costs associated with the operation of the business of the corporation which constitutes Landlord, as the same are distinguished from the costs of operation of the
Building, including corporate accounting and legal matters; and 

  

	 	(17)	costs of selling, syndicating, financing, mortgaging or hypothecating any of Landlord’s interest in the Building. 

6.2 Payment of Real Estate Taxes. Commencing on the Commencement Date, Tenant shall be obligated to pay to Landlord all Real
Estate Taxes, if any, as Additional Rent. Without limitation of the foregoing, commencing on the Commencement Date, Tenant shall pay to Landlord, as Additional Rent, one twelfth (1/12th) of Real Estate Taxes, if any, on or before the first day
of each month during any calendar year, in advance, in an amount reasonably estimated by Landlord in good faith and billed by Landlord to Tenant. Landlord shall have the right to reasonably revise such estimate from time to time. Within one hundred
twenty (120) days after the expiration of each fiscal year for Real Estate Taxes, Landlord shall furnish Tenant with a statement (“Landlord’s Tax Statement”) setting forth in reasonable detail the actual amount of Real Estate
Taxes owing on account of such year, if any. If the actual amount of Real Estate Taxes due for such year, if any, differs from the estimated amount of Real Estate Taxes paid by Tenant for such year, then, if Tenant owes any amounts to Landlord, such
amounts shall be paid by Tenant (whether or not this Lease has terminated) within thirty (30) days after receipt of Landlord’s Tax Statement, and if Landlord owes any amounts to Tenant, such amounts shall be credited against the next
installments of Base Rent and Additional Rent due from Tenant (or if the Lease has terminated for any reason other than Tenant’s default, paid to Tenant within thirty (30) days after delivery of Landlord’s Tax Statement). Tenant shall
be obligated to pay Real Estate Taxes on an accrual basis such that Tenant shall pay estimated amounts of Real Estate Taxes for a calendar year on account of the Real Estate Taxes for such calendar year payable in January and June of the following
calendar year. By way of illustration, in calendar year 2013 Tenant shall make estimated payments of Real Estate Taxes for calendar year 2013 that are 

  

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payable in January and June of 2014 and the actual amount of such Real Estate Taxes shall be known at the end of calendar year 2013. 

6.3 Payment of Operating Expenses. Commencing on the Commencement Date, Tenant shall be obligated to pay to Landlord all Operating
Expenses as Additional Rent. Without limitation of the foregoing, commencing on the Commencement Date, Tenant shall pay to Landlord, as Additional Rent, one twelfth (1/12th) of all Operating Expenses for the Premises for each calendar year on
or before the first day of each month during such year, in advance, in an amount reasonably estimated by Landlord in good faith and billed by Landlord to Tenant. Landlord shall have the right to reasonably revise such estimate from time to time.
Within one hundred twenty (120) days after the expiration of each calendar year, Landlord shall furnish Tenant with a statement (“Landlord’s Operating Expense Statement”), setting forth in reasonable detail the actual amount of
Operating Expenses for the Premises for such year. If the actual amount of Operating Expenses due for such year payable by Tenant differs from the estimated amount of Operating Expenses paid by Tenant for such year, then, if Tenant owes any amounts
to Landlord, such amounts shall be paid by Tenant (whether or not this Lease has terminated) within thirty (30) days after receipt of Landlord’s Operating Expense Statement, and if Landlord owes any amounts to Tenant, such amounts shall be
credited against the next installments of Base Rent and Additional Rent due from Tenant (or if the Lease has terminated for any reason other than Tenant’s default, paid to Tenant within thirty (30) days after delivery of Landlord’s
Operating Expense Statement). 
 6.4 Controllable Operating Expenses. Commencing with calendar year 2013 and each
calendar year during the Term thereafter, it is understood and agreed that for purposes of calculating Operating Expenses in any calendar year during the Term (for purposes of this Section, the “Remaining Term”), the maximum amount of
Controllable Operating Expenses included in Operating Expenses for any calendar year from and after 2012 during the Remaining Term shall be limited to the actual amount of Controllable Operating Expenses paid or incurred by Landlord on account of or
in calendar year 2012, increased on a cumulative, compounding basis at five percent (5%) per annum through the applicable calendar year. In the event that the cap applies to limit the Operating Expenses attributable to Controllable Operating
Expenses for any calendar year, the excluded amount shall be carried forward to succeeding calendar years and recaptured by Landlord so long as the foregoing limit on the increase in the portion of Operating Expenses attributable to Controllable
Operating Expenses is not exceeded in any such succeeding year such that amounts that could not be included in Operating Expenses during such prior years may be re-captured by Landlord. 

6.5 Tenant’s Audit Rights. Landlord shall keep reasonably detailed records of all Operating Expenses and Real Estate Taxes
for a period of at least two (2) years. Not more frequently than once in every 12-month period and after at least twenty (20) days’ prior written notice to Landlord, Tenant together with any representative of Tenant shall be permitted
to audit the records of the Operating Expenses and Real Estate Taxes. If Tenant exercises its audit rights as provided above, Tenant shall conduct any inspection at a reasonable time and in a manner so as not to unduly disrupt the conduct of
Landlord’s business. Any such inspection by Tenant shall be for the sole purpose of verifying the Operating Expenses and/or Real Estate Taxes. Tenant shall hold any information obtained during any such inspection in confidence, except that
Tenant shall be permitted to disclose such information to its attorneys and advisors, provided 

  

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Tenant informs such parties of the confidential nature of such information and uses good faith and diligent efforts to cause such parties to maintain such information as confidential. Any
shortfall or excess revealed and verified by Tenant’s audit shall be paid to the applicable party within thirty (30) days after that party is notified of the shortfall or excess to the extent such overage or shortfall has not previously
been adjusted pursuant to this Lease. If Tenant’s inspection of the records for any given year or partial year reveals that Tenant was overcharged for Operating Expenses or Real Estate Taxes by an amount of greater than six percent (6%), Tenant
paid such overage and such overage was not otherwise adjusted pursuant to the terms of this Lease, Landlord shall reimburse Tenant for its reasonable, third party costs of the audit, up to an amount not to exceed $5,000. 

7. Use; Compliance With Law. 
 7.1 Permitted Use. The Premises shall be used only for the Permitted Use and for no other purpose. 
 7.2 No Nuisance. Tenant shall not allow, suffer or permit the Premises or any use thereof to constitute a nuisance. 
 7.3 Compliance with Laws. Tenant, at Tenant’s expense, shall comply with and cause all of Tenant’s contractors, agents, servants, employees, invitees and licensees (the “Tenant
Parties”) to comply with all applicable laws, ordinances, rules and regulations of governmental and quasi-governmental authorities (“Laws”) applicable to the Premises or the use or occupancy thereof. Without limiting the generality of
the foregoing, Tenant shall comply with the requirements of (a) the Occupational Safety and Health Act (and all regulations promulgated thereunder), and (b) the Americans with Disabilities Act (and all regulations promulgated thereunder),
as the same may be amended from time to time (“ADA”). The foregoing obligation of Tenant shall not however permit Tenant to make, without Landlord’s prior written approval, any alterations to the Premises which otherwise would require
Landlord’s approval under this Lease, and Tenant shall comply with all of the requirements of this Lease in making any such alterations. Notwithstanding the foregoing, Tenant shall not be obligated to make any alterations to the Premises to
bring the Premises in compliance with ADA, unless and to the extent any such alterations are necessary as the result of Tenant’s particular use of the Premises, as opposed to general warehousing and distribution uses. 

7.4 Hazardous Materials. 
 7.4.1 Definitions. “Hazardous Substance” shall mean any hazardous or toxic substance, material or waste which is or becomes regulated by any local, state or federal governmental authority
having jurisdiction. The term “Hazardous Substance” includes, without limitation, any material or substance which is (i) designated as a “hazardous substance” pursuant to Section 311 of the Federal Water Pollution
Control Act (33 U.S.C. Section 1317), (ii) defined as a “hazardous waste” pursuant to Section 1004 of the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq. (42 U.S.C. Section 6903),
(iii) defined as a “hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq. (42 U.S.C. Section 9601), (iv) petroleum
or (v) asbestos or asbestos-containing materials. 

  

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 7.4.2 Compliance with Law. Tenant shall conduct, and cause to be conducted, all
operations and activity at the Premises in compliance with, and in all other respects shall comply with, all applicable present and future federal, state, municipal and other governmental statutes, ordinances, regulations, orders, directives and
other requirements, and all present and future requirements of common law, concerning the protection of public health, safety or the environment (collectively “Environmental Statutes”). To Landlord the best of Landlord’s knowledge,
based solely on the Phase I environmental report obtained by Landlord in conjunction with Landlord’s acquisition of the Premises, as of the Date of Lease, the Property does not contain Hazardous Substances in violation of Environmental
Statutes. 
 7.4.3 Permits. Tenant, in a timely manner, shall, to the extent required due to Tenant’s use of the
Premises or arising out of Tenant’s actions at the Premises, obtain and maintain in full force and effect all permits, licenses and approvals, and shall make and file all notifications and registrations as required by Environmental Statutes.
Tenant shall at all times comply with the terms and conditions of any such permits, licenses, approvals, notifications and registrations. 
 7.4.4 Documents. Tenant shall provide to Landlord copies of the following pertaining to the Premises or Tenant’s use thereof, promptly after each shall have been submitted, prepared or
received by Tenant: (A) all applications and associated materials submitted to any governmental agency relating to any Environmental Statute; (B) all notifications, registrations, reports and other documents, and supporting information,
prepared, submitted or maintained in connection with any Environmental Statute or otherwise relating to environmental conditions; (C) all permits, licenses, approvals, and amendments or modifications thereof, obtained under any Environmental
Statute; and (D) any correspondence, notice of violation, summons, order, complaint, or other document received by Tenant pertaining to compliance with or liability under any Environmental Statute. 

7.4.5 Operations. Tenant shall not cause in, on or under, or suffer or permit to occur in, on or under, the Premises any
generation, use, manufacturing, refining, transportation, emission, release, treatment, storage, disposal, presence or handling of Hazardous Substances, except that limited quantities Hazardous Substances may be used, handled or stored on the
Premises, provided such is incident to and reasonably necessary for the maintenance of the Premises or Tenant’s operations for the Permitted Use and is in compliance with all Environmental Statutes and other applicable governmental
requirements. Should a release of any Hazardous Substance occur at the Premises or the Property as the result of the acts or omissions of Tenant and/or any of the Tenant Parties, Tenant shall immediately contain, remove and dispose of, off the
Premises, such Hazardous Substances and any material that was contaminated by the release, and remedy and mitigate all threats to human health or the environment relating to such release. When conducting any such measures Tenant shall comply with
all Environmental Statutes. 
 7.4.6 Inspection. Upon not less than twenty-four (24) hours’ prior telephonic
or written notice (except in case of an emergency in which event Landlord shall provide such telephonic or written notice as Landlord is able to under the circumstances), Tenant agrees to permit Landlord and its authorized representatives to enter,
inspect and assess the Premises at reasonable times for the purpose of determining Tenant’s compliance with the provisions of this Section. Such inspections and assessments may include obtaining samples and performing tests of soil, surface
water, groundwater or other media. 

  

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 7.4.7 Tanks. Tenant shall not install or cause the installation of any above ground
or underground storage tank at the Premises. 
 7.4.8 Indemnification. Notwithstanding any other provision in this Lease
to the contrary, Tenant hereby agrees to indemnify and to hold harmless Landlord and its officers, directors, shareholders, partners and principals of, from and against any and all expense, loss, cost, claim, damage, penalty, fine, or liability of
any kind or nature suffered by Landlord by reason of the presence or release of Hazardous Substances at or from the Premises, or any violation of Environmental Laws by the Premises, as a result of the acts or omissions of Tenant or the Tenant
Parties or Tenant’s breach of any of the provisions of this Section 7, including without limitation: (A) any and all expenses that Landlord may incur in complying with any Environmental Statutes, (B) any and all costs that
Landlord may incur in studying, assessing, containing, removing, remedying, mitigating, or otherwise responding to, the presence or release of any Hazardous Substance at or from the Premises, (C) any and all costs for which Landlord may be
liable to any governmental agency for studying, assessing, containing, removing, remedying, mitigating, or otherwise responding to, the presence or release of any Hazardous Substance at or from the Premises, (D) any and all fines or penalties
assessed, or threatened to be assessed, upon Landlord by reason of a failure of Tenant to comply with any obligations, covenants or conditions set forth in this Section, and (E) any and all reasonable legal fees and costs incurred by Landlord
in connection with any of the foregoing. Tenant’s obligations under this Section shall survive the expiration or earlier termination of the Term of this Lease. Notwithstanding anything to the contrary in this Section 7.4, Tenant shall have
no liability to Landlord with respect to Hazardous Substances present at the Premises due to the acts or omissions of any party other than Tenant and the Tenant Parties. 
 7.5 Rules and Regulations; Landlord’s Rights. Tenant shall comply with all reasonable non-discriminatory rules and regulations with respect to the Premises established by Landlord of which
Tenant has received written notice. Landlord reserves the right, at any time and from time to time, without the consent of or liability to Tenant, to (i) make alterations or additions to the Premises, to change, add to, eliminate or reduce the
extent, size, shape, number or configuration of any aspect of the Premises, (ii) close to the general public all or any portion of the Premises to the extent and for the period necessary to avoid any dedication to the public, provided Tenant
has reasonable means of ingress and egress to the Premises, (iii) effect any repairs or further construction, (iv) change the arrangement, character, use or location of entrances or passageways, doors and doorways, corridors, elevators,
stairs, landscaping, toilets, mechanical, plumbing, electrical or other operating systems or any other portions of the Premises provided such alterations or additions do not materially adversely affect the use of the Premises by Tenant, or ingress
to or egress from the Premises, and (v) change the name, number or designation by which the Premises is commonly known; provided, however, Landlord shall use reasonable efforts to limit and minimize any disruption of Tenant’s use of the
Premises in connection with Landlord’s actions undertaken pursuant to this Section and Tenant’s Rent hereunder shall not increase as a result hereof. 
 8. Alterations and Tenant’s Property. 

  

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 8.1 Alterations Defined. 

8.1.1 Tenant shall not make or suffer or allow to be made any alterations, additions or improvements in or to the Premises
(collectively, “Alterations”) without first obtaining Landlord’s written consent based on detailed plans and specifications submitted by Tenant; provided Landlord’s consent will not be required if (a) the proposed
Alterations will not affect the structure or the mechanical, electrical, HVAC, plumbing or life safety systems of the Building (collectively, “Building Systems”) and (b) the total cost to acquire and install the proposed Alterations
will be no more than (i) $25,000 in any one instance and (ii) $100,000 in the aggregate during any calendar year. In all other instances where Landlord’s consent is so required, it may be granted or withheld by Landlord in its sole
and absolute subjective discretion. In all events, Tenant shall notify Landlord prior to commencing Alterations other than de minimis Alterations. 
 8.1.2 Tenant agrees that all Alterations (regardless of whether Landlord’s consent is required) shall be done at Tenant’s sole cost and expense, in accordance with the plans and specifications
approved by Landlord and in a good and workmanlike manner, that the structural integrity of the Building shall not be impaired, and that no liens shall attach to all or any part of the Premises or the Building by reason thereof. Tenant shall obtain,
at its sole expense, all permits required for such work. 
 8.2 Removal of Property. Unless otherwise elected by Landlord
as hereinafter provided, all Alterations made by Tenant shall become the property of Landlord and shall be surrendered to Landlord upon the expiration or earlier termination of this Lease, except as otherwise set forth in this Lease. However
(i) movable equipment, trade fixtures, personal property, furniture, or any other items that can be removed without material harm to the Improvements will remain Tenant’s property; and (ii) any racks installed by Tenant (collectively,
“Tenant Owned Property”) shall not become the property of Landlord but shall be removed by Tenant upon the expiration or earlier termination of this Lease. All Tenant Owned Property shall be removed from the Premises at Tenant’s sole
cost and expense at the expiration or sooner termination of this Lease. When granting consent for any Alterations that require Landlord’s consent, Landlord shall indicate whether it will require the removal of those Alterations at the
expiration or earlier termination of the Lease. Prior to making any Alterations not requiring Landlord’s consent, Tenant may request that Landlord notify Tenant whether Landlord requires Tenant to remove that Alteration prior to expiration or
earlier termination of the Lease. Tenant shall remove those Alterations that Landlord requested be removed under the prior two sentences at the expiration or earlier termination of the Lease. Tenant shall repair at its sole cost and expense all
damage caused to the Premises or the Building by removal of any Alterations that Tenant is required to remove or Tenant Owned Property. Landlord may remove any Tenant Owned Property or Alterations that Tenant is required but fails to remove at the
expiration or earlier termination of the Lease and Tenant shall pay to Landlord the reasonable cost of removal. Tenant’s obligations under this Section shall survive the expiration or earlier termination of this Lease. 

9. Repairs and Other Work. 
 9.1 Tenant’s Obligations. 

  

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 9.1.1 Tenant shall maintain in good, clean and sanitary order and condition the Premises,
including without limiting the generality of the foregoing, all plumbing, heating, air conditioning, ventilating, electrical, lighting facilities and equipment within the Premises, fixtures, interior walls, ceilings, decking, floors, windows, doors,
plate glass and skylights located within the Premises, and signs (except Landlord’s signs, if any) located on the Premises. 
 9.1.2 Landlord shall deliver the HVAC Systems which service the Building (collectively, the “HVAC Systems”) in good working order as of the Commencement Date. Tenant shall enter into a
preventative maintenance contract for the HVAC Systems on terms and with a provider reasonably acceptable to Landlord, which contract shall call for quarterly maintenance, inspection and repair of such HVAC Systems (“HVAC Contract”). For
any calendar year, Tenant shall be responsible for the cost of replacing the HVAC Systems (or any major component thereof) up to $2,500 per HVAC System with a maximum replacement cost of $7,500 for all HVAC Systems (the “HVAC Cap”) in such
year. Landlord shall be responsible for paying the replacement cost of such HVAC System in excess of the HVAC Cap (such costs being, the “Excess HVAC Costs”), provided such Excess HVAC Costs shall be amortized over the useful life of such
replacement (in accordance with GAAP) at the rate of ten percent (10%) per annum (or such other market rate as may be payable by Landlord on funds borrowed for the purpose of funding the replacement) and reimbursed to Landlord by Tenant as
Additional Rent on or prior to the first day of each calendar month after such replacement is performed by Landlord. Notwithstanding the foregoing, if the replacement of the particular HVAC System constitutes a Tenant Necessitated Repair, then
Tenant shall be responsible for reimbursing Landlord for the entire cost of the replacement of the HVAC System promptly upon demand by Landlord. 
 9.1.3 Provided that Tenant maintains the HVAC Contract and the replacement(s) are not the result of a Tenant Necessitated Repair, for any calendar year, Landlord shall be responsible for the replacement
cost of such HVAC System in excess of the HVAC Cap (such costs being, the “Excess HVAC Costs”), which Excess HVAC Costs shall be amortized over the useful life of such replacement (in accordance with GAAP) at the rate of ten percent
(10%) per annum (or such other market rate as may be payable by Landlord on funds borrowed for the purpose of funding the replacement) and reimbursed to Landlord as Additional Rent on or prior to the first day of each calendar month after such
replacement is performed by Landlord. 
 9.1.4 Tenant will not overload the electrical wiring serving the Premises or within
the Premises, and will install at its expense, subject to the provisions of this Lease, any additional electrical wiring which may be required in connection with Tenant’s apparatus. 

9.1.5 Tenant will repair, at its expense, any damage to the Premises, arising out of Tenant’s use or occupancy thereof, including
damage caused by bringing into the Premises any property for Tenant’s use or by the installation or removal of such property, all regardless of fault, or by whom such damage shall be caused, unless caused by Landlord, its agents, employees, or
contractors; and in default of such repairs by Tenant, Landlord may make the same and Tenant agrees to pay to Landlord, upon Landlord’s demand, as Additional Rent, the reasonable cost thereof. 

  

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 9.2 Conditions Applicable to Repairs and Other Work. All repairs, replacements and
reconstruction (including, without limitation, all Alterations) made by or on behalf of Tenant shall be made and performed: (a) at Tenant’s cost and expense and at such time and in such manner as Landlord may reasonably designate,
(b) by contractors or mechanics reasonably approved by Landlord, (c) at least equal in quality of materials and workmanship to the original work or installation, (d) in accordance with such reasonable requirements as Landlord may
impose with respect to insurance to be obtained by Tenant in connection with the proposed work, (e) in accordance with all applicable laws and regulations of governmental authorities having jurisdiction over the Premises, and (f) Tenant
shall provide Landlord with as built drawings of such Alterations. 
 9.3 Landlord’s Obligations. Landlord shall at
its sole cost and expense, maintain, repair and/or replace, as necessary, the structure of the Building, the structural elements of the roof, the roof membrane, slab, foundation and exterior walls of the Building, the sub grade sewer and plumbing
lines (all such repairs and maintenance (the “Landlord Maintenance”), but not replacements, to be reimbursed as Operating Expenses), except to the extent such is part of any Alterations. Provided, however, if any such work, maintenance,
repairs or replacements are required as a result of the negligence or misconduct of Tenant or any Tenant Parties, Tenant’s failure to repair and maintain the Premises or the misuse of the Premises by Tenant or the Tenant Parties (any of the
foregoing, a “Tenant Necessitated Repair”), Tenant shall reimburse Landlord for all reasonable costs paid or incurred by Landlord for such work upon demand as Additional Rent. Landlord shall also be responsible for the performance of
landscaping and snow removal and repairs and maintenance of the exterior parking areas, sidewalks and truck courts provided that the cost of such activities shall be reimbursable as Operating Expenses. In addition, Landlord, at its sole expense,
shall perform any replacements to (a) the sprinkler systems and (b) parking lot, in either instance, the cost of which is in excess of $10,000 per year (such excess costs being the “Replacement Costs”); provided, however, that
Tenant shall reimburse Landlord for the Replacement Costs amortized over its useful life in accordance with GAAP, together with interest on the unamortized balance(s) at the rate of ten percent (10%) per annum or such other market rate as may
be payable by Landlord on funds borrowed for the purpose of funding the Replacement Costs, as Additional Rent on or prior to the first day of each calendar month after such replacement is performed by Landlord In addition to the foregoing
obligations, Landlord shall be responsible, at its expense, for correcting (i) any latent defects throughout the Term and (ii) deferred maintenance throughout the first twelve (12) months of the Term. For the avoidance of ambiguity,
Tenant shall be responsible for any replacement costs of the sprinkler systems or parking lot, in either instance, the cost of which are less than $10,000 per year and shall reimburse Landlord within twenty (20) days after receipt of an invoice
therefor from Landlord. 
 10. Liens. Tenant shall keep the Premises and the Property free from any liens arising out of
any work performed or material furnished to or for the Premises by or for Tenant. If Tenant shall not, within thirty (30) days following notice of the imposition of any such lien, cause same to be released of record by payment or posting of a
bond satisfactory to Landlord, Landlord, in addition to all other remedies provided under this Lease and by law, shall have the right (but not the obligation) to cause the lien to be released by such means as Landlord shall deem proper, including,
without limitation, payment of the claim giving rise to such lien. All such sums reasonably paid by Landlord and all expenses incurred by it in connection therewith shall be considered Additional Rent and shall be payable by Tenant within ten
(10) days after receipt of written demand. 

  

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 11. Subordination. 

11.1 Provided Tenant is provided with a commercially reasonable subordination, nondisturbance and attornment agreement
(“SNDA”), this Lease shall be subject and subordinate at all times to (a) all ground leases or underlying leases that may now exist or hereafter be executed affecting the Premises or any portion thereof, (b) the lien of any
mortgage, deed of trust or other security instrument that may now exist or hereafter be executed in any amount for which the Premises or any portion thereof, any ground leases or underlying leases, or Landlord’s interest or estate therein is
specified as security, and (c) all modifications, renewals, supplements, consolidations and replacements thereof. If any ground lease or underlying lease terminates for any reason or any mortgage, deed of trust or other security instrument is
foreclosed or a conveyance in lieu of foreclosure is made for any reason, Tenant, notwithstanding any subordination, shall attorn to and become the tenant of the successor in interest to Landlord at the option of such successor in interest. The
provisions of this Section shall be self operative and no further instrument shall be required to effect the provisions of this Section. The form of Subordination, Non-Disturbance and Attornment Agreement attached hereto as Schedule 1 shall
be deemed reasonable for all relevant purposes, and Landlord shall use reasonable efforts deliver the same with respect to all current lenders within thirty (30) days of execution of this Lease. 

11.2 If any mortgage is foreclosed, or Landlord’s interest under this Lease is conveyed or transferred in lieu of foreclosure:
neither the mortgagee nor any person or entity acquiring title to the Premises as a result of foreclosure or trustee’s sale, nor any successor or assign of either of the foregoing, shall be (i) liable for any default by Landlord,
(ii) bound by or liable for any payment of Rent which may have been made more than thirty (30) days before the due date of such installment, (iii) subject to any defense or offset which Tenant may have to the payment of Rent or other
performance under this Lease arising from any default by Landlord, or (iv) bound by any amendment or modification to this Lease made without the consent of such mortgagee if such mortgagee’s consent thereto is required. 

11.3 Within ten (10) business days following request by Landlord, Tenant agrees to execute any documents reasonably required to
effectuate the foregoing subordination or such other reasonable and customary SNDA submitted by Landlord to Tenant, which documents may contain such other terms as any mortgagee or prospective mortgagee may reasonably require, or to make this Lease
prior to the lien of any mortgage, deed of trust or underlying lease, as the case may be. 
 11.4 Tenant agrees to
simultaneously give to any party holding a mortgage encumbering the Building (provided Tenant has been advised of such party), by registered or certified mail, a copy of any notice of default served upon Landlord provided Tenant has been notified in
writing of the names and addresses of such mortgagee(s) and such parties shall have the same cure rights as Landlord has under this Lease. 

  

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 12. Inability to Perform. If, by reason of acts of God, governmental restrictions,
strikes, labor disturbances, shortages of materials or supplies, actions or inactions of governmental authorities or any other cause or event beyond Landlord’s or Tenant’s reasonable control (collectively, “Force Majeure
Events”), Landlord or Tenant is unable to furnish or is delayed in furnishing any utility or service required to be furnished by either party under the provisions of this Lease, or either party hereto is unable to perform or make or is delayed
in performing or making any installations, decorations, repairs, alterations, additions or improvements required to be performed or made under this Lease, no such inability or delay shall impose any liability upon such non-performing party or
provide the other party with any right to offset, deduction or abatement of Rent by reason of inconvenience or annoyance to such other party, or otherwise. The terms of this Section 12 shall not be applicable to or excuse any failing on the
part of Tenant to satisfy Tenant’s obligations to pay Rent or other required payments to Landlord. 
 13.
Destruction. 
 13.1 Repair. Subject to the provisions of Sections 13.2, 13.3 and 13.4 below, if any portion of
the Building is damaged by fire, earthquake, flood or other casualty, Landlord shall proceed immediately to make such repairs in accordance with Section 13.4. 
 13.2 Tenant’s Right to Terminate. If such damage causes more than fifty percent (50%) of the Premises to be untenantable by Tenant and, in the reasonable estimate of an independent
architect or contractor, such damage cannot be repaired within nine (9) months after the date of the event causing such damage (under a normal construction schedule not requiring the payment of overtime or premium), or if such damage occurs
during the last twelve (12) months of the Term, Tenant may terminate this Lease by delivery of written notice to Landlord within thirty (30) days after the date on which such architect or contractor’s estimate is delivered to Tenant
by Landlord. Upon termination, Rent shall be apportioned as of the date of the damage and, provided Tenant is not in default, all prepaid Rent shall be repaid to Tenant. Landlord agrees to provide Tenant with such estimate within thirty
(30) days after Landlord has received written notice of such casualty. 
 13.3 Landlord’s Right to Terminate.
If (i) the cost to repair damage to or destruction of the Premises exceeds fifty (50%) of replacement cost of the Building and other improvements on the Premises for a casualty of the type covered by the insurance required to be carried
under Section 14.5, or (ii) the Premises is damaged by a casualty not of the type covered by the insurance required to be carried under Section 14.5 and the amount by which the cost to repair such damage exceeds available insurance
proceeds, if any, is greater than fifteen (15%) of the then replacement cost of the Building and other improvements on the Premises, or (iii) such damage cannot be repaired within nine (9) months after the casualty (under a normal
construction schedule not requiring the payment of overtime or premium), Landlord may terminate this Lease on twenty (20) days notice to Tenant by delivery of written notice to Tenant within forty-five (45) days after the date of the
casualty. Upon termination, Rent shall be apportioned as of the date of the damage and all prepaid Rent shall be repaid to Tenant (less the amount necessary to cure any monetary default of Tenant under this Lease existing as of the date of
termination). 

  

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 13.4 Extent of Repair Obligations. If this Lease is not terminated, Landlord’s
repair obligation shall extend to the structure of the Building and all improvements (except those constructed or installed by Tenant, if any and the Tenant Owned Property) in the Premises at the date possession of the Premises was delivered to
Tenant, and Tenant shall repair all other portions of the Premises (including, without limitation, Alterations and Tenant Owned Property). All such repairs shall be performed in a good and workmanlike manner, with due diligence, and shall restore
the items repaired to substantially the same usefulness and construction as existed immediately before the damage. All work by Tenant shall be performed in accordance with the requirements of Section 9.2 above. In the event of any termination
of this Lease, the proceeds from any insurance paid by reason of damage to or destruction of the Premises or any portion thereof, or any other element, component or property insured by Landlord (exclusive of proceeds for damage to Tenant Owned
Property), shall belong to and be paid to Landlord. 
 13.5 Adjustment of Rent. If a casualty renders all or part of the
Premises untenantable, Rent shall proportionately abate commencing on the date of the casualty and ending when the Premises are delivered to Tenant with Landlord’s restoration obligation substantially complete. The extent of the abatement shall
be based upon the portion of the Premises rendered untenantable, inaccessible or unfit for use in a reasonable business manner for the purposes stated in this Lease. 
 13.6 Mutual Waiver of Subrogation. Notwithstanding anything to the contrary in this Lease, Landlord and Tenant mutually waive their respective rights of recovery against each other and each
other’s officers, directors, constituent partners, agents and employees, and Tenant waives such rights against each lessor under any ground or underlying lease and each lender under any mortgage or deed of trust or other lien encumbering the
Premises or any portion thereof or interest therein, to the extent any loss is or would be covered by fire, extended coverage, and other property insurance policies required to be carried under this Lease or otherwise carried by the waiving party,
and the rights of the insurance carriers of such policy or policies to be subrogated to the rights of the insured under the applicable policy. Each party shall cause its insurance policy to be endorsed to evidence compliance with such waiver.

 14. Insurance. 
 14.1 Insurance on Tenant’s Property. Tenant shall procure at its cost and expense and keep in effect during the Term insurance coverage for special form of physical loss or damage insuring the
full replacement value of Alterations, Tenant’s trade fixtures, furnishings, equipment, plate glass, signs and all other items of Tenant Owned Property and other personal property of Tenant. Landlord shall not be liable for any damage or
damages of any nature whatsoever to persons or property caused by explosion, fire, theft or breakage, vandalism, falling plaster, by sprinkler, drainage or plumbing systems, or air conditioning equipment, by the interruption of any public utility or
service, by steam, gas, electricity, water, rain or other substances leaking, issuing or flowing into any part of the Premises or by natural occurrence, acts of the public enemy, riot, strike, insurrection, war, court order, requisition or order of
governmental body or authority, it being agreed that Tenant shall be responsible for obtaining appropriate insurance to protect its interests. 

  

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 14.2 Tenant’s Liability Insurance. Tenant shall procure at its cost and expense
and maintain throughout the Term comprehensive commercial general liability insurance applicable to the Premises with a minimum combined single limit of liability of Two Million Dollars ($2,000,000), statutory worker’s compensation insurance,
and employer’s liability insurance with a One Million Dollar ($1,000,000) minimum limit covering all of Tenant’s employees. Such liability insurance shall include, without limitation, products and completed operations liability insurance,
fire and legal liability insurance, and such other coverage as Landlord may reasonably require from time to time. At Landlord’s request Tenant shall increase such insurance coverage to a level that is commercially reasonably required by
Landlord. 
 14.3 Form of Policies. Tenant’s insurance shall be issued by companies authorized to do business in the
State of Ohio. Tenant shall have the right to provide insurance coverage pursuant to blanket policies obtained by Tenant if the blanket policies expressly afford coverage required by this Section 14. All insurance policies required to be
carried by Tenant under this Lease (except for worker’s compensation insurance) shall (i) name Landlord, and any other reasonable number of parties designated by Landlord as additional insureds, (ii) as to liability coverages, be
written on an “occurrence” basis, (iii) provide that Landlord shall receive ten (10) days notice before any cancellation or change in coverage, and (iv) contain a provision that no act or omission of Tenant shall affect or
limit the obligation of the insurer to pay the amount of any loss sustained. Each such policy shall contain a provision that such policy and the coverage evidenced thereby shall be primary and non-contributing with respect to any policies carried by
Landlord. Tenant shall deliver reasonably satisfactory evidence of such insurance to Landlord on or before the Commencement Date, and thereafter at least ten (10) days before the expiration dates of expiring policies. Notwithstanding the
foregoing, if any such insurance expires without having been renewed by Tenant, Landlord shall have the option, in addition to Landlord’s other remedies to procure such insurance for the account of Tenant immediately and without notice to
Tenant, and the cost thereof shall be paid to Landlord as Additional Rent. The limits of the insurance required under this Lease shall not limit liability of Tenant. 
 14.4 Compliance with Insurance Requirements. Tenant shall not do anything, or suffer or permit anything to be done, in or about the Premises that shall invalidate or be in conflict with the
provisions of any fire or other insurance policies covering the Building. Tenant, at Tenant’s expense, shall comply with, and shall cause all occupants of the Premises to comply with, all applicable customary rules, orders, regulations or
requirements of any board of fire underwriters or other similar body. 
 14.5 Landlord’s Insurance. Landlord will
purchase and maintain a standard policy of special form insurance with customary exclusions covering the Building in the full replacement cost of the Building, together with rent loss insurance and windstorm coverage (on a full replacement cost
basis). Landlord will purchase and maintain broad form commercial general liability insurance with a minimum combined single limit of liability of at least Two Million Dollars ($2,000,000), written by companies authorized to do business in the State
of Ohio. All costs of insurance carried by Landlord and referred to in this Section or otherwise will constitute Operating Expenses; provided, however, that Tenant shall not be responsible for any deductible for Landlord’s insurance in excess
of $150,000. 

  

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 15. Eminent Domain. 

15.1 Effect of Taking. If all of the Premises is condemned or taken in any permanent manner before or during the Term for any
public or quasi-public use, or any permanent transfer of the Premises is made in avoidance of an exercise of the power of eminent domain (each of which events shall be referred to as a “taking”), this Lease shall automatically terminate as
of the date of the vesting of title as a result of such taking. If a part of the Premises is so taken, this Lease shall automatically terminate as to the portion of the Premises so taken as of the date of the vesting of title as a result of such
taking. If such portion of the Premises is taken as to render the balance of the Premises unusable by Tenant for the Permitted Use, as reasonably determined by Tenant and Landlord, this Lease may be terminated by Landlord or Tenant, as of the date
of the vesting of title as a result of such taking, by written notice to the other party given within sixty (60) days following notice to Landlord of the date on which said vesting will occur. If this Lease is not terminated as a result of any
taking, Landlord shall restore the Building to an architecturally whole unit; provided, however, that Landlord shall not be obligated to expend on such restoration more than the amount of condemnation proceeds actually received by Landlord.

 15.2 Award. Landlord shall be entitled to the entire award for any taking, including, without limitation, any award
made for the value of the leasehold estate created by this Lease. No award for any partial or entire taking shall be apportioned, and Tenant hereby assigns to Landlord any award that may be made in any taking, together with any and all rights of
Tenant now or hereafter arising in or to such award or any part thereof; provided, however, that nothing contained herein shall be deemed to give Landlord any interest in or to require Tenant to assign to Landlord any separate award made to Tenant
for its relocation expenses, the taking of personal property and fixtures belonging to Tenant, the unamortized value of improvements made or paid for by Tenant or the interruption of or damage to Tenant’s business. 

15.3 Adjustment of Rent. In the event of a partial taking that does not result in a termination of this Lease as to the entire
Premises, Base Rent and Additional Rent shall be equitably adjusted in relation to the portions of the Premises and Building taken or rendered unusable by such taking 
 15.4 Temporary Taking. If all or any portion of the Premises is taken for a limited period of time before or during the Term, this Lease shall remain in full force and effect; provided, however,
that Rent shall abate during such limited period in proportion to the portion of the Premises taken by such taking. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking; provided, however, that
nothing contained herein shall be deemed to give Landlord any interest in or to require Tenant to assign to Landlord any separate award made to Tenant for its relocation expenses, the taking of personal property and fixtures belonging to Tenant, the
unamortized value of improvements made or paid for by Tenant or the interruption of or damage to Tenant’s business. Any temporary taking of all or a portion of the Premises which continues for six (6) months shall be deemed a permanent
taking of the Premises or such portion. 

  

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 16. Assignment; Subleasing. 

16.1 Consent Required. Neither Tenant nor any sublessee or assignee of Tenant, directly or indirectly, voluntarily or by operation
of law, shall sell, assign, encumber, pledge or otherwise transfer or hypothecate all or any part of the Premises or Tenant’s leasehold estate hereunder (each such act is referred to as an “Assignment”), or sublet the Premises or any
portion thereof or permit the Premises to be occupied by anyone other than Tenant (each such act is referred to as a “Sublease”), without Landlord’s prior written consent in each instance. In the case of any proposed Sublease or
Assignment, Landlord’s consent shall not be unreasonably withheld. Any Assignment or Sublease that is not in compliance with this Section 16 shall be void. The acceptance of Rent by Landlord from a proposed assignee, sublessee or occupant
of the Premises shall not constitute consent to such Assignment or Sublease by Landlord. Fifty percent (50%) of the Excess Assignment Consideration which is attributable to this Lease in connection with any Assignment, and fifty percent
(50%) of the Excess Sublease Rent, shall be payable to Landlord as Additional Rent, except that the terms of this sentence shall not apply to any assignment or sublease that is permitted by Section 16.5 below without Landlord’s
consent. The right to such amounts is expressly reserved from the grant of Tenant’s leasehold estate for the benefit of Landlord. 
 16.2 Notice. Any request by Tenant for Landlord’s consent to a specific Assignment or Sublease shall include (a) the name of the proposed assignee, sublessee or occupant, (b) the
nature of the proposed assignee’s sublessee’s or occupant’s business to be carried on in the Premises, (c) a copy of the proposed Assignment or Sublease, and (d) such financial information (in the event of an Assignment) and
such other information as Landlord may reasonably request concerning the proposed assignee, sublessee or occupant or its business. Landlord shall respond in writing, stating the reasons for any disapproval, within fifteen (15) business days
after receipt of all information reasonably necessary to evaluate the proposed Assignment or Sublease. 
 16.3 No
Release. No consent by Landlord to any Assignment or Sublease by Tenant, and no specification in this Lease of a right of Tenant’s to make any Assignment or Sublease, shall relieve Tenant of any obligation to be performed by Tenant under
this Lease, whether arising before or after (a) the Assignment or Sublease or (b) any extension of the Term (pursuant to exercise of an option granted in this Lease). The consent by Landlord to any Assignment or Sublease shall not relieve
Tenant or any successor of Tenant from the obligation to obtain Landlord’s express written consent to any other Assignment or Sublease. 
 16.4 Cost of Processing Request. Tenant shall pay to Landlord the reasonable amount of Landlord’s cost of processing every proposed Assignment or Sublease, including without limitation
reasonable legal review fees and expenses, together with the reasonable amount of all direct and indirect expenses incurred by Landlord arising from any assignee, occupant or sublessee taking occupancy (including, without limitation, security
service, janitorial and cleaning service, and rubbish removal service) up to an amount not to exceed $2,500 in any one instance. 
 16.5 Corporate or Partnership Transfers. Notwithstanding the foregoing, Tenant may assign this Lease to any affiliate or subsidiary of Tenant or in connection with a

  

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merger or other consolidation of Tenant or to a purchaser of all or substantially all of Tenant’s assets and may sublease all or some portion of the Premises to an affiliate or subsidiary of
Tenant without Landlord’s consent provided: (i) Tenant shall remain liable hereunder; and (ii) Tenant provides reasonable prior written notice to Landlord of such Assignment or Sublease. In addition, a sale or transfer of the capital
stock, memberships or interests of Tenant shall not be deemed an Assignment or Sublease hereunder if (1) such sale or transfer occurs in connection with any bona fide financing or capitalization for the benefit of Tenant, or (2) Tenant is,
or as a result of such transfer, becomes a publicly traded corporation. 
 16.6 Assumption of Obligations. Each assignee
or other transferee of Tenant’s interest under this Lease, other than Landlord, shall assume all obligations of Tenant under this Lease and shall be and remain liable jointly and severally with Tenant for the payment of Base Rent and Additional
Rent, and for the performance of all the terms, covenants, conditions and agreements contained in this Lease which are to be performed by Tenant. Each sublessee of all or any portion of the Premises shall agree in writing for the benefit of Landlord
(a) to comply with and agree to the provisions of this Lease, and (b) that such sublease (and all further subleases of any portion of the Premises) shall terminate upon any termination of this Lease, regardless of whether or not such
termination is voluntary. No Assignment or Sublease shall be valid or effective unless the assignee or sublessee or Tenant shall deliver to Landlord a fully-executed counterpart of the Assignment or Sublease and an instrument that contains a
covenant of assumption by the assignee or agreement of the sublessee, reasonably satisfactory in substance and form to Landlord, consistent with the requirements of this Section 16.6. The failure or refusal of the assignee to execute such
instrument of assumption or of the sublessee to execute the agreement described above shall not release or discharge the assignee or sublessee from its obligations that would have been contained in such instrument or agreement, all of which
obligations shall run automatically to such assignee or sublessee. 
 17. Utilities and Services. 

17.1 Utilities. Tenant shall pay directly to the providing utility companies the cost of all utilities consumed at the Premises.

 17.2 Certain Services. Tenant shall contract separately for the provision, at Tenant’s sole cost, of janitorial
service and trash removal for the Premises and Landlord will have no obligation to provide any such services to the Premises. 

17.3 Involuntary Cessation of Services. Landlord reserves the right, without any liability to Tenant and without affecting
Tenant’s covenants and obligations hereunder, to stop service of any or all of the HVAC, electric, sanitary, and other systems serving the Premises, or to stop any other services required by Landlord under this Lease, whenever and for so long
as may be necessary by reason of (i) accidents, emergencies, strikes, or the making of repairs or changes which Landlord, in good faith, deems necessary or (ii) any other cause beyond Landlord’s reasonable control. No such
interruption of service shall be deemed an eviction or disturbance of Tenant’s use and possession of the Premises or any part thereof, or render Landlord liable to Tenant for damages, or relieve Tenant from performance of Tenant’s
obligations under this Lease, including, but not limited to, the obligation to pay Rent; provided, however, that if any interruption of services persists for a period in excess of five (5) consecutive business days Tenant shall, as
Tenant’s sole remedy, be entitled to a proportionate abatement of Rent to the extent, if any, of any actual loss of use of the Premises by Tenant. 

  

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 18. Default. 

18.1 Events of Default by Tenant. Except as otherwise provided in this Lease, the failure to perform or honor any covenant,
condition or other obligation of Tenant or the failure of any representation made by Tenant under this Lease shall constitute a default by Tenant upon expiration of the applicable grace period, if any. Tenant shall have a period of five
(5) days from the date it receives written notice from Landlord that any payment of Rent is due within which to cure any default in the payment of Rent. Except as otherwise provided in Section 19, Tenant shall have a period of thirty
(30) days from the date of written notice from Landlord within which to cure any other default under this Lease; provided, however, that with respect to any default (other than a default which can be cured by the payment of money) that cannot
reasonably be cured within thirty (30) days, the default shall not be deemed to be uncured if Tenant commences to cure within thirty (30) days from Landlord’s notice, continues to prosecute diligently the curing of such default.
Notwithstanding anything contained in this Section 18.1, Landlord shall not be obligated to provide Tenant with notice of substantially similar defaults more than two (2) times in any twelve (12) month period. 

18.2 Remedies. Upon the occurrence of a default by Tenant that is not cured by Tenant within the applicable grace periods
specified in Section 18.1, Landlord shall have all of the following rights and remedies in addition to all other rights and remedies available to Landlord at law or in equity: 

18.2.1 The right to terminate Tenant’s right to possession of the Premises and to recover (i) all Rent which shall have
accrued and remain unpaid through the date of termination; plus (ii) the amount by which the unpaid Rent for the balance of the Term, discounted to present value at the Prime Rate then in effect, shall exceed the then fair rental value of the
Premises for the balance of the Term (assuming reasonable allowance for downtime and free rent prior to the commencement of such fair market rent), similarly discounted, plus (iii) any other amount necessary to compensate Landlord for all the
damages caused by Tenant’s failure to perform its obligations under this Lease (including, without limitation, reasonable attorneys’ and accountants’ fees, costs of alterations of the Premises, interest costs and brokers’ fees
incurred upon any reletting of the Premises). 
 18.2.2 The right to continue the Lease in effect after Tenant’s breach
and recover Rent as it becomes due. Acts of maintenance or preservation, efforts to relet the Premises or the appointment of a receiver upon Landlord’s initiative to protect its interest under this Lease shall not of themselves constitute a
termination of Tenant’s right to possession. 
 18.2.3 The right and power, in accordance with Law, to enter the Premises
and remove therefrom all persons and property, to store such property in a public warehouse or elsewhere at the cost of and for the account of Tenant, and to sell such property and apply the proceeds therefrom pursuant to applicable law. In such
event, Landlord may from time to time sublet the Premises or any part thereof for such term or terms (which may extend beyond the Term) and at such rent and such other terms as Landlord in its sole discretion may

  

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deem advisable, with the right to make alterations and repairs (in character substantially similar to those commonly made in warehouse and distribution facilities in the Obetz, Ohio area) to the
Premises. Upon each such subletting, rents received from such subletting shall be applied by Landlord, first, to payment of any costs of such subletting (including, without limitation, reasonable attorneys’ and accountants’ fees, costs of
alterations of the Premises, interest costs, and brokers’ fees) and of any such alterations and repairs; second, to payment of Base Rent and Additional Rent due and unpaid hereunder; and the residue, if any, shall be held by Landlord and
applied in payment of future Base Rent and Additional Rent as they become due. If any rental or other charges due under such sublease shall not be promptly paid to Landlord by the sublessees, or if such rentals received from such subletting during
any month are less than Base Rent and Additional Rent to be paid during that month by Tenant, Tenant shall pay any such deficiency to Landlord the costs of such subletting (including, without limitation, attorneys’ and accountants’ fees,
costs of alterations of the Premises, interest costs and brokers’ fees), and any other amounts due Landlord under this Section 18.2. Such deficiency shall be calculated and paid monthly. No taking possession of the Premises by Landlord
shall be construed as an election on its part to terminate this Lease unless a written notice of such intention is given to Tenant. Landlord’s subletting the Premises without termination shall not constitute a waiver of Landlord’s right to
elect to terminate this Lease for such previous breach. 
 18.2.4 The right to have a receiver appointed for Tenant, upon
application by Landlord, to take possession of the Premises, to apply any rental collected from the Premises and to exercise all other rights and remedies granted to Landlord pursuant to this Section. 

18.2.5 The right to specific performance of any or all of Tenant’s obligations under, and to damages for delay in or failure of
such performance. 
 18.2.6 Landlord shall use reasonable efforts to mitigate damages resulting from a default by Tenant, as
required by applicable law. 
 18.3 Remedies Cumulative. The exercise of any remedy provided by law or the provisions of
this Lease shall not exclude any other remedies unless they are expressly excluded by this Lease. Tenant hereby waives any right of redemption or relief from forfeiture following termination of, or exercise of any remedy by Landlord with respect to,
this Lease. 
 18.4 Events of Default by Landlord and Tenant’s Remedies. The failure by Landlord to observe or
perform any of the covenants, conditions, or provisions of this Lease to be observed or performed by Landlord, where such failure shall continue for a period of thirty (30) days after written notice thereof by Tenant to Landlord, shall be
deemed to be a default by Landlord under this Lease; provided, however, that if the nature of Landlord’s default is such that more than thirty (30) days are reasonably required for its cure, then Landlord shall not be deemed to be in
default if Landlord commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion, In the event of a default by Landlord beyond applicable cure periods, Tenant shall have the right, at its
election, to: (a) sue for damages sustained by reason of the default; or (b) perform the obligations described in the notice in which case Landlord shall reimburse Tenant for the reasonable cost of the performance of such obligations
within thirty (30) days after Tenant’s submission of an invoice therefor. If Tenant elects to proceed under clause (b) above, then the Landlord’s default shall be deemed to

  

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have been cured when Tenant’s expense has been reimbursed in full. In the event Tenant commences a suit for damages sustained by reason of a Landlord Default and prevails in such suit and
obtains a final, non-appealable judgment with respect to such suit, Tenant may then set-off the amount of such judgment against the amounts due to Landlord under this Lease. Tenant shall have no other right to set-off. 

18.5 Limitation of Landlord’s Liability. None of Landlord’s covenants, undertakings or agreements under this Lease is
made or intended as personal covenants, undertakings or agreements by Landlord, or by any of Landlord’s shareholders, directors, officers, trustees or constituent partners. All liability for damage or breach or nonperformance by Landlord shall
be collectible only out of Landlord’s interest from time to time in the Premises, and no personal liability is assumed by nor at any time may be asserted against Landlord or any of Landlord’s shareholders, directors, officers, trustees or
constituent partners. 
 18.6 Transfer of Landlord’s Interest. Upon the sale or other conveyance or transfer of
Landlord’s interest in the Premises, the transferor shall be relieved of all covenants and obligations of Landlord arising under this Lease from and after the closing of such sale, conveyance or transfer, provided the transferee assumes the
obligations of Landlord under this Lease from and after the date of transfer and Landlord transfers the Security Deposit thereto. 
 19. Insolvency or Bankruptcy. The occurrence of any of the following shall, at Landlord’s option, constitute a breach of this Lease by Tenant: (i) the appointment of a receiver to take
possession of all or substantially all of the assets of Tenant or the Premises, (ii) an assignment by Tenant for the benefit of creditors, (iii) any action taken or suffered by Tenant under any insolvency, bankruptcy, reorganization,
moratorium or other debtor relief act or statute, whether now existing or hereafter amended or enacted, (iv) the filing of any voluntary petition in bankruptcy by Tenant, or the filing of any involuntary petition by Tenant’s creditors,
which involuntary petition remains undischarged for a period of ninety (90) days, (v) 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 sixty (60) days after the levy thereof, (vi) the admission of Tenant in writing of its inability to pay its debts as they become due, (vii) the filing by Tenant of any answer
admitting or failing timely to contest a material allegation of a petition filed against Tenant in any proceeding seeking reorganization, arrangement, composition, readjustment, liquidation or dissolution of Tenant or similar relief, (viii) if
within sixty (60) days after the commencement of any proceeding against Tenant seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or
regulation, such proceeding shall not have been dismissed, or (ix) the occurrence of any of the foregoing with respect to any guarantor of Tenant’s Obligations under this Lease. Upon the occurrence of any such event or at any time
thereafter, Landlord may elect to exercise any of its remedies under Section 18 above or any other remedy available at law or in equity. In no event shall this Lease be assigned or assignable by operation of law or by voluntary or involuntary
bankruptcy proceedings or otherwise, and in no event shall this Lease or any rights or privileges under this Lease be an asset of Tenant under any bankruptcy, insolvency or reorganization proceedings. If, upon the occurrence of any of the events
enumerated above, under applicable law Tenant or the trustee in bankruptcy has the right to affirm this Lease and continue to perform the obligations of Tenant under this Lease, Tenant or such trustee, in such time period as may be permitted by the

  

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bankruptcy court having jurisdiction, shall cure all defaults of Tenant outstanding under this Lease 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. Notwithstanding the provisions of Section 18.1, there shall be no cure periods for any breach or default under this
Section 19 except as expressly provided in this Section 19. 
 20. Fees and Expenses; Indemnity; Payment.

 20.1 Landlord’s Right to Remedy Defaults. If Tenant shall default in the performance of any of its obligations
under this Lease after notice and expiration of the applicable cure period, Landlord, at any time thereafter and without additional notice, may remedy such default for Tenant’s account and at Tenant’s reasonable expense, without waiving
any other rights or remedies of Landlord with respect to such default. Notwithstanding the foregoing, Landlord shall have the right to cure any failure by Tenant to perform any of its obligations under this Lease without notice to Tenant if such
failure results in an immediate threat to life or safety of any person. Notwithstanding anything contained in this Lease, Landlord shall not be liable for, and there shall be no abatement of Rent with respect to, any injury to or interference with
Tenant’s business arising from the exercise by Landlord of its rights under this Section 20.1. 
 20.2
Indemnity. Tenant shall indemnify, defend and hold Landlord harmless from and against any and all claims, losses, costs, liabilities, damages and expenses including, without limitation, penalties, fines and reasonable attorneys’ fees, to
the extent incurred in connection with or arising from the use or occupancy or manner of use or occupancy of the Premises or any injury or damage caused by Tenant, Tenant Parties or any person occupying the Premises through Tenant. Landlord shall
indemnify, defend and hold Tenant harmless from and against any and all claims, losses, costs, liabilities, damages and expenses including, without limitation, penalties, fines and reasonable attorneys’ fees, to the extent incurred in
connection with or arising from (a) any injury or damage caused by any negligent or willful acts of any or all of Landlord and (b) the presence of Hazardous Substances introduced in, on, under or about the Premises prior to the
Commencement Date or as a result of the actions of Landlord or its agents, employees, representatives or contractors. Nothing contained in this Section 20.2 shall be deemed to exculpate Landlord from, or indemnify Landlord for, Landlord’s
negligent or willful acts or omissions. The terms of this Section 20.2 shall survive the expiration or sooner termination of this Lease for two (2) years thereafter (the “Survival Period”); provided, however, if Landlord
commences an action against Tenant pursuant to this Section 20.2 prior to the expiration of the Survival Period, then the terms of this Section 20.2 shall survive until the earlier to occur of the date on which (i) Landlord and Tenant
enter into a written settlement agreement with respect to the action or (ii) a court of competent jurisdiction renders a final, non-appealable judgment with respect to such action. 

20.3 Interest on Past Due Obligations. Unless otherwise specifically provided herein, any amount due from Tenant to Landlord under
this Lease which is not paid within ten (10) days after written notice from Landlord shall bear interest from the due date until paid at the Default Rate. 

  

- 31 - 

 21. Access to Premises. Landlord reserves for itself and its agents, employees and
independent contractors the right to enter the Premises upon at least twenty-four (24) hours notice to inspect the Premises, to supply any service to be provided by Landlord to Tenant, to prospective purchasers, mortgagees, beneficiaries or (no
earlier than twelve (12) months prior to the expiration of this Lease) tenants, to post notices of nonresponsibility, to determine whether Tenant is complying with its obligations under this Lease, and to alter, improve or repair the Premises
or any other portion of the Building. Landlord’s right to enter the Premises shall include the right to grant reasonable access to the Premises to governmental or utility employees. Landlord may erect, use and maintain scaffolding, pipes,
conduits and other necessary structures in and through the Premises or any other portion of the Building where reasonably required by the character of the work to be performed in making repairs or improvements, provided that the entrance to the
Premises shall not be blocked or access interfered with thereby, and that there is no unreasonable interference with the business of Tenant. In the event of an emergency, Landlord shall have the right to enter the Premises at any time on oral
notice. Except to the extent caused by Landlord’s negligence or willful misconduct, Tenant waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of
the Premises, any right to abatement of Rent, or any other loss occasioned by Landlord’s exercise of any of its rights under this Section 21. Any entry to the Premises or portions thereof obtained by Landlord in accordance with this
Section 21 shall not be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction, actual or constructive, of Tenant from the Premises or any portion thereof. Landlord shall perform any work
pursuant to this Section 21 in a manner designed to cause as little interference with Tenant’s use of the Premises as is reasonably practical, provided, however, that Landlord and Tenant shall cooperate as to the timing and staging of any
such work. To the extent reasonably practicable, any entry shall occur during normal business hours. 
 22. Notices.
Except as otherwise expressly provided in this Lease, any payment required to be made and any bills, statements, notices, demands, requests or other communications given or required to be given under this Lease shall be effective only if rendered or
given in writing, sent by personal delivery, registered or certified mail, return receipt requested, or by overnight courier service, addressed (a) to Tenant at Tenant’s Address, (b) to Landlord at Landlord’s Address, or
(c) to such other address as either Landlord or Tenant may designate as its new address for such purpose by notice given to the other in accordance with the provisions of this Section 22. Any such bill, statement, notice, demand, request
or other communication shall be deemed to have been rendered or given on the date of receipt or refusal to accept delivery. 

23. No Waiver. Neither this Lease nor any term or provision of this Lease may be waived, and no breach thereof shall be waived,
except by a written instrument signed by the party against which the enforcement of the waiver is sought. No failure by Landlord or Tenant to insist upon the strict performance of any obligation of the other party under this Lease or to exercise any
right, power or remedy consequent upon a breach thereof, no acceptance of full or partial Base Rent or Additional Rent during the continuance of any such breach, no course of conduct between Landlord and Tenant, and no acceptance of the keys or to
possession of the Premises before the termination of the Term by Landlord or any employee of Landlord shall constitute a waiver of any such breach or a waiver or modification of any term, covenant or condition of this Lease or operate as a surrender
of this Lease. No waiver of any breach shall 

  

- 32 - 

 
affect or alter this Lease, but each and every term, covenant and condition of this Lease shall continue in full force and effect with respect to any other then-existing or subsequent breach
thereof. No payment by Tenant or receipt by Landlord of a lesser amount than the aggregate of all Base Rent and Additional Rent then due under this Lease shall be deemed to be other than on account of the first items of such Base Rent and Additional
Rent then accruing or becoming due, unless Landlord elects otherwise. No endorsement or statement on any check and no letter accompanying any check or other payment of Base Rent or Additional Rent in any such lesser amount and no acceptance by
Landlord of any such check or other payment shall constitute an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Base Rent or Additional Rent or to pursue
any other legal remedy. 
 24. Estoppel Certificates. Either party, at any time and from time to time, within ten
(10) business days after written request from the other, shall execute, acknowledge and deliver to the other party, addressed (at Landlord’s request) to the other party and any prospective purchaser, ground or underlying lessor or
mortgagee or beneficiary of any part of the Premises, an estoppel certificate in form and substance reasonably designated by the other party. It is intended that any such certificate may be relied upon by the party receiving the same and any
prospective purchaser, investor, ground or underlying lessor or mortgagee or beneficiary of all or any part of the Premises. 

25. Rules and Regulations. Tenant shall faithfully observe and comply with and cause all of its employees and invitees to observe
and comply with all reasonable non-discriminatory rules and regulations which may from time to time be put into effect by Landlord written notice of which is given to Tenant. In the event of any conflict between any such rule or regulation and this
Lease, this Lease shall govern. 
 26. Tenant’s Taxes. In addition to all other sums to be paid by Tenant under this
Lease, Tenant shall pay, before delinquency, any and all taxes levied or assessed during the Term, whether or not now customary or within the contemplation of the parties, (a) upon, measured by or reasonably attributable to Tenant’s
improvements, equipment, furniture, fixtures and other personal property located in the Premises, (b) upon or measured by Base Rent or Additional Rent, or both, payable under this Lease, including without limitation any sales, gross receipts or
excise tax levied upon or measured by Base Rent or Additional Rent by any governmental body having jurisdiction with respect to the receipt of such rental; (c) upon or with respect to the possession, leasing, operation, management, maintenance,
alteration, repair, use or occupancy by Tenant of the Premises or any portion thereof; or (d) upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. Tenant shall
reimburse Landlord within thirty (30) days of written demand for any and all such taxes paid or payable by Landlord (other than state and federal personal or corporate income taxes measured by the net income of Landlord from all sources).
Notwithstanding anything to the contrary in this Section 26, Tenant shall have the right to contest any taxes payable by Tenant under this Section provided that Tenant, at its sole cost and expense, diligently undertakes and pursues any such
contest in appropriate proceedings, indemnifies Landlord against and holds Landlord harmless from all loss or damages that Landlord shall suffer by reason of such contest, and does not permit any lien to be placed on the Building or any part thereof
or interest therein. 

  

- 33 - 

 27. Miscellaneous. 

27.1 Annual Financial Statement. Within ten (10) days following the request of Landlord, at any time during the Term that
Tenant is not a “publicly traded company” (i.e., ownership interests are listed on a public securities exchange) (but not more often than once per calendar year), then Tenant shall furnish to Landlord a financial statement, in form and
substance satisfactory to Landlord, showing the complete results of such entity’s operations for the most recent fiscal year for which such financial statement is available, certified as true and correct by a certified public accountant (or the
officer of Tenant with primary responsibility as to financial matters if Tenant’s financial statements are not audited or reviewed by a certified public accountant) and prepared in accordance with generally accepted accounting principles
applied on a consistent basis from year to year. 
 27.2 References. All personal pronouns used in this Lease, whether
used in the masculine, feminine or neuter gender, shall include all other genders; the singular shall include the plural, and vice versa. The use herein of the word “including” or “include” when following any general statement,
term or matter shall not be construed to limit such statement, term or matter to the specific items or matters set forth immediately following such word or to similar items or matters, whether or not non-limiting language (such as “without
limitation”, or “but not limited to,” or words of similar import) is used with reference thereto. All references to “mortgage” and “mortgagee” shall include deeds of trust and beneficiaries under deeds of trust,
respectively. All Exhibits referenced and attached to this Lease are incorporated in this Lease by this reference. The captions preceding the Sections and Sections of this Lease have been inserted solely as a matter of convenience, and such captions
in no way define or limit the scope or intent of any provision of this Lease. 
 27.3 Relocation. Intentionally
deleted. 
 27.4 Successors and Assigns. The terms, covenants and conditions contained in this Lease shall bind and
inure to the benefit of Landlord and Tenant and, except as otherwise provided herein, their respective personal representatives and successors and assigns; provided, however, that upon the sale, assignment or transfer by Landlord (or by any
subsequent Landlord) of its interest in the Building as owner or lessee, including, without limitation, any transfer upon or in lieu of foreclosure or by operation of law, Landlord (or subsequent Landlord) shall be relieved from all subsequent
obligations or liabilities under this Lease, and all obligations subsequent to such sale, assignment or transfer (but not any obligations or liabilities that have accrued prior to the date of such sale, assignment or transfer) shall be binding upon
the grantee, assignee or other transferee of such interest. Any such grantee, assignee or transferee, by accepting such interest, shall be deemed to have assumed such subsequent obligations and liabilities. 

27.5 Severability. If any provision of this Lease or the application thereof to any person or circumstance shall, to any extent,
be invalid or unenforceable, the remainder of this Lease, or the application of such provision to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each provision of this Lease
shall remain in effect and shall be enforceable to the full extent permitted by law. 

  

- 34 - 

 27.6 Construction. This Lease shall be governed by and construed in accordance with
the laws of the State in which the Building is located, without regard for such State’s choice of law requirements. 
 27.7
Integration. The terms of this Lease (including, without limitation, the Exhibits to this Lease) are intended by the parties as a final expression of their agreement with respect to such terms as are included in this Lease and may not be
contradicted by evidence of any prior or contemporaneous agreement, arrangement, understanding or negotiation (whether oral or written). The parties further intend that this Lease constitutes the complete and exclusive statement of its terms, and no
extrinsic evidence whatsoever may be introduced in any judicial proceeding involving this Lease. Neither Landlord nor Landlord’s agents have made any representations or warranties with respect to the Premises, the Building or this Lease except
as expressly set forth herein. The language in all parts of this Lease shall in all cases be construed as a whole and in accordance with its fair meaning and not construed for or against any party by reason of such party having drafted such
language. 
 27.8 Surrender. Upon the expiration or sooner termination of the Term, Tenant will quietly and peacefully
surrender to Landlord the Premises in the condition in which they are required to be kept as provided in this Lease, ordinary wear and tear, casualty damage and Landlord’s repair obligations as expressly provided hereunder excepted. 

27.9 Quiet Enjoyment. Upon Tenant paying the Base Rent and Additional Rent and performing all of Tenant’s obligations under
this Lease, Tenant may peacefully and quietly enjoy the Premises during the Term as against all persons or entities claiming by, through or under Landlord subject, however, to the provisions of this Lease and to any mortgages or deeds of trust or
ground or underlying leases referred to in Section 11. 
 27.10 Holding Over. If Tenant shall hold over after the
expiration of the Term, Tenant shall pay one hundred fifty percent (150%) of the Base Rent payable during the final full month of the Term (exclusive of abatements, if any), together, in either period, with an amount reasonably estimated by
Landlord for the monthly Additional Rent payable under this Lease, and shall otherwise be on the terms and conditions herein specified so far as applicable (but expressly excluding all renewal or extension rights). No holding over by Tenant after
the Term shall operate to extend the Term. Any holding over with Landlord’s written consent shall be construed as a tenancy at sufferance or from month to month, at Landlord’s option. Any holding over without Landlord’s written
consent shall entitle Landlord to reenter the Premises as provided in Section 18, and to enforce all other rights and remedies provided by law or this Lease. 
 27.11 Time of Essence. Time is of the essence of each and every provision of this Lease. 
 27.12 Broker’s Commissions. Each party represents and warrants to the other that it has not entered into any agreement or incurred or created any obligation which might require the other party
to pay any broker’s commission, finder’s fee or other commission or fee relating to the leasing of the Premises, other than the Broker referenced herein. Landlord shall pay Broker pursuant to the terms of a separate agreement between
Landlord and the Broker. 

  

- 35 - 

 
Each party shall indemnify, defend and hold harmless the other and the other’s constituent partners and their respective officers, directors, shareholders, agents and employees from and
against all claims for any such commissions or fees made by anyone claiming by or through the indemnifying party. 
 27.13 No
Merger. The voluntary or other surrender or termination of this Lease by Tenant, or a mutual cancellation hereof shall not work a merger, but, at Landlord’s sole option, shall either terminate all existing subleases or subtenancies or shall
operate as an assignment to Landlord of all such subleases or subtenancies. 
 27.14 Survival. All of Tenant’s and
Landlord’s covenants and obligations contained in this Lease which by their nature might not be fully performed or capable of performance before the expiration or earlier termination of this Lease shall survive such expiration or earlier
termination. No provision of this Lease providing for termination in certain events shall be construed as a limitation or restriction of Landlord’s or Tenant’s rights and remedies at law or in equity available upon a breach by the other
party of this Lease. 
 27.15 Amendments. No amendments or modifications of this Lease or any agreements in connection
therewith shall be valid unless in writing duly executed by both Landlord and Tenant. No amendment to this Lease shall be binding on any mortgagee or beneficiary of Landlord (or purchaser at any foreclosure sale) unless such mortgagee or beneficiary
shall have consented in writing to such amendment. 
 27.16 WAIVER OF JURY TRIAL. LANDLORD AND TENANT KNOWINGLY,
INTENTIONALLY AND VOLUNTARILY WAIVE TRIAL BY JURY IN ANY ACTION OR PROCEEDING BROUGHT BY EITHER PARTY AGAINST THE OTHER IN ANY MATTER ARISING OUT OF THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES
OR ANY CLAIM OF INJURY OR DAMAGE. 
 27.17 DELIVERY FOR EXAMINATION. DELIVERY OF THE LEASE TO EITHER PARTY SHALL NOT BIND
ANY PARTY IN ANY MANNER, AND NO LEASE OR OBLIGATIONS OF LANDLORD OR TENANT SHALL ARISE UNTIL THIS INSTRUMENT IS SIGNED BY BOTH LANDLORD AND TENANT AND DELIVERY IS MADE TO EACH PARTY. 

27.18 Governing Law. This Lease shall be construed and enforced in accordance with the laws of the State of Ohio. 

[Signature Page to Follow] 

  

- 36 - 

 IN WITNESS WHEREOF, Landlord and Tenant have each caused their duly authorized
representatives to execute this Lease on their behalf as of the date first above written. 
  

					
	 LANDLORD
  

KTR OHIO LLC,
 a Delaware limited
liability company

		
	 By:
	 	KTR Property Trust I, a Maryland real estate investment trust
	 Its:
	 	Sole Member
			
		 	By:	 	/s/ Stephan J. Butte
			
		 	Name:	 	Stephan J. Butte
			
		 	Its:	 	SVP

  

			
	 TENANT
  

ZULILY, INC.
 a Delaware
corporation

		
	By:	 	/s/ Michael Potter
		
	Name:	 	Michael Potter
		
	Its:	 	COO

 STATE OF PA 
 COUNTY OF MONTGOMERY 
 Before me, the undersigned, a Notary Public for Montgomery County,
personally appeared Stephan J. Butte, the SVP of KTR Property Trust I, the sole member of KTR Ohio LLC, a Delaware limited liability company (“Landlord”), the landlord in the foregoing instrument who acknowledged the signing of the
foregoing instrument to be his free act and deed on behalf of the sole member of Landlord for the uses and purpose set forth therein. 
 IN WITNESS WHEREOF, I have hereunto signed my name and affixed my official seal on the 1st day of December, 2011. 
  

					
		 	 /s/ Aisha Nyazie
	 	
	[SEAL]	 	Notary Public	 	
			
		 	 Aisha Nyazie
	 	
		 	Type or Print Name	 	
			
	STATE OF WASHINGTON	 		 	
			
	COUNTY OF KING	 		 	

  
 Before me, the undersigned, a Notary Public for King
County, personally appeared Michael Potter, of Zulily, Inc. (the “Tenant”), the tenant in the foregoing instrument who acknowledged the signing of the foregoing instrument to be his free act and deed on behalf of the Tenant for the uses
and purpose set forth therein. 
 IN WITNESS WHEREOF, I have hereunto signed my name and affixed my official seal on the 30 day of November,
2011. 
  

					
		 	 /s/ Angelina Merola
	 	
		 	Notary Public	 	
			
	[SEAL]	 	 Angelina Merola
	 	
		 	Type or Print Name	 	

  
 S-2

 EXHIBIT A 
 SITE PLAN 
  
 

 

 EXHIBIT B 
 IMPROVEMENTS 
  

	1.	Office Space – Tenant has accepted the approximately 10,000 square feet currently in the Building in as-is condition, subject to the terms of Section 3.3 of
the Lease. Any modifications not otherwise addressed herein requested by Tenant shall be deducted from the Tenant Improvement Allowance. 

  

	2.	Lighting – At Landlord’s sole cost and responsibility, Landlord shall provide for a minimum of 30’ foot-candles at 36” above the slab utilizing T-8
high output fluorescent fixtures, on 8 or greater foot whips, designed in an unobstructed building. The lighting system will have central controls near the main office area. Landlord, at its sole cost and responsibility, shall assure current systems
(T-8 lighting with 8’ whips) are in good working order. 

  

	3.	Emergency Lighting – Landlord, at Landlord’s sole cost and responsibility, will install emergency lighting, utilizing the existing T-8 fixtures at the
appropriate ratio, which shall comply with appropriate building and fire codes assuming Tenant will floor stack. Any modifications of storage methods or lighting as installed in #2 above resulting in modification of emergency lighting will be at
Tenant’s sole cost. 

  

	4.	Loading Docks – loading dock doors: 

	 	4.1	A minimum of eighteen (18) dock-high doors with in-pit levelers and seals 

	 	4.2	Number the interior and exterior of the loading doors in sequential order 

	 	4.3	Ensure that all loading doors are operating properly 

	 	4.4	Ensure that all dock seals are in acceptable condition and/or replaced 

  

	5.	Building Electrical – 1200 amp 480 3-Phase Service 

  

	6.	Parking to accommodate up to 500 car parks 

  

	7.	Warehouse Floor – Wash the warehouse floor. The floor must also be level and free of obstructions (previous rack anchors), marks, or pits.

  

	8.	Warehouse walls – Paint the interior warehouse walls white from floor to roof deck. 

 Items 1, 4, 5 and 6 have been accepted by Tenant in their “AS-IS,” “Where-Is” condition. 

 EXHIBIT C 
 FAIR MARKET RENT DETERMINATION 
 (a) If Tenant timely exercises the
applicable Renewal Option, Landlord shall send to Tenant, within fifteen (15) days of Landlord’s receipt of Tenant’s exercise notice, a notice (the “Fair Market Value Rental Notice”) setting forth Landlord’s designation
of the fair market value of Base Rent for the Premises for the first year of the applicable Renewal Period (the “Fair Market Value Rental”). For purposes hereof, “Fair Market Value Rental” shall mean the arms-length, fair-market,
annual rental rate per rentable square foot under extension and renewal leases and amendments entered into on or about the date on which the Fair Market Value Rental is being determined hereunder for space comparable to the Premises in the Building
and office buildings comparable to the Building in the Columbus, Ohio area. The determination of Fair Market Value Rental shall take into account any material economic differences between the terms of the Lease and any comparison lease or amendment,
such as rent abatements, construction costs and other concessions, and the manner, if any, in which the landlord under any such lease is reimbursed for operating expenses and taxes. Landlord and Tenant shall promptly commence negotiations in an
effort to reach a mutually acceptable determination of the Fair Market Value Rental. If, within thirty (30) days after the date of the Fair Market Rental Value Notice, Landlord and Tenant have not agreed upon in writing a mutually acceptable
Fair Market Value Rental, then, by the close of business on the tenth (10th) business day following the end of such 30-day period each of Landlord and Tenant will submit to the other its final proposed Fair Market Value Rental. If either party
fails to timely submit its final proposed Fair Market Value Rental to the other as required above, then the Fair Market Value Rental shall be deemed to be that submitted by the party who has so timely acted. 

(b) Within ten (10) Business Days after the last of Landlord’s or Tenant’s proposed Fair Market Value Rental is submitted,
each of Landlord and Tenant will appoint a person who is an appraiser and a member of the American Institute of Real Estate Appraisers, with not less than ten (10) years’ commercial/industrial experience in the Obetz, Ohio, area (each, an
“Arbitrator”) and with experience in leasing similar properties. The two (2) Arbitrators so appointed shall appoint an impartial third Arbitrator, similarly qualified, who has no business relationship with either Landlord or Tenant,
within ten (10) days after the appointment of the last appointed Arbitrator, and shall notify the parties of the identity of such third Arbitrator. If the two (2) Arbitrators are unable to agree upon a third Arbitrator, either Landlord or
Tenant may, upon not less than five (5) days’ written notice to the other party, apply to the American Arbitration Association for appointment of a third similarly qualified Arbitrator. The three (3) Arbitrators are referred to in
this Lease as the “Arbitration Panel.” Within fifteen (15) days after the appointment of the third Arbitrator, the Arbitration Panel shall (i) conduct a hearing, at which Landlord and Tenant may each make supplemental oral and/or
written presentations, with an opportunity for questioning by the members of the Arbitration Panel and (ii) select either the Landlord’s proposed Fair Market Value Rental or the Tenant’s proposed Fair Market Value Rental as the Fair
Market Value Rental, which designation will constitute the Fair Market Value Rental for purposes of determining Base Rent for the first year of the applicable Renewal Period. The determination of the Arbitration Panel shall be limited solely to the
issue of whether Landlord’s or Tenant’s proposed Fair Market Value Rental is closest to the actual Fair Market Value Rental, and the Arbitration Panel will have no right to propose a middle ground or to

 
modify either of the two (2) proposals. The decision of a majority of the three (3) members of the Arbitration Panel shall be binding upon Landlord and Tenant. In the event of the
failure, refusal or inability of an Arbitrator to act, a successor shall be appointed in the same manner as the original Arbitrator. Each party shall pay any cost of the Arbitrator selected by such party (and their own attorneys and consultants) and
one half of the cost of the third Arbitrator so selected plus one half of any other costs incurred in resolving the disagreement regarding the Fair Market Value Rental. 
 (c) If Landlord and Tenant reach agreement regarding the Fair Market Value Rental, or if the Arbitration Panel determines the Fair Market Value Rental, then, within thirty (30) days, the parties
shall execute an amendment to this Lease confirming the terms and conditions applicable to the applicable Renewal Period, including the newly extended expiration date and the Base Rent determined in accordance with this Exhibit C of the Lease.

  
 C-2

 SCHEDULE 1 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 RECORDING REQUESTED 

BY AND WHEN RECORDED MAIL TO: 
 Manatt,
Phelps & Phillips 
 One Embarcadero Center, 30th Floor 
 San Francisco, CA 94111 
 Attention: James F. Eastman, Esq. 

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 NOTE: THE SUBORDINATION PROVIDED FOR IN THIS AGREEMENT 
 RESULTS IN YOUR
LEASEHOLD ESTATE BECOMING SUBJECT TO AN 
 INTEREST IN THE PROPERTY CREATED BY SOME OTHER INSTRUMENT 

This Subordination, Non-disturbance and Attornment Agreement (this “Agreement”) is made as of
                     , 200_, by and among THE PRUDENTIAL INSURANCE COMPANY OF AMERICA, a New Jersey corporation (“Lender”),
                                        ,
a                                         
(“Landlord”), and
                                        ,
a                                         
(“Tenant”). 
 RECITALS: 
 A. Lender will make or has made a loan (the “Loan”) to Landlord secured or to be secured by that certain Deed of Trust, Security Agreement and Fixture Filing with Assignment of Rents and
Proceeds executed by Landlord, as trustor, in favor of a trustee for the benefit of Lender, as beneficiary (as amended from time to time, the “Deed of Trust”) encumbering the property commonly known as
                                        
(the “Property”), which Property is more particularly described on Exhibit A attached hereto and incorporated herein by this reference. 
 B. Tenant has leased a portion of the Property (the “Premises”) pursuant to a Lease dated as of
                                        ,
                     (the “Lease”). 
 C. Lender requires the agreements, statements and assurances contained in this Agreement. Tenant understands that, in making the Loan, Lender will rely on the agreements, assurances and statements made in
this Agreement. 
 NOW, THEREFORE, Lender, Tenant, and Landlord agree as follows: 

1. Subordination. Tenant agrees that the Lease, and the rights of Tenant in, to and under the Lease and the Property, and any purchase options, rights of
first refusal, rights of first offer, or similar purchase rights contained or referenced therein, are hereby subjected and subordinated, and shall remain in all respects and for all purposes subject and subordinate, to the lien of the Deed of Trust,
and to any and all renewals, modifications and extensions of the Deed of Trust, and any and all other instruments held by Lender as security for the Loan. 

 2. Tenant Not To Be Disturbed. Lender agrees that it will not join Tenant as a party defendant in any action
or proceeding foreclosing the Deed of Trust unless such joinder is necessary to foreclose the Deed of Trust, and then only for such purpose and not for the purpose of terminating the Lease. If Lender or any other party shall become the owner of the
Premises by reason of foreclosure, whether judicial or non-judicial or other proceedings brought to enforce the Deed of Trust or by deed in lieu of foreclosure (collectively a “Succeeding Owner”), such Succeeding Owner agrees that so long
as Tenant is not in default under the Lease or this Agreement (beyond the cure period (if any) granted to Tenant under the terms of the Lease), Tenant’s possession or occupancy of the Premises shall not be disturbed, diminished or interfered
with by Lender during the remaining term of the Lease. 
 3. Tenant To Attorn To Lender. If a Succeeding Owner shall become the owner of the
Premises by reason of foreclosure, whether judicial or non-judicial or other proceedings brought to enforce the Deed of Trust or by deed in lieu of foreclosure, the Lease shall, subject to the provisions set forth in clauses (a) through
(e) below, continue in full force and effect, such Succeeding Owner shall perform (but shall not personally assume) the obligations of the original Landlord thereunder, and Tenant hereby agrees to attorn to the Succeeding Owner as Tenant’s
lessor, provided, however, that in any and all events, the Succeeding Owner shall not be: 
 (a) Liable for any act or omission
of any prior lessor (including Landlord) or subject to any offsets or defenses which Tenant might have against any such prior lessor; 
 (b) Liable or obligated to expand the Property, pay tenant improvement allowances, construct additional improvements or otherwise expend funds which are capital in nature, other than expenses for ordinary
maintenance and repair; 
 (c) Liable to reconstruct the Premises or the Property to the extent insurance proceeds are not
available therefor; 
 (d) Liable for any obligation to indemnify or reimburse Tenant, any leasehold mortgagee, or any other
third party or any of their respective successors and assigns from and against any loss, liability, damage or cost relating to or arising from the presence of any toxic or hazardous materials on, under or about the Property; or 

(e) Liable or bound by any purchase options, rights of first refusal, rights of first offer, or similar purchase rights with respect to
all or any portion of the Property set forth in the Lease. 
 The agreements to attorn contained in this Paragraph are intended to be
self-effectuating in favor of any Succeeding Owner. Nevertheless, upon written request Tenant shall provide such written evidence as may be reasonably required by any Succeeding Owner of the continuing effectiveness of Tenant’s obligations
under this Agreement and the Lease as modified by this Agreement. 

  

- 2 - 

 4. Rental Payments. Tenant agrees that upon written demand from Lender at any time prior to release of the
Deed of Trust, it will pay rent under the Lease to Lender. Landlord hereby releases Tenant from all claims arising out of Tenant’s payment of rent as instructed by Lender in writing. 
 5. Lender’s Notice of Default and Options to Cure. Tenant agrees that, until release of the Deed of Trust, it shall not invoke any remedies under the Lease for breaches or defaults by the Landlord
without having first given to Lender (i) written notice of such default and (ii) the greater of (a) 30 days after the period provided under the Lease for cure by the Landlord of such default or (b), if cure of such default requires
possession of the property, 30 days after Lender has obtained possession within which to cure such default. Notwithstanding any provision contained in this Agreement to contrary, (x) Lender shall be under no obligation to cure any default under
the Lease, and (y) Tenant’s obligation contained herein to forbear exercise of its rights and remedies under or with respect to the Lease shall not be defeased by Lender’s failure to cure, (A) any default of Landlord described in
clauses 3(a) through (e), inclusive, or (B) any other default under the Lease that cannot reasonably be cured through the expenditure of money (i.e., the bankruptcy of Landlord). 
 6. Assignment of Lease. Tenant understands that Landlord’s interest in the Lease has been assigned to Lender in connection with the Loan and that no amendment modification or termination of the Lease
shall be effective unless approved in writing by Lender. Except as provided herein, however, Lender shall assume no duty, liability or obligation to Tenant under the Lease. 
 7. Notices. Any notices under this Agreement shall be sent by certified mail to the addresses indicated below. 
 8. Successors and Assigns. This Agreement shall be binding upon and shall inure to the benefit of the parties and their heirs, administrators, representatives, successors, and assigns. 

  

- 3 - 

 IN WITNESS WHEREOF, this Agreement has been duly executed by the parities hereto as of the day and
year first above written. 
  

					
	 LENDER:
  

THE PRUDENTIAL INSURANCE COMPANY OF AMERICA, a New Jersey corporation

		
	By:	 	 
		 	Its:	 	 

 Address: 
  

 
  

 
  

 
  

					
	 LANDLORD:
  

_____________________, a
  

		
	By:	 	 
		 	Its:	 	 

 Address: 
  

 
  

 
  

 

  

- 4 - 

 
					
	 TENANT:
  

_____________________, a
  

		
	By:	 	 
		 	Its:	 	 

 Address: 
  

 
  

 
  

 

  

- 5 - 

 EXHIBIT A TO SNDA 

[REAL PROPERTY DESCRIPTION] 

 State of _______________________) 
                                   
                                      ) ss. 

County of _____________________) 
 On
____________, 199__, before me, ________________________________, a notary public, personally appeared _________________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the
person(s) acted, executed the instrument. 
 WITNESS my hand and official seal. 

___________________________________ 

Notary Public 

(seal) 

  

- 7 - 

 State of _______________________) 
                                   
                                      ) ss. 

County of _____________________) 
 On
____________, 199__, before me, ________________________________, a notary public, personally appeared _________________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the
person(s) acted, executed the instrument. 
 WITNESS my hand and official seal. 

___________________________________ 

Notary Public 

(seal) 

  

- 8 - 

 State of _______________________) 
                                   
                                      ) ss. 

County of _____________________) 
 On
____________, 199__, before me, ________________________________, a notary public, personally appeared _________________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the
person(s) acted, executed the instrument. 
 WITNESS my hand and official seal. 

___________________________________ 

Notary Public 

(seal) 

  

- 9 - 

 SCHEDULE 2 
 CONSTRUCTION SCHEDULE 
 KTR Construction Schedule for Zulily 

3051 Creekside Parkway, Obetz, OH 43137 
  

							
	Start Date	  	End Date	  	Square Feet    	  	Tenant Improvement Details
	 December 1, 2011
	  	 December 15, 2011    
	  	100,000	  	 Tenant shall have access to 120,000 SF Swing
Space located at 5650 Green Point Drive North,
 Groveport, OH

Tenant shall follow stacking plan approved by the Fire Marshal

	 December 5, 2011
	  	 December 5, 2011
	  	 	  	 Landlord will order T-8 lights and
fixtures

	
December 15, 2011    
	  	 January 1, 2012
	  	300,000	  	 Tenant
shall have access to 300,000 SF
 Landlord Tenant Improvements for the Initial 300,000 SF
space:
 –  Make any necessary repairs to emergency lighting to meet code.

–  Ensure that all doors, deck lights, in-pit levelers, seals/canopies, lighting is in good
working
     order and make repairs as needed.

–  Wash and scrub warehouse floor leaving it free of obstructions, pits, tire marks,
etc.
 –  Paint warehouse walls white from floor to roof deck

	 January 5, 2012
	  	 February 16, 2012
	  	737,471	  	
Landlord shall finish Tenant Improvements in the entire building

–  Landlord to begin upgrade T-8 lighting in the warehouse space, improving the lighting
with
     30 foot-candles @ 36” above slab utilizing high output T-8
florescent fixtures
 –  Lighting installation shall begin by the office and work toward
the end of the building, working
     bay by bay on a mutually agreed upon
installation plan;
 In addition, Landlord shall evaluate, repair and bring to good working condition
the following items:
 –  Warehouse roof repairs

–  Truck court, parking areas and additional truck court parking

–  HVAC units for the office space

–  Cambridge Engineered Air Rotation wall units

	
January 1, 2012
	  	 December 31, 2013
	  	 	  	Tenant will design additional office space, select a
contractor, gain Landlord approval, and construct new office space on the south end of the warehouse

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00222-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00222-of-00352.parquet"}]]